Understanding Maui’s Bill 9: What It Means for Condo Owners, Buyers, and Sellers

What Bill 9 Proposes

Bill 9 is a major piece of legislation in Maui County that seeks to phase out Transient Vacation Rentals (AirBnb, VRBO, Short Term Rentals, etc.) in apartment-zoned condos — specifically those on the Minatoya List. The intent is to shift these units back into the long-term housing pool to address Maui’s ongoing housing shortage, which became more critical after the 2023 Lahaina wildfires. This does not apply to all T.V.R. condos but just those currently zoned as apartments.

Bill 9 aims to potentially ease housing and condo pricing, supporting local workers to find more available housing options, and strengthening community stability. At the same time, it could reduce visitor accommodations and significantly impact property owners’ rental income, reshaping Maui’s tourism economy. The debate centers on balancing the need for local housing with the financial realities of a tourism-driven island that may have a deeper financial impact.

Current timelines under the latest amendments:

• West Maui: Short-term rental use ends by July 1, 2028

• Rest of Maui County: Ends by July 1, 2030

The bill has advanced through the Housing & Land Use Committee and is moving toward a full County Council vote. Additional amendments are still possible and even the potential for some of the condos to be exempt form the bill. Legal challenges are likely to be presented by current TVR owners once the bill passes.

The Minatoya List Explained

The Minatoya List includes roughly 7,000 apartment-zoned condos that have historically been allowed to operate as short-term rentals due to a 2001 legal opinion by Deputy Corporation Counsel Richard Minatoya. View the full list of A1 & A2 zoned condos by clicking HERE.

Properties on this list include popular complexes such as Wailea Ekolu, Wailea Ekahi, Grand Champions, and others. While they are apartment-zoned (traditionally intended for long-term residential use), they have been operating as vacation rentals for decades under this exemption. Bill 9 directly impacts these properties by phasing out their STR use.

Why Zoning Matters

Zoning determines what activities are legally permitted on a property.

• Hotel/Resort Zoning → Designed for visitor accommodations. STR use is permitted and largely unaffected by Bill 9.

• Apartment Zoning → Intended for residential housing. STRs in these zones were previously allowed under Minatoya’s interpretation but are now targeted for phase-out.

For buyers and sellers, zoning is critical, it affects current rental income potential, financing options, property value, and resale demand.

Market Trends and Impact

Since Bill 9 was introduced, the market for apartment-zoned condos has shifted noticeably:

• Inventory is Up – Many owners are listing ahead of potential changes, creating more supply.

• Sales Volume is Down – Fewer buyers are willing to commit with regulatory uncertainty.

• Prices Have Declined – In some areas, median prices for apartment-zoned condos are down between 10–25% year-over-year.

  • Average sold price per square foot for Minatoya condos dropped from ~$1,322 to ~$1,112 (≈15–16% decrease).

  • West Maui’s median condo price has fallen roughly 12% compared to last year.

This shift is creating a buyer’s market in this segment, more negotiation power for buyers and added pressure for sellers.

What This Means for Buyers

• Do Your Due Diligence: Confirm zoning with your real estate agents, Minatoya and bill 9 status, and any pending county actions.

• Plan for the Future: Don’t assume short-term rental income will be available forever. Be mindful of the financial differences that come between nightly rentals and long term leases.

• Look for Opportunity: If you are comfortable with potential changes, the current market offers more inventory, softer pricing, and negotiating leverage. There are plenty of options on the market whether you are looking for a TVR or long term personal residence.

What This Means for Sellers

• Be Transparent: Clearly disclose zoning status and whether the unit is on the Minatoya List.

• Price Realistically and market competitively: While the potential phase-out of short-term rentals after 2028–2030 may narrow the investor pool, your property can still attract strong interest. By highlighting its unique features, desirable location, and lifestyle benefits, we can position it as an exceptional opportunity for buyers seeking long-term value and enjoyment.

• Stay Informed: Follow HOA or association efforts around rezoning or potential exemptions.

Next Steps for Bill 9

The bill will proceed to the full County Council for additional hearings and votes. Further amendments or phased implementation schedules could be added. Legal challenges from associations or individual owners may follow, which could delay or complicate enforcement.

The Bottom Line

Bill 9 represents a significant shift for Maui’s condo market, particularly for apartment-zoned properties on the Minatoya List. This bill will not only impact these property owners but also travelers and the Maui economy as a whole. For sellers, it means adjusting expectations and pricing to match market realities. For buyers, it represents both a risk and an opportunity.

Hotel and resort-zoned condos remain more stable investments, but the broader market adjustment is still being felt. The next 6–12 months will be key in determining how Bill 9 is implemented and how the market ultimately responds.