Thinking about selling your Kīhei resort condo and wondering how to make it stand out in a crowded market? You want serious, qualified buyers who value the South Maui lifestyle and, if allowed, the rental potential. In this guide, you’ll see the exact strategy we use to position Kīhei condos so they get seen, toured, and sold at strong terms. From compliance to creative, distribution to data, here’s how we build maximum exposure. Let’s dive in.
What buyers want in Kīhei
Kīhei attracts both second‑home seekers and investors thanks to sunny weather, beach access, and resort amenities. Buyers look for proximity to the Kamaole Beach Parks and Waipuilani, ocean or sunset views, and usable outdoor space like a lanai. They also pay close attention to HOA fees and inclusions, parking, storage, and building amenities such as pools and BBQ areas.
Seasonality matters. Winter and summer bring peak visitor demand, which can influence showing activity and, if rentals are allowed, projected occupancy and rates. We tailor timing, pricing, and messaging to reach lifestyle buyers and rental‑focused investors at the right moments.
Compliance first: rental rules and taxes
Before you market a condo as a vacation rental, you must confirm its legal status. Maui County, the State of Hawai‘i, and your condo HOA may all have rules that affect short‑term rentals. Start with county guidance on Transient Vacation Rentals, then review your HOA’s CC&Rs and house rules.
If you rent short term, you also need to register and remit state taxes. Review the Hawaii Department of Taxation pages for the Transient Accommodations Tax and General Excise Tax. For media, any drone photography must follow FAA Part 107 rules. We help you navigate these checkpoints so your marketing is accurate and compliant from day one.
Premium visuals that sell
Beautiful, accurate visuals are the foundation of exposure. We hire coastal‑savvy photographers to capture daylight and twilight exteriors, interiors, lanai living, and building amenities. When allowed, aerials highlight beach proximity and orientation. Floor plans and a Matterport 3D tour make it easy for out‑of‑state buyers to understand flow and scale.
Short video clips are ideal for social ads and reels, pulling attention to ocean views, resort pools, and nearby beaches. Staging emphasizes bright, neutral tones and minimizes clutter to make rooms feel open and inviting. We also prepare an information packet for showings that summarizes HOA highlights, recent utilities, rental rules, and a simple map of nearby beaches and shops.
Distribution that reaches Maui and the mainland
We list your condo in the local MLS with complete, accurate fields, including allowable rental use and HOA details. That syndication pushes your property to major portals that long‑distance buyers already use. We also tap Hawai‘i Life and Forbes Global Properties networks, plus targeted broker outreach for investor groups when appropriate.
If a condo permits short‑term rentals, we can coordinate optimized listing content for top vacation marketplaces. Professional headlines, amenity lists, guest‑focused copy, and synchronized calendars help convert traveler interest into bookings while your sale is active. The goal is a seamless story that serves both buyers and guests, depending on your unit’s rules.
Paid and organic marketing
We run targeted Google Search campaigns around “Kihei condo for sale,” “Kīhei vacation rental condo,” and “Kihei beachfront condo,” with geographic bidding to key feeder markets like California, the Pacific Northwest, and Western Canada. Display and remarketing ads keep your listing top of mind for people who viewed your page but didn’t inquire yet.
On the organic side, we optimize your listing and related blog content for high‑intent South Maui searches, including neighborhood keywords such as Kīhei, Wailea, Kamaole, and Waipuilani. Structured data and clear on‑page details improve search visibility and click‑through rates. Our Google Business Profile presence and local content help capture buyers searching for a Kīhei specialist.
Investor messaging with care
If your building allows rentals, we present conservative, clearly labeled projections that highlight occupancy assumptions, average daily rate, management fees, HOA dues, and insurance estimates. We never guarantee returns. Instead, we encourage investors to run due diligence against county rules and the State’s tax requirements, including the Transient Accommodations Tax.
For buyers focused on lifestyle, we lean into livability: beach access, parking convenience, on‑site amenities, and maintenance updates. Each audience gets the information they need to make a confident decision.
Showings and remote buyer support
Many Kīhei condo buyers shop from the mainland or abroad. We offer live video tours, recorded walk‑throughs, and detailed disclosures so remote buyers can evaluate your home with ease. If your condo is an active rental, we coordinate with property managers for show windows that protect guest privacy while allowing qualified tours.
We also streamline remote closings with clear timelines, inspection norms, and guidance on shipping or leaving furnishings. The result is less friction and more serious offers.
Smart pricing and positioning
We start with a Kīhei‑specific Comparative Market Analysis that compares recent closed sales, current actives, and pendings in the same building or nearby complexes. Your positioning depends on your goals. If speed is the priority, pricing slightly under competing active listings can generate fast attention. If you want strong terms and multiple offers, we pair competitive pricing with a media blitz and aggressive open‑house schedule.
For investor‑leaning listings, we frame price alongside documented HOA fees and realistic rental assumptions when legally permissible. We also consider seasonality and time key marketing pushes to peak visitor windows, which can support both showings and rental interest.
How we measure “maximum exposure”
Tracking tells us what to keep, tweak, or stop. We monitor:
- Listing views across MLS and syndicated portals
- Inquiries and qualified leads per week
- Showing requests and completed showings
- Days on market and responses to price changes
- Inquiry‑to‑offer conversion rate
- For rental‑permitted condos: occupancy rate, ADR, RevPAR, and booking lead time
We A/B test lead photos and headlines, adjust ad schedules by time and day, and refresh visuals if views are high but inquiries lag. This constant feedback loop helps maintain momentum until you close.
Your pre‑listing game plan
- Confirm rental legality with Maui County, your HOA, and the State’s tax requirements.
- Order HOA documents and draft a simple summary for buyers.
- Book professional photography, floor plans, and a Matterport tour; confirm FAA compliance for any drone work.
- Align on pricing with a Kīhei‑specific CMA and seasonality plan.
- Deep clean, stage for coastal light, and address odors or repairs.
- Prepare an amenity list, utility averages, and a neighborhood attractions sheet.
- Set up analytics, lead source tracking, and remarketing audiences.
Why this approach works in Kīhei
Kīhei draws a wide mix of buyers who value sun, sand, and simplicity. By pairing compliance‑first accuracy with premium visuals, broad distribution, targeted advertising, and clear pricing strategy, you meet each audience where they are. Consistent tracking keeps your listing tuned to the market so you get more qualified showings and stronger offers.
Ready to see how this plan would work for your condo? Reach out for a tailored strategy and timing advice for your building and unit.
If you’re ready to list, or just want to understand your options, connect with Christian Slocum for a friendly, no‑pressure consult.
FAQs
How do I confirm if my Kīhei condo allows short‑term rentals?
- Start with your HOA’s CC&Rs and house rules, then verify county rules using Maui County’s page on Transient Vacation Rentals before marketing as a rental.
What taxes apply if I rent my Kīhei condo to visitors?
- You generally need to register and file the State’s Transient Accommodations Tax and General Excise Tax; consult the Hawaii Department of Taxation for details.
When is the best time to list a Kīhei resort condo?
- Listing during peak visitor seasons can boost showing activity; check demand trends from the Hawaii Tourism Authority’s research and align your pricing and media push accordingly.
What media helps Kīhei condos sell fastest?
- Coastal‑quality photography, floor plans, and a Matterport 3D tour are essential; short videos and, where permitted, FAA‑compliant drone shots increase engagement.
How do you reach mainland and international buyers for Kīhei condos?
- We combine MLS syndication, luxury network exposure, targeted search and social ads, and optimized listing content tailored to high‑intent Kīhei and South Maui keywords.
Do you guarantee rental income for investor buyers?
- No; we provide conservative, clearly labeled assumptions and direct buyers to verify county rules and State tax obligations before relying on any projections.
