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Issue 1196 | March 3rd, 2026
Aloha ,
Maui’s Housing Tug-of-War: The Latest on the Vacation Rental Phase-Out
Aloha!
The battle over Maui’s short term rentals just hit a significant turning point. This week, the Maui Planning Commission took a firm stance in the ongoing debate between tourism revenue and resident housing, voting to recommend against a proposal that could have spared thousands of short-term rentals from a scheduled phase-out.
At the heart of the issue is the tension between Bill 9—which aims to reclaim apartment-zoned units for local residents—and a new proposal to create H-3 and H-4 hotel zones. While supporters argue these zones offer a necessary middle ground for small-scale investors and the local economy, opponents and fire survivors warn that such "carve-outs" threaten the very soul of Maui’s neighborhoods.
As Commissioner Mark Deakos put it, creating new categories for a use the county is actively trying to phase out is a contradiction the commission wasn't willing to endorse.
In today’s deep dive, we’ll explore:
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Why the commission rejected the H-3 and H-4 zoning "lifeline."
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The emotional testimonies from both side: from retirees protecting their investments to fire survivors fighting for a place to call home.
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The high bar the Maui County Council now faces to override this recommendation.
What Happens Next?
The decision now moves to the Maui County Council. Because the Planning Commission recommended denial, the Council would need a two-thirds majority vote to move the new hotel zones forward. If they fail to reach that threshold, thousands of vacation rentals remain on the clock for the five-year phase-out.
We strongly opposed passage of Bill 9 and also are disappointed that the Maui Planning Commission took this hard stance against rezoning.
We’re still hopeful that with a new administration and council, Bill 9 can be repealed. If so, Maui County and its taxpayers will save tens of millions of dollars in defending lawsuits several of which are already in the works.
In our opinion, phasing out of thousands of legal short-term vacation rentals will not create a significant number of affordable long-term rentals….certainly not enough to justify the cost or the damage to our economy.
Mahalo Nui Loa,
Ken Smith R(S), Melissa Smith R(B), and Gregory P Smith R(B)
The Smith Team
P.S. Celebrate Prince Kūhiō Friday, March 27 at Queen Ka‘ahumanu Center
Market Watch
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Active |
Pending |
Sold |
Change |
| Homes |
458 (404) |
133 (105) |
703 (514) |
+2 |
| Condos |
917 (347) |
123 (41) |
710 (202) |
-4 |
| Land |
207 (82) |
19 (6) |
156 (47) |
+1 |
| Total |
1582 (833) |
275 (152) |
1569 (763) |
-1 |
1. Numbers in parentheses reflect listings over $1M
2. Sold listings are for the previous 12 months
3. Change is the increase/decrease from the previous week
January 2026
Market Statistics
Updated list of all bank-owned and short-sale properties:
Bank-owned
Short sale
Homes Over $1M
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34 Alaluana Rd
Makawao
$1.075M (FS)
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Upcountry Maui living at its finest. Approximately 2,500 sq ft under roof featuring a 960 sq ft main upper level with 1 bed / 1 bath and an open-concept layout. Remodeled kitchen and bath (Spring 2022) with new granite and marble countertops, island with bar seating, built-in window seat, wood-burning fireplace with tile surround for cozy nights, and a designated interior laundry area for easy access.
Customer Listing Synopsis
Video Tour
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80 Koani Loop
Wailuku
$1.175M (FS)
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Major Price Reduction for immediate sale!!! Give your Buyers a chance to experience exceptional island living in this meticulously designed single story residence. Enter through striking double front doors into a bright, open-concept layout, featuring 9-foot ceilings, recessed lighting, and elegant granite counters in the kitchen, bathrooms, and laundry room.
Customer Listing Synopsis
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29 Hoe Pl
Paia
$1.395M (FS)
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Tucked away at the end of a quiet cul-de-sac, this inviting Kuau Bayview retreat offers a rare sense of space, privacy, and ease. Set on one of the larger lots in the neighborhood (8,662 sf) the 3 bedroom 2 bathroom home feels open and relaxed. Recent improvements to the home include a thoughtfully refreshed kitchen and a new roof replaced in 2023, offering added peace of mind.
Customer Listing Synopsis
Video Tour
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162 W Ikea Kai Pl
Wailea
$3.195M (FS)
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Located at the end of a peaceful cul-de-sac and bordering a lush greenbelt, this exceptionally designed 4 bedroom, 2.5 bathroom home in the prestigious Wailea Kialoa community offers privacy and ocean, sunset, and neighbor island views. The split-level layout provides effortless living with the main level featuring a gourmet chef’s kitchen, a formal dining room, a spacious living area, a luxurious primary suite, a bedroom that serves well as a private office, a powder room, and an attached garage—all designed for comfort and style.
Customer Listing Synopsis
Video Tour
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222 Ke'oawa St
Kapalua
$13.999M (FS)
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Perched high above the coastline within the private gated enclave of Honolua Ridge, this extraordinary single-level estate captures a vantage point so rare it feels as though the Pacific, Moloka‘i, and the Pailolo Channel were reserved exclusively for you. Set on more than six pristine acres in Kapalua Resort, the panoramic views are expansive, intimate, and ever-changing — a daily masterpiece of blue water, outer island silhouettes, and golden sunsets that truly take your breath away.
Customer Listing Synopsis
Video Tour
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Homes Under $1M
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639 Kainalu Pl
Wailuku
$626K (FS)
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PENDING - CONT. TO SHOW
Great opportunity in Central Maui! This single-level 4 bedroom, 2 bath home offers excellent potential for homeowners or investors. Situated on a level lot with a nice-sized backyard, the home is currently used as a 3 bed, 1 bath main living area with a separate 1 bed, 1 bath space, perfect for multi-generational living or rental income possibilities.
Customer Listing Synopsis
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44 Puu Koa Pl
Haiku
$724K (FS)
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Experience the charm and soul of Old Hawai?i in this adorable plantation-style cottage tucked away in the quiet cul-de-sac of a sought-after Haiku neighborhood. This 2-bedroom, 1-bath custom home offers a welcoming sense of simplicity and island living, surrounded by lush tropical landscaping including coconut palms, citrus trees and vibrant greenery.
Customer Listing Synopsis
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14 Kuapapa Pl
Kihei
$864K (FS)
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Welcome to this sweet neighborhood of single-family homes in the heart of Kihei. Just a short distance to: beaches, shops, schools, restaurants, doctors’ offices, Kihei community pool and so much more. This charming 3BR/2BA home with attached garage (with built-in storage) is set back from the street for extra privacy. The large fenced, yard is shaded by a giant, mango tree and has a gazebo that could be used for multiple purposes.
Customer Listing Synopsis
Video Tour
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.jpg "408891-80778cc8-65c6-4afc-9690-835578627e71 (1)") 37 Hapua PlWailuku
$988K (FS)
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Neighborhood GEM: Priced to sell with Haleakala Mountain views! Discover and incredible opportunity in the highly desirable Olena at Kehalani neighborhood. This charming, one-level home offers the perfect blend of comfort and convenience with three bedrooms and two full bathrooms. Step inside to an inviting and functional floor plan, open bean ceilings, ideal for easy Island living.
Customer Listing Synopsis
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Vacation Condos Over $1M
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Wailea Ekolu # 203
Wailea
$1.435M (FS)
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Perfectly positioned in Wailea Ekolu! The incredible ground floor 2 Bedroom 2 Bath Vacation Rental in the Heart of Wailea you’ve been waiting for is here. Located in Building 2, you are steps away from the amazing Wailea Village Center with wonderful restaurants and shopping at your fingertips. This stunning condo offers ground floor convenience and features 2 spacious bedrooms and 2 full baths, literally in the center of the Wailea Resort.
Customer Listing Synopsis
Video Tour
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Maui Sunset # B423
Kihei
$1.595M (FS)
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Maui Sunset B423 is a rare offering in one of South Maui’s favorite oceanfront communities. One of only 10 three bedroom floor plans in the complex, this spacious residence provides flexibility and comfort for vacation rental use, second home or everyday living perfect for hosting family and friends.
Customer Listing Synopsis
Video Tour
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Polo Beach Club # 107
Wailea
$3.999M (FS)
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Ideally positioned just one residence off the front row, Polo Beach 107 captures exceptional ocean views while offering the convenience of true ground-floor, walk-out access. From your lanai, step directly onto an expansive greenbelt that seamlessly extends your living space and leads just moments to the white sands of Polo Beach.
Customer Listing Synopsis
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Vacation Condos Under $1M
Kalama Terrace # L-204
Kihei
$299K (FS)
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Welcome to this charming 1-bedroom, 1-bathroom condo located in the desirable Kalama Terrace complex. This fully furnished unit offers a perfect blend of comfort and style, making it ideal for full-time living, a vacation getaway, or a rental investment. The kitchen features a newer gas stove and refrigerator, along with beautiful granite countertops and updated wood cabinetry.
Customer Listing Synopsis
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Kihei Resort # 221G
Kihei
$573K (FS)
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2 Bed | 2 Bath Condo with Pool, Tranquil Gardens & Beach Access Welcome to your piece of paradise on Maui! This spacious 2-bedroom, 2-bath condo is now available for purchase in a highly sought-after resort with just 64 units. Featuring soaring high ceilings and a tranquil, island-inspired atmosphere, this condo offers the perfect balance of privacy, comfort, and convenience in one of the most beautiful destinations in the world.
Customer Listing Synopsis
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Kihei Akahi # C-318
Kihei
$629K (FS)
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Located in Kihei’s Gold Coast right across the street from Kamaole Two beach sits Kihei Akahi, a tropical resort ready for you to relax and enjoy. The complex features two pools, tennis courts and plenty of grilling spots to go around. Just next door is lots of shopping and some of Kihei's favorite dining spots. Kihei Akahi is also hotel zoned, so vacation rentals are allowed.
Customer Listing Synopsis
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Residential Condos Over $1M
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Villas at Kehalani # 103
Wailuku
$1.094M (FS)
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Villas at Kehalani 103~ Experience breathtaking Pacific Ocean, Haleakala, harbor, and twinkling town light views from this stunning front row luxury townhome, nestled in the hillside setting of the West Maui Mountains. Originally the model home for the gated community of Villas at Kehalani, Unit 103 is an exquisite two-level residence designed with premium upgrades and beautifully improved and maintained over the years..
Customer Listing Synopsis
Video Tour
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Masters # 1204
Kaanapali
$1.390M (FS)
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This beautifully positioned second-floor villa features sweeping ocean, island, and golf course views. Overlooking the 13th and 14th fairways of the Kaanapali Royal Golf Course, this residence captures stunning panoramas of both Lanai and Molokai — an ideal backdrop for relaxing sunsets and year-round indoor-outdoor living. Located on the desirable top floor, vaulted ceilings and skylights enhance the natural light and airflow throughout the two-bedroom residence.
Customer Listing Synopsis
Video Tour
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Wailea Point I II III # 1404
Wailea
$10.500M (FS)
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Wailea Point 1404 is a front-row, 3 bedroom / 3 bath oceanfront masterpiece—an inspired blend of refined design, master craftsmanship, and timeless elegance in one of Maui’s most exclusive communities. Reimagined through an extensive, no-expense-spared renovation, this one-of-a-kind residence offers sweeping views of white sand beaches, dramatic coastline, and the neighboring islands of Molokini, Kaho‘olawe, and Lana‘i.
Customer Listing Synopsis
Video Tour
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Residential Condos Under $1M
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Maui Lani Terraces # F 108
Napili
$295K (FS)
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The sellers chose this location for its privacy, and easy ground floor access. Built in 1990, the Maui Lani Terraces features studios, 1-bedroom and 2-bedroom units. It’s location in Honokowai, is directly across the street from the ocean, walking distance to shops, ocean fronting parks, and great local dining experience- You’re less than 5 miles from the Kaanapali Resort, with 2 fabulous Golf Courses, fine dining, and white sandy beaches.
Customer Listing Synopsis
Video Tour
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Southpointe at Waiakoa # 4-206
Kihei
$499K (FS)
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Beautifully updated 2 bed, 1.5 bath second-floor condo in Southpointe at Waiakoa, just moments from Sugar Beach. This 750 sq ft home features new flooring, fresh paint, upgraded kitchen cabinets, granite countertops, and stainless steel appliances. Enjoy 3 high efficiency split AC units, in-unit washer/dryer, and a private 70 sq ft covered lanai with peaceful tree views.
Customer Listing Synopsis
Video Tour
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Kahului Ikena # 114
Kahului
$579K (FS)
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A great opportunity is now an UNBEATABLE ONE! Motivated Sellers just slashed the price by $36,000 making it the 2nd most affordable 3 bedroom on Maui & an astonishing $106,000 less than the next one with a yard! They also paid the $24,600 roof & railing assessment, saving you $225 every month up to 6/1/33! Ready to put down roots in central Maui?
Customer Listing Synopsis
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Haleakala Gardens # 12E
Kihei
$675K (FS)
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Welcome to Haleakala Gardens, a pet-friendly complex just one block from the ocean and steps to Kalepolepo Beach and Waipulani Beach Park. Nestled in lush tropical landscaping, this top-floor, garden-view unit in Building 12 offers peace and privacy with a beautifully remodeled interior. This spacious 3-bedroom, 2-bathroom home features soaring vaulted ceilings and a thoughtful full renovation from top to bottom.
Customer Listing Synopsis
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Vacant Land
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545 Front St
Lahaina
$3.975M (FS)
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Oceanfront land in Lahaina it is located in the burn zone in Lahaina. There was a single family home one level, approximately 1793 square feet, three bedroom, one and one-half bath home and 2 car garage. Home was destroyed in the fire. Close to the harbor and steps to the sand! Property is part of Haleleilani condo development.
Customer Listing Synopsis
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