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Paia and Haiku Real Estate: Maui's North Shore in 2026

By Tony Kawaguchi, REALTOR (RS-66616), The Kawaguchi Group, eXp Realty (RB-21841). Selling in Hawaii since 2005. Updated November 13, 2026.

Aerial view of green Haiku pastures and homes on the slope of Haleakala
Haiku from the air, March 2005. Photo: Forest & Kim Starr, CC BY 3.0, via Wikimedia Commons.

Quick answer (updated November 13, 2026): Maui's North Shore runs from the town of Paia through Haiku toward the start of the Hana Highway. It is green, rural and wetter than Central or South Maui. October 2026 median prices (Title Guaranty Hawaii market report) show 10 Haiku house sales at a $1.6 million median, above the countywide $1,179,000. Most properties are single-family homes on larger lots, so water, septic and access matter as much as the house.

Paia is a small, walkable former plantation town on the coast with shops and restaurants. Haiku spreads uphill and east of it, through gulches and pasture, with homes on larger lots and agricultural parcels. The area attracts people who want space, rain and greenery and do not mind a drive into Kahului for errands.

It is also one of Maui's more varied markets, from modest older homes to large estates, so comparable sales have to be chosen carefully.

Housing types

Most North Shore sales are single-family homes, often with an ohana unit, on lots from small residential parcels to multi-acre agricultural land. Condos are rare. Many Haiku parcels are agriculturally zoned, which limits dwellings and requires agricultural use; check what the county has permitted on the property, not just what is there.

Haiku house median, Oct 2026$1.6 million (10 sales)
Maui County house median, Oct 2026$1,179,000
Haiku condo sales, Oct 2026None reported

These are October 2026 median prices from the Title Guaranty Hawaii market report for Maui (effective November 2, 2026). Title Guaranty is a Hawaii title and escrow company, and its free monthly report compiles the island board's MLS sales statistics. One month is a small sample, so treat any single-area median as a starting point and look at actual comparable sales.

Aerial view of Maui's green North Shore coast near Haiku
The North Shore coast near Haiku, March 2005. Photo: Forest & Kim Starr, CC BY 3.0, via Wikimedia Commons.

Rain, water and wastewater

Haiku gets more rain than most of Maui, which keeps it green and also means mold, drainage and roof condition deserve attention in an inspection. Some properties are on county water; others use private systems or catchment. Many rural homes on both islands still use cesspools. State law requires every cesspool in Hawaii to be upgraded, converted or connected to sewer by 2050, so a buyer should know what system a property has and what replacing it would involve.

Rental rules

Apartment-zoned condos: Maui County's Ordinance 5909 (Bill 9) phases out transient vacation rental use in the A-1 and A-2 apartment districts. In the West Maui community plan area the use must end on January 1, 2029; everywhere else in the county it ends on January 1, 2031. Validly existing timeshare units and uses operating under a variance are exempt, and hotel-zoned properties are not covered. A separate 2026 ordinance created new H-3 and H-4 hotel districts that some apartment-zoned complexes are trying to move into, one property at a time, so a building's status can change; I track it in my Maui rezoning update.

Houses: in residential and agricultural districts, nightly rentals generally need a county short-term rental home or bed-and-breakfast permit, and those permits are limited. Never assume a house can be rented nightly because a previous owner did it. North Shore nightly rentals generally need a limited county permit. Many owners rent long term or use ohana units for family.

Nightly rental income is taxed separately from property tax: the state transient accommodations tax is 11% as of January 1, 2026, each county adds a 3% county TAT, and general excise tax is 4.5% in both Maui County and Hawaii County, so plan on about 18.5% of gross rent before income tax.

Hazards and shoreline

Before you fall for a view, check four maps for the exact parcel: the state's Flood Hazard Assessment Tool for FEMA flood zones, the tsunami evacuation zone map, the Hawaii Sea Level Rise Viewer for shoreline exposure, and the Special Management Area boundary, which adds a permit layer for most work near the shoreline. After the August 2023 wildfires, I also ask about vegetation, defensible space and insurance availability early, especially on dry leeward slopes. Condo buyers should read the association's budget, reserve study and master insurance policy, because master premiums have pushed maintenance fees up across Hawaii.

Along the North Shore coast, erosion and high surf affect shoreline lots, and streams and gulches inland can flood.

Getting around

From Kahului Airport, Paia is about 15 minutes and Haiku about 20 to 30 minutes, depending on the neighborhood. The Hana Highway through Paia can be slow with visitor traffic. These are our own estimates for light traffic, not official figures; rush hour, events and road work can add a lot of time.

Land tenure

Most Maui homes sell fee simple, meaning you own the land and the building. Leasehold still shows up, mainly in some condo projects, and when it does, the years left on the lease and the lease rent terms matter as much as the price, because they affect value and financing. Department of Hawaiian Home Lands homestead leases have their own eligibility rules and are not sold on the open market like fee simple homes. On older rural parcels, title can involve kuleana or access questions that a title company should clear before closing.

Property taxes

Maui County taxes by how a property is used, not just what it is worth, so the same house can carry very different bills. If you live in the home full time and qualify, the county's home exemption takes $300,000 off the assessed value and moves you into the low owner-occupied class. To qualify you must occupy the home more than 270 days a year, not rent out the whole property, and file a Hawaii resident income tax return with a Maui County address; the claim deadline for the 2027 assessment year is December 31, 2026.

Source: County of Maui Resolution No. 26-69, FD2. Tiers apply to the portion of value in each band.
Maui County class (FY July 1, 2026 - June 30, 2027) Rate per $1,000 of net taxable value
Owner-occupied (with home exemption) $1.65 up to $1.5M; $1.80 from $1.5M to $4.5M; $5.00 above $4.5M
Non-owner-occupied (second homes, most investor homes) $6.25 up to $1M; $9.00 from $1M to $2.5M; $17.00 above $2.5M
Long-term rental (12+ months to the same tenant, exemption granted) $2.90 up to $1.5M; $5.00 from $1.5M to $3M; $8.50 above $3M
TVR-STRH (permitted short-term rentals) $13.00 up to $900K; $15.00 from $900K to $3M; $17.00 above $3M
Hotel and resort / Time share / Apartment $11.80 / $14.90 / $3.50

Illustration only, before any minimum tax or other credits: on a home assessed at $1,600,000, the owner-occupied math starts by subtracting the $300,000 exemption from $1,600,000 and applying the tiered rates above, for about $2,145 a year. The same home as a second home in the non-owner-occupied class is roughly $11,650 a year. Check the county's assessment for the actual property.

Paia and Haiku real estate FAQ

How much does a house cost in Haiku?

The Title Guaranty Hawaii market report shows 10 Haiku single-family sales in October 2026 at a median of $1.6 million. Lot size, views and whether there is a permitted second dwelling drive a wide range of prices.

Is Paia part of the Haiku market?

They are neighbors on the North Shore. The October 2026 Title Guaranty Hawaii market report showed Haiku separately; Paia sales are few, and I price them from nearby comparables.

Does it rain a lot in Haiku?

More than in Central or South Maui. That keeps it green, and it makes roofs, drainage and mold worth inspecting closely.

What are property taxes on a Haiku home?

Using Maui County's July 2026 to June 2027 rates, a home assessed at $1,600,000 would be about $2,145 a year if you live there and get the $300,000 home exemption, or about $11,650 a year as a second home in the non-owner-occupied class, before any minimum tax or credits.

Do Haiku homes have county water and sewer?

Many have county water, but some use private systems or catchment, and most rely on cesspools or septic systems. State law requires cesspools to be upgraded or converted by 2050.

Can I build an ohana on a Haiku lot?

It depends on zoning, lot size and water. Agricultural lots have their own dwelling limits. Check with the county before you count on it.

How far is Haiku from the airport?

Our estimate is about 20 to 30 minutes from Kahului Airport in light traffic.

Can Tony help me buy in Paia and Haiku?

Yes. My team is based on Oahu, and for Maui purchases we help buyers through eXp Realty's statewide network, including referrals to agents who work Paia and Haiku every day. Call or text (808) 201-3577.

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Sources

Tony Kawaguchi, REALTOR (RS-66616), The Kawaguchi Group, eXp Realty (RB-21841). Selling in Hawaii since 2005. Phone (808) 201-3577. The Kawaguchi Group is based on Oahu; for neighbor-island purchases we work with buyers through eXp Realty's statewide network, including referrals to agents who work those areas every day. This page is general information, not legal, tax, insurance or financial advice. Market statistics are deemed reliable but not guaranteed and can be revised. Drive times are our own estimates for light traffic and will vary. Photos are of the general area and are not listings.

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