Maui’s Bill 9 Update: What the Latest Changes Could Mean for Condo Owners and Buyers
- walshmaui
- Oct 31
- 3 min read
There’s been a lot of buzz lately around Bill 9, the county proposal that could phase out short-term rentals (STRs) in apartment-zoned complexes across Maui. It’s been one of the biggest ongoing conversations in local real estate and the discussion has shifted again in recent weeks.
Here’s a quick breakdown of what’s happening, what the proposed exemption list means, and where things might go from here.
A Quick Recap
Bill 9 was introduced to limit short-term rentals in apartment-zoned properties, with the goal of returning more housing to full-time residents. The original proposal would have impacted thousands of condos currently being used as vacation rentals across Maui.
The New Developments
A Temporary Investigative Group (TIG) recently released updated recommendations, including a potential exemption list, a group of apartment-zoned complexes that might be allowed to continue operating as short-term rentals.
There’s also talk of creating new “hotel” zoning (sometimes called H-3 or H-4) for certain properties on the exemption list. If that moves forward, some complexes could be reclassified to allow STR use permanently under the new zone type.
It’s an important development because it means not every apartment-zoned complex will be affected the same way. Potential Exemption List Attached Below
What It Means for Owners
If your property is on the exemption list, your complex may continue to allow short-term rentals, but it’s not official until the County finalizes the bill and zoning updates.
If your property is not on the list, STR use could be phased out over a multi-year period. That would mean transitioning to long-term rental use, selling, or exploring rezoning options if available.
Either way, this is a good time for owners to understand where their property stands and start planning ahead.
What It Means for Buyers
For buyers looking at Maui condos, especially in areas like Kihei and Wailea, this bill adds another layer to consider. Complexes that land on the exemption list could see continued strong demand from vacation rental buyers, while others might shift toward resident or long-term rental use.
In other words, it’s shaping the market in real time, and we’ll likely see price and demand differences widen between “exempt” and “non-exempt” properties as things become clearer.
What Happens Next
The bill still needs to make it through a few more steps before becoming law:
The Housing & Land Use Committee will review the TIG’s recommendations.
Then it goes to the full County Council for a vote.
Finally, it heads to the Mayor for approval or veto. (Being a vocal point for this bill, if it makes its way to his desk, odds are that it will be approved by him).
If it passes, the County will roll out timelines and enforcement procedures, likely with transition periods built in.
Final Thoughts
Bill 9 is still a work in progress, but the direction it takes will have lasting impacts on Maui’s condo market and real estate market as a whole.
Whether you’re an owner wondering about your property’s future or a buyer trying to understand where opportunities might open up, staying informed right now is key.
I’ll keep sharing updates as this develops. If you'd like to stay informed and connected for more in-depth reviews please email me directly to stay in touch.
If you’d like a copy of that list once it’s finalized, or if you want to know how a specific property might be affected, feel free to reach out!
– Luke Walsh
Villa Group Maui / Coldwell Banker Island Properties
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