Quick Answer: Bill 9 (Ordinance No. 5909), signed into law in December 2025, phases out short-term rentals in roughly 7,000 apartment-zoned Maui condos on the Minatoya List. The phase-out takes effect January 1, 2029 in West Maui and January 1, 2031 in South Maui and the rest of the county. Hotel-zoned, timeshare and county-permitted properties are exempt.
Update (October 12, 2026): For September 2026, the REALTORS® Association of Maui reported a Maui County condo median of $660,000 on 72 sales and a single-family median of $1,150,000 on 52 sales. For January through September, the condo median was $655,000 (down 6.8%) and the single-family median was $1,219,000 (down 6.2%). My September 2026 Maui market report has the full breakdown. On September 29, 2026, the Maui County Council voted 5-4 to send a second batch of 32 shoreline condo complexes in Māʻalaea, Kīhei and West Maui to the Maui Planning Commission for possible hotel rezoning (details here). Maui Now reported that the commission has until November 24, 2026 to send its recommendations on the earlier 48-property bills back to the Council, which makes the final decision.
If you’d like current figures for a specific building or neighborhood, call or text me at 808-481-9748.
I’m Benjamin Finnerty, a REALTORยฎ in Kฤซhei with Keller Williams Realty Maui, and I focus on South Maui condos and the short-term-rental zoning questions that Bill 9, Bill 88 and the Minatoya List raise. Bill 9 is the largest short-term rental phase-out in U.S. history, and it is behind most of the price movement in Maui condos over the past year. Whether you’re eyeing a beachfront unit, weighing an offer on your own condo, or deciding if now is the moment to buy, it’s the first question I look at on almost any condo listing.
What Does Bill 9 Do to Maui Condos?
Bill 9 ends short-term rental use for apartment-zoned condos that have historically operated as vacation rentals under the Minatoya List, on a fixed timeline. The Minatoya List is a county record of properties grandfathered into short-term rental use despite not being zoned for hotel use. Bill 9 (Ordinance No. 5909) covers roughly 7,000 of these units across the county.
| Area | Phase-out takes effect |
|---|---|
| West Maui (Kaanapali, Napili, Kahana, Honokowai) | January 1, 2029 |
| South Maui and the rest of the county (Kihei, Wailea, Makena) | January 1, 2031 |
Which Maui Condos Are Exempt From Bill 9?
Properties with genuine hotel zoning, timeshare status, or a specific county-issued bed-and-breakfast or short-term-rental-home permit are exempt and can keep operating as they do today. Everything else on the Minatoya List faces the deadlines above unless something changes in court or through rezoning.
Can Bill 9 Still Be Overturned in Court?
Possibly, but nothing has stopped it yet. Two lawsuits are pending in Second Circuit Court: one filed by Kฤสปanapali Royal owners, and another seeking class-action status on behalf of all Minatoya List properties. Both argue the phase-out is an unconstitutional taking of property rights without compensation.
As of this writing, no injunction has blocked the county from moving forward, and Maui County has expressed confidence the ordinance will hold up. It is still a live legal fight, and it matters if you own or are considering a Minatoya List condo.
What Is Bill 88, and Can a Condo Building Keep Its Short-Term Rental Rights?
Bill 88, passed by the County Council in June 2026, created two new hotel-zoning categories that let individual buildings apply for rezoning and potentially keep short-term rental rights permanently. It is not automatic: each building goes through Planning Commission review and County Council approval.
On September 22, 2026, the Maui Planning Commission recommended denying hotel-zoning exemptions for 43 of the 48 properties it reviewed, approving only five (about 397 units). The County Council can still override those recommendations with a two-thirds vote. I walk through that decision in more detail in what the Planning Commission’s Bill 9 exemption vote means for your condo plans.
How Has Bill 9 Affected Maui Condo Prices?
Prices are down, but sales are up. According to the REALTORSยฎ Association of Maui, the countywide median condo price was $564,950 in August 2026, down 13.1% from a year earlier.
| Maui condo market, August 2026 | Figure |
|---|---|
| Median condo price | $564,950 (down 13.1% year over year) |
| Median days on market | 171 |
| Condo sales | Up 19.3% year over year |
| Pending condo sales | Up 54.9% year over year |
Rising sales and pending sales alongside a lower median suggest buyers are starting to see opportunity in the repricing rather than staying on the sidelines. The long marketing times are also giving purchasers room to negotiate terms, credits or price. For a breakdown by neighborhood, see Maui condo prices by area for Kฤซhei, West Maui and Wailea.
My Take: What I’m Telling Condo Buyers, Sellers and Investors
If you’re buying: Don’t fall in love with a listing before you know its zoning status and Minatoya List standing. A condo priced on its rental history may not carry that income past the 2029 or 2031 deadlines unless it’s exempt or successfully rezoned under Bill 88. Ask for a clear “pivot plan”: what the unit is worth, and how it works as a long-term rental or personal residence once short-term use ends. For buyers planning to live in a condo or rent it long-term, this is one of the more interesting buying windows Maui has seen in years.
If you’re selling: Transparency is your best asset. Buyers and their agents now understand Bill 9, and pricing off outdated short-term rental comps will slow your sale. Listings that clearly disclose zoning status, remaining rental runway and any Bill 88 rezoning activity tend to draw more serious offers.
If you’re investing: Because Bill 88 rezoning runs building by building, two nearly identical condos in the same area can end up with very different futures. Due diligence on the specific building, not just the neighborhood, matters more than it ever has. It’s also worth tracking how the November election could reshape Maui’s condo market.
This is general information, not legal advice. Please confirm your situation with a Hawaiสปi attorney.
Frequently Asked Questions
When does Bill 9 take effect in South Maui?
For South Maui (Kihei, Wailea, Makena) and the rest of the county outside West Maui, the short-term rental phase-out takes effect January 1, 2031. West Maui’s date is January 1, 2029.
Does Bill 9 apply to hotel-zoned condos?
No. Properties with genuine hotel zoning, timeshare status, or a county-issued bed-and-breakfast or short-term-rental-home permit are exempt.
Has a court blocked Bill 9?
As of this writing, no. Two lawsuits are pending in Second Circuit Court, but no injunction has stopped the county from moving forward.
Can the County Council override the Planning Commission on Bill 88 rezoning?
Yes. The Council can override the Planning Commission’s recommendations with a two-thirds vote.
Ask Benjamin
If you’re trying to sort out how Bill 9 and Bill 88 affect a specific building or investment plan, I’m happy to take a clear-eyed look with you. I’m Benjamin Finnerty; call or text me at 808-481-9748 or email benjamin@the808team.com, with no pressure and no obligation.
Talk to Benjamin Finnerty, Your Maui REALTOR®
This guide was written by Benjamin Finnerty (S), REALTOR® (RS-83812) with The 808 Team at Keller Williams Realty Maui, based in Kīhei. Whether you’re buying, selling, or planning a move to Maui, I’m happy to answer your questions, no pressure.
📞 Call or text: 808-481-9748
✉️ Email: benjamin@the808team.com
🌐 Website: benjamin.the808team.com
Keller Williams Realty Maui · 380 Huku Li’i Place, Suite 201, Kīhei, HI 96753
🏠 Equal Housing Opportunity. I follow federal and Hawaiʻi fair housing laws and work with everyone without regard to race, color, religion, sex (including gender identity or expression), sexual orientation, national origin, ancestry, familial status, marital status, disability, age, or HIV status.
Leave a Reply