Jack Roden

Each winter, Maui becomes one of the most important whale habitats on the planet as North Pacific humpback whales migrate thousands of miles to Hawaiʻi’s warm waters to mate, calve, and nurse their young. February marks the height of this migration, and with it comes one of Maui’s longest-running ocean conservation traditions: the World Whale Day Festival.

In 2026, the festival returns for its 45th year, running from February 9 through February 15, with a full week of community events, educational programming, cultural celebrations, and conservation efforts across the island [1]. Founded in Maui in 1980, World Whale Day began as a grassroots effort to raise awareness for humpback whale protection and has since grown into an internationally recognized celebration rooted in local stewardship [4].

The festival is organized by Pacific Whale Foundation, a Maui-based nonprofit dedicated to whale research, marine education, and ocean advocacy [1].

2026 World Whale Day Festival Events on Maui

Opening Ceremony — February 9, 2026 | Mākena Golf & Beach Club
The festival opens with a traditional Hawaiian blessing, welcoming the community and setting intentions for a week focused on respect for the ocean and its inhabitants. Opening remarks and a reception overlooking the shoreline mark the official start of the celebration [1].

Mālama Pono Service Projects — February 9–13, 2026
Throughout the week, volunteers can participate in hands-on stewardship projects that directly benefit Maui’s environment. These include beach cleanups, native habitat restoration, and agricultural support projects in partnership with local organizations and state agencies [1]. These efforts reflect the festival’s core message: caring for whales begins with caring for the land and sea they depend on.

A Toast to Whales Sponsor Reception — February 10, 2026 | Kapalua
This invitation-only reception honors festival sponsors and conservation partners, celebrating the collective effort behind decades of marine protection and education work on Maui [1].

PacWhale Eco-Adventures Whale Watch Cruises — February 10–11, 2026
Specialty whale watch cruises aboard PacWhale vessels offer an immersive way to experience peak whale season. These educational excursions combine marine science interpretation, cultural storytelling, and opportunities to observe humpback whale behaviors such as breaching, tail slapping, and competitive groups [1].

9th Annual World Whale Film Festival — February 11, 2026 | ʻĪao Theater, Wailuku
Hosted at Wailuku’s historic ʻĪao Theater, the film festival features short films focused on ocean conservation, Indigenous knowledge, climate science, and marine life storytelling. The evening invites reflection on humanity’s relationship with the ocean and the role of storytelling in conservation [2].

Taste & Tunes — February 12, 2026 | OCEAN Organic Farm & Distillery
Set in Upcountry Maui, Taste & Tunes blends island-inspired food, craft beverages, and live music in an open-air setting. This relaxed community gathering connects local culture with conservation fundraising and awareness [1].

Big Blue Soirée — February 13, 2026 | Mākai Glass
The festival’s signature fundraiser celebrates 45 years of World Whale Day with hosted drinks, dinner, live music, and stories highlighting the impact of whale research and ocean advocacy on Maui and beyond [1].

Community Day: Mālama I Nā Koholā — February 14, 2026 | Māʻalaea Harbor Shops
This free, family-friendly event includes marine science stations, keiki activities, educational booths, Hawaiian cultural programming, and live performances. Community Day is designed to make ocean education accessible and engaging for all ages [1].

World Whale Day Parade — February 15, 2026 | South Kīhei Road
The festival concludes with a vibrant parade through South Kīhei, celebrating community pride, creativity, and the humpback whales that return to Maui each year. The parade is one of the island’s most recognizable expressions of ocean stewardship [1].

Why World Whale Day Still Matters

Humpback whales were once driven close to extinction, with global populations reduced by more than 90 percent during the commercial whaling era [5]. While populations have significantly recovered thanks to international protections, whales continue to face modern threats including vessel strikes, entanglement, ocean noise, and climate-driven changes to marine ecosystems [5].

World Whale Day remains relevant because it bridges science, culture, and community. It serves as both a celebration of recovery and a reminder that continued stewardship is essential to protecting Maui’s ocean environment for generations to come.

For residents and visitors alike, the World Whale Day Festival offers a meaningful way to experience Maui during peak whale season — not just by observing whales offshore, but by understanding the role the island plays in their survival.

Sources

1. Pacific Whale Foundation — 45th Annual World Whale Day Festival 2026 Program
   https://pacificwhale.org/world-whale-day-2026/

2. Pacific Whale Foundation — 9th Annual World Whale Film Festival
   https://pacificwhale.org/event/filmfest/

3. Pacific Whale Foundation — Mission and conservation programs
   https://pacificwhale.org

4. World Whale Day history and origins — Days Of The Year
   https://www.daysoftheyear.com/days/world-whale-day/

5. NOAA Fisheries — Humpback whale population recovery and current threats
   https://www.fisheries.noaa.gov/species/humpback-whale

Jack Roden

Resolution 25-230 Advances Proposed H-3 and H-4 Hotel Zones. Maui County is considering a proposal to establish two new hotel zoning districts, H-3 and H-4, intended to address how certain lawfully existing transient vacation rentals (TVRs) located in Apartment-zoned properties may be treated if a future phase-out ordinance is adopted.

Last Wednesday 1/7/26, the Maui County Council voted 8–1 to refer the proposed H-3 and H-4 zoning ordinance to the Lānaʻi, Maui, and Molokaʻi Planning Commissions for review and recommendation. This action does not enact any zoning changes. It formally advances the proposal to the advisory review stage of the legislative process.

The stated intent of the H-3 and H-4 districts is limited in scope. As proposed, these districts would apply only to properties that are currently zoned Apartment (A-1 or A-2) and that were lawfully operating as TVRs prior to any future phase-out ordinance. H-3 would apply to properties zoned A-1, and H-4 would apply to properties zoned A-2. If ultimately adopted following Planning Commission review and subsequent Council action, qualifying properties could continue their existing TVR use as a permitted hotel use, rather than becoming nonconforming.

The proposal follows earlier analysis and recommendations developed through a Temporary Investigative Group convened by the Maui County Council to study potential policy approaches related to Bill 9 and Apartment-zoned transient vacation rentals.

The proposed H-3 and H-4 districts are not equivalent to traditional hotel or resort zoning. Unlike H-1 or H-2 districts, they would not permit new transient vacation rentals, increased density, or additional visitor-oriented entitlements. Development standards would largely mirror existing Apartment zoning requirements, reflecting an intent focused on use continuity rather than expansion.

No properties would be automatically rezoned under this proposal. Any rezoning would require further legislative action, including additional public hearings, before final adoption.

For owners, buyers, and sellers, the Council’s 8–1 referral vote highlights the growing importance of zoning classification — not solely existing use — when evaluating long-term regulatory treatment as Maui County continues to consider changes to its visitor accommodation policies.

Source:
Maui County Council, Resolution No. 25-230 and the associated proposed ordinance establishing the H-3 and H-4 Hotel Districts.

Jack Roden

Jack Roden

November unfolds on Maui with cooler evenings, quieter beaches, and a growing sense of clarity in the real estate market. The island has spent much of 2025 recalibrating — emotionally, structurally, and economically — and November feels like the first month where the numbers begin to show consistency.

Tourism gains momentum once again. HTA reports a 6.3% increase in visitor arrivals from October, along with sustained strength in visitor spending.¹ STR hotel data supports this, showing occupancy up 7.5% year-over-year and ADR climbing another 4%.² This combination strengthens investor confidence in rental-zoned properties across Kīhei, Honokōwai, Nāpili, and Kāʻanapali.

Housing metrics remain in a holding pattern. Inventory stays elevated but stops climbing, suggesting the early signs of stabilization. Buyers continue to hold leverage, though multiple-offer situations begin to reappear on sharply priced or premium-view properties — a subtle signal that the market may be nearing equilibrium.

Key November 2025 data:

• Median condo price: ~$645,000 (-22% YoY)³

• Median single-family price: ~$1.310M (-1.9% YoY)³

• Condo months supply: ~14.9 months³

• Visitor arrivals: Up 6.3% MoM¹

• Hotel occupancy: Up 7.5% YoY (STR)²

• Housing starts: Up 5.7% (County of Maui)⁴

• Hawaiʻi job growth: +2.1% YoY (BLS)⁵

UHERO’s November economic pulse highlights Maui’s steady progress in construction employment, improved consumer sentiment, and statewide economic resilience.⁶ CoreLogic’s national investor report identifies Maui as one of the top recovery-watch markets, citing its deep price corrections and historically strong re-entry cycles.⁷

For buyers, November represents a moment of strategic clarity:

• Prices are softer than any time since 2020

• Inventory remains abundant, especially in condos

• Tourism fundamentals show renewed strength

• Insurance and rebuild policies become clearer

• Sellers are more realistic than they’ve been in years

For sellers, proper pricing and presentation remain critical, but the buyer pool is growing — especially among snowbird and 1031-exchange buyers preparing for Q1 activity.

Call to Action
If you’re exploring Maui real estate — whether that’s an ocean-view condo, a Wailea second home, or a West Maui rebuild opportunity — I’m here to help you understand the micro-market shifts shaping November’s trends. Let’s connect and talk through what makes sense for your goals, whether you're on island or joining by video.

Sources (November 2025)

1. Hawaiʻi Tourism Authority – Monthly Visitor Statistics (November 2025)

2. STR Global – Hawaiʻi Lodging Performance, November 2025

3. REALTORS® Association of Maui – November 2025 Market Report

4. County of Maui Planning Department – Monthly Housing Starts

5. Bureau of Labor Statistics – Hawaiʻi Regional Employment Report

6. UHERO – November 2025 Economic Pulse

7. CoreLogic – Investor Activity & Market Recovery Indicators

Jack Roden

October arrives on Maui with golden light, softer trades, and a familiar emotional weight. For West Maui especially, this month carries deep significance. The island once celebrated Halloween with the iconic Front Street parade in Lahaina, a vibrant event that brought families, visitors, and local businesses together. The absence of that celebration still resonates. It’s a reminder of loss, but also of the resilience shaping Maui’s next chapter.

The real estate market moves with similar duality — reflection on what has changed, and steady progress toward a more grounded, stable future.

Tourism continues a gradual upward trend. HTA reports that while visitor arrivals remain below pre-2023 numbers, visitor spending is actually higher year-over-year.¹ This strengthens the long-term prospects for rental-zoned condos and supports recovery across the hospitality sector. STR’s October hotel data shows an 8.3% increase in occupancy and a 7% rise in ADR, indicating strong travel demand despite fewer total visitors.²

On the housing side, inventory remains elevated, though new listings taper slightly as we move into fall. Pricing continues to recalibrate, especially in the condo market where the softening has been most pronounced.

Key October 2025 data points:

• Median condo price: ~$640,000 (-25% YoY)³

• Median single-family price: ~$1.290M (-2.5% YoY)³

• Condo months supply: 15.8 months³

• Visitor spending: Up 9.2% YoY (DBEDT)¹

• Hotel RevPAR: Up 11% YoY (STR)²

• Mortgage rates: Averaging 6.5% (FRED)⁴

County of Maui Planning Department data shows continued progress in West Maui rebuild permits, with an October increase of 5.4% month-over-month.⁵ UHERO’s fall economic outlook notes that construction and rebuilding activity will likely remain a stabilizing force throughout 2026.⁶

As we move through October, buyers approach the market with deeper long-term thinking. They ask about resilience, community planning, rental regulations, and insurance trends. Sellers price more carefully, recognizing the importance of accuracy in a slower-moving environment.

For many investors and second-home buyers, October offers a unique advantage: abundant inventory, softer pricing, high transparency, and significantly more negotiation leverage than in previous years.

Call to Action
If you're evaluating how October’s market conditions affect your goals — whether you're considering a condo in Kīhei, a residential investment in Kāʻanapali, or acreage in Launiupoko — I’d be glad to walk you through the micro-market trends. Each neighborhood moves differently, and I'm here to help you navigate with clarity and confidence.

Sources (October 2025)

1. DBEDT – Visitor Spending & Economic Indicators

2. STR Global – Hawaiʻi Hotel Performance Report

3. REALTORS® Association of Maui – October 2025 Market Snapshot

4. Federal Reserve (FRED) – 30-Year Mortgage Rate (MORTGAGE30US)

5. County of Maui – Planning & Permitting Monthly Report

6. UHERO – Fall 2025 Economic Outlook

Jack Roden

September arrives with a quieter rhythm on Maui — the kind of month where the island feels introspective. Tourism continues its gradual return, businesses adjust, and community rebuilding progresses at a steady pace. This sense of balance is mirrored in the real estate market.

Visitor arrivals dip slightly from August but remain higher than early summer levels.¹ Spending, however, continues to rise — a trend DBEDT notes as a “robust post-recovery spending pattern,” often linked to higher-quality, longer-stay travelers.² This spending supports hotel metrics too, with STR reports showing an 8% year-over-year rise in Maui hotel occupancy.³

In housing, September continues the inventory expansion seen over the previous months. Condo inventory remains elevated, while single-family home supply stabilizes. Buyers now move more intentionally — comparing neighborhoods, weighing long-term insurance implications, and negotiating from a position of strength.

Key data points from September 2025:

• Median condo price: ~$630,000 (-30% YoY)⁴

• Median single-family price: ~$1.285M (-2% YoY)⁴

• Condo months supply: 16.5 months⁴

• Visitor arrivals: Up 2.4%, spending up 6.1% (DBEDT + HTA)¹²

• Unemployment (Hawaiʻi statewide): 4.3% (BLS)⁵

UHERO’s September bulletin points to steady statewide wage growth and expanding construction-sector employment — signs of durable demand for housing long-term.⁶
CoreLogic’s national investor-trend report shows increasing investor activity in destination markets with price corrections over 20% — exactly what Maui’s condo segment is experiencing.⁷

For buyers, September provides clarity: more choices, better negotiation leverage, and a steadier pace. For sellers, accurate pricing and strategic marketing are essential.

Call to Action
If you’re evaluating whether September’s trends support your goals — whether you’re seeking a rental-friendly condo, a residential property, or acreage — I’d be happy to connect and walk you through your specific segment. Each part of Maui moves on its own rhythm, and I’m here to help you make confident decisions.

Sources (September 2025)

1. Hawaiʻi Tourism Authority – Monthly Visitor Statistics

2. DBEDT – Visitor Spending Report (September 2025)

3. STR Global – Hawaiʻi Hotel & Lodging Report

4. RAM – September 2025 Market Snapshot

5. Bureau of Labor Statistics – Hawaiʻi Unemployment Data

6. UHERO – September 2025 Economic Pulse

7. CoreLogic – Investor Activity Insights 2025

View towards Molokai from Pineapple Hill in Kapalua, Maui. 

Congress Confirms 1031 Exchanges Are Here to Stay — What Real Estate Investors Need to Know (July 2025)

In a significant move for real estate investors, Congress passed a tax reform package in July 2025 that reaffirms and preserves Section 1031 of the Internal Revenue Code. This section, which allows real estate investors to defer capital gains taxes by reinvesting proceeds from one investment property into another, remains fully intact—without new restrictions, caps, or phaseouts. Despite years of speculation that 1031 exchanges might be scaled back, lawmakers ultimately acknowledged the crucial role they play in supporting local economies, property reinvestment, and long-term portfolio growth.

For investors planning to shift capital into the Maui real estate market, this development is timely. With the legislative cloud lifted, mainland sellers now have clarity and confidence to proceed with a 1031 exchange into Hawaii—often leveraging gains from highly appreciated markets in California, Texas, Colorado, and beyond.

So what does a 1031 exchange actually involve? At its core, a 1031 exchange allows you to sell an investment property—your "relinquished property"—and reinvest the proceeds into a "replacement property" of equal or greater value, deferring any capital gains tax in the process. To remain in compliance, you must identify the replacement property within 45 days and close on it within 180 days. A Qualified Intermediary (QI) must hold the funds throughout the process; if you take possession of the proceeds at any point, your exchange will be disqualified.

This strategy isn’t new, but it’s often misunderstood. Many assume that like-kind means you must exchange the same type of property—say, an apartment for another apartment. In truth, the definition is broad: you can exchange nearly any fee-simple real estate held for investment or business purposes for another. A condo in San Diego can become a vacation rental in Kā‚anapali. A duplex in Portland might lead to agricultural acreage in Launiupoko.

While most real estate qualifies, leasehold properties typically do not, due to their time-limited nature [1]. That makes fee-simple property the preferred vehicle for 1031 reinvestment, and nearly all Maui investment property fits the bill.

To clarify a few lingering misconceptions:

• Myth: You can exchange your primary residence. In fact, 1031 is only for investment or business properties. Personal residences fall under different IRS provisions [2].

• Myth: You can pocket part of the cash and still defer all taxes. Not quite. Any proceeds not reinvested—called "boot"—are taxable [3].

• Myth: You can manage the transaction yourself. The IRS requires a QI to hold and transfer funds [4].

• Myth: You can only exchange one property for one property. Actually, you can exchange one for several or vice versa, provided you meet value and timing rules [5].

Given the scope and flexibility of what qualifies, it’s no surprise that investors continue to use 1031 exchanges to optimize their portfolios. Maui is a particularly attractive destination for this, offering a mix of short-term rental condos, long-term rental homes, agricultural land with development potential, and newer low-maintenance properties.

Title companies like Fidelity National Title Hawaii report frequent use of 1031 exchanges in commercial and multifamily transactions statewide, with Maui among the top destinations [6]. For example, vacation-rental condos in Kā‚anapali that sold for around $700,000 in 2010 are now valued at $1.3 to $1.5 million, and long-term rental properties in Central Maui have experienced consistent 5% to 8% annual appreciation. These trends make Maui a logical reinvestment option for those exiting highly appreciated mainland markets.

For many, a 1031 exchange is not just a single transaction, but part of a long-term strategy. Investors often use a "swap ‘til you drop" approach—reinvesting capital gains over and over until eventually passing properties to heirs, who receive a step-up in basis that can eliminate deferred taxes altogether [8].

If you're considering a 1031 exchange into or out of Maui, I can support you on both ends. I maintain a trusted national referral network of experienced real estate professionals—agents I personally vet for integrity, communication, and market knowledge. Whether you need help selling your relinquished property or acquiring a replacement here in Hawai‘i, I’ll help align your team and timeline for a smooth, strategic transaction. And if you already have a mainland agent, I’m always happy to collaborate directly.

With the new legislation in place, the path forward is clear. Section 1031 remains an effective tool for deferring taxes and repositioning real estate wealth. Maui continues to offer strong fundamentals, rental demand, and long-term value. If you’re ready to explore what’s possible, let’s talk about your next move.

Citations

[1] First American Exchange, “Does a Leasehold Interest Qualify for a 1031 Exchange?”
https://www.firstexchange.com/resources/faq/does-leasehold-interest-qualify-1031-exchange

[2] IRS Topic No. 701: Sale of Your Home
https://www.irs.gov/taxtopics/tc701

[3] Asset Preservation, Inc., “What is Boot?” (FAQ section)
https://apiexchange.com/1031-exchange-terminology/

[4] Federation of Exchange Accommodators, “Role of the Qualified Intermediary”
https://www.1031.org/faq

[5] IRS 1031 Like-Kind Exchanges Fact Sheet
https://www.irs.gov/newsroom/like-kind-exchanges-under-irc-code-section-1031

[6] Fidelity National Title Hawai‘i, “1031 Exchange Services Overview”
https://www.fidelityhawaii.com/Customers/Service-Detail-Pages/1031-Exchange

[7] Hawaii Information Service MLS Data via RAM (Realtors Association of Maui), Historical Sales Records, 2010–2025

[8] National Association of Realtors®, “1031 Exchanges and Estate Planning”
https://www.nar.realtor/taxes/1031-like-kind-exchanges

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Jack Roden - July 17th, 2025

In a year when headlines have been dominated by the challenges of high mortgage rates and an inventory surge, one story cuts through the noise with unexpected clarity: Millennials are stepping up as some of the most determined buyers in today’s real estate market.

According to a recent Realtor.com® survey, 23% of millennials report plans to purchase a home within the next six months—up significantly from 15% just last fall¹. That jump is even more striking when compared with the general population, where only 14% of respondents said they were actively planning to buy.

This motivation comes despite the continued “lock-in effect” that’s kept many homeowners from listing their properties. With mortgage rates hovering above 6.5% in 2025, many sellers have been reluctant to give up lower-rate loans secured in previous years. Yet for younger buyers, particularly millennials, life milestones such as marriage, growing families, remote work flexibility, and long-term financial planning are outweighing the hesitation caused by rates.

The Wall Street Journal recently highlighted the dramatic shift in housing dynamics, noting that for the first time in years, there are now half a million more home listings than active buyers². But this headline doesn’t account for nuance: within that broader landscape, serious and strategic buyers—especially millennials—are moving forward.

Why Millennials Are Still Buying

The decision to purchase a home in today’s market isn’t being taken lightly. For millennials, it’s about opportunity. More inventory means more options and greater negotiating power. Lawrence Yun, Chief Economist for the National Association of REALTORS®, noted that “with housing inventory levels reaching five-year highs, home buyers in nearly every region of the country are in a better position to negotiate more favorable terms”³.

In markets like Maui, where inventory tends to be constrained, this shift is particularly noteworthy. We're seeing motivated buyers—many of them younger professionals or growing families—who are financially ready and emotionally committed to owning a home in a place that offers natural beauty, cultural richness, and long-term lifestyle value.

What This Means for Sellers

If you’re considering selling your home in 2025, this trend should offer some reassurance. While the market has changed, targeted marketing efforts can still attract serious buyers. Identifying and engaging with motivated buyer demographics—especially millennials—can be the difference between a listing that sits and one that sells.

As a real estate professional deeply connected to both the Maui market and global luxury trends, I tailor every outreach to meet today's buyer where they are: informed, selective, and ready to move when the right property appears.

What This Means for Buyers

If you’re a millennial—or anyone—considering homeownership in 2025, know this: you’re not alone, and you’re not late. In fact, you may be in a stronger position than many realize. With more homes on the market, opportunities for favorable pricing and negotiation are real. The key is working with someone who understands both the local nuances and the national currents shaping today’s housing landscape.

Whether you're upsizing, relocating, or buying your first home, this could be a moment worth seizing.

Citations

Jack Roden - July 2025

This month, Governor Josh Green signed two bills into law that may significantly reshape how housing is developed in Hawaii. SB66, now Act 295, and SB15, now Act 293, both signed on July 1, address long-standing challenges in the permitting process and outdated historic preservation rules. Their passage represents a coordinated effort to make building in Hawaii faster, fairer, and more focused on real needs.

SB66/Act 295 introduces a new permitting pathway designed to inject predictability into what has long been an unpredictable system. Starting July 1, 2026, qualifying housing projects that use a certified third-party reviewer will trigger a 60-business-day “shot clock” for county agencies to respond. If no decision is issued by the deadline, the permit is automatically approved. This doesn’t apply to shoreline or high-risk flood zones, and it’s limited to residential structures no taller than 30 feet. Still, it’s a major step toward accountability in a system often criticized for delay.

Meanwhile, SB15/Act 293 tackles a quieter but significant issue—how Hawaii defines historic properties. For decades, any building older than 50 years automatically triggered review by the State Historic Preservation Division, regardless of its actual significance. Under the new law, only structures that have been formally designated as historically or culturally important will require such oversight. The change is immediate and widely welcomed by builders and homeowners seeking to renovate without unexpected delays.

Together, these laws form part of a broader effort by the Green administration to address the state’s housing shortage. They join other bills like SB38, which expands housing finance tools, and HB422, which exempts certain school impact fees. While none of these measures alone will solve the crisis, they represent meaningful steps toward more efficient, responsive planning.

On Maui, these reforms carry special weight. With much of Lahaina awaiting reconstruction, and hundreds of families still displaced, speeding up housing production is both urgent and essential. The new rules won’t fix everything, but they may help Maui and the rest of the state build with greater clarity and confidence.

Sources: Governor's Press Office, July 1, 2025; Hawaii State Legislature; Hawaii Free Press