Wailea Residential Condo Guide
Wailea Palms
A gated residential community of 120 spacious residences, known for expansive lanais, mature tropical grounds, panoramic ocean views, and one of Wailea’s most inviting resident amenity centers.
Wailea Palms Condos for Sale
Wailea Palms at a Glance
Wailea Palms is a private residential condominium community occupying approximately 14.5 acres near the northern entrance to Wailea. The gated property includes 120 residences arranged among mature palms, flowering gardens, lawns, water features, and gently sloping greenbelts.
Its architecture reflects the Mediterranean-inspired design seen in several early Wailea communities, with light stucco walls, tiled roofs, open-air entries, broad lanais, and low-rise two-story buildings.
The community is designed around long-term living rather than visitor turnover. Short-term vacation rentals are not permitted, and leases generally require a minimum term of six months. That distinction gives Wailea Palms a noticeably calmer rhythm than nearby vacation-rental properties.
Residences range from generous one-bedroom plans to large two-bedroom homes with two or three bathrooms. Interior areas commonly begin around 1,022 square feet and extend to approximately 1,699 square feet, with private lanais adding meaningful outdoor living space.
The pool and pavilion sit in an elevated position overlooking the Pacific, West Maui Mountains, neighboring islands, sunsets, and seasonal whale activity. Together with the spa, fitness room, putting green, barbecue areas, and landscaped grounds, the amenity center creates a resort-quality experience reserved for a residential community.
The Appeal
What Makes Wailea Palms Distinctive
Gated Residential Privacy
Controlled access and the absence of nightly rentals help preserve a quieter, more predictable residential atmosphere.
Panoramic Pool Pavilion
The elevated pool, spa, and entertainment pavilion offer broad ocean, sunset, and outer-island views.
Oversized Lanais
Private outdoor spaces function as extensions of the living areas, with room for dining, entertaining, and relaxing.
Mature Landscaped Grounds
Palms, gardens, lawns, ponds, waterfalls, and water features create a lush environment with considerable spacing between buildings.
Spacious Floor Plans
One- and two-bedroom residences are larger than many buyers expect, including several two-bedroom plans approaching estate-condominium scale.
Wailea Palms and The Palms at Wailea Are Separate Communities
Wailea Palms
- • Formerly Phase II
- • 3150 Wailea Alanui Drive
- • Approximately 120 residences
- • Gated residential community
- • No short-term vacation rentals
- • Six-month minimum lease
- • Pool, spa, pavilion, fitness room, putting green, and landscaped grounds
- • Separate association and management
The Palms at Wailea
- • Formerly Phase I
- • 3200 Wailea Alanui Drive
- • Approximately 152 residences
- • Vacation-rental-oriented history
- • Different pool and amenities
- • Different association
- • Separate listings and sales
- • Separate Real Maui Life page
Similar names, very different ownership experiences
The two communities share a historical connection and neighboring location, but their rental rules, access, amenities, associations, and day-to-day atmosphere are distinct. The street address and association name provide the clearest distinction.
From Phase II to a Distinct Residential Community
The community originated as the second phase associated with The Palms at Wailea development. It later became independently known as Wailea Palms, developing its own residential identity, association structure, gated access, and amenity program.
The early-1990s design emphasized low-rise buildings, mature landscaping, large lanais, and views. Today, the community functions as one of Wailea’s established non-vacation-rental residential condominium properties.
Mediterranean-Inspired Design With Residential Scale
The architecture features light-colored stucco, tile roofs, arched architectural details, and two-story buildings. Concrete construction, broad overhangs, open-air entries, and expansive lanais are hallmarks of the design.
Large windows and sliding doors connect the interior to courtyard and garden relationships. Some original layouts feature sunken living rooms, while certain upper-floor plans showcase high or vaulted ceilings. Buildings are positioned around landscaped greenbelts, ensuring the community feels more like a collection of townhome-scale residences than a dense apartment complex. The buildings do not generally have elevators.
A Gently Sloping Site Designed Around Privacy and Views
Residence position greatly affects the daily experience at Wailea Palms. The property’s gentle slope creates meaningful differences between upper and lower portions of the complex.
Depending on location, homes may offer ocean views, West Maui Mountain views, Molokini or Kahoʻolawe visibility, or garden and putting-green outlooks. Pool proximity, gate proximity, ground-floor privacy, upper-floor airflow, stairs, parking convenience, afternoon sun, and trade-wind exposure all vary by unit. Landscaping height, building separation, water-feature sound, road exposure, and quiet interior locations further distinguish each residence.
Two homes with the same floor plan can live very differently
Floor level, lanai orientation, parking, landscaping, privacy, sun, airflow, and view corridors all shape the ownership experience.
Five Spacious Residential Configurations
Residences are generally single level within two-story buildings. One-bedroom homes include two bathrooms in the principal plans, while two-bedroom inventory includes both two- and three-bath configurations.
| Configuration | Approx. Interior Area |
|---|---|
| One Bedroom / Two Bathrooms | 1,022–1,032 sq. ft. |
| Two Bedrooms / Two Bathrooms | 1,194–1,299 sq. ft. |
| Two Bedrooms / Three Bathrooms | 1,559–1,699 sq. ft. |
Residence-specific measurements and modifications should be confirmed through current property records and disclosures.
Larger plans may include multiple lanais, utility rooms, added storage, or more separation between bedroom suites. Ground-floor homes may open toward landscaped lawns and greenbelts, while upper-floor homes may offer stronger views, higher ceilings, and more airflow. Certain original layouts include a sunken living area.
Owner renovations have created considerable differences in kitchens, bathrooms, flooring, windows, doors, air conditioning, lighting, furnishings, and storage.
Outdoor Living Is Central to the Design
The expansive lanais function as true outdoor living rooms, ideal for outdoor dining, quiet morning coffee, sunset viewing, and entertaining. They offer garden privacy or ocean breezes, with covered and partially covered areas. Ground-floor lanais provide a seamless landscape connection, while upper-floor outlooks capture sweeping views. Certain plans even feature pass-through kitchen windows or wraparound lanais.
The lanai experience varies based on orientation, shade, wind, afternoon sun, rain exposure, landscaping, floor level, and neighboring buildings. Flooring, shades, screens, enclosures, grills, landscaping, and other exterior changes are governed by community standards.
Inside Wailea Palms Residences
Residences feature large living areas, full kitchens, dining space, in-unit laundry, generous primary suites, guest suites, and storage. Large windows and sliding doors maximize natural light and airflow.
Original and remodeled residences can feel dramatically different. Some homes retain sunken living areas, original cabinetry, older bathrooms, or earlier air-conditioning systems. Others may feature open kitchens, new windows and doors, split-system air conditioning, contemporary flooring, walk-in showers, custom cabinetry, built-in storage, or smart-home systems.
One of Wailea’s Most Memorable Residential Amenity Settings
The elevated amenity center provides a resort-like setting without converting the community into a resort or vacation-rental operation.
Pool & Pavilion
- Large pool & spa
- Panoramic ocean views
- Sunset & outer-island views
- Poolside seating
- Covered entertainment pavilion
- Barbecue facilities
Fitness & Recreation
- Dedicated resident fitness room
- Cardio & strength equipment
- Air-conditioned exercise space
- Casual practice putting green
- Landscaped setting
Gardens & Arrival
- Mature palm trees
- Tropical flowers & broad lawns
- Ponds & water features
- Landscaped entrance
- Greenbelts & privacy planting
Access & Parking
- Gated entrance
- Assigned residential parking
- Guest parking
- Resident manager
- Callbox or gate system
Designed for Living, Not Nightly Turnover
Short-term vacation rentals are not permitted at Wailea Palms. The current minimum lease is six months, and the property is ideally suited to primary residents, second-home owners, seasonal residents, retirees, and long-term tenants.
The absence of frequent guest turnover creates a calmer atmosphere, allowing neighbors to build lasting connections. Long-term rental ownership remains possible under community rules, which govern lease registration, tenant approval, occupancy, subletting, pet restrictions, and owner responsibility for tenant conduct. Current governing documents control all rental and occupancy rules.
Pet Policies at Wailea Palms
Wailea Palms generally does not permit ordinary household pets under its current community rules. Service and assistance animals are addressed separately under applicable law.
Assigned Residential Parking
One assigned stall per residence is common, although property-specific parking rights should be confirmed. The community also provides guest parking and accessible stalls. Parking convenience varies by building and unit, and rules govern commercial vehicles, EV charging, and storage.
Golf Access Near Wailea Palms
The Wailea Blue, Gold, and Emerald courses offer public tee times, practice facilities, lessons, club rentals, and seasonal programs. Some recent property records identify Wailea Palms as participating in a Wailea property-owner golf program. Because eligibility, enrollment, rates, and guest privileges can change, owners should confirm the current program directly with Wailea Golf Club.
- Wailea Golf Owner Program: Confirm Current Eligibility
- Public Tee Times: Available
- Membership Included Automatically: No
- Golf Courses On Site: No
Wailea Tennis and Pickleball Nearby
The independently operated Wailea Tennis Club is located at 131 Wailea Ike Place. Offerings typically include court reservations, private lessons, clinics, round robins, junior programs, racquet services, pickleball programming, visitor packages, and memberships.
Wailea Palms ownership does not automatically include Wailea Tennis Club membership unless a current written program specifically provides it.
Understanding Residential Ownership Costs
Wailea Palms ownership involves two potential layers of community expense.
Wailea Palms Association
May cover:
- • Pool, spa, and pavilion
- • Fitness room & putting green
- • Gate & private roads
- • Landscaping & water features
- • Common lighting & utilities
- • Building exteriors
- • Common insurance
- • Management & security
- • Waste service & reserves
Wailea Community Association
May support:
- • Master landscaping
- • Community appearance
- • Roadway standards
- • Signage
- • Design review
- • Broader Wailea planning
- • Wailea services
What the Community Maintains—and What Belongs to the Owner
Condominium ownership divides responsibility between private residence components and common elements. Responsibilities often span the roof, exterior walls and stucco, tile roofing, windows, sliding doors, entry doors, lanai railings, lanai surfaces, trellises, plumbing, air-conditioning equipment, water heaters, appliances, interior finishes, landscaping adjoining ground-floor units, drainage, pest treatment, insurance deductibles, water damage, and renovation approvals.
The current declaration, house rules, budget, insurance summary, and resale documents provide the controlling allocation of responsibility.
What Buyers Should Understand Before Purchasing
Residential Use & Lease Rules
Explain the six-month minimum lease, tenant registration, occupancy, and absence of short-term rentals.
Insurance & Reserves
Cover master coverage, hurricane and wind, water claims, deductibles, reserve funding, loss assessment, and HO-6 coverage.
Windows, Doors & Exterior
Discuss seals, water intrusion, corrosion, sliding-door operation, stucco, tile roofs, flashing, and maintenance responsibility.
Air Conditioning & Interiors
Cover system type, age, electrical capacity, condensate, ventilation, plumbing, water heater, and appliances.
Lanai & Renovation History
Address flooring, enclosures, shades, doors, layout changes, permits, and association approval.
Location Within the Property
Discuss floor level, views, privacy, stairs, parking, pool proximity, water features, landscaping, sun, and wind.
Is Wailea Palms the Right Fit?
Potential Advantages
- • Gated residential atmosphere
- • No nightly vacation-rental turnover
- • Approximately 120 residences
- • Spacious one- and two-bedroom plans
- • Large private lanais
- • Two- and three-bath options
- • Approximately 14.5 landscaped acres
- • Mature tropical gardens, ponds, and water features
- • Ocean-view opportunities
- • Panoramic pool and pavilion, spa, fitness room, and putting green
- • Long-term rentals allowed
- • Convenient north Wailea location
Potential Tradeoffs
- • No short-term vacation rentals
- • Six-month minimum lease
- • Ordinary pets may not be allowed
- • Not oceanfront and no private beach
- • No elevators; stairs to upper-floor homes
- • Views vary
- • Some original plans include sunken living areas
- • Older interiors may require renovation
- • Air-conditioning systems vary
- • Afternoon sun in west-facing residences
- • One assigned parking stall is common
- • Association and WCA assessments
Residential Wailea With Everyday Convenience
Wailea Palms sits near the northern entrance to Wailea, making it exceptionally convenient to Keawakapu Beach, the Wailea Beach Path, South Kihei dining and services, Wailea Village, The Shops at Wailea, Wailea Tennis Club, and the Wailea golf courses.
Some destinations may be walkable for active residents, but hills, heat, road crossings, building position, and carrying beach equipment influence practicality. A vehicle remains highly useful for daily errands.
Nearby Beaches
Keawakapu Beach: The closest major sandy shoreline, ideal for morning walks, swimming, snorkeling, sunsets, and accessing the Wailea Beach Path.
Mokapu Beach: Set near northern Wailea resorts with a direct coastal-path connection.
Ulua Beach: Known for snorkeling, diving, public parking, and facilities.
Wailea Beach: The broader resort setting with public access and nearby dining.
Wailea Palms is not oceanfront and does not provide a private association beach. Nearby beaches are accessed through public routes.
Dining, Shopping, and Services
North Wailea and Keawakapu
Current public restaurants, cafés, resorts, spas, and beach services near the complex.
Wailea Village
Current dining, coffee, fitness, wellness, galleries, and professional services.
The Shops at Wailea
Current restaurants, cafés, retail, galleries, events, and services.
South Kihei
Groceries, pharmacies, banks, medical offices, hardware, casual restaurants, food trucks, and everyday services.
What Online Listings Often Leave Out
- • Wailea Palms is not The Palms at Wailea. It is a residential community rather than a vacation-rental property.
- • The six-month lease minimum shapes the atmosphere.
- • Floor-plan size alone does not determine value. Ground-floor and upper-floor homes offer different advantages.
- • One-bedroom homes commonly include two bathrooms, and larger two-bedroom plans can approach 1,700 square feet.
- • Some original plans include sunken living areas.
- • Renovation quality and air-conditioning systems vary considerably.
- • Large lanais are central to the ownership experience.
- • Pool and pavilion views are among the property’s strongest amenities, but water-feature and pool proximity can affect sound and activity.
- • Landscaping creates privacy but may influence views.
- • Ordinary pet restrictions may affect buyers.
- • Golf privileges should not be assumed.
- • The community’s location between Wailea and Kihei is a major practical advantage.
Wailea Palms Sales and Market Activity
Values at Wailea Palms are shaped by floor plan, view, floor level, lanai, privacy, parking, renovation quality, air conditioning, furnishings, and location within the community. Price per square foot alone does not capture those differences.
How Wailea Palms Compares
Explore other relevant Wailea condominium communities.
Frequently Asked Questions
Selling at Wailea Palms
Positioning and value depend on floor plan, bedroom and bathroom count, interior square footage, floor level, ocean or garden view, lanai size, privacy, parking location, renovation quality, kitchen and bathrooms, air conditioning, windows and sliding doors, furnishings, pool and pavilion proximity, putting-green or landscape outlook, association assessments, current lease status, professional photography, and an accurate distinction from The Palms at Wailea.
REQUEST A PROPERTY REVIEW
Considering a Residence at Wailea Palms?
Wailea Palms offers a distinctive balance of privacy, space, and resort-quality amenities within a true residential setting. Its expansive lanais, mature gardens, ocean-view pool pavilion, fitness room, putting green, and gated entrance create a lifestyle that feels refined without the nightly turnover of a vacation-rental property.
Real Maui Life can help buyers compare available residences, review recent sales, understand the community’s residential rules, and determine whether Wailea Palms fits their long-term goals.
Property information is compiled from updated Real Maui Life research, Wailea Palms condominium and association materials, Maui County records, MLS data, Wailea Community Association information, local real estate resources, and other sources believed reliable. Information can change and is not guaranteed. Buyers and sellers must independently confirm zoning, rental restrictions, minimum lease terms, pet policies, residence and building counts, floor plans, square footage, lanais, parking, management, security, amenities, maintenance fees, WCA assessments, utilities, insurance, financing, permits, golf eligibility, and association responsibilities. Real Maui Life does not provide legal, tax, accounting, insurance, land-use, construction, or association-compliance advice.