Buying Oceanfront: What to Know in Maui

Owning oceanfront property in Maui is among the most coveted real estate opportunities in the world. The sound of surf, panoramic Pacific views, and direct beach access create a lifestyle few places can rival. But the lifestyle also comes with unique legal, environmental, and regulatory considerations that every buyer must understand before making one of the most significant investments of their life.

This guide walks you through what you really need to know when considering an oceanfront property in Maui — from shoreline hazards and legal requirements to public access rights and practical ownership realities.

The Nature of the Shoreline: Dynamic, Changing, and Regulated

In Hawaii, the coastline is not static. Natural processes like erosion, accretion, storms, and sea level rise constantly reshape the beachfront, and this has real implications for oceanfront property. Hawaiian shorelines are susceptible to both seasonal and long-term erosion, and studies show that many beach areas — including parts of Maui’s West and South shores — are actively retreating over time.

Because of this ongoing land movement, the State of Hawaii and Maui County have stringent shoreline regulations. Maui’s updated Shoreline Rules factor in future projected erosion and sea level rise when establishing shoreline setbacks — legally defined distances that structures must be placed inland from the ocean to avoid coastal hazards. These setbacks are determined using an Erosion Hazard Line (EHL), which is based on projected sea level rise (currently modeled at 3.2 feet). 

In areas without a mapped EHL, the setback is 200 feet, or if buyers obtain a certified shoreline survey, then the setback is determined by the lot depth. If the lot depth is less than 160 feet, the setback is 40 feet behind the shoreline survey, if it is greater than 160 feet then it is 25% of the average lot depth, to a maximum of 150 feet.

Even if a structure currently sits close to the water, renovations or rebuilding may trigger modern setback requirements, which can require moving structures farther inland or redesigning plans entirely. This is a key difference from many mainland coastal markets where historic boundaries often prevail without adjustment for sea level rise.

Oceanfront Disclosures: Mandatory & Environmental

In 2022, Hawaii enacted a mandatory disclosure requirement for all real estate transactions involving coastal properties. Under this law (Hawaii Revised Statutes §508D-15), sellers must disclose any sea level rise exposure risk to potential buyers, making it clear that oceanfront and near-oceanfront properties face climate-related hazards over the long term.

This requirement goes beyond traditional flood zone and geological disclosures. It is intended to ensure buyers understand that their property may be within areas subject to rising tides, erosion, or shoreline retreat over decades, not just short-term storm events.

Shoreline Setbacks & Special Management Areas

Maui’s shoreline regulations are part of a broader coastal permitting environment. All oceanfront parcels are within the Special Management Area (SMA) — a zone where any new construction, major landscaping, or significant alteration of land requires SMA permits in addition to normal building permits. 

The SMA process exists to ensure that development near the shoreline balances property rights with public access, environmental protection, and long-term coastal health. For example, even projects that seem minor — such as a pool, retaining wall, or landscape change — may require review and public notification if they affect the SMA.

Setbacks are another critical aspect of Maui beachfront ownership. Traditionally, Maui shoreline setbacks began at about 40 feet inland from the highest wash of the waves, often the vegetation line. But the more recent adoption of the Erosion Hazard Line means new setback distances may be much larger in areas identified as at-risk of future sea level rise and coastal erosion. 

Public Shoreline Access: Know the Law

One of the defining elements of Hawaii’s beachfront real estate is that no beach is truly private. All land seaward of the highest wash of the waves — often at or near the vegetation line — is part of the public trust and is legally open to public use for recreation and traditional cultural practices. 

This means that if a path exists (or could reasonably be created) allowing the public to access the shoreline, the public retains the right to use it regardless of private ownership just behind that line. The Ala Kahakai National Historic Trail, which runs along much of the Big Island's coastline, further reinforces public access rights and may intersect with private parcels.

The ongoing situation at the Hale Mahina Beach Resort in Honokowai illustrates how complex shoreline access can become. For decades this oceanfront condominium failed to provide required physical access to the beach despite legal obligations, leading to community backlash and enforcement activity, but still demonstrating the long-term tension between private interests and public shoreline rights. 

Erosion, Natural Hazards, and Long-Term Value

Erosion isn’t just a planning concept — it impacts property area, landscaping, and structural safety. Development that once seemed protected by seawalls or revetments can face challenges decades later as natural shoreline processes accelerate. Traditional hardening measures like seawalls are generally no longer permitted for new construction because they contribute to greater erosion of adjacent shoreline areas. 

Additionally, island hazards such as high surf, storm surge, and tsunamis add further complexity. For example, many Maui beachfront homes are located in zones identified by hazard mapping tools maintained by NOAA and other agencies. These tools help illustrate how different hazards may impact properties differently, depending on location and elevation. 

When buying oceanfront property, understanding how these risks influence long-term value and livability is as essential as analyzing current market pricing. Well-positioned properties with stable shoreline and adherence to EHL setbacks tend to hold value better over time, even as coastal dynamics evolve.

Insurance & Financial Considerations

Oceanfront properties face some of the most stringent insurance underwriting requirements in Hawaii. Standard homeowners insurance rarely includes flood, storm surge, or high-water damage, meaning buyers often must secure separate flood insurance through the federal National Flood Insurance Program or private carriers.

Because oceanfront homes are exposed to wind, rain, salt corrosion, and other coastal impacts, premiums can be significantly higher and coverage more limited than on inland properties. Insurance companies also scrutinize structural elevations, foundation type, and proximity to mapped flood zones before issuing policies.

Securing reliable insurance early in the purchase process is crucial and may even influence financing terms. Lenders often require proof of adequate coverage before final approval, and insufficient insurance can delay or derail a closing.

Maintenance: The Ocean Is Beautiful — and Demanding

The salt air, sun exposure, and ocean spray that make beachfront life vivid and alive also accelerate wear and tear on buildings. Stainless steel hardware, coastal-rated appliances, regular exterior painting, and frequent inspections become part of the rhythm of ownership.

Unlike inland properties, where exterior maintenance can be periodic, oceanfront homes often demand continuous attention: wood rot prevention, high-strength corrosion-resistant materials, and about-the-year structural monitoring. Budgeting for these ongoing expenses is a practical necessity, not an optional add-on.

Practical Due Diligence & Expert Guidance

Given the combination of regulatory complexity, environmental dynamics, and lifestyle expectations of waterfront living, comprehensive due diligence is essential. This includes but is not limited to:

• Consulting the Maui County Shoreline Setback Viewer and reviewing projected Erosion Hazard Lines.  

• Reviewing current and historical shoreline survey data.

• Evaluating FEMA flood maps and NOAA hazard projections.  

• Understanding SMA and shoreline permitting requirements through the Hawaii Coastal Zone Management Program and county planning departments. 

Partnering with advisors — licensed surveyors, shoreline experts, and real estate agents deeply familiar with oceanfront properties — reduces risk and supports more confident decisions.

 Oceanfront Ownership Is a Thoughtful Investment

Owning oceanfront property in Maui is more than acquiring real estate; it’s embracing an extraordinary lifestyle with a deep appreciation for the power and beauty of the Pacific. The experience of waking up to surf at your doorstep is unlike any other, but the responsibility that comes with that privilege is substantial.

From shoreline setback laws and mandatory disclosures about sea level rise to public access rights, natural hazard risks, and the ongoing costs of coastal living, every oceanfront buyer must move with both passion and prudence. When informed by accurate data, local understanding, and thoughtful strategy, oceanfront ownership here can be as secure and rewarding as the views it commands.