Key Takeaways
- Bill 9 Phase-Out Deadlines: STR operations must cease by January 1, 2029, in West Maui, and by January 1, 2031, for all other areas of Maui County.
- Exempt Properties: This law does not affect hotel-zoned resorts, timeshares, legally permitted STRs outside of apartment zoning, or single-family homes with existing vacation rental approvals.
- Next Steps for Owners: While legal challenges are ongoing, property owners should use this multi-year transition period to evaluate property repositioning, long-term rental conversions, or resale strategies.
Bill 9 has officially been signed into law in Maui County, marking one of the most impactful (and divisive) housing policy changes in recent history. If you already own property, are considering buying a condo, or currently operate a short term rental on Maui, understanding Bill 9 is no longer optional. This legislation directly affects apartment zoned (aka Minatoya list) properties that have historically been used as vacation rentals.
Below is a clear breakdown of what Bill 9 does, what it does not do, and how it may influence the Maui real estate market moving forward.
What Is Bill 9?
Bill 9 is a Maui County law designed to phase out short term rental use in certain apartment zoned properties, like the above property Kihei Resort 102B.
Many of these properties are commonly referred to as Minatoya List condos. They have operated as vacation rentals for decades under legacy zoning interpretations rather than true resort or hotel zoning. The stated goal of Bill 9 is to increase long term housing availability for Maui residents by transitioning these units away from short term use.
Timeline and Phase Out Dates
This does not take effect immediately.
For West Maui, impacted apartment zoned vacation rentals are scheduled to end short term rental operations on January 1, 2029. For all other areas of Maui County, the phase out date is January 1, 2031. These timelines are critical. They provide owners with several years to evaluate options, adjust strategy, or reposition their properties.
Which Properties Are Not Affected by Bill 9
This legislation does not apply to all Maui real estate. The following property types are not impacted:
- Hotel zoned resorts (click here for a map of all such complexes)
- Timeshares
- Legally permitted short term rentals outside of apartment zoning
- Single family homes with existing legal vacation rental approvals
This law is targeted and zoning specific. It is not a blanket ban on short term rentals across Maui.
Why Did the Maui County Council Pass Bill 9?
Maui has faced a growing housing shortage for years.
That pressure intensified after the 2023 wildfires, bringing housing availability into sharper focus. County leadership believes that converting apartment zoned vacation rentals back to long term housing is one step toward addressing this imbalance. Whether or not one agrees with the policy, Bill 9 reflects a broader shift toward prioritizing residential housing for local families and workers.
What Happens Next With Bill 9?
Several developments are already underway.
Legal challenges have been filed that may influence enforcement timelines or interpretation. Maui County is also exploring potential zoning alternatives that could allow some properties to continue short term rental use under revised classifications. At the same time, the Maui real estate market will adapt. Some owners will convert to long term rentals. Some will hold and monitor legal outcomes. Others may choose to sell. Each scenario carries different financial and strategic considerations.
What Bill 9 Means for Maui Property Owners
If you own an apartment zoned condo currently operating as a short term rental, Bill 9 requires thoughtful planning, not rushed decisions.
You have time.
But zoning, income structure, resale positioning, and future use all need to be evaluated carefully. Understanding how Bill 9 applies to your specific property is essential.
What Bill 9 Means for Buyers Considering Maui Condos?
Bill 9 does not make condo ownership on Maui undesirable. It makes due diligence more important than ever. Buyers should clearly understand zoning classifications, permitted uses, income expectations, and long term ownership strategy before purchasing. Not all condos are impacted equally. And of course complexes like the brand new La’i Loa that have never permitted vacation rentals won’t be impacted at all.
The Sayles Team Perspective on Bill 9
Bill 9 represents a structural adjustment in the Maui real estate landscape, not a market collapse.
Clear information beats headlines. Strategy beats speculation.
Our role is to help clients understand exactly how Bill 9 affects their property, their options, and their long term goals. If you want to discuss how Bill 9 impacts a specific condo, community, or investment strategy on Maui, we are here to help you navigate it with clarity and confidence. That has always been our commitment.
Contact a Maui Real Estate Specialist
Yes we will always be your trusted advisor in the real estate market. But it’s so much more than that! A REALTOR should be that professional who recognizes their role in supporting your wealth building and preservation. Helping to magnify wealth is one of the core values of The Sayles Team; a set of guiding principles for how we serve our clients at the highest level.
As experts in the field, we are constantly learning. This is all about providing guidance, making the wisest choices for the future. If someone you care about needs such guidance or recommendations, please share our contact information. We would be honored to help them! As ever, we are here to provide resources. Reach out today for your up to date, in-depth market analysis or an evaluation of your property’s value.
Aloha,
Anthony Sayles R(S)
808-280-6532