Maui Minatoya List Condos: Bill 9, H-3 & H-4 Zoning Explained (2026 Update)

What Is the Minatoya List?

The Minatoya List refers to condominium properties throughout Maui County that historically operated as legal short-term vacation rentals despite being located in Apartment District zoning. Most of these properties are located within A-1 and A-2 Apartment District zoning.

These communities were granted long-standing recognition for transient vacation rental use based on historical operations and interpretations of county code. Many of Maui's most popular vacation rental communities in South Maui and West Maui are included on the Minatoya List.

What Changed With Bill 9?

In December 2025, Maui County adopted Bill 9, one of the most significant land-use changes affecting Maui real estate. Bill 9 phases out transient vacation rental use in many apartment-zoned properties, including numerous condominium complexes historically associated with the Minatoya List.

Current implementation dates include:

• West Maui: January 1, 2029
• South Maui and the remainder of Maui County: January 1, 2031

Bill 9 does not immediately end vacation rentals. Instead, it establishes future deadlines after which many apartment-zoned properties may no longer operate as transient vacation rentals unless another legal pathway exists.

Understanding H-3 and H-4 Zoning

In response to Bill 9, Maui County adopted Bill 88, creating two new hotel zoning districts known as H-3 Hotel District and H-4 Hotel District.

These new classifications were designed to provide a pathway for certain properties that have historically operated as visitor accommodations and may be appropriate for continued transient vacation rental use.

However, inclusion on the Minatoya List does not automatically grant H-3 or H-4 zoning. Individual properties must satisfy county requirements and complete additional review and approval processes.

Does Being on the Minatoya List Guarantee H-3 or H-4 Zoning?

No.

Being included on the Minatoya List or historical short-term occupancy records does not automatically rezone a property. Property owners should consult with the Department of Planning, legal counsel, and experienced Maui real estate professionals regarding eligibility and future zoning determinations.

Popular South Maui Minatoya Properties

Some of South Maui's most recognizable vacation rental communities have historically been included on the Minatoya List, including:

• Wailea Ekahi
• Wailea Ekolu
• Palms at Wailea
• Grand Champions Villas
• Kamaole Sands
• Maui Vista
• Maui Hill
• Maui Kamaole
• Maui Sunset
• Luana Kai
• Kihei Bay Surf
• Hale Kamaole

Hotel-Zoned Condos vs. Minatoya Condos

One of the most important distinctions for buyers today is understanding the difference between apartment-zoned and hotel-zoned properties.

Hotel-zoned properties generally operate under:

• H
• H-1
• H-2
• H-3
• H-4
• Business Resort (BR)

Many hotel-zoned properties are not affected by Bill 9 and may continue transient vacation rental operations under existing zoning regulations.

Examples include Wailea Beach Villas, Ho'olei, Wailea Point, Kihei Akahi, Kihei Kai Nani, Honua Kai, and Kaanapali Alii.

What Buyers Should Know in 2026

The Maui vacation rental market is evolving, and buyers should carefully evaluate:

• Current zoning designation
• Bill 9 implementation timelines
• Potential H-3 or H-4 eligibility
• Association rules and restrictions
• County permitting requirements
• Future legislative changes

Because regulations continue to evolve, buyers should perform thorough due diligence before purchasing any vacation-rental property.

Explore Maui Vacation Rental Condos

Browse current South Maui vacation-rentable condos and investment opportunities:

View South Maui Vacation Rental Condos

Questions About Bill 9, H-3 or H-4 Zoning?

Whether you're buying, selling, or evaluating a Maui investment property, understanding zoning and vacation rental regulations is more important than ever.

Contact us today for guidance on Maui condo zoning, Bill 9, H-3 and H-4 districts, and the latest opportunities in the Maui condo market.

Disclaimer: Information is believed to be accurate but is subject to change. Buyers and sellers should verify zoning, short-term rental eligibility, and applicable regulations with Maui County and qualified legal counsel before making any real estate decisions.