Maui Homes Guide

10/27/2026

Considering an adjustable-rate mortgage for a Maui home? Look beyond the starting payment.

An ARM generally holds its initial interest rate for a set period, then adjusts according to the loan’s terms. Initial savings can be useful—but understanding the potential increase matters just as much.

Ask your lender to compare a fixed-rate loan with an ARM, including fees, adjustment timing, rate caps, and the maximum potential principal and interest payment.

Then consider the full ownership budget: property taxes, insurance, association fees, maintenance, and reserves for unexpected expenses.

One question I would always ask: Could I comfortably keep this home if I cannot refinance or sell when originally planned?

The right financing should support both your purchase and your ability to own with confidence.

What would you want clarified before considering an adjustable-rate mortgage?

10/26/2026

Thinking about selling a Maui investment property and completing a 1031 exchange?

The tax benefits may be important—but they are only part of the decision.

The property you acquire next brings its own financial and ownership realities, including insurance and association assessments, rental restrictions, operating costs, governance, and long-term maintenance obligations.

We've substantially updated our Maui Homes Guide to 1031 exchanges, including the 45-day identification period, the 180-day exchange period, Hawaiʻi HARPTA considerations, vacation-property rules, and the due diligence that should occur before choosing a replacement property.

The goal shouldn't simply be to complete an exchange.

It should be to make the next ownership decision a good one.

Read the updated guide:
https://www.mauihomesguide.com/2025/06/understanding-1031-exchanges-for-maui.html

Maui Homes Guide | Maui Ownership Intelligence
Extraordinary Ownership Begins Before Closing.

Explore Maui 1031 exchange rules, tax deadlines, HARPTA withholding, and strategies for protecting long-term real estate investment value.

10/24/2026

Why Most Homeowners Are Glad They Bought — and What Maui Buyers Should Consider

A home is more than a purchase. It is a long-term commitment that can shape your financial security, lifestyle, and future opportunities.

Recent research suggests that most homeowners remain pleased with their decision to buy, even amid economic uncertainty. But national appreciation trends tell only part of the story.

On Maui, the quality of an ownership decision depends on much more than purchase price or mortgage rates. Community association governance, insurance availability and costs, maintenance obligations, property condition, and long-term financial commitments can all influence the ownership experience.

The question isn't simply whether now is a good time to buy. It's whether a particular property, community, and ownership structure are right for you.

The following article offers valuable perspective on the long-term benefits of homeownership.

https://www.simplifyingthemarket.com/en/2026/10/12/why-most-people-are-still-glad-they-bought-a-home?a=697116-fb0ca55851aa5af75228a7c32a240e55

As you read, consider how those national trends relate to Maui's distinct communities and ownership considerations.

Extraordinary Ownership Begins Before Closing.

Anthony Freda, PCAM®, CHA®

Hawaiʻi Real Estate Broker | Maui Homes Guide

Ownership Intelligence for Maui's Residential & Resort Communities

With everything going on, it’s understandable if you’re wondering if you’d regret buying right now.

10/23/2026

When buying into a Maui community, it helps to understand who is making decisions today and how that responsibility may change.

In a newer development, the developer may initially control the community association’s board. As ownership grows, control may transition to an owner-elected board under the governing documents and applicable law.

For buyers and owners, that transition deserves attention well before the election.

A few questions worth asking:

• Who controls the association now, and what determines turnover?
• Are operating costs supported by developer subsidies or arrangements that may change?
• Do reserves reflect the property the association will maintain?
• Will construction or reserved developer rights continue after owners assume board control?
• How are incoming directors being prepared for their responsibilities?

Turnover does not automatically signal a problem or an increase in assessments. It is a stage in the community’s development that calls for informed planning, clear responsibilities, and careful financial review.

My experience in hospitality, community governance, and real estate has reinforced how much the ownership experience depends on what happens beyond the home itself.

Understanding the association helps you understand the commitment you are making and the community you will help steward.

Extraordinary Ownership Begins Before Closing.

If you have owned in a community during developer turnover, what do you wish you had understood earlier?

10/20/2026

**Renovate or Relocate? Planning Your Next Chapter on Maui**

A home holds more than memories. It represents comfort, familiarity, relationships, and a sense of belonging.

But as life changes, an important question often comes up:

**Will the home you love today continue to support the lifestyle you want tomorrow?**

For Maui homeowners considering retirement or aging in place, the answer isn't always to renovate—or to move.

Sometimes, thoughtful improvements can make a familiar home comfortable for many more years. Other times, a smaller residence, single-level floor plan, or lower-maintenance community may offer greater flexibility and peace of mind.

Before deciding, it's worth considering:

• **Accessibility:** Will your home accommodate changing needs?

• **Lifestyle:** Are you close to family, friends, healthcare, and the activities you enjoy?

• **Ownership Costs:** How do renovation expenses compare with the long-term costs of another property?

• **Maintenance:** Will caring for your home remain manageable?

• **Community:** Does your current neighborhood or association continue to support your priorities?

Here on Maui, insurance, construction costs, property taxes, and community association responsibilities can add another layer to these decisions.

**The best choice isn't necessarily a new home. It's the home that best supports the life you want to live.**

We've explored these considerations in our latest Maui Homes Guide article:

**Aging in Place on Maui: Renovate or Relocate?**

Read the full guide: [Insert article URL]

Whether you're planning for yourself or helping a family member consider their options, thoughtful planning today can preserve more choices tomorrow.

What would matter most to you—remaining in a familiar home or finding one better suited to your next chapter?

*Extraordinary Ownership Begins Before Closing.*

10/18/2026

**Your Home May Be Giving You More Choices Than You Think.**

If you purchased or refinanced your home when mortgage rates were exceptionally low, the thought of moving today may seem difficult to justify.

But have you considered how much equity you've built along the way?

Your home's equity could make a meaningful difference in what comes next, whether that's downsizing, finding a home that better fits your lifestyle, reducing the amount you need to finance, or simply understanding your financial position.

Here on Maui, it's especially important to look beyond a property's estimated value. Insurance, maintenance, association fees, selling expenses, and the cost of your next home all deserve consideration.

And sometimes, after reviewing everything, staying exactly where you are is the best decision.

**The goal isn't to encourage a move. ** It's to make sure you're making that decision with clarity.**

Take 43 seconds to watch this video, then consider a simple question:

Do you know approximately how much equity you have in your home today?

Maui Homes Guide | Ownership Intelligence for Maui's Residential & Resort Communities

**Extraordinary Ownership Begins Before Closing.**

10/15/2026

More homes are selling below asking price nationally, giving buyers something that was much harder to find during the most competitive years: room to negotiate.
But negotiation is about more than asking for a lower price.

For Maui buyers, the better question is: Which terms improve the overall ownership decision?
Depending on the property and circumstances, that conversation might include price, repairs, credits, furnishings, timing, contingencies, or other terms. And before deciding what to negotiate, buyers should understand the property beyond the asking price.

Condition matters. Insurance matters. HOA/AOAO finances and reserves matter. Ongoing carrying costs and future capital needs matter.

A negotiated discount can feel like a win at closing. A well-negotiated ownership position can continue creating value long afterward.
The asking price may be the beginning of the conversation, not necessarily the final word.

Extraordinary Ownership Begins Before Closing.

10/14/2026

A meaningful professional milestone.

I’m grateful to have earned the PCAM® designation. The achievement matters, but even more valuable has been the learning, perspective, and growth along the way.

10/11/2026

Facebook often reminds us where we have been. It does not always remind us to pause and ask how people are doing today.

One lesson life in Hawaiʻi continues to reinforce is that relationships should not be maintained only when something is needed. Sometimes, it is worth reaching out simply because someone’s path once crossed our own.

Many people here have known me through different chapters—from New Jersey and New York to Miami, Lānaʻi, Oʻahu, and Maui; through hospitality, real estate, family, and island life. Some of us speak regularly, while years may have passed since I last connected with others.

There is no announcement or agenda behind this post. I simply wanted to say hello and let you know that I value the connection.

Wherever life finds you these days, I would genuinely enjoy hearing how you are doing.

Anthony

10/10/2026

**Maui Bill 88 Update: What Condo Owners and Buyers Need to Know**

If you own a Maui condominium, are considering purchasing one, or rely on short-term rental income, recent developments involving Bills 9 and 88 deserve your attention.

In late September, two important actions took place:

• **September 22:** The Maui Planning Commission recommended hotel rezoning for five of 48 properties reviewed, while recommending against rezoning the remaining 43.

• **September 29:** The Maui County Council voted to refer another 32 condominium properties for consideration under the new H-3 and H-4 hotel zoning districts.

**Here's the important distinction: Being considered for hotel rezoning does not mean a property has been rezoned.**

And while the legislative process continues, owners and prospective buyers still have important decisions to make.

Before relying on short-term rental income or assuming a property's future eligibility, consider:

✓ Current zoning and legally permitted rental uses
✓ Potential effects of Bill 9's phase-out provisions
✓ Association reserves, maintenance fees, and capital projects
✓ Insurance costs and coastal exposure
✓ The financial implications if rental income becomes unavailable

These considerations matter whether you're purchasing a vacation property, evaluating an investment, or planning to hold a Maui home for many years.

At Maui Homes Guide, we believe informed ownership begins with understanding the entire picture, not simply the purchase price or rental projections.

We've updated our Bill 88 guide with the latest developments and practical considerations for Maui property owners and buyers.

**Read the updated article:**
https://www.mauihomesguide.com/2026/07/maui-bill-88-explained-hotel-rezoning.html

Do you own a condominium potentially affected by these changes, or are you considering purchasing one? What questions are most important to you as the process continues?

*Extraordinary Ownership Begins Before Closing.*

Maui Homes Guide | Ownership Intelligence for Maui's Residential & Resort Communities

Maui Bill 88 update: H-3/H-4 hotel rezoning, September 2026 Council decisions, Bill 9 implications, and essential ownership due diligence.