Maui Condo HOA Fees and Insurance: What You’ll Actually Pay
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 Maui vary a lot by location and age. Recent local estimates put them in these ranges:
| Type of condo | Typical monthly dues |
|---|---|
| Oceanfront (makai), such as in Kihei | About $1,000 to $2,500+ |
| Inland (mauka) | About $500 to $1,200 |
| Kaanapali and Lahaina resort complexes | Among the highest on the island |
Dues usually cover water, sewer, trash, landscaping, exterior upkeep, pools and elevators, and the building’s master insurance policy. Oceanfront buildings cost more because salt air wears out railings, plumbing, and concrete faster, and because they cost more to insure.
What happened to insurance
After the Lahaina fire, many Maui associations saw their master insurance premiums jump several times over in a single year. One West Maui oceanfront association went from about $100,000 in 2023 to about $1.4 million at the 2024 peak. Its 2026 premium is down to about $369,000. That’s well off the peak, but still more than three times what it paid before the fire.
That pattern of a big spike followed by partial relief is common. Some buildings are now seeing dues come down a little. Few are back to 2022 levels.
The state has stepped in. A 2025 law reactivated the Hawaii Hurricane Relief Fund and expanded the state’s insurer of last resort, so associations that can’t find private coverage have a backstop. There’s also a state loan program for condo repairs that keep buildings insurable.
Why insurance matters for your loan
Fannie Mae and Freddie Mac require a building to carry full coverage, including hurricane coverage. If an association cuts coverage to save money, lenders may not be able to sell loans in that building. That can limit buyers to cash and hurt resale value. Before you make an offer, ask your lender whether the building is approved.
Special assessments and deductibles
Many Maui buildings date to the 1970s and 1980s. Old plumbing, roofs, elevators, and fire safety upgrades often lead to special assessments on top of regular dues. Low dues can be a warning sign. They may mean the reserves are underfunded and a big bill is coming.
Also check the master policy deductible. Some associations carry deductibles of $50,000 or more for water damage and can bill an owner whose unit caused the claim. Your own HO-6 policy should cover that gap.
Property tax depends on how you use it
Maui County taxes condos at very different rates depending on use. Here are the fiscal year 2026-27 rates for the lowest value tier:
| How you use it | Rate per $1,000 of assessed value | Tax on a $700,000 condo |
|---|---|---|
| Your primary home | $1.65 | About $1,155 |
| Long-term rental | $2.90 | About $2,030 |
| Second home, not rented | $6.25 | About $4,375 |
| Short-term vacation rental | $13.00 | About $9,100 |
Those figures are before any home exemption. Rates rise in higher value tiers.
Before you buy, ask for
- The association’s current budget and the next year’s proposed budget
- The most recent reserve study
- The master policy declarations page, including deductibles
- Board minutes from the last two years, which often reveal planned assessments
- Whether the building is on Maui’s list of apartment-zoned vacation rentals being phased out, if you plan to rent short-term
Next step
If you’re comparing Maui condos, send us the buildings. We’ll pull the budgets and insurance details so you can compare true monthly costs, not just prices.
