The Maui Home Seller's Guide
What to know before you list — from a Realtor who lives and sells here.
By Kelly M. Bryce, Realtor (S) 74317 | Compass | kelly.bryce@compass.com | 808-269-3983
Before You List
Selling a home on Maui comes with a few things you won't run into on the mainland — tax withholding rules, HOA document requirements and a market that moves differently than most. This guide walks through what I wish every seller understood going in, so there are no surprises once you're in escrow.
Selling Sunset in Maui
1. How Agent Commissions Work For You
Let's talk about this upfront, since it's changed in recent years and it directly affects your bottom line.
As the seller, you'll sign a listing agreement with me that spells out the terms of the contract and my commission for marketing and selling your home. That rate is fully negotiable and has been since 2024, when industry-wide changes ended the practice of a fixed, universally-advertised commission structure. We'll talk through exactly what my fee covers — photography, marketing, negotiation, transaction management — before you sign anything.
The other piece worth understanding is the buyer's agent fee. Buyers today typically sign a written agreement with their own agent before touring homes, and that agreement spells out how their agent gets paid. As the seller, you have a choice: you can offer to cover some or all of the buyer's agent fee as part of your listing (essentially a concession built into the deal), or leave it for buyers to negotiate on their own.
My honest recommendation: in almost every case, I advise sellers to offer a buyer's agent commission alongside my listing fee. Here's why. Buyers are far more likely to be shown your home, and to make an offer on it, when their own agent knows there's compensation already built in rather than having to negotiate it separately or ask you for a concession after the fact. In a market where homes are sitting longer — and Maui's current median days on market for both single-family homes and condos has stretched out compared to a couple years ago — making your listing as attractive as possible to the largest pool of buyers and their agents is one of the simplest ways to sell faster and for a stronger price. We'll set the exact number together based on your property and the current market, but going in without any buyer-agent offer at all typically narrows your buyer pool more than it saves you.
2. Pricing It Right, Right Now
As of the most recent market data, single-family homes on Maui are spending a median of around 135 days on market, and condos around 153 days — both meaningfully longer than a couple years ago. The homes that sell fastest are the ones priced realistically from day one. Overpricing and then chasing the market down with repeated cuts almost always nets a lower final sale price and a longer, more stressful process than pricing accurately from the start. I'll walk you through comparable sales for your specific property and neighborhood before we settle on a number.
3. The Maui Selling Process & Timeline
Once you accept an offer, escrow typically runs 30 to 60 days, similar to buying, though it can extend for financing, inspection negotiations, or (for condos) delays gathering HOA documents. Before you even list, it's worth having your paperwork in order — recent tax bills, any permits for renovations, AOAO documents if it's a condo, and a clear picture of your payoff amount if you have a mortgage.
4. What You'll Owe: Taxes and Closing Costs
A few costs catch sellers off guard if they're not prepared:
HARPTA. If you're not a Hawaii resident at the time of closing, the buyer's escrow company is required to withhold 7.25% of your gross sales price under the Hawaii Real Property Tax Act, to be applied toward your eventual state tax bill. This isn't an extra tax — it's a withholding, and you may get some or all of it back when you file — but it does reduce your proceeds at closing unless you qualify for an exemption (for example, the property was your primary residence for 2 of the last 5 years, or the sale price is under $300,000 to an owner-occupant buyer). Talk to your accountant early about whether you qualify for a reduced withholding certificate.
Conveyance tax. Hawaii charges a conveyance tax on the sale, ranging from about 0.10% for owner-occupants on lower-priced homes up to 1.25% for non-owner-occupant sales over $10 million. Where your sale falls on that scale depends on price and occupancy status.
Escrow, title, and commission. Escrow fees are customarily split between buyer and seller, and sellers typically cover the owner's title insurance policy. Add your agent commission on top, and it's worth getting a full net-proceeds estimate before you list, not after you're under contract. This is an easy ask via the escrow company.
5. Disclosures You Need to Know
There is a saying that goes “Disclose! Disclose! Disclose!” Hawaii requires sellers to complete a formal seller disclosure statement covering the condition of the property and known material facts. This is mandatory for all properties. A few items come up more often on Maui specifically: any history of leaks or bugs, cesspool status (many older properties still have cesspools, and there are state conversion requirements to be aware of), any short-term rental permit or zoning history (especially relevant given recent changes — see below), and for condos, current AOAO governing documents, financials, and any pending special assessments.
6. If You Own a Short-Term Rental Condo
This is worth its own section if your property is on the Minatoya List — the group of apartment-zoned condos historically allowed to operate as short-term rentals. Under Bill 9 (Ordinance No. 5909), passed in December 2025, these rental rights are being phased out: West Maui units lose short-term rental eligibility on January 1, 2029, and the rest of the county on January 1, 2031. There's no renewal or opt-out under the law as written, though litigation is ongoing and a rezoning pathway (Bill 88) may preserve rights for some individual buildings.
If you're an owner in this position, it's worth having a real conversation about timing. Units with active rental income and years of runway left often carry a premium today that may soften as the deadline approaches and buyer pools shift toward long-term residents and local buyers. If this applies to your property, I'd be glad to walk through your specific timeline and options.
7. Getting Ready to Sell
Simple, high-impact prep goes a long way here: clean up curb appeal (Maui buyers care a lot about outdoor living space and views), address any obvious deferred maintenance before it shows up on an inspection report and declutter so photos and showings highlight the property rather than your belongings. Professional photography is non-negotiable in this market — most buyers are scrolling listings before they ever call an agent. Also staging rooms to look presentable can be a huge help in selling a property. A lot of buyers won’t know what an empty room might look like in a picture without seeing furniture and decor set up.
Let's Talk Story!
Selling a home is a big decision, and getting the details right — pricing, staging, photos, timing, disclosures, taxes — makes a real difference in your outcome. If you're thinking about listing, whether that's next month or next year, I'd love to talk through what makes sense for you.
Reach out anytime: kelly.bryce@compass.com or 808-269-3983.
This guide is for general information purposes and isn't legal, financial, or tax advice. Tax rates, withholding rules, ordinances, and market conditions change; always verify current details with the relevant county, state, and your own accountant or attorney before making a decision.
