The vote Maui has been talking about for over a year finally happened on Monday. We were here on Maui as Bill 9 cleared its first major hurdle, and the mood here was complicated, emotional, and divided in a way we have not seen since soon after the Lahaina fire. The headlines say this is about up to 7,000 vacation rentals being phased out.
Here on Maui, it feels like a far deeper question: what kind of island does Maui want to be next, and who gets to decide that?
What Monday’s vote felt like on the ground.
When the news came in, conversations we had in a restaurant, parking lots, and along South Kihei Road shifted instantly. Some people celebrated, saying it was finally a move toward balancing a tourism industry that had felt overwhelming for a decade, even before the 2023 fires. Others were stunned and worried, talking about workers who depend on the short-term rental market, from cleaners to small management companies to tradespeople already stretched thin. A BOH friend, born and raised on Maui, echoed the same feelings about how the livelihoods of so many loved ones are connected to the visitor industry.
The vote itself was 5 to 3 in favor of advancing Bill 9. It was the latest in a never-ending series of contentious hearings where hundreds of people have testified on both sides. But here on Maui, it feels much more personal than any normal zoning decision.
Many residents of West Maui, in particular, still feel deeply raw from 2023, and the housing shortages that began long before the fires continue to force longtime families to leave the island. At the same time, tourism remains the backbone of everyday life for tens of thousands of workers.
Walking around Maui over this past week, we feel both truths living side by side.
What the bill says and what it actually means.
There are two realities here that are getting mixed in general news coverage. The first is the large headline number that has been repeated everywhere. Bill 9 aims to phase out around 6,000 to 7,000 short-term rentals that exist in apartment-zoned buildings.
The second reality is that a companion bill scheduled for December 19 would allow thousands of those same properties to be moved into new hotel zoning districts. Council members have already signaled support for that approach. If that passes, the number of units that actually convert to long-term housing could be closer to 13% of Maui’s STR inventory rather than the full headline figure that few believed would ever come to reality.
This is one of the most important details in the entire debate, because the public discussion keeps swinging between two extremes. On one side, the fear of a massive tourism collapse. On the other hand, the idea is that thousands of units will instantly become affordable for residents. Both interpretations seem to miss the complexity in the middle.
Housing desperation meets visitor economy exhaustion.
One reason emotions are so high is that the island has been facing two crises at the same time. Maui’s housing problems were already severe before the fires displaced thousands more. Some of those families are still living in hotels or temporary housing. For them, Bill 9 represents a rare moment when government seems willing to make a decisive move for residents.
At the same time, the visitor economy is decidedly not back to pre-fire stability. We have seen the shifts firsthand this week. Restaurants still have empty tables in places that used to run full. Shops in Wailea, Paia, and Kihei say that business is unpredictable, and the empty stores also speak to that. The island has not yet found its equilibrium after everything that has happened.
That is why Monday’s vote carries so much weight. It is not only a policy change. It is a signal about Maui’s direction, and people here feel it acutely.
The visitor impact is already starting.
Our readers include West Coast repeat visitors who know Maui well. Many of you stay in condo rentals rather than hotels, especially for longer trips or family travel. Bill 9 will not eliminate Maui rentals overnight, no matter the outcome. It will not even eliminate most of them ever if the zoning shift on December 19 passes.
But what it does create is still more uncertainty. When the future of thousands of units becomes unclear, travelers unquestionably change their planning behavior. We are already hearing from readers who wonder whether they should book 2026 trips now, wait for clarity, or look at other islands. That even while nothing will change in the near future.
The hotel industry also closely monitors this situation and follows BOH. If the apartment-zoned rentals were significantly reduced, hotels would gain even more pricing power. Yet if the majority are rezoned into hotel districts, we could see the current patterns continue, with Maui prices remaining high but not reaching new peaks.
This is the nuance missing from much of the reporting. The visitor market reacts long before any laws begin to take effect.
On Maui, the divide is not just economic. It is emotional.
Listening to testimony and conversation this week, one theme came up over and over. Some people feel that Maui has become a business rather than a place to live. Others say that without tourism, Maui cannot continue to function economically at all. That split is so deep that the council meeting had to be recessed at one point when arguments broke out in the chamber.
We talked with residents who said they feel overshadowed by tourism. We spoke with others who feel that they and their family’s livelihoods are being overlooked in the rush to solve the housing crisis. And we heard from people who work in the STR industry who said they do not know what comes next for their jobs if this proceeds.
What stands out most is that the island is trying to solve housing, grief, economics, and identity all at once. No single vote can address all of that.
Our time on Maui adds another dimension.
We are heading out to meet with more residents today to understand better what is actually going on. This will help shape our follow-up coverage because Bill 9 is, in many ways, a reaction to the housing and community trauma that began on West Maui.
Maui is trying to reclaim something of its identity. What that is exactly depends on who you talk to.
The next two weeks will set the final direction.
December 15 is the next council vote on Bill 9. December 19 is the vote on the zoning changes that could save thousands of STRs from elimination. These two meetings will determine whether this bill will fundamentally reshape Maui tourism or be a far smaller shift than the headline numbers suggest.
What we can say from being here on Maui right now is that people are tired, worried, hopeful, and frustrated all at once. Every conversation circles back to the same truth. Maui wants to find balance. No one knows what that balance looks like going forward.
What is your reaction to this vote, and what does it mean for your future trips to Maui?
Photo Credit: Beat of Hawaii on Maui.
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A) Political Theater, Policy 3-5yr amortization proves County prioritizes legal defensibility over urgency, acknowledges takings liability risk & chose timing protecting County coffers not 12k displaced families. Evidence: Orig. 1-2yr timeline extended to 3-5yrs SOLELY on attorney advice about avoiding lawsuits.
B) Class-Based Housing Transfer, Not Affordable Housing “Affordable” condos are: Unaffordable to 79% of Maui households (even after 25% price decline), completely out of reach for fire victims (earning $30-50K, facing 29% poverty rate) & accessible only to households earning $110K-$184K+. UHERO explicitly states policy helps “upper & upper-middle-income households” w/only “indirect” effects on those in actual need!
The Outcome Bill 9 is: 1)Political response to activist pressure-grassroots demanding “something be done” 2)Scapegoating tourists-blaming STRs while ignoring construction/zoning barriers 3)Optics over outcomes-Council gets credit for “bold action”
The Mayor was just trying to divert attention away from his mishandling the Lahaina fire. That’s why he went with this idea. He wanted the locals who think Maui is just their’s. These locals think it is their decisions only that matter. And they think the local government will pay for everything they decide. There is a golden goose but, they want to kill it. Say goodbye to your 4x4s and the things the golden goose has been paying for. Would be better to get some smarter politicians.
>>Bill 9 will not eliminate Maui rentals overnight, <<
Of course not. It will not ever eliminate Maui rentals. Units that are hotel zoned are not going to be phased out in any version of this bill and are 100% safe to book on into the future.
When Bill 9 is passed there’s going to be a fire sale on Maui like no one has ever seen, just one look at Zillow and you’ll see that it has already started.
Values will drop like a stone and foreclosures will begin the market will be flooded with unsellable properties, plus something I’ve not read is how this will lead to lenders dropping out of offering mortgages not just on Hawaii, but nationwide.
Next panic will set in with job loss and lack of collection of taxes, crime will go off the charts which will lead to a mass exit of citizens off the islands.
Finally equity firms, like Blackstone, will buy properties for pennies on the dollar, lobby new local government to re-instate STRs and make billions off rental income.
Just a theory of mine.
You forgot Oprah
My wife and I travel to Hawaii annually, and some years we make multiple trips. We have been visiting for over 17 years and about 6 of those years were to Maui. We don’t sit at a resort and expect to be waited on. We like to get out and meet the people and learn the culture and we only buy items made by local artists. We were absolutely devastated seeing the news about the fire and in tears. We made the decision to come back to Maui to pay it forward by supporting those that shared their stories of the fire by listening and tipping big and spending more than normal to help get your community back on its feet. We are on island now for our third Thanksgiving weekend pay it forward trip. Unfortunately because of this new bill and the uncertainty of cost, and not knowing if we will be welcomed, we will not be planning a 2026 trip to Maui. But we do wish you the best in finding the balance you seek. Live Aloha
Excellent article. Perhaps the best (and most balanced) overview piece I’ve read so far. Thank you!
I lived on Maui for 12 years / never again / don’t even want to visit. The “leaders” of Maui are so very naive: tax revenues will drastically decrease by what they are doing … then to meet Maui County’s budget they will have to increase property taxes on everyone, hitting the locals harder, again.
Meanwhile, I doubt that Lahaina will be rebuilt in my lifetime, despite the $2 Billion in Federal money + the $410 Million from the State of Hawaii (Honolulu Civil Beat, 8-19-2024), and exactly what is there to show for this $2.41 Billion?
Aloha. My love of Hawaii—especially Maui—is deep, and I have visited many times. Restricting vacation rentals does nothing to help the economy; frankly, this feels like a land grab and government overreach. The tourism industry is necessary to fund the local economy, and allowing short-term rentals gives locals a path to earn a fair wage. It is time to stop the overreach and protect the people’s right to generate income.
How many condos have been sold since they first came out with Bill 9? Of those sold, how many local families are actually buying them? I don’t think this is going to magically solve the housing crisis. Time will tell. Hopefully, the next vote shows a little reason and actual number eliminated isn’t as high as they started with.
For me it means another cancelled trip to Maui, 3 years running.
I can’t wait to visit Maui again . So much to consider and the people of the Islands are the ones who need the most consideration.
We will explore other locals and hopefully experience the Hawaiian Islands for what they offer.
What i don’t understand if they change the condos to long term rentals. The HOA fees are a $1000+ a month. Then there are assessments that can go to $10,000 to $100000. How can you pay for a home when you destroy that many jobs. How about the loss of Tax revenue. This just sounds like food for the uneducated and government depended locals not realizing the repercussions.
Previous STR legislation on Maui will help to understand the impetus behind Bill 9.
Bill 9 is not “a reaction to the housing and community trauma that began on West Maui”. It is only being used as the current scapegoat du jour.
With pressure from the hotels, Maui has been trying to ban STRs for the better part of this century.
First, they claimed STRs were destroying neighborhoods.
When that turned out not to be the case, in 2021 they tried blaming “overtourism” on STRs. Caps were placed on STRs in all zones at that time, and it has been years since STRs have been allowed to be built.
They are now revving up the STR blame-game again, tying it to the fires. They claim they are trying to “return” condos to locals and “convert” them to long-term rentals. In reality, the vast majority of the Minatoya condos were built for short-term use or as second homes, decades ago.
It’s all a political play, for the benefit of the hotel industry.
Economics plain economics. When the supply goes down the demand goes up. That means less choices and higher prices. Plain principle of supply and demand.
What and who are going to make up the dollar amount lost in property taxes, and how are these renters going to pay the Dues for the property and taxes and other expenses. As I have said before the past Mayors are to blame for the lack of addressing the housing problems and now all the anti short term rentals who will force people to loose there jobs. Which will put small business to close who depend of the tourist, as well as the tour company’s etc.
I have rented in both Maui and the big island, in the Mauna Lani area. Given the uncertainty, we will
Be booking in the Mauna Lani are from now on.
We returned to Maui for the first time in 20 years in late Oct. for a week and stayed in a large timeshare complex north of Lahina. We quit goin to Maui and defaulted to either Kaui or the Big Island. We will never go back to Maui. It has lost its charm, friendlyness an affordability. The prices at resturants is breathtaking, $73 for 2 coffees and 2 breakfast burritos! Other than the resort many of the people we interacted with made us feel somewhat unwelcome. Now the takeover of the Condo’s? Good luck!
We visited Maui in August after a 5 year hiatus, and our experience was similar to yours. No matter how much we love Maui (and it’s a lot), we can no longer afford the astronomical prices. Nor do we feel it necessary to subject ourselves to the unfriendly attitude that has seemingly started to take hold. There are many places that will appreciate our money and presence. We will miss Maui, but it is apparently time to move on.
I’m a full-time Maui resident in one of the condos to be phased out (unless the hotel zoning amendment passes). Before moving here, we rented to short term rentals. My greatest concern is that some elected officials are not telling the truth. The vast majority of the condos to be phased out were never designed to be affordable housing for families (including ours). They are small, have no storage, often only 1 parking spot. And even if we lost 1/2 the value of our condos, they would not qualify as “affordable” housing. The mayor knows this but it pandering to other interests. Our leaders should be focusing on the purported 2000 illegal short terms rentals, most of which are single family housing, rather than on condos that were always designed as vacation rentals. Doing so would actually add to the inventory of affordable housing.
1) there’s a severe lack of common sense and logic here – driven solely by emotion. It’s proportional to the failure of the rail & making bad decisions worse with incompetence.
2) math is math, factual – no emotion. Loss of revenue, county getting sued (guarantee it)
3) logic says what family is going to move into 1 or even 2 bedroom apartment for a $1,000 HOA a month, 20% down payment, get a loan at 6.5%, pay a $4,000 mortgage, plus prop tax about $400/mo and ~$200/mo for hurricane insurance outside the HOA. 1bd about $5k a month, 2bd about $5,800 a month all in.
Are you delusional? Bissen will be a one term. You’ll see.
The fires on Maui affected tourism on other islands too. Many tourists looked at it as an overall problem and that they should avoid Hawaii period. This too will affect other islands for the same reason. They wonder what will happen with their condo reservation on Kauai or the Big Island.
All of this is nothing but a dog whistle to their constituents to show empathy and gain their support I.e. votes. They know their voters will not be able to slide into those units at a price they can afford.
Anyone who has visited Maui in the last few years knows that the island is in a deep recession. The politicians are trying to solve the wrong problem here. The good intensions from politicians will backfire and hurt a lot of jobs. The politicians will then retire and go on their merry way and ignore the damage and hurt cause. More locals will have to leave the island
So please tell me…what is the main business in Maui? Technology? Factories? Ah yes….tourism! Don’t bite the hands that feed you!!
You hit the nail on the head. There is no other economy on Maui. Not only that, but there can never be another economy on Maui because agriculture is too expensive and there is not enough electricity or fresh water to sustain data centers or AI centers. They are trying to kill the goose that laid the golden egg with no alternative plan.
Isn’t the mayor and council members primary duty that of protecting its people? It’s all about priorities. Do you protect your residents with adequate habitation so they may be productive citizens or do you pander to the economic profits of absentee landlords and speculators? Vote for Bill 9 and reject the attempt to rezone
How will Bill 9 help the residents. Fewer jobs as many jobs will go away. No increase in affordable housing at all. Fewer tourists so fewer jobs. Where most STRenters went to local business the Hotel people do not. Good bye small business. Sounds great to me. Many STR owners will simply rent to friends and relatives and keep the properties. Oh sorry they will allow the friends and relatives to use the property free as they cannot rent Right.
Nobody here can “vote for Bill 9”, so you can stop campaigning. It’s all up to the council and the Mayor now. Bill 9 will pass and go straight to the courts.
The reality on the ground is that tourist arrivals are decreasing.
The Maui “leaders” know there won’t be enough tourists to fill all rooms. So the answer – obviously – is to remove 7,000 STR units from the rental pool, ensuring that hotel occupancy remains high.
– donations will flow to anti STR (pro hotel) politicians.
– lawsuits will be filed, and Maui county attorneys will make a fortune.
– non-hotel (union) workers will leave (no jobs), and housing demand will be reduced (which will result in lower rents).
So its a win with no downside, right? 😀😅🤣
What’s not being discussed is how much time it will take, how many physical fixes will be required for units to earn the designation of hotel, and what the price will be to apply. You can be sure there will be lawsuits from those who purchased units as short term rental investments.
My understanding is that the new zonings, H3 and H4, will be a carbon copy of the A1 and A2 Minatoya condos as far as “earning the hotel designation” goes. They will have the same requirements as their corresponding A1 and A2 zoning rules.
Maui’s residents grew 25% over the past 25 years. So much of the housing shortage is not from long term residents. What about the impact from more recent non tourists who moved there?
This is fabulous news for the tycoons at Marriott, Hilton and Hyatt!
Their reasonably-priced competition is being phased out!
Now, Larry Ellison’s $1,290/night rates on Lanai will become common on Maui.
Nothing makes rents more expensive than legislators mandating rent control.
Regarding the Maui vote to restrict tourist rentals the elephant in the corner for many of us is the deleterious affect it is going to have on Kauai tourism. We have been seeing Kauai turn into another Mauifor the past 20 years. The fire doubled or tripled the problem. We used to drive from Poipu to Lumahai beach (our favorite) about once a week. It took less than an hour most days. Now, depending upon time of day it can take over two hours! We don’t go any more. And Kauai’s response? Build ever more condos while ignoring infrastructure improvements. When they do make them they are absurd, such as cutting down 75-100 year old trees in front of Keoki’s for a sidewalk/ Ike trail! We need four lane roads from Lihue to Princeville and Lihue to Poipu!
So many issues on this. For context, I am an annual (18th year) visitor. I firmly agree resident need good quality and stable housing that should not be available to non-residents. The County the power to establish such, has chosen to not take that path but rather constrict the STR market. As a vacation dependent economy, I question if local residents could afford these Condo units if placed on the market. I presume off-islanders with retirement $$ could so what is gained? That sub-set would presumably not add to the work force and yet desire services thereby increasing pressure onto a local work force whose housing is constricted.
The County has not used their authority to expedite rebuild of Lahaina. Why isn’t Lahaina Strong up in their face?
Lastly, I keep searching to see if Bill 9 excludes Timeshares. I have seen earlier comments that have so stated though I cannot find such in the final read that so states. Anyone have that info?
Yes, it excludes timeshares, as per an amendment to Bill 9.
I can see the STR’s that end up being eliminated will be sold. And that price will be well above the affordability of locals. Unfortunately, it’s a lose lose situation for both sides. Even the state and local gov’t. loses, because they lose the tax revenue from the rentals. Not that I don’t remember the Maui of 70 years ago. But, hope as they do this it’s not replaced in areas by resorts.
Buyers won’t want to close sales while properties are in litigation – unless a seller reduces the price significantly. Smart STR owners have already sold. Others should sell now before the price drops any further.
Of course, there are many lawyers who are willing to take your money and tell you that a lawsuit will be successful, but those lawyers won’t tell you that proving a “taking” will be costly and very difficult, especially given the long amortization periods included in Bill 9. The vast majority of such cases has failed.
Two quotes from this article struck me:
“What stands out most is that the island is trying to solve housing, grief, economics, and identity all at once. No single vote can address all of that.”
Correct, and yet Bissen led the charge for this cause and knows he has created a bigger crisis than he bargained for. He has divided Maui deeply with a “solution” that won’t work, but will please a vocal minority.
“Maui wants to find balance. No one knows what that balance looks like going forward.”
I think some want balance, but the pro-bill 9 people don’t. I watched a lot of the testimony. They want to return to a Maui from the 1800’s. When confronted with the reality of what the tourism business means for their economy, I heard one woman say, “we don’t need it.” I guess she’ll be happy living in a hut covered with palm fronds and catching all her meals on her own from the beach.
Pro-Bill 9 people are living in a fantasy.