Kapalua Condo Market Update Q2 | 2023

Posted by Courtney M. Brown on Monday, July 17th, 2023 at 11:59am.

KAPALUA MARKET UPDATE: Activity through Q2 | 2023 

Kapalua Condominiums

Kapalua Condominiums:  Market Update through Q2 | 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 Q2 2023 2022 2021 2020 2019 2018
Number of Sales 15 62 145 40 61 45
Volume $39,474,000 $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 $1,695,000 $1,455,000 $1,220,000 $1,162,500 $1,050,000 $1,031,250
Average SP $2,631,600 $2,351,218 $2,060,805 $1,715,438 $2,033,242 $2,062,935
Average SP/Sq. Ft. $1,645 $1,470 $1,154 $1,000 $1,028 $1,026
Average DOM 201 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 in 2022  

 

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

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Coconut Grove Q2 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

At the time of this post, there is just one listing and no pending sales or sales YTD:

Status Building Name Unit List Price Beds Baths Sq. Ft. DOM $/Sq. Ft.
ACT Coconut Grove F24 $6,750,000 3 3.5 2,783 237 $2,425

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 Q2 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 is just one listing:

Status Building Name Unit List Price Beds Baths Sq. Ft. DOM $/Sq. Ft. MLS #
ACT Kapalua Ironwoods 62 $4,350,000 2 3 2,032 197 $2,141 397779

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

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Kapalua Bay Villas Q2 2023 2022 2021 2020 2019 2018
Sales 4 10 30 7 14 7
Volume $6,494,000 $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 $1,597,500 $1,437,500 $1,237,000 $1,000,000 $1,062,500 $1,031,250
Average SP $1,623,500 $1,776,400 $1,369,650 $1,076,857 $1,073,750 $1,088,750
Average SP/Sq. Ft $1,548 $1,496 $1,104 $876 $872 $872
Average DOM 159 68 232 149 287 258
Average SP/LP 99% 100% 97% 92% 93% 95%

At the time of this post, there is just one listing and there have been four sales YTD

Status Building Name Unit List Price Sold Price Close Date Beds Baths Sq. Ft.  DOM $/Sq. Ft. MLS #
PNDS Kapalua Bay Villas 32B3 $1,750,000     1 1.5 995 20 $1,759 399242
SLD Kapalua Bay Villas 17B3 $1,695,000 $1,695,000 3/15/23 1 2 995 58 $1,704 397877
SLD Kapalua Bay Villas 37G-1 $1,399,000 $1,399,000 4/11/23 1 2 1,119 263 $1,250 396509
SLD Kapalua Bay Villas 35B2 $1,950,000 $1,900,000 4/14/23 1 2 1,087 60 $1,748 398133
SLD Kapalua Bay Villas 17G4 $1,500,000 $1,500,000 6/2/23 1 1 1,006 253 $1,491 396995

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 Q2 2023 2022 2021 2020 2019 2018
Sales 4 21 44 9 9 13
Volume $5,905,000 $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 $1,675,000 $1,949,000 $1,400,000 $1,200,000 $1,010,000 $1,200,000
Median SP $1,490,000.00 $1,215,000.00 $944,000 $745,000 $785,000 849,000
Average SP $1,476,250 $1,332,548 $956,176 $826,833 $802,572 $818,877
Average SP/Sq. Ft $1,428 $1,205 $856 $749 $677 $678
Average DOM 135 81 122 124 165 155
Average SP/LP 99% 100% 99% 94% 97% 98%

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

Status Building Name Unit List Price Sold Price Close Date Beds Baths Sq. Ft. DOM $/Sq. Ft. MLS #
ACT Kapalua Golf Villas 19T4-5 $1,385,000     1 2 972 173 $1,424.90 397970
ACT Kapalua Golf Villas 25-T6&7 $1,895,000     2 2 1,344 129 $1,409.97 398330
PNDS Kapalua Golf Villas 18T3-4 $1,265,000     1 2 972 16 $1,301.44 399279
PNDS Kapalua Golf Villas 27P7-8 $1,895,000     2 2 1,344 89 $1,409.97 398662
PNDNS Kapalua Golf Villas 15P5&6 $1,625,000     2 2 1,344 194 $1,209.08 397798
SLD Kapalua Golf Villas 25 P3-4 $1,700,000 $1,675,000 2/3/23 2 2 1,344 171 $1,246.28 396733
SLD Kapalua Golf Villas 21T1-2 $1,385,000 $1,385,000 2/17/23 1 2 972 112 $1,424.90 397242
SLD Kapalua Golf Villas 17T8 $1,285,000 $1,250,000 4/21/23 1 2 987 186 $1,266.46 397171
SLD Kapalua Golf Villas 23V2 $1,595,000 $1,595,000 6/30/23 1 2 899 72 $1,774.19 398654

 

Kapalua Ridge Villas

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Kapalua Ridge Villas Q2 2023 2022 2021 2020 2019 2018
Sales 2 11 28 8 6 6
Volume $3,975,000 $15,554,000 $31,301,998 $8,776,500 $4,904,000 $6,090,500
Low SP $1,750,000 $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 $1,987,500 $1,375,000 $1,097,000 $1,135,000 $780,000 $920,750
Average SP $1,987,500 $1,414,000 $1,117,929 $1,097,063 $817,333 $1,015,083
Average SP/Sq. Ft $1,124 $1,179 $813 $701 $653 $737
Average DOM 51 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 and two pending sales at The Ridge.  There have been two sales YTD.

Status Building Name Unit List Price Sold Price Close Date Beds Baths Sq. Ft. DOM $/Sq. Ft.
ACT Kapalua Ridge 2122 $1,495,000     1 2 1,150 56 $1,300
ACT Kapalua Ridge 1512 $1,500,000     1 2 1,125 35 $1,333
PNDS Kapalua Ridge 724 $1,389,000     1 2 1,125 67 $1,235
PNDS Kapalua Ridge 1611-13 $1,950,000     2 3 1,778 129 $1,097
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

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

View Montage Residences Kapalua Bay Condos for Sale

Montage Kapalua Bay Q2 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%

 

 At the time of this post, there are three 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 Sq. Ft. DOM $/Sq. Ft. MLS #
ACT Montage Residences Kapalua Bay 4201 $4,750,000     3 3.5 2,065 5 $2,300 399361
ACT Montage Residences Kapalua Bay 1204 $8,195,000     3 3.5 2,789 167 $2,938 398325
ACT Montage Residences Kapalua Bay 1103 $12,500,000     3 3.5 2,904 71 $4,304 398817
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 

View Ritz-Carlton Residences Kapalua Condos for Sale

Ritz-Carlton Residences Q2 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%

At the time of this post, there are four active listings at the Ritz-Carlton, Kapalua.  YTD there has been one sale.

Status Building Name Unit List Price Sold Price Close Date Beds Baths Sq. Ft. DOM $/Sq. Ft. MLS #
ACT The Ritz Carlton Residences 1601 $1,685,000     1 1 872 118 $1,932.34 398419
ACT The Ritz Carlton Residences 1614-1616 $3,650,000     2 2 1,333 107 $2,738.18 398516
ACT The Ritz Carlton Residences 1226-1228 $3,675,000     2 2 1,477 243 $2,488.15 397394
ACT The Ritz Carlton Residences 1626 $8,900,000     2 2.5 2,558 16 $3,479.28 399288
SLD The Ritz Carlton Residences 1712 $1,680,000 $1,550,000 4/5/23 1 1 878 162 $1,765.38 397227

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

49 Properties Found. Page 1 of 5

Hotel Zoned Turnkey Opportunity At The magnific...

NEW Photo of Listing #406691

$4,250,000 Active Fee Simple

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

Residential

1 Bay Dr, Unit 6302, Kapalua, HI

MLS® #406691

Listed By: Keller Williams Realty Maui-Ka
Office Contact: Cell: 808-385-0882

Hotel Zoned Turnkey Opportunity At The magnificent 5-star Montage Residences At Kapalua Bay. Secluded And Tranquil, Stand Alone Building 6, The Molokai Wing, Sits Conveniently Positioned With Its Own Separate Driveway To This Coastal Resort. Unit 6302, with...

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With Views Of Kapalua Bay And Year-round Sunset...

NEW Photo of Listing #406660

$6,995,000 Active Fee Simple

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

Residential

1 Bay Dr, Unit 1103, Kapalua, HI

MLS® #406660

Listed By: Island Sotheby's International Realty(L)
Office Contact: Cell: 808-359-4245

With Views Of Kapalua Bay And Year-round Sunsets, The Montage 1103 Is One Of The Most Sought-after Direct Oceanfront Locations In All Of Kapalua. This First-floor Single-level Residence Spans Over 2900 Sq Ft With 3 Bedrooms Plus A Den And Offers Breathtakin...

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Modern Comfort & Island Living At Kapalua Ridge...

NEW Photo of Listing #406663

$956,000 Active Fee Simple

  • 1 Beds
  • 2 Baths
  • 21.8 Acres
  • 1,125 ft²

Residential

100 Ridge Rd, Unit 612, Kapalua, HI

MLS® #406663

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

Modern Comfort & Island Living At Kapalua Ridge! Experience The Best Of Maui In This Expansive 1,125 Sq. Ft. Kapalua Ridge Villa. Set In A Peaceful, North-facing Location, This Fully Furnished, Ground Floor Condo Features A Spacious Lanai, Fresh Interior Pa...

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

NEW Photo of Listing #406664

$3,950,000 Active Fee Simple

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

Residential

1 Bay Dr, Unit 2202, Kapalua, HI

MLS® #406664

Listed By: West Maui Land Company Inc

Located In A Private And Serene Portion Of The Luxury Resort Known As 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 Locate...

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Welcome To Residence D14 At Coconut Grove On Ka...

NEW Photo of Listing #406667

$5,565,000 Active Fee Simple

  • 3 Beds
  • 3½ Baths
  • 11.13 Acres
  • 2,625 ft²

Residential

14 Coconut Grove Ln, Unit D14, Kapalua, HI

MLS® #406667

Listed By: Hawaii Life (L)
Office Contact: Cell: 808-280-4881

Welcome To Residence D14 At Coconut Grove On Kapalua Bay, A Rare Offering Of Unparalleled Beachfront Luxury In The Heart Of The World-renowned Kapalua Resort On Maui’s Spectacular West Side. This 3-bedroom, 3.5-bathroom Oceanfront Villa Spans 2,625 Square F...

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Experience The Unparalleled Charm Of This One-o...

NEW Photo of Listing #406650

$1,995,000 Active Fee Simple

  • 3 Beds
  • 3 Baths
  • 15.84 Acres
  • 1,750 ft²

Residential

500 Kapalua Dr, Unit 11t5, Kapalua, HI

MLS® #406650

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

Experience The Unparalleled Charm Of This One-of-a-kind 3-bedroom Kapalua Golf Villa. This Rare 1,750 Sf 3-bed, 3-bath Unit With Street-level Entrance Has Undergone A Complete Remodel Featuring Fire Sprinklers For Added Safety. Enjoy Spacious En Suite Bedro...

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Rare, Turnkey 5th Floor Elevation Hotel Residen...

Photo of Listing #406396

$4,670,000 Active Fee Simple

  • 3 Beds
  • 3½ Baths
  • 21 Acres
  • 2,087 ft²

Residential

1 Bay Dr, Unit 4505, Kapalua, HI

MLS® #406396

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

Rare, Turnkey 5th Floor Elevation Hotel Residence At Montage Kapalua Bay- One Of The Highest Locations On The Property, Offering A "premier Oceanview Residence" Category. This Home Is Hotel-zoned For Nightly Rentals In A 5-star Resort Allowing Access To Mon...

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Wait No More! One Of The Finest Single-level,...

Photo of Listing #406259

$2,300,000 Active Fee Simple

  • 2 Beds
  • 3 Baths
  • 21.8 Acres
  • 2,114 ft²

Residential

100 Ridge Rd, Unit 1911-13, Kapalua, HI

MLS® #406259

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

Wait No More! One Of The Finest Single-level, 2-bedroom, 3-bathroom Properties In All Of The Kapalua Ridge Community Is Now Available For Your Enjoyment! Dramatic Ocean, Island & Honolua Ridge Views Await You From This Spacious, 2,114 Living Sq. Ft. Prope...

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Ultra-modern Remodel | Ocean & Moloka‘i Views |...

Photo of Listing #406110

$1,688,000 Active Fee Simple

  • 1 Beds
  • 2 Baths
  • 21.8 Acres
  • 1,229 ft²

Residential

100 Ridge Rd, Unit 2612, Kapalua, HI

MLS® #406110

Listed By: Hawaii Life (L)
Office Contact: Cell: 808-280-4881

Ultra-modern Remodel | Ocean & Moloka‘i Views | Turnkey Luxury At Kapalua Resort. Experience Elevated Island Living In This Stunning 1-bedroom, 2-bathroom Ground Floor Residence At The Prestigious Kapalua Ridge Villas, Located Within The World-renowned Kapa...

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Nestled Within The Renowned Montage Kapalua Bay...

Photo of Listing #406039

$6,975,000 Pending Fee Simple

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

Residential

1 Bay Dr, Unit 1205, Kapalua, HI

MLS® #406039

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

Nestled Within The Renowned Montage Kapalua Bay, This Exquisite, Newly Remodeled Oceanfront Residence Is Poised On A Premium Front Row Location In The Highly Sought-after Building One, Providing Unmatched Direct Beach Access, Phenomenal Ocean Views And Whal...

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Welcome To Residence 2204 At Montage Kapalua Ba...

Photo of Listing #406017

$4,175,000 Active Fee Simple

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

Residential

1 Bay Dr, Unit 2204, Kapalua, HI

MLS® #406017

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

Welcome To Residence 2204 At Montage Kapalua Bay– Your Coastal Retreat. This Exquisite Home Offers An Open Concept Living Area With A Gracious Lanai And Bbq Area, Providing Breathtaking Ocean Views And Whale Watching Right Outside Your Door. It's Exceptiona...

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Front Row | Best Value At Kapalua Golf Villas ...

Photo of Listing #406020

$1,135,000 Active Fee Simple

  • 1 Beds
  • 1½ Baths
  • 15.84 Acres
  • 1,107 ft²

Residential

500 Kapalua Dr, Unit 16t1, Kapalua, HI

MLS® #406020

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

Front Row | Best Value At Kapalua Golf Villas Welcome To 16 T-1 — The Premier End-unit In Kapalua Golf Villas With Unobstructed, Front-row Views Of The 4th Hole Of The Bay Course And The Pacific Beyond. This Rare, Oversized 1-bedroom Floorplan Offers Enhan...

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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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