Kapalua Condo Market Update: Report Through Q3, 2024

Posted by Courtney M. Brown on Sunday, November 12th, 2023 at 1:09pm.

KAPALUA MARKET UPDATE: Activity through Q3 | 2023 

Kapalua Condominiums

Kapalua Condominiums:  Market Update through Q3 | 2023

The Kapalua Resort is home to several different condominium communities, with offerings ranging from one to four-bedroom condominiums.  The Kapalua Bay Villas, Kapalua Ironwoods, The Coconut Grove on Kapalua Bay, the Montage Residences Kapalua Bay and the Ritz-Carlton Kapalua Residences are all oceanfront properties nestled along the Kapalua Resort's spectacular shoreline.  The Kapalua Ridge Villas and Kapalua Golf Villas both are located on the Kapalua Bay Course with ocean and golf course views. 

Kapalua Resort Condo Market*

KAPALUA RESORT CONDOS Q3 2023 2022 2021 2020 2019 2018
Number of Sales 20 62 145 40 61 45
Volume $47,889,000 $145,775,500 $298,816,781 $68,617,500 $124,027,800 $92,832,112
Low Sales Price $1,250,000 $940,000 $600,000 $600,000 $595,000 $575,000
High Sales Price $8,200,000 $8,000,000 $13,295,000 $4,200,000 $7,950,000 $8,950,000
Median $1,697,500 $1,455,000 $1,220,000 $1,162,500 $1,050,000 $1,031,250
Average SP $2,394,450 $2,351,218 $2,060,805 $1,715,438 $2,033,242 $2,062,935
Average SP/Sq. Ft. $1,562 $1,470 $1,154 $1,000 $1,028 $1,026
Average DOM 180 96 177 165 213 209
Average SP/LP 98% 99% 97% 94% 96% 97%
*Does not include Napili Kai (Puna) Condos, Pailolo Place Condos, Montage Fractionals, or the Ironwoods fractional sale  

 

Sales have been slower in the Kapalua Resort in the latter half of the year.  There have been few sales to record since the fire in Lahaina in August of 2023.  The resort is largely a second home market and market activity tends to be greatest in the peak seasons of winter/spring.

 

Key Stats by Community

How does the market through the middle of 2023 stack up for each community when compared with prior years?

Coconut Grove on Kapalua Bay

Coconut Grove Q3 2023 2022 2021 2020 2019 2018
Sales 0 2 6 0 0 0
Volume 0 $10,990,000 29,000,000 0 0 0
Low SP NA $5,300,000 3,700,000 NA NA NA
High SP NA $5,690,000 6,250,000 NA NA NA
Median SP NA $5,495,000 $4,750,000 NA NA NA
Average SP NA $5,495,000 4,833,333 NA NA NA
Average SP/Sq. Ft NA $2,240 1,883 NA NA NA
Average DOM NA 67 154 NA NA NA
Average SP/LP NA 93% 97% NA NA NA

View Coconut Grove Kapalua Condos for sale

At the time of this post, there are no listings and no pending sales at Coconut Grove.  With just 36 condominium residences located on one of Maui's best beaches, it's not surprising that there isn't much activity.  In 2022, there were just two sales at Coconut Grove.  The low sale was significantly higher than in 2021.  The reason for this is that all sales in 2022 were oceanfront, while in 2021 there was a second-row sale.   Note: in 2021 and 2022 combined there were 8 sales, which represents 22% of the inventory to change to new ownership.

Kapalua Ironwoods*

View Kapalua Ironwoods Condos for Sale

Kapalua Ironwoods Q3 2023 2022 2021 2020 2019 2018
Sales 0 4 5 4 1 1
Volume 0 $16,750,000 $17,020,000 $12,050,000 $2,300,000 $3,000,000
Low SP NA $2,300,000 $1,500,000 $1,150,000 $2,300,000 $3,000,000
High SP NA $6,250,000 $4,150,000 $4,200,000 $2,300,000 $3,000,000
Median SP NA $4,100,000 $4,020,000 $3,350,000 $2,300,000 $3,000,000
Average SP NA $4,187,500 $3,404,000 $3,012,500 $2,300,000 $3,000,000
Average SP/Sq. Ft NA $1,729 $1,634 $1,412 $1,065 $1,391
Average DOM NA 149 320 124 671 204
Average SP/LP NA 95% 92% 88% 93% 92%

*Note Ironwoods 102 was purchased by Pacaso and has been sold off in 1/4 interests.  Those fractional interest sales are not accounted for in the above figures, but are reflected in the graph below.  Since 2020 about 30% of the residences at the Ironwoods changed hands.

 At the time of this post, there are no listings.  Similar to Coconut Grove, the Ironwoods is a community of just 40 residences located oceanfront in Kapalua.  There have been no pending sales or sales YTD in 2023.  In 2022, the average sales price was buoyed by a record sale of a renovated oceanfront residence. The number of sales matched those in 2020.

Kapalua Bay Villas

View Kapalua Bay Villas Condos for Sale

Kapalua Bay Villas Q3 2023 2022 2021 2020 2019 2018
Sales 5 10 30 7 14 7
Volume $8,194,000 $17,764,000 $41,089,500 $7,538,000 $15,032,500 $7,621,250
Low SP $1,399,000 $1,300,000 $755,000 $675,000 $800,000 $800,000
High SP $1,900,000 $3,200,000 $2,900,000 $1,900,000 $1,485,000 $1,600,000
Median SP $1,695,000 $1,437,500 $1,237,000 $1,000,000 $1,062,500 $1,031,250
Average SP $1,638,800 $1,776,400 $1,369,650 $1,076,857 $1,073,750 $1,088,750
Average SP/Sq. Ft $1,706 $1,496 $1,104 $876 $872 $872
Average DOM 139 68 232 149 287 258
Average SP/LP 99% 100% 97% 92% 93% 95%

At the time of this post, there are two active listings and two pending sales, with five sales YTD.

Status Building Name Unit List Price Sold Price Close Date Beds Baths Liv-SF DOM Price Per SQFT MLS #
ACT Kapalua Bay Villas II 12G4 $1,625,000     1 1 1,006 3 $1,615 400201
ACT Kapalua Bay Villas I 17G1,2,3 $2,595,000     2 3 1,529 49 $1,697 399855
PNDS Kapalua Bay Villas I 35G-2 $1,795,000     1 1 1,006 23 $1,784 400044
PNDNS Kapalua Bay Villas II 30-G2 $2,000,000     1 1 1,006 14 $1,988 400120
SLD Kapalua Bay Villas II 17B3 $1,695,000 $1,695,000 3/15/23 1 2 995 58 $1,704 397877
SLD Kapalua Bay Villas I 37G-1 $1,399,000 $1,399,000 4/11/23 1 2 1,119 263 $1,250 396509
SLD Kapalua Bay Villas II 35B2 $1,950,000 $1,900,000 4/14/23 1 2 1,087 60 $1,748 398133
SLD Kapalua Bay Villas II 17G4 $1,500,000 $1,500,000 6/2/23 1 1 1,006 253 $1,491 396995
SLD Kapalua Bay Villas II 32B3 $1,750,000 $1,700,000 8/28/23 1 1.5 995 62 $1,709 399242

In 2022, the Bay Villas also saw a record-high sale of an oceanfront villa.  This also served to increase the average sales price.  That said, the number of sales was much closer to 2020 figures. 

Kapalua Golf Villas 

View Kapalua Golf Villas Condos for Sale

Kapalua Golf Villas Q3 2023 2022 2021 2020 2019 2018
Sales 6 21 44 9 9 13
Volume $9,355,000 $27,773,500 $42,071,750 $7,441,500 $14,446,603 $10,645,400
Low SP $1,250,000 $940,000 $600,000 $600,000 $595,000 $575,000
High SP $1,850,000 $1,949,000 $1,400,000 $1,200,000 $1,010,000 $1,200,000
Median SP $1,597,500 $1,215,000 $944,000 $745,000 $785,000 849,000
Average SP $1,559,167 $1,332,548 $956,176 $826,833 $802,572 $818,877
Average SP/Sq. Ft $1,380 $1,205 $856 $749 $677 $678
Average DOM 143 81 122 124 165 155
Average SP/LP 99% 100% 99% 94% 97% 98%

At the time of this post, there are three active listings. There have been six sales YTD.

Status Building Name Unit List Price Sold Price Close Date Beds Baths Liv-SF DOM $/SQFT MLS #
ACT Kapalua Golf Villas 19T4-5 $1,385,000     1 2 972 291 $1,425 397970
ACT Kapalua Golf Villas 17P7,8 $1,875,000     2 2 1,344 34 $1,395 399965
ACT Kapalua Golf Villas 23T6-7 $1,925,000     2 2 1,344 104 $1,432 399475
SLD Kapalua Golf Villas 25 P3-4 $1,700,000 $1,675,000 2/3/23 2 2 1,344 171 $1,246 396733
SLD Kapalua Golf Villas 21T1-2 $1,385,000 $1,385,000 2/17/23 1 2 972 112 $1,425 397242
SLD Kapalua Golf Villas 17T8 $1,285,000 $1,250,000 4/21/23 1 2 987 186 $1,266 397171
SLD Kapalua Golf Villas 23V2 $1,595,000 $1,595,000 6/30/23 1 2 899 72 $1,774 398654
SLD Kapalua Golf Villas 15P5&6 $1,625,000 $1,600,000 8/4/23 2 2 1,344 212 $1,190 397798
SLD Kapalua Golf Villas 27P7-8 $1,895,000 $1,850,000 8/4/23 2 2 1,344 107 $1,376 398662

 

Kapalua Ridge Villas

View Kapalua Ridge Villas Condos for sale

Kapalua Ridge Villas Q3 2023 2022 2021 2020 2019 2018
Sales 4 11 28 8 6 6
Volume $7,240,000 $15,554,000 $31,301,998 $8,776,500 $4,904,000 $6,090,500
Low SP $1,390,000 $1,250,000 $775,000 $650,000 $650,000 $849,000
High SP $2,225,000 $1,900,000 $1,700,000 $1,487,500 $1,100,000 $1,500,000
Median SP $1,812,500 $1,375,000 $1,097,000 $1,135,000 $780,000 $920,750
Average SP $1,810,000 $1,414,000 $1,117,929 $1,097,063 $817,333 $1,015,083
Average SP/Sq. Ft $1,315 $1,179 $813 $701 $653 $737
Average DOM 78 65 165 222 263 215
Average SP/LP 99% 100% 97% 96% 98% 97%

At the time of this post, there are two active listings.  There have been four sales YTD.

Status Building Name Unit List Price Sold Price Close Date Beds Baths Liv-SF DOM $/SQFT
ACT Kapalua Ridge 915 $1,495,000     1 2 1,162 65 $1,287
ACT Kapalua Ridge 1114 $1,600,000     1 2 1,125 11 $1,422
SLD Kapalua Ridge 1223-24 $1,750,000 $1,750,000 2/1/23 2 3 1,756 65 $997
SLD Kapalua Ridge 2911-13 $2,250,000 $2,225,000 3/22/23 2 3 1,778 37 $1,251
SLD Kapalua Ridge 724 $1,389,000 $1,390,000 7/18/23 1 2 1,125 68 $1,236
SLD Kapalua Ridge 1611-13 $1,950,000 $1,875,000 7/31/23 2 3 1,778 143 $1,055

In 2022, similar to other properties, the available inventory at the Ridge Villas was quite limited.  The sale of a two bedroom villa set a record high of $1,900,000.

Montage Residences Kapalua Bay

Montage Kapalua Bay Q3 2023 2022 2021 2020 2019 2018
Sales 4 10 27 9 21 12
Volume $21,550,000 $49,605,000 $128,678,533 $28,939,000 $86,445,000 $58,780,074
Low SP $3,650,000 $3,000,000 $2,695,000 $2,750,000 $2,400,000 $3,495,000
High SP $8,200,000 $8,000,000 $13,295,000 $4,159,000 $7,950,000 $8,950,000
Median SP $4,850,000 $4,600,000 $4,145,000 $2,995,000 $3,595,000 $4,422,500
Average SP $5,387,500 $4,960,500 $4,765,872 $3,215,444 $4,116,429 $4,898,340
Average SP/Sq. Ft $2,074 $2,027 $1,742 $1,407 $1,556 $1,572
Average DOM 513 151 152 170 173 230
Average SP/LP 97% 97% 98% 99% 97% 100%

View Montage Residences Kapalua Bay Condos for Sale

At the time of this post, there are two active listings and no pending sales at the Montage Kapalua Bay.  There have been four sales YTD.

Status Building Name Unit List Price Sold Price Close Date Beds Baths Liv-SF DOM $/SQFT MLS #
ACT Montage Residences Kapalua Bay 4201 $4,395,000     3 3.5 2,065 123 $2,128 399361
ACT Montage Residences Kapalua Bay 5104 $4,495,000     3 3.5 2,789 97 $1,612 399525
SLD Montage Residences Kapalua Bay 2206 $3,800,000 $3,650,000 2/21/23 3 3.5 2,904 974 $1,257 387459
SLD Montage Residences Kapalua Bay 4503 $4,595,000 $4,450,000 5/1/23 3 3.5 2,079 201 $2,140 397124
SLD Montage Residences Kapalua Bay 1203 $8,795,000 $8,200,000 6/13/23 3 3.5 2,904 363 $2,824 396141
SLD Montage Residences Kapalua Bay 3501 $5,250,000 $5,250,000 6/14/23 3 3.5 2,065 40 $2,542 398797

While the record high sale was in 2021, the average sales price did increase at Montage as did the average sales price/sq. ft.  It is noteworthy that the high sale in 2021 was a four bedroom residence.  With only eight ever built, these seldom come up, but when they do sell, they command a high price that does impact the average sales price and price per sq. ft. as they are directly oceanfront residences that often command a higher price.  The number of sales was similar to 2020, but the volume was significantly higher. 

Ritz-Carlton Kapalua Residences 

Ritz-Carlton Residences Q3 2023 2022 2021 2020 2019 2018
Sales 1 4 5 3 1 6
Volume $1,550,000 $7,429,000 $9,655,000 $3,872,500 $900,000 $6,694,888
Low SP $1,550,000 $990,000 $945,000 $735,000 $900,000 $830,000
High SP $1,550,000 $2,800,000 $2,800,000 $2,300,000 $900,000 $1,400,000
Median SP $1,550,000 $1,820,000 $1,800,000 $837,500 $900,000 $1,082,444
Average SP $1,550,000 $1,857,250 $1,931,000 $1,290,833 $900,000 $1,115,815
Average SP/Sq. Ft $1,765 $1,557 $1,446 $1,065 $1,034 $1,093
Average DOM 162 161 448 216 203 207
Average SP/LP 92% 102% 97% 88% 92% 90%

View Ritz-Carlton Residences Kapalua Condos for Sale

At the time of this post, there are four active listings at the Ritz-Carlton, Kapalua. There have been two sales Year to Date.

Status Building Name Unit List Price Sold Price Close Date Beds Baths Liv-SF DOM $/SQFT MLS #
ACT The Ritz Carlton Residences 1601 $1,685,000     1 1 872 236 $1,932 398419
ACT The Ritz Carlton Residences 1126-1128 $3,250,000     2 2 1,398 120 $2,325 399404
ACT The Ritz Carlton Residences 1614/1616 $3,650,000     2 2 1,333 35 $2,738 399953
ACT The Ritz Carlton Residences 1626 $8,900,000     2 2.5 2,558 134 $3,479 399288
SLD The Ritz Carlton Residences 1712 $1,680,000 $1,550,000 4/5/23 1 1 878 162 $1,765 397227
SLD The Ritz Carlton Residences 1226-1228 $3,675,000 $3,100,000 10/30/23 2 2 1,477 348 $2,099 397394

The Ritz-Carlton Kapalua also saw an increase in the average sales price/sq. ft. with an increase in the sales price to list price ratio as well in 2022.

If you are thinking of buying or selling in Kapalua, please contact Courtney M. Brown for more detailed information on the market at each of these Kapalua communities,

Kapalua Condos for Sale

48 Properties Found. Page 1 of 4

Simply Bring Your Toothbrush & Embrace The Fine...

NEW Photo of Listing #407889

$6,398,000 Active Fee Simple

  • 2 Beds
  • 3 Baths
  • 9.19 Acres
  • 1,935 ft²

Residential

22 Ironwood Ln 22, Kapalua, HI

MLS® #407889

Listed By: Coldwell Banker Island Prop-KP
Office Contact: Cell: 808-344-2677

Simply Bring Your Toothbrush & Embrace The Finest In Tropical Luxury Island Living In Kapalua, West Maui. Offering Two Bedrooms, 2 Bathrooms, And A Flex Room/den, This Spacious Beachfront Property At Ironwoods 22 Provides Breathtaking Ocean Views Throughout...

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Spectacular 240-degree Ocean Views From The Min...

NEW Photo of Listing #407900

$1,395,000 Active Fee Simple

  • 1 Beds
  • 2 Baths
  • 21.8 Acres
  • 1,162 ft²

Residential

100 Ridge Rd 2915, Kapalua, HI

MLS® #407900

Listed By: Coldwell Banker Island Prop-KP
Office Contact: Cell: 808-250-1583

Spectacular 240-degree Ocean Views From The Minute You Enter This Unit. Kapalua Ridge Villa 2915 Has A Full View Of The Island Of Molokai, All The Way To The Waves Of Honolua Bay And Lipoa Point, As Well As The Verdant Hills Of Plantation Estates. It Is Ver...

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Welcome To Kapalua Golf Villas, Where This Upda...

NEW Photo of Listing #407846

$1,585,000 Active Fee Simple

  • 2 Beds
  • 2 Baths
  • 15.84 Acres
  • 1,344 ft²

Residential

500 Kapalua Dr 16p5-6, Kapalua, HI

MLS® #407846

Listed By: eXp Realty
Office Contact: Cell: 808-222-0478

Welcome To Kapalua Golf Villas, Where This Updated 2 Bedroom, 2 Bath Condo Combines Comfort, Quality, And Island Living At Its Best. Set Along The Kapalua Bay Course, The Villa Offers Peaceful Golf Course Views And A Flexible Floor Plan That Allows For Sepa...

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This Beautifully Remodeled Villa Is Perched On ...

NEW Photo of Listing #407836

$1,945,000 Active Fee Simple

  • 2 Beds
  • 3 Baths
  • 21.8 Acres
  • 1,756 ft²

Residential

100 Ridge Rd 2323-24, Kapalua, HI

MLS® #407836

Listed By: Island Sotheby's International Realty(L)
Office Contact: Cell: 808-250-0210

This Beautifully Remodeled Villa Is Perched On The Top Floor Of The Kapalua Ridge Villas Overlooking The Kapalua Bay Course. This Exquisite Property Offers Breathtaking Views, Seamlessly Blending Casual Island Elegance With The Natural Beauty Of The Kapalua...

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Experience The Ultimate Lifestyle In This Stunn...

Photo of Listing #407801

$3,750,000 Active Fee Simple

  • 3 Beds
  • 3½ Baths
  • 21 Acres
  • 2,789 ft²

Residential

1 Bay Dr 2204, Kapalua, HI

MLS® #407801

Listed By: Coldwell Banker Island Prop(S)
Office Contact: Cell: 808-283-3436

Experience The Ultimate Lifestyle In This Stunning Ground Floor Residence Ideally Located In Kapalua Bay. This Coastal Retreat Features A Private Garden And Lawn Area—perfect For Pets, Family, And Privacy—offering A Seamless Indoor-outdoor Living Experience...

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Kapalua Golf Villas 11p3-4 Completely Remodeled...

Photo of Listing #407716

$1,650,000 Active Fee Simple

  • 2 Beds
  • 2 Baths
  • 15.84 Acres
  • 430 ft²

Residential

500 Kapalua Dr 11p3-4, Kapalua, HI

MLS® #407716

Listed By: Mark A Marchello Inc

Kapalua Golf Villas 11p3-4 Completely Remodeled Single-level Villa In A Premier Kapalua Location Nestled On The Kapalua Bay Course, Villa 11p3-4 Offers The Ultimate Blend Of Island Elegance, Comfort, And Convenience. This Beautifully Remodeled Single-level,...

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Immerse Yourself In The Natural Beauty Of Kapal...

Photo of Listing #407685

$1,280,000 Active Fee Simple

  • 1 Beds
  • 1 Baths
  • 16.45 Acres
  • 1,006 ft²

Residential

500 Bay Dr 12g4, Kapalua, HI

MLS® #407685

Listed By: Keller Williams Realty Maui-L
Office Contact: Cell: 808-870-7736

Immerse Yourself In The Natural Beauty Of Kapalua Bay Villas 12g4, A Meticulously Remodeled 1-bedroom, 1-bathroom Ocean-view Retreat That Embodies Coastal Sophistication. Reimagined In 2021, This Spacious Single-level Residence Offers Seamless Indoor-outdoo...

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The Very Best Location At The Ironwoods Is Now ...

Photo of Listing #407611

$4,900,000 Active Fee Simple

  • 2 Beds
  • 3 Baths
  • 9.19 Acres
  • 1,750 ft²

Residential

71 Ironwood Ln 71, Kapalua, HI

MLS® #407611

Listed By: Coldwell Banker Island Prop-KP
Office Contact: Cell: 808-870-7060

The Very Best Location At The Ironwoods Is Now Available! Located Directly On The 17th Green Of The World Famous Bay Course At Kapalua! Incredible Ocean, Golf Course, And Molokai Views Await You. There Is Nothing Better! Come Enjoy All The Amenities At T...

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Discover Unparalleled Luxury At The Montage Kap...

Photo of Listing #407520

$3,600,000 Active Fee Simple

  • 2 Beds
  • 2½ Baths
  • 21 Acres
  • 1,774 ft²

Residential

1 Bay Dr 4304, Kapalua, HI

MLS® #407520

Listed By: Island Sotheby's International Realty(L)
Office Contact: Cell: 808-250-0210

Discover Unparalleled Luxury At The Montage Kapalua Bay. This Spacious Two Bedroom Residence Features Ocean Views From The Living Room And Both Bedroom Suites, As Well As A Generous Lanai, Perfect For Watching Maui’s Exceptional Sunsets. Located Oceanfron...

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Kapalua Bay Villa 32g-5 Is A 1bd/2bth End Unit ...

Photo of Listing #407508

$1,395,000 Active Fee Simple

  • 1 Beds
  • 2 Baths
  • 16.45 Acres
  • 993 ft²

Residential

500 Bay Dr 32g-5, Kapalua, HI

MLS® #407508

Listed By: Coldwell Banker Island Prop-KP
Office Contact: Cell: 808-457-0604

Kapalua Bay Villa 32g-5 Is A 1bd/2bth End Unit On The Ground Floor With A Nice Lawn Area Outside The Front Door, For Outdoor Enjoyment. This Villa Is A Townhouse Style Which Affords You Even Better Ocean Views From The Primary Bedroom. 32g-5 Is Very Close T...

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Experience Island Living At Its Finest In This ...

Photo of Listing #407453

$1,395,000 Active Fee Simple

  • 1 Beds
  • 2 Baths
  • 15.84 Acres
  • 899 ft²

Residential

500 Kapalua Dr 23v2, Kapalua, HI

MLS® #407453

Listed By: Island Sotheby's International Realty(L)
Office Contact: Cell: 808-283-4922

Experience Island Living At Its Finest In This Fully Remodeled 1-bedroom, 2-bathroom Villa At The Prestigious Kapalua Golf Villas. Perched Above The Pacific, This Home Captures Sweeping Ocean, Island, And Year-round Sunset Views—a Front-row Seat To Maui’s M...

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Located In A Private And Serene Portion Of The ...

Photo of Listing #407262

$3,950,000 Active Fee Simple

  • 3 Beds
  • 3½ Baths
  • 21 Acres
  • 2,904 ft²

Residential

1 Bay Dr 2202, Kapalua, HI

MLS® #407262

Listed By: Compass
Office Contact: Cell: 808-276-6881

Located In A Private And Serene Portion Of The Montage Residences Kapalua Bay, Unit 2202 Awaits Your Arrival! Conveniently Located On The Ground Floor, This Grand Residence 3-bedroom, Den, 3.5 Bathroom Property Is Centrally Located Between Kapalua Bay And O...

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Note: care is taken with compiling the data and information, but is subject to change and does not include private transactions not in MLS.  Interested parties are advised to do their own due diligence and confirm all figures contained herein.

*Kapalua Resort data contained in the search is pulled from the Maui MLS using a map search which is outlined to include condominiums in the Kapalua Resort.  It does not include condominium data for the condominiums at Napili Kai or Pailolo Place which fall within the MLS District of Kapalua but are not part of the Kapalua Resort.  Stats on other sites may pull different data if not excluding these areas.

This blog was updated on 7/28/23 and the interactive charts from the MLS were changed from rolling year of data to rolling 6 months.

 

Courtney M. Brown, R(S) & Team
Vice President
Island Sotheby's International Realty

 

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