Bill 9: Maui’s Vacation Rental Update 

What It Means for Buyers, Sellers & the Housing Market

In the wake of Maui’s recovery of the Lahaina fires in 2023, local lawmakers and Maui Strong are making progress with Bill 9, a proposal that could eliminate thousands of short-term rentals (STRs) in apartment-zoned areas.

On July 25, 2025, the Maui County Council’s housing committee voted 6-3 to advance the bill, marking another step toward reshaping how condos can be used and rented on the island.

What Bill 9 Would Do

• Target Minatoya-listed STR properties in apartment-zoned buildings

• Phase out those STRs by:

• January 1, 2028 in West Maui

• January 1, 2030 in all other districts

• Establish a temporary group to explore:

• Appeals, exemptions, and potential rezoning to hotel/resort

• No opt-outs have been included (yet), pushing some HOAs to start rezoning applications independently

Legal & Economic Impacts

Critics say Bill 9 may violate vested property rights, setting the stage for lawsuits. Economically, a UHERO analysis warns that removing STRs could:

• Shrink Maui’s GDP by 4%

• Cut visitor spending by $900M/year

• Eliminate 1,900 jobs

• Trigger 20–40% drops in condo values in affected zones

What It Means for Sellers

If You’re Selling an STR-Approved Condo

Uncertainty is impacting pricing, especially in apartment-zoned buildings. Buyers are more cautious, and clear zoning documentation or HOA action to preserve STR rights (like rezoning efforts) can make your listing more attractive.

Even in resort- or hotel-zoned properties, we’re seeing greater pricing sensitivity due to rising inventory and a more cautious buyer pool.

If You’re Selling a Non-STR Condo (Long-Term Only)

You're not immune to the market shifts. Some long-term rental condos are also dropping in value, why? If Bill 9 passes, the market could soon see a significant influx of long-term rental supply, increasing competition. Buyers know this, and it's leading to softer prices across the board, even for properties unaffected directly by Bill 9.

In either case, strategic pricing and clear communication about your property's zoning, rental use, and HOA actions are more critical than ever.

What It Means for Buyers

If you’re shopping for a Maui condo, you’ll need to dig deeper than just the listing:

• Confirm if it’s on the Minatoya List

• Check current zoning

• Find out if the HOA is pursuing rezoning

Hotel- and resort-zoned units are currently safe from Bill 9, which is giving buyers more confidence in those areas and taking advantage of lower pricing. Broader market factors like increased inventory, interest rates, and uncertainty are creating opportunities to negotiate, especially if you’re working with an agent who understands both real estate and policy.

In Summary:

Bill 9 is advancing, but not yet law. The timelines are now in motion (2028 and 2030), and both buyers and sellers must act with clarity. Whether your property allows STRs or not, the entire condo market is feeling the effects, some directly through regulation, others indirectly through increased rental competition.

The best strategy in this shifting landscape? Stay informed, understand your zoning, and work with experts who know how policy shapes value on Maui. i am always hear to dive deeper in the conversation.