Hotel zoned condos

Special Maui Condo buyer's guide

Why are Hotel zoned condos desirable?

If you are shopping for a vacation condo on Maui you should know that many popular short term rental communities don't actually have hotel zoning. In fact, out of the roughly 130 complexes on on Maui that allow vacation rentals, fewer than 50 communities are hotel zoned. Condos with hotel zoning are often the most highly valued because they have some of the best locations on Maui in communities that are well designed for vacation use.

The large majority of transient vacation rental condos on Maui, more that 7,000 units in total, are actually apartment zoned. These types of units, often called the Minatoya list condos, are only allowed to be vacation rented because they meet certain criteria set forth by the County of Maui.

The Sayles Team: Your hotel zoned condo experts

We have been been helping clients buy and sell condos with hotel zoning since 1985 and have developed helpful resources and tools to help you find just the right vacation condo. Take a look at our featured listings and explore some of our beautiful communities.

Explore Hotel Zoned Condos by Type

chart showing the difference in sales price for hotel zoned versus minatoya condos

How much does a Hotel zoned condo cost?

Condominiums in communities that are Hotel zoned consistently fetch the highest prices on Maui with median price per square foot often double the price of regular condos (long term use). As you can see from the chart in this section, the 2023 median price per square foot for a hotel zoned condo was $1,445/sqft which is 80% more than the price for a regular condo which was $800/sqft.

The median sold price for a one bedroom hotel zoned condo was $910,000 in 2023 which is 6.56% higher than a Minatoya condo which was $854,000. The price differences are much more significant larger units. For example, two bedroom condos with Hotel zoning had a 2023 median sold price of $1,555,000 which is 22% more than the cost for a Minatoya condo at $1,274,000 and 146% more than the cost of a regular condo at $630,000.

Three bedroom hotel zoned units are significantly more expensive with the 2022 median price at $5,025,000 which was 258% times higher that Minatoya condos at $1,400,000 and 498% higher than regular long term use condos. 

Chart showing price difference for 2 bedroom units between hotel zoned and minatoya condos
Chart showing significant price difference for 3 bedroom units between hotel zoned and minatoya condos

Updated July 16, 2024 Market Glance for Vacation Condos

Active Listings

 Average asking price

Average asking price per square foot

Hotel Zoned Condo Sales by Year

163 Number of units sold
(down from 348 in 2022)

$1,175,000 Median sales price
(up from $1,085,000 in 2022)

$1,445.13 Median sales price per square foot
(up from $1,395.88 in 2022)

348 Number of units sold
(down from 487 in 2021)

$1,085,000 Median sales price
(up from $895,000 in 2021)

$1,395.88 Median sales price per square foot
(up from $1,179.74 in 2021)

487 Number of units sold
(up from 288 in 2020)

$895,000 Median sales price
(down from $1,037,500 in 2020)

$1,179.74 Median sales price per square foot
(up from $1,050.32 in 2020)

288 Number of units sold
(down from 326 in 2019)

$1,037,500 Median sales price
(up from $790,500 in 2019)

$1,050.32 Median sales price per square foot
(up from $992.64 in 2019)

326 Number of units sold
(up from 290 in 2018)

$790,500 Median sales price
(down from $825,000 in 2018)

$992.64 Median sales price per square foot
(up from $1,023.34 in 2018)

Wailea and Makena communities with Hotel zoning

wailea hotel zoned condos

Wailea and Makena communities with Hotel zoning

The resort areas of Wailea and Makena are home to some of the highest valued condos with prime locations fronting sandy beaches and others located in private luxury enclaves.

Hotel zoned condos in Kihei

kihei hotel zoned condo royal mauian

Hotel zoned condos in Kihei

Thre are 26 condominium communities in Kihei that are zoned hotel with the majority of them having beachfront or oceanfront locations. Here is a list of some of the most popular complexes.

Hotel Zoned Condo Listings

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Map of Hotel zoned condo locations

Condominiums with hotel zoning are concentrated in coastal areas including the South Maui areas of Wailea, Makena and Kihei as well as the West Maui areas of Kapalua, Kahana, and Kaanapali.

Ready to Buy or Sell a Hotel zoned condo?

Maui has some of the finest communities with hotel zoning in the entire State of Hawaii. If you or anyone you know is ready to work with the Top Realtor on Maui for vacation condos please contact us today!

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