*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?
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.
*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.
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.
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.
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.
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.
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
The view from 310 Cook Pine Drive in Pineapple Hill, Kapalua which sold at $6,150,000
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.
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,
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...
Listed By: Keller Williams Realty Maui-L Office Contact: Cell: 808-870-7736
Welcome To 116 Pulelehua Street In Pineapple Hill Estates, Where Elegance Meets Leisure! Nestled Behind The Scenic 7th Tee Box Of The Renowned Kapalua Bay Course, This Stunning Home Is Designed For Both Relaxation And Enjoyment. With Its Inviting Westerly V...
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...
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...
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...
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...
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
The view from 310 Cook Pine Drive in Pineapple Hill, Kapalua which sold at $6,150,000
