Overview of Luana Kai
Luana Kai is a beachfront resort in North Kihei featuring 113 condos in four 3-story buildings on nearly 4 acres of landscaped grounds. Established in 1979, it’s a popular vacation rental property known for its accessible location, low-density layout, and beachfront setting near Kihei and Central Maui amenities. The property offers a heated pool, hot tub, tennis/pickleball courts off-site between the complex and ocean, shuffleboard, a 5-hole putting green, and outdoor grills. The condo units have spacious living areas, full kitchens, and private lanais, some with Pacific Ocean views.
What We Love
Luana Kai embodies low-density condo living. Being that the units are only three stories and the project is set on a large state-owned green space that is located between the ocean and the buildings of Luana Kai, you get a sense of space and comfort.
What We Could Do Without
The buildings do not have elevators, so this may limit vacation rental bookings and accessibility for owners.
North Kihei Beach View
Unit Configurations
Luana Kai has three different floorplans: one bedroom, two bedrooms, and three bedrooms. Each type of floor plan has an equal number of bathrooms and bedrooms. Due to the lanais at the rear of each apartment, the spaces appear bigger than their actual square footage. The living space of the two- and three-bedroom floor plans ranges from 628 to 1268 square feet, with spacious lanais.
The floor plan below is not to scale or guaranteed. Individual owner modifications may result in differences. For unit-specific confirmation, please feel free to reach out.
Onsite Amenities
- Club House with full kitchen
- BBQ Areas
- Heated Saltwater Pool
- Hot tub
- Putting Green
- Lawn Games
- Ample Parking
Nearby Amenities
Some of the most well-known Maui golf courses are only around the corner. If shopping is your favorite pastime, The Shops at Wailea’s offers extensive options. Not to mention the proximity to some of Kihei’s great beaches (Cove Beach Park, Charley Young Beach, and Kamaole Beach 1, 2, and 3)
Luana Kai Sales Statistics
Please feel free to reach out directly for active listings, pending sales, specific sales data, or current price opinions.
The report below is real-time data sourced from the Realtors Association of Maui. The statistics include Luana Kai’s average sales price and average price per square foot. These graphs will update automatically with the most recent data.
1 Bedroom
2 Bedroom
3 Bedroom
Association Information
For up-to-date information on Homeowner Association (HOA) fees and related matters, don’t hesitate to reach out via call or email. (This information is prone to regular updates and changes.)
Here are the Association rules and information.
Primary Uses
Short-Term Vacation Rental
Maui vacation rental demand has consistently performed well throughout the years due to the desirability of being in a tropical setting yet still within the United States. During the peak winter season, Maui’s population can shift from the baseline resident population of 165K or so to over 300K people.
Historically, the typical vacation rental condo averages 75-80% occupancy; we have some clients and property managers that consistently keep their units 90%+ booked. High-end units may see lower occupancy than mid to low-end vacation rental units.
As a guide for our clients, we apply the 10% rule to help them identify properties with a gross annual income of 10%+ than their acquisition cost. An example would be a $1M property grossing $100k or more yearly. The net income to the seller would be based on how they operate the unit and the work they’re willing to do. Self-managed units net the highest income but also require the most work. Front desk management usually has the lowest income but less involvement and flexibility. Independent property managers are often the happy medium between excellent service and solid revenue. Please reach out if you’d like a proforma or rental projection for a particular unit. We’d love to help.
Long-Term Rental
Long-term rentals are considered six months or longer here in Maui. You avoid some operations costs such as cleaning, higher management fees, and higher tax rates; however, you are likely to get more income running your unit as a short-term vacation rental. Long-term rentals also offer less flexibility for owner stays.
Second Home
If your goal is not to maximize your ROI but to simply use the unit as you please, you can do so. You would pay the highest and best use for real property tax, but you would not be subject to the TAT and GET taxes (see below) associated with income-producing short-term units.
Owner Occupant
If Maui is where you want to call home, the owner-occupant is the one for you. If you spend 270 days out of the year on Maui and your unit is your primary residence, then you can apply for the Owner Occupant exemption (frequently asked questions)
Zoning
The zoning for Luana Kai is A-2 Hotel. As per Maui County Rules, vacation rentals are allowed. This property is listed on the Minatoya List.
Taxes
Taxes to consider when owning at Luana Kai:
- Transient Accommodations Tax
- General Excise Tax
- Real Property Tax (This rate will change depending on your use. You may fall under short-term vacation rental, long-term rental, or the base zoning if your unit is an empty second home or owner-occupied.)
Weather
Helpful Weather Resources:
Why Tim Stice?
I love what I do and I’m here to offer my clients outstanding service. My team and I have seen almost every scenario imaginable (at least, we’d like to think). Through solution-based problem-solving, transparent communication, and unrivaled market knowledge, we have successfully navigated over a half billion in closed transactions. We care about our clients and are eager to earn the title of your real estate representative.
Give me a call or shoot me an email.
Tim Stice | 808.268.8511 | timstice@hawaiilife.com
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