If you own a Maui condo that has operated as a short-term rental, or you’re thinking about buying one, this is a really, really critical update.
Resolutions 26-110 and 26-111 are the first real property-specific move under Maui’s new STR rezoning framework. What I would do is get very precise here, because a lot of people are going to oversimplify this. These resolutions do not rezone anything yet, but they absolutely help you understand which properties are now in the active pipeline and which ones are still waiting.
Quick answer
Resolutions 26-110 and 26-111 are the first Council-initiated rezoning measures under Maui’s Bill 88 framework.
They start the formal process of moving selected Minatoya List condo properties out of apartment zoning and into the new H-3 or H-4 Hotel Districts. That matters because H-3 and H-4 are the only path to preserve legal short-term rental use after the Bill 9 phase-out deadlines:
- January 1, 2029 for West Maui
- January 1, 2031 for South Maui and the rest of Maui County
If your property is named in one of these resolutions, you are in the active first wave. If it is not, your rezoning process has not started.
Key takeaways
- Resolutions 26-110 and 26-111 are the first wave, not the final approval
- Being listed means your property is in the Council-initiated rezoning pipeline
- Being listed does not mean your condo is already rezoned
- The process still requires Planning Commission review, Council votes, and final approval
- Some complexes were added and removed by amendment, so draft lists were not final
- Several properties are listed only in part, which means unit-level verification matters
- Private rezoning is still possible, but owners have publicly cited costs of $200,000 to $500,000 per property
- Buyers should now separate Maui STR condos into Wave 1, Exhibit 1 but not Wave 1, and not eligible at all
- West Maui owners face the biggest time pressure because of the 2029 deadline
What are Resolutions 26-110 and 26-111?
These are the first Council-initiated zoning map amendment resolutions tied to Bill 88.
In plain English, they answer the question: which STR properties are getting moved into the rezoning process first? They open the first wave of what is expected to be a multi-wave process covering some of the 104 properties on Bill 88’s Exhibit 1 eligibility list.
It’s like a starting gun, not a finish line.
What do these resolutions actually do?
They refer properties into the rezoning process. That’s the key point.
They do not change zoning by themselves. The actual rezoning still requires:
- Planning Commission review
- Findings and recommendations
- Full County Council action
- Additional readings
- Mayor’s signature
- Alignment with Community Plan land use maps
Number one, the basics: if a property is in one of these resolutions, that is meaningful. It means the County has begun the formal public path for that specific property.
That matters because the alternative is a private owner-initiated rezoning application, and that can be very expensive. Owners have publicly testified that land-use planners quoted $200,000 to $500,000 per property to prepare studies for private applications.
Which properties are in Maui’s first STR rezoning wave?
As amended and passed in committee, the first wave covers 40 property entries in South Maui, Maʻalaea, Kā‘anapali, Kahana, and Lahaina-area locations.
Resolution 26-110
This resolution covers timeshare, leasehold, and other A-1/A-2 apartment-zoned properties proposed for H-3 or H-4.
Proposed H-3 properties include
- Hono Kai (portion)
- Maui Hill
- My Waii Beach Cottage
- Indo Lotus Beach House
- Multiple Iliili Road, Uluniu Road, and Halama Street properties in Kīhei
- Kapu Townhouse
- Waiohuli Beach Duplex
- Kahana Outrigger
- Kuleana
- Kahana Village
Proposed H-4 properties include
- Hono Kai (portion)
- Lauloa Maalaea
- Maalaea Kai
- Milowai-Maʻalaea (portion)
- Kanaʻi A Nalu
- Maui Sunset
- Hale Mahina Beach Resort
- Paki Maui III
- Paki Maui I & II
- Maui Sands I
- Maui Sands II
- Kaʻanapali Royal
Resolution 26-111
This resolution covers apartment-zoned properties operating more like hotels.
Proposed H-3 properties include
- Wailea Ekahi I (portion)
- Wailea Ekahi II
- Wailea Ekahi III (portion)
- Wailea Ekolu (portion)
- The Palms at Wailea I
- Mahina Surf
Proposed H-4 properties include
- Papakea (portion)
- Maui Eldorado
- Kamaole Sands
- Luana Kai
Which properties were removed or added?
This is where people need to pay attention.
The committee amended the first-wave lists before passage. Hale Ono Loa and Kauhale Makai were removed from Resolution 26-110. At the same time, several high-profile properties were added, including:
- Kamaole Sands
- Luana Kai
- Maui Sunset
- Kaʻanapali Royal
- Kahana Outrigger
- Kahana Village
That tells you something important about this process: the lists are fluid until voted on. Inclusion in a draft is not the same as inclusion in the final resolution.
Why “portion” designations matter so much
Some complexes were not included in full. Only a portion of the project is proposed for rezoning.
That applies to properties like:
- Papakea
- Wailea Ekolu
- Wailea Ekahi I
- Wailea Ekahi III
- Hono Kai
- Milowai-Maʻalaea
For buyers and owners, this is one of those 1% advantage details that becomes a huge difference later. You cannot assume the entire project is covered just because the complex name appears on a list.
What I would do is verify the exact TMK and zoning status of the individual unit with the Maui County Department of Planning before making any decision.
What this means if you own in a Wave 1 property
If your condo is named in one of these two resolutions, you are in the strongest position available right now among apartment-zoned STR owners.
That said, you are not done.
Here’s what I would focus on next:
- Work with your AOAO or HOA board
- Gather legal property descriptions and project documentation
- Follow Planning Commission and Council hearings closely
- Submit testimony when appropriate
- Prepare for environmental and shoreline-related scrutiny, especially if the property is oceanfront
The who, what, when, where, why all matter here. User behavior signals matter in local SEO, but in land use, process behavior signals matter just as much. The owners and boards who stay organized, show up, and submit clear documentation usually put themselves in a better position.
What this means if your property is on the Minatoya List but not in Wave 1
This is where most owners are.
If your property is on Exhibit 1 but not named in Resolutions 26-110 or 26-111, it may still qualify for future rezoning. But your transition has not started yet.
You effectively have two paths:
- Wait for a future Council-initiated wave and advocate for inclusion
- Pursue a private change-in-zoning application
The challenge is timing. West Maui properties hit the deadline first on January 1, 2029, so for those owners especially, this becomes a race between the rezoning pipeline and the sunset date.
Love it or not, uncertainty is now part of the underwriting.
What this means for buyers
If you’re buying a Maui condo with STR intent, you now need a better framework than just asking whether it’s on the Minatoya List.
I would break buyers into three categories.
1. Wave 1 properties
These have the clearest path right now, even though it is still not guaranteed.
Examples include:
- Wailea Ekahi
- Wailea Ekolu
- The Palms at Wailea
- Papakea
- Maui Eldorado
- Kamaole Sands
- Luana Kai
- Maui Sunset
- Maui Hill
- Kaʻanapali Royal
- Several Maʻalaea properties
- Kahana and Lahaina-area complexes in the first wave
Expect the market to start pricing that in.
2. Exhibit 1 properties not in Wave 1
These may still become eligible in future waves, but the timeline is longer and the uncertainty is higher.
That uncertainty can create negotiating leverage for buyers who are comfortable with regulatory risk. But you should absolutely underwrite a downside scenario where STR use ends at the sunset date.
3. Properties not on Exhibit 1
These should generally be evaluated as:
- Long-term rental plays
- Second-home properties
- Lifestyle purchases without preserved STR assumptions
That distinction is really, really critical.
Common mistakes I see people make
Assuming listed means rezoned
It doesn’t. The resolutions initiate the process. They do not complete it.
Assuming a whole complex is included
Not always. “Portion” designations can change the answer at the unit level.
Relying on old draft lists
The first wave changed before passage. Final adopted versions matter, not rumor.
Underwriting future STR income as guaranteed
Even Wave 1 properties still have process risk.
Ignoring tax implications
A hotel-classified property may be taxed differently than an apartment-classified one. Buyers need to model that.
Quick timeline
Here’s the short version of how Maui got here:
- December 15, 2025: Bill 9 is signed, setting the STR phase-out deadlines
- January 7, 2026: Proposed H-3 and H-4 hotel districts are referred to planning commissions
- February to April 2026: Planning commissions recommend denial
- May 26, 2026: HLU Committee advances Bill 88
- June 19, 2026: Full Council passes Bill 88 on final reading, 7-2
- July 1, 2026: Public testimony is taken on Resolutions 26-110 and 26-111
- July 6, 2026: The committee passes both resolutions as amended
Next stop is Planning Commission review.
FAQ
Does being in Resolution 26-110 or 26-111 mean my condo is rezoned?
No. It means your property has entered the rezoning pipeline. Final rezoning still requires additional hearings, recommendations, Council action, and approval.
Can my condo keep operating as a short-term rental while this is happening?
If it was legally operating under the Minatoya framework, generally yes, until the applicable sunset date unless rezoned sooner. That is January 1, 2029 in West Maui and January 1, 2031 elsewhere in Maui County.
Why were properties added or removed at the last minute?
Because the committee amended the resolutions before passage. This is a policy-driven process, and the first-wave lists were still being shaped during deliberation.
If my condo is on the Minatoya List but not in either resolution, am I out of luck?
No. It means you are not in the first wave. Future waves are expected, and private rezoning remains an option, although it may be slow and expensive.
Will rezoning affect property taxes?
Potentially, yes. Hotel and apartment classifications can be taxed differently, so owners and buyers should get tax-specific advice for their situation.
Next steps for owners and buyers
If you only do three things, do these:
- Verify the exact unit status, especially if the project is listed only in part
- Track the hearings and stay close to board-level communication
- Underwrite conservatively if you are buying based on future STR use
For owners, this is the time to get organized.
For buyers, this is the time to stop using broad labels and start using property-specific due diligence. That’s how you create a 1% advantage in a market where small details can change the entire investment outcome.
Bottom line
Resolutions 26-110 and 26-111 are Maui’s first true STR rezoning wave under Bill 88.
They do not finish the process, but they absolutely change the landscape. If your property is included, you now have a clearer pathway than most. If it is not included, you need to think strategically about timing, advocacy, and risk.
What I would do is stay precise, stay conservative, and verify everything at the unit level. In this environment, that absolutely helps you dominate local ranking if you’re a real estate professional creating content around this issue, and more importantly, it helps owners and buyers make better decisions in a moving target market.