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        <title>Hawaii Real Estate Experts</title>
        <link>https://www.hirealestateexperts.com/blog/</link>
        <description>Important updates to Hawaii's Real Estate Market.</description>
<item>
    <guid>https://www.hirealestateexperts.com/blog/maui-str-laws-update-new-hotel-zoning-approved-by-bill-88/</guid>
    <link>https://www.hirealestateexperts.com/blog/maui-str-laws-update-new-hotel-zoning-approved-by-bill-88/</link>
        <author>Jesse@HiRealEstateExperts.com (Jesse Wald)</author>
        <title>Maui STR Laws Update... New Hotel Zoning Approved by Bill 88</title>
    <description> <![CDATA[ 




The Maui County Council passed Bill 88 on second and final reading, 7–2, on June 19, 2026.


Update — June 2026: On June 19, 2026, the Maui County Council approved Bill 88 on its second and final reading in a 7–2 vote, creating two new hotel zoning categories — H-3 and H-4. Bill 88 gives certain apartment-zoned short-term rentals a pathway to keep operating as the county phases out nearly half of Maui’s vacation rentals under Bill 9. Bill 88 does not automatically rezone any property — each condo community must still apply. The bill now heads to Mayor Richard Bissen for signature.


After a couple of challenging years for Maui property owners, we finally got some encouraging news. The Maui County Council has officially approved two new hotel zoning categories that could allow many of the island’s short-term rentals to keep operating. Here’s a clear, plain-language breakdown of what just happened, what it means, and what comes next.







Two Years After Bill 9, Maui Owners Get Some Good News


It has been over two years since Maui’s mayor introduced the controversial Bill 9, which aims to phase out the short-term rentals that have legally operated in apartment-zoned condos for decades. As currently written, Bill 9 would ban roughly half of Maui’s short-term rentals, with phase-out deadlines of January 1, 2029 for West Maui and January 1, 2031 for the rest of the county, including Kīhei and Wailea.


But on June 19, 2026, the Maui County Council approved a supplemental measure called Bill 88 in a strong 7–2 vote. The two no votes came from the Lānaʻi and Molokaʻi council members — neighbor islands that are part of Maui County. The bill now heads to the mayor’s desk, and Mayor Bissen has publicly supported Bill 88 and even testified in favor of it, so it appears likely to be signed into law.


So What Is Bill 88?


During the discussions around Bill 9, most council members agreed on a strategy: create two new hotel zoning categories known as H-3 and H-4. The goal is to allow a limited set of properties that would otherwise be phased out by Bill 9 — but that truly function as hotels — to be rezoned into these new categories so they can continue operating as short-term rentals.


It is crucial to understand that Bill 88 does not automatically rezone any property. Bill 88 essentially builds the door that property owners can walk through, but it doesn’t open that door yet. Each condo community will still need to go through a separate review and rezoning process to be assigned H-3 or H-4. Eligibility is limited to properties that were legally operating as transient vacation rentals before September 24, 2020.

 Bill 88 creates the H-3 and H-4 hotel zoning districts — a pathway, not an automatic rezoning.

Which Properties Could Be Rezoned First?


During the Bill 9 discussions, the council identified a list of properties they believe should be considered for rezoning — a list referred to as Exhibit 2. Exhibit 2 properties are not guaranteed to be rezoned, but they appear to have the best chance of receiving a streamlined, council-initiated review. It is still unclear exactly which properties will ultimately be offered that streamlined path, and I anticipate a lot of tense conversations between property owners, the community, and the county council before we have any real certainty on which apartment-zoned properties will actually be phased out.


How Bill 9 Has Impacted Maui Property Values


All of this uncertainty has been a real drag on Maui’s real estate market — especially the condo market. What’s genuinely interesting, though, is that even many of the more affordable hotel-zoned condos — the ones that would not be impacted by the short-term rental ban — are selling for as much as 20 to 30 below their recent peak.


For buyers, that’s the opportunity. The confusion created by Bill 9 has given buyers significantly more negotiating power than they typically have on Maui. As clarity returns, that window may begin to close.

 Even ban-safe, hotel-zoned condos are down 20–30 from their recent peak.

What Comes Next for Maui Short-Term Rentals?


It is still possible that Bill 9 gets overturned in the courts entirely, which would change much of this discussion — but that process will likely take far longer than getting clarity on the potential rezoning. A few lawsuits have already been filed challenging Bill 9, with more potentially coming.


On top of that, 2026 is an election year in Maui County: the mayor and all nine county council seats are on the ballot. This will be the first real opportunity for residents to weigh in on the direction of the county, and the future of short-term rentals will certainly be part of that conversation. It’s a long road ahead, and a lot can still happen — but I remain optimistic about Maui’s future.

 Three things to watch: council-initiated rezoning, ongoing lawsuits, and the 2026 elections.



See the Maui Short-Term Rentals That Are Safe From the Ban


I’ve built a page that displays all the short-term rentals currently for sale on Maui that are already in hotel zoning and safe from the Bill 9 ban — regardless of what happens with rezoning. If you have questions about Maui short-term rentals or any real estate on the island, reach out and I’ll point you in the right direction.


View STRs Safe From the Ban Contact Jesse




About the author: Jesse G. Wald is a Maui-based real estate broker ranked in the top 1 of agents nationally, with more than $150M in recent sales and over 18 years of experience. He specializes in Maui short-term rentals, condos, and Hawaii STR regulation, including Bill 9 and Bill 88. Contact: Jesse@HiRealEstateExperts.com · (808) 446-5841.


Maui Bill 88 &amp; Short-Term Rental Ban: FAQ


What is Maui Bill 88?


Bill 88 is a Maui County ordinance, approved by the County Council 7–2 on June 19, 2026, that creates two new hotel zoning districts (H-3 and H-4). It gives certain apartment-zoned condos that legally operated as short-term rentals before September 24, 2020 a pathway to be rezoned and continue operating as vacation rentals, despite the Bill 9 phase-out.


Does Bill 88 cancel Maui’s Bill 9 short-term rental ban?


No. Bill 88 does not repeal Bill 9 and does not automatically rezone any property. Bill 9 still phases out short-term rentals in apartment-zoned condos — West Maui by January 1, 2029, and the rest of the county by January 1, 2031. Bill 88 simply creates a possible path for qualifying properties to apply for hotel zoning.


What are H-3 and H-4 zoning on Maui?


H-3 and H-4 are two new hotel zoning categories created by Bill 88. They mirror Maui’s existing apartment zoning standards but permit transient vacation rentals, allowing eligible condo properties to keep operating as short-term rentals if they are rezoned.


Which Maui condos are safe from the short-term rental ban?


Condos that are already in hotel zoning are not affected by Bill 9 and remain safe from the ban. Jesse G. Wald maintains an updated list of Maui short-term rentals for sale that are already hotel-zoned and safe from the ban at hirealestateexperts.com.


Is now a good time to buy a Maui condo?


Many Maui condos — including hotel-zoned units that are safe from the ban — are currently selling 20 to 30 below their recent peak, largely due to uncertainty created by Bill 9. This has given buyers more negotiating power than usual on Maui.


This article reflects the best available public information as of June 2026 and is provided for general informational purposes only. It is not legal advice. Owners with questions about a specific property should consult Maui County and qualified counsel.

 ]]> </description>
    <pubDate>Sun, 21 Jun 2026 15:01:00 -1000</pubDate>
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<item>
    <guid>https://www.hirealestateexperts.com/blog/lahaina-real-estate-update/</guid>
    <link>https://www.hirealestateexperts.com/blog/lahaina-real-estate-update/</link>
        <author>Jesse@HiRealEstateExperts.com (Jesse Wald)</author>
        <title>Lahaina Real Estate Update</title>
    <description> <![CDATA[ 
What Happened to Property Values in Lahaina After the Fire?


It's been almost three years since the August 8, 2023 wildfire swept through Lahaina. As someone who lived here at the time and still owns property in Lahaina, I wanted to go beyond speculation and look at the actual transaction data. We pulled every relevant closed sale from the Realtors Association of Maui MLS across eight Lahaina communities and compared pre-fire and post-fire averages for comparable units. The results are more nuanced than most people expect. Lahaina is not a single market — it's several markets operating simultaneously, and the fire affected each one differently. **Methodology:** All data pulled directly from the Realtors Association of Maui MLS. Closed sales only — no list prices or pending transactions, with one disclosed exception. Only comparable units were analyzed within each community (same bedroom count, bathroom count, and approximate square footage). Pre-fire window: January 2022 – August 7, 2023. Post-fire window: August 8, 2023 – May 2026. ---






    





The Two-Group Pattern


When you plot all eight communities on a single chart, one trend stands out immediately. The communities split almost perfectly into two groups — and the dividing line is not geography or proximity to the fire. It's property type and short-term rental status. The first group — Lahaina Shores ocean-view studios, Lahaina Shores mountain-view studios, and Lahaina Roads — are all smaller condos that currently allow short-term rentals. All three declined by 25 to 35 from their pre-fire averages. The second group — Hoonanea, Opukea, and Kahoma Village — are all larger residential condos and homes that do not permit short-term rentals. Every one of them held within approximately 5 of pre-fire values. This pattern holds across every community we analyzed. It does not matter whether a property is closer to or further from the burn zone. What matters is whether it's a short-term rental condo or a residential unit. ---


Why the Split?


There are two likely explanations for why short-term rental properties declined so much more than residential ones — and they probably both apply. First, Lahaina's tourism economy has not recovered. The commercial core of Front Street has not yet begun reconstruction. Hotels remain closed or limited. Visitor counts to West Maui are still well below pre-fire levels. For investors who bought STR condos based on rental income projections, that income has either disappeared or dropped significantly — and that gets priced into what buyers are willing to pay. Second, Maui County is actively moving to phase out short-term rentals in non-hotel-zoned properties across West Maui under Bill 9. Properties like Lahaina Roads — which currently allow STRs but are not in hotel zoning — face genuine uncertainty about their ability to operate as rentals in the future. That regulatory risk is almost certainly reflected in the pricing data we're seeing. The residential communities serve buyers who want to live in West Maui. Housing supply in Lahaina was constrained before the fire and is even more constrained now, with thousands of residents displaced and limited new construction. That underlying demand has kept prices relatively stable regardless of what happened on August 8, 2023. ---


What This Tells Us About Where Values Are Headed


This data captures where the market has been — but it also points to where it may be going. The decline in short-term rental properties is largely tied to two things: the loss of Lahaina's tourism economy and uncertainty around STR legislation. Both of those factors are temporary. Front Street will be rebuilt. Visitors will return. And when that happens, the properties that have already absorbed the steepest price corrections are likely to see the strongest rebound. The residential communities — Hoonanea, Opukea, and Kahoma Village — have demonstrated that underlying demand for West Maui real estate never really went away. Values held within 5 of pre-fire levels even in the middle of one of the most disruptive events in Maui's history. That kind of resilience in a down cycle tends to translate to steady appreciation in an up cycle. The wildcard is timing. The commercial reconstruction of Front Street has not yet begun as of this writing, and the rebuild timeline remains uncertain. But history suggests that markets like this — where supply is permanently constrained and long-term desirability is unchanged — tend to move quickly once a clear recovery narrative takes hold. Buyers who wait for Front Street to be finished before acting will likely be buying into a very different market than the one that exists today. 


LAHAINA CONDOS FOR SALE


 LAHAINA HOMES FOR SALE 


LAHAINA LAND FOR SALE 


 Communities covered in this video: 


Lahaina Shores


Lahaina Roads 


Hoonanea at Lahaina


Opukea at Lahaina


Kahoma Village


Puamana
 ]]> </description>
    <pubDate>Wed, 20 May 2026 11:54:00 -1000</pubDate>
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<item>
    <guid>https://www.hirealestateexperts.com/blog/kiheis-flood-recovery-a-drone-tour-one-month-after-the-storm/</guid>
    <link>https://www.hirealestateexperts.com/blog/kiheis-flood-recovery-a-drone-tour-one-month-after-the-storm/</link>
        <author>Jesse@HiRealEstateExperts.com (Jesse Wald)</author>
        <title>Kihei's Flood Recovery: A Drone Tour One Month After the Storm</title>
    <description> <![CDATA[ 
 





It's been one month since the first major storm swept through Maui, and Kihei has been working hard to recover. Since that initial event, the island has seen several additional storms — yet the cleanup and repair progress along South Kihei Road has been remarkable, if uneven. I took my drone up on April 14, 2026 to document what's changed across three of the hardest-hit locations, comparing the footage side-by-side with what I captured on March 15.


Here's what we found.




  



Location 1: Sugar Beach — North Kihei




Before &amp; After


Sugar Beach Area


Road collapse, undermining, and mud coverage — now largely restored to normal traffic flow.




We started our drone tour at the far north end of Kihei, in the Sugar Beach area. The before footage from March 15 shows a section of road that had completely collapsed and was structurally undermined by floodwaters. One month later, that section has been backfilled and traffic is moving again.


The entire stretch of South Kihei Road leading up to North Kihei Road was buried under mud and completely inaccessible right after the storm. That mud has now been cleared. Flying past the Malaya Surf Vacation condos and Kihei Kai — the building that actually collapsed into the ocean following the storm — the road below is open and operational.


Flying past Sugar Beach Resort in this segment, it was also hard to miss how green the West Maui Mountains looked in the distance. Maui had been experiencing drought-like conditions for years before these storms arrived. The lush green hillsides are a silver lining most of us haven't seen in a long time.


Location 2: Mid-Kihei — Around the Hilton Grand Vacations Club




Before &amp; After


South Kihei Road — Mid Section


Multiple condo complexes impacted; road now clear with traffic flowing past Menehune Shores and Koa Lagoon.




Moving south along South Kihei Road, we captured two separate drone passes over the mid-Kihei section — one heading in each direction — to get a complete picture of the corridor. Both the March and April footage tell a clear story of improvement.


Flying past the Hilton Grand Vacations Club Maui Bay Villas on the right, you can see that the road is clear on both sides. The inland condos along this stretch include Kihei Bay Vista and Kihei Bay Surf, while Menehune Shores occupies the ocean side — a distinctive mid-rise building visible in both clips. Flying the opposite direction, Koa Lagoon sits oceanside with Koa Resort and Kihei Resort on the inland side.


This section of Kihei appears to be among the most restored, with road access and the surrounding community largely back to normal conditions.


Location 3: South Kihei — The Hardest-Hit Zone




Slow Progress


South Kihei — Road Infrastructure Damage


Severe subsurface damage means visible progress here is slower — the most complex repair zone on the corridor.




The South Kihei section tells a different story. The before footage from March 18, 2026 shows less surface mud than other areas — but a large section of the road had collapsed due to intense runoff, and the damage extended well below the pavement. One month later, the visible changes here are more modest.


That's not a sign of neglect. This area sustained some of the most severe infrastructure damage on the entire South Kihei corridor, and subsurface repairs simply take more time and resources. The slower visible progress reflects the complexity of the work, not the pace of effort.


&quot;Overall, the progress is pretty good for one month — especially given that several additional storms have hit Maui in the weeks since the first one.&quot;


The Bigger Picture: What This Means for Kihei Real Estate


From a real estate perspective, this footage tells an important story. The core of Kihei's coastal corridor — from Sugar Beach down through the Hilton and Menehune Shores area — has recovered remarkably well in 30 days. Traffic is moving, access is restored, and the condo complexes along South Kihei Road are largely accessible again.


The South Kihei damage zone will require more time and investment, and buyers and owners in that micro-area should continue to monitor repair timelines closely.


There's also a larger question worth asking: if Kihei has made this level of progress in one month, why is Front Street in Lahaina still largely unrestored? The contrast between these two recovery timelines deserves more public attention — and it's something we'll continue to cover.
 ]]> </description>
    <pubDate>Sun, 19 Apr 2026 11:50:00 -1000</pubDate>
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<item>
    <guid>https://www.hirealestateexperts.com/blog/maui-condo-market-down-34-from-peak-but-signs-of-stabilization-emerging/</guid>
    <link>https://www.hirealestateexperts.com/blog/maui-condo-market-down-34-from-peak-but-signs-of-stabilization-emerging/</link>
        <author>Jesse@HiRealEstateExperts.com (Jesse Wald)</author>
        <title>Maui Condo Market: Down 34 From Peak, But Signs of Stabilization Emerging</title>
    <description> <![CDATA[ 



The latest Maui real estate statistics tell a clear story: the condo market has experienced a significant crash from its 2024 peak, with prices declining 34 over roughly 17 months. At the same time, the most recent data shows prices leveling off — raising the question of whether the worst is behind us. Here is a full breakdown of the numbers.


Maui Condo Price Decline: By the Numbers


Using a six-month rolling average of median sales prices, here is where the Maui condo market stands as of early 2026:





Peak median condo price: $972,000 (August 2024)


Most recent low: $642,500 (January 2026)


Total decline from peak: approximately 34


Months of price stabilization: approximately 5 months


Single-family home decline from peak: approximately 7




If you define a market crash as a decline of 20 or more over a short period of time, the Maui condo market qualifies by that definition. For context, this data goes back to 2006. From 2012 onward, both condo and single-family home prices climbed steadily until peaking in August 2024. The condo market's 34 decline stands in stark contrast to the roughly 7 decline seen in single-family homes — a gap that is directly tied to the short-term rental regulatory environment created by Bill 9.


The most recent data does offer a cautiously encouraging signal: prices have been relatively flat for approximately five months, with a slight uptick in the last two months. A few months of flat prices does not confirm a trend reversal, and further declines remain possible, but the stabilization is notable given the sustained downward pressure of the prior year.


Inventory Levels: Elevated but Not Extreme


Maui real estate statistics on inventory show a meaningful increase in active listings since 2024. Key context:




  





Inventory rose significantly from 2024 into 2025 and 2026


However, inventory levels from 2022 to 2024 were abnormally compressed — well below historical norms


Current listing levels are closer to what the Maui market looked like in prior cycles


More supply combined with fewer active buyers has shifted negotiating power toward buyers




The increase in inventory is largely a normalization rather than a surge of distressed listings, but the practical effect is the same: buyers have more options and more leverage than at any point in recent years.


Sale Price vs. List Price: Buyers Are Negotiating


One of the most telling Maui real estate statistics right now is the average sale-to-list price ratio. In 2022, condos were actually selling above their asking price — a hallmark of the post-pandemic demand surge. That dynamic has fully reversed:




In 2022: condos selling above asking price on average


Currently: condos selling at approximately 94 of list price on average


That means buyers are negotiating an average of 6 off the asking price


This is one of the lowest sale-to-list ratios recorded for the Maui condo market


Individual properties are being discounted significantly more than 6 in many cases




The power balance between buyers and sellers has shifted in a meaningful way that has not been seen in years. Buyers who understand this dynamic and are willing to negotiate are finding real room to move on price.





Bill 9 and the Short-Term Rental Market


Bill 9 is the single biggest regulatory factor affecting Maui real estate statistics today. In its current form, the law would phase out approximately half of Maui's short-term rental inventory. The majority of at-risk properties are condos, which explains much of the gap between condo and single-family price performance.




Bill 9 would phase out roughly 50 of Maui's short-term rental inventory


Most affected properties are in the condo segment


Owners who relied on STR income to offset carrying costs face both reduced income and permit uncertainty


Hotel-zoned condos are fully exempt from Bill 9 and face no regulatory risk




What's notable in the current Maui real estate statistics is that even hotel-zoned condos — which carry zero regulatory risk from Bill 9 — have declined substantially. This tells us that macro factors like higher interest rates, slower tourism, and general buyer hesitation are weighing on all condo segments, not just those directly exposed to the STR ban.


A real-world example: A studio unit at one of Maui's newer luxury resort properties (hotel zoning, built 2009) is currently listed at $1,118,000. That same unit sold for $1,575,000 in November 2023 — a decline of over 29 from its 2023 sale price, despite being completely protected from Bill 9.


STR Financing and Rental Income: What the Numbers Show


Beyond the regulatory picture, the investment economics of Maui short-term rental condos have shifted considerably. Higher mortgage rates combined with softer tourism and lower nightly rates have compressed returns significantly:




All-cash buyers can expect approximately 2–3 ROI on rental income alone at current levels


Buyers using a mortgage typically need to put at least 50 cash down to break even on rental income vs. expenses


A few years ago, cash-flowing STR properties were achievable with a standard 25–30 down payment


Buyers putting less than 50 down are likely to run a monthly deficit on rental income alone




The income case for buying a Maui STR condo purely as a rental investment is significantly weaker today than it was at the market's peak. That said, many buyers are not purchasing purely for rental yield — tax advantages, personal use, and long-term appreciation potential remain relevant factors in the decision.


What's Driving the Maui Condo Market Decline


Several overlapping pressures have contributed to the 34 decline and are keeping buyer activity soft. A complete picture of current Maui real estate statistics requires understanding all of them:




Bill 9: The pending phase-out of roughly 50 of Maui's STR inventory has created uncertainty across the condo market


Higher interest rates: Elevated mortgage rates have significantly reduced the pool of financed buyers


Tourism softness: Lower visitor counts have reduced short-term rental income across the island


Lahaina wildfire recovery: Ongoing since August 2023, the recovery continues to shape market sentiment and transaction activity


Recent weather events: Abnormal storms and flooding have added negative sentiment to an already pressured market


COVID aftereffects: The market has been navigating post-pandemic normalization alongside all of the above




Where the Maui Real Estate Market Stands Today


Here is a clean summary of the most current Maui real estate statistics:




Condo median price is down 34 from its August 2024 peak


Prices have been relatively flat for approximately 5 months, with a slight uptick in the last 2


Single-family home prices are down only about 7 from their peak


Inventory is elevated but consistent with historical norms — not a distressed flood of supply


Buyers are negotiating an average of 6 off list price


All-cash STR buyers are seeing approximately 2–3 rental income ROI


Leveraged buyers need roughly 50 down to break even on rental income


Bill 9 remains unresolved and continues to create uncertainty in the STR segment




The Maui real estate market — particularly the condo segment — is in a position that has not been seen in over a decade. Whether prices have bottomed or have another leg down remains to be seen. What is clear from the data is that buyer leverage is real, negotiating room exists, and the supply-demand balance has shifted in ways that favor informed, patient buyers with a long-term outlook.


If you want to stay current on Maui real estate statistics and market updates, subscribe to my YouTube channel for regular data-driven analysis. And if you're ready to explore what's available in the market right now, reach out directly — my team and I are happy to walk you through the numbers for any specific property or area you're considering.
 ]]> </description>
    <pubDate>Tue, 14 Apr 2026 18:35:00 -1000</pubDate>
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<item>
    <guid>https://www.hirealestateexperts.com/blog/should-you-buy-travel-insurance-for-hawaii/</guid>
    <link>https://www.hirealestateexperts.com/blog/should-you-buy-travel-insurance-for-hawaii/</link>
        <author>Jesse@HiRealEstateExperts.com (Jesse Wald)</author>
        <title>Should You Buy Travel Insurance for Hawaii?</title>
    <description> <![CDATA[ 
Planning a trip to Hawaii? Before you book anything else, make sure you're covered with the right travel insurance — especially Cancel For Any Reason coverage. Compare plans and get a quote here: →Compare Hawaii Travel Insurance Options  *Affiliate link


I've lived on Maui for nearly two decades. And one of the most common questions I get from people planning a Hawaii trip isn't about which beach to visit or where to stay — it's some version of this:


&quot;What if something comes up and I have to cancel? Am I just out all that money?&quot;


The honest answer depends entirely on what kind of travel insurance you bought — and when you bought it. So let me break down exactly how this works, because most people don't understand the difference between standard travel insurance and Cancel For Any Reason coverage until it's too late.




  



The honest answer depends entirely on what kind of travel insurance you bought — and when you bought it. So let me break down exactly how this works, because most people don't understand the difference between standard travel insurance and Cancel For Any Reason coverage until it's too late.



The Problem With Standard Travel Insurance


Standard travel insurance is better than nothing. It protects you from genuine emergencies — a serious illness, a death in the family, a natural disaster that makes your destination inaccessible, an airline bankruptcy. These are real, covered scenarios.


But here's what catches people off guard: most reasons people actually want to cancel aren't covered.


Changed your mind? Not covered. Nervous about weather forecasts? Not covered. Work schedule blew up? Not covered. Read something worrying about your destination? Not covered. Found a better deal? Definitely not covered.


Standard policies cover specific, documented events. Anything outside that list — regardless of how legitimate your reason feels — means you're eating the loss.



What Cancel For Any Reason Coverage Actually Does


CFAR is exactly what it sounds like. You can cancel your trip for any reason and receive a partial reimbursement of your prepaid, non-refundable trip costs. No documentation required. No approval process. No qualifying your reason against a list.


Most CFAR plans reimburse 75 of your prepaid trip costs. Some premium plans — Allianz's Cancel Anytime coverage being the standout — go up to 80, which is above the industry norm.


Is 75–80 perfect? No. But it's dramatically better than zero, which is what you get with no coverage or a standard policy when your reason doesn't qualify.


For a Hawaii trip — where you might have $8,000–$15,000+ in flights, resort bookings, activities, and vacation rental deposits on the line — recovering 75–80 of that is significant.



The Rule That Catches People Off Guard: The Purchase Window


This is the part that almost nobody knows until they've already missed it.


CFAR coverage must be purchased within 14 to 21 days of your first trip payment. Not 14 days before your trip. 14 to 21 days from when you made your first booking — usually flights.


Most people think about travel insurance close to their departure date, when they're finalizing packing lists and checking in on the weather. By that point, the CFAR window has almost always closed.


The rule exists because insurance companies don't want people waiting to see if something goes wrong and then buying coverage retroactively. The window protects the insurer — which means the only way it protects you is if you act early.


The right time to buy travel insurance is the same week you book your flights. Make it part of your booking routine: flights → hotel → travel insurance.



How to Shop CFAR Coverage


Not all travel insurance is created equal, and CFAR isn't offered by every provider or on every plan. The easiest way to compare options is through a marketplace like Squaremouth, which aggregates policies from multiple carriers and lets you filter specifically for CFAR coverage.


What I like about Squaremouth for Hawaii travelers specifically:




You can filter by trip cost, destination, and coverage type — so you're comparing apples to apples


Verified customer reviews show how claims actually played out


The comparison interface makes the CFAR add-on cost transparent versus the base policy cost




Compare CFAR travel insurance options here (affiliate link)



Is CFAR Worth the Extra Cost?


CFAR typically adds 40–60 to the cost of a base travel insurance policy. On a $10,000 Hawaii trip, that might mean $200–400 in total insurance cost versus $120–250 for a standard policy.


Whether it's worth it comes down to one question: how confident are you that your plans won't change?


If you're booking 6+ months out, traveling during Hawaii's wetter season (November through March), bringing kids whose schedules are unpredictable, or have any professional obligations that could shift — CFAR is worth serious consideration. The further out you're booking, the more uncertainty you're carrying, and the more CFAR earns its premium.


If you're booking 3 weeks out, have flexible jobs, no dependents, and a history of following through on travel plans, a solid standard policy might be sufficient.



The Short Version


Here's what I'd tell a friend planning a Hawaii trip:




Buy travel insurance the same week you book flights — not the week before you leave


Check whether CFAR is included — it usually isn't on base plans and must be added or upgraded


Compare policies on Squaremouth rather than defaulting to whatever your airline upsells at checkout


Understand the 75–80 reimbursement — it's not a full refund, but it protects the majority of your investment


Once the purchase window closes, CFAR is off the table — you're locked into whatever standard coverage you have




Hawaii is worth the trip. Just make sure your investment is protected before you get here.
 ]]> </description>
    <pubDate>Sat, 11 Apr 2026 11:39:00 -1000</pubDate>
</item>
<item>
    <guid>https://www.hirealestateexperts.com/blog/maui-str-ban-the-first-lawsuit-and-what-it-means-for-kaanapali-owners-and-the-market/</guid>
    <link>https://www.hirealestateexperts.com/blog/maui-str-ban-the-first-lawsuit-and-what-it-means-for-kaanapali-owners-and-the-market/</link>
        <author>Jesse@HiRealEstateExperts.com (Jesse Wald)</author>
        <title>Maui STR Ban: The First Lawsuit and What It Means for Kaanapali Owners and the Market</title>
    <description> <![CDATA[ 
Maui STR Ban is no longer hypothetical. Less than a week after the county passed Bill 9, more than 40 condo owners in the Kaanapali area filed a lawsuit claiming the new law strips them of decades of vested rights and slashes property values. This post breaks down the Kaanapali Royal case, the legal arguments being made, and practical implications for buyers and sellers on Maui.







Where this started: Kaanapali Royal and the Kaanapali resort neighborhood


Kopali Royal is a 105-unit condominium complex built in 1980, with two-bedroom, two-bath units sitting on the Kapalua golf course and surrounded by major resorts. For nearly 45 years, apartment-zoned condos in this resort pocket have operated as short-term rentals. Owners point to original project declarations — recorded in 1979 and reaffirmed in 1999 — that explicitly allowed units to be used as temporary residences and lodging.

 Kopali Royal condos along the Kapalua golf course with pool and nearby hotels visible.

The plaintiffs argue that the Kaanapali Resort area was designed and has functioned as a tourism hub where hotels, resort condos, and commercial enterprises co-exist. From their perspective, the Maui STR Ban — as implemented through Bill 9 — singles out long-established resort-style condo communities and forces an abrupt conversion to long-term housing that was never contemplated when these properties were approved.

 Wide view of the Kopali resort neighborhood with condos, pool, golf course and ocean.

How property values have already reacted


Market data for Kaanapali Royal shows a steep decline in average sale prices since the bill was introduced. A six-month rolling average peaked around December 2023 at roughly $1.69 million. Since Bill 9 appeared in May of 2024, average prices dropped to approximately $1.05 million — a decline of about 38 percent in a short period.

 Peak in Dec 2023 and the subsequent fall by mid‑2024 — the decline discussed in the post.

That drop is not caused solely by one ordinance. Rising mortgage rates and a slower tourism season on Maui also play roles. Still, the timing suggests the Maui STR Ban and the publicity surrounding it have become a material factor in buyer sentiment for these condo assets.


What the lawsuit actually alleges


The complaint names the County of Maui, the Department of Planning, and the planning director in her official capacity. Key factual and legal points raised in the filing include:




Longstanding reliance: Owners assert they relied on nearly 45 years of county approvals and records that allowed transient short-term use in apartment-zoned condominiums like Kopali Royal.


Project declarations: Recorded declarations specifically describe units as suitable for permanent or temporary lodging, which plaintiffs say are enforceable project documents recognized by the county.


Regulatory taking: The complaint argues the county’s action amounts to a taking that requires just compensation because it strips owners of vested property rights without paying owners for the loss in value.


Due process and equal protection: Plaintiffs claim the county denied them due process and treated similarly situated properties differently without a rational basis.


Unreasonable phase-out: The lawsuit disputes the three-year phase-out period for West Maui, calling it insufficient compared to the decades-long historic allowance of short-term rentals at these properties.



 Complaint excerpt naming the County of Maui, Department of Planning and Director Kate Blystone (highlighted).

Where exhibit 2 and upzoning fit in


The county council included Kaanapali Royal on an &quot;exhibit 2&quot; list of apartment-zoned properties that a temporary investigative group recommended be upzoned to hotel so those properties could lawfully continue short-term operations. Plaintiffs say they should not have to rely on future re-zoning promises — they contend their rights are already vested and protected.

 

In short, owners are asking for both a preliminary injunction to halt enforcement of Bill 9 and a declaration that the county must either compensate owners for the loss or restore their prior allowed uses.


Breaking down the legal theory in plain terms


There are a few legal concepts at play worth explaining:




Vested rights — Owners argue they have a legal expectation to continue short-term rentals because the county recognized such uses for decades and recorded project documents that promised transient lodging.


Regulatory taking — When a regulation so diminishes property value or use that it is effectively the same as a taking, courts sometimes require compensation under the Constitution.


Due process and equal protection — These claims center on whether the county followed fair notice and treated like properties the same way.




None of these claims is guaranteed to succeed, but they form a credible framework that many judges take seriously when large economic impacts and long reliance interests are involved.


What this means for the Maui real estate market


From a market perspective the impact is already visible. Uncertainty alone can depress pricing, slow demand, and create a buyer’s market in affected segments. Key takeaways:




Opportunities for buyers: If the lawsuit does not immediately restore rights, many sellers will need to price aggressively, which can create attractive buying windows for investors who understand the legal landscape.


Risk for sellers: Owners needing to sell may face lower offers and longer time on market until legal clarity returns.


Not all properties are affected: Roughly half of Maui’s short-term rentals would not be touched by Bill 9 even if it survives legal challenges. Those properties remain viable and may become more attractive to certain buyers.




Practical advice


If you are considering buying or selling on Maui right now, consider these steps:




Work with a real estate professional who is tracking legal developments and zoning changes.


Request clear documentation, including recorded project declarations and placement on any county lists like exhibit 2.


Factor legal and regulatory risk into pricing and financing assumptions rather than relying on historical income alone.




Final thoughts


The Kaanapali Royal lawsuit highlights a core tension: the county’s goal to reshape housing policy versus property owners’ expectation that long-established development rights will be respected. The Maui STR Ban has ignited legal, financial, and community-level questions that will ripple through the island’s condo market for the foreseeable future.


If you need help evaluating a property in light of these developments, verify project declarations and zoning status, and consider scenarios for both restored rights and continued restrictions. Armed with the right information, buyers and sellers can make informed decisions during this unsettled period.
 ]]> </description>
    <pubDate>Thu, 01 Jan 2026 16:02:00 -1000</pubDate>
</item>
<item>
    <guid>https://www.hirealestateexperts.com/blog/who-really-owns-maui-/</guid>
    <link>https://www.hirealestateexperts.com/blog/who-really-owns-maui-/</link>
        <author>Jesse@HiRealEstateExperts.com (Jesse Wald)</author>
        <title>Who REALLY Owns Maui ???</title>
    <description> <![CDATA[ 

Maui's Largest Land Owners: Who Controls the 95 Nobody Talks About





Only about 5 of Maui’s land falls into urban or rural use categories. The remaining 95 is conservation or agricultural land, mostly undeveloped. That raises a simple but powerful question: who actually controls Maui’s land — the parts people live on and the vast stretches they rarely see? Understanding Maui's Largest Land Owners matters for housing, water, wildfire risk, and the future of the island.







Why land ownership on Maui matters


Maui’s built environment — homes, stores, and resorts — occupies a very small slice of the island. The rest is organized around watersheds, native ecosystems, pasture, and former plantation lands. Whoever holds these large parcels shapes water flows, land stewardship, and what land is available for development or conservation.


That’s why conversations about housing shortages and water scarcity need to look beyond individual homeowners or short-term rental operators. The pattern of large landholdings and their management decisions are central to long-term solutions.

 This full-island map shows large landholdings across Maui by owner.

Who are the top land holders?


Based on parcel maps and updated ownership changes, here are Maui's Largest Land Owners (acreages are approximate):




State of Hawaii — ~97,000 acres (~20 of the island). Much of this land is managed for conservation, public use, and state projects.


Mahi Pono — ~41,000 acres (~8.8). A large agricultural company formed in 2018 after acquiring former plantation lands from Alexander &amp; Baldwin.


U.S. Federal Government — ~33,000 acres (~7.2). Significant tracts are part of Haleakala National Park and federal reserves.


Department of Hawaiian Homelands (DHHL) — ~30,000 acres (~6.6). DHHL’s mandate includes issuing long-term homestead leases to eligible Native Hawaiians.


Haleakala Ranch — ~29,000 acres (~6.2). A privately held, family-run ranch with deep local roots.


Maui Land and Pineapple Company — ~22,000 acres (~4.9). Large holdings in West Maui, historically plantation and agricultural lands now in mixed use.


Ula Palakula Ranch — ~4 of the island (approximate).


Wailuku Water / water company holdings — ~2.1 (approximate).


Another private ranch — ~1.7 (approximate).


County of Maui — ~1.6 (approximate).




Combined, the top ten control roughly 64 of the island. These figures are estimates, assembled from older GIS maps and updated property transactions. They may shift with future sales or policy changes, but the key idea is consistent: a handful of public agencies and large private entities control the vast majority of undeveloped land.


More land means more influence over water and wildfire risk


On Maui, land divisions often follow watershed lines — wedges that run from the mountaintop to the sea. That traditional approach makes sense: water flows downhill, and upland management affects downstream users.


When large owners fail to maintain infrastructure or properly steward their parcels, the consequences can be severe. Control over land often translates into control over water allocation and access. That relationship has repeatedly surfaced in recent disputes and crises.


Example: water disputes around West Maui


Maui Land and Pineapple Company, which owns large tracts in West Maui, was sued by owners of Kapalua golf courses and several homeowners associations. The claim: neglected water systems and breached maintenance agreements led to avoidable shortages. Those shortages were serious enough to force the cancellation of a major golf event in early 2026.


Is it reasonable to point fingers at short-term rental operators when the physical water infrastructure and watershed management sit largely in the hands of large landholders? Management decisions by big owners play a significant role in whether water is available, how it is distributed, and how resilient systems are during dry spells.


Example: land stewardship and wildfire


The land surrounding Lahaina provides a sobering case study. Substantial parcels around town were owned by the State of Hawaii and by Kamehameha Schools. Investigations and legal actions found both entities contributed to conditions that exacerbated the devastating wildfire in 2023. Settlements reflect that responsibility: Kamehameha Schools committed hundreds of millions toward recovery, and the state is also contributing.


When vegetation management, fence lines, access roads, culverts, and other stewardship tasks are neglected across large holdings, fire risk rises. Large contiguous properties that are not actively managed can act as fuel corridors rather than buffers.


What this means for housing and policy


Conversations about affordable housing often center on short-term rentals, celebrity buyers, or resorts. Those are visible, easy targets. But the reality of Maui's Largest Land Owners shows a different picture: most of the land that could potentially be used for development, watershed restoration, or conservation lies under the control of a small number of entities.


If the aim is to increase buildable land for housing, improve water resiliency, and reduce wildfire hazards, then strategies must include:




Engaging large landholders in land-use planning, stewardship agreements, and incentives for affordable housing or conservation easements.


Investing in watershed restoration and infrastructure upgrades across privately and publicly held parcels.


Ensuring accountability for maintenance of shared systems like water delivery and access roads.


Exploring land-leasing approaches that make more acreage available for housing while respecting cultural and environmental priorities.




Big picture: stewardship before scapegoating


It’s tempting to assign blame to visible targets: vacation rentals, wealthy out-of-state buyers, or hotels. But focusing solely on those groups misses the structural reality: ownership patterns and land management drive many of the systemic problems Maui faces.


Addressing housing, water, and wildfire risk means working with the institutions that control the island’s physical landscape. That includes state agencies, federal lands, ranches, large agricultural companies, and the county. Smart, informed policy can create pathways to make land productive for the community while protecting natural resources and cultural heritage.


Questions to consider


When imagining solutions, the following questions help keep the conversation practical and grounded:




How can large landowners be incentivized to actively steward watersheds and reduce fire fuel loads?


What mechanisms would unlock portions of conserved or agricultural land for thoughtfully planned housing without shortchanging ecosystems or Native Hawaiian rights?


Where can partnerships between public agencies, private owners, and community groups produce win-win outcomes?




Final thoughts


Understanding Maui's Largest Land Owners changes the way we approach policy and community priorities. The challenge is not only political but technical: managing watersheds, maintaining shared infrastructure, and aligning incentives so that land contributes to resilience and affordability rather than scarcity and risk.


Meaningful progress will require clear data, accountability, and collaboration across the institutions that hold the island’s biggest parcels. That kind of work is harder than finding a scapegoat, but it’s the pathway to a more abundant and sustainable Maui for everyone.
 ]]> </description>
    <pubDate>Sun, 14 Dec 2025 16:18:00 -1000</pubDate>
</item>
<item>
    <guid>https://www.hirealestateexperts.com/blog/lahaina-maui-recovery-update---nov-2025/</guid>
    <link>https://www.hirealestateexperts.com/blog/lahaina-maui-recovery-update---nov-2025/</link>
        <author>Jesse@HiRealEstateExperts.com (Jesse Wald)</author>
        <title>Lahaina Maui Recovery Update - Nov 2025</title>
    <description> <![CDATA[ 



It has been more than four months since my last full aerial update of Lahaina, and after driving around town I can already tell you the residential rebuild momentum is real. Hundreds of homes are actively under construction, neighborhoods are changing every week, and some historic and commercial pieces of the town remain in planning phases or under repair.


This report walks through the coastline from the south end of Lahaina to the north, then up Lahainaluna Road into the burn zone and down the Koma Stream corridor. I cover permitting and rebuild statistics, neighborhood snapshots, infrastructure milestones, debris removal updates, temporary housing, economic impacts, and projected timelines. I also share what I see on the ground and in the air so you can understand both the progress and the challenges ahead.


Flight path and how I document progress







To make comparisons easy over time I keep my flight path consistent. The route goes from Puamana at the far south of Lahaina town, follows Front Street and the coastline to the north end, circles back inland, and then follows Lahainaluna Road up the hillside to the top of the burn zone before descending along the Koma Stream.


That repeatable path lets us see which neighborhoods are rebuilding faster, where infrastructure work is still holding things back, and how temporary projects like FEMA housing are positioned relative to permanent rebuild zones. I include timestamps and location notes so you can jump to the exact area you are most interested in.


Residential rebuild: hard numbers and momentum


Permit and construction data give the best objective view of progress. Here are the most recent numbers from Maui Recovers as of October 27, 2025:




Residential permits issued in Lahaina: 478


Residential buildings completed: 76


Homes currently under construction: 295


Residential permits being processed: 186




What the numbers tell us is straightforward. Nearly half a thousand residential permits have been issued, and the vast majority of those are either under construction or in permitting queues. Momentum appears to be accelerating: completion counts are rising and the pipeline of issued permits plus pending permits indicates sustained activity well into next year.


My on-the-ground and aerial observations match the data. Neighborhoods that were slower to start are now showing visible framing and roofing stages, and some oceanfront lots that had to wait for special approvals are finally seeing active construction. Based on current pace and permit cadence, I am confident we will reach at least 100 homes rebuilt by the end of this year.


Lahaina Shores and beachfront properties


Lahaina Shores has officially reopened and the complex is looking good. It is one of the earliest large-scale housing communities to welcome residents back and is notable for two reasons: it is market-ready and priced well compared to pre-fire values.





Asking prices at Lahaina Shores are down roughly 35 percent versus pre-fire values. For buyers and investors looking at the west side of Maui, that represents one of the more attractive deals on the island right now. If you want to see interior units, several listings are active and available for viewing.


Banyan tree, Lahaina Harbor, and historic preservation


The banyan tree at Lahaina Harbor remains an emotional and visible symbol of the town’s resilience. It is looking healthy and green again, and seeing that tree thriving has been a morale boost for many residents.





Not far from the banyan is the Lahaina Courthouse. Built around 1860, the courthouse was gutted by the fire. It is one of eight historic buildings the Lahaina Restoration Foundation plans to restore. Restoration is not cheap: the courthouse alone is expected to cost approximately $7.1 million, with construction scheduled to begin in 2028 and finish in 2029. Restoring these historic structures will help preserve the town’s character, but it will be a multiyear effort that runs parallel to private residential rebuilds.


Front Street commercial corridor: planning, closures, and timelines


The heart of downtown—the stretch of Front Street that was heavily impacted—remains in blocks to local traffic. The county is still finishing critical infrastructure work in that area, including street railings, sidewalks, and seawall repairs. The county’s estimated completion for this project is July 2026.


Because infrastructure and resilience upgrades are required before commercial rebuilding can proceed in earnest, a formal planning phase has taken priority. Community input and design work have focused on several key priorities:




Pedestrian friendly street designs and stronger connections between blocks


Preserving historic character while adding resilient infrastructure


More public spaces and plazas


Seawall and drainage upgrades to reduce future coastal risks




About a month ago local planners held an open house at Canary Mall to present street design concepts and solicit feedback. The goal is to reimagine Front Street in a way that honors Lahaina’s history while making it more accessible and resilient for the future. That process takes time, and it explains why commercial rebuilds have lagged behind residential work.


Wahikuli and the rise of concentrated rebuilds


Across the highway in the Wahikuli neighborhood, the rebuild concentration is much higher. This area shows a robust pipeline of homes under construction and near completion. Construction activity is extensive enough that, from the air, you can see entire blocks at framing or roofing stages.


Debris removal, ash transport, and landfill milestones


A major behind-the-scenes milestone: in October the remaining truckloads of ash and debris were transported from the temporary debris storage site in Olowalu to the permanent disposal site at the central Maui landfill. That cleanup step lowered constraints on staging areas and removed one of the logistical bottlenecks in the recovery.


Removing the last of the temporary debris stockpiles is important for several reasons:




It clears staging areas that could be repurposed for construction logistics.


It reduces environmental risk and addresses community concerns about lingering ash.


It signals to insurers, regulators, and contractors that the debris phase is winding down and reconstruction can expand.




Settlement funds, financial timelines, and their role in recovery


Financial relief will shape the pace of many rebuilds. The wildfire lawsuit settlement is expected to provide more than $4 billion in relief to fire victims when finalized. I had hoped the settlement could be finalized and the first payments made by the end of 2025, but that timeline now looks more likely to slip into early 2026.


When the first settlement payments are distributed they should help accelerate recovery in multiple ways:




Allow homeowners to close funding gaps and finish construction


Speed up purchases of materials and contractor mobilization


Provide working capital for small businesses rebuilding commercial premises




Settlement timing remains a key variable. The earlier those funds become available, the faster some stalled or slow-moving projects can move forward.


Lahainaluna Road: power lines, causes, and the plan to bury utilities


The Lahainaluna neighborhood suffered from downed overhead power lines during the strong winds prior to and during the fire. In multiple spots wooden utility poles and poorly maintained lines were knocked down, which contributed to sparking the initial fire in that area.





Good news on the utility front: Hawaiian Electric announced plans to place approximately 2.5 miles of power lines underground along Lahainaluna Road. Burying these lines addresses two problems at once:




It reduces the risk of downed lines during high winds and storms.


It improves overall resilience for the rebuilt neighborhood.




Burying utilities is not an overnight project. Expect planning, trenching, coordination with other underground utilities, and staged construction. Still, this is exactly the type of infrastructure upgrade that can prevent future disasters of the same kind and is a major long-term benefit for the community.


Lahainaluna neighborhood top to bottom


Following Lahainaluna Road to the highest point affected by the fire gives a clear picture of where the burn zone peaked. From the top, descending along Koma Stream, you can see a dense cluster of homes being rebuilt. That stretch is one of the busiest in terms of visible construction activity.


Across the Koma Stream sits an affordable apartment complex that was destroyed in the fire and is now nearly completely reconstructed. Seeing that structure nearly complete is important because it signals movement on affordable housing, which is critical for local workforce and displaced residents.


Opukea, Hoonanea, and other condominium complexes


Several mid-rise condominium communities were damaged or lost units. Opukea at Lahaina and Hoonanea did sustain losses, but reconstruction has begun on multiple buildings. From the air you can see at least one building with significant rebuild progress, indicating owners and developers are moving forward.


Canary Mall, new commercial projects, and what’s open now


Not all commercial activity halted. Canary Mall is a hub of planning and everyday services. New commercial projects that were planned before the fire continued or restarted after the disaster. For example, a Bank of Hawaii branch opened inside the Canary Mall footprint and a quick farm-to-table restaurant called Fork and Salad recently started operations.


These openings matter. They restore basic services and help spur local employment while larger Front Street projects remain in planning. Smaller, distributed commercial projects have been some of the first signs of economic normalization in certain pockets of town.


Cheeseburger in Paradise and other legacy restaurants


Some beloved eateries will not return to their original oceanfront locations. Cheeseburger in Paradise posted that it appears unlikely the restaurant will be allowed to rebuild at its pre-fire ocean-side location on Front Street. Land use, coastal rules, and new resilience requirements are forcing many businesses to reassess whether they can rebuild in the same spot.


That reality points to a slower return for parts of the tourist-facing economy. While restaurants and shops are gradually reopening in pockets, full commercial recovery depends on regulatory approvals, insurance settlements, and the completion of public infrastructure upgrades.


Temporary housing and community support projects


Temporary housing provided by FEMA and the state sits above the Wahikuli neighborhood. These sites offered short- to mid-term housing solutions for displaced residents and workers. From the hillside they are clearly visible as clusters of temporary units positioned above the more permanent neighborhoods.


Temporary housing has played a vital role in keeping residents connected to their community while rebuilding proceeds. As more homes are completed and the settlement timeline moves forward, we will see how transitional housing needs change and what permanent housing strategies follow.


Environment, weather, and the local economy


The west side of Maui has experienced a dry spell through most of the year. That drought contributed to course conditions and even forced the PGA Tournament of Champions in Kapalua to cancel this year. That tournament typically brings about $50 million to the local economy over a few days, so cancellation is a meaningful economic hit for service workers, hotels, and small businesses.


On the bright side, recent rains have brought vegetation back from yellow to green on the mountainside. There is also a patch in the middle of Lahaina that looks like a little oasis of green—an encouraging sign after a long dry period.


Historic sites still on the restoration list


Beyond the courthouse, the Lahaina Restoration Foundation plans to restore multiple historic sites, including the old Lahaina prison wall. These projects are essential to preserving Lahaina’s cultural identity but are also expensive and multi-year. Restoration timelines will overlap with private residential builds and public infrastructure projects.


Challenges that still slow recovery


Rebuilding an entire town is complex. A few of the persistent challenges include:




Permitting complexity for oceanfront and commercial parcels


Infrastructure prerequisites such as seawall repairs, sidewalks, and railings


Utility upgrades and relocations including the work to bury power lines


Insurance and settlement timelines that affect homeowner cashflow


Balancing historic preservation with modern resilience requirements




These challenges explain why residential rebuilds are outpacing commercial rebuilds. Homes can generally be rebuilt faster once permits and funds are available, while commercial corridors need coordinated public works before business owners can commit to rebuilding in the same footprints.


What to expect in the next 12 to 36 months


Here is a realistic near-term timeline based on current activity and public estimates:




Late 2025 to early 2026: Continued ramp-up of residential construction; first settlement payments possible in early 2026 depending on legal timelines


Mid 2026: County expects to complete Front Street infrastructure improvements by July 2026, clearing major hurdles for commercial rebuilding


2026 to 2028: Increased commercial planning, phased rebuilds along Front Street with public input and design approvals


2028 to 2029: Target window for major historic restoration projects like the courthouse




Even with optimistic assumptions, substantial commercial and historic restoration will likely take multiple years. Residential progress will continue to be the fastest-moving sector as permits are issued and settlement funds arrive.


Summary takeaways and personal perspective


Overall, there is a lot to be hopeful about. The residential rebuild is powering forward with hundreds of homes under construction, several completed, and many more in permitting. Key infrastructure wins like debris removal and the plan to bury vulnerable power lines will reduce future risk and enable rebuilding.


At the same time, I am candidly mixed about the pace of commercial recovery. The heart of Front Street has yet to begin full-scale commercial rebuilding and will rely on public infrastructure projects and planning outcomes. That means it may be several years before the town’s commercial core fully returns to life.


My bottom line: strong progress on homes and critical infrastructure steps are reasons for optimism. Patience and continued coordination among residents, government agencies, utility companies, and nonprofits will determine how quickly the commercial and historic parts of Lahaina come back.


How many residential permits have been issued in Lahaina and how many homes are completed?


As of October 27, 2025, there were 478 residential permits issued in Lahaina. Of those, 76 residential buildings were completed, 295 homes were under construction, and 186 residential permits were in processing.


Is Lahaina Shores open and what are prices doing there?


Yes, Lahaina Shores has reopened. Asking prices are down about 35 percent compared to pre-fire values, making it one of the more attractive beachfront condo opportunities on the west side of Maui at the moment.


When will Front Street be fully reopened to traffic and businesses?


The county estimates infrastructure repairs for the most affected area of Front Street—railings, sidewalks, and seawall repairs—will be complete by July 2026. Commercial rebuilding will follow and is likely to be phased over several years depending on design approvals and funding.


What happened to the Lahaina Courthouse and when will it be restored?


The Lahaina Courthouse was gutted by the fire. It is one of eight historic buildings slated for restoration by the Lahaina Restoration Foundation. The courthouse restoration is expected to cost around $7.1 million, with construction scheduled to start in 2028 and finish in 2029.


What is the status of ash and debris removal?


In October the remaining truckloads of ash and debris were moved from the temporary debris storage site in Olowalu to the central Maui landfill for permanent disposal. That marks an important cleanup milestone and clears staging areas for ongoing recovery work.


Are power lines being addressed to prevent future fires?


Yes. Hawaiian Electric announced plans to bury approximately 2.5 miles of power lines along Lahainaluna Road. This undergrounding will reduce the risk of downed lines during high winds and improve neighborhood resilience.


Will settlement funds arrive soon and how will they affect recovery?


The wildfire lawsuit settlement is expected to provide more than $4 billion to fire survivors when finalized. Timelines slipped from late 2025, so early 2026 is the more likely window for initial payments. When distributed, these funds should accelerate rebuilds by helping homeowners and businesses cover gaps and mobilize contractors.


That covers the key updates I observed from the air and on the ground in Lahaina this month. I remain optimistic because the residential rebuild is moving quickly and essential infrastructure steps are underway. The commercial heart of town will take longer to fully restore, but planning is active and historic preservation projects are being advanced with clear timelines. If you track any of these neighborhoods or are considering real estate decisions here on Maui, keep an eye on permit releases, the settlement timeline, and county infrastructure milestones.
 ]]> </description>
    <pubDate>Sun, 02 Nov 2025 17:28:00 -1000</pubDate>
</item>
<item>
    <guid>https://www.hirealestateexperts.com/blog/maui-str-ban---the-tig-recommendations-deep-dive/</guid>
    <link>https://www.hirealestateexperts.com/blog/maui-str-ban---the-tig-recommendations-deep-dive/</link>
        <author>Jesse@HiRealEstateExperts.com (Jesse Wald)</author>
        <title>Maui STR Ban - The TIG Recommendations Deep Dive</title>
    <description> <![CDATA[ 
Maui Short Term Rental Ban: Latest on Bill 9, the TIG Recommendations, and What Comes Next





Aloha. If you have been following the Maui Short Term Rental Ban discussion, this is a focused update that breaks down the Temporary Investigative Group recommendations, what the mayor had to say, and the practical steps being proposed to implement change. This article walks through the core recommendations, the proposed H3 and H4 zoning solution, how Exhibit 2 factors into the process, the timeline questions raised by the planning commission and council members, and what property owners should expect. I aim to give you straightforward clarity so you can understand the implications of the Maui Short Term Rental Ban and make informed decisions.







Quick outline: What this update covers




What the Temporary Investigative Group recommended


How the mayor framed the policy and its goals


What Exhibit 2 means for property owners


The proposed new H3 and H4 zoning districts and how they would work


Timeline and process questions: Should H3 and H4 be created first?


Legal strategy: Why pass Bill 9 “clean” and use companion legislation later


Practical next steps for property owners and community members




Context: Why this matters


The Maui Short Term Rental Ban being debated through Bill 9 focuses on short-term vacation rental uses in apartment zoning districts. The underlying concern is that short-term rentals have been converting housing stock that was meant for long-term residents into tourist accommodations or hotel-like operations. This shift has an impact on local housing availability, tax bases, and community stability.


The Temporary Investigative Group, or TIG, convened to explore practical solutions. The TIG included four county council members who will later be voting on Bill 9. Their recommendations are intended to be thoughtful, pragmatic, and defensible in court. They emphasize protecting apartment districts for long-term housing while providing a pathway for properties that truly function as hotels to be properly zoned as hotel properties.


Key TIG recommendations summarized


The TIG voted unanimously on several recommendations that form the core of the implementation strategy for the Maui Short Term Rental Ban. These recommendations are procedural and zoning-focused rather than altering the substantive language of Bill 9. Here are the primary items the TIG put forward:




Introduce a resolution urging the Department of Planning to craft legislation establishing H3 and H4 zoning districts in section 19.4 of the Maui County Code. These would mirror A1 and A2 apartment district standards but would explicitly permit transient vacation rental uses as an outright permitted use.


Council-initiated changes in zoning for properties identified in Exhibit 2: Once H3 and H4 zones are established, move to change zoning from A1 or A2 to H3 or H4 for specific properties listed in Exhibit 2.


Change community plan designations for Exhibit 2 properties in South Maui as part of the South Maui community plan update; for other Exhibit 2 properties, undertake council-initiated changes in community plan designations as needed.


Work with Corporation Counsel and the Department of Planning to expedite the process and request metes and bounds from separate property owners so the council can effect the changes.




These recommendations emphasize process: create the hotel-like zoning categories, then reclassify the properties that meet the TIG criteria so those properties are aligned with their actual use.


Mayor Bissen’s remarks


&quot;This is a zoning issue that has had a detrimental impact on our local housing inventory and it must be corrected.&quot; — Mayor Bissen


The mayor’s commentary is important because it frames Bill 9 and the TIG recommendations as both a housing preservation measure and a zoning correction. The key policy points he made were:




Not all short-term rentals are inappropriate; some apartment-district short-term rentals are effectively operating as hotels and should be rezoned accordingly.


Bill 9 is not an attempt to punish property owners or eliminate tourism. It targets transient vacation rental uses that have replaced housing intended for residents.


The administration intends to mitigate expected real property tax impacts through well-planned adjustments.


Passing Bill 9 clean and following with companion legislation to implement the TIG recommendations is seen as the most defensible and practical path forward.




He stressed that this approach is about preserving long-term housing for local families and ensuring future generations can remain on the island. In short, the mayor framed the Maui Short Term Rental Ban as a community-first policy with careful follow-up steps to avoid unintended harm to property owners or county revenues.


Exhibit 2: What it is and who it affects


Exhibit 2 is the TIG’s list of specific properties believed to be operating more like hotels than residential apartments. The TIG recommended those properties be considered for reclassification to new hotel-targeted zoning (H3 or H4).


Important clarifications about Exhibit 2:




Once the TIG delivered the recommendations, Exhibit 2 is fixed; the TIG is disbanded and cannot add properties to the list.


Properties not on Exhibit 2 are still able to apply for rezoning through the standard community plan amendment and zoning change processes.


Some property types, like bona fide timeshare operations, are already exempted from Bill 9 and are generally not intended to be swept into the rezoning list, though they might be listed on Exhibit 2 for clarity in some cases.




This means property owners who did not make Exhibit 2 should not assume they are shielded from future rezoning efforts, but they do have the option to proactively apply if they want their property rezoned to reflect hotel-type operations.


Timeshares, partial exemptions, and Exhibit 2


During the committee discussion, council members clarified how timeshares are treated. The bottom line is that timeshares are exempt from Bill 9. The TIG sometimes included timeshare properties on Exhibit 2 for the sake of having a clear, comprehensive list of properties and exceptions. This created confusion for some property owners, so the council made clear that:




Timeshare operations, even if they represent only a portion of a property’s units, are treated as exempt under Bill 9.


In some cases, properties were included on Exhibit 2 not as an indication they are targeted for rezoning, but rather to note their exemption status for administrative clarity.




Property owners should verify their classification with Corporation Counsel or the Department of Planning if they are unsure how their property was listed or whether partial timeshare operations affect their status.


The H3 and H4 zoning proposal explained


The core technical recommendation from the TIG is straightforward: create hotel-specific zones that reflect the same basic development standards as A1 and A2 apartment districts but that allow transient vacation rentals outright. These are the proposed H3 and H4 zoning districts.


Why H3 and H4?




Create a clear, legal path for properties functioning as hotels to be aligned with their real use.


Preserve the integrity of A1 and A2 apartment districts for long-term housing.


Reduce future legal ambiguity by zoning properties to match actual operations instead of relying on enforcement and regulatory shifts.




The planning department described the H3 and H4 creation process as relatively straightforward because the new districts would largely replicate existing H1, A1, and A2 standards in terms of development standards and allowable uses, with the key difference being that transient vacation rental uses would be outright permitted.


Timing and process: should the H3/H4 zoning be created before Bill 9?


This is one of the most important procedural debates in the council discussion. There are two broad approaches under consideration:




Pass Bill 9 first and then implement the H3 and H4 zoning and Exhibit 2 rezoning through companion legislation and council-initiated zoning changes.


Create the H3 and H4 zoning categories first, then pass Bill 9, ensuring the mechanism to rezone Exhibit 2 properties is in place before any regulatory changes take effect.




Council members asked the planning commission and Corporation Counsel for their input. The planning department’s practical answer was that the H3 and H4 zoning creation would likely take about four to six months to get through the three planning commissions and then to council, including public noticing requirements. The planning department also said it could initiate the ordinance, which would be a quicker route than having the council originate it.


Corporation Counsel and other participants noted that the TIG’s recommendations could stand independently of Bill 9. From their perspective, the council has flexibility on sequencing. However, several council members raised genuine concerns about the risk of passing Bill 9 without the new zoning in place. The worry is a simple practical one: Bill 9 would potentially make property classifications in apartment districts more rigid without an immediate mechanism for affected properties to be rezoned to hotel designations. If the council passes Bill 9 first and companion zoning is delayed, certain properties could be in regulatory limbo for an extended period.


Why the strategy to pass Bill 9 clean is being discussed


The TIG and administration signaled a legal strategy: pass Bill 9 in a clean form, without adding the complex companion zoning language into the main bill. The reasoning is strategic. Here are the main points driving that approach:




A clean Bill 9 is easier to defend in court and less likely to be tied up by procedural challenges that could derail the intended housing protections.


Companion legislation (to create the H3 and H4 zones and to enact council-initiated rezoning for Exhibit 2 properties) can and should follow Bill 9 once the legal framework is set.


The TIG believes this sequence provides the strongest legal footing while allowing for the practical work of rezoning to be done deliberately.




In other words, Bill 9 would establish the broad prohibition or limitation on transient vacation rental uses in apartment districts. The subsequent H3 and H4 rezoning process would be the remedial mechanism for properties that meet the TIG’s criteria to align their zoning with their usage.


Concerns raised by council members and property owners


Several concerns surfaced during testimony and committee discussion. These concerns are practical and political, and they include the following:




Timing risk: Passing Bill 9 without a guaranteed, immediate path to rezoning for Exhibit 2 properties might leave owners in uncertainty for months or years.


Political turnover: Councils and administrations change, and future bodies might not pursue companion legislation with the same vigor, leaving rezoning incomplete.


Tax revenue impacts: The mayor acknowledged that some property tax adjustments may be needed and the administration is planning offsets, but property owners worry about short-term tax consequences.


Legal challenges: Property owners may pursue litigation, which could delay implementation and increase costs for all parties involved.


Equity and fairness: Owners who were not included in Exhibit 2 argued the TIG missed properties and asked for clarification and opportunities to be considered.




These are real concerns that the council must balance with the policy goal of preserving housing stock for local residents.


What the planning commission said about timeframes


The planning commission explained that creating the H3 and H4 zoning categories was a fairly straightforward drafting exercise because the categories would largely replicate existing zoning standards, but would require review by the three island planning commissions and public notices. The expected timeline to get the zoning created once initiated is roughly four to six months under typical circumstances.


For property owners seeking individual rezoning, the process is longer. Applicants not on Exhibit 2 would need to submit an application for change in zoning and possibly community plan amendments, followed by planning department review, planning commission hearings, and finally council action. Each stage can take time and invites public input and potential appeals.


Why I believe H3 and H4 zoning should be created before Bill 9 passes


From a risk-management perspective, creating H3 and H4 first reduces uncertainty. If the hotel zoning categories exist before Bill 9 becomes law, affected owners know the path that will be available to them. It stops the problem from repeating years later because the properties will be legally aligned with their actual operations.


There are thoughtful counterarguments. The planning department believes H3/H4 may not be necessary unless Bill 9 passes. Corporation Counsel and others note that the TIG’s recommendations could be pursued independently. However, relying on the goodwill and continuity of future administrations and councils is risky. The safer path for property owners and for the community is to ensure the rezoning mechanism is in place prior to or concurrently with the roll-out of the Maui Short Term Rental Ban restrictions.


Practical next steps for property owners and stakeholders


If you own property that might be affected or if you care about housing policy, here are practical steps you can take now:




Confirm your property status. Check if your property is listed in Exhibit 2 and whether timeshare exemptions apply.


Gather documentation that demonstrates how the property is being used. Operators that genuinely function as hotels should prepare to show evidence of hotel-like operations if they seek rezoning to H3 or H4.


Engage with planning staff early. If you plan to apply for rezoning, start the conversation with the Department of Planning to understand timelines, costs, and required documentation.


Consider coordinated legal counsel. For properties that represent significant investment, coordinate with counsel experienced in land use and zoning to prepare for potential litigation or complex hearings.


Participate in community discussions and public testimony. The council heard a lot of testimony from property owners who were not included in Exhibit 2. Well-prepared, factual testimony matters.


Watch for companion legislation. If Bill 9 passes, expect council-initiated rezoning actions and planning department-initiated ordinances to follow. Stay informed about meetings and deadlines.




How this fits into a broader housing strategy for Maui


The Maui Short Term Rental Ban, as proposed, is one tool among many needed to address the housing crisis. The TIG and the mayor both emphasized that the solution must be multi-faceted. That includes building new homes, incentivizing long-term rentals, and restoring existing housing to residents. The H3 and H4 zoning approach is narrowly tailored to address the problem of hotel-like operations in apartment districts, while broader housing policy work continues in parallel.


Possible outcomes and what to expect next


There are several plausible outcomes as this moves forward:




Bill 9 could pass in a clean form and companion legislation could follow to create H3 and H4 and implement Exhibit 2 rezoning. That is the path favored by the TIG and the mayor.


Bill 9 could pass but companion zoning could be delayed, creating temporary uncertainty for affected property owners. This raises the risk of litigation and political pushback.


Opposition or litigation could alter timelines or outcomes, potentially leading to negotiated settlements or different zoning outcomes for some properties.


The planning department may proactively initiate H3 and H4 zoning and accelerate the process, reducing the risk of prolonged uncertainty.




In every case, property owners, tenants, and the community will need to monitor the council and planning commission agendas closely.


Final thoughts and a call to action


The Maui Short Term Rental Ban debate is a complex blend of policy, zoning technicalities, legal strategy, and real human impacts. The TIG took a pragmatic route: keep Bill 9 clean to maintain legal strength, then use companion legislation and council-initiated rezoning to carve out a path for properties that function as hotels. The mayor supported that approach and emphasized balancing short-term impacts with long-term housing benefits for local families.


That said, I remain convinced that creating H3 and H4 zoning before or at minimum concurrently with passing Bill 9 offers the clearest path to avoid prolonged uncertainty and to ensure that properties currently operating as hotels can secure the proper zoning designation without waiting through political turnover or administrative delays.


If you are affected by this process, verify your property’s status now, prepare documentation if you plan to seek rezoning, and engage with planning staff. If you are a community member concerned about housing, stay involved in public testimony and hold your elected representatives accountable for timely implementation.


If you found this update useful, consider sharing it with neighbors, property owners, and other community members who will be impacted by the Maui Short Term Rental Ban. Stay vigilant, get informed, and participate in the process. Aloha.


Where to follow developments


Watch county council and planning commission agendas, follow the Department of Planning notices, and monitor council committee updates for the housing and land use committee. Public testimony windows are the primary avenue for input, so prepare concise, factual statements if you plan to participate.
 ]]> </description>
    <pubDate>Sun, 26 Oct 2025 15:49:00 -1000</pubDate>
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    <guid>https://www.hirealestateexperts.com/blog/maui-str-ban-tig-report/</guid>
    <link>https://www.hirealestateexperts.com/blog/maui-str-ban-tig-report/</link>
        <author>Jesse@HiRealEstateExperts.com (Jesse Wald)</author>
        <title>Maui Short Term Rental Ban Update: County Council releases investigative report with proposed changes</title>
    <description> <![CDATA[ 
Maui Short Term Rentals for Sale: Major Update on Bill 9 and TIG Recommendations





If you are researching Maui Short Term Rentals for Sale, this update is important. The County Council's Temporary Investigative Group or TIG has released recommendations that clarify which apartment zoned properties the council is considering rezoning to hotel status and which properties may still face a phase out under Bill 9. These are recommendations only and do not yet change any law, but they significantly narrow the scope of the original proposal.







Quick summary


The TIG report includes an exhibit listing apartment zoned properties they suggest be rezoned to allow continued short term rental use as hotel properties. If the exhibit 2 list stands, the number of units proposed for phase out would drop from about 7,167 to roughly 2,588, a reduction of about 64 percent. That is a big change, but it is not final. The county council still needs to consider and vote on any zoning or bill changes.


What the TIG recommendations actually do


The TIG provided a spreadsheet (exhibit 2) that names individual apartment zoned properties that could be rezoned to a new hotel zoning category, referred to in the report as H3 or H4. Properties rezoned to hotel would be allowed to continue operating as short term rentals into the future. Properties not included on exhibit 2 would be the ones most likely to have their ability to short term rent phased out under the current Bill 9 proposal.


Exhibit 2: Properties TIG suggested for rezoning to hotel


These are the apartment zoned properties the TIG report lists as candidates to be rezoned to hotel so they can keep operating as short term rentals.




1178 Uluniu Rd


1194 Uluniu Rd


1440 Halama St


1444 Halama St


1470 Halama St


2131 Iliili Rd


Grnd Champ Villas


Hale Kaanapali


Hale Kai I


Hale Kamaole


Hale Mahina Beach


Hale Ono Loa


Hana Kai-Maui


Hono Kai


Hono Koa


Indo Lotus Beach Hse


Island Sands


Kaanapali Royal


Kahana Outrigger


Kamaole Sands


Kapalua Bay Villas


Kapu Townhouse


Kihei Bay Surf


Kihei Bay Vista


Kuleana (listed twice in the TIG sheet)


Lahaina Beach Club


Lauloa Maalaea


Lokelani


Maalaea Kai


Maui Eldorado


Maui Hill


Maui Kamaole


Maui Kamaole II


Maui Kamaole III


Maui Sands I


Maui Sands II


Maui Schooner


Maui Sunset


Maui Vista


Milowai-Maalaea


Moana Villa


My Waii Beach Cottage


Paki Maui I &amp; II


Paki Maui III


Palms at Wailea I


Papakea


Pikake


Wailea Ekahi I


Wailea Ekahi II


Wailea Ekahi III


Wailea Ekolu


Waiohuli Bch Duplex




Properties not on exhibit 2 and therefore still at risk


These apartment zoned properties were not included on exhibit 2 and could still be impacted by a phase out under the current Bill 9 framework.




Aloha Villas


Hale Iliili


Hale Kai O'Kihei


Hale Mahialani


Haleakala Shores


Honokowai Palms


Hoyochi Nikko


Kahana Reef


Kahana Village


Kalama Terrace


Kaleialoha


Kamaole One


Kanai A Nalu


Kanoe Apts


Kapalua Golf Villas


Kauhale Makai


Keawakapu


Kenani Kai


Kihei Cove


Kihei Garden Estates


Kihei Parkshore


Kihei Resort


Kihei Villa


Koa Resort II


Kuau Plaza


Lahaina Roads


Leilani Kai


Leinaala


Lihikai Apts


Luana Kai


Maalaea Banyans


Mahina Surf


Mahinahina Beach


Makani A Kai


Makani Sands


Maui Parkshore


Noelani


Nohonani


Pacific Shores


Polynesian Shores


Punahoa Beach Apts


Puunoa Beach Estates


Shores of Maui


The Ridge


The Spinnaker


Wailea Inn


Waiohuli Beach Hale


Waipuilani


Wavecrest




What this does and does not mean


It is important to emphasize the TIG exhibit and recommendations are not final. They are a step toward clarifying Bill 9, but the county council must still review and approve any zoning changes. The exhibit gives buyers and owners a clearer picture of which apartment zoned properties may be preserved as hotel zoned units and which remain at risk, but it leaves several key questions unanswered, including:




What is the exact rezoning process and timeline? Rezoning takes time and requires council approval.


Who pays for the rezoning and related costs? The TIG report does not spell out cost allocation.


Will the list change before any final vote? The council could add or remove properties.




How this is likely to affect the market for Maui Short Term Rentals for Sale


Even though nothing is official, the TIG report and exhibit 2 will likely influence buyer and seller behavior immediately. Listings that appear on the exhibit 2 list may retain more market value because they are candidates to remain legal short term rentals under a hotel zoning. Properties not on the list face more uncertainty and could be devalued if a phase out is enacted without rezoning options.


Next steps for owners and buyers


If you own or want to buy a property on Maui and are focused on Maui Short Term Rentals for Sale, here are practical next steps:




Review the TIG exhibit list and compare it to your property to see whether it was included.


Recognize the recommendations are not final. Monitor county council agendas and meeting dates for Bill 9 discussions.


Ask questions about rezoning costs, timelines, and any grandfathering protections that may apply.


Contact a local real estate professional who can help interpret zoning status and market implications for Maui Short Term Rentals for Sale.




Final thoughts and how I can help


This exhibit is a meaningful step because it trims the number of apartment zoned units that would be phased out from over 7,000 to around 2,588 if those recommendations hold. That said, many resort style properties that clearly function as hotels are not all included and may need advocacy to be properly rezoned.


If you have questions about how any specific property is affected or need help navigating listings for Maui Short Term Rentals for Sale, reach out and I will walk you through the lists and implications so you can make an informed decision.
 ]]> </description>
    <pubDate>Tue, 21 Oct 2025 18:28:00 -1000</pubDate>
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