The Questions We're Exploring Together
These are the questions and considerations that came up during our conversation. As we research each one, we'll add the answers here so everything stays organized.
James & Kelley, after our conversation, I wanted to put together a more detailed look at the opportunities we've discussed. Beyond finding the right property, we'll also explore rental income, zoning regulations, total ownership costs, and long-term investment considerations so you can make a well-informed decision.
Bill 9 & Zoning
How Maui County's short-term rental phaseout could affect condo ownership and investment.
Understanding Bill 9: What It Means for Your Investment
Maui County enacted Bill 9 as Ordinance 5909 on December 15, 2025. It phases out short-term (vacation) rentals in certain apartment-zoned districts over time. It does not affect ownership itself — it restricts how a unit can be rented. A property's future zoning status is a material factor in its investment value.
The H-3/H-4 hotel-rezoning process is a separate path by which an affected property could seek hotel zoning to maintain vacation-rental operations. It is not automatic and is not guaranteed for any complex.
Legal changes and rezoning decisions are ongoing. Confirm applicable zoning, lawful rental use, association rules, and pending rezoning for each property before any decision. Do not assume Sugar Beach Resort or Kamaole Sands is exempt.
Protecting Your Investment: Coastal Risk & Due Diligence
For any Maui oceanfront purchase, investigate coastal risk before making an offer. The items below are the due-diligence checklist we work through during your contingency period.
Only make property-specific claims after reviewing reliable supporting documentation. Do not treat speculation about neighboring damaged buildings as verified fact.
Have a question that isn't here? I'm researching each of these and will update the answers as we go.
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