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

Quick Answer: In September 2026, Maui County single-family homes and condos both sold for an average of 94.7% of their most recent list price, according to the REALTORS® Association of Maui (RAM). On a home listed at $1,150,000, that works out to about $1,089,000. Single-family homes had 7.8 months of supply; condos had 12.1.

I’m Benjamin Finnerty, a REALTOR® in Kīhei with Keller Williams Realty Maui, and the question I hear most from buyers this fall is how far below asking they can offer. With Maui homes selling below asking price on average, the honest answer is “it depends on the property,” but RAM’s monthly numbers give us a solid starting point. Here’s what the data shows as of RAM’s September 2026 report and how I’d use it.

How far below asking are Maui homes selling in 2026?

On average, about 5% below the most recent list price. RAM’s September 2026 report shows 94.7% of list price received for both single-family homes and condos. Year to date through September, single-family homes averaged 95.6% (down from 96.0% in 2025) and condos averaged 94.5% (down from 94.9%).

Maui County, as of Sept. 2026	Single-family	Condo
Percent of list price received, September	94.7%	94.7%
Percent of list price received, Jan.–Sept. 2026	95.6%	94.5%
Percent of list price received, Jan.–Sept. 2025	96.0%	94.9%
Median sales price, September	$1,150,000 (down 11.0%)	$660,000 (up 1.1%)
Months supply of inventory	7.8 (8.2 a year ago)	12.1 (15.2 a year ago)
Active inventory at month-end	457	822

Source: REALTORS® Association of Maui, Monthly Indicators, September 2026.

The monthly figure moves around. Over the past 12 months, the single-family number ranged from 94.7% (September 2026) to 96.9% (August 2026), and the condo number ranged from 92.6% (November 2025) to 95.8% (July 2026).

What does “percent of list price received” actually measure?

It compares each sale price with the home’s most recent list price, then averages those results for the month. RAM’s definition also notes that it doesn’t account for seller concessions.

Two details matter for buyers and sellers:

• “Most recent” list price means after any price cuts. If a home started at $1,250,000, dropped to $1,150,000 and sold at $1,090,000, RAM counts that as about 94.8% of list, not 87%. The total discount from the original asking price can be larger than the headline number suggests.
• Concessions aren’t in the number. A seller credit toward closing costs or a rate buydown lowers the seller’s net without changing the sale-to-list figure. I explain how those credits work in my post on rate buydowns and seller concessions on Maui.

Is Maui a buyer’s market right now?

By supply, the market leans toward buyers, especially for condos. Months of supply measures how long current inventory would last at the recent pace of pending sales. As of September 2026, RAM reported 7.8 months for single-family homes and 12.1 months for condos. Both are lower than a year earlier, so buyers have a little less leverage than in fall 2025, though supply is still well above what I’d call a tight market.

Pending sales point in different directions. Single-family pending sales rose 9.3% from September 2025 to 59, while condo pending sales fell 9.1% to 50. Condo new listings fell 25.4% to 106, which helps explain why condo supply has tightened.

How does affordability factor in?

RAM’s Housing Affordability Index for September 2026 was 35 for single-family homes and 60 for condos. In RAM’s definition, an index of 120 means the median household income is 120% of what’s needed to qualify for the median-priced home at prevailing interest rates, so a higher number means greater affordability. Readings this far below 100 show how hard it is for a median-income household to qualify for a median-priced Maui home at today’s rates.

Rates are part of that picture. Freddie Mac’s average 30-year fixed rate was 7.32% for the week of October 22, 2026, down from 7.40% a week earlier.

How should I use the 94.7% figure when writing an offer?

Use it as a reference point, not a formula. The countywide average blends oceanfront estates, Upcountry homes and studio condos. What matters for your offer is how comparable homes in that neighborhood or building sold, how long the home has been listed and whether the price has already been reduced.

Here’s what I’d look at before setting a number:

1. Recent sales in the same area or complex, ideally from the last few months.
2. The listing’s price history and time on market.
3. Whether the seller has received other offers.
4. Inspection, insurance and association costs that could justify a lower price or a credit.

My Take: What I’m Telling Buyers and Sellers

For buyers, a 5% average gap means room to negotiate, but it isn’t a guarantee on any single home. A well-priced listing in a building with few units for sale may sell close to asking, while one that has sat for months may accept much less. I’d rather base an offer on the property’s own comparables than on a countywide average.

For sellers, the data is a reminder to price to where the market appears to be going, not where it’s been. I look at what the next three months are likely to bring based on current data, and price to that, so the seller is leading the market rather than following it. With a single-family median down 11% from September 2025, pricing from last spring’s comparables can lead to price reductions later, and the sale-to-list figure won’t show how much those cost.

My suggestion either way is to check the sale-to-list ratio for the specific area or building, not just the county. I’m happy to pull it for you. For more on timing, see my post on days on market on Maui in 2026 and my breakdown of Maui’s September 2026 market report.

Frequently Asked Questions

Are Maui homes selling below asking price?

On average, yes. RAM reported that single-family homes and condos both sold for 94.7% of their most recent list price in September 2026.

Does the 94.7% include price reductions?

It uses the most recent list price, so homes that were reduced before selling are measured against the reduced price. The discount from the original price can be larger.

How many months of supply does Maui have?

As of September 2026, 7.8 months for single-family homes and 12.1 months for condos, according to RAM.

What is Maui’s median home price right now?

In September 2026, RAM reported a $1,150,000 single-family median and a $660,000 condo median for Maui County.

Should I offer 5% below asking on a Maui home?

Not automatically. The right offer depends on that home’s comparables, price history and condition. The countywide average is a starting point for the conversation.

Ask Benjamin

If you’re getting ready to make an offer or set a list price, I’m Benjamin Finnerty, and I’d be glad to pull the sale-to-list numbers for the area or building you’re considering. Call or text 808-481-9748 or email benjamin@the808team.com.

Sources: REALTORS® Association of Maui, Monthly Indicators, September 2026 (data as of Oct. 1, 2026); Maui Now (Oct. 9, 2026); Freddie Mac Primary Mortgage Market Survey (Oct. 22, 2026).