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

Quick Answer: CPR properties on Maui are homes or land areas that are legally condominium units under Hawaiʻi’s condo law, HRS Chapter 514B, rather than separately subdivided lots. Each unit is its own taxable parcel and can be sold separately, but building rights attach to the whole property, and the state Real Estate Branch says CPR units don’t have the same development rights as subdivided lots (as of October 2026).

I’m Benjamin Finnerty, a REALTOR® in Kīhei with Keller Williams Realty Maui, and here’s what buyers should know about CPR properties on Maui before writing an offer. On Maui, you’ll see “CPR” on listings for single-family homes, house-and-cottage properties and agricultural land. A CPR can be a perfectly good way to own property, but the paperwork works differently from a regular lot, and the details are in the documents.

General information, not tax or legal advice. Confirm your situation with a Hawaiʻi attorney.

What is a CPR property in Hawaiʻi?

A CPR, or condominium property regime, is a property where some portions are owned separately (the units) and the rest is owned in common by the unit owners, under HRS §514B-3. On a two-unit CPR, that might mean two houses on one parcel, each with its own “limited common element” yard area that only that owner can use. Under HRS §514B-4, each unit and its share of the common elements is a separate parcel of real estate, taxed separately once someone other than the developer owns it. That’s why a CPR unit can be sold on its own.

The key documents are the declaration (which creates the condominium and describes the units, common elements and limited common elements), the condominium map and the bylaws. Amending the declaration generally requires at least 67% of the common interest, under §514B-32.

Is a CPR the same as a subdivided lot?

No. Under HRS §514B-5, condominiums must conform to existing county zoning and permitting rules, and the state Real Estate Branch says condominium is “an entirely separate process from subdivision,” which the counties handle. Because building rights attach to the whole property, CPR units “do not have the same development privileges as subdivided lots,” and some units may not be able to build a home at all. A 2025 Real Estate Branch brochure puts it simply: owners and developers “cannot use a condominium to circumvent county development requirements.”

	Subdivided lot	CPR unit
Created by	County subdivision approval	Recorded declaration and condo map (HRS 514B)
Separate tax parcel	Yes	Yes, once sold by the developer
Development rights	Its own, under zoning	Shared under the whole parcel’s zoning
Association	Usually none	Required (all unit owners)
State approval of the project	N/A	Real Estate Commission doesn’t approve or disapprove CPRs

Does a two-unit CPR need an association?

Yes. Under HRS §514B-102, the association consists of all the unit owners, and there’s no small-project exception. For projects with five or fewer units and no continuing development rights, the declaration or bylaws can opt out of Part VI’s management rules (§514B-101), but the association still exists. For detached units, §514B-143 lets the board allow each owner to insure their own unit, with yearly proof of coverage and the association named as additional insured.

That means even a “no HOA” CPR has shared obligations: who insures what, who maintains a shared driveway or water line, and how decisions get made. Those answers are in the declaration and bylaws.

What should I check on a CPR on agricultural land?

Projects in the state agricultural district have extra disclosure rules. The declaration must state there are no private restrictions on agricultural uses, under HRS §514B-32 and §205-4.6, and the County of Maui Planning Department issues an agricultural verification statement for CPR documents (a $206 fee, about 45–60 days to process). The Planning Department notes it doesn’t approve or disapprove CPRs.

Separately, Maui County building permits on agricultural land now require a Farm Dwelling and Agricultural Structures Declaration, which must be disclosed to a buyer when the property sells; the new owner files a new one. For more on ag land, see my guide to buying agricultural land on Maui.

Can I get a regular mortgage on a CPR home?

Usually, yes. Fannie Mae’s Selling Guide (B4-2.1-02, as of August 2026) waives condo project review for detached units and for two-to-four-unit projects, though property eligibility and insurance rules still apply. Freddie Mac’s guide similarly exempts detached units and two-to-four-unit projects from project review. Each lender has its own overlays, so get your lender to confirm early.

Can a CPR unit add an ʻohana or ADU?

Maybe, but check before you count on it. Maui County’s new accessory dwelling rules took effect July 8, 2026, allowing up to two ADUs plus a main home on qualifying residential lots, subject to water and wastewater capacity (Maui Now). Because a CPR unit isn’t a separate lot, whether it qualifies depends on the whole parcel’s zoning and density and on the CPR documents. Ask the Planning Department about the specific parcel. My post on Maui’s ADU rules covers the basics.

My Take: What I’m Telling Buyers About CPR Properties

When a buyer is interested in a CPR, I treat it the way I treat a vacant lot. I look at zoning, the water meter, utilities, CPR status, any permits that have been pulled, and the property’s status with the County, meaning whether everything is conforming and in compliance. On a CPR, the documents come next. Most of the CPRs I see are very simple, so I read the bylaws first. If there’s no problem in the bylaws, I read the condo map and look at the boundaries of each unit’s area, any limitations on development, what kind of water meter is set up, and how water fixtures are divided per unit. I’d do all of that early, during your due diligence period, not at the end.

The questions I’d want answered: Which unit has the right to build, and how much? Is there a separate water meter for each unit? Who maintains and insures shared items like a driveway, water line or septic system? Are there any recorded agreements between the owners? If anything is unclear, that’s a question for a Hawaiʻi real estate attorney before you go firm.

Sellers, the same documents matter to you. Under HRS §514B-154.5, an association must provide owners with records like the declaration, bylaws, house rules and insurance policies within 30 days of a request, so get those together before you list. It speeds up escrow and gives buyers fewer reasons to hesitate. For more on land pricing, see my post on Maui land prices.

FAQ

What does CPR mean in Maui real estate?
Condominium property regime: a property divided into condominium units under HRS Chapter 514B, rather than into subdivided lots.

Can I sell my CPR unit separately?
Yes. Under HRS §514B-4, each unit is a separate parcel of real estate.

Can a CPR be turned into separate lots?
Only through the County’s subdivision process. A CPR doesn’t create separate lots.

Does the state approve CPR projects?
No. The Real Estate Commission doesn’t approve or disapprove CPRs, and the Maui Planning Department says the same for its agricultural verification.

Ask Benjamin

If you’re looking at a CPR home or land on Maui and want help reading through what the documents say about building, water and shared costs, I’m Benjamin Finnerty, and I’m happy to walk through it with you. Call or text 808-481-9748 or email benjamin@the808team.com.

Sources: Hawaiʻi Revised Statutes Chapter 514B (§§514B-3, -4, -5, -32, -101, -102, -143, -154.5) and §205-4.6; Hawaiʻi DCCA Real Estate Branch (condominium FAQs, updated Sept. 2, 2026; “Common Myths and Questions in Development,” May 2025); County of Maui Planning Department (ZAED agricultural verification; Chapter 19.30A rules); Fannie Mae Selling Guide B4-2.1-02; Freddie Mac condominium FAQ; Maui Now (July 16, 2026).