Is Wailea Point at the top of your Maui condo list? You are not alone. This oceanfront community in Wailea blends privacy, scale, and resort access in a way few properties can match. If you want a refined, low-density setting with panoramic ocean views and full resort amenities, Wailea Point is a serious contender.
In this guide, you will learn what makes Wailea Point special, the key questions to answer before you write an offer, how current rental rules affect value, and what to expect with ownership costs and maintenance. You will also get a simple due diligence checklist to help you move with confidence. Let’s dive in.
Wailea Point at a glance
Wailea Point sits along the Wailea coastline on roughly 26 to 28 acres of oceanfront land with mature, manicured landscaping and direct access to the coastal walk between Wailea Beach and Polo Beach. The community is gated with manned security and is known for a quiet, residential feel within the resort corridor. You can learn more about the AOAO and community notices on the Wailea Point AOAO site.
Construction dates to the mid 1980s, and the architecture presents as low-rise garden villas arranged in terraced clusters that maximize ocean and outer-island views. The property is golf-cart friendly and designed for easy movement between homes, pools, and pavilions. For historical context on the site and layout, see the project’s history overview.
What you will love
- Oceanfront setting with sweeping views from many upper residences.
- Low-density, garden-style layout across expansive grounds.
- Resort-level amenities, including multiple pools, fitness, and courts.
- Gated entry with 24-hour security and a concierge-style front desk.
- Direct access to the Wailea coastal walk and nearby beaches.
What to verify early
- Rental rules and current enforcement after the 2022 amendment.
- AOAO capital projects, reserve strength, and potential assessments.
- Exact CPR details for your unit, including garage and parking rights.
- Zoning and any county policies that could affect rental use.
- Unit-level permits for remodels or any lanai enclosure.
Residences, scale, and features
Residences at Wailea Point are large by Maui condo standards. Many two and three bedroom plans start around 1,300 to 1,500 square feet, with expanded or combined residences reaching 2,500 to over 3,800 square feet, and a few examples even larger. Typical features include vaulted or high ceilings, broad lanais, large mitered glass windows in view corridors, and high-end kitchens in renovated units. Many updated residences have central air.
Most homes include an assigned private one car garage. Some combined residences may have two. Always confirm the deeded garage and any assigned parking in the CPR and title report for the specific unit.
Amenities and daily lifestyle
Wailea Point delivers a resort-scale amenity set without feeling like a hotel. Shared facilities typically include multiple swimming pools, a long lap pool, spa or hot tubs, two large entertaining pavilions with full kitchens and BBQs, a fitness center, lighted tennis and pickleball or paddle courts, 24-hour gated and roving security, concierge or front desk services, and direct access to the coastal walk. For an overview of current amenities and AOAO resources, start with the AOAO website.
The unit count discrepancy you should note
You may see conflicting numbers for total units and buildings in online summaries. Some long-running pages describe the community as about 130 units in roughly 34 buildings, while others list about 279 units in around 66 buildings. Treat the recorded condominium declaration and CPR map, along with AOAO records, as the authority for your target unit. Your due diligence should include a pull of the recorded declaration and amendments, and a check with the AOAO for the current register and garage assignments.
Rental rules and active litigation
Rental permissions are a deal-defining issue at Wailea Point. Historically, the recorded declaration included a 30 day minimum lease term. In October 2022, the AOAO recorded an amendment that effectively changed the rule to prohibit leases shorter than 365 days. This sparked owner litigation in federal court. In 2025, the court issued orders that granted partial summary judgment to the AOAO and found the recorded amendment valid in part, with certain enforcement issues continuing under supplemental briefing. You can review a summary of filings and orders in the public docket for Bowa Estates Ltd. v. AOAO of Wailea Point Village on Justia’s case page.
What this means for you: do not assume short-term rental income is allowed. Confirm the current declaration language, all recorded amendments, any AOAO notices about enforcement and timing, and whether any existing leases are grandfathered. If you plan to rely on rental income, this is a first call item before you value the property, choose a lender, or write an offer.
County policy and zoning context
Maui County has advanced policy to restrict transient vacation rentals in certain apartment-zoned properties, known as Bill 9. This county program is separate from AOAO rules, and it aims to return apartment-zoned inventory to long-term housing. Get familiar with the county’s Bill 9 overview and confirm whether a specific TMK parcel is apartment-zoned or hotel-zoned. Some Wailea Point parcels are reported as hotel-zoned, and hotel zoning typically allows continued transient accommodations. Zoning can vary by parcel, and county rules can change, so confirm the zoning on your exact unit’s parcel and verify whether any county program affects the community.
Costs, maintenance, and reserves
Given its mid 1980s vintage, expect an active capital plan. Roofs, exterior glazing and windows, pool systems, building envelope work, and portions of the plumbing and site infrastructure are the types of systems that often come due at this age. The AOAO noticed a roof update meeting in February 2026, which indicates planning for significant near-term work. Review posted notices and ask for current budgets and the latest reserve study on the AOAO portal.
Monthly association fees vary widely by unit size and CPR structure. Recent examples show a spread from the mid 3,000s to above 8,000 dollars per month. Your target unit’s ledger, budget, and reserve study will give you the most accurate picture. Also review the AOAO master insurance program for policy limits, covered perils, and deductibles, and check FEMA flood maps and tsunami evacuation zones for the unit’s location to understand owner policy needs and lender requirements.
Quick comparison within South Maui luxury condos
- Wailea Point: Garden-style, low-rise, expansive grounds with multiple pools and pavilions. Strong owner-occupant profile historically. Rental-policy risk is the key complexity due to the recorded amendment and litigation.
- Wailea Beach Villas: Newer, beachfront resort setting with hotel-style services. Often chosen for turnkey short-term rental models.
- Ho’olei: Gated villas with hotel zoning and a robust resort amenity set. Known as short-term rental friendly in practice.
- Wailea Elua and Wailea Ekahi: Lower density with direct beach access in select buildings. Often operated as vacation rental friendly communities, with different price points and profiles.
If vacation rental income is essential to your plan, those other complexes can offer simpler comparables. If you want a quieter, spread-out oceanfront community and are open to longer-term stays or personal use, Wailea Point stands apart.
Offer strategy and timing tips
- Lead with documents. Before you set price, request the recorded declaration, all amendments, the latest 12 months of AOAO minutes, the current budget, and the reserve study.
- Confirm rental status. Ask for the recorded 2022 amendment instrument and any AOAO enforcement notices or owner communications. Cross-check with the public court docket.
- Verify CPR details. Confirm the deeded garage and parking rights in title. If a unit was combined or a lanai enclosed, ask for permits and final inspections.
- Model total ownership cost. Use the AOAO ledger, current fee schedule, recent assessments, and quotes for owner policies to build an accurate pro forma.
- Align financing early. Share the declaration and rental restrictions with your lender. Some lenders underwrite to the strictest reading of the declaration in effect.
Your prioritized due diligence checklist
Use this as a working list while you evaluate a specific residence:
Recorded declaration and all amendments, including the October 2022 rental-period change. Confirm recording details with the Land Court or Bureau of Conveyances and request copies from the AOAO. A recent federal order summarizing the dispute appears on Justia’s docket.
AOAO financials and reserves. Request the current year-to-date budget, the latest reserve study, and any board resolutions or notices about capital projects such as the roof program referenced on the AOAO site.
AOAO minutes and litigation disclosures. Ask for the last 12 months of minutes and a specific summary of the Bowa Estates litigation, including counsel’s view of enforcement and any timelines.
Master insurance and owner policies. Obtain the AOAO master insurance certificate and policy summary. Confirm deductibles and covered perils. Get quotes for the owner HO-6, flood, and wind coverage.
Zoning and county backdrop. Confirm the unit’s TMK parcel zoning and whether any county programs, such as Bill 9, apply to Wailea Point. If you plan to rent, verify whether hotel zoning applies to your parcel.
Rental history and assumptions. If income matters, request operating statements, sample lease terms, and occupancy history. Verify whether any leases are grandfathered under the current AOAO rules.
Title and CPR checks. Confirm garage and parking rights are included in the conveyance. If boat storage or special use was represented, verify in recorded documents.
Inspections and permits. Order a full home inspection with a focus on moisture, glazing, exterior envelope, HVAC, and termite. Request permits for any remodels or lanai enclosures.
Bottom line
Wailea Point is rare in its combination of space, privacy, and oceanfront access within the Wailea resort area. If you value a serene, owner-forward environment with resort amenities and concierge-style support, it can be an excellent fit. The key is to anchor your decision in documents, not assumptions, especially around rental rules, reserves, and upcoming capital projects.
When you are ready to evaluate specific residences or want a private strategy session, reach out to Riette Jenkins for concierge guidance and on-island expertise.
FAQs
What and where is Wailea Point?
- Wailea Point is a gated, low-density oceanfront condo community in the Wailea resort corridor on Maui, with direct access to the coastal walk between Wailea Beach and Polo Beach.
Can you short-term rent at Wailea Point today?
- Do not assume short-term rentals are allowed. A 2022 recorded amendment seeks a 365 day minimum lease, and federal court orders in 2025 upheld the amendment in part. Always verify current AOAO enforcement and the recorded language, starting with the public docket summary.
How big are Wailea Point condos?
- Many two and three bedroom plans start around 1,300 to 1,500 square feet, with expanded or combined residences often 2,500 to 3,800 plus square feet and a few even larger.
What amenities does Wailea Point offer?
- Owners enjoy multiple pools, a lap pool, spa or hot tubs, two large pavilions with full kitchens and BBQs, a fitness center, lighted tennis and pickleball courts, 24-hour security, concierge or front desk services, and coastal walk access, as outlined on the AOAO site.
What are typical HOA fees at Wailea Point?
- Recent examples show a wide range from the mid 3,000s to above 8,000 dollars per month, depending on unit size and CPR. Always confirm the current ledger, budget, and reserve study for your specific residence.
What documents should you review before writing an offer?
- Pull the recorded declaration and all amendments, AOAO financials and reserve study, minutes and litigation disclosure, the master insurance summary, zoning and county policy context, title and CPR for garage rights, inspections and permits, and any rental history.
