What To Know About Kihei Condo Ownership Costs

Is a Kihei condo calling your name, but the monthly costs feel unclear? You are not alone. Between AOAO fees, Maui County taxes, insurance shifts, and higher island utility rates, it can be tough to build a clean budget. In this guide, you will see what typical costs look like in Kihei, how to estimate property taxes, where fees can spike, and what to ask before you buy. Let’s dive in.

The big picture: what drives costs

Condo carrying costs in Kihei usually bundle several moving parts:

• AOAO or HOA maintenance fees for building operations and reserves.
• Maui County property taxes by classification and tier.
• Insurance for the association’s master policy and your HO‑6.
• Utilities such as electricity, water, sewer, trash, and internet.
• Reserve funding and potential special assessments for big projects.
• Extra resort or rental program costs if you plan to operate as a vacation rental.

Each building manages these items differently. Always review the association’s budget and what your monthly fee covers.

AOAO fees explained

Your AOAO fee is often the largest recurring cost. It commonly funds building and grounds maintenance, pools and amenities, common‑area utilities, professional management, and the association’s reserve account. In many Kihei condos, the master insurance premium is paid from the AOAO budget as well.

What you might see in Kihei today:

• Lower‑amenity or older walk‑ups: about 300 to 600 dollars per month. A Kihei Manor example listed near 350 dollars per month supports this range. See a representative Kihei Manor example.
• Mid‑range complexes with pools and landscaping: about 600 to 1,200 dollars per month. Maui Vista often lands near the middle of this range. See a representative Maui Vista example.
• Oceanfront or full‑service resorts: about 1,200 to 3,000 plus dollars per month. Recent listings at Hale Hui Kai have shown fees above 2,300 dollars per month. See a representative Hale Hui Kai example.

Why the spread is wide: age and condition of the building, how much is included in the fee (water, cable, internet), insurance costs and deductibles, amenity level, and the health of the reserve fund. Boards can also levy special assessments for large repairs or insurance gaps.

Maui property taxes: quick math

Maui County taxes condos by classification and tier, using a rate per 1,000 dollars of net taxable assessed value. Rates shown here are effective July 1, 2025. Review the official table and apply this formula: assessed value ÷ 1,000 × tax rate = annual tax. Check the County rate schedule.

Two rates that matter for condos:

• Owner‑occupied Tier 1 (assessed value up to 1.3 million dollars): 1.65 dollars per 1,000.
• TVR or short‑term rental Tier 1 (assessed value up to 1.0 million dollars): 12.50 dollars per 1,000.

Simple examples using assessed value:

• 700,000 dollars owner‑occupied Tier 1: 700 × 1.65 = 1,155 dollars per year, about 96 dollars per month. See the County table.
• Same 700,000 dollars as TVR Tier 1: 700 × 12.50 = 8,750 dollars per year, about 729 dollars per month. See the County table.

That classification difference is huge for your budget. If your unit is, or could be, a vacation rental, check current county status and how it affects both use and taxes.

Insurance basics and volatility

There are two pieces to know:

• The association’s master policy covers the building and common elements. Scope and deductibles vary by project.
• Your HO‑6 policy covers the inside of your unit, personal property, liability, and loss‑assessment coverage that may help with your share of a master deductible or special assessment. The state DCCA explains what to ask for and how condo coverage typically works. Review the DCCA condominium FAQs.

Since the 2023 Maui wildfires, many associations across Hawai‘i have faced higher premiums and changing availability for master policies. Lawmakers moved in 2024 and 2025 to stabilize the market with last‑resort and backstop ideas, yet the situation remains dynamic. Expect that master premiums and deductibles can drive AOAO fee increases or special assessments. See recent coverage of insurance market efforts.

Tip: Ask for the association’s certificate of insurance, coverage summary, and deductibles. Then get a local HO‑6 quote that includes loss‑assessment.

Utilities in Kihei condos

Electricity: Maui power is among the most expensive in the U.S. Hawaiian Electric reports an average residential Maui price around 43.6 cents per kWh in 2024. Your usage may be lower than the mainland average, but the rate per kWh is much higher, so budget carefully. See Hawaiian Electric’s Maui average rate.

Water, sewer, trash: Many AOAOs include water and trash in the monthly fee. If not included, you pay these directly. Maui County’s Department of Water Supply posts service charge information. Check County water service info.

Internet and cable: Hawaiian Telcom and Spectrum are common. Some AOAOs offer bulk internet or cable packages that can reduce your separate monthly cost. If not, confirm fiber availability for your building. See Hawaiian Telcom’s Maui service page.

Reserves and special assessments

Healthy reserves help smooth out big capital projects like roofs, paving, exterior painting, and elevators. Before you buy, request the latest reserve study, audited financials, and recent board minutes. Low reserves or outdated studies increase the chance of future assessments. Owners have access to these records under Hawaii’s condominium rules. Review owner rights and records guidance.

Build your monthly budget

Here is a simple framework to estimate your total carrying cost:

1. AOAO fee: Pull the current monthly amount from the MLS, seller disclosures, or AOAO.
2. Property tax: Use net taxable assessed value × (tax rate ÷ 1,000). Use Maui County’s schedule effective July 1, 2025. Open the County tax rate table.
3. HO‑6 policy: Get a local quote that includes loss‑assessment and the interior improvements you want covered. See DCCA condo insurance guidance.
4. Electricity: Estimate your monthly kWh and multiply by the Maui average cents per kWh. Check the utility’s Maui average.
5. Water, sewer, trash, internet: Add costs that are not covered by the AOAO. Confirm County water service info and ask if your building has bulk internet.
6. Contingency: Add a buffer for reserves or potential assessments. The amount depends on building age, recent work, and insurance deductibles.

Example monthly budgets

These simple scenarios show how the pieces can add up. Assumptions note Maui County 2025 tax rates and typical utility figures. Swap in your numbers to personalize.

• Low‑fee example aligns with Kihei Manor. See a representative listing.
• Mid‑range example aligns with Maui Vista. See a representative listing.
• High‑fee example aligns with oceanfront buildings like Hale Hui Kai. See a representative listing.

Note: Property tax examples use the County rates effective July 1, 2025. If a unit is classified as a short‑term rental, taxes can be much higher than an owner‑occupied unit at the same assessed value. Review the County rates.

Due diligence checklist

Request the AOAO resale package and review these items before you remove contingencies:

Documents to request:

• Current AOAO budget and most recent audited financial statements.
• Latest reserve study and recent board minutes about reserve funding.
• Certificate of insurance with master policy limits and deductibles.
• Association meeting minutes from the past 12 to 36 months.
• Current owner ledger or estoppel letter showing any arrears or assessments.
• Governing documents and house rules, including rental policies and permits.
• Any pending litigation or insurance claims.

Key questions to ask the AOAO or manager:

• What does the monthly fee include, line by line? Is water, cable, internet, or unit electricity included?
• What is the master policy deductible and how would it be funded after a loss?
• What major projects are planned and how will they be paid for?
• Are there rental restrictions or registrations you must follow? If vacation rentals are allowed, is the unit on a list or path that aligns with current County rules?
• What is the owner delinquency rate for dues?

Owner access to records is addressed by the DCCA Real Estate Branch. Use the DCCA FAQs to guide your requests.

If you plan to rent short term

Short‑term rental rules in Maui changed in late 2025 under Bill 9, and the County is advancing a transition path for many units. This can affect use, property‑tax classification, and cash flow for Kihei condos that historically operated as vacation rentals. If you are evaluating an STR property, verify the parcel’s current status and how the County rules apply before projecting income or taxes. Read coverage of Bill 9’s adoption.

Ready to run numbers together?

If you want a clear picture of what a specific Kihei condo will cost to own, I will help you gather the AOAO documents, confirm tax classification, request HO‑6 quotes, and build a budget you can trust. For tailored guidance and local insight, reach out to Christian Slocum.

FAQs

How are Maui condo property taxes calculated for Kihei?

• Maui County applies a rate per 1,000 dollars of net taxable assessed value based on classification and tier. Use assessed value ÷ 1,000 × the published rate effective July 1, 2025.

What do Kihei AOAO fees usually include?

• Most AOAOs cover building and grounds upkeep, common‑area utilities, management, master insurance premiums, and reserves. Some also include water, cable, or internet.

How much is electricity for a Kihei condo?

• Hawaiian Electric’s Maui average was about 43.6 cents per kWh in 2024. Multiply your estimated kWh by that rate and check if your AOAO includes any utilities.

Do I still need an HO‑6 policy if the AOAO has insurance?

• Yes. The master policy covers the building and common areas, while your HO‑6 covers interiors, contents, liability, and loss‑assessment for your share of master deductibles.

How do short‑term rental rules affect my costs in Kihei?

• STR status can change your property‑tax classification and increase taxes, and program or resort fees can affect net income. Verify current County rules for the parcel before you buy.