The Valley Isle
Maui
Resort economy, upcountry ranch land, and the tightest housing market in the state since the 2023 fires.
- Median house
- $1.3M
- Median condo
- $900K
- Property tax (owner-occ)
- ~0.2% after $300K exemption
- Mainland flights
- Good — OGG has nonstops
- Healthcare
- Maui Memorial; specialists fly in
- Post-fire reality
- Housing pressure is structural
It fits you if
- —You want resort-adjacent amenities with real nature an hour away
- —Remote income or hospitality/trades work
- —Dry, sunny south-side weather is the dream
- —Upcountry space and cooler air appeal to you
Think twice if
- —You're counting on short-term rental income — the county is phasing STRs out of apartment zones
- —You need deep healthcare or a broad job market
- —Your budget is under $700K
Neighborhoods, honestly
| Neighborhood | Typical range | Vibe | What to know |
|---|---|---|---|
| Kīhei | $700K – $1.8M | Sunny, dry, condo-dense | South-side value and walk-to-beach condos. Check STR zoning changes and HOA insurance line items. |
| Wailea / Mākena | $1.5M – $10M+ | Resort polish | Master-planned resort living. HOA + insurance can add $2–4K/mo before you've turned on a light. |
| Kahului | $750K – $1.1M | Where Maui actually lives | The workforce hub near the airport. Windy, practical, and the island's most attainable houses. |
| Wailuku | $700K – $1.2M | Old town, new energy | Historic plantation-era homes — charming, and pre-1978 in every way that matters for inspection. |
| Upcountry (Kula / Makawao / Pukalani) | $900K – $2.5M | Ranch land at elevation | Cool air, space, gulch views. Wells, catchment, septic, and long waits for county water meters. |
| Nāpili / Kāʻanapali | $800K – $4M | West-side resort coast | Rebuilt tourism corridor north of Lahaina. Insurance and rebuild economics deserve extra scrutiny post-2023. |
Risks this island carries
- —Wildfire risk is now priced into insurance — ask what a quote looks like before offering
- —STR phase-out proposals affect thousands of condos; verify zoning before underwriting rental income
- —Many south- and west-side condos carry high HOA fees with resort amenities you may not use
- —Upcountry means septic or cesspool, catchment in places, and county water meter waitlists