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Upcountry · Maui

Kula and Pukalani

Kula and Pukalani are on Haleakala’s western slopes. Pukalani is a residential town with standard subdivisions and a golf course; Kula is mostly larger lots and agricultural land stretching south to Keokea and Ulupalakua.

Mostly single-family homes3 condo complexesHawaiian Home Lands in this area

About Kula and Pukalani

Upcountry’s busiest single-family market, with about 90 sales in the first nine months of 2026 and monthly medians from about $1.1 million to $1.7 million. Condos are rare and mostly townhome projects in Pukalani.

What homes sell for

Property typeSales, Jan–Sep 2026Monthly median range
Single-family homesAbout 90$1.1M–$1.7M
Condos11$745K–$2.0MFew sales, so treat this as a rough guide

Source: Title Guaranty monthly Maui residential sales reports, January–September 2026. Medians are reported monthly and often rest on a handful of sales, so we show the range of monthly medians rather than one number. Areas follow Title Guaranty’s neighborhood groupings.

Can you rent to visitors?

HousesPermit required, capped at 15Outside resort and apartment districts, Maui County allows visitor rentals of a house only with a short-term rental home permit, and caps those permits by community plan area. The Makawao-Pukalani-Kula area is capped at 15. The owner must have owned the home for at least 15 years, the home must be at least 15 years old, and permits don’t transfer when a home sells. A buyer can’t plan on renting a house here to visitors.
CondosVaries by buildingIn our directory: 2 long-term only · 1 not confirmed. Bill 9 phases out visitor rentals in apartment-district buildings on the county’s Minatoya list, by January 1, 2031 for this area. Rules differ building by building. See the Bill 9 tracker or the condo list below.

Land, title and what to check

Water is the first thing to check on any Upcountry lot. The county stopped taking new applications for Upcountry water meters on January 1, 2013, and about 1,424 applicants were still on the waiting list as of October 2025. A lot without a county meter may depend on catchment or a private source.

Much of Kula is in the state agricultural district. County rules on farm dwellings apply, and a short-term rental home permit on agricultural land requires a fully implemented farm plan.

The Keokea and Waiohuli homesteads in Kula are Department of Hawaiian Home Lands communities.

Hawaiian Home Lands homesteads are leased rather than sold on the open market. Leases run 99 years and are awarded from the Department of Hawaiian Home Lands waiting list to native Hawaiians with at least 50% Hawaiian ancestry. A lease can pass only to a qualified relative or another eligible beneficiary, so these homes don’t appear as regular listings.

Hazards, water and access

The August 2023 Upcountry fires burned homes in Kula. The county counted the first Kula rebuilds completed by late 2025.

The county lifted the Upcountry Stage 1 water shortage in March 2026.

Check any address for its FEMA flood zone, tsunami evacuation zone, sea level rise exposure and wildfire risk with our Hawaii flood zone lookup.

Public schools

The public high school for most addresses here is King Kekaulike High School. Assignments go by address, so confirm with the Hawaii State Department of Education.

Condo complexes in Kula and Pukalani

Units, year built and visitor rental status from our Maui condo directory.

Cottages at KulamaluUpcountry · Pukalani2008Not confirmed
Gardens UpcountryUpcountry · Pukalani20 · 2000Long-term onlyLiholani Golf VillasUpcountry · Pukalani26 · 1998Long-term only

Sources: Title Guaranty Hawaii monthly sales reports; Maui County Code chapter 19.65 (short-term rental homes); Maui County Department of Water Supply; Department of Hawaiian Home Lands; Maui County recovery updates. Checked October 2026. This guide sticks to public facts about prices, rules, land and hazards. It doesn’t rate neighborhoods or describe who lives in them.