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Issue 1166 | August 5th, 2025
Aloha ,
Maui’s Condo Market: Shifting Currents, Emerging Opportunities
Aloha!
As we move into the second half of 2025, Maui’s condo market is undergoing a noticeable shift. While highly desirable oceanfront units continue to attract interest, especially from lifestyle buyers, we’re also seeing more inventory sit longer—particularly in complexes previously dominated by vacation rentals. Price reductions are becoming more frequent, and buyers are beginning to test the waters with below-asking offers. For buyers, this may signal a rare window of opportunity. For sellers, accurate pricing and strong marketing have never been more important.
Complicating the picture is the recent passage of Proposal 9, which seeks to eliminate short-term rentals in dozens of condominium complexes previously grandfathered under the Minatoya List. While the exact enforcement timeline remains uncertain and lawsuits are likely, the proposal is already influencing buyer behavior. Investor demand is softening in affected complexes, while some owners are listing preemptively in anticipation of regulatory changes. Others are holding back, unsure how the market will respond.
Current Market Trends by Area and Price Point
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South Maui (Kihei & Wailea):
Condos in short-term rental complexes like Kihei Akahi and Maui Banyan are seeing increased inventory, fewer offers, and growing buyer uncertainty due to their inclusion in Proposal 9. Meanwhile, luxury units in Wailea that are not affected by the proposal are maintaining value, although buyer urgency has slowed.
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West Maui (Lahaina, Kaanapali, Napili):
Still recovering from last year’s wildfire and grappling with the long-term impacts of Proposal 9, many West Maui condo complexes are experiencing both emotional and financial hesitation. Inventory is slowly rising, and properties that previously sold quickly are sitting longer. However, interest remains for well-priced listings with ocean views or recent renovations.
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Central & Upcountry Maui:
While these areas don't typically attract short-term rental investors, long-term residential condos (like those in Wailuku or Kahului) are seeing more stable demand. Buyers seeking primary residences or investment properties with steady long-term tenants are still active, especially in the under-$600K range.
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$1M+ Price Point:
Activity is slow unless the unit offers either a strong rental history (not affected by Proposal 9) or exceptional quality and location. Buyers in this range are taking their time and negotiating more aggressively.
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Under $700K:
Condos in this range are still selling—but with more caution. Buyers are factoring in potential rental limitations, HOA dues, and increased interest rates. Properties that are move-in ready and priced right are seeing the most activity.
Please check out some of the listings shown below for what we consider the Best Buys currently on the market in a variety of categories—from affordable long-term residences to well-positioned vacation rental units and luxury oceanfront escapes.
Mahalo Nui Loa,
Ken Smith R(S), Melissa Smith R(B), and Gregory P Smith R(B)
The Smith Team
P.S. Maui Panel Backs Kahului Workforce Housing Plan.
Market Watch
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Active |
Pending |
Sold |
Change |
| Homes |
445 (393) |
114 (79) |
687 (513) |
+1 |
| Condos |
862 (336) |
86 (20) |
697 (257) |
-17 |
| Land |
201 (80) |
20 (6) |
152 (53) |
-4 |
| Total |
1508 (809) |
220 (105) |
1536 (823) |
-20 |
1. Numbers in parentheses reflect listings over $1M
2. Sold listings are for the previous 12 months
3. Change is the increase/decrease from the previous week
January 2025
February 2025
March 2025
April 2025
May 2025
June 2025
Market Statistics
Updated list of all bank-owned and short-sale properties:
Bank-owned
Short sale
Homes Over $1M
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115 Kumula'au Ohia Loop
Wailuku
$1.395M (FS)
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This exquisite home is a true gem, showcasing countless upgrades and meticulous care throughout. From the moment you step inside, you’ll notice the thoughtful enhancements, including beautiful hardwood floors, elegant crystal chandelier and pendant lighting.
Customer Listing Synopsis
Video Tour
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1133 Front St
Lahaina
$2.799M (FS)
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1133 Front Street – Family Home in Lahaina’s Heart A Charming, Well-Located Lahaina Home This inviting 3-bedroom, 3-bath home offers approximately 2,006 sqft of comfortably updated living space and comes fully furnished. Located just around the corner from Baby Beach—one of Lahaina’s most beloved sandy shorelines—this residence is ready for immediate enjoyment. Location Highlights
Customer Listing Synopsis
Video Tour
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564 Anapuni Loop
Lahaina
$5.999M (FS)
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Welcome to your dream home in the prestigious gated community of Lanikeha! Situated on an expansive 1-acre lot at the edge of Anapuni Loop, this estate provides breathtaking panoramic views of the ocean, West Maui Mountains, and the neighboring islands of Lanai and Molokai. The open-concept single level floor plan and expansive windows seamlessly connect indoor and outdoor spaces, allowing natural light and stunning vistas to take center stage.
Customer Listing Synopsis
Video Tour
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Homes Under $1M
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3044 Lower Kula Rd
Kula
$840K (FS)
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Charming 1948 Home in Sought-After Lower Kula. Nestled on a spacious 14,952 sq ft lot, this delightful home radiates the timeless charm of old Hawaii. The property features a carport and detached garage, with a spacious workshop—perfect for hobbyists or extra storage.
Customer Listing Synopsis
Video Tour
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115 Luluka Pl
Kihei
$949K (FS)
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Live just minutes from the beach in this updated and versatile two-story 3-bedroom, 3-bathroom home. Recent upgrades, including fresh interior paint and brand-new ceiling fans, make this home move-in ready. The ground level features a full studio with its own kitchen and bathroom, perfect for guests, extended family.
Customer Listing Synopsis
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1353 kakae Pl
Wailuku
$975K (FS)
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Nestled in the highly sought-after Leisure Estates neighborhood, this spacious 4-bedroom, 3-bath home offers breathtaking ocean views and incredible potential. Situated on a generous 7,144 sq ft lot, the 1,892 sq ft residence features 40 owned PV panels with net metering for energy efficiency and central AC upstairs for year-round comfort.
Customer Listing Synopsis
Video Tour
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Vacation Condos Over $1M
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Lauloa # 106
Wailuku
$1.135M (FS)
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Welcome to Lauloa 106, a rare ground-floor retreat where the Pacific feels like your private backyard. Fully remodeled, this two-bed, two-bath property layers modern luxury—wide-plank floors, sleek cabinetry, stainless appliances, split-zone A/C, 4K smart TVs, and in-unit laundry—onto the timeless allure of oceanfront living.
Customer Listing Synopsis
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Grand Champions # 29
Kihei
$1.188M (FS)
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The one you’ve been waiting for at Grand Champions: Unit #29! Rarely do these ground floor corner locations become available in the community. From top to bottom, this villa has so much to offer. With beautiful views of Haleakala, this home is conveniently located on the tranquil, back end of the complex.
Customer Listing Synopsis
Video Tour
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Wailea Ekolu # 1705
Kihei
$1.500M (FS)
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Situated on the prestigious Wailea Blue Golf Course with stunning ocean views, this modern single-level 2-bedroom, 2-bath ground-floor residence is located in Wailea Ekolu. Open-concept design with luxury gray vinyl plank flooring throughout.
Customer Listing Synopsis
Video Tour
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Vacation Condos Under $1M
Kalama Terrace # L-204
Kihei
$375K (FS)
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Welcome to this charming 1-bedroom, 1-bath unit in Kalama Terrace! This condo features a newer gas stove and refrigerator, along with granite counters in the kitchen and updated wood cabinets, tiled shower walls, and tiled floors throughout. Enjoy the view of the peaceful grounds from your covered lanai area.
Customer Listing Synopsis
Video Tour
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Kauhale Makai # 102
Kihei
$499K (FS)
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Kauhale Makai - Oceanfront Property! This ground floor studio, with a mountain view, is being sold fully furnished and turn-key. Quick, easy access to the beach and outdoor activities. Maintenance fees include water, trash, sewer, internet, fire/hurricane insurance, pest control, common area maintenance, and reserves.
Customer Listing Synopsis
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Kihei Resort # 117C
Kihei
$599K (FS)
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Beautifully updated 1 bedroom, 1 bath ground-floor condo in the highly desirable Kihei Resort located directly across from Kalepolepo Beach Park. Enjoy indoor-outdoor living with an open layout that flows to a private lanai surrounded by a lush tropical landscaping. The kitchen features stainless steel appliances, ample counter space, and everything you need to cook or entertain.
Customer Listing Synopsis
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Shores of Maui # 216
Kihei
$799K (FS)
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Welcome to your Maui dream retreat! This beautifully renovated 1-bedroom, 1-bath condo offers unobstructed, panoramic ocean views, upscale finishes, and resort-style amenities-all in a prime Kihei location. Enjoy spectacular sunsets over the Pacific from your private, covered lanai and wake up to sunrises above Haleakala's 10,000-foot summit from your bedroom.
Customer Listing Synopsis
Video Tour
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Palms at Wailea I # 1803
Wailea
$975K (FS)
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Welcome to the Palms at Wailea, a sweet first floor unit tucked away in a private garden area of the complex. It features a large beautifully furnished lanai with dining and lounge areas. This well-appointed, fully furnished unit has newer furniture and artwork, and is a great place to relax and unwind.
Customer Listing Synopsis
Video Tour
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Residential Condos Over $1M
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Wailea Town Center # C-203
Kihei
$1.995M (FS)
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Where the Ocean Becomes Your Backdrop and Wailea Becomes Your Everyday. Wailea Town Center C-203 is a rare offering, blending the privacy of a boutique residential enclave with the panoramic beauty of the Pacific and the unmatched convenience of Wailea’s vibrant core. From this vantage point above it all, life unfolds in color, sunlight dancing across the sea, the silhouette of Kaho?olawe on the horizon, and the quiet rise of Haleakala as your morning companion.
Customer Listing Synopsis
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Coconut Grove # D14
Lahaina
$5.565M (FS)
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Welcome to Residence D14 at Coconut Grove on Kapalua Bay, a rare offering of unparalleled beachfront luxury in the heart of the world-renowned Kapalua Resort on Maui’s spectacular West Side. This 3-bedroom, 3.5-bathroom oceanfront villa spans 2,625 square feet of exquisitely designed interior living space and is located directly in front of the white sand beach of Kapalua Bay—one of Hawaii’s most celebrated beaches.
Customer Listing Synopsis
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Residential Condos Under $1M
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Harbor Lights # C213
Kahului
$199K (FS)
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This is a 2 bedroom, 1.5 bath unit in Harbor Light Condominium. . Close to Maui Arts & Cultural Center, College, Kaahumanu Shopping Center, groceries, Hospital and County buildings. This unit faces the UH - Maui Campus and is very private. Please call your favorite realtor today for a showing.
Customer Listing Synopsis
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Kihei Shores # J206
Kihei
$489K (FS)
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Island Living Across from the Beach. This beautifully renovated 2-bedroom, 2-bathroom condo in residential Kihei Shores community is just steps from the sand—offering you the best Maui lifestyle. From the moment you walk in, you’ll notice the fresh feel of brand-new flooring, modern kitchen cabinets, new paint throughout, and new appliances that make the space feel both luxurious and welcoming.
Customer Listing Synopsis
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Haleakala Gardens # 12E
Kihei
$695K (FS)
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Welcome to Haleakala Gardens, a pet-friendly complex just one block from the ocean and steps to Kalepolepo Beach and Waipulani Beach Park. Nestled in lush tropical landscaping, this top-floor, garden-view unit in Building 12 offers peace and privacy with a beautifully remodeled interior. This spacious 3-bedroom, 2-bathroom home features soaring vaulted ceilings and a thoughtful full renovation from top to bottom.
Customer Listing Synopsis
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Vacant Land
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637 Kauna Lipo Dr
Wailuku
$650K (FS)
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This exceptional vacant land offers a rare opportunity to build your dream home in a hillside setting nestled on the side of the West Maui Mountains. With views of Haleakala and the sparkling Pacific Ocean, this gated Wai'olu Estates community promises a welcoming and creative opportunity in a new up and coming neighborhood.
Customer Listing Synopsis
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