Maui Single-Family Home Market Snapshot – April 30, 2025

April 30, 2025
Categories: Maui Real Estate Information - Maui Real Estate Market Reports
MAUI SUNSETS, MAUI REAL ESTATE MARKET REPORT

Maui Single-Family Home Market Snapshot – April 30, 2025

Two Markets, One Island: Understanding Today’s Buyer Behavior

As of April 30, 2025, Maui’s single-family home market reflects a landscape of increased inventory, cautious buyers, and longer selling timelines—but with notable differences depending on price point. Let’s look at the broader data first, then compare it with homes priced under $2 million to see where momentum is building.

Overall Market Overview (All Price Points)

  • 431 single-family homes are currently active (for sale)

  • 122 homes are under contract (pending)

  • 224 homes sold since January 1, 2025

  • Median Days on Market: 97

  • Average Days on Market: 152

🔎 Note: The 122 pending homes are not included in the 431 active listings. Once a home goes under contract, it is marked pending and no longer counted in active inventory. This distinction is important when measuring absorption.

Total inventory currently in motion = 553 homes (431 active + 122 pending)
Absorption rate (pending/total) = 22%

This means only 22% of available homes were in contract—a slower-moving market with less urgency from buyers.

This slower absorption rate suggests that buyers are being cautious, and homes are taking longer to sell—reflecting affordability concerns, high interest rates, and increased maintenance (if any)/insurance fees.

💡 Under $2M: A More Active and Engaged Market

Now let’s look at homes priced under $2 million

  • 229 active listings

  • 101 under contract (pending)

  • 174 homes sold since January 1, 2025

  • Median DOM: 91

  • Average DOM: 151

Total active + pending = 330
Absorption rate = 31%

This means nearly 1 in 3 homes under $2M are already in contract—a stronger indicator of buyer activity in this price range.

This shows meaningfully stronger buyer engagement in the sub-$2M category. While still cautious, buyers in this range are actively writing offers and moving forward—particularly on homes that are well-priced, move-in ready, and in good condition.

🔍 What It Means for Buyers and Sellers

For Buyers:

  • More options, less competition—but that window may narrow as rates stabilize.

  • Under $2M offers more movement, so be decisive when you find the right fit.

  • Clarify confusion: The Minatoya proposal does not affect long-term rental condos, but many buyers mistakenly believe otherwise. Work with a knowledgeable agent who can separate fact from fear.

For Sellers:

  • The under-$2M market is where the action is. If your home is in this range, you’re in a stronger position than the overall numbers may suggest.

  • If your property is over $2M, understand you’re in a slower lane—pricing, patience, and presentation will be everything.

  • Don’t forget opportunity cost: holding on too long can cost you in taxes, insurance, maintenance, and missed investment opportunities elsewhere.

📈 Visualizing the Market: Active vs. Pending

The chart above illustrates how much higher the absorption rate is for homes under $2M, showing that not all price brackets are experiencing the market the same way.

maui homes pending and active

What Is Absorption Rate?

In real estate, the absorption rate measures how quickly homes are selling in a specific market over a given time frame. It’s one of the key indicators of market demand and supply balance.

Formula:

For example, if 100 homes are sold in a month and there are 1,000 homes available, the absorption rate is:

(1001000)×100=10%\left( \frac{100}{1000} \right) \times 100 = 10\%​

This means 10% of the available homes were sold during that month.

📊 Interpreting Absorption Rates

Understanding the absorption rate helps determine the type of market:

  • Seller’s Market: Absorption rate above 20% indicates high demand, with homes selling quickly.

  • Balanced Market: Absorption rate between 15% and 20% suggests a stable market with equal footing for buyers and sellers.

  • Buyer’s Market: Absorption rate below 15% points to lower demand, giving buyers more negotiating power.​Investopedia

These thresholds are widely recognized in the industry, as noted by sources like Investopedia. 

🌺 Final Thoughts

Maui’s real estate market is evolving—not stagnant. The story is more nuanced than broad headlines may suggest. Pricing matters. Education matters. Strategy matters.

If you’re thinking of buying or selling, let’s connect and go deeper into the data for your specific situation.

ARE YOU INTERSTED IN THE LUXURY HOME MARKET? THESE ARE HOMES PRICED ABOVE 2.5 MILLION AND UP CONDOS PRICED 1.5 MILLION AND UP. FOR THAT SPECIFIC MARKET REPORT, CLICK HERE!

📩 Email me at JeannieKongEvarts@gmail.com
📞 Call: 808-276-1832

Maui's best realtor

Let’s navigate this together—with clarity, calm, and confidence.

INFORMATION GATHERED FROM REALTORS ASSOC. OF MAUI UNLESS OTHERWISE NOTED. INFORMATIN DEEMED RELIABLE BUT NOT GUARANTEED.

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