Picture yourself stepping from your lanai onto a quiet beach path, coffee in hand, with Ulua Beach just ahead. If you are drawn to low-rise, low-density oceanfront living that can also support short-term rental income, Wailea Elua Village deserves a close look. In this guide, you will learn how ownership works here, from zoning and HOA rules to recent sales, rental economics, and due diligence. Let’s dive in.
What and where Wailea Elua is
Low-density beachfront setting
Wailea Elua Village sits at 3600 Wailea Alanui Drive, fronting Ulua Beach in Wailea (ZIP 96753). It is a gated, beachfront condominium community of roughly 152–153 units spread across about 24 acres in low-rise, two-story buildings completed in the late 1970s to 1980. Floor plans span 1 to 3 bedrooms with typical interiors around 891 to 1,749 square feet. You can confirm unit counts, sizes, and sold history on the community’s public sold-data page from EmAuiRealEstate.
Amenities you will use
You have access to two swimming pools, including an oceanfront pavilion with kitchen and BBQs, a hot tub, fitness room, paddle-tennis or pickleball court, and a putting green. The gated entry, staffed security, and expansive lawns create a resort feel with direct access to the Wailea Beach Walk. Learn more about the on-site amenities and setting on the Wailea Elua community overview.
Zoning and rental rules
Hotel zoning advantage
Public brokerage and MLS records identify Wailea Elua as hotel-zoned (H-1). This zoning is a key reason units here have historically operated as lawful short-term rentals. Always verify the parcel’s TMK and related rules for a specific unit, and confirm the HOA’s written rental policy.
Bill 9 at a glance
Maui County’s Bill 9 sets a phase-out schedule for transient vacation rentals in apartment-zoned districts. Hotel-zoned properties, such as Wailea Elua per public records, are not the targeted apartment-district inventory under the text of Bill 9. Policy can evolve, so re-check the county’s Bill 9 overview during your contract period and verify your unit’s exact zoning at the TMK level with the County Planning Department.
Taxes and permits if you rent
If you operate a short-term rental, you must register for and remit Hawaii’s Transient Accommodations Tax and General Excise Tax, plus applicable Maui County surcharges. Do not assume booking platforms handle all compliance. Review current rates and registration steps with the Hawaii Department of Taxation and confirm any county TVR requirements with county resources and FAQs.
What units sell for
Recent sales and price bands
Recent public sales show a wide spectrum driven by view, floor, and interior condition. As a general frame based on 2021–2025 activity: 1-bedroom units have often closed around 2.0 million to 3.8 million, 2-bedrooms about 3.0 million to 4.5 million or more, and 3-bedrooms around 3.8 million to 5 million or more. Use the up-to-date sold-data table for Wailea Elua as your primary comp set, then confirm with MLS and public records for any specific unit.
Representative examples in the public record include a 2-bedroom unit reported sold for 4,465,000 in December 2024 and a 1-bedroom unit reported sold for 2,215,000 in January 2025. Per-square-foot values vary widely, and oceanfront or top-floor locations command the largest premiums.
HOA dues snapshot
Monthly association fees commonly fall in the range of roughly 1,100 to 1,900 dollars for many 1 to 2-bedroom units in recent sold records. Larger or oceanfront residences can run higher. Request the seller’s HOA ledger and the current budget, reserve study, and insurance declarations to understand what the dues cover today.
Short-term rental economics
Nightly rates vary by season, view, and finish. Aggregated public listings suggest sample averages where many 1-bedrooms often price around the 700 to 800 dollars per night range, and many 2-bedrooms often range from roughly 900 to 1,500 dollars or more in high season. Actual performance depends on your unit’s specifics, marketing, and manager.
A simple illustration helps frame the math. If an ocean-view 2-bedroom averages 1,000 dollars per night with 55 percent occupancy, gross revenue would be about 201,000 dollars per year. From gross, subtract management fees, platform and cleaning costs, GET and TAT, HOA dues, utilities, and maintenance to estimate net income. If rental income is a priority, request three to five years of historical P&L and occupancy data from the seller or manager and compare it to written projections from at least two local managers.
Management options
Owners at Wailea Elua can choose on-site or third-party management through regional resort operators. Some managers actively market Wailea Elua and provide turnkey services, owner portals, and performance reporting. Before you commit, ask for the current management agreement, fee schedule, and a sample owner statement that shows how net revenue is calculated.
Renovation and condition checks
Oceanfront properties reward careful inspections and document review. Focus on the following:
- Permits and approvals. Pull county permits for any major remodels and verify final sign-offs. Unpermitted work can affect title, insurance, and resale.
- Kitchens and appliances. Confirm electrical capacity and venting for upgraded appliances and request documentation for major material changes.
- Bathrooms and waterproofing. Ask about shower pan replacements, membranes, and contractor warranties. Salt air accelerates wear on fixtures.
- Lanais, sliders, and windows. Inspect door tracks and waterproofing. Ask the HOA about any lanai programs and confirm that no enclosures were done without permits.
- HVAC, hot water, and electrical. Verify system ages, capacities, and panel upgrades. Central air is present in many upgraded units, but confirm specifics for the unit you are evaluating.
- Exterior and capital projects. Review the HOA reserve study and capital plan for items like roofing, exterior painting, and shoreline planning.
Due diligence checklist
Use this list to move fast and stay thorough:
- Verify the unit’s TMK and zoning with the County Planning Department. Confirm hotel versus apartment zoning for the exact parcel.
- Request the full HOA packet: CC&Rs, bylaws, house rules, current budget, reserve study, recent minutes, insurance declarations, and any special assessment notices. Use the association’s official site as a contact and resource.
- If renting short term, obtain the seller’s past 2 to 3 years of TAT and GET registration and remittance proof, plus full rental P&Ls with nights sold and channel mix.
- Pull all remodel permits and contractor sign-offs. Confirm no open code violations.
- Order local inspections: general, termite, moisture or mold, and mechanicals. For oceanfront units, include corrosion and HVAC evaluations.
- Check flood and coastal hazards on FEMA maps and obtain insurance quotes that reflect coastal deductibles.
- Confirm reserves and any planned community projects that might lead to assessments over your hold period.
- Get written rental projections from two local managers, including rate ranges, occupancy assumptions, fees, and a sample owner statement.
- Consult a Hawaii real estate attorney and a CPA on Bill 9 implications, CC&R limits, and state and county tax treatment.
Is Wailea Elua right for you?
Choose Wailea Elua if you want a low-rise, truly beachfront setting in Wailea with strong amenities and the potential to run a short-term rental within hotel zoning. Pricing reflects view, proximity to the shoreline, and level of renovation, so unit-by-unit analysis is essential. If you prioritize rental performance, build your case with hard data: zoning by TMK, HOA rules, historical P&L, and conservative projections that include all taxes and operating costs. When you put lifestyle and performance together with disciplined due diligence, you can make a confident decision.
Ready to explore available units or build a data-backed plan to purchase and operate a Wailea Elua condo? Connect with Scott Jordan for local guidance and integrated brokerage-to-management support.
FAQs
Where is Wailea Elua Village located and what is the setting?
- Wailea Elua sits at 3600 Wailea Alanui Drive on Ulua Beach in a low-rise, gated, 24-acre oceanfront community with direct access to the Wailea Beach Walk and resort-style amenities.
Can you legally operate a short-term rental at Wailea Elua?
- Public records show hotel zoning (H-1) that has supported short-term rentals; verify your unit’s TMK zoning and HOA rental policy, and re-check county rules during escrow.
What are typical HOA dues at Wailea Elua?
- Recent records show many 1 to 2-bedroom units with monthly fees around 1,100 to 1,900 dollars, with larger or oceanfront residences potentially higher; confirm with the seller’s HOA ledger.
How much can a 2-bedroom at Wailea Elua earn as a vacation rental?
- Market averages vary, but a simple frame is 1,000 dollars per night at 55 percent occupancy for gross of about 201,000 dollars before taxes, fees, dues, and operating costs.
What documents should you review in the Wailea Elua HOA packet?
- Request CC&Rs, bylaws, house rules, current budget, reserve study, minutes, insurance declarations, and any assessment notices, plus management agreements if the unit is in a rental program.
