Maui County 2025/2026 property tax rates have been approved, and there are some big changes you need to know about. The County Council made these changes effective July 1, 2025, and if you own property on Maui or you’re thinking about buying, this affects your wallet.
Here’s what happened: they gave some relief to homeowners but hit higher-value properties and second homes pretty hard. The county’s still dealing with massive costs from the Lahaina Fire, so they had to get revenue somewhere.
We’ve been helping clients understand these changes because, frankly, property taxes are a huge part of your monthly costs. Whether you’re living in your home or it’s an investment property, these rate changes will impact what you pay every year. If you’re considering a purchase, make sure you’re understanding all the costs involved in buying a home in Maui beyond just the property taxes.
Key Takeaways for 2025/2026:
- Local Homeowner Relief – Owner-occupied properties saw decreased tax rates on properties priced below $4,500,000
- Tier Structure Changes – Owner-occupied tier structure completely redesigned, with the highest tier now starting at $4.5 million instead of $3 million
- Higher-Value Second Homes – Non-owner-occupied properties over $3 million jump to $17.00 per $1,000, up from $14.00
- Short-Term Rental Adjustments – Property tax rates increased for the top two tiers of vacation rentals
- Long-Term Rental Changes – The price ranges of the two lowest tiers were modified, with modest rate adjustments
- Effective July 1, 2025 – New rates take effect with the first tax bills mailing July 20, 2025
- Assessment Reality – Despite rate reductions, many owners may see higher bills due to increased property assessments
Maui 2025/2026 Property Tax Rates
Here are the updated rates for Maui County in 2025/2026. We’ve noted last year’s rates wherever there were changes so you can see exactly what’s different. All rates shown below are per $1,000 of assessed value.
Residential Properties
Owner Occupied
- Tier 1: up to $1,300,000 – $1.65 (down from $1.80)
- Tier 2: $1,300,001 to $4,500,000 – $1.80 (down from $2.00)
- Tier 3: more than $4,500,000 – $5.75 (up from $3.25)
Non-Owner Occupied
- Tier 1: up to $1,000,000 – $5.87
- Tier 2: $1,000,001 to $3,000,000 – $8.60 (up from $8.50)
- Tier 3: more than $3,000,000 – $17.00 (up from $14.00)
Commercialized Residential
- Tier 1: up to $1,000,000 – $2.00 (down from $4.00)
- Tier 2: $1,000,001 to $3,000,000 – $3.00 (down from $5.00)
- Tier 3: more than $3,000,000 – $10.00 (up from $8.00)
Multi-Unit Properties
Apartment
- $3.50
Tourism & Hospitality
Hotel and Resort
- $11.80
Timeshare
- $14.70
Rental Properties
TVR-STRH (Short-Term Rental Condos and Homes)
- Tier 1: up to $1,000,000 – $12.50
- Tier 2: $1,000,001 to $3,000,000 – $14.00 (up from $13.50)
- Tier 3: more than $3,000,000 – $15.55 (up from $15.00)
Long-Term Rental
- Tier 1: up to $1,300,000 – $2.95 (down from $3.00)
- Tier 2: $1,300,001 to $3,000,000 – $5.00
- Tier 3: more than $3,000,000 – $8.50 (up from $8.00)
Other Property Types
- Agricultural: $5.74
- Conservation: $6.43
- Commercial: $6.05
- Industrial: $7.05
Property Classification Explanation
Here’s something that trips up a lot of property owners: understanding how your property gets classified for tax purposes. The county doesn’t just look at what you call your property—they determine classification based on the property’s “highest and best use” under current zoning and market conditions.
But here’s where it gets interesting. There are several exceptions to this rule that can significantly impact your tax rate. Properties receiving home exemptions, long-term rental exemptions, permitted bed and breakfasts, and permitted transient vacation rentals may qualify for different classifications based on their actual use rather than their zoning.
We’ve seen clients surprised when their property gets classified differently than they expected. The key is understanding that zoning doesn’t always equal tax classification.
How Properties Are Actually Classified:
Most properties follow the “highest and best use” rule, but the exceptions can save you money or cost you more depending on your situation. If you’re getting a homeowner exemption, your property gets classified as owner-occupied residential regardless of what the zoning says. Same thing with long-term rental exemptions, the actual use matters more than the zoning.
If you’re unsure about your property’s classification, check the county’s property type classifications page for detailed definitions. Don’t guess on this, the classification determines which tax rate you pay, and the difference can be thousands of dollars annually.
Maui Homeowner and Long Term Rental Exemptions
If you have a primary residence on Maui or own a property that you rent long term, you might be eligible to save serious money on your tax bill. We’re talking about potential savings of thousands of dollars annually, so this is worth understanding.
Available Exemptions:
- Homeowner Exemption: $200,000 reduction on assessed value if Maui is your primary residence
- Long-Term Rental Exemption: $200,000 reduction if you rent your property with a one-year lease or longer
- Combined Exemption: Up to $300,000 total reduction if you have a long-term rental on the same property as your primary residence (like an ohana unit)
Important Deadline Information: The deadline for 2025/2026 exemptions has passed, but don’t worry—if you file by the end of 2025, you’ll be eligible for the 2026/2027 fiscal year.
Get the Forms:
Need Help? The homeowner exemption rules can be confusing. Check the county’s Exemption FAQ for detailed eligibility requirements.
How to Calculate Your Property Tax
Calculating your Maui County property tax is pretty straightforward once you understand the basic formula, but there’s one thing that catches people off guard: higher-priced properties get hit with multiple tax rates.
Your final tax bill depends on three key factors: your property’s assessed value, any exemptions you qualify for, and your property’s tax classification rate. Here’s where it gets tricky, if your property spans multiple tiers, you’ll pay different rates on each portion.
For example, let’s say you own a home worth $1,500,000 and it’s your primary residence. You wouldn’t pay the same rate on the entire value. Instead, you’d pay $1.65 per $1,000 on the first $1,300,000, then $1.80 per $1,000 on the remaining $200,000.
We’ve helped many clients understand this calculation because it’s not always obvious from the tax bill itself. The county breaks it down, but it can still be confusing.
Calculation Examples
Example 1: Owner-Occupied Home
| Property Details | Amount |
|---|---|
| Assessed Value | $800,000 |
| Homeowner Exemption | $200,000 |
| Taxable Value | $600,000 |
| Tax Calculation | |
|---|---|
| Tax Rate (Tier 1) | $1.65 per $1,000 |
| Calculation | ($800,000 – $200,000) ÷ 1,000 × $1.65 |
| Annual Tax | $990 |
Example 2: Second Home (Non-owner-occupied)
| Property Details | Amount |
|---|---|
| Assessed Value | $2,500,000 |
| Exemptions | None |
| Taxable Value | $2,500,000 |
| Tax Tier | Value Applied | Rate per $1,000 | Tax Amount |
|---|---|---|---|
| Tier 1 Non-Owner-Occupied | $1,000,000 | $5.87 | $5,870 |
| Tier 2 Non-Owner-Occupied | $1,500,000 | $8.60 | $12,900 |
| Total Annual Tax | $18,770 | ||
• Tier 1: $1,000,000 ÷ 1,000 × $5.87 = $5,870
• Tier 2: $1,500,000 ÷ 1,000 × $8.60 = $12,900
Example 3: Short-Term Rental Condo (TVR-STRH)
| Property Details | Amount |
|---|---|
| Assessed Value | $1,500,000 |
| Exemptions | None |
| Taxable Value | $1,500,000 |
| Tax Tier | Value Applied | Rate per $1,000 | Tax Amount |
|---|---|---|---|
| Tier 1 Short-Term Rental | $1,000,000 | $12.50 | $12,500 |
| Tier 2 Short-Term Rental | $500,000 | $14.00 | $7,000 |
| Total Annual Tax | $19,500 | ||
• Tier 1: $1,000,000 ÷ 1,000 × $12.50 = $12,500
• Tier 2: $500,000 ÷ 1,000 × $14.00 = $7,000
As you can see, property taxes on second homes can be substantial—nearly $19,000 annually in this example. This is why understanding the full financial picture is crucial when buying property in Maui.
Important Note
Your actual tax bill will be split into two payments: the first half due in August and the second half due in February.
Maui Property Tax Notable Dates
Here are the key dates you need to know for Maui County property taxes. Missing these deadlines can cost you money, so mark your calendar.
When the New Rates Take Effect: The new rates kicked in at the start of the fiscal year on July 1st, 2025. Your first tax bill under the new rates was mailed July 20, 2025.
When You Pay: Property taxes are split into two payments, which honestly makes it easier to manage:
- First installment: Due in August 2025
- Second installment: Due in February 2026
Assessment Notifications: You should have received notification of your new assessed values back in March 2025. If you didn’t get yours or misplaced it, contact the county.
What We’ve Been Seeing: Anecdotally, the county increased assessed values for a significant number of properties around the island. We’ve had clients call us because their assessments went up substantially—in some cases, the increases were pretty dramatic.
This is important because even if your tax rate went down, you might still see a higher tax bill if your assessment increased enough. It’s the combination of both factors that determines your final bill.
Understanding Property Tax Impact on Your Real Estate Decisions
These property tax changes significantly affect the cost of owning real estate on Maui. Whether you’re considering buying your first home, investing in rental property, or thinking about selling, understanding these rates helps you make informed financial decisions.
The new tier structures mean some property owners will see relief while others face higher costs. If you’re in the market to buy, factor these tax rates into your affordability calculations. If you’re selling, buyers will want to understand the ongoing tax implications of your property.
For specific tax advice, exemption applications, or assessment appeals, we recommend consulting with qualified tax professionals. But for understanding how these changes affect your real estate goals on Maui, we’re here to help.
Ready to discuss how these property tax changes might impact your next real estate move? Contact our team to start planning your Maui real estate strategy.
