Minatoya List Maui

The Minatoya List plays a critical role in determining which apartment-zoned properties on Maui can legally operate as short-term vacation rentals (STRs). With key legal changes pending, buyers, sellers, and investors need to understand the implications for 2025 and beyond.

What Is the Minatoya List?

Originally established in 2001 by Deputy Corporation Counsel Richard Minatoya, the list includes Maui condominium properties that were grandfathered for legal short-term rental use despite being zoned as apartments (A-1 or A-2).

These properties were determined to have legal STR rights under prior laws and policies — even without Hotel zoning or a current permit.

Click here to view the official Minatoya List from the County of Maui

Explore legal short-term rental condos in Maui »

Why the Minatoya List Matters in 2025

Properties on the Minatoya List have typically:

• Operated STRs without needing a Conditional Use Permit
• Benefited from higher property values and rental demand
• Been protected from stricter STR ordinances applied to other zones

However, this legal status is now under review by Maui County officials.

What Types of Properties Are on the Minatoya List?

The Minatoya List includes over 50 condominium complexes across Maui, with concentrations in:

• Kihei
• Maalaea
• Lahaina
• Kahana
• Napili

These properties are apartment-zoned and often attract high occupancy due to their proximity to Maui’s best beaches and resort areas.

What Buyers & Sellers Need to Know

For Buyers:

• Confirm the property’s zoning and its status on the Minatoya List
• Consider how potential law changes could impact future rental income
• Move quickly if you want to secure a STR-friendly property before new regulations

View hotel-zoned condos with STR approval »

For Sellers:

• Be proactive about disclosure and documentation
• Consider listing your property before the June 2025 decision
• Prepare for changes in buyer expectations and lending guidelines

Read our Seller’s Guide for Maui »

Related Resources on MauiProperty.com

• 1031 Exchange in Hawaii – Full Guide
• Buying Land on Maui
• Maui Zoning Explained
• Fee Simple vs Leasehold Ownership
• Maui Market Reports

Kihei Condo Developments

Wailea Minatoya Condos

Similar to the situation in Kihei, the new legislation may significantly affect many condos in Wailea that permit vacation rentals. All of Wailea's most affordable condo developments are included in the Minatoya List.

Wailea Condo Developments

All Wailea Minatoya Condo developments and the number of units in each complex:

Wailea has always been a costly destination for vacations and condo purchases. However, the remaining condo options that permit legal rentals will be even more expensive. The available hotel/resort-zoned condos include Wailea Beach Villas, Ho’olei, and Wailea Elua.

Ma’alaea Condos on the Minatoya List

All condos in Ma’alaea that currently allow legal vacation rentals are included in the Minatoya List. The new legislation would ban short-term rentals in Ma’alaea starting January 1, 2026.

Kapalua Condos on the List

In Kapalua, another resort community, the proposed legislation could also affect most of the condos used for vacation rentals.

Kapalua Condo Developments

All Kapalua Condo Projects on the List and the Number of Units in Each Development

Similar to Wailea, Kapalua is a costly location for both ownership and vacations. The three condos mentioned above are the most affordable options in Kapalua. If the proposed legislation is enacted, the Montage Residences and the Ritz Carlton Residences will be the only two hotel/resort condos in Kapalua where short-term rentals will be permitted.

Condos Potentially Impacted in Napili

Currently, Napili stands out as an area where condos are unlikely to face restrictions on short-term rentals in apartment zones. This is because the condos in Napili are part of the Napili Bay Civic Improvement District (NBCID), where short-term rentals are permitted.

Kahana Area Condos Impacted

Most condos in the Kahana area have hotel zoning. However, there are a few condos on the Minatoya List, including Kahana Reef, Kahana Outrigger, and Kahana Village.

Honokowai Condos on the List

The Honokowai area could experience significant impacts if short-term rentals are banned in apartment-zoned developments. Currently, there are 22 apartment-zoned condo developments in Honokowai that allow vacation rentals. Depending on the boundaries drawn between Ka’anapali and Honokowai, all short-term rental condos in Honokowai could be affected.

The Five Largest Honokowai Condo Developments Potentially Impacted by the New Legislation

Ka’anapali Minatoya Condos

Ka’anapali has three apartment-zoned condo projects that currently permit short-term rentals.

Ka’anapali Condos on the Minatoya List and the Total Number of Units in Each Development

Lahaina Condos on the List

In Lahaina, three apartment-zoned condos could be affected by the new legislation: Pu’unoa Beach Estates, Lahaina Roads, and The Spinnaker, which was destroyed in the August 8th fire.

North Shore and East Maui Condos on the List

On the North Shore, Kuau Plaza, located next to Mama’s Fish House, is on the Minatoya List with 30 units. Hana Kai, the only condo development in Hana, is apartment-zoned and has 19 oceanfront units.

The Full List

The condos mentioned above are just a portion of the Minatoya List, highlighting some of the largest and most notable properties. For the complete list of Minatoya Condos, please click this link.

Next Steps in the Legislative Process

The Mayor’s legislation is currently a proposal and must go through several stages of approval. First, the proposed bill will be reviewed by the planning commission. After receiving comments from the commission, it will move to the planning committee of the Maui County Council. From there, it will go before the full county council for a vote. Amendments and changes to the bill are possible throughout this process.

If the bill is passed, lawsuits are anticipated. Mayor Bissen, a former judge, has already indicated that he expects litigation. The timeline for these proceedings is uncertain, but the outcome will have significant implications for the real estate market and the local economy.