By Benjamin Finnerty (S), REALTOR® (RS-83812) with Keller Williams Realty Maui · Kīhei, Maui · 808-481-9748

Quick Answer: Kāʻanapali condo sales rose to 70 from January through September 2026, up from 51 a year earlier, while the median fell to $1,027,500 from $1,152,500, per the REALTORS® Association of Maui. Bill 9’s West Maui vacation rental phase-out for apartment-zoned Minatoya List condos takes effect January 1, 2029.

I’m Benjamin Finnerty, a REALTOR® in Kīhei with Keller Williams Realty Maui, and I focus on Maui condos and short-term-rental zoning. Kāʻanapali condos sit right where those two subjects meet. It’s West Maui’s best-known resort area, prices have softened, and zoning rules differ building to building. Here’s what the 2026 data and the latest County actions mean if you’re considering Kāʻanapali.

Where is Kāʻanapali, and what’s there?

Kāʻanapali is a planned resort area on Maui’s west shore, north of Lahaina town and south of Honokōwai. It opened in 1962 as Hawaiʻi’s first planned resort, per Maui Now. The Hawaiʻi Tourism Authority describes about three miles of white-sand beach fronted by five hotels and six condominium villages.

The resort includes two 18-hole golf courses (the Royal and the Kai) and Whalers Village, an open-air shopping center with more than 90 shops and restaurants. Per Maui Now, it’s about 10 minutes by car to Kapalua Airport and about 45 minutes to Kahului Airport. Above the resort, Kaanapali Land LLC’s Kaanapali Coffee Farms is a 336-acre agricultural subdivision, per the company’s 2025 annual report.

How much do Kāʻanapali condos cost in 2026?

Kāʻanapali’s year-to-date condo median was $1,027,500 through September 2026, down about 10.8% from $1,152,500, on 70 sales versus 51. These figures are from the REALTORS® Association of Maui’s September 2026 report, current as of October 1, 2026.

Jan.–Sept. (RAM)	2025	2026
Kāʻanapali condo sales	51	70
Kāʻanapali condo median	$1,152,500	$1,027,500
Kāʻanapali single-family sales	14	10
Kāʻanapali single-family median	$4,450,000	$3,000,000
Nāpili/Kahana/Honokōwai condo median	$610,000	$537,500
Lahaina condo median	$600,000	$657,500

With only 10 single-family sales, that median can swing a lot from one sale to the next, so treat it as a rough guide. In September alone, Kāʻanapali recorded 11 condo sales at an $800,000 median, up from 5 sales in September 2025.

For the broader picture, see my post on Maui condo prices by area.

How does Bill 9 affect Kāʻanapali condos?

It depends on each building’s zoning. Bill 9 (Ordinance 5909), signed December 15, 2025, ends vacation rental use in apartment-zoned Minatoya List condos on January 1, 2029 in West Maui. Condos in hotel zoning aren’t part of that phase-out. So two Kāʻanapali condos a short drive apart can have very different futures as rentals.

Some apartment-zoned complexes have sought rezoning into the new H-3 and H-4 hotel districts created by Bill 88 (Ordinance 6008). When the Maui Planning Commission reviewed the first batch of 48 properties on September 22, 2026, it recommended approval for only five, per Maui Now. Among those it recommended denying was Kāʻanapali Royal (105 units), which Maui Now described as leasehold. Owners there are also plaintiffs in Malter v. Maui County, a lawsuit challenging Bill 9 filed December 19, 2025, in Second Circuit Court.

On September 29, 2026, the Council voted 5-4 to send 32 more shoreline complexes to the Planning Commission. My post on the 32 shoreline condo complexes covers that batch.

What else is changing in Kāʻanapali?

Two projects are worth tracking:

• Beach restoration. A nonprofit and the Kāʻanapali Operations Association have applied to the State Department of Land and Natural Resources for a permit to add sand to eroding sections of Kāʻanapali Beach. If permitted, privately funded construction would start fall 2027 at the earliest, per Maui Now (July 23, 2026).
• Lahaina Bypass north extension. A 4.5-mile extension from Lahaina toward Kāʻanapali is expected to start construction in mid-to-late 2028 and finish by December 2030, per Maui Now (July 10, 2026). The Kāʻanapali–Honokōwai section is not yet funded.

Beachfront buyers should also review State and County shoreline setback and erosion rules before making an offer. If a complex is leasehold, read the lease terms carefully; my guide to leasehold vs. fee simple on Maui explains what to check.

My Take: What I’m Telling Kāʻanapali Buyers and Sellers

For buyers, Kāʻanapali offers more choice and better pricing than a year ago, with 70 condo sales through September and a median down about 10.8%. The first question I’d answer on any unit is its zoning: hotel district, apartment district on the Minatoya List, or a property seeking rezoning. Get that confirmed with the County Department of Planning, then read the association’s rental rules, budget and reserve study. If you’ll finance, confirm the project qualifies with your lender early, since resort-style operations can limit conventional loan options.

For sellers, buyers are pricing in zoning risk. If your building is hotel-zoned, lead with that documentation. If it’s apartment-zoned, have rental history, association documents and a clear explanation of the 2029 deadline ready, and price with the current softer median in mind.

Frequently Asked Questions

What is the median condo price in Kāʻanapali in 2026?
$1,027,500 for January through September 2026, per the REALTORS® Association of Maui, down from $1,152,500 a year earlier.

When do vacation rentals end in apartment-zoned Kāʻanapali condos?
January 1, 2029, under Bill 9’s West Maui deadline, unless the property is rezoned.

Are all Kāʻanapali condos affected by Bill 9?
No. Bill 9 applies to apartment-zoned Minatoya List units. Hotel-zoned units aren’t part of the phase-out. Confirm each building’s zoning with the County.

How far is Kāʻanapali from the airport?
About 10 minutes from Kapalua Airport and about 45 minutes from Kahului Airport by car, per Maui Now.

Ask Benjamin

If you’re comparing Kāʻanapali condos, I’m happy to help you sort out zoning, rental rules and pricing building by building. I’m Benjamin Finnerty. Call or text 808-481-9748 or email benjamin@the808team.com.

Sources: REALTORS® Association of Maui, September 2026 Monthly Indicators; County of Maui (Ordinances 5909 and 6008); Maui Now (Jan. 2, July 10, July 23, Sept. 27, Sept. 29 and Sept. 30, 2026); Hawaiʻi Tourism Authority; Kaanapali Land LLC 2025 Form 10-K.