Wailea Condo Guide
The Palms at Wailea
A quiet residential-style condominium community surrounded by lush tropical landscaping, ocean views, and some of South Maui's most desirable beaches.
Zoning & Vacation Rentals: This property is currently on the Minatoya List. Due to Maui County legislation, properties on this list may be phased out as legal short-term vacation rentals if they are approved for rezoning. Buyers must independently verify current zoning laws, association rules, and legal status before purchasing.
The Palms at Wailea Condos for Sale
Explore currently available residences at The Palms at Wailea.
The Palms at Wailea at a Glance
A Garden Community Near Keawakapu Beach
The Palms at Wailea is one of Wailea's most desirable condominium communities, and it feels different from the moment you drive through the entrance. Instead of a towering high-rise or a dense resort corridor, you find 23 two-story buildings spread across approximately 16.7 acres of mature tropical landscaping, broad lawns, and walking paths.
The low-density feeling is what sets The Palms apart. With 152 residences distributed across 23 buildings, the community has a neighborhood feel that many larger resort-style condominium developments simply cannot match. Buildings are separated by greenbelts, gardens, and mature palms rather than stacked corridors or shared elevator cores.
Buyers looking for a second home often appreciate this residential character. The community balances vacation rental potential with a quieter, more lived-in atmosphere. Morning walks through the landscaped grounds, sunset views toward the Pacific, and easy access to Wailea's beaches create a lifestyle that feels both resort-adjacent and genuinely residential.
Distinctive Features
- Oversized Private LanaisMany residences open to exceptionally large covered or partially trellised lanais that function as true outdoor living rooms.
- Spacious Floor PlansOne- and two-bedroom residences ranging from approximately 1,022 to 1,299 sq. ft.—larger than many buyers expect.
- Approximately 16.7 AcresMature palms, lawns, and tropical plantings create an established, low-density sense of place.
- Mediterranean ArchitectureWhite stucco walls, red barrel-tile roofs, and arched openings adapted to Maui's climate.
- Walk to Keawakapu BeachOne of Wailea's favorite beaches is nearby through public routes.
A Mediterranean-Inspired Maui Community
Developed around 1990, The Palms at Wailea was part of Wailea's expansion beyond its earliest beachfront condominium communities. The Palms at Wailea Venture created a low-rise site plan utilizing concrete and stucco construction, with buildings positioned around greenbelts rather than dense corridors.
White or light stucco walls, arched openings, open-air entries, red barrel-tile roofs, and broad lanais give the community a relaxed Mediterranean character adapted to Maui's climate. Deep roof overhangs, covered and trellised lanais, and courtyard and garden relationships allow for natural airflow and broad openings between interior and lanai.
Many buyers prefer this style compared with taller condominium towers. The two-story buildings feel more like a neighborhood than a hotel, and the absence of elevators creates a simpler, more grounded living experience.
Architectural Character
The low-rise two-story buildings are positioned around greenbelts rather than dense corridors, making the design feel different from a conventional hotel or stacked apartment project. The buildings do not have elevators, and residences are generally single-level within the two-story walk-up structures.
The Palms at Wailea and Wailea Palms are separate communities with different addresses, associations, amenities, and rental rules. Always confirm which Palms community a listing belongs to.
The Palms at Wailea and Wailea Palms Are Not the Same Complex
The development was originally discussed as two phases but now operates as two separate communities. The similar names and shared development history can cause confusion in online listings, rental advertisements, maps, and older property records.
The Palms at Wailea
- • 3200 Wailea Alanui Drive
- • Approximately 152 residences
- • Approximately 23 buildings
- • Resort-oriented ownership
- • Historical short-term vacation-rental use
- • Open landscaped property
- • One- and two-bedroom inventory
- • Separate pool, spa, association, and management
Wailea Palms
- • 3150 Wailea Alanui Drive
- • Approximately 120 residences
- • Separate gated residential community
- • No short-term vacation rentals under current rules
- • Separate pool, fitness, putting, association, and management
- • Receives its own Real Maui Life complex page
Generous One- and Two-Bedroom Residences
Residences are generally single-level within two-story buildings. Ground-floor homes may have very large patios, while upper-floor homes may offer better views and airflow. Most plans include two bathrooms, and one-bedroom plans may use a second bathroom for guests.
| Configuration | Approx. Interior Area |
|---|---|
| One Bedroom / Two Bathrooms | Approximately 1,022 sq. ft. |
| Two Bedrooms / Two Bathrooms | Approximately 1,194 sq. ft. |
| Two Bedrooms / Two Bathrooms | Approximately 1,242 sq. ft. |
| Two Bedrooms / Two Bathrooms | Approximately 1,299 sq. ft. |
Indoor/Outdoor Maui Living
Layouts are designed around Hawaii's climate. Large sliding doors open to broad lanais that function as outdoor dining rooms, quiet morning spaces, sunset gathering areas, and extensions of the living room. Ground-floor homes often enjoy seamless access to lawns and gardens, while upper-floor residences benefit from greater privacy and airflow.
Kitchens may be original, partially updated, or fully opened, and some layouts include a sunken living area. Although the original plans are consistent, decades of owner improvements have created meaningful differences in kitchens, bathrooms, flooring, air conditioning, windows, doors, lighting, and lanai design.
Inside the Residences
Common characteristics include full kitchens, one- and two-bedroom layouts, two-bath configurations, large living areas, dining space, in-unit washer and dryer, private lanai, air conditioning, ceiling fans, and garden, mountain, or ocean views.
Air-conditioning systems vary widely. Some residences may have central, split, window, or other systems depending on original construction and later approved upgrades. Enclosed, expanded, or reconfigured areas require permit and association review.
Life at The Palms at Wailea
The main pool area serves as the social center of the community. It features a distinctive resort-style pool, spa, open-air pavilion, poolside seating, ocean and sunset views, outdoor showers, a landscaped recreation area, and a viewing area. The broad acreage and generous spacing between buildings preserve the open, garden-oriented character.
Pool & Spa
A large community pool surrounded by tropical landscaping, with a spa, poolside seating, and ocean and sunset views from the pool deck.
Tropical Grounds
Hundreds of palms, large canopy trees, lawns, water features, and tropical planting give the property an established sense of place across approximately 16.7 acres.
Security & Services
Security guard presence, on-site rental front desk, guest-services presence, cable included through association, and air conditioning throughout.
Private-Lanai Grilling Sets The Palms Apart
The Palms is often associated with private grills on residence lanais, which is unusual among condominium communities. Approved grill type, propane or gas restrictions, location requirements, fire-safety rules, owner maintenance, rental-manager policies, and common BBQ facilities should be clarified.
Pet Rules at The Palms
The Palms at Wailea generally does not permit ordinary owner or guest pets under its current community rules. Service and assistance animals are governed separately under applicable law.
What Buyers Should Know About The Palms at Wailea
The Palms has long functioned as a vacation-condominium destination. Owners can choose personal use, short-term rental use, long-term tenancy, hybrid personal and rental use, professional management, or self-management where legally permitted.
The ability to continue short-term renting depends on current county law, condominium rules, tax registration, licensing, and the individual residence's status. These matters should be reviewed before rental income becomes part of a purchase decision.
Vacation-Rental Eligibility
Review current county law, project rules, tax registration, rental history, and any property-specific permits or limitations.
Location Within the Complex
Ocean view versus garden view positioning, ground floor versus upper floor, pool proximity, road exposure, and landscaping height all shape the experience.
Renovation Quality
Renovated units command premiums. Inspect kitchens, bathrooms, flooring, air conditioning, windows, doors, lighting, and lanai design.
Insurance & Reserves
Cover master insurance, hurricane and wind coverage, water losses, deductibles, reserve funding, loss assessment, and individual HO-6 coverage.
HOA Fees & WCA Assessments
Review the current maintenance fee, WCA assessment, operating budget, reserve study, insurance summary, and planned projects.
Rental History
If purchasing as an investment, review future bookings, management agreements, commission structures, and rental-related fees.
Understanding the Two Layers of Wailea Ownership
The Palms at Wailea Association
Supports building exteriors, roofing, roads, landscaping, pool, spa, security, common utilities, cable, reserve contributions, water features, and common lighting and waste service.
Wailea Community Association
Supports master landscaping, community appearance, roadway standards, design review, signage, and broader Wailea planning and services.
Why Buyers Choose The Palms at Wailea
Walkable to Keawakapu Beach
One of Wailea's favorite beaches with excellent swimming and snorkeling conditions and a less crowded feel.
Minutes to Wailea Gateway
Easy access to Wailea Gateway Center, The Shops at Wailea, restaurants, and everyday services.
South Maui Sunshine
Year-round outdoor lifestyle in South Maui's dry climate with easy access to Wailea Golf Club.
Quiet Residential Atmosphere
Low-density community feel with strong vacation rental appeal and mature tropical landscaping.
Nearby Beaches
Keawakapu Beach: The closest major beach and the most important beach relationship for The Palms. It offers a long sandy shoreline, swimming and snorkeling conditions, public access, parking, morning walks, sunset, and seasonal ocean conditions.
Mokapu Beach: Set near northern Wailea resorts with connection to the coastal path.
Ulua Beach: Offers snorkeling, diving, public facilities, parking, and beach-path access.
Wailea Beach: Resort setting, public access, and relationship to shopping and dining.
The Palms at Wailea is not oceanfront and does not provide a private beach. Nearby shorelines remain public-access beaches.
Golf, Tennis & Dining
Wailea offers the Blue, Gold, and Emerald courses with public tee-time access, golf instruction, practice facilities, and club rentals. Golf access is arranged directly with Wailea Golf Club.
Wailea Tennis Club is a nearby independently operated facility offering court reservations, clinics, private instruction, adult and junior programming, and pickleball.
The Shops at Wailea, Wailea Village, and South Kihei offer dining, coffee, galleries, groceries, pharmacies, and professional services all within a short drive.
The Palms at Wailea: Things Buyers Love & Things To Consider
Potential Advantages
- Prime Wailea location near Keawakapu Beach
- Walkable beach access
- Tropical landscaping across approximately 16.7 acres
- Vacation rental potential
- Low-density community feel with 23 two-story buildings
- Spacious one- and two-bedroom residences with oversized lanais
- Mediterranean-inspired architecture
- Strong resale appeal
Potential Tradeoffs
- No oceanfront location
- Some units have better views than others
- Older construction compared with newer luxury developments
- No elevators in two-story buildings
- HOA fees should be reviewed carefully
- Vacation-rental activity, check-in, and guest turnover
- Short-term-rental laws are evolving
- Ordinary pets may not be allowed
Sales and Market Activity
Recent sales data for The Palms at Wailea.
Values at The Palms vary substantially based on view, floor level, lanai, privacy, renovation quality, air conditioning, furnishings, rental history, parking, and location within the property.
How The Palms at Wailea Compares
Key comparison factors include location, density, floor plans, and vacation-rental eligibility.
Wailea Palms
Residential • No Vacation Rentals
Wailea Ekahi
Beachfront • Vacation Rentable
Grand Champions
Golf • Vacation Rentable
Wailea Ekolu
Golf Course • Vacation Rentable
Frequently Asked Questions
Selling at The Palms at Wailea
Positioning and value depend heavily on floor level, ocean or garden view, lanai size and privacy, renovation quality, and rental history. Accurate distinction from Wailea Palms and highlighting future bookings are also crucial.
REQUEST A PROPERTY REVIEW
Thinking About Buying
Thinking About Buying at The Palms at Wailea?
The Palms at Wailea is one of South Maui's most sought-after condominium communities. Whether you are looking for a vacation home, investment property, or full-time residence, understanding the differences between buildings, views, renovations, and rental potential can make a major difference.
Real Maui Life can help buyers compare available units, understand the distinction from Wailea Palms, review recent sales, evaluate rental considerations, and identify the residence that best fits their goals.
Property information is compiled from updated Real Maui Life research, condominium and association materials, Maui County records, MLS data, Wailea Community Association information, rental-management sources, local real estate resources, and other sources believed reliable. Information can change and is not guaranteed. Buyers and sellers must independently confirm zoning, short-term-rental eligibility, proposed or enacted land-use changes, association rules, pet policies, unit and building counts, floor plans, square footage, lanais, parking, management programs, rental agreements, amenities, maintenance fees, WCA assessments, utilities, insurance, financing, permits, taxation, and association responsibilities. Real Maui Life does not provide legal, tax, accounting, insurance, land-use, construction, or association-compliance advice.