Napili and Kahana Real Estate: West Maui Condos and Homes (2026)

By Tony Kawaguchi, REALTOR (RS-66616), The Kawaguchi Group, eXp Realty (RB-21841). Selling in Hawaii since 2005. Updated November 13, 2026.

Mokuleia Bay and the rocky West Maui coastline
Mokuleia Bay near Kapalua, December 2023. Photo: Carnaval.com Studios from The Inner Mission San Francisco, Earth, CC BY 2.0, via Wikimedia Commons.

Quick answer (updated November 13, 2026): Napili, Kahana, Honokowai and Mahinahina line the West Maui coast between Kaanapali and Kapalua. October 2026 median prices (Title Guaranty Hawaii market report) show 6 condo sales at a $472,500 median and 4 house sales at a $1.2 million median for the area. Many of the condos here are apartment-zoned, so vacation rental use must end on January 1, 2029 under Maui County's Ordinance 5909 unless a building is rezoned or exempt. That deadline is shaping prices.

This stretch of West Maui is a string of small bays, low-rise condo complexes and hillside neighborhoods. Napili and Honokowai were among the island's most active neighborhoods in October. It has long been a vacation rental market, which is why the 2029 deadline matters so much here.

Below is what the market looks like, what to check in a building, and the practical side of living in West Maui.

Condos and homes

Most sales are condos in older low-rise and mid-rise complexes along Lower Honoapiilani Road, many with direct ocean frontage. Single-family homes sit on the hillside in Napili, Kahana and Mahinahina. Condo prices have been under pressure from the rental phase-out, and buyers who will live in a unit or rent long term are looking at numbers that would not have been available a few years ago.

Napili/Kahana/Mahinahina condo median, Oct 2026$472,500 (6 sales)
House median, Oct 2026$1.2 million (4 sales)
Maui County condo median, Oct 2026$634,500

These are October 2026 median prices from the Title Guaranty Hawaii market report for Maui (effective November 2, 2026). Title Guaranty is a Hawaii title and escrow company, and its free monthly report compiles the island board's MLS sales statistics. One month is a small sample, so treat any single-area median as a starting point and look at actual comparable sales.

Coastal view of Kahana in West Maui
The Kahana coast, August 2006. Photo: Forest and Kim Starr, CC BY 2.0, via Wikimedia Commons.

The 2029 rental deadline

Apartment-zoned condos: Maui County's Ordinance 5909 (Bill 9) phases out transient vacation rental use in the A-1 and A-2 apartment districts. In the West Maui community plan area the use must end on January 1, 2029; everywhere else in the county it ends on January 1, 2031. Validly existing timeshare units and uses operating under a variance are exempt, and hotel-zoned properties are not covered. A separate 2026 ordinance created new H-3 and H-4 hotel districts that some apartment-zoned complexes are trying to move into, one property at a time, so a building's status can change; I track it in my Maui rezoning update.

Houses: in residential and agricultural districts, nightly rentals generally need a county short-term rental home or bed-and-breakfast permit, and those permits are limited. Never assume a house can be rented nightly because a previous owner did it. West Maui apartment-zoned condos have the earlier January 1, 2029 deadline. Ask the association whether the building is seeking H-3 or H-4 hotel zoning, and get the zoning in writing from the county.

Nightly rental income is taxed separately from property tax: the state transient accommodations tax is 11% as of January 1, 2026, each county adds a 3% county TAT, and general excise tax is 4.5% in both Maui County and Hawaii County, so plan on about 18.5% of gross rent before income tax.

What to check in a West Maui building

Read the association budget, reserve study, master insurance policy and recent minutes. Older oceanfront buildings may face concrete spalling repairs, seawall or erosion work, and rising insurance premiums. If a building is planning a special assessment, it should show up in the minutes.

Hazards

Before you fall for a view, check four maps for the exact parcel: the state's Flood Hazard Assessment Tool for FEMA flood zones, the tsunami evacuation zone map, the Hawaii Sea Level Rise Viewer for shoreline exposure, and the Special Management Area boundary, which adds a permit layer for most work near the shoreline. After the August 2023 wildfires, I also ask about vegetation, defensible space and insurance availability early, especially on dry leeward slopes. Condo buyers should read the association's budget, reserve study and master insurance policy, because master premiums have pushed maintenance fees up across Hawaii.

Getting around

From Kahului Airport, Napili and Kahana are about 60 to 75 minutes via the Honoapiilani Highway. West Maui depends on essentially one main highway, so closures can add a lot of time. Lahaina is 15 to 20 minutes south. These are our own estimates for light traffic, not official figures; rush hour, events and road work can add a lot of time.

Land tenure

Most Maui homes sell fee simple, meaning you own the land and the building. Leasehold still shows up, mainly in some condo projects, and when it does, the years left on the lease and the lease rent terms matter as much as the price, because they affect value and financing. Department of Hawaiian Home Lands homestead leases have their own eligibility rules and are not sold on the open market like fee simple homes. On older rural parcels, title can involve kuleana or access questions that a title company should clear before closing.

Property taxes

Maui County taxes by how a property is used, not just what it is worth, so the same house can carry very different bills. If you live in the home full time and qualify, the county's home exemption takes $300,000 off the assessed value and moves you into the low owner-occupied class. To qualify you must occupy the home more than 270 days a year, not rent out the whole property, and file a Hawaii resident income tax return with a Maui County address; the claim deadline for the 2027 assessment year is December 31, 2026.

Source: County of Maui Resolution No. 26-69, FD2. Tiers apply to the portion of value in each band.
Maui County class (FY July 1, 2026 - June 30, 2027) Rate per $1,000 of net taxable value
Owner-occupied (with home exemption) $1.65 up to $1.5M; $1.80 from $1.5M to $4.5M; $5.00 above $4.5M
Non-owner-occupied (second homes, most investor homes) $6.25 up to $1M; $9.00 from $1M to $2.5M; $17.00 above $2.5M
Long-term rental (12+ months to the same tenant, exemption granted) $2.90 up to $1.5M; $5.00 from $1.5M to $3M; $8.50 above $3M
TVR-STRH (permitted short-term rentals) $13.00 up to $900K; $15.00 from $900K to $3M; $17.00 above $3M
Hotel and resort / Time share / Apartment $11.80 / $14.90 / $3.50

Illustration only, before any minimum tax or other credits: on a home assessed at $500,000, the owner-occupied math starts by subtracting the $300,000 exemption from $500,000 and applying the tiered rates above, for about $330 a year. The same home as a second home in the non-owner-occupied class is roughly $3,125 a year. Check the county's assessment for the actual property.

Napili and Kahana real estate FAQ

How much is a condo in Napili or Kahana?

The Title Guaranty Hawaii market report shows 6 condo sales in Napili, Kahana and Mahinahina in October 2026 at a median of $472,500. Oceanfront units and buildings with hotel zoning can sell for much more.

Can I rent a Napili condo to vacationers?

Apartment-zoned West Maui condos must stop vacation rental use on January 1, 2029 under Ordinance 5909 unless rezoned or exempt. Hotel-zoned and timeshare properties are not covered. Check the building's zoning with the county.

Why have West Maui condo prices dropped?

The scheduled end of vacation rental use in apartment-zoned buildings, rising insurance and maintenance costs, and the slower post-fire market all play a role. Each building is different.

What are property taxes on a Napili home?

Using Maui County's July 2026 to June 2027 rates, a home assessed at $500,000 would be about $330 a year if you live there and get the $300,000 home exemption, or about $3,125 a year as a second home in the non-owner-occupied class, before any minimum tax or credits.

What is the difference between Napili, Kahana and Honokowai?

They are neighboring stretches of the same coast between Kaanapali and Kapalua. Honokowai is closest to Kaanapali, Kahana is in the middle, and Napili is next to Kapalua.

How far is Napili from the airport?

Our estimate is about 60 to 75 minutes from Kahului Airport in light traffic.

What should I read before buying a West Maui condo?

The budget, reserve study, master insurance policy, house rules, recent minutes and any notice of special assessments or rezoning requests.

Can Tony help me buy in Napili and Kahana?

Yes. My team is based on Oahu, and for Maui purchases we help buyers through eXp Realty's statewide network, including referrals to agents who work Napili and Kahana every day. Call or text (808) 201-3577.

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Sources

Tony Kawaguchi, REALTOR (RS-66616), The Kawaguchi Group, eXp Realty (RB-21841). Selling in Hawaii since 2005. Phone (808) 201-3577. The Kawaguchi Group is based on Oahu; for neighbor-island purchases we work with buyers through eXp Realty's statewide network, including referrals to agents who work those areas every day. This page is general information, not legal, tax, insurance or financial advice. Market statistics are deemed reliable but not guaranteed and can be revised. Drive times are our own estimates for light traffic and will vary. Photos are of the general area and are not listings.