Maui Bill 9 and the Minatoya List: Where Things Stand Now

In late 2025, Maui County passed Bill 9, a major new law that could change the future of thousands of short‑term rental properties across the island. Since then, the first lawsuit has been filed against the County, and many owners and buyers are asking the same question: what does this really mean right now?

Here’s a clear and easy‑to‑understand breakdown.

What Is the Minatoya List?

The Minatoya List refers to condominium properties that are zoned for apartment use but have been legally allowed to operate as short‑term rentals for decades. This allowance came from a long‑standing county legal interpretation dating back to the early 2000s.

Because of this, many owners bought these units specifically for vacation rental use, often at higher prices based on that income potential.

What Does Bill 9 Do?

Bill 9 changes that long‑standing policy.

Under the new law:

• Short‑term rental use for Minatoya List properties in West Maui is scheduled to end on January 1, 2029

• Short‑term rental use for the rest of Maui County is scheduled to end on January 1, 2031

The County’s goal is to move these units back into the long‑term housing market to help address Maui’s housing shortage.

The First Lawsuit Has Been Filed

As expected, Bill 9 is now being challenged in court.

In December 2025, owners of units at Kāʻanapali Royal filed the first lawsuit against Maui County. The lawsuit argues that:

• Is “wrongful, oppressive, and unreasonable” as applied to their property rights.

• Removes a legally relied-upon right to operate short-term vacation rentals that has existed for decades under county practice and zoning interpretations.

• Denies them viable economic use of their property, rising to the level of an unconstitutional regulatory taking without just compensation — something prohibited under both the Hawaiʻi Constitution and the U.S. Constitution. Maui Now

In short, they argue that because these units have operated as short-term rentals for nearly 45 years under longstanding county practice, eliminating that use now amounts to an improper taking of property.

The plaintiffs are asking the court to block enforcement of Bill 9 while the case is reviewed.

More lawsuits are expected, and some may seek class‑action status on behalf of all Minatoya List owners.

What This Means Right Now

At this point:

• Bill 9 is law, but it is being actively challenged

• The phase‑out dates are still several years away

• Court rulings could delay, change, or overturn parts of the law

For buyers and sellers, uncertainty is the biggest factor. Pricing, demand, and financing for Minatoya List properties may continue to shift as legal challenges move forward.

Looking Ahead

Bill 9 is no longer just a policy debate, it is now a legal issue that will likely take years to fully resolve.

Property owners, buyers, and investors should stay informed, understand the risks, and watch closely for court decisions that could shape the future of Maui’s short‑term rental market.

Why This Shouldn’t Scare Buyers

While it’s important to keep Bill 9 in perspective.

Not all short-term rentals on Maui are affected. Hotel-zoned properties are not part of Bill 9, and roughly 50% of currently permitted short-term rentals across Maui are not on the Minatoya List. That means there are still many legal, stable options for buyers who want vacation rental use without uncertainty tied to this legislation.

For informed buyers, this moment can actually create opportunity. Market uncertainty often leads to softer pricing, motivated sellers, and less competition, especially for well-located properties that fall outside the Bill 9 phase-out.

More importantly, buying real estate on Maui has always been about more than numbers alone. When you purchase a home or condo here, you’re buying a way of life, access to world-class beaches, outdoor living, community, and the unique blend of island living. While we always aim to find strong financial fundamentals for our clients, lifestyle value matters just as much.

The key is staying informed, understanding zoning and rental rules, and working with local expertise to identify the right opportunities, and understanding what works best for you and your family.

If you’re considering buying on Maui and want clarity on what properties make sense for your goals, reach out today. We’re here to help you navigate the market, uncover opportunities, and find the right balance between lifestyle and investment.