Maui 'Hot List' Hulahan

Jon Brath + Daniel Rude
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🏝️ Maui 'Hot List' Hulahan | 3x Weekly Maui Real Estate Podcast & Talk Show Aloha! Every week we drop THREE episodes of the Maui Hot List Hulahan. The raw, hard-hitting, off-the-press real estate talk show straight from the islands. Jonny and Danny break down: • What’s actually happening in the Maui market right now • Fresh Active, Pending & Sold listings (the real Hot List) • Hot topics: short-term rental rules, Bill 9 impacts, property taxes, condo crashes, investor realities, and the latest “coconut wireless” rumors • Honest advice for buyers, sellers, and investors, no sugarcoating, no hype This is your weekly dose of unfiltered Maui real estate intel with a little aloha, plenty of laughs, and straight talk story. New episodes drop Monday • Wednesday • Friday so you stay ahead of the game. If you're thinking about buying, selling, or investing on Maui in 2026, this is the show that actually tells you what you need to know. Brought to you by dreams2REALITY Hawaii | Jonny & Danny Website: https://d2rhawaii.com

  1. 1d ago

    The Biggest Myth About Maui Real Estate: It’s All One Market

    Two hotel zoned condos a few minutes apart in Kihei can be $200,000 apart in price, with HOA fees that differ by double. On Maui, every complex plays by its own rules. Want help sorting out which complexes actually fit your plans? Book a free Aloha Vision Quest: bit.ly/avq-booking Aloha Hulahans, it’s myth-busting Friday, and today Jon and Daniel take on one of the most common assumptions buyers bring to the island: that Maui is one market. West, South and Central Maui each behave differently. Inside those areas, every complex, subdivision and property has its own special assessments, rental rules, pet and parking policies, management quality and financing situation. A Zillow listing or a walkthrough video rarely shows the full picture. We also look at how residency affects what you pay. At one property we discussed, a local owner’s property tax runs about $300 while the vacation rental rate would be about $6,000. That’s roughly 20 times more for the same home. The Hotlist this week goes from Kihei to Wailea, Maui Meadows, Kapalua and Kaanapali: a $100,000 price cut at Hokulani Golf Villasa hotel zoned one bedroom at Maui Banyan for $598,000a Kaanapali condo carrying $4,400 a month in feesa Wailea home bought new near $1.7 million and now listed at $2.5 milliona Kai Makani unit that sold after 412 days on marketJon also walks through the real numbers on a vacation rental and explains why Maui tends to be an equity play. To open, we share the latest from Lahaina, where ground has broken on a Front Street commercial building. We also get into the cost of groceries on the island and ask the Hulahans a question: would you come to a community luau? Ready to figure out where your Maui goals fit? Book your Aloha Vision Quest, a free 30 to 45 minute conversation to map your path forward: bit.ly/avq-booking Not ready for a call yet? Start with our free 3 Paths guide to see which route fits you best: bit.ly/maui-3paths-yt Maui no ka oi.

  2. 2d ago

    Retirement is a New Season of Life, and Maui Changes What You Hold Onto

    Daniel's dad just floated selling the truck. Jon's surfing buddy is still riding shortboards deep into his seventies. Every new season of life asks what you're willing to let go of, and a Maui retirement asks that question louder than most. Figuring out how much Maui fits into your next season? Book an Aloha Vision Quest: bit.ly/avq-booking This hump day edition of the Maui Hot List opens on life transitions and lands on a market that's quietly resetting. Daniel just helped his parents put the camper into storage in Minnesota, and his dad is thinking the truck might go next. Jon shares the two laws of physics he sees in people reaching their eighties, and why he's choosing to stay in motion. Then we get into what that looks like here: smaller square footage, more time outside, and a lifestyle that looks very different from the one you have on the mainland. From there, Jon walks the market from the low end to the high end: - A two bedroom at Kalama Terrace listed at $325K, back to roughly 2014 pricing after hitting $686K at the COVID peak - Maintenance fees at the same complex climbing from $420 in 2005 to around $1,400 today - A Puunoa estate in Launiupoko bought for $8.25M in 2021 that just sold at auction for $6M, plus a buyer's premium most people never hear about - Why self-managing is the one vacation rental model that still pencils for most condos - Why open houses have stopped bringing in serious buyers - Why renting for a year first can make more sense for some part-time buyers On this week's Hot List: Hoyochi Nikko, Maui Vista, Lahaina Shores, Kihei Garden Estates, Nohonani, Kalama Terrace, Maui Gardens, Menehune Shores, Napili Ridge, Wailea Ekahi, Wailea Ekolu, Kihei Shores, and more. Book your Aloha Vision Quest: bit.ly/avq-booking Download 3 Paths to Maui: bit.ly/maui-3paths-yt Jon Brath, RS-76551 | Daniel Rude, RS-79734 dreams2REALITY Hawaii | Brokered by Real Broker LLC Maui no ka oi

  3. 4d ago

    Maui Condo Meeting Minutes Run 5 Months Behind, Here’s How we Get the Real Story

    The condo meeting minutes you receive in a Maui deal are often months old. On our Kuleana listing, the most recent approved minutes were from May, in a deal happening in October. Thinking about buying a Maui condo and want to talk through what to look for first? Book an Aloha Vision Quest: bit.ly/avq-booking Aloha Hulahans, Jon is coming to you from an open house at Valley Isle Resort and Daniel is raking leaves in the north woods of Minnesota. Today’s show starts with something that catches a lot of mainland buyers off guard. On Maui, condo association meeting minutes have to be approved before they’re released, so the set you receive during a transaction can lag well behind the current month. Buyers from the mainland often expect minutes right up to last month, and Daniel sees that expectation come up regularly on the transaction coordination side. Jon walks through what came up on our Kuleana listing, where a possible plumbing assessment is being discussed ahead of the November annual meeting, and why aging cast iron plumbing has been a recurring topic in complexes built along that coastline in the 1970s. So how do you get current information when the documents lag? Jon shares how he approaches it as a buyer’s agent: reaching out to agents on recent closings in the complex, getting in touch with the AOAO president, and in one case simply staying put in a building lobby until he got answers. Also in this episode: Jon heads to Launiupoko to see a property with a long-running B&B permit, a pool, and a lot that hasn’t been CPR’d into pieces like so many others there Valley Isle Resort, a 1 bedroom listing of ours at $465K with about $2,134 a month in fees, plus what active litigation does to financing Lahaina Shores now under $400K after 150 days on market Kahana Manor, a hotel zoned 1 bedroom under $400K Fairway Villas in Wailea at $1.024M against Villas at Kehalani in Wailuku at $929K, and the lifestyle tradeoff between them Four of today’s 15 hot list properties involved 1031 exchanges The Maui Hot List Hulahan is live three days a week with banter, coconut wireless, and a hot list of active, pending, and sold listings to give you a pulse of the Maui market today. Ready for a conversation about your Maui future? Book your Aloha Vision Quest with Jon and Daniel: bit.ly/avq-booking Still exploring your options? Grab the free 3 Paths to Maui guide: bit.ly/maui-3paths-yt E komo mai to everyone new here. Maui no ka oi Jon Brath, RS-76551 | Daniel Rude, RS-79734 dreams2REALITY Hawaii | Brokered by Real Broker LLC

  4. Oct 10

    Why the Cheaper, Hotel Zoned Maui Condo is the One That Isn’t Selling

    We listed two condos on the same day. The cheaper one is hotel zoned, has an ocean view, and is still sitting at $465K, while the apartment zone unit at $699K got an accepted offer over asking. If you want to know which kind of Maui condo fits your plan before you buy, book an Aloha Vision Quest: bit.ly/avq-booking It’s Aloha Friday, and Jon and Daniel start with a market contradiction you’d never catch scrolling Zillow. The Valley Isle one bedroom is hotel zoned, self managed, has five star reviews, and comes with guaranteed rentability going forward. Even so, buyers are passing on it. The Kuleana unit is in the apartment zone and its future rentability isn’t guaranteed, yet it went under contract above asking. Jon explains why fees, complex loyalty, and what buyers actually love about a building often matter more than the price tag or the zoning label. From there, the guys get into what’s coming for West Maui. Over dinner at Leilani’s, Jon heard 2029 floated as a possible date for Kimo’s. Front Street space is already being advertised for future lease. That lines up with the end of 2028, when West Side apartment zone condos are set to lose vacation rentability, a change still working through the Planning Commission and Council. Jon also shares a real example of why 2022 rental numbers can mislead buyers: one Honua Kai condo produced about $260K in 2022 and $148K last year. Then it’s into the Maui Hot List, with price drops and values across the island: Maui Kamaole, down $50K after coming out above recent salesKamalani townhome with a garage at $725KTwo acres in Kula 200A possible flip in Paukukalo with confusing recordsWailuku Country EstatesNearly 12 acres in Ukumehame for $1.1MWailea Beach Villas at $7.5MPohailani hotel zone studio down to $599KLanikeha down $1M after 461 daysIao Parkside three bedroom at $499KKihei Bay Surf studio down to $250KReady to talk through your Maui plan? Book an Aloha Vision Quest, 30 to 45 minutes with no pressure: bit.ly/avq-booking Still deciding between relocating, a second home, or a rental? Grab the 3 Paths to Maui guide: bit.ly/maui-3paths-yt dreams2REALITY Hawaii | Jon Brath RS-76551 | Daniel Rude RS-79734 | Real Broker LLC Maui no ka oi

  5. Oct 7

    My Business Partner Might Not Move to Maui After All. Here's Why

    This one looks a little different. We pre-recorded Wednesday's episode on a Monday afternoon in Napili because Danny is flying back to Minnesota, and it turned into one of the most honest conversations we've had on the show. After four years in Hong Kong, Danny is deciding where home comes next. Maui, where he lived for five or six years and where our business is rooted. Minnesota, where his family, college friends, and sports teams are. Or Hong Kong, with its convenience, food, and $2,700 oceanfront apartment, and an 18-hour time difference that had him up at 2 a.m. for work. It's the same question so many of you are wrestling with: is your Maui life part time, half and half, or a full relocation? We talk through what Danny loves about being here (dawn surf sessions at Shark Pit, sunset hikes, friends who always come through Maui) and what's hard (no sidewalks in Napili, $20 acai, the slower pace, distance from family). Jon shares why he chose Maui for good, and why we often suggest spending a few months here before making the leap. We also got to meet two of our clients in person this trip, including a couple whose purchase we guided while Jon was in Italy and Danny was in Hong Kong. If you're feeling the pull toward Maui and want help sorting out which path fits your life, book an Aloha Vision Quest with us: 📅 bit.ly/avq-booking Not sure where to start? Grab our free guide, 3 Paths to Maui: 🌺 bit.ly/maui-3paths-yt Chapters 0:00 A pre-recorded Wednesday episode 0:51 Meeting our clients in person 2:18 A Maui purchase guided from Italy and Hong Kong 3:40 Danny's big decision 4:32 Hong Kong: what's great and what's hard 8:41 Napili and the no-sidewalk life 10:31 Why we suggest renting first 12:21 What Danny misses about Minnesota 14:57 Why Jon chose Maui for good 16:46 The cost of island living 17:15 Maui is where people come to you 18:18 Caught on camera at Shark Pit 19:56 Part time, half and half, or full time? Jon Brath, RS-76551 | Daniel Rude, RS-79734 dreams2REALITY Hawaii | Brokered by Real Broker LLC d2rhawaii.com #RetiringWithMaui #MauiRealEstate #MovingToMaui

  6. Oct 7

    80 of 104: How Maui’s Vacation Rental Carve-Outs Almost Circles Back to Square One

    On Friday we got tangled up in Bill 9, Bill 88, and a stack of resolutions, so today Daniel lays the whole thing out on one timeline. Across three resolutions, 80 of the 104 properties on the Minatoya list are now recommended for H-3 or H-4 zoning. That leaves Jon asking the obvious question: why spend years on this only to land almost back at square one? In this episode - How we got here: Bill 9 signed in 2025, followed by Bill 88 passing the County Council by supermajority in 2026 to create the carve-out path - 26-110 covers 37 properties, including timeshare, leasehold, single owner, and variance properties - Eleven buildings that operate like hotels make up 26-111 - The Planning Commission advanced 5 of those 48 - 26-129 adds 32 oceanfront properties tied to 3.2 feet of sea level rise and flood hazard zones - 24 Minatoya properties appear in none of the resolutions - Daniel's estimate of roughly $94 million a year in property tax, GET, and TAT tied to the roughly 7,100 units involved - Where both sides of the debate already agree, and why housing and tax dollars keep pulling in opposite directions - What Kauai is showing us about an economy built on visitors - What Maui's future could look like alongside tourism, including Jon's idea for pairing new businesses with people born and raised here Then we run through the Hot List: Kehalani, Maui Eldorado, Islands at Maui, Kahana Reef, a Whaler fractional, new construction in Wailuku, Noelani, Kapalua Bay Villas, South Point, and more. Thinking about a Maui condo and wondering where your complex stands? Book an Aloha Vision Quest with Jon and Daniel: https://bit.ly/avq-booking Grab the free 3 Paths to Maui guide: https://bit.ly/maui-3paths-yt Jon Brath, RS-76551 | Daniel Rude, RS-79734 dreams2REALITY Hawaii | Brokered by Real Broker LLC Nothing in this video is legal or tax advice. Zoning outcomes are still moving through the county process, so confirm the current status before making any decision.

  7. Oct 3

    Maui County Council Recommends 32 Properties Keep Vacation Rental Status and The List Makes No Sense

    Maui County Council just sent 32 properties back to the Planning Commission with a recommendation to keep vacation rentals, and the list skips some of the most obvious candidates. Papakea has a front desk and hotel zoning. Three fully leasehold complexes met the stated criteria. None of them made it. Wondering where your Maui plans land in all this? Book an Aloha Vision Quest: bit.ly/avq-booking Happy Aloha Friday from the water. Before the zoning news, Jon and Daniel catch up on a week of surfing alongside dozens of turtles, a Makana exchange in the parking lot with past clients, and why so many of the people we work with say there's simply nowhere else like Maui. Then the big one. At Wednesday's meeting, the Maui County Council voted to send 32 properties back to the Maui Planning Commission as recommendations for H3 or H4 hotel zoning. We walk through the full list, from Maalaea Banyans and Kihei Bay Surf to Polynesian Shores and Lahaina Roads, and call out the ones that surprised us. Kihei Garden Estates and Kanoe Apartments are on it. Papakea, Kamaole Sands, Kanai A Nalu, Maui Sands, and Hale Mahina are left off, even though several of them check the boxes the county originally laid out (sea level rise areas, leasehold, operating like a hotel). Where does it go from here? The Planning Commission has said no to nearly everything so far, and the full council still needs a supermajority of six votes. Properties left off the list aren't ruled out for good. If the effort stalls, lawsuits are likely, and those have historically kept vacation rentals in place while cases work through the courts. Jon also raises what this could mean for Maui's property taxes, which are among the lowest in the nation. Our take: the buyer best positioned right now is the true second-home buyer who wants some rental income for a few years before spending more time here. On the Maui Hot List: a $348K two-bedroom penthouse at Mount Thomas sitting 412 days, a hotel-zoned Keawakapu two-bedroom, Royal Kahana going on four years without a sale, a $160K Harbor Lights unit, a Kihei oceanfront cottage and lot asking a combined $8M, a 370-square-foot studio at Hotel Molokai, and a Kaanapali Shores one-bedroom carrying $2,739 a month in maintenance fees. Retire with Maui is hosted by Daniel Rude (RS-79734) and Jon Brath (RS-76551) of dreams2REALITY Hawaii, brokered by Real Broker LLC. Jon was born and raised on Molokai and has 22 years in real estate. Daniel has managed more than 300 transactions across Maui and Oahu. Ready to talk through your Maui plans? Book your Aloha Vision Quest: bit.ly/avq-booking Still weighing your options? Grab the 3 Paths to Maui guide: bit.ly/maui-3paths-yt Maui no ka oi

  8. Sep 30

    Most Maui Companies are Great at Getting the Job, but Few Actually Do the Job Well

    A property manager took care of a Maui condo for a full year, then called us asking for the lockbox code. That moment showed us the gap between getting the job and doing the job well. Want a team that stays with you after the contract is signed? Book your Aloha Vision Quest: bit.ly/avq-booking On Today's show we share why we stopped referring clients to one Maui property management company. The list built up over time: a guest left without internet and cable, a window leak nobody could find, a bathroom mirror door close to falling off, no hot water at the kitchen sink, and a lockbox code request a year into management. The frustration started on our side, and it became a bigger deal once clients began saying the same thing. That experience brings us back to a lesson we keep returning to on the show. Most companies are great at the first job, which is marketing. Fewer show up for the second one, which is delivering the experience people remember. Jon also explains why you will never hear him call a market bottom in advance, why side-gig agents and fiduciary duty make him nervous, and why opportunity happens in escrow, with negotiations continuing well past the price. Coming soon: a myth-busting episode on in-house property management, with a friend who manages rentals at a hotel-zoned resort here on Maui. HOT LIST A new spec build in Haiku at $3.285M, a Kihei Bay Vista unit with a mezzanine, seller financing at Maui Lani Terraces, a price trim at Kapalua Golf Villas, a $35M estate on close to an acre on Keawakapu Beach, and a Kahului pool home with a three-car garage. On the sold side, we cover the Olinda land from our recent Deal of the Week, a Kula home that moved after a $50K reduction, a full-price cash sale at Wailea Ekahi, a leasehold one-bedroom that closed at $215K cash, and Mehani Place at $1.15M cash with a quick close. Retire with Maui is hosted by Daniel Rude and Jon Brath of dreams2REALITY Hawaii. New episodes every Monday, Wednesday, and Friday. Brokered by Real Broker LLC. Jon Brath RS-76551, Daniel Rude RS-79734. Download 3 Paths to Maui: bit.ly/maui-3paths-yt Maui no ka oi

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About

🏝️ Maui 'Hot List' Hulahan | 3x Weekly Maui Real Estate Podcast & Talk Show Aloha! Every week we drop THREE episodes of the Maui Hot List Hulahan. The raw, hard-hitting, off-the-press real estate talk show straight from the islands. Jonny and Danny break down: • What’s actually happening in the Maui market right now • Fresh Active, Pending & Sold listings (the real Hot List) • Hot topics: short-term rental rules, Bill 9 impacts, property taxes, condo crashes, investor realities, and the latest “coconut wireless” rumors • Honest advice for buyers, sellers, and investors, no sugarcoating, no hype This is your weekly dose of unfiltered Maui real estate intel with a little aloha, plenty of laughs, and straight talk story. New episodes drop Monday • Wednesday • Friday so you stay ahead of the game. If you're thinking about buying, selling, or investing on Maui in 2026, this is the show that actually tells you what you need to know. Brought to you by dreams2REALITY Hawaii | Jonny & Danny Website: https://d2rhawaii.com

Information

  • Creator
    Jon Brath + Daniel Rude
  • Years Active
    2026
  • Episodes
    82
  • Rating
    Clean
  • Copyright
    © 2026 Jon Brath + Daniel Rude