Puamana Post-Fire: Where Things Stand Nearly Three Years Later

The Puamana real estate market continues to evolve post-fire. The demographic purchasing in Puamana remains mainly full-time residents or those who lost their places in the fires. Since the fires, no destroyed units have changed hands—at least publicly. 

Rebuild Update 

Progress remains frustratingly slow in Lahaina. According to UHERO’s 2026 Hawai’i Housing Factbook, standard (non-disaster) permit processing in Maui County currently averages 379 days — and that’s for routine projects. Nearly three years after the fires, many Puamana owners are still waiting to even begin the permitting process, with more hurdles being added along the way. As with most of Lahaina’s oceanfront properties, Puamana finds itself caught in a cycle of reviews, costly studies, talk-story sessions and workshops. Check out my recent Puamana video update here.

Current Listings 

There are currently eight properties for sale in Puamana — notably, three are destroyed units being sold as lots: 

• 24-4 Puamelia – an end unit, 3 bedroom, 4 bath just listed for $1,995,000- blog post here!
• 272-6 Puamana – A remodeled 2-bedroom, 2.5-bath, 1,278 sqft direct oceanfront unit listed for $2,345,000. On the market for 33 days. 272-6 blog post here.
• 25-1 Puakukui – Destroyed unit listed for $898,000. An amazingly smoking opportunity! The shell will be delivered, you build out the interiors, more info here. On the market for 53 days. 
• 21-2 Puapake – Destroyed unit listed for $1,199,000. On the market for 105 days. Details here.
• 5-2 Puakukui – Destroyed unit listed for $1,234,567. On the market for 145 days. 
• 139-1 Pualei – A 2-bedroom, 2-bath, remodeled 940 sqft garden-view unit, just did a price drop to $1,599,000 – on the market for 112 days. 
• 177-4 Pualei – A 2-bedroom, 2.5-bath, 1,098 sqft garden-view unit listed for $1,990,000. On the market for 30 days.
• 272-3 Pualei – A 3-bedroom, 2.5-bath, 1,560 sqft direct oceanfront unit listed for $2,395,000. On the market for 145 days. 

Puamana Sales Since the Fires 

Seven sales have occurred in Puamana since the wildfires of 8/08/2023

• 24-3 Puamelia – A standing one-bedroom, garden-view unit sold for $1,045,000 in July 2025 ($1,627/sqft). 
• 87-2 Pualei – A remodeled garden-view townhome sold in November 2024 for $1,200,000 ($1,093/sqft). 
• 111-2 Pualei – A standing, remodeled 3-bedroom, 3-bath unit with garden and ocean views, located by the Dolphin Pool. Sold for $2,100,000 in March 2025 ($1,367/sqft). 
• 153-6 Pualei – A garden-view unit sold in January 2026 for $1,475,000 ($1,097/sqft). 
• 160-4 Pualei – A remodeled beachfront end-unit sold in December 2025 for $3,200,000 ($2,006/sqft). 
• 226-6 – End-unit oceanfront townhome by the grassy beach area on the south side, featuring 2 bedrooms and 2.5 baths. Sold privately in February 2025 for $3,500,000 ($2,132/sqft). 
• 167-1 Pualei – An un-remodeled garden-view townhome sold privately in November 2024 for $1,100,000 ($1,001/sqft). 

~Note: All sales in Puamana since the fires have been initiated directly by property owners. 

Market Trends 

“How’s the real estate market?” 

Island-wide, the Maui condo market has softened noticeably. Days on Market are up, prices are trending down year-over-year, and much of that is being driven by uncertainty around Bill 9, which aims to re-zone and phase out short-term rentals in apartment-zoned condos — commonly known as the Minatoya list. According to the UHERO 2026 report, Maui condo prices have fallen 11% since 2023, before Bill 9 uncertainty fully set in — and further declines are expected for affected properties. 

This is where Puamana stands apart. In 2013, the Maui County Council passed legislation specifically permitting short-term rentals in planned developments like ours — and Puamana met every criteria. It looks like that legal right remains intact, and we are not impacted by Bill 9 or related amendments. For buyers and investors, that’s a significant distinction in today’s Maui market. 

Regarding our Puamana market specifically: inventory has grown notably, with seven active listings today compared to three last fall — including, for the first time, three destroyed units listed publicly by their owners. Two standing units just hit the market. The sale of 160-4 Pualei for $3,200,000 this past December is a bright spot, demonstrating that well-positioned, remodeled oceanfront units continue to command strong prices. Sold prices in Puamana since the fires have ranged from $1,045,000 to $3,500,000, reflecting the wide variety of unit types, conditions, and views in our community. 

Reconstruction of the destroyed residential units remains the top priority in Puamana. The shoreline units must proceed through the SMA permitting process, and the County has requested that the relocated clubhouse be included in that application. There are no plans to relocate any units onto common property. But a rendering of the clubhouse in its proposed location was proposed at our last board meeting – behind the erosion hazard line that was rather questionably drawn in November of 2023.

The clubhouse sits on common area land, and the County is pushing for “managed retreat” — essentially moving structures back from the shoreline. This is more straightforward on common property, but Puamana’s individual homeowners hold separate TMKs on their lots, making a blanket managed retreat approach far more complicated legally. That said, owners whose units fall within the 40-foot shoreline setback zone are facing real challenges, and the so-called “erosion hazard line” that defines that boundary is widely considered arbitrary. 

On permitting: in an 11th hour development, all burned structures in Puamana are now being routed through the State Historic Preservation District (SHPD) review process. This review is expected to be completed by June 15th, pushing the expected construction start to July 2027.

The County allows rebuilding substantially what existed pre-fire using approved PCA templates. Owners who have added rooms beyond what was previously permitted — not merely what previously existed — may lose their short-term rental status or will need to redesign their unit to comply.  

On a more positive note, PCA has received both state and county authorization to construct a cobble berm along approximately 330 feet of our South end shoreline, using 150 cubic yards of cobble material collected from the Kaua’ula stream. The material has been collected and PCA is now coordinating with Sea Engineering to confirm the plan and resume the project scheduled for June 22- 26th.

The berm restoration along with Progress on permitting, contractor appointment and will be key milestones to watch. But perhaps the greatest catalyst for buyer confidence will be the moment construction visibly begins. When dust curtains go up and timelines are set, buyers who have been waiting on the sidelines will see that Puamana’s rebuild is real and underway and that Lahaina is coming back better than ever. 

Thank you for entrusting me with your Puamana real estate needs — it’s an honor to serve our community during this pivotal time. 

Come see why Hawaiian Royalty made Lahaina home.

Read more from me:

• Anna’s Maui Narratives
• All Puamana active listings here
• My YouTube video channel with lots of Puamana stuff
• What’s happening in Puamana?! January 2026 update
• More Puamana updates here

Mahalo, Anna Severson — Puamana resident real estate broker, homeowner, and full-time Puamana community member for the past 22 years. Call Anna Severson, R(B) or Blake Hill, R(S), to schedule a private showing.