By Jeremy Stice, Compass Real Estate, Owner at Maui Paradise Properties, and President of the Board of the Hawaii Mid and Short-Term Rental Alliance (HIMAST)
Over the past several years, few issues have generated more uncertainty and concern among Maui’s transient vacation property owners than the future of our visitor accommodations and the legal framework surrounding vacation rental properties. The recent passage of Bill 88 and the release of the first Council-Initiated Zoning resolutions represent another significant chapter in that ongoing conversation, but they are far from the final chapter.
I want to begin by thanking everyone who joined our recent community update hosted by the Maui Vacation Rental Association. The level of engagement, thoughtful questions, and willingness of owners to stay informed throughout this process has been remarkable. While there is still much we do not know, there are several important things we do know, and understanding the distinction between the two is critical as we move forward.
Understanding How We Got Here
To fully appreciate the significance of Bill 88, it is important to understand the events that led us to this point and why so many property owners have remained deeply engaged in this process.
Following the introduction of Bill 9 by Mayor Richard Bissen, which proposed eliminating thousands of lawful vacation rentals operating in apartment-zoned districts, the County formed a Temporary Investigative Group (TIG) to study the issue and explore potential alternatives. Bill 9 created an extraordinary amount of uncertainty for property owners, residents, and the broader visitor industry, while also raising significant questions regarding property rights, economic impacts, and the future of Maui’s visitor accommodations.
Bill 88 ultimately emerged from the work of the Temporary Investigative Group following the passage of Bill 9, which was approved by the Maui County Council and signed into law by Mayor Richard Bissen on December 15, 2025. Bill 9 set in motion the phase-out of thousands of apartment-zoned vacation rentals and created unprecedented uncertainty for property owners throughout Maui County. Bill 88 was subsequently developed as an effort to create a more thoughtful and structured framework that may provide certain properties with a pathway into the newly established H-3 and H-4 Hotel zoning districts.
I have had the privilege of being directly involved in these issues for many years, both professionally and through industry advocacy. I previously served as President of the Maui Vacation Rental Association for two years and have served on the Realtors Association of Maui Government Affairs Committee for many years. Throughout that time, I have consistently provided testimony, analysis, and guidance regarding the complex and often contentious issues surrounding vacation rentals and property rights on Maui, many of which have been debated in one form or another for more than two decades.
Today, I have the honor of serving as President of the Board of the Hawaii Mid and Short-Term Rental Alliance (HIMAST), where we continue to advocate for thoughtful policy solutions that respect private property rights, support responsible tourism, and recognize the critical role that legally operating visitor accommodations play in Hawaii’s economy.
As a third-generation, Maui-born-and-raised real estate professional who has been serving clients since 2006, and as an owner in Maui Paradise Properties, I have spent countless hours speaking with property owners, buyers, elected officials, attorneys, and industry stakeholders throughout this process.
The one consistent theme has been uncertainty. While Bill 88 does not answer every question, it does provide a more structured framework than we previously had, and that is an important step toward greater clarity.
More importantly, this issue did not begin with Bill 9, and it will not end with Bill 88. The questions surrounding lawful visitor accommodations, zoning, property rights, and housing policy have been debated for more than twenty years and will likely continue to evolve in the years ahead. That is precisely why continued engagement, education, and thoughtful advocacy remain so important.
For a broader discussion on how these policy changes are already impacting buyer behavior, condominium valuations, tourism, and long-term investment strategy, I recently explored these topics in greater detail in my article, Maui Real Estate in Transition: Policy, Tourism, Vacation Rentals & Investment Strategy in 2026.
Bill 88 Is a Framework, Not an Automatic Rezoning
One of the biggest misconceptions surrounding Bill 88 is the belief that the legislation itself automatically rezoned properties throughout Maui County. That is simply not the case.
Bill 88, which has now been transmitted to the Mayor for signature, creates the new H-3 and H-4 Hotel zoning districts and establishes a legal pathway for visitor accommodation properties to potentially move into those districts in the future. It provides the framework and the tools necessary for additional zoning actions to occur, but it does not, by itself, change the zoning designation of any individual property.
That distinction matters because the process we are now watching unfold through the Council-Initiated Zoning resolutions is the mechanism through which individual properties and condominium complexes may ultimately be considered for inclusion.
For owners, investors, and prospective buyers, understanding this distinction is critical. The passage of Bill 88 should not be viewed as the end of the process but rather the beginning of a new chapter that provides additional clarity and establishes a framework for future action.
As these policy discussions continue to evolve, successful ownership increasingly requires a strategic approach that balances regulatory considerations, seasonality, revenue management, and long-term asset preservation. I recently explored these topics in greater detail in my article, Maui Vacation Rental Strategy, ROI, Seasonality & Investment Insights.
The First Resolutions Are Not the Entire Package
The Maui County Council has now released the first round of Council-Initiated Zoning resolutions. However, it is extremely important to understand that these initial resolutions do not represent the complete package.
We have confirmed that additional Council-initiated zoning resolutions are still expected, and amendments may also occur as the legislative process moves forward. Drawing conclusions based solely on the first resolutions could create unnecessary anxiety and confusion for owners whose properties may be addressed in future legislation.
Patience and perspective are essential right now. We are still in the early stages of what will likely be a lengthy and evolving process.
Every Maui Condominium Association Is Different
Another important takeaway from our recent discussions is that there is no universal strategy that applies equally to every condominium complex in Maui County.
Every association has its own governing documents, ownership structure, historical use patterns, legal considerations, and supporting evidence. The strategy that makes perfect sense for one property may not be appropriate for another.
For that reason, we continue to encourage each complex to organize, identify representatives, and work collaboratively with legal counsel and professional advisors to determine the most appropriate path forward based on their individual circumstances.
The same principle applies to vacation rental ownership itself. Some owners prioritize personal enjoyment and lifestyle, while others focus primarily on maximizing revenue or long-term appreciation. The most effective strategy is rarely one-size-fits-all and should instead be tailored to the unique goals of each owner and property.
In fact, maximizing occupancy is not always the same as maximizing value, preserving an asset, or achieving an owner’s long-term objectives Luxury Vacation Rentals in Maui Require a Different Strategy
Guidance for the July 1 Maui Housing and Land Use Committee Meeting
Many owners are understandably eager to submit testimony now that the first resolutions have been released. However, a measured and strategic approach will likely be the most effective.
If your complex is included in one of the current resolutions, our recommendation is generally straightforward: support the resolution as written. Initial testimony should focus on expressing appreciation for your inclusion and support for moving the process forward. There is typically no need to overwhelm the Council with every document and piece of evidence available at the outset. Additional information can always be provided if requested later in the process.
One item we understand the County intends to request is a legal description of the property’s boundaries. If your complex has a metes and bounds description, now is the time to locate it. These descriptions are often found in deeds, title reports, escrow documents, or other recorded materials.
At the same time, we have also learned that not every property appears to have a traditional metes and bounds description. If that is the case for your complex, there is no reason to panic. Continue gathering maps, surveys, legal descriptions, and other recorded documents that may establish the property’s boundaries while we await additional guidance from the County regarding acceptable alternatives.
If your complex has not been included in the first resolutions, it is equally important to remember that these are not the only resolutions expected to be introduced. Unless your property clearly falls within one of the categories specifically addressed by the current legislation, we do not recommend flooding the Council with testimony simply because your complex does not appear on the first lists.
As additional resolutions are released, we will have a much clearer picture of the County’s overall approach and can provide more informed guidance regarding next steps.
Coordination Matters
Throughout this process, organization and coordination will matter.
A well-prepared and unified presentation from a small number of designated representatives will almost always be more effective than dozens of repetitive submissions that communicate the same message. The goal should be to present a thoughtful, organized, and credible case on behalf of each association rather than creating unnecessary noise that may dilute the effectiveness of your message.
Looking Beyond Bill 88
It is also important to recognize that this process extends far beyond the current round of zoning resolutions.
The passage of Bill 88 establishes H-3 and H-4 as new zoning districts within Maui County’s code. Future County Councils will continue to possess the authority to initiate additional zoning changes using this framework.
As regulation becomes increasingly complex, the importance of professional management, operational systems, and experienced local guidance continues to grow. Today’s vacation rental ownership requires far more than simply generating bookings. It requires regulatory awareness, proactive asset management, sophisticated revenue strategy, and disciplined operational execution.
How Maui Paradise Properties delivers operational excellence at scale
That reality makes civic engagement more important than ever. Property owners should stay informed, understand where future candidates stand on issues impacting housing policy and property rights, and remain actively engaged in local government. The decisions made over the coming years will continue to shape Maui’s visitor accommodation landscape and the future of our island’s economy.
Thoughtful policy, clear communication, and continued engagement will ultimately lead to better outcomes for our community than reactionary decision-making or uncertainty.
What We Know
- Bill 88 has been transmitted to the Mayor for signature.
- The first Council-Initiated Zoning resolutions have been released.
- Additional resolutions are expected.
- The first Housing and Land Use Committee hearing is scheduled for July 1.
- Planning Commission review will follow Council action.
- Condominium associations should continue organizing representatives and gathering documentation.
What We Still Don’t Know
Several important questions remain unanswered, including:
- The complete package of Council-Initiated Zoning resolutions.
- Whether additional amendments will be proposed.
- What documentation may ultimately be required from individual complexes.
- Whether application fees or additional procedural requirements will be established.
- The final hearing schedule following the Planning Commission review.
A Final Thought
This process continues to evolve, and our guidance will evolve alongside it as additional information becomes available.
Nothing in this discussion should be construed as legal advice or interpreted as a recommendation that applies equally to every property or association. Every complex is unique and should work closely with its own board of directors, legal counsel, and professional advisors to determine the most appropriate course of action.
Bill 88 represents an important milestone, but it is not the finish line. The work of advocacy, education, and engagement is far from over. I remain committed to helping property owners navigate these changes, understand the implications for their investments, and continue advocating for thoughtful policies that support both private property rights and the long-term health of our community.
For owners seeking additional guidance, our team at Maui Paradise Properties remains committed to helping clients navigate an increasingly complex landscape through local expertise, sophisticated revenue management, operational excellence, and long-term investment stewardship.
Mahalo to everyone who has remained engaged throughout this process. Your participation continues to make a difference, and I look forward to working alongside all of you as we navigate this next chapter together.
For owners seeking additional guidance
The evolving regulatory environment is also prompting many owners to re-evaluate whether their current management structure is properly equipped to navigate increasingly complex operational and compliance challenges
What Every Maui Vacation Rental Owner Should Know Before Changing Property Managers
WORK WITH MAUI’S LEADING VACATION RENTAL ADVISOR & OPERATOR
Representation • Advocacy • Execution
Helping clients acquire, optimize, and protect exceptional Maui vacation rental assets.
As both a Maui real estate advisor and owner at Maui Paradise Properties, I work with clients who understand that buying the right property is only the beginning. Long-term success requires thoughtful acquisition strategy, operational excellence, and an experienced team capable of navigating Maui’s evolving regulatory and market landscape.
Whether you’re considering your first vacation rental acquisition, evaluating your current management structure, or seeking to maximize the performance of an existing asset, our team provides a fully integrated approach that bridges investment strategy and execution.
I can help you:
✓ Define your ownership strategy (income, lifestyle, or long-term appreciation)
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More Than Property Management: Maui Paradise Properties Commitment to Maui’s Future
At Maui Paradise Properties, our perspective on Bill 88 and the future of Maui’s visitor accommodations extends far beyond property management. We live here, raise our families here, and have invested our careers in helping protect the long-term health of our community.
As a company and as individuals, we remain deeply engaged in the conversations shaping Maui’s future. Our team actively participates in numerous organizations and initiatives that advocate for responsible tourism, housing solutions, and economic sustainability, including:
- The National Right to Rent Coalition, advocating for fair and balanced vacation rental policies throughout Hawaii and across the country.
- The Maui Chamber of Commerce, supporting policies that strengthen our local economy and small business community.
- The Hawaii Institute of Managing Agents and Short-Term Rentals (HIMAST), where we remain actively involved in industry leadership and advocacy.
- The Realtors Association of Maui Government Affairs Committee (RAM GAC), working to provide thoughtful input on legislation impacting housing, tourism, and private property rights.
- Ongoing support of FEMA recovery efforts and initiatives assisting Lahaina fire victims as our community continues its long road toward rebuilding.
- Our high school summer internship program, which has provided local students with meaningful exposure to hospitality, property management, and real estate careers. We are committed to reinstituting and expanding this program because investing in Maui’s next generation matters.
We believe that strong communities require both responsible stewardship and economic opportunity. Tourism and housing are not mutually exclusive. The challenge before Maui is creating policies that preserve both.
As owners, managers, and residents, we remain committed to being part of the solution.
✓ Nearly 500 properties managed island-wide
✓ Proprietary performance data across multiple market cycles
✓ Strong direct booking platform that reduces OTA dependency
✓ Sophisticated revenue management with enforced pricing guardrails
✓ In-house design, maintenance, and operational support
✓ Dedicated focus on guest experience, reviews, and long-term asset preservation
✓ Active leadership and advocacy through HIMAST and Right to Rent initiatives
The result is a more informed acquisition, a smoother onboarding process, and an asset that is strategically positioned to outperform.
FROM ACQUISITION TO EXECUTION
Most agents simply help you buy the property.
We help you buy it right, position it correctly, and operate it at a high level.
Jeremy Stice | R(B) 21286
Compass Real Estate
Owner, Maui Paradise Properties
President of the Board, Hawaii Mid and Short-Term Rental Alliance (HIMAST)
808.281.2178
www.MPPVacations.com
