The list price is only part of what a Maui condo costs. Monthly association dues, insurance passed through those dues, special assessments, and property tax can add up to more than the mortgage. Since the 2023 fires, insurance has driven most of the change. What dues typically run Association dues…

On Kauai, a condo can rent to visitors if it sits inside a Visitor Destination Area (VDA), or if it holds a grandfathered nonconforming use permit. Outside those, any rental shorter than 180 days is illegal. That one fact decides most of what a Kauai vacation rental condo is worth….

Yes, but only in certain buildings, and fewer than most buyers expect. On Oahu, rentals under 30 days are legal mainly in resort-zoned areas or in units that hold a nonconforming use certificate. Everywhere else, you’re looking at monthly or longer tenants. The rules in plain terms Honolulu’s current rules…

A lot of Kohala Coast purchases start with a holiday trip. Buyers spend Christmas at Mauna Lani or Hualalai, fall for the coast, and start looking. If that’s you, the weeks between now and the new year are a good time to see homes, and a workable time to close…

The last quarter is one of the better times to buy on Oahu if you’re ready. There are fewer buyers, and the homes still listed often belong to sellers who want to be done before January. For military families with orders in hand, it can also be a calmer time…

If you want to own a Kauai home by December 31, you need an accepted offer by mid-November with a loan, or early December if you’re paying cash. After that, holidays and island logistics start eating your days. Work backward from December 31 A financed purchase in Hawaii usually takes…

Maui Bill 9 & Bill 88: Minatoya List Phase-Out Guide + Condo Status Lookup (August 2026) Maui Vacation Rental Zoning · Updated August 19, 2026 Bill 9, Bill 88 & the Minatoya Phase-Out: Where Every Maui Condo Stands Roughly 7,000 apartment-zoned vacation rental units are being phased out — and…

Hurricane Lala Never Made Landfall. Here’s Why That Still Matters for Your Closing. Lala’s eyewall brushed the southern tip of Hawaiʻi Island on Saturday evening, but the eye passed South Point without ever coming ashore. By Sunday morning the storm had weakened from a hurricane to a tropical storm, with…

What It Costs to Sell a Home in Hawaii (2026 Listing Fees) Hawaii home seller’s guide · 2026 What does it cost to sell your Hawaii home? The listing fee is the biggest check you’ll write at closing — and since the 2024 NAR settlement, you also decide whether to…

What It Costs to Have an Agent Buy You a Home in Hawaii (2026) Hawaii home buyer’s guide · 2026 What does it cost to have an agent buy you a Hawaii home? Since the 2024 NAR settlement, buyers sign their own agreement and their agent’s fee is negotiated up…

Hawaii’s short-term rental rules have never been a single set of laws — they’re four separate county frameworks that increasingly have little in common, layered over a rising state tax. If you own, operate, or are thinking about buying a vacation rental anywhere in the islands, here’s where things actually…

Maui’s short-term rental saga just took its most significant turn since Bill 9 became law. On June 19, 2026, the Maui County Council gave final approval to Bill 88, a measure creating two new hotel zoning districts designed to throw a lifeline to thousands of vacation rentals being phased out…

After nearly two years of debate, Maui’s most consequential short-term rental law is on the books — and the picture in mid-2026 is more nuanced than the headlines suggested. If you own a condo, are thinking about buying one, or just want to understand what’s actually enforceable right now, here’s…

On an island where oceanfront estates routinely trade north of $2 million and the Kohala Coast resorts have become a cash-buyer playground, it’s easy to assume the Big Island has priced out everyone but the ultra-wealthy. It hasn’t. Two of the island’s most desirable inland communities — Waikoloa Village and…

Maui packs an extraordinary range of markets into a single island — from luxury resort condos in Wailea to upcountry ranch land at 3,000 feet to the remote, rural reaches of Hana. Each region has its own climate, pricing logic, and rules, and Maui now carries something no other island…