Jack Roden - July

A common misconception among agents, owners, and buyers is that only one barn is permitted on agricultural (AG) zoned land in Maui. This is not true, and Maui County’s own documents confirm that there is no hard limit on the number of barns, provided each one supports legitimate agricultural activity.

According to the Maui County FAQ[1], "You can build as many barns as are needed to support the agricultural activities that are currently being conducted on the lot." However, the barns must not be used as dwellings, and certain improvements—such as the inclusion of plumbing, electrical, or building in an SMA (Special Management Area)—may trigger the need for additional permits.

So, where did the confusion come from? Likely from zoning restrictions that apply to farm dwellings, which are limited in number and subject to tighter scrutiny under the 10% maximum developable area rule. But barns and other accessory agricultural structures are exempt from this cap, as long as they’re not used for residential purposes. You can find more information about what constitutes an AG accessory structure under Maui County’s AG Rules Final Document[2].

Per Ordinance 2749[3], these AG accessory structures can include:

• Barns

• Greenhouses

• Tool sheds

• Packing and processing facilities

• Storage buildings for equipment or supplies

In 2015, Hawaii passed HRS 46‑88 (Act 70), which allows specific agricultural structures—including barns—to be built without a full building permit under certain conditions. To qualify, the property owner must file a Declaration of Compliance[4] with the county before starting construction.

As agricultural land becomes more valuable—and more scrutinized—it’s critical for landowners and agents to understand the nuances. If you’re considering building a barn or expanding AG infrastructure, be sure to document your activities and consult with the county as needed.

Maui’s agricultural zoning offers a lot of flexibility—but only if you follow the rules.

For help determining what’s allowed on your parcel or filing the proper paperwork, feel free to reach out.

Sources:

1. https://www.mauicounty.gov/FAQ.aspx?QID=882

2. https://www.mauicounty.gov/DocumentCenter/View/115656/AG-RULES-FINAL-CLEAN

3. https://www.mauicounty.gov/DocumentCenter/View/13343/Ord-2749

4. https://www.mauicounty.gov/DocumentCenter/View/88194/Declaration-of-ComplianceFinal-As-Built-Notification-Act-70-Relating-to-Agricultural-Structures?bidId=

Jack Roden - June 2025

As summer arrives, there’s a sense of acceleration across Maui’s west side. In Lahaina, more permits are being approved, and construction activity is visibly increasing. Foundations are being poured, steel framing is going up, and neighbors are exchanging updates with a sense of purpose. While the scars of last year’s fires are still fresh, progress is finally becoming tangible.

Community groups and nonprofits are working in lockstep with local builders to help streamline the rebuilding process. There are weekly planning meetings open to residents, and the mayor’s office has increased communication around timelines and policy changes. The county’s rebuild dashboard shows more than 150 permit applications submitted since January.

In Kā‘anapali and Honokōwai, second-home owners are returning to assess long-delayed maintenance or explore renovation options. With short-term rental permits still tightly regulated, many are shifting to long-term rental models or exploring owner-occupancy for future flexibility.

In South Maui, especially Wailea, there’s a modest bump in luxury inventory, though pricing has held firm. Buyers are becoming more selective, and many are drawn to newer builds with renewable energy systems and fire-hardened design features. Builders and architects across the island are adapting their specs accordingly.

June feels like a moment of convergence, where urgency meets planning, and loss transforms into long-term vision. Lahaina’s rebuild is far from complete, but its trajectory is unmistakable: forward.

Jack Roden - May 2025

As we enter May, we’re seeing a strategic shift in how homes are listed on Maui. In the wake of last year’s devastation, many sellers are approaching the market with revised expectations. Listings are more transparent about location, insurance history, and rebuild potential, and agents are emphasizing resilience features like fire-safe landscaping and off-grid capacity.

In Central and South Maui, sellers are increasingly positioning homes as long-term, multi-generational properties. Listings that highlight flexible living arrangements—ohana units, studio wings, and agricultural potential—are moving faster than traditional floor plans. Buyers are also prioritizing walkability, elevation, and community resources more than ever before.

In Lahaina, a few condo buildings near the edge of the burn zone have reopened with limited inventory. Units that were spared by the fire are now undergoing inspection and permitting updates. Prices are stable but interest is cautious, with most inquiries coming from displaced residents rather than outside investors.

Statewide, inventory is inching up. Honolulu saw a 4% increase in new listings this month, and Kona is reporting stronger buyer turnout at open houses. Nationally, the latest Fed announcement of a continued hold on rates has given the market some breathing room, allowing fence-sitters to reenter the conversation.

Overall, Maui’s market is moving, but thoughtfully. Buyers and sellers alike seem more attuned to quality, long-term value, and community fit. May feels like a month of strategy, of aligning actions with lessons learned, and of respecting the balance between rebuilding and healing.

Jack Roden - April 2025

Spring has brought a noticeable shift in West Maui. While much of Lahaina still feels like a work zone, we’re starting to see the first full builds nearing completion. One or two single-family homes in the Wahikuli area have vertical framing, and community gardens are taking shape in cleared lots where rebuilding is still on hold. These visual cues are giving residents hope.

Buyers and investors are watching closely. There’s a renewed interest in the rebuild zones, especially from former residents with insurance settlements who want to return and rebuild. Others are forming co-ops and family trusts to jointly purchase lots and navigate construction together. The idea of rebuilding has moved from theory to action.

Market activity elsewhere remains stable. South Maui, particularly Wailea and Kīhei, continues to attract interest from mainland buyers. Recent sales indicate pricing has remained consistent, even as volume is modest. The buyers active now tend to be serious, well-researched, and often already tied to the island in some way.

Neighbor island markets are seeing movement too. In Hilo and Kona, inventory remains low and prices high, but Kauaʻi is seeing more listings and more measured price growth. For buyers priced out of Maui, these areas are beginning to look like alternatives, though lifestyle and logistics often steer them back.

With legislative reform on the horizon and the first rebuilds underway, the overall outlook feels more forward-facing than it has in months. Lahaina’s heart is still beating—it’s just quieter, more deliberate, and rooted in community-led efforts.

Jack Roden - March 2025

March has brought with it a wave of statewide legislative action aimed at addressing the housing crisis exacerbated by the Lahaina fire. Governor Josh Green signed a set of new bills intended to fast-track permitting and reduce barriers to construction. Among them, SB66 is drawing particular attention for its “shot clock” permitting process, which gives counties 60 business days to approve or deny completed applications, or they’ll be deemed approved by default.

While these changes won’t take full effect until July 2026, the real estate industry is already preparing. Architects, builders, and planners are meeting to interpret what the new rules mean and how to work collaboratively with local government to avoid backlogs. The intent is to move projects forward while respecting cultural and environmental concerns.

In the meantime, interest in vacant land has grown. Parcels in Waiheʻe, Honokōwai, and even parts of central Maui are receiving increased attention, especially those with existing infrastructure. Developers who have previously been hesitant to build are taking a closer look at opportunities to contribute to long-term housing solutions.

Beyond Maui, Honolulu is seeing similar pressures. Oʻahu’s market remains tight, with limited inventory and rising costs. The policies being implemented statewide are expected to ripple through all islands, and March has been full of forums and town halls aimed at educating both the public and professionals.

There’s cautious excitement in the air. These legislative changes mark a turning point in how Hawaii may tackle its long-standing housing shortage. On Maui, they carry special significance, as they may pave the way for Lahaina’s rebirth.

Jack Roden - February 2025

February has brought renewed energy to Maui’s real estate market, particularly in communities surrounding Lahaina. In Kā‘anapali and Nāpili, which were less impacted by the fires, we’re seeing the first signs of a rebound. Open houses are well-attended, especially for homes that are priced with today’s realities in mind. Sellers who were waiting on the sidelines are starting to list again.

The reopening of a few beloved local businesses has sparked cautious optimism. Cafés and surf shops once central to daily life are welcoming patrons back, and that activity is translating into foot traffic and questions about real estate. While we’re not seeing a boom, there’s clear evidence of stabilization.

Across the island, Upcountry remains a hotbed of demand. Demand for rural lots and homes with space for extended family or agriculture has grown steadily. The narrative is shifting—people are seeking roots, not rentals.

Nationally, there’s encouraging news as well. The latest inflation report came in lower than expected, and mortgage interest rates have dipped for the third consecutive week. That’s boosting buyer confidence in key metro areas and starting to affect secondary markets like Maui, where second-home buyers and investors typically follow broader trends.

While Lahaina remains in recovery, the overall sentiment on Maui is lifting. There’s still a long road ahead, but real estate conversations are starting to include words like “long-term,” “rebuild,” and “community.” Confidence, once fragile, is gaining ground.

Jack Roden - January 2025 

The new year begins with cautious optimism on Maui. Across the island, conversations are shifting from loss to possibility. In Lahaina, site work has resumed on dozens of lots. The county has pledged to streamline certain permits, and the state is offering new grant pathways to help homeowners begin rebuilding in earnest.

West Maui's real estate market remains quiet but stable. Sellers who had paused their listings in 2023 are slowly returning. Meanwhile, buyers—particularly those with ties to the community—are actively researching fire resiliency, historical zoning, and long-term viability. It’s not just about views and value anymore. It’s about building something lasting.

Other parts of the island are seeing stronger movement. Wailea remains steady in the luxury segment, and Kīhei continues to attract families and remote workers drawn to its proximity to schools, beaches, and commercial hubs. The long-delayed North-South collector road expansion is finally breaking ground, which could bring renewed development interest in the area.

Nationally, 2025 begins with improved job numbers and the Federal Reserve signaling fewer rate hikes ahead. That optimism has translated into improved buyer sentiment in markets like Seattle, Atlanta, and Denver. Maui often lags a few months behind these trends, but the signals are encouraging for the year ahead.

Real estate professionals here remain focused on guiding clients through both trauma and transition. There’s a deeper sense of responsibility now—to help rebuild not just homes, but trust and belonging. January feels like the start of a new chapter, and while it’s still being written, the message is clear: Maui remains home.

Jack Roden - December 2024

As the holiday season settles over Maui, the mood is reflective but hopeful. In Lahaina, the streets are still quiet, and the landscape remains scarred. But lights are beginning to appear on newly rebuilt homes and temporary housing units. Some residents are gathering again on Front Street—not to shop or dine, but to share stories, light candles, and support each other as the year ends.

The real estate market continues to adapt. In areas like Kīhei and Makawao, homes that entered escrow in October are closing now, often to local buyers relocating from Lahaina or downsizing to adjust to new economic realities. Interest rates are slowly declining nationwide, and although many buyers remain cautious, lenders are seeing renewed applications, especially from those in need of long-term stability. 

Upcountry communities have taken on a new role, offering both physical space and emotional respite. Makawao and Haʻikū have seen a rise in demand, particularly among artists, educators, and service professionals who are helping rebuild both the economy and spirit of West Maui. Inventory remains tight, but off-market deals and local referrals are keeping activity alive.

Nationally, the mood is shifting. Markets like Phoenix and Tampa are finally cooling after years of explosive growth, while rural and island communities once considered remote are gaining long-term interest. For Maui, this reinforces the importance of planning carefully for future growth that serves residents first.

While Lahaina won’t return to what it once was anytime soon, this December feels like the beginning of something new. People are choosing to stay, to rebuild, and to reinvest in their communities. And while the season may lack the shine of holidays past, it carries a deeper meaning a reminder of what it means to endure, together.

Jack Roden - November 2024

November brings fresh data that underscores the bifurcation in Maui’s housing market. While single-family home prices remain high due to limited inventory, the condo market is undergoing a correction, particularly in areas previously dominated by short-term rentals. Units in Honokōwai and Nāpili that once commanded premium prices are now seeing reductions as tourism patterns adjust.

This shift is reflective of broader trends seen in other resort markets like Sedona and Big Bear, where changes in local regulation and post-pandemic travel behavior are dampening vacation rental returns. For Maui, this presents an opportunity for locals and long-term residents who have struggled with condo affordability in recent years.

The rebalancing has been especially beneficial in neighborhoods like Wailuku and Kahului, where first-time buyers are reentering the market with more realistic expectations. Loan pre-approvals have become a key factor, and buyers with strong local ties are increasingly favored in competitive situations.

In Lahaina, many condo complexes remain offline or under repair. However, a few have reopened with adjusted pricing, and inquiries are trickling in, mostly from displaced residents looking to stay close to home. Short-term investor interest remains muted, but there’s growing talk of long-term rental conversions, which could benefit the community at large.

As we approach the end of the year, the mood is mixed but not pessimistic. There’s a quiet resilience among buyers and sellers alike, and a growing awareness that Maui’s housing future will be shaped not only by market forces but by the values and voices of its residents.

Jack Roden - October 2024

As we move into the final quarter of the year, Maui’s real estate landscape continues to evolve. While Lahaina remains at the center of recovery efforts, activity is picking up in nearby areas such as Kā‘anapali, Kīhei, and Wailuku. Buyers who were once focused on West Maui are now considering alternative areas that offer stability and existing infrastructure.

There’s been a noticeable uptick in interest for homes in Upcountry Maui, where cooler climates and agricultural lots are drawing families seeking long-term residence. New listings in Pukalani and Kula are seeing quick showings, and well-priced properties are moving within weeks. While the Lahaina rebuild remains a long road, the rest of the island is quietly experiencing a rebalancing.

Nationally, mortgage rates have begun to soften after their summer highs, which is injecting fresh optimism into markets across the country. While affordability remains an issue on the mainland, especially in cities like Austin and Denver, Hawaii’s low inventory environment means values are holding steady in many neighborhoods outside the burn zone.

Back in Lahaina, luxury listings remain mostly paused. High-value properties that survived the fire are sitting, as both buyers and sellers take a wait-and-see approach. Meanwhile, vacant land parcels in fire-affected zones are slowly attracting interest, but primarily from local families rather than speculative developers.

The overall tone on Maui is one of cautious forward movement. With rebuilding underway and economic conditions improving slightly, there’s a sense that we may be entering a more stable phase, even as we continue to honor the trauma and resilience of Lahaina’s people.