Kapalua Resort, Maui: residential market update

Sold: 320 Cook Pine Drive listed by Courtney M. Brown sold for $3,850,000.

Kapalua Homes for Sale: Active and Pending Listings

Kapalua is comprised of several distinct communities, yet all flow together due to strong architectural and design guidelines: Pineapple Hill & Pineapple Hill Estates, Mahana Estates, Honolua Ridge, Plantation Estates Phases I and II, and Kapalua Place.  There are also three homes on oceanfront points within the Resort that aren't a part of a formal subdivision.

At the time of this post, there are just three active listings and three pending sales:

The active listings include a home on a double lot in Pineapple Hill that was originally built by musician Carlos Santana,

Live front and center on the Beach at Kapalua Bay:

Spotlight on the Coconut Grove on Kapalua Bay

The Coconut Grove on Kapalua Bay is one of Kapalua's hidden gems.  Situated overlooking Kapalua Bay, this gated enclave of just 36 residences is located next door to the Montage Residences Kapalua Bay, and represents an exceptional value on a price-per-square-foot basis.  At the time of this post, the two oceanfront Montage Condos 2203 and 1203 are for sale at $2927 and $3375/sq. ft. 

The Coconut Grove does not allow short-term rentals, and many residents love the peaceful, less transient feel of the community.  The Plan 1 is a 3B/3B floor plan and the Plans 2, 3 and 4 are 3B/3.5B residences.  The oceanfront Plan 4 floor plans all have an

MAUI VACATION RENTAL (TRANSIENT ACCOMMODATIONS) & SHORT TERM RENTAL FAQs

This is an update to a post I wrote in 2017.  Since writing that post, there have been updates to the county code and new legislative proposals affecting short-term rentals.  Maui, like many places around the US that are popular vacation destinations, has grappled with affordable housing and workforce housing.  In 2022, a moratorium was passed on the approval of new transient accommodations, as well as the implementation of a new long-term rental tax category to incentivize owners to tenants for 12 months or longer to create more housing.   

When purchasing a property on Maui, it's important to understand the possible uses of the property with regard to how it can be rented

Maui Property Taxes Fiscal Year 2023 (July 1 2022- June 30, 2023)
Changes: Classifications & Rates

Each year, Maui County does two things: assesses the value of the property AND sets new rates for the upcoming fiscal year, which runs from July 1st-June 30th.  Below is a snapshot of the new Maui County Property Tax Rates for 2022-2023 as well as a summary of how they've changed over the years.

How do you calculate your property taxes given the new tiered system?

Fidelity National Title put together this helpful video when the new tiered system was introduced in 2020.  Note the tier amounts have changed in 2022 from prior years.

Maui County Property Tax Rates 2022-2023 vs Prior Years

Rates are per $1000 of assessed value.  In 2020, the County

Take a journey back in time to a simpler life…one of peace and serenity surrounded by the natural beauty of Upcountry Maui. 

This beautifully restored ranch estate was built in 1918 and is set on 60 timbered acres.  The original owners positioned the home at the edge of the ranch lands, which still surround it. The location provides for a private, serene setting and a vantage point with sweeping views across central Maui to Mauna Kahālāwai and of the waves breaking along the North Shore.

The current owners have spent several years lovingly restoring the home.  Some of these touches may not be readily apparent but took years to accomplish: each pane of glass was preserved, cleaned and replaced within refurbished window frames and hardware to