Kapalua Resort Market Update: 2023 In Review

Posted by Courtney M. Brown on Thursday, January 4th, 2024 at 3:33pm.

KAPALUA MARKET UPDATE: 2023 Year in Review

Kapalua Condominiums

Photo of the Montage Kapalua Bay: Montage Residences 3704 is currently listed for sale
Image by HiFocused

Kapalua Condominiums:  2023 in Review

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 2023 2022 2021 2020 2019
Number of Sales 22 62 145 40 61
Volume $52,789,000 $145,775,500 $298,816,781 $68,617,500 $124,027,800
Low Sales Price $1,250,000 $940,000 $600,000 $600,000 $595,000
High Sales Price $8,200,000 $8,000,000 $13,295,000 $4,200,000 $7,950,000
Median $1,725,000 $1,455,000 $1,220,000 $1,162,500 $1,050,000
Average SP $2,399,500 $2,351,218 $2,060,805 $1,715,438 $2,033,242
Average SP/Sq. Ft. $1,597 $1,470 $1,154 $1,000 $1,028
Average DOM 182 96 177 165 213
Average SP/LP 97% 99% 97% 94% 96%
*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, which is to be expected in the wake of the devastating wildfires in Lahaina town in August.  There have been three sales to record since August: two sales at the Kapalua Bay Villas (both one-bedroom residences) and one to record at the Ritz-Carlton Residences, Kapalua.  Historically, the resort is largely a second home market and market activity tends to be greatest in the peak travel seasons of winter/spring.

Key Stats by Community

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

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 discrepancy is that all sales in 2022 were oceanfront, while in 2021 there was a second-row, ocean-view 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 2023 2022 2021 2020 2019
Sales 0 4 5 4 1
Volume 0 $16,750,000 $17,020,000 $12,050,000 $2,300,000
Low SP NA $2,300,000 $1,500,000 $1,150,000 $2,300,000
High SP NA $6,250,000 $4,150,000 $4,200,000 $2,300,000
Median SP NA $4,100,000 $4,020,000 $3,350,000 $2,300,000
Average SP NA $4,187,500 $3,404,000 $3,012,500 $2,300,000
Average SP/Sq. Ft NA $1,729 $1,634 $1,412 $1,065
Average DOM NA 149 320 124 671
Average SP/LP NA 95% 92% 88% 93%

*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 2023 2022 2021 2020 2019
Sales 6 10 30 7 14
Volume $9,994,000 $17,764,000 $41,089,500 $7,538,000 $15,032,500
Low SP $1,399,000 $1,300,000 $755,000 $675,000 $800,000
High SP $1,900,000 $3,200,000 $2,900,000 $1,900,000 $1,485,000
Median SP $1,697,500 $1,437,500 $1,237,000 $1,000,000 $1,062,500
Average SP $1,665,667 $1,776,400 $1,369,650 $1,076,857 $1,073,750
Average SP/Sq. Ft $1,734 $1,496 $1,104 $876 $872
Average DOM 124 68 232 149 287
Average SP/LP 99% 100% 97% 92% 93%

 In 2023 the Bay Villas saw more condo sales than most complexes in Kapalua.  It is noteworthy that it is the only property in the Kapalua Resort with direct oceanfront one-bedroom residences.  All six sales in 2023 were one-bedroom condominiums.  Of these sales, an oceanfront townhouse floor plan recorded at $1,900,000 which was the record for a one-bedroom residence.  In 2022, the Bay Villas also saw a record-high sale of an oceanfront villa which served to increase the average sales price.  

Kapalua Golf Villas 

View Kapalua Golf Villas Condos for Sale

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

Like the Bay Villas, there were six sales at the Golf Villas in 2023. However, unlike the Bay Villas sales, which were all one-bedroom residences and no two-bedroom residences, the Golf Villas had three of each.  The highest recorded sale in 2023 was $1,850,000, which is 5% below the record sale of a two-bedroom at $1,949,000 in 2022.

Kapalua Ridge Villas

View Kapalua Ridge Villas Condos for sale

Kapalua Ridge Villas 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%

The Ridge Villas is the lowest density of the Kapalua Villas properties (Bay, Golf and Ridge Villas).  The condominium residences are here the largest of the three properties and the bulk of the 2023 sales were two-bedroom villas, which ranged from $1,750,000 to $2,250,000, which is the highest sale recorded in MLS for a Ridge Villa.

Montage Residences Kapalua Bay

View Montage Residences Kapalua Bay Condos for Sale

Montage Kapalua Bay 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%

In 2023, there were four sales at the Residences.  While it may appear that the sale in 2023 was a record-breaking price for a three-bedroom residence, it should be noted that there were concessions made by the Seller for an upcoming special assessment for an exterior remediation project which resulted in a lower net price.  The record-high sale of $13,295,000 in 2021 was for 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.   It also should be noted that the developer ceased sales in 2022, leaving just resales available in 2023.

Ritz-Carlton Kapalua Residences 

View Ritz-Carlton Residences Kapalua Condos for Sale

Ritz-Carlton Residences 2023 2022 2021 2020 2019
Sales 2 4 5 3 1
Volume $4,645,000 $7,429,000 $9,655,000 $3,872,500 $900,000
Low SP $1,550,000 $990,000 $945,000 $735,000 $900,000
High SP $3,100,000 $2,800,000 $2,800,000 $2,300,000 $900,000
Median SP $2,325,000 $1,820,000 $1,800,000 $837,500 $900,000
Average SP $2,325,000 $1,857,250 $1,931,000 $1,290,833 $900,000
Average SP/Sq. Ft $1,932 $1,557 $1,446 $1,065 $1,034
Average DOM 255 161 448 216 203
Average SP/LP 88% 102% 97% 88% 92%

There have been two sales Year to Date.  The sale to record most recently was at 84% of asking, bringing the average sales price to listing price down to 88% for the year.  

KAPALUA MARKET UPDATE: Homes and Land Sales through Q3 2023

Pineapple Hill home salesThe view from 310 Cook Pine Drive in Pineapple Hill, Kapalua which sold at $6,150,000

KAPALUA RESIDENTIAL & VACANT LAND MARKET UPDATE

Kapalua's Residential Communities

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

In 2023, there were 11 home sales.  All but two were in Pineapple Hill and Pineapple Hill Estates.

KAPALUA HOME SALES BY COMMUNITY: 2023 and a 5 Year Overview

Kapalua Homes 2023 2022 2021 2020 2019
Number of Sales 11 14 29 17 18
Volume $55,430,000 $74,700,000 $144,197,500 $90,787,000 $47,954,020
Low SP $2,975,000 $2,750,000 $2,062,500 $1,600,000 $1,489,020
High SP $7,680,000 $7,900,000 $15,000,000 $24,000,000 $6,000,000
Median SP $4,400,000 $5,200,000 $4,150,000 $3,500,000 $2,575,000
Average SP $5,039,091 $5,335,714 $4,972,327 $5,240,411 $2,664,112
Average SP/Sq. Ft. $1,241 $1,112 $982 $1,063 $715
Average DOM 165 193 227 151 270
Average SP/LP 93% 97% 94% 91% 92%

PINEAPPLE HILL & PINEAPPLE HILL ESTATES

View Pineapple Hill & Pineapple Hill Estates Homes for sale

Pineapple Hill Homes 2023 2022 2021 2020 2019
Number of Sales 9 7 15 10  15
Volume $41,750,000 $35,575,000 $46,012,500 $27,187,000 $35,834,020
Low SP $4,150,000 $2,750,000 $2,062,500 $1,600,000 $1,489,020
High SP $6,450,000 $7,900,000 $4,850,000 $3,750,000 $3,200,000
Median SP $4,300,000 $4,825,000 $2,700,000 $2,625,000 $2,300,000
Average SP $4,638,889 $5,082,142 $3,067,500 $2,718,700 $2,388,935
Average SP/Sq. Ft. $1,219 $1,023 $768 $696  $692
Average DOM 154 134 160 137  262
Average SP/LP 94% 96% 95% 95% 94%

PLANTATION ESTATES AT KAPALUA HOMES

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Plantation Estates Homes 2023 2022 2021 2020 2019
Number of Sales 1 4 6 3 1
Volume $7,680,000 $24,225,000 $32,635,000 $13,850,000 $6,000,000
Low SP $7,680,000 $5,425,000 $4,025,000 $3,750,000 $6,000,000
High SP $7,680,000 $7,500,000 $10,100,000 $5,650,000 $6,000,000
Median SP $7,680,000 $5,650,000 $4,490,000 $4,490,000 $6,000,000
Average SP $7,680,000 $6,056,250 $5,439,167 $4,616,667 $6,000,000
Average SP/Sq. Ft. $1,266 $920 $933 $1,006 $972
Average DOM 42 306 258 70 215
Average SP/LP 97% 96% 93% 92% 81%

HONOLUA RIDGE HOMES

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Honolua Ridge Homes 2023 2022 2021 2020 2019
Number of Sales 0 1 4 1 2
Volume 0 $5,300,000 $25,500,000 $3,850,000 $6,120,000
Low SP NA $5,300,000 $5,000,000 $3,850,000 $2,850,000
High SP NA $5,300,000 $8,700,000 $3,850,000 $3,270,000
Median SP NA $5,300,000 $5,900,000 $3,850,000 $3,060,000
Average SP NA $5,300,000 $6,375,000 $3,850,000 $3,060,000
Average SP/Sq. Ft. NA $1,493 $1,175 $1,306 $750
Average DOM NA 95 276 40 352
Average SP/LP NA 97% 94% 91% 89%

MAHANA ESTATES HOMES

View Mahana Estates Homes

Mahana Estates Homes 2023 2022 2021 2020 2019
Number of Sales 1 2 1 1 0
Volume $6,000,000 $9,600,000 $5,250,000 $6,400,000  
Low SP $6,000,000 $4,750,000 $5,250,000 $6,400,000 NA
High SP $6,000,000 $4,850,000 $5,250,000 $6,400,000 NA
Median SP $6,000,000 $4,800,000 $5,250,000 $6,400,000 NA
Average SP $6,000,000 $4,800,000 $5,250,000 $6,400,000 NA
Average SP/Sq. Ft. $1,416 $1,617 $1,229 $1,098 NA
Average DOM 379 224 52 88 NA
Average SP/LP 86% 100% 99% 77% NA

KAPALUA PLACE & OCEANFRONT HOMES

There is just one remaining oceanfront lot in Kapalua, which sold in 2020 for $8,000,000 and $108/sq. ft.  It will likely soon be developed.  With just eight oceanfront homes that are part of the resort, it's not uncommon to no sales.

View Kapalua Place and Kapalua Oceanfront homes for sale

Oceanfront Homes 2023 2022 2021 2020 2019
Number of Sales 0 0 3 2 0
Volume 0 0 $34,800,000 $39,500,000 0
Low SP NA NA $8,700,000 $15,500,000 NA
High SP NA NA $15,000,000 $24,000,000 NA
Median SP NA NA $11,100,000 $19,750,000 NA
Average SP NA NA $11,600,000 $19,750,000 NA
Average SP/Sq. Ft. NA NA $1,809 $3,975 NA
Average DOM NA NA 489 425 NA
Average SP/LP NA NA 93% 79% NA

KAPALUA LAND SALES

Land 2023 2022 2021 2020 2019
Number of Sales 4 20 58 8 2
Volume $4,970,000 $32,839,500 $65,265,000 $13,925,000 $3,150,000
Low SP $995,000 $845,000 $700,000 $850,000 $1,300,000
High SP $1,525,000 $3,700,000 $2,600,000 $8,000,000 $1,850,000
Median SP $1,225,000 $1,450,000 $982,500 $837,500 $1,575,000
Average SP $1,242,500 $1,641,975 $1,135,259 $1,740,625 $1,575,000
Average SP/Sq. Ft. $33 $38 $17 $32 $23
Average DOM 279 202 178 284 60
Average SP/LP 87% 96% 95% 89% 100%

Pineapple Hill & Pineapple Hill Estates Land

View Pineapple Hill & Pineapple Hill Estates Land for Sale

Pineapple Hill Land 2023 2022 2021 2020 2019
Number of Sales 1 5 2 1 0
Volume $995,000 $5,787,000 $2,500,000 $950,000 0
Low SP $995,000 $879,000 $1,195,000 $950,000 NA
High SP $995,000 $1,500,000 $1,305,000 $950,000 NA
Median SP $995,000 $1,090,000 $1,090,000 $950,000 NA
Average SP $995,000 $1,157,400 $1,250,000 $950,000 NA
Average SP/Sq. Ft. $100 $101 $62 $87 NA
Average DOM 333 204 143 314 NA
Average SP/LP 100% 100% 100% 90% NA

Plantation Estates Land

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Plantation Estates Land 2023 2022 2021 2020 2019
Number of Sales 1 4 5 2 0
Volume 1 $7,545,000 $7,965,000 $1,700,000 0
Low SP $1,525,000 $845,000 $975,000 $800,000 NA
High SP $1,525,000 $3,700,000 $2,600,000 $900,000 NA
Median SP $1,525,000 $1,500,000 $1,400,000 $850,000 NA
Average SP $1,525,000 $2,272,500 $1,593,000 $850,000 NA
Average SP/Sq. Ft. $17 $18 $15 $9 NA
Average DOM 409 407 226 53 NA
Average SP/LP 76% 88% 97% 81% NA

Mahana Estates Land

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Mahana Estates Land 2023 2022 2021 2020 2019
Number of Sales 1 5 42 3 2
Volume $1,250,000 $7,670,000 $41,425,000 $2,425,000 $3,150,000
Low SP $1,250,000 $1,200,000 $700,000 $800,000 $1,300,000
High SP $1,250,000 $1,945,000 $2,150,000 $825,000 $1,850,000
Median SP $1,250,000 $1,400,000 $852,500 $800,000 $1,575,000
Average SP $1,250,000 $1,534,000 $986,548 $808,333 $1,575,000
Average SP/Sq. Ft. $7 $29 $17 $12 $23
Average DOM 167 119 163 157 60
Average SP/LP 97% 96% 94% 95% 100%

Honolua Ridge Land

View Honolua Ridge Land for Sale

Honolua Ridge Land 2023 2022 2021 2020 2019
Number of Sales 1 6 9 1 0
Volume $1,200,000 $11,837,500 $13,365,000 $850,000 0
Low SP $1,200,000 $1,163,000 $805,000 $850,000 NA
High SP $1,200,000 $2,795,000 $2,000,000 $850,000 NA
Median SP $1,200,000 $1,962,500 $1,300,000 $850,000 NA
Average SP $1,200,000 $1,972,917 $1,485,000 $850,000 NA
Average SP/Sq. Ft. $7 $7 $7 $5 NA
Average DOM 206 133 227 360 NA
Average SP/LP 75% 97% 92% 95% NA

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, Homes and Land for Sale

51 Properties Found. Page 1 of 9

Located In The Kapalua Resort, Mahana Estates I...

NEW Photo of Listing #401244

$8,600,000 Active

  • 4 Beds
  • 5 Baths
  • 1.29 Acres
  • 3,156 ft²

Residential

300 Mahana Ridge St, Kapalua, HI

MLS® #401244

Listed By: Welcome Hawaii Properties
Office Contact: Cell: 808-280-2480

Located In The Kapalua Resort, Mahana Estates Is A Gated Community In A Favored Position Between The Ritz Carlton And The World-famous Pga Plantation Golf Course. ?sitting On 1.29 Acres Of Prime Ocean-view Land, 300 Mahana Ridge Is A Truly Spectacular Home ...

Rare Opportunity To Own In Pailolo Place! This ...

NEW Photo of Listing #401201

$760,000 Active

  • 1 Beds
  • 1 Baths
  • 2.21 Acres
  • 593 ft²

Residential

5510 Lower Honoapiilani Rd, Unit C22, Kapalua, HI

MLS® #401201

Listed By: Moffett Properties LLC
Office Contact: Cell: 808-870-6794

Rare Opportunity To Own In Pailolo Place! This Unit Features Split Ac Units In The Livingroom And Bedroom, 2 Assigned Parking Stalls, Whirlpool Appliances (stainless Steel In The Kitchen), Dishwasher And Comes Fully Furnished . Hoa Includes, Trash, Water, ...

Boasting Nearly Ten Captivating Acres Of Oceanf...

Photo of Listing #401175

$30,000,000 Active

  • 7 Beds
  • 8 Baths
  • 9.96 Acres
  • 6,645 ft²

Residential

9 Bay Dr, Kapalua, HI

MLS® #401175

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

Boasting Nearly Ten Captivating Acres Of Oceanfront, 9 Bay Drive Is The Crown Jewel Of Conservation Land Known As Hawea Point In West Maui. Nestled Into The Prime Location Within Kapalua Resort, This Gated Legacy Property, Along With The Adjacent 12+ Acre O...

Experience Island Luxury Living At Its Finest W...

Photo of Listing #401176

$1,550,000 Active

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

Residential

100 Ridge Rd, Unit 2914, Kapalua, HI

MLS® #401176

Listed By: Ridge Realty Rentals LLC

Experience Island Luxury Living At Its Finest With This Stunning "gold Level" Remodeled Villa In The Prestigious Kapalua Resort On Maui. Offering Captivating Sunrise/sunset Ocean, Island And Coastal Views, This One-bedroom, Two-bathroom Kapalua Ridge Villa ...

Nestled In The Prestigious Enclave Of Pineapple...

Photo of Listing #401129

$3,300,000 Active

  • 3 Beds
  • 3 Baths
  • 0.2 Acres
  • 2,361 ft²

Residential

712 Fairway Dr, Unit Lot 58, Kapalua, HI

MLS® #401129

Listed By: Island Sotheby's Int'l Rlty(L)
Office Contact: Cell: 808-205-5201

Nestled In The Prestigious Enclave Of Pineapple Hill Overlooking The 5th Fairway Of The Kapalua Bay Golf Course, 712 Fairway Drive Offers A Luxurious Retreat Amidst Maui's Breathtaking Natural Beauty. This Spacious Single-level Three-bedroom, Two-bath Plus ...

Great Ocean Views From This 1 Bedroom/1.5 Bath ...

Photo of Listing #401124

$1,350,000 Active

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

Residential

500 Kapalua Dr, Unit 20v1, Kapalua, HI

MLS® #401124

Listed By: Coldwell Banker Island Prop-KP
Office Contact: Cell: 808-281-7313

Great Ocean Views From This 1 Bedroom/1.5 Bath End-unit Condominium In Building 20 Of The Kapalua Golf Villas. West-facing Exquisite Ocean Views And Spectacular Colorful Sunsets Await You From This Spacious 238 Square Foot Private Lanai, Living Room And Kit...

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.

 

 

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

 

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