Maui County presents a basis-versus-income tension: a weakening Zillow home-value reading sits alongside firmer measured asking rent. In Zillow’s county observation labeled 2026-06, median home value was $998,862, down 4.68% year over year, while median asking rent was $3,571 per month, up 5.16%. That calls for investigation by buyers relying on present rent coverage and caution from buyers assuming the value decline is settled. These are county aggregates, not proof of a property’s condition, location, leaseability, or attainable rent.
The reported gross yield is 4.29%, based on annual market rent before costs; it is neither net income nor a debt-service result. HUD’s two-bedroom FMR of $2,624 per month is a payment standard, not an estimate of asking rent, and cannot replace the measured market-rent input. The effective property-tax rate is 0.16%, with median annual tax of $1,466. Insurance, maintenance, utilities, vacancy, management and financing costs are not published, preventing a net-yield or cash-flow conclusion.
Price evidence diverges rather than creates one appreciation series. FHFA’s 2025 repeat-transaction HPI rose 4.27%; it neither establishes Zillow’s home-value level nor shares its observation label, and their methods and vintages cannot be averaged. QCEW records 74,341 annual average covered jobs at workplaces in the county; leisure and hospitality is the largest disclosed private supersector, at 33.35% of private covered employment. Out-movers exceeded in-movers, though movers-in had higher average income. Investors made 27.52% of 952 purchase mortgages, showing a material financed buyer cohort but not all-cash activity or resale demand.
Inland flood is the named dominant hazard, while modeled annual building-value loss is 0.38%; this is a modeled ratio, not an insurance quote or property-specific damage estimate. No Realtor.com median MLS listing price, active-listing count, days on market, reduction share, or pending ratio is published here, preventing an assessment of visible supply, seller concessions, or listing-market pace. Obtain flood-zone and insurance terms, operating expenses and vacancy, closed-sale comparables, and unit-level rents; without them, net cash flow and exit pricing remain ununderwritten.