What was supposed to be the most significant decision yet on Maui’s vacation rental crackdown ended with more waiting. The County Council’s Housing and Land Use Committee met for more than seven hours yesterday—this time most of it strangely behind closed doors—then recessed without the widely anticipated vote. Bill 9, the controversial proposal that could eliminate thousands of short-term rentals in apartment-zoned buildings, will now return on July 23 and 24, with any future outcome more uncertain than ever.
In the meantime, the confusion continues. There is no updated sense of what to expect. No confirmed amendments. No clear path forward. Just three more weeks of guessing for travelers, residents, owners, property managers, and the workers who depend on these rentals.
One reader put it bluntly: “The hearing will be theater. The lawsuits will be real.”
Visitors rethink Maui trips due to uncertainty.
Even without a vote, the effect on travel plans is real. Longtime visitors say they’re now skipping or postponing Maui trips because they can’t be sure their condo rentals will still be available. Liz said she and her husband, both in their 80s, had planned to return to Kihei this winter but decided against it. “Reading all the comments prevents us from making a reservation for November 2025 through March 2026.”
Penny, another frequent visitor, added, “If short-term rentals aren’t available or become much more expensive, visiting will be impossible.”
Others are quietly shifting to different islands. Jack wrote, “I just go to the Big Island now where the prices are less, the locals are friendly, and snorkeling is fantastic with a lot less people. I don’t like hotels. I like STRs.”
Empty calendars and mounting costs for rental owners
For many owners, the delay means more than just uncertainty—it’s translating into lost income and growing financial pressure. Carl said his rental calendar has nearly emptied out: “At present, my rental has only two weeks of bookings from now till year end.” He added that many owners in his position are now in “financial distress.”
Even for those holding on, the math is bleak. Another reader pointed out that his condo association charges more than $2,400 per month in fees and assessments, excluding utilities, insurance, and property taxes. “It’s ridiculous to think that local residents want, or can afford, to purchase or rent in this condo property.”
Some owners say they’ve stepped up in times of crisis but are still being blamed. “Rob I” shared that after the Lahaina fire, he housed a displaced family of five in his unit at no charge. “There is so much speculation and misinformation. Please don’t further spread rumors.”
It’s not just owners—Maui workers feel the impact too
The council’s plan hasn’t addressed what happens to the people who keep these rentals running. From cleaners and maintenance crews to booking managers and small vendors, many say they rely on short-term rentals to support their livelihoods.
Tim asked, “Why is nobody talking about the people who clean, manage, and service these units? Where do they go when 2,000 or 7,000 rentals suddenly vanish?”
J, a longtime property owner, said his STR staff are well compensated and stable. “Our manager earns over $200,000 a year, and maintenance workers bill at $50 an hour. We’ve never lost an employee to a hotel. They just don’t pay well.”
Others echoed that STR jobs offer more freedom and better pay. PatG wrote, “Cleaners I know make three times the money working for STRs and are not slaves to the hotels. They can sub out when they want a day off. They wouldn’t have it any other way.”
Vacation rental clash exposes deepening divide on Maui.
The issue has become very emotional and polarizing. Some residents see STRs as a root cause of displacement and unaffordable housing. Others believe tourism is being scapegoated for much larger failures.
Todd, a sixth-generation Maui resident, wrote, “I’m a real person with three jobs and two kids who has been in Maui County for six generations. Tourism is the root cause of gentrification and homelessness.”
Robin in Kihei pushed back: “Class warfare isn’t the answer. Maui’s only industry is tourism. We need to embrace it by keeping costs affordable and making this the most desirable vacation spot in the world.”
As the bill drags on, the tone continues to sharpen. Sy argued, “STRs and tourists are the scapegoat for short-sighted housing policies. Bill 9 protects the interests of the big hotels and resorts and the billionaires.”
One question is whether these units can become homes for Maui families.
The bill’s stated goal is to return apartment-zoned vacation rentals to long-term residential use. However, many commenters argue that the buildings themselves were never intended for that purpose, and converting them could create more problems than it solves.
“Rob I” pointed out the mismatch: “Enjoy the one parking spot and no street parking. These buildings weren’t designed for long-term tenants.” Others raised concerns about high HOA fees, lack of storage, small unit sizes, and the absence of nearby schools, parks, or bus access.
“How do you get to something affordable for a working-class couple with one or two kids?” Rob I asked. “Government officials are economic illiterates.”
D warned that even well-intentioned conversions could collapse under financial strain. “Condo associations will be on the ropes. Maintenance will fall apart. These conversions are going to be the ghettos of tomorrow.”
Council hits pause but offers no path forward.
The council committee has now delayed a vote three times and this week entered executive session for legal consultation. While they’ve cited legal concerns—particularly about constitutional property rights and potential takings—no alternate proposal has been shared with the public. For many observers, that silence is starting to look like a strategy.
ClaudiaF commented, “They created this mess and now they’re stalling. The damage is already done.” Others are pointing fingers at the political forces behind the bill. J said, “The hotel lobby is behind this. STR owners are being squeezed out while hotel chains are quietly celebrating.”
Some believe the county has other funding sources to fall back on. PatG pointed to the recent federal disaster grants and settlements, saying, “Maybe that’s why they’re not worried about the economic fallout.”
Will this delay change anything?
With the committee not scheduled to reconvene until July 23, many are wondering whether the council is stalling intentionally or is simply unsure of what to do next. And what exactly were they advised behind closed doors during legal counsel?
Jay H offered a take that captured the mood of many: “This whole thing is political theater. They’re hoping to let time do the work so they don’t have to.”
Is this making you rethink your next trip to Hawaii or stay on Maui? Let us know how the delays and confusion are affecting your plans, and what you think Maui should do next.
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The other part of this story which was not mentioned in the article is how this proposal is driving down condo values. I have a unit in Maui Vista. We purchased in 2020 just before the pandemic. In 2023, we put almost $150,000 in our unit in a total remodel. We wouldn’t break even if we sold today because of plummeting prices due to the uncertainty of this lousy bill. Meanwhile we are paying property taxes on a value of over $225,000 more than what sales comps are in the same unit and are paying some $10,000 a year for a 600 square foot unit.
Proposition 9 is ludicrous at best. My sister in-law has a condo at Papa kea & the monthly HOA on her 625 square foot condo is over $1,500 per month and property taxes are almost $12,000 per year.
Today’s Seattle Times has a lengthy article about 57 acre housing
development in Lahaina. The 450 homes will house 1,500 people and is on track for full occupancy this summer. The company has plans to put up a lot more. The factory cb make 500 of these per month. Why hasn’t this been in the news? Who is keeping this quiet and why??
Good article, thanks for the hint.
I believe I said this before in a previous post but I do believe the Maui officials elected leaders who are in charge are greedy and they think visitors to the island have endless empty pockets. Not all of us can come there and buy an island like the Oracle from Oracle. Last time I was there which was in March of 25 I felt like a walking wallet was disrespected by non Hawaiian locals AKA rich white people by the way I’m white too. Probably will never come back two trips to Paradise was enough especially after the last one. The trip before right after the fires was perfect because fewer people everyone was friendly but two years later oh things have changed.
Your loosing customers. Fix it or get out of your not fit to run this island!!!!!!!!
I my self has a time share unit and have been to Maui over 20 times. But your country can build plenty of apartments above Lahaina and that would cover the bad grass problem. Why screw the condos that bring in money!!! This is not being handled smart! get more fire stations!!! Hello this is a no brainer!!!
I have wintered in Maui 11 winters for 4 months. I wished the government focused on improving the most basic thing like sewage. The upcountry septic fields flood out every year, brown water flowing down is destroying the beautiful ocean we all appreciate. I can’t believe this isn’t one of their top priorities.
Many of the south Maui beaches are not safe. The visitors are often not even aware of how bad the bacteria is. It should be monitored and posted at the very least by lifeguard stations.
This is Hawaii’s dirty secret. They’re not septic tanks, they’re cesspits at the homes. Hawaii was the last state to ban cesspits, most states banned them decades before Hawaii did.
They’re just open bottom pits that raw sewage is dumped in. The volcanic soil just lets the sewage percolate right through. This makes pretty much every stream in the state unhealthy to be in. The only reason the ocean is OK is because of the strong current washing the sewage away.
The Mayor should be held accountable for the economic damage he has caused to the tourism industry as a whole. Restaurants, STR owners, Cleaners, Property Managers, Maintenance workers etc.
Can we find someone to lead that has some economic and business intuition as well as real knowledge?
The council should look at Havana Cuba to see what conversion to long term rentals does to communities. Cuba’s only real income is from tourism.
This piqued my interest, and I just tried to find info on this – do you have any links that explain the effect on Havana tourism of long-term rental conversion?
For a destination that was once a “No worries”, it has become increasingly stressful to go let alone be stress free during.
For 10 years I turned my work into a working vacation, coming to various islands as a trauma nurse for 6 months.
While I attempted to buy in Hawaii many times, even as a travel nurse- I didnt find it feasibly a smart decision. The ridiculous HOA fees made me second guess if I was in the right profession. I thought about turning an extra bedroom in to a STR to ofset the costs involved but constantly heard about “new rules”, neighbors chasing out vacationers, and even squatter problems”. I didnt want my guests, let alone myself, to have to constantly worry about what next week will determine. Who would ever invest in such a volitile mismanaged system?
This uncertainty is absolutely affecting any travel plans I have for Maui. I would like to visit again but will have to consider alternative islands or outside Hawaii altogether. I prefer not to give a dime to the large hotels. But I also feel for residents seeking affordable housing on living wages on the island. And STR owners are also caught in the middle. A very difficult dilemma where I don’t see a path forward without real pain to reset the economics.
Residents, locals, and Hawaiians need to be prioritized over the profits of a few. Maui needs to look to other industries and sectors to diversify the economy.
A local family will not be able to afford the insurance for a home in a condo by the ocean. I used to clean condos and it’s not for long term living. Even for one person. There is no storage, not enough parking. What happens to the locals that clean and maintain these places, they lose their jobs. The County must make sure to collect the taxes. It’s not only the locals who are priced out of Paradise but to visitors who can’t afford to visit!! Buying a home involves a multi generation to afford a home here. There’s not enough room to have more than 2 people in a condo!! Go figure!!
Frequent visitor to Maui from British Columbia, Canada almost annually from 2010 to 2024. As a family the only way we can afford to travel to Hawaii is if we have the ability to cook some of our own meals. Hotels are 100% cost prohibitive and they force you to almost exclusively dine out. Locally here in BC STRs were banned in 2023 due to a housing affordability crisis which was extended to almost all communities with the exception of specific resort towns such as Whistler. Most communities that rely on tourism are now suffering a huge decrease in visitors. Meanwhile, Hotel costs have doubled. Now many residents plan their vacations abroad due to affordability and lack of accessibility. It would be a huge mistake for Maui to take the same approach.
Well said about how using past incidents, such as noted by Brett is clearly a way to show us what not to do. Hosuing needs to be provided to the locals, by coming to a compromise of better use of the taxes that are charged by the State/County (over 12% i believe)
This could start a bases for building affordable housing. STR’s could be the bases of starting to build a revenue source for local housing (with deed restricted guidelines). In my opinion. The answers are right in front of you if you make compeomises. We don’t live in a perfect world and we are not perfect human beings either, but we can be more compassionate to our fellow human beings.
“but we can be more compassionate to our fellow human beings” as long as they are not STR owners.
Currently the county collects money from STR’s for the exact purpose of helping to create low income housing. This money has been mismanaged and not a penny has ever been spent on what it was collected for. Politician Are The Problem.
I think the issues are various. First why has the HOA fees for different complexs gotten so out of hand. This is definitely an issue that should be looked into as it does inhibit long term leasing to locals who would never be able to afford living in those units. Also why hasn’t the governor looked into why apartment complexs are charging so much for rent. I realize that it’s Maui but how has it gotten so out of hand. Locals would have to work 3 jobs just to pay the rent and make ends meet. That isn’t living that’s simply existing. This should be at the top of the list of issues as to why this is happening and how to reverse it. Apartments or condos will never be in reach of locals unless these issues change and only people who have the power can make those changes. As for short term leasing yes it should be regulated to only hotel/condo areas. Hopefully in this way the other areas will lower the rates of monthly rent. I sympathize with the STR but locals first.
A an owner of an STR condo in Kihei, I can tell you why our HOA fees are so expensive. First, many of these buildings are 40 years old or older, and the cost of maintain them is very expensive because the infrastructure of the buildings require large upgrade projects that are very costly. couple that with insurance for the property after the fires, our entrance rates went up over 30% in 1 year.
The insurance on our buildings went up 300%!!!!! I am also expecting a $60,000 special assessment for termite damage to the building. There is no way I could long term rent my condo that would even cover my costs.
We are long time visitors to Maui. We typically come once or twice each year and stay 2-3 weeks each time. It is our happy place and we have always felt welcome until the past couple of visits. The overall vibe of the island seems to be changing. We too have delayed future visits until this political drama has settled and the residents of Maui and their leaders decide if they want us to come or not. There are many other places for us to visit willing to welcome us.
I agree with this. We loved Maui and travelled there for years, staying in STR, time shares and hotels. It’s not the STR debate that has stopped us from visiting. It is the clear sense that we aren’t welcome anymore. Our friends and colleagues report the same vibe. I understand, and feel that we should respect their wishes. Tourism can be very destructive and if the residents want a reset we can travel elsewhere. I don’t know how easily the economy can make the transition but this is an important discussion for islanders to have. The STR debate is just a symptom of the broader anti-tourism issue,
Unfortunately if drive prices down on 7000 units on Maui what do you think happens to the other real estate prices on Maui. Yes, if you’re a young couple that finally got into the real estate market by buying a condo or small house on Maui, it will drop like a rock as well. Future home owners will look at the losses their family and friends just took from the STR ban and stop buying, causing further reductions in sales prices. So yes initially we STR owners will take a big hit on our prices but that will extend to most properties on Maui. Now who is going to snap up these bargain real estate deals, investors!
Of course it makes me rethink plans for Maui. Cant help but feel unwelcomed by locals.
I can’t blame you. Plenty of other islands to explore
All Hawaii politicians are in the pockets of big tourism, Maui included. . God forbid we develop a diversified economy and stop using tax dollars to try and lure ever more tourists. My sense is most locals are fed up with the hordes of tourists crowding us off the beaches and clogging freeways with the 250,000 tourists and 125,000 rental cars on the roads in Hawaii on a typical day, often in neighborhoods on O’ahu in illegal rentals where keiki are at risk on narrow streets.
Maui government = economic illiterates + “pie in the sky”. Happy July 4th All!
Cock-a-doodle-doo is that a rooster I hear crowing or had the fat lady sung?
Things are often more than they seem hopefully more peoples eyes are being opened up and realize that tourism is here whether you want it or not. If some people think they will be able to grow and export Taro root to the masses around the world then you might want to wake up. Guess you could start a recycling program from all the abandoned refrigerators, cars, and other useless trash left on the road by many of those long-term residence that they are complaining about housing. Ummm just a few things to think about be careful for what you wish for Maui and Hawaii.
Do what’s best for the people of Maui. They don’t need anymore disappointments.
I would like to return to Hawaii, but can’t afford the higher prices. I have taken a cruise but the time on each island is so limited that I prefer to fly over. I like to explore, take my time, and talk to the people. I have flown to Maui twice and loved the experience.
I would like to rent from the locals, not the hotels, although Pioneer Inn on Maui was a favorite stay.
How can I find local owners to rent from?
Good luck. 85% of the short term rentals are owned by out of state people.
My personal anecdote aligns with that rate. I’ve done STRs from 5 different people, and this time one of them is a local. Every other time has been a part timer who rents out their place when they’re not in Hawaii.
And a major percent of the rent income STR owners receive goes right back into the community. I just finished a $175,000 remodel. Where do you think all that money went? Yep, right back into Maui pockets. I also know of a condo that was for sale for over a full year before it sold. The seller told me that not one single local even came to look at the property even though the price as severely discounted.
Lol. Look back people. Maui used to be covered with sugar cane fields, onion fields, pineapple fields, it used to be affordable. You know what ruined maui?
Greed. 500 to 1500 a night?
You want tourism to return?
Rebuild lahaina and drop the price to go there
I and many other locals do not want tourism to return. Diversifying the economy would help but pols in the pockets of big tourism will never do that.
And who do you think made all the money back in those plantation days? Not the workers.
It’s really a worldwide issue with STRs in popular areas that have caused both condo and bare property prices to go through the roof because of the lucrative returns they offered while absorbing more tourism pressure. It’s also driven speculation and institutional land grabs which are both enhanced by modern technology. The only way to solve this is to require a certain amount of local ownership/occupation going forward with a gentle increase. Condo prices will have to go down or remain stagnant and STR owners should bear the brunt of it. If you’ve owned an STR over they last many years, how much have you proffitted off the tourism of Maui? Potentially the entire value of your paid off condo mortgage?
There’s a common misconception that STR owners make tons of money off there rentals. We bought our 2 bedroom unit in 2020 and still have a $600,000 mortgage. Our basic monthly expenses include a $4,700 mortgage payment, a $1,600 HOA fee, and a $500 utility bill. In total, that’s $6,800. Our average daily rent is $300 before management fees and it’s occupied on average 75% of the year. That comes out to $6,800 a month so we just break even on revenues and expenses. There’s also a $250 weekly cleaning fee which is rough another $10k out of pocket so in reality we have negative cash flow. With all this negative publicity, our occupancy this year is only 50% so far. While it may be true that someone who bought their units 20-30 years ago have positive cash flow, those of us bought more recently and were relying on current laws to support us are not so lucky.
You’re 100% on the money. If you bought in the last 10-15 years breaking even is the best you can hope for. It’s not a cash cow
With all due respect, this point of view boggles my mind. Imagine saying “They have owned a name-your-business over the last X years. How much have they profited? Potentially enough to feed their entire family! This profiting needs to stop!” Make this make sense…
Pat G – with respect,I have to agree with Bruce. We bought an STR in 2015 on Maui that had been on the market for a year. A local had every opportunity to purchase it – reasonable price, low interest rates. But they didn’t – Could it have been the size (395 sq ft)? A $600 HOA fee? No storage? A single parking space and no street parking? Once we started it as an STR we employed a local cleaner and paid $15K in renovations. In subsequent years we paid $10K in property taxes, and our guests paid $6K annually in GE/TA taxes. We broke even every year until we sold it in 2022. We made a profit only on its appreciation, which every property owner did in 2022, whether they lived on Maui or out of state. Our only benefit was the 3 weeks we would visit each year to, guess what? – purchase new furniture and do any needed renovations. These are the facts, and I know our experiences as STR owners were not unique. I know there are bad apples
I think we are in complete agreement, Jim. Most of the STR owners I know aren’t making any money at all. In fact, they struggle to break even. STRs on Maui are a terrible investment in terms of cash flow. There are much better investments elsewhere.
The owners I know invest in Maui because they love Maui. It is more of an emotional investment – and one that, if they are lucky, allows them to spend a little bit of time here.
My point was that “even if” STRs made a little bit of profit because they lucked out, or bought a long time ago, or for whatever reason…why is that a punishable offense? If you substitute “STR” for any other business, it is ludicrous to suggest that they are the devil incarnate if they make a profit. Most businesses rely on profit to feed their family, just as most rely on their paychecks to feed their family. Why would STRs be any different? Why are STRs that have been STRs for 50 years currently being vilified? It doesn’t compute…
Ditto to that Jim
We were very lucky to close escrow on our apartment in Kihei (at a substantial loss)
At least we don’t have to pay the 12 thousand property taxes coming up in a couple of month
Rental income has been very minimal since this trouble started costing us out of pocket money every month
I’ve been visiting Maui for 30 years. Due to the price hike of hotel stays since covid, which have essentially tripled. It has forced us to consider alternative vacations. We love Maui, it’s just too expensive on how we enjoy visiting the island.
Maui holds a special place in my wife’s heart and mine. For years, we visited every other year, deeply valuing our connection with the residents, the natural beauty, and the land itself, which we respect immensely.
Unfortunately, it’s been too long since our last visit. With accommodation prices nearly doubling and the added expense of traveling with our two young children, a return trip has become unaffordable. We’ve had to choose other vacation destinations, which saddens us, especially as we long to share the Maui experience with our youngest.
Hearing about the current situation – the homelessness crisis and the struggles of Short-Term Rental (STR) owners – is deeply concerning.
It’s difficult to hear that the burden of addressing homelessness seems to be falling heavily on these property owners. I genuinely hope there is a solution for all.
My family and I used to come to Hawaii every year for a month during the summer. We always booked a vacation rental. Now that these types of rentals have been banned on Oahu, we have not been back. We will not stay in hotels. We love Hawaii but not your hotels.
Congratulations Maui, you have successfully tanked your economy. I hope you’re happy with your vote!