Posted in: Makena, South Maui, Real Estate, New Development, Market Trends
MĀKENA MAUKA: WHAT TO KNOW ABOUT THE PROPOSED 652-HOME DEVELOPMENT IN MĀKENA
Mākena has historically stood as one of Maui's most peaceful, low-density coastal regions. On August 11, 2026, the Maui Planning Commission voted 5-1 to accept the Final Environmental Impact Statement (FEIS) for Mākena Mauka—a proposed $4 billion, 1,044-acre master-planned residential community located on the slopes above Mākena Alanui Road.
Notice of the FEIS acceptance was officially published in the State of Hawaiʻi Environmental Review Program's The Environmental Notice on August 23, 2026. The current proposal represents a significant evolution from earlier plans: developers scaled back the project by 27%, reducing total planned residences from approximately 900 down to 652 units following extensive public testimony and community engagement.
However, an essential distinction must be understood by home buyers, property owners, and community members alike: Acceptance of the Final Environmental Impact Statement is a procedural milestone, not a final development permit or build authorization. Significant state and county approvals remain before construction can begin.
This article provides an authoritative breakdown of what is currently proposed at Mākena Mauka, how the plan has changed, how infrastructure and water will be handled, and what the project could mean for the future of Mākena real estate.
Mākena Mauka at a Glance (Updated August 2026)
- Location: Mauka (inland/hillsides) of Mākena Alanui Road, Mākena, South Maui
- Total Project Footprint: Approx. 1,044 acres (473 acres dedicated to residential development)
- Total Proposed Housing: 652 total residences (543 market-rate homes & 109 on-site workforce units)
- Density Reduction: Reduced by 27% (down from original concept of ~900 homes)
- Estimated Investment & Timeline: ~$4 billion total cost across three 10-year phases (target buildout ~2028 to 2058)
- Vacation Rental Rules: Short-term / transient vacation rentals are proposed to be prohibited
- Golf & Operations: Includes existing 18-hole Mākena North Course, renovated 18-hole Mākena South Course, & ~135,000 sq. ft. of support/operational space
- Public Coastal Benefits: 60 public beach parking stalls across Mākena, public trails, & 50 community mitigation commitments
- Current Regulatory Status: FEIS accepted Aug 2026. State Land Use Commission & Maui County rezoning/SMA permits still required.
The proposed Mākena Mauka project area encompasses over 1,000 acres on the slopes above Mākena Alanui Road in South Maui. Photo: Real Maui Life
1. What Is Mākena Mauka?
Mākena Mauka is a proposed master-planned residential community by developer AREG AC Mākena Propco. The project site spans approximately 1,044 acres located mauka (mountainward) of Mākena Alanui Road, directly above the coastline that includes Mākena Golf & Beach Club and nearby coastal enclaves.
In Hawaiian, the word mauka means "toward the mountain." The project area ascends the slopes of Haleakalā, offering dramatic views across the Auʻau and Kealaikahiki Channels toward Molokini, Kahoʻolawe, and Lānaʻi. While the overall boundary spans over a thousand acres, actual residential lot and home development is planned across 473 acres, with the remaining land reserved for open space, golf course restoration, roadways, utility infrastructure, and conservation buffer zones.
The development calls for a mix of custom single-family homesites, single-family residences, and low-density multifamily dwellings, paired with 109 on-site residential workforce housing units.
2. Where Is Mākena Mauka Located?
The project sits at the southern terminus of Maui's developed South Shore corridor, immediately south of the Wailea Resort boundary and east/mauka of Mākena's famous coastal landmarks.
- North: Bordered by the southern edge of Wailea and adjacent residential parcels
- South: Extending toward the raw volcanic landscapes near Mākena State Park (Big Beach) and Ahihi-Kinau Natural Area Reserve
- West (Makai): Bounded by Mākena Alanui Road and coastal residential/resort holdings
- East (Mauka): Rising into agricultural and undeveloped slopes of Haleakalā
3. From 900 Homes to 652: How Public Input Reshaped the Plan
When initial project concepts were introduced in 2024, the plan proposed approximately 850 to 900 total homes. The scale sparked intense community feedback during public scoping meetings and environmental review consultations.
Longtime South Maui residents, Native Hawaiian lineal descendants, and local community groups expressed deep concerns regarding cultural resource preservation, coastal water quality, traffic congestion on Piʻilani Highway, and the affordability of island housing. In response, a comprehensive Social Impact Assessment led by consulting firm Kai Hoʻoulu gathered community focus groups to identify specific mitigation priorities.
| Key Metric | 2024 Original Proposal | 2026 Accepted FEIS Plan | Net Change |
|---|---|---|---|
| Total Housing Units | ~900 units | 652 units | Reduced by 27% (-248 units) |
| Market-Rate Housing | ~800 units | 543 units | Scaled back substantially |
| Workforce Housing | 60 to 100 units | 109 units (On-site) | Increased & locked into Phase 1 |
| Impermeable Surface / Parking | Standard parking layout | 50% parking reduction | Eliminated 4+ acres of hard surface |
| South Golf Irrigation Acreage | Full turf footprint | Reduced by 15.3 acres | 20.2% reduction in golf turf |
In total, the developers adopted 50 specific community mitigation measures into the Final EIS, including reducing total units by 27%, preserving native Wiliwili tree habitats, cutting non-potable irrigation demand by over 62,000 gallons per day, and eliminating over four acres of non-permeable pavement to prevent stormwater runoff into coastal waters.
The project site includes native Wiliwili trees and dryland flora. Developers have relocated 16 mature trees and propagated 1,200 seedlings in an on-site greenhouse. Photo: Real Maui Life
4. Proposed Housing Mix: Market-Rate & On-Site Workforce Housing
The 652-home master plan is divided into two distinct residential categories:
Market-Rate Residences (543 Units)
Comprising 543 single-family lots, luxury custom homes, and low-density residential structures spread across the hillside. Based on operational data from similar luxury communities managed by Discovery Land Company, project documents estimate that approximately 90% of market-rate homes will function as part-time or secondary residences.
Important Note on Pricing: Official pricing for future market-rate lots and custom homes has not yet been announced. Real Maui Life will update this guide as formal sales offerings and release schedules are established.
On-Site Workforce Housing (109 Units)
To meet County of Maui workforce housing requirements, 109 residential units will be constructed directly on-site. Significantly, lead planner Mark Roy confirmed to the Maui Planning Commission that workforce housing construction will be integrated into the initial 10-year development phase rather than deferred to later stages.
5. Golf, Amenities & Operational Infrastructure
Mākena Mauka's master plan integrates extensive recreational and support facilities across its 1,044 acres:
- Mākena North Golf Course: The existing operational 18-hole championship course will remain an integral feature of the community.
- Mākena South Golf Course: The currently closed 18-hole South Course is scheduled for complete renovation. As part of environmental mitigations, its turf footprint was reduced by 15.3 acres (20.2%), significantly curbing water requirements.
- Operational & Maintenance Support: Approximately 135,000 square feet of support facilities, including golf maintenance buildings, administrative offices, staff facilities, and dining venues.
- Pedestrian & Mobility Network: An extensive internal network of walking trails, hiking paths, bike routes, and golf cart pathways designed to reduce internal vehicular trips.
6. Public Coastal Access & Beach Parking Stalls
Public access to South Maui's shoreline remains a paramount topic for local residents. Mākena Mauka is bound by conditions tied to a 2009 Maui County zoning ordinance requiring the delivery of 60 dedicated public beach parking stalls in Mākena:
- 10 Stalls: Already completed and open at the north end of Maluaka Beach.
- 33 Stalls: To be constructed within developer-owned landholdings in Mākena.
- 17 Stalls: Planned in conjunction with the adjacent H-2 Residential Project.
In addition, public access trails and open space corridors will connect pedestrian pathways toward coastal access points.
Preserving public beach access to Mākena's shoreline remains a central condition of project approvals. Photo: Real Maui Life
7. Water Supply & Wastewater Management
Water availability is often the single most critical constraint for Maui real estate development. Mākena Mauka establishes a dual-source water strategy to avoid placing market-rate demand on County municipal supplies:
Market-Rate Homes: Private Brackish Wells + Desalination
Drinking water for the 543 market-rate homes will be supplied by a private water system drawing from three existing brackish wells on developer land. A portion of this water will undergo reverse-osmosis (RO) desalination. Concentrated brine from the RO process will be safely blended and utilized for golf course irrigation, satisfying Department of Health guidelines.
Workforce Housing: Maui County Department of Water Supply
Potable drinking water for the 109 on-site workforce housing units will be provided via connection to the Maui County Department of Water Supply's Central Maui system.
Irrigation & Recycled Water
Golf courses and common landscape areas will rely on non-potable brackish water and recycled R-1 water, reducing overall average non-potable daily demand to 567,300 gallons per day.
8. Traffic, Highway Infrastructure & Regional Context
Traffic along South Maui's primary arterial—Piʻilani Highway—is a frequent concern for residents commuting between Kīhei, Wailea, and Central Maui. Community testifiers raised questions regarding how Mākena Mauka will address regional traffic impacts.
Traffic engineer Mike Packard of SSFM International highlighted several key mitigation elements:
- Piʻilani Highway Contribution: Mākena Mauka maintains its financial contribution toward the future widening of Piʻilani Highway from two to four lanes.
- On-Site Services & Reduced Trip Generation: On-site workforce housing paired with commercial support facilities means employees and residents can access daily needs without driving into Kīhei.
- Alternative Mobility: The project incorporates internal shuttle systems to beaches, bike transit paths, and potential public bus extension drop-offs.
Regional Cumulative Development Context
Mākena Mauka is one of three major master-planned developments currently moving through planning stages in South Maui:
- Mākena Mauka: 652 units (Mākena)
- Honuaʻula (Wailea 670): 1,150 proposed units south of Maui Meadows
- South Maui Properties (Ledcor): ~1,000 proposed units in Wailea
Together, these projects represent over 2,800 potential new residences in South Maui over the coming decades, reinforcing why regional infrastructure planning remains front and center for County planners.
9. Are Short-Term Vacation Rentals Allowed?
This is a common question from prospective buyers exploring Maui investment properties. The answer for Mākena Mauka is explicit:
Short-Term Vacation Rental Policy: PROHIBITED
Transient vacation rentals (STRs / AIRBNB / VRBO) will NOT be permitted within Mākena Mauka. The community is designated strictly for single-family residential living, long-term workforce housing, and secondary/part-time owner occupancy.
10. What Has Been Approved—and What Approvals Remain?
Understanding where Mākena Mauka stands in the regulatory pipeline prevents confusion. Here is the current entitlement status as of late 2026:
Final Environmental Impact Statement (FEIS) Acceptance
The Maui Planning Commission voted 5-1 on August 11, 2026 to accept the FEIS. Published in The Environmental Notice on August 23, 2026.
State Land Use Commission (LUC) Boundary Amendment
Approval required to adjust State Land Use District classification lines across project acreage.
Maui County Council Rezoning & Community Plan Amendment
Enactment of County zoning ordinances, Change of Zoning (CIZ), and Community Plan updates.
Special Management Area (SMA) Use Permit
Maui Planning Commission review and issuance of SMA permits for coastal zone compliance.
11. Projected Project Timeline (2028 – 2058)
Mākena Mauka is envisioned as a 30-year, three-phase buildout:
- 2026 – 2027: Entitlement review, State Land Use Commission hearings, County rezoning, & SMA permit processing.
- Phase 1 (~2028 – 2038): Initial site infrastructure, private water system & desalination plant construction, Phase 1 market-rate homesites, and 109 on-site workforce housing units.
- Phase 2 (~2038 – 2048): Secondary residential expansion, South Golf Course renovation completion, and trail network extension.
- Phase 3 (~2048 – 2058): Final residential buildout and long-term land conservation integration.
As Mākena Mauka progresses through state and county entitlement stages, Real Maui Life will provide ongoing market updates. Photo: Real Maui Life
12. Frequently Asked Questions (FAQ)
What is Mākena Mauka?
Mākena Mauka is a proposed $4B, 1,044-acre master-planned residential community in South Maui comprising 652 total homes (543 market-rate & 109 workforce units), two 18-hole golf courses, trails, and open space.
Where is Mākena Mauka located?
It is situated on the hillsides mauka (inland) of Mākena Alanui Road, directly above the Mākena coastline and south of the Wailea Resort border.
Has Mākena Mauka been fully approved?
No. The Maui Planning Commission accepted the project's Final EIS in August 2026. State Land Use Commission boundary amendments, Maui County Council rezoning, and SMA permits are still required before building permits can be issued.
Will vacation rentals be allowed in Mākena Mauka?
No. Short-term vacation rentals are proposed to be prohibited. The community is designated strictly for residential living and owner occupancy.
How will the project get drinking water?
Market-rate homes will utilize a private system powered by three existing brackish wells treated via reverse-osmosis desalination. The 109 workforce housing units will connect to the Maui County Department of Water Supply Central Maui system.
When will homes or lots be available for purchase?
Official sales offerings and pricing have not been released. Initial site work is anticipated to begin around 2028 following final permit approvals.
13. Sourcing & Authoritative References
Information in this guide was compiled from official government publications, environmental disclosures, and primary planning documents:
- State of Hawaiʻi Office of Planning and Sustainable Development — The Environmental Notice (August 23, 2026 FEIS Acceptance Notice).
- Mākena Mauka Final Environmental Impact Statement (FEIS) & Permitting Documents — makenapermitting.com.
- Maui Planning Commission Official Meeting Records (August 11, 2026 Hearing).
- Hawaiʻi Journalism Initiative / Maui Now Reporting (Colleen Uechi, August 29, 2026).
- Settlement Agreement re: Mākena Resort (Hoʻoponopono o Mākena, Sierra Club Maui, Maui Tomorrow, 2017).
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Mike Marshall
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