Smith Team Real Estate Newsletter

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Issue 1216 | July 21st, 2026

Aloha ,

In this newsletter:

Market Update Market Watch Homes
Over $1M Homes
Under $1M Vacation Condos
Over $1M Vacation Condos
Under $1M Residential Condos
Over $1M Residential Condos
Under $1M Vacant Land

Tranquil Upcountry Retreat

408491-21e3f07d-ee37-4d39-9c6b-941fef0b2c76 (1)

40 Pulehu Nui Rd
Kula

$3.980M (FS)

Set across two fully usable acres in one of Kula most desirable microclimates, this exceptional agricultural-zoned estate presents a rare fusion of refined luxury, privacy, and productive farm-to-table living—framed by commanding west-facing ocean and sunset views over the West Maui Mountains and the neighboring outer islands. The single-level main residence is thoughtfully designed with no interior steps, soaring vaulted ceilings, and expansive window walls that flood the home with natural light while capturing sweeping panoramic vistas. Contemporary farm-style finishes complement the home’s elevated setting, creating a sophisticated yet relaxed Upcountry living experience.

Listing Details
Video Tour

Housing Expansion: Maui County Adopts Uniform Rules for Accessory Dwellings

Aloha!

In a sweeping effort to generate more long-term housing options for residents, Maui County has officially adopted new regulations for accessory dwellings, commonly referred to as ʻohana units. The updated ordinance establishes a consistent countywide framework across Maui, Molokaʻi, and Lānaʻi, moving away from past restrictions that tied construction limits strictly to lot sizes and location.

Here are the key changes property owners need to know about the new ordinance:

Up to Three Units Per Lot: Qualifying residentially and rurally zoned lots countywide are now eligible to build up to two accessory dwellings in addition to the primary residence, allowing for a total of three units on a single parcel.

Expanding Into Project Districts: The rules open up development opportunities in several regional project districts where accessory dwellings were previously restricted, including parts of Kapalua, Kīhei-Mākena, and Wailuku-Kahului.

Strict Long-Term Use Protections: To ensure these units directly alleviate the local housing shortage, all new accessory dwellings are designated strictly for long-term residential housing. They are prohibited from being used as transient vacation rentals, short-term rentals, or bed-and-breakfast operations, carrying a minimum lease requirement of 180 days.

Financial Assistance Available: Homeowners looking to build can explore the Department of Housing’s active ʻOhana Assistance Program, which offers grants up to $100,000 to assist owner-occupants with construction costs.

While the new rules provide greater flexibility, all new builds must still clear the standard county infrastructure hurdles, including building permits, setback limits, and water and wastewater capacity reviews.

Mahalo Nui Loa,

Ken Smith R(S), Melissa Smith R(B), and Gregory P Smith R(B)

The Smith Team

P.S. Rep. Case introduces bill to boost transit-oriented affordable housing

Market Watch

	Active	Pending	Sold	Change
Homes	477 (415)	111 (73)	714 (526)	+3
Condos	893 (315)	117 (18)	760 (194)	+3
Land	209 (76)	18 (3)	142 (33)	-4
Total	1579 (806)	246 (94)	1616 (753)	+2

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 2026
February 2026
March 2026
April
May
June

Market Statistics

Updated list of all bank-owned and short-sale properties:

Bank-owned
Short sale

Homes Over $1M

410267-fc2d466b-ece5-48fe-9fad-f801e1ed21a4

156 Alaluana Rd

Makawao

$1.650M (FS)

Follow the country road to the very top of Piiholo Road, where peaceful Upcountry living, privacy, and breathtaking surroundings await. Nestled on this exceptional 3 Acre property is a custom-crafted 2-bedroom bamboo home that blends natural beauty, sustainability, and timeless design. Bamboo is prized around the world for its strength, warmth, and renewable qualities, creating a truly unique living environment.