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

View Coconut Grove Kapalua Condos for sale

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

View Kapalua Bay Villas Condos for Sale

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

View Kapalua Ridge Villas Condos for sale

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

24 Properties Found. Page 2 of 2

Enjoy Dramatic Ocean Views From This Two Bedroo...

REDUCED 5% Photo of Listing #401057

$2,295,000 Active Fee Simple

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

Residential

100 Ridge Rd, Unit 1523-24, Kapalua, HI

MLS® #401057

Listed By: Island Sotheby's Int'l Rlty(L)
Office Contact: Cell: 808-250-0210

Enjoy Dramatic Ocean Views From This Two Bedroom Villa At The Ridge In Kapalua. The Sweeping Views Extend Along The Kapalua Coast Out Toward Honolua Bay And Across The Plantation Course. The Entry Level Opens To The Vista, And Here You’ll Find A Great Roo...

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Rare, Highly Desirable One-bedroom Town-home St...

REDUCED 3% Photo of Listing #401043

$1,595,000 Active Fee Simple

  • 1 Beds
  • 2 Baths
  • 21.8 Acres
  • 1,150 ft²

Residential

100 Ridge Rd, Unit 2223, Kapalua, HI

MLS® #401043

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

Rare, Highly Desirable One-bedroom Town-home Style Ridge Unit With 1,150 Square Feet Of Living Space In A Prime Location. Boasting Terrific, Almost 270-degree Ocean Views From Both The First Level And From Primary Suite Located On The Second Level. The Ridg...

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Relax And Enjoy Hours Of Whale Watching In The ...

Photo of Listing #401005

$2,595,000 Pending Fee Simple

  • 2 Beds
  • 3 Baths
  • 21.08 Acres
  • 1,778 ft²

Residential

100 Ridge Rd, Unit 1714, Kapalua, HI

MLS® #401005

Listed By: Coldwell Banker Island Prop-KP
Office Contact: Cell: 808-280-2255

Relax And Enjoy Hours Of Whale Watching In The Breath Taking Beauty Of This North Facing Ocean And Golf Course View 2 Bedroom, 3 Bath Villa. Expansive Views Looking Out To Honolua Bay And Overlooking The 1st Green And Fairway Of The Kapalua Bay Course And U...

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Excellent Location At Kapalua Ridge Villas, In ...

REDUCED 5% Photo of Listing #400757

$1,350,000 Pending Fee Simple

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

Residential

100 Ridge Rd, Unit 1011, Kapalua, HI

MLS® #400757

Listed By: Coldwell Banker Island Prop-KP
Office Contact: Cell: 808-357-4000

Excellent Location At Kapalua Ridge Villas, In Building 10, Allowing For Stunning Ocean Views. This Very Private, Two Story Corner Unit Feels Like Home. You Can Count Breaching Whales While Enjoying Your Breakfast In Bed. Sunbathe On Your Large Lanai Or Ent...

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Escape To This Tranquil Retreat In The Gated Oc...

REDUCED 4% Photo of Listing #400602

$3,795,000 Active Fee Simple

  • 2 Beds
  • 3 Baths
  • 9.19 Acres
  • 2,032 ft²

Residential

62 Ironwood Ln, Unit 62, Kapalua, HI

MLS® #400602

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

Escape To This Tranquil Retreat In The Gated Oceanfront Community Of The Ironwoods In The Kapalua Resort. Renovated And Reimagined In 2022, This Single-level Residence Is Incomparable And Casually Elegant, With Breathtaking Ocean And Golf Course Vistas. It...

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Located Perfectly Along The Kapalua Bay Golf Co...

REDUCED 7% Photo of Listing #400427

$1,300,000 Active Fee Simple

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

Residential

500 Kapalua Dr, Unit 24t3-4, Kapalua, HI

MLS® #400427

Listed By: Coldwell Banker Island Prop-KP
Office Contact: Cell: 808-214-4799

Located Perfectly Along The Kapalua Bay Golf Course, The Kapalua Golf Villas Offer One Of The Best Locations For A Short-term Rentable Condo Anywhere On Maui. This Unit In Building 24 Fully Captures An Incredible Ocean View Framed By The Outer Islands Of La...

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Refreshed, Repriced And Ready For Your Final To...

Photo of Listing #400310

$6,295,000 Active Fee Simple

  • 3 Beds
  • 3½ Baths
  • 11.13 Acres
  • 2,783 ft²

Residential

24 Coconut Grove Ln, Unit 24, Kapalua, HI

MLS® #400310

Listed By: Compass
Office Contact: Cell: 808-214-0302

Refreshed, Repriced And Ready For Your Final Touch! Being Offered For The First Time By The Original Occupants, 24 Coconut Grove Represents A Rare Opportunity On Maui To Own A Pre-eminent Luxury Beachfront Condominium. Coconut Grove Is A Private Community N...

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Nestled On The Kapalua Bay Course, This Beautif...

REDUCED 12% Photo of Listing #400301

$1,645,000 Active Fee Simple

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

Residential

500 Kapalua Dr, Unit 25t6-7, Kapalua, HI

MLS® #400301

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

Nestled On The Kapalua Bay Course, This Beautifully Upgraded Golf Villa Is Perched On The 5th Tee With Sweeping Views Of The Golf Course And The Pacific Ocean. This Villa Offers The Ultimate Blend Of Comfort, Convenience, And Island-style Elegance. The Sp...

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Actual Apartment Numbers Are 1126-1128. Ground...

Photo of Listing #399404

$3,250,000 Active Fee Simple

  • 2 Beds
  • 2 Baths
  • 28.35 Acres
  • 1,398 ft²

Residential

1 Ritz Carlton Dr, Unit 1126-1128, Kapalua, HI

MLS® #399404

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

Actual Apartment Numbers Are 1126-1128. Ground Floor Ocean Front Location For This Beautifully Appointed Ritz Carlton Kapalua 2 Bedroom, 2 Bath Luxury Suite. Conveniently Close To The Award Winning Pools And Water Features Of The Ritz Carlton And Also Ver...

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Wow! The Only Penthouse At The Ritz Carlton Ka...

Photo of Listing #399288

$8,900,000 Active Fee Simple

  • 2 Beds
  • 2½ Baths
  • 28.04 Acres
  • 2,558 ft²

Residential

1 Ritz Carlton Dr, Unit 1626, Kapalua, HI

MLS® #399288

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

Wow! The Only Penthouse At The Ritz Carlton Kapalua Is Now Available! This Very Unique Condominium Apartment Encompasses The Entire Oceanside Top Floor Of The North Tower With Approximately 2,558 Square Feet Of Interior Living Plus A Lanai Of Approximatel...

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Beautiful, Quiet & Spacious Are A Few Of The Wo...

REDUCED 2% Photo of Listing #398419

$1,650,000 Pending Fee Simple

  • 1 Beds
  • 1 Baths
  • 28.35 Acres
  • 872 ft²

Residential

1 Ritz Carlton Dr, Unit 1601, Kapalua, HI

MLS® #398419

Listed By: Coldwell Banker Island Prop-KP
Office Contact: Cell: 808-283-9007

Beautiful, Quiet & Spacious Are A Few Of The Words That Come To Mind For This 'gem Of A Unit' At The Beachfront Ritz-carlton Maui, Kapalua. Gorgeous Ocean & Mountain Views. This Is A Great Place To Unwind And Relax On One Of The Two Spacious Covered Lanais ...

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This Golf Villa Location Has Breathtaking Ocean...

REDUCED 1% Photo of Listing #397970

$1,365,000 Active Fee Simple

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

Residential

500 Kapalua Dr, Unit 19t4-5, Kapalua, HI

MLS® #397970

Listed By: Sullivan Properties Inc

This Golf Villa Location Has Breathtaking Ocean Views Out To The Island Of Lanai, Along With Partial Views Of The Kapalua Bay Golf Course. Designed With Central Air-conditioning, Covered Carports And Ample Visitor Parking, The Kapalua Golf Villas Make This ...

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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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