Hono Koa property taxes are now $518.70 per week, 2 bd, 2 ba Oceanfront

[rickandcindy23]

With property taxes, MF's for 2024 are $3,009.68. We own three weeks and stay every year. Last year's property taxes were $426.20. That is a huge increase. This is not sustainable.

 

[Luanne]

Oh my gosh. Our property taxes for a 3 bedroom at Maui Hill are $268.18.

 

[sun starved Gayle]

Wow, that’s crazy!

 

[T_R_Oglodyte]

Are the fees high because of defaulted/non-performing ownerships spreading the tax bill across the remaining current ownerships?

 

[pedro47]

Are the properties taxes higher because of the location of the resort, the exterior of the buildings materials, the acres of the resort and the resort onsite amenities?

 

[Luanne]

Are the properties taxes higher because of the location of the resort, the exterior of the buildings materials, the acres of the resort and the resort onsite amenities?

None of that changed from one year to the next. I think Cindy is questioning the increase.

 

[lynne]

The tax rates for timeshares in Maui have been steady at $14.60 for a few years. If the resort was assessed at a higher value for 2024, it would account for the increase.

From looking at the property records, the assessed value did increase by quite a bit.

 

[rickandcindy23]

@lynne Thank you for that link.

Unit 401 (PH1) is the nicest unit at Hono Koa, oceanfront, top floor, and this is the tax bill:

 

[rickandcindy23]

I believe this is about bad debt. Bad debt is something Soleil Management denies. They are the board. No one is ever asked to be on the board. Soleil decides everything.

 

[T_R_Oglodyte]

This increase in assessed valuations strikes me as a continuation of Maui's antipathy toward timeshares and desire to stick it to timeshare owners to make timeshares less tenable. The West Maui fire did not make timeshares in that area more valuable. Rather, in an inversion of prior conditions, West Maui is now one of the easiest places in Hawaii to make reservations (based on recent personal experience). To assert that West Maui valuations increased in 2024 over 2023 is not connected to reality.

IMHO - the ultimate goal of current Maui government is to do everything they can to reduce timeshare presence, and force marginal (i.e., "lower end" timeshares) to convert to either hotel-type operations or to whole unit ownership, to theoretically increase housing supply for island residents. West Maui resorts such as Hona Koa and similar properties in Kahana and Napili are probably squarely in their sights, while Maui will be content to live with "higher end" timeshares in Ka'anapali and Kapalua. Their goal being to discourage visitors whom they believe come to Maui and have a frugal vacation, without spending much money outside the resort.

 

[rickandcindy23]

Our maintenance fees for oceanfront Westin Ka'anapali are $3,180. Hono Koa is not comparable in any way to Westin.

We won't be paying 2026 fees. We paid 2025 fees in advance to book our weeks, and they have that money, but we won't be making reservations for 2026. We are walking away.

 

[Ken555]

@lynne Thank you for that link.

Unit 401 (PH1) is the nicest unit at Hono Koa, oceanfront, top floor, and this is the tax bill:

View attachment 98692

The penalty and interest shown on this bill are concerning, and you may want to inquire about that as well.

 

[pedro47]

Property tax assessment are based upon the property assessment and not bad debts. Someone needs to research other similar timeshare properties in the area and compare their tax assessment for the last three years and for the tax year 2025. IMHO.

Also, I would ask the local tax office about how they assess timeshare resorts ? Is the tax assessment for the whole resort or do they break it down by recorded deeds?

 

[rickandcindy23]

Property tax assessment are based upon the property assessment and not bad debts. Someone needs to research other similar timeshare properties in the area and compare their tax assessment for the last three years and for the tax year 2025. IMHO.

Also, I would ask the local tax office about how they assess timeshare resorts ? Is the tax assessment for the whole resort or do they break it down by recorded deeds?

Bad debt is the line item in a timeshare budget that accounts or budgets for people who do not pay their maintenance fees. Legacy resorts are dealing with a lot of that right now. If Hono Koa has a lot of owners not paying their fees, other owners have to pay. Property taxes is one of those expenses, and we are paying more than our 1/52nd of the billed amount.

 

[WaikikiFirst]

Thank you for that link

not sure i know what I am reading, but that "assessment" rose by almost 21% from 2023 to 2024.
Now, $518.70 x 52 = $27 K. $27K is 40% more than the $19.2 K assessment. I think about 30% of the weeks would have to be not paying for the remaining 70% of the weeks to be paying 40% more.
1 - 0.3 = 0.7 & 0.7 x 1.4 = .98, call it 1 for Maui work
But, it will be Sept in 2 days. Is the $518.70 for 2024 (which I guess I assume you would have seen long ago) or is it actually for 2025?

Why could assessment rise by 21%? Call me tinfoil, but my first reaction right from the top was same as T_R_O's
"goal of Maui government is to do everything they can to reduce timeshare (ALL frugal visitor) presence, and force marginal (i.e., "lower end" timeshares) to convert to either hotel-type operations or to whole unit ownership, to theoretically increase housing supply for island residents. West Maui resorts such as Hona Koa (WHICH IS IN A RESIDENTIAL NEIGHBORHOOD) and similar properties in Kahana and Napili are definitely probably squarely in their sights. Maui will be content to live with needs "higher end" timeshares (VISITORS) in Ka'anapali and Kapalua. Their goal being to discourage push ALL FRUGAL visitors to other islands, pref Oahu.

The short version of my reaction when I saw the OP: "cuz ... Maui and its govt! And, good luck having a TS in a residential Maui neighborhood."

From cycling on Maui, I know people who live in that exact neighborhood. I have stayed with people who live in that exact neighborhood for a week to 10 days. The things I heard.

There may be a less manipulated explanation?

 

[WaikikiFirst]

discourage visitors whom they believe come to Maui and have a frugal vacation, without spending much money outside the resort

Has been that way for years and they put in writing in easily available documents. The funny thing is what I call the "Paradise Paradox".
It is always "Welcome to paradise". Well, who actually needs to spend a ton of money in paradise? Did Paul Gauguin, or whomever, paint shopping malls and spas when he painted paradise? I'm sure there are some on Hawaii who understand the "Paradise Paradox", but they spend overtime trying to ignore it.

 

[pedro47]

Ok, I got it, timeshare owners that are current in paying their fees are now paying for owners not paying their maintenance fees and any timeshare weeks not sold by the developer. I got it . Bad Debt.

 

[Tamaradarann]

Ok, I got it, timeshare owners that are current in paying their fees are now paying for owners not paying their maintenance fees and any timeshare weeks not sold by the developer. I got it . Bad Debt.

Yes, see the tread on Vacation Village Forum concerning Maintenance Costs for more related comments and actual data.

 

[rickandcindy23]

The penalty and interest shown on this bill are concerning, and you may want to inquire about that as well.

I noticed it. Soleil is the worst management company.

 

[pedro47]

Many, many, many years ago the government would charge you daily for penalty and interest.
P&I can add up big time in a month. IMHO

 

[Seamaster]

This increase in assessed valuations strikes me as a continuation of Maui's antipathy toward timeshares and desire to stick it to timeshare owners to make timeshares less tenable. The West Maui fire did not make timeshares in that area more valuable. Rather, in an inversion of prior conditions, West Maui is now one of the easiest places in Hawaii to make reservations (based on recent personal experience). To assert that West Maui valuations increased in 2024 over 2023 is not connected to reality.

IMHO - the ultimate goal of current Maui government is to do everything they can to reduce timeshare presence, and force marginal (i.e., "lower end" timeshares) to convert to either hotel-type operations or to whole unit ownership, to theoretically increase housing supply for island residents. West Maui resorts such as Hona Koa and similar properties in Kahana and Napili are probably squarely in their sights, while Maui will be content to live with "higher end" timeshares in Ka'anapali and Kapalua. Their goal being to discourage visitors whom they believe come to Maui and have a frugal vacation, without spending much money outside the resort.

Oof! I hate to agree with you but you may be right. With regard to the Minatoya List, at this time, that is moving forward and I can see the TS resorts you mention being similarly in the government's sights. With the rebuilding of Lahaina (if ever), I suspect West Maui will become even more of a playground for the rich.

 

[rickandcindy23]

Our maintenance fees for oceanfront Westin Ka'anapali are $3,180. Hono Koa is not comparable in any way to Westin.

We won't be paying 2026 fees. We paid 2025 fees in advance to book our weeks, and they have that money, but we won't be making reservations for 2026. We are walking away.

We paid 2026 and are preparing to pay 2027 fees. The fees for 2027 are $3,406 with property taxes included. We have to pay to be able to book.

Current owners are definitely taking the brunt of the bad debt (people not paying their obligatory fees) but how can you blame any older person who cannot afford owning at Hono Koa at this point in their lives. I don't blame any owner for walking away.

We are still waiting to see how the short-term rentals issue play out, and as someone on TUG mentioned in one of my posts (complaining about this uptick in fees), maybe Soleil is trying to get rid of owners to not have to compensate us if a sale of the entire property occurs.

Soleil has a sales' department called Kainoa Properties. There are still invitations to attend the presentations, and we could see the large groups waiting for salespeople at the front desk each day. How can they sell anything? Sands is free via the resale market. It's their best property. Kahana Beach, same thing. Hono Koa, you cannot even give it away. Soleil will take it back for a price.

 

[VegasBella]

Just stayed there for a week via RCI trade. Had a great time but am shocked to see these MF and taxes. Way too high for what it is. The place is in a great location, landscaping is gorgeous, pool is well maintained, units have laundry machines and are spacious but furnishings are old, carpet is old, things are broken, there's no a/c, the office is closed a lot, there's hardly any other amenities (no fitness room, no activities). It was a a relaxed vibe and we loved it but there's absolutely no way I'd consider buying at those prices. Also, interestingly, if there are defaulting owners then management is doing NOTHING to sell the units. They could have given me a flyer about available units or had something posted in the room/ on premises etc but no, nothing at all. They're not even trying.

 

[rickandcindy23]

Just stayed there for a week via RCI trade. Had a great time but am shocked to see these MF and taxes. Way too high for what it is. The place is in a great location, landscaping is gorgeous, pool is well maintained, units have laundry machines and are spacious but furnishings are old, carpet is old, things are broken, there's no a/c, the office is closed a lot, there's hardly any other amenities (no fitness room, no activities). It was a a relaxed vibe and we loved it but there's absolutely no way I'd consider buying at those prices. Also, interestingly, if there are defaulting owners then management is doing NOTHING to sell the units. They could have given me a flyer about available units or had something posted in the room/ on premises etc but no, nothing at all. They're not even trying.

The furniture is new. The tile and carpet are quite old, but the furniture and cabinets are new. The patios were refinished with a quickrete type of product that is dyed brown. It's okay. The railings are new as of about 5 years ago, maybe longer. The railings used to be really awful.

I believe Soleil is hoping to sell the entire complex and doubt that we will get anything in the end.

They cannot possibly sell Hono Koa weeks through Kainoa Properties at Sands of Kahana. No one is going to pay this much money to buy a week and pay maintenance fees each year. It's ludicrous to believe that this units have any value as a timeshare anymore, but as a wholly owned condo, the Koa units should sell easily for over $1 million each. Years ago, we met a couple in the hot tub that were so happy that they paid $6,000 to convert their Hono Koa Hala unit to RCI Points. They said the points were so much better. $2,200 in MF's for 92,500 RCI points is not great.

I tried to tell them to rescind, but as I recently saw someone post on FB, "It's easier to fool people than to convince them they have been fooled." They kept telling me it was only 9,000 points at the most to book Hono Koa through RCI. No, sorry, it isn't going to be 9,000 points because Hono Koa is a points resort. It's going to be full points.

We just cannot walk away from an obligation. Our consciences won't allow us to walk away.

@VegasBella You didn't go on a presentation while here? I would love to know what they are saying in an attempt to sell Hono Koa.

 

[VegasBella]

We could tell the cabinets were new. But the furniture was difficult to know. I didn't feel new at all. The furniture on the lanai definitely wasn't new. It had holes. Each chair seat was worn down enough that it had a hole. Still useable, but very worn down.

No, I did not attend a presentation. They had a Sunday morning info session but it was at Sands and the person working the office was frank with me and told me not to go. So I didn't. I highly doubt they were selling Hono Koa.

I own at Aquamarine Villas in California and to me Hono Koa was like if you took Aquamarine and put it right up on the coast in Maui. There are similar vibes. And we love Aquamarine BTW. But at Aqua, units for sale are listed on a bulletin board, the website, and I think it's in your checkin packet. They do similar at Carlsbad Inn but CBI has a sales office inhouse too. Seems like any resort that has significant units for sale should be doing something to sell them unless they have a longer term plan. So... what exactly is the plan here?