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

    Maui Vacation Rentals Pay MORE Tax Than Hotels? (Bill 88 Explained)

    Retire With Maui | Hosted by Jon Brath + Daniel Rude dreams2REALITY Hawaii - Real Broker Jon Brath | RS-76551 | 808-268-4262 | jon@d2rhawaii.com Daniel Rude | RS-79734 | 808-495-1708 | daniel@d2rhawaii.com The people have spoken on Maui, and Bill 88 is back in the spotlight. Why does a vacation rental condo pay more property tax than a hotel, and will hotel-zoned units that are really second homes get taxed differently? Jon and Danny break it down, then walk the Maui Hot List, where prices keep coming down. 🌺 Thinking about buying or selling on Maui? Book a free Aloha Vision Quest (AVQ) with us: bit.ly/avq-booking In this Hump Day Hulahan, Jon checks the west side swell and the shift into winter on Maui, then we get into the election results and what they mean locally for Bill 88 and the vacation rental phase-out. We talk through how Maui taxes by usage, not just zoning: hotel-class properties pay a flat rate of about $11.80 per $1,000, while vacation rentals (TVR) pay on a sliding scale that climbs with value. That gap matters for anyone looking at condos in apartment and hotel zones. Then the lifestyle side: a national article naming Austin as an "alternative" to Hawaii (we have thoughts), Maui being ranked the #1 most romantic destination in the world ahead of Paris, whale season on the way, banana bread and Makana from meeting clients who found us through the show, Leota's banana cream pie in Olowalu, and news that the resort at Kapalua Bay is becoming a St. Regis. On the Maui Hot List: a remodeled 556 sq ft one-bedroom at Kihei Villas near Kalama Park, Legends pricing just above $999K, a 1,300 sq ft two-bedroom at Polo Beach Club with views for days, Cottages at Kehalani at $949K, and Kahana Outrigger, a long leasehold (to 2071) that has always been a value play. 🌺 Ready to talk next steps? Book your Aloha Vision Quest: bit.ly/avq-booking 📘 Get our free guide, the 3 Paths to Maui: bit.ly/maui-3paths-yt CHAPTERS 0:00 Hump day welcome + west side swell check 1:30 Maui's seasons: winter weather shifts 2:56 Election results: the people have spoken 3:36 Bill 88: TVR vs hotel property tax 6:44 Austin vs Hawaii: the "alternatives" article 7:48 Maui named #1 most romantic destination 8:53 Whale season is coming 9:20 Meeting clients from the show 10:09 Why we started the show / how to work with us 11:20 Banana bread, banana cake & Makana 13:19 Leota's banana cream pie & Olowalu 14:41 What the Hulahan is about 15:20 Kapalua Bay resort becomes a St. Regis 16:26 Green islands & land prices dropping 17:11 Maui Hot List begins 17:53 Kihei Villas 19:38 Legends & pricing just above $999K 20:37 Polo Beach Club 24:14 Cottages at Kehalani 26:31 Kahana Outrigger (leasehold value) 29:32 Still bullish on Maui + wrap Maui no ka oi Jon Brath RS-76551 | Daniel Rude RS-79734 dreams2REALITY Hawaii, Real Broker LLC

  2. 3d ago

    Selling in Hawaii? The 7.25% Tax Most Sellers Miss (HARPTA/FIRPTA)

    Retire With Maui | Hosted by Jon Brath + Daniel Rude dreams2REALITY Hawaii - Real Broker Jon Brath | RS-76551 | 808-268-4262 | jon@d2rhawaii.com Daniel Rude | RS-79734 | 808-495-1708 | daniel@d2rhawaii.com When you sell in Hawaii, the state can hold back 7.25% of your sale price at closing, and foreign sellers can have 22.25% held back once FIRPTA is added. Most sellers don't find out until the closing table. This week we explain how it works and how to plan for it. Thinking about selling, or buying with an exit in mind? Book an Aloha Vision Quest with Jon and Daniel: bit.ly/avq-booking HARPTA withholds 7.25% of the purchase price, but the tax is actually owed on your gain. If you buy at 400K and sell at 600K, only the 200K is taxed. We cover FIRPTA's extra 15% for foreign sellers, the step-up in basis on inherited property, Form N-289 for residents, the waiver process (plan on at least two weeks for review), and how a 1031 exchange can defer the tax. Two of our condo listings went into escrow within a week, so this is fresh on our minds. We're not tax professionals, so loop in your CPA. On the hot list, prices are coming down everywhere. A Maui Meadows home has already taken a million off its 3.6M ask, and a North Kihei home with an ohana is down 175K after 212 days. A Honokowai leasehold at 199K carries about 2,600 a month in fees, a reminder that affordability isn't just price. We also run the numbers on renting vs buying in Kahoma Villages, and this week's Deal of the Week has the seller cutting more than 100K in 91 days. Also in this episode: Kamehameha Schools' possible purchase of the Launiupoko water company with Maui County, and Jon's weekend of a backyard paina, a local wedding at Royal Lahaina and a lu'au at Canoe Beach. Ready to talk through your Maui plan? Book your Aloha Vision Quest: bit.ly/avq-booking Still exploring your options? Download the 3 Paths to Maui guide: bit.ly/maui-3paths-yt Maui no ka oi Jon Brath, RS-76551 Daniel Rude, RS-79734 dreams2REALITY Hawaii, Real Broker LLC

  3. 6d ago

    Who Covers Maui’s Tax Gap When Vacation Rentals Go Away?

    Off-island owners pay far more in Maui property taxes than local residents do. As vacation rentals phase out, who picks up that difference? Weighing how these changes affect your Maui plans? Book a free Aloha Vision Quest with Jon and Daniel: bit.ly/avq-booking Jon checks in from a cool, rainy West Maui morning while Daniel joins from the cornfields of Iowa, and this episode covers a lot of ground. A local agent recently raised a question Jon has been thinking about too. Second homes, timeshares and vacation rental condos carry a much heavier property tax load than local homeowners, and Hawaii already has some of the lowest property tax rates in the nation. Daniel points out that the conversation around Bill 9 has centered on local housing, with very little said about the tax side or what a long-term plan looks like. With an election on the horizon, it's a question worth asking. Also in this episode: • A 2025 Hawaii law that says associations are to provide condo documents to sellers at no cost, plus why most sellers are still paying for them • The AOAO documents Jon reads first, and how a special assessment can derail a deal • Termite inspections in Hawaii, what tenting costs, and how scheduling can delay a closing • This week's Maui hot list, including a Kapalua Ridge condo down $200K in 28 days, now under $1M, a Kapalua vs. Kihei price comparison, and the Pacific Shores play for future retirees Ready for clarity on your Maui future? Book your Aloha Vision Quest: bit.ly/avq-booking Still exploring? Download the 3 Paths to Maui guide: bit.ly/maui-3paths-yt Jon Brath, RS-76551 | Daniel Rude, RS-79734 dreams2REALITY Hawaii | Real Broker LLC Maui no ka oi

  4. Oct 28

    Luxury Maui is Still Hunting for its Price, Here’s Where it’s Landing

    A Hana compound on 7.76 acres has come down from 3.2M to 2.1M after 540 days on the market. Luxury on Maui is still finding its price, and this week we show you where it's landing. Curious where your budget lands in this market? Book an Aloha Vision Quest with Jon and Daniel: bit.ly/avq-booking This week's hot list looks closely at the upper end of the Maui market. Mahana Estates came down 500K, a Coffee Farms estate moved from 5.6M to 5.25M, and a Kahana Ridge listing found its market at 1.799M. The pattern holds at every price point: the listings that move are priced well or truly one of a kind. We also share what happened after we listed a Kahana Manor condo at 399K. The offer came quickly, and other units in the complex have since adjusted their pricing. Jon explains why buyers today want a direct ocean view and pass on what he calls a "realtor ocean view." Before the hot list, Jon covers Ulu Lele, the new temporary marketplace in Lahaina with food trucks and local vendors on a two-year lease. Opening night is November 10 with Common Kings. The full vendor list and ongoing schedule had not been released at the time of recording, so we will share more as we learn it. For Lahaina, it marks the first real step toward commercial activity returning. Also in this episode: Friday's Maui County Council vote on adding more condos to the potential carve-out, and a reminder that election day is November 3. Ready to talk through your Maui plan? Book your Aloha Vision Quest: bit.ly/avq-booking Still exploring your options? Download the 3 Paths to Maui guide: bit.ly/maui-3paths-yt Maui no ka oi Jon Brath, RS-76551 Daniel Rude, RS-79734 dreams2REALITY Hawaii, Real Broker LLC

  5. Oct 27

    Maui’s Condo Carve-Outs are Stalling. Here’s Why Hotel Zoning is the Safer Play

    Retire With Maui | Hosted by Jon Brath + Daniel Rude dreams2REALITY Hawaii - Real Broker Jon Brath | RS-76551 | 808-268-4262 | jon@d2rhawaii.com Daniel Rude | RS-79734 | 808-495-1708 | daniel@d2rhawaii.com Earlier this year, the Maui County Council seemed open to carving some condos out of the vacation rental phase-out. With each new resolution, that window is looking smaller. Trying to decide between a hotel-zoned condo and one on the Minatoya list? Book a free Aloha Vision Quest, and we’ll talk it through together: bit.ly/avq-booking Today Jon and Daniel get into where Bill 9 and Bill 88 stand right now. Daniel walks through resolutions 26160 and 26161, covering Nohonani, Hoyochi Nikko, Island Sands, and Maalaea Kai, and why the council’s tone feels far less open to carve-outs than it did when Bill 88 first passed. West Maui apartment-zoned condos lose vacation rentability in 2029, and South Maui follows in 2031. So where does that leave buyers? If rental income matters to you, Jon sees hotel-zoned and other non-apartment-zoned condos as the safer play right now. If you’re buying a place to live in and love, the rental question may matter far less. We also talk about why Minatoya list condos are starting to make sense again as second homes, how rising HOA fees make every condo a bit of a wild card, and a recent audit showing Maui County roughly $9 million behind on collecting its own transient accommodation tax. Then it’s Hotlist time. We walk through listings in Kahana, Napili, Wailuku, Kihei, Wailea, Pukalani, Haiku, and Kaanapali, including a Papakea leasehold asking $70K more than a recent oceanfront sale, a Kahana Manor unit priced below what the owners paid in 2021, an assumable VA loan (and why those take months to close), and a two-week fractional on Kaanapali Beach. Ready to bring some clarity to your Maui future? Book your Aloha Vision Quest, a free 30 to 45 minute conversation about your goals and your options: 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. Jonny + Danny

  6. Oct 23

    Wealth Advisors are Sending Us Clients. Here’s Who Should Buy on Maui Right Now

    Two wealth advisors reached out to us on behalf of their clients in the past two weeks. That felt like the right moment to talk plainly about who Maui makes sense for right now. Wondering where you fit? Book an Aloha Vision Quest call with Jon and Daniel: bit.ly/avq-booking Most agents will tell you it’s always a great time to buy on Maui. Jon sees a more nuanced picture. Some condo complexes have come down a long way since the COVID run-up. Higher insurance costs and fees are squeezing some owners, and a few motivated sellers are standing out. The good opportunities sit in specific listings, so finding them takes some digging. In this episode, Jon and Daniel walk through the buyers they think fit today’s market: Second home owners: one bedrooms in some complexes now in the high 400s, compared with 700 to 800K for an oceanfront one bedroom in the recent pastPre-retirees three to five years out: buy in a complex expected to lose vacation rentability in about three years, earn rental income until then, and keep the place as your own afterwardHands-on owners: self-managing can recapture the roughly 25 percent a professional property manager takes, and some self-managers are outperforming managed unitsLocal first-time buyers: a condo as an alternative to rentingHigh income earners: two wealth advisors shared how depreciation and cost segregation on a Maui vacation rental can help offset income taxes. Jon is upfront that these strategies are above his head, so we connect you with the advisors who handle them.Today’s myth: a Maui rental has to print money from day one. For some high earners, a slow first year or two can actually help on the tax side. Also in this episode: early signs of Lahaina coming back along Front Street, plus the hot list with active, pending, and sold listings from Wailea to Makena. One of them is a Makena Road home that asked 22 million and sold for 18.5 million. Nothing in this video is tax, legal, or financial advice. Please talk with your CPA or wealth advisor about your own situation. Ready to talk through your Maui plans? Book an Aloha Vision Quest call: bit.ly/avq-booking Still exploring? Download 3 Paths to Maui: bit.ly/maui-3paths-yt Jon Brath, RS-76551. Daniel Rude, RS-79734. Real Broker LLC. Maui no ka oi.

  7. Oct 22

    Maui Condo Sales Fell From 2,310 to 733. What happens next?

    Retire with Maui Hosted by Jon Brath + Daniel Rude Maui condo sales jumped to 2,310 in 2021, then slid to 733 by 2024. Jon pulls up the real numbers year by year and shows what that slide means for anyone buying or selling here today. Wondering where your plans fit in this market? Book a free Aloha Vision Quest and we’ll talk it through together: bit.ly/avq-booking Aloha Hulahans, this one is a show and tell. Following up on Monday’s episode, Jon shares his screen and walks through Maui condo sales from 2020 to today, leaving Molokai and Lanai out to keep the focus on Maui itself. The numbers tell the story: 1,109 sales in 2020, a surge to 2,310 in 2021, 1,315 in 2022, a sharp fall in 2023 after the August fires, and 733 in 2024. About 760 condos are listed right now. Jon explains why many of today’s sellers feel they overpaid during the COVID run, how insurance costs since the fires have pushed association fees higher, and why some owners are giving up their down payments just to stop the bleeding. Daniel breaks down the difference between people who bought in 2021 and those who bought in 2022, and shares something worth knowing before you buy. For this demographic, Maui condo ownership tends to last two to three years, a much shorter run than the 10 to 15 year holds agents talk about in other markets. Then we hotlist it. We walk through a partially remodeled Wailuku flip, a Wailuku house with a detached ohana at $940K, a Sugar Beach Resort unit at $675K alongside a recent sale at $705K, a Kaanapali Alii listing working its price down, and a former Deal of the Week that closed at $1.165M. Along the way we revisit our three pricing strategies: aspirational, perceived market, and event based. On Friday, we dig into who should be getting involved in a market like this one. Ready to figure out where your Maui goals fit into all of this? 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.

  8. Oct 20

    Maui Real Estate Reality Check, This Isn’t the Great Recession and Here’s What’s Actually Selling

    Waiting for a 2008-style crash on Maui? Jon sold foreclosures through the Great Recession, and he explains why today's market runs on a completely different set of rules. Sorting out where your Maui plans fit in this market? Book an Aloha Vision Quest: bit.ly/avq-booking Jon cut his teeth in Arizona during the Great Recession, first in new home sales and then as a buyer specialist on a heavy REO team. Back then the biggest sellers were banks clearing balance sheets, and they kept marching prices down until the inventory was gone. Maui today looks very different. Most sellers here have the means to float, rates are sitting around seven, and a lot of overpriced inventory is sitting still while owners wait for a number the market isn't paying. In this episode we cover: - What actually caused the Great Recession crash, and how big money helped clear the foreclosure inventory - Where Maui sits in the price cycle today, including the post-fire bump after 2023 - Why a non-hotel-zoned Noelani studio still sold for six figures and change while a hotel-zoned Napili Ridge studio was our $220K Deal of the Week - The retiree mindset that keeps some sellers from moving, and what happens when someone decides to bet on the lifestyle - How climate, erosion, special assessments, and financing concerns are shaping buyer risk at complexes like Valley Isle and Kahana Sunset - Live listings, including a Royal Mauian condo down $175K after 241 days and a Ho'olei residence in Wailea grossing about $200K a year in rentals - A Photoshopped "sunset" listing photo, and why online pictures don't always match what you'll see - Our hotel-zoned listing that went into escrow in under a week with a resident buyer The pattern we keep seeing: sellers who price to where buyers really are get deals done, and the rest chase the market down one reduction at a time. If you're buying, selling, or still dreaming, this one will help you read the market with clear eyes. Ready to talk story about your Maui future? Book an Aloha Vision Quest with Jon and Daniel: bit.ly/avq-booking Explore the 3 Paths to Maui guide: bit.ly/maui-3paths-yt We're on the path to 1,000 Hulahans by the end of the year. If this was helpful, share it with a fellow Maui lover and subscribe. Maui no ka oi. Jon Brath, RS-76551 | Daniel Rude, RS-79734 | Real Broker LLC

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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
    90
  • Rating
    Clean
  • Copyright
    © 2026 Jon Brath + Daniel Rude
  • Show Website
    Maui 'Hot List' Hulahan