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Maui’s First STR Rezoning Wave Just Started. Here’s What Owners and Buyers Need to Know.
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If you own a condo on Maui that has relied on legal short-term rental use, the biggest mistake you can make right now is assuming all properties are being treated the same.
They’re not.
The first rezoning wave is here, and it has created a very clear split in the market:
• Wave 1: active pipeline properties
• Exhibit 1 properties not in Wave 1
• Minatoya properties not on Exhibit 1, no clear path
That distinction matters for owners, HOA boards, and buyers making offers today.
For more detailed information, go to Resolution 26-110 and 26-111 Explained: Maui’s First STR Rezoning Wave for Owners and Buyers.
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What This First Wave Actually Means
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Two new Council-initiated resolutions have kicked off the first property-specific rezoning wave for a select group of apartment-zoned short-term rental condos.
This is important for one simple reason:
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Being eligible is not the same as being in process.
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A lot of owners hear that their property may qualify for future hotel-style zoning and assume they’re protected.
That’s not how this works.
This first wave only moves specific properties into the formal rezoning pipeline. If your complex is included, you are now in the strongest position available for preserving legal short-term rental use.
If your complex is not included, your transition has not started yet.
Just as important: these resolutions do not rezone anything by themselves.
They start the process.
The full path still includes:
• Planning Commission review
• Findings and recommendations
• Full County Council action
• Final approvals needed before zoning actually changes
The starting gun has gone off.
The race is not over.
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The 3 Buckets Every Owner and Buyer Should Understand
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I’m telling clients to think about Maui STR properties in 3 buckets right now.
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1. Wave 1: active pipeline properties
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These are the properties named in the first wave.
They now have the clearest path to preserving legal short-term rental use, even though nothing is guaranteed yet.
Several major South Maui and West Maui complexes made this first wave, including properties in Wailea, Kīhei, Kāʻanapali, Maʻalaea, Kahana, and Lahaina.
A few of the most closely watched names include:
• Kamaole Sands
• Luana Kai
• Maui Sunset
• Maui Hill
• Maui Eldorado
• Kaʻanapali Royal
• Papakea
• Wailea Ekahi
• Wailea Ekolu
• The Palms at Wailea
Some complexes were included only in part, which means unit-level verification matters. In other words, don’t assume every unit in a named project shares the same status.
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2. Exhibit 1 properties not in Wave 1
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This is where many owners sit today.
These properties may still qualify in a future wave, but they are not in the active rezoning process yet.
That leaves owners with two options:
• Wait and advocate for inclusion in a future Council wave
• Pursue a private rezoning application
The second path can be expensive, slow, and operationally difficult.
That’s why Council-initiated rezoning matters so much. It removes a huge amount of burden that would otherwise fall on private owners and associations.
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3. Minatoya properties not on Exhibit 1, no clear path
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If a property is not in the active wave and lacks a clear path forward, buyers need to be much more careful with assumptions.
This is where deals can look attractive on paper but become risky very quickly.
A lower price does not always mean a better buy.
Sometimes it just means the uncertainty is finally being priced in.
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What Smart Owners and Buyers Should Do Next
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The next move depends on which bucket you’re in.
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If you own in an active pipeline property
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This is the time to get organized, not relaxed.
Focus on 3 things:
• Work closely with your HOA or AOAO
• Gather legal property descriptions and documentation early
• Follow every hearing and review stage carefully
There is still real risk in the process, especially for oceanfront properties where environmental scrutiny, shoreline erosion, and sea-level-rise concerns may become major issues again.
Included does not mean finished.
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If you own in an Exhibit 1 property that missed Wave 1
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Don’t confuse delay with defeat.
But don’t sit still either.
This is the moment to:
• Coordinate with your board
• Push for future wave inclusion
• Understand the timeline pressure now, not later
For West Maui, the deadline pressure is especially real. For many owners, this is now a race between rezoning and the phase-out clock.
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If you own a Minatoya property not on Exhibit 1
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This is the most uncertain category right now.
If your property is not in the active wave and not on Exhibit 1, there is no obvious Council-initiated path in front of you today.
That doesn’t necessarily mean no future pathway will emerge, but it does mean owners and buyers should be extremely cautious about assumptions.
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If you’re buying right now
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This market just got more segmented.
I’d look at every purchase through one lens:
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What is this property’s actual zoning path, not its hopeful one?
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That means:
• Verify whether the complex is in the active first wave
• Confirm whether the specific unit is included if only a portion of the project was named
• Underwrite backup scenarios if short-term rental use is not preserved
• Price uncertainty accordingly
One more thing: a property being mentioned early does not guarantee it stays in the final list. Some projects were removed while others were added.
That’s a reminder that this process is fluid.
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TL;DR
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Here’s the simplest way to think about Maui’s first STR rezoning wave:
• Wave 1 properties now have the clearest path forward
• Exhibit 1 properties not in Wave 1 are still waiting
• Minatoya properties not on Exhibit 1 have no clear path today
• Resolutions start the process, not finish it
• Segmented Complex designations matter, so verify the exact unit
• Buyers should price in regulatory risk, not ignore it
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If you’re buying, selling, or owning a Maui condo affected by the STR phase-out, this is the moment to get specific.
If you’re a buyer navigating todays market, or an owner looking to strategically position your property, I’m here to help. Please reach out to discuss your next move at sara@romvari.net or 808-419-3556
Warmly,
Sara Romvari
Romvari Realty
808-419-3556
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