10 Things to Know Before Buying a Home in Maui

Buying a home on Maui is a dream for many, but the process is unique compared to purchasing property on the mainland. From understanding land ownership to navigating local rules, being prepared will save you time and stress. Here are 10 key things every buyer should know before starting their Maui home search.

1. Fee Simple vs. Leasehold

Unlike most of the mainland, Maui has both fee simple (you own the land and property) and leasehold (you own the home but lease the land for a set number of years) properties. Leasehold can be less expensive upfront, but there are long-term restrictions. Always know which type you’re buying.

2. Condos and Short-Term Rental Rules

Not every condo on Maui allows short-term rentals. Certain complexes are zoned for vacation use, while others are strictly residential. This makes a big difference if you plan to offset costs with rental income.

3. CPR Properties (Condominium Property Regime)

It’s common on Maui for larger lots to be split into CPRs, essentially turning them into separate “condo-like” parcels. Each CPR can be sold individually, but ownership and rules can vary. This is something many off-island buyers aren’t familiar with.

4. Water Meters & Infrastructure

Upcountry and rural areas like Kula often have limited water meter availability, and waitlists can stretch for years. A property’s water situation can make or break its future potential.

5. Homeowners Associations (HOAs)

From Wailea to Kihei, many neighborhoods and condos are governed by HOAs. Fees can vary widely depending on amenities (pools, security, landscaping), so it’s important to budget for this upfront.

6. Property Taxes

Maui County offers different tax rates for homeowners, second homes, and investment properties. If you plan to live here full-time, applying for the homeowner exemption can significantly reduce your property tax bill.

7. Climate Zones

From sunny South Maui to the cooler slopes of Upcountry, Maui’s microclimates are diverse. Where you choose to buy affects not just your lifestyle, but also things like energy costs, gardening, and even home maintenance.

8. Insurance Considerations

Because of Maui’s location, you’ll want to factor in insurance for hurricanes, flooding, and sometimes lava zones. Premiums can vary depending on the property’s location and type.

9. Financing on Island

Local lenders understand Maui’s nuances better than mainland banks. For unique situations like condos, CPRs, or leasehold properties, working with a Maui-based lender can make financing smoother.

10. Work with a Local Expert

Maui’s real estate market is small, competitive, and very different from larger cities. Having a trusted local realtor by your side means you’ll have insider knowledge, from hidden gems to navigating local rules.

Final Thoughts

Buying a home on Maui is both exciting and complex. By understanding the unique aspects of island real estate, you’ll be better prepared to make confident decisions.

If you’re considering a move or investment on Maui, I’d be happy to guide you through the process. Contact me anytime to start your search for the perfect home in paradise.