The Kapalua Resort: Market Update
June 1, 2021
Market Overview: Kapalua Resort Condos, Homes and Land
Active Listings: 54
Price Range: $750,000-$9,900,000
Avg LP/Sq. ft.: $779
Avg DOM: 264
Pending Sales: 46
Price Range: $760,000-8,500,000
Avg LP/Sq. Ft.: $786
Avg DOM: 174
| KAPALUA RESORT |
YTD 2021 |
YTD 2020 |
YTD Change |
2020 |
Change |
| Sales |
99 |
17 |
482% |
65 |
52% |
| Volume |
$228,099,750 |
$29,759,100 |
666% |
$173,329,500 |
32% |
| Avg LP |
$2,422,861 |
$1,878,000 |
29% |
$3,065,305 |
-21% |
| Avg SP |
$2,304,038 |
$1,684,471 |
37% |
$2,666,607 |
-14% |
| SP/LP |
96% |
93% |
3% |
93% |
3% |
| Avg SP/Sq. Ft. |
$803 |
$800 |
0% |
$897 |
-10% |
| Avg DOM |
183 |
151 |
21% |
176 |
4% |
Note: Data is through 5.31.2021 and compares the same period of time in 2020. Fractional sales at the Montage Residences, Kapalua Bay are not included in this summary
Similar to the housing markets across the US, the Kapalua Resort market is seeing a remarkable amount of activity in 2021 vs. the same period in 2020. The total number of sales is up 482% and volume 666%. The average sales price is up 37% over the same period in the prior year. It's noteworthy that the average sales price/sq. ft. is level. This would be influenced by more vacant land sales (22 compared with 2 in 2020) added into the mix, with a 15-acre parcel selling in Honolua Ridge at just $2/sq. ft in 2021. It is noteworthy that in 2021, the high SP/sq. ft. year to date is at the Montage Residences, where an oceanfront residence closed at $2101/sq. ft. In 2020, the high was $1842/sq. ft. for an oceanfront residence at the Ironwoods.
With pending sales currently at 46, the resort is on track to see sales volume 123% over that of 2020 at a very minimum.
Market Overview: Kapalua Resort Condominiums
Active Listings: 24
Price Range: $785,000-8,700,000
Avg LP/Sq. ft.: $1403
Avg DOM: 212
Pending Sales: 29
Price Range: $769,000-8,500,000
Avg LP/Sq. Ft.: $1141
Avg DOM: 193
| KAPALUA CONDOS |
YTD 2021 |
YTD 2020 |
YTD Change |
2020 |
Change |
| Sales |
59 |
12 |
392% |
40 |
48% |
| Volume |
$106,792,250 |
$16,166,000 |
561% |
$68,617,500 |
56% |
| Avg LP |
$1,876,784 |
$1,420,917 |
32% |
$1,806,947 |
4% |
| Avg SP |
$1,810,038 |
$1,347,167 |
34% |
$1,715,438 |
6% |
| SP/LP |
96% |
95% |
1% |
94% |
2% |
| Avg SP/Sq. Ft. |
$1,035 |
$937 |
10% |
$1,000 |
4% |
| Avg DOM |
193 |
162 |
19% |
165 |
17% |
Kapalua has seven different condominium communities. There are the Bay Villas, Golf Villas, and Ridge Villas, which are a mix of one and two-bedroom condominium units (sometimes three-bedroom villas will pop up, when a two-bedroom villa has been modified) that can be rented short term. The Ritz-Carlton Residences, Kapalua and Montage Kapalua Bay are luxury residences situated in five-star hotels. The Coconut Grove and Ironwoods are low density, low-rise communities, with private garages. Both the Coconut Grove and Ironwoods have restrictions in place regarding short-term rentals, lending a more residential feel to the properties.
The number of sales is up 392%, and volume is up 561%. Average Sales Price is up 34%. It's noteworthy that the DOM on market is also up, but the market is currently moving very swiftly at the lower end of the market, so this may be reflective of older, higher-priced inventory selling.
View Kapalua Condos for Sale
Market Overview: Kapalua Resort Homes
Active Listings: 7
Price Range: $2,850,000-$9,900,000
Avg LP/Sq. ft.: $1105
Avg DOM: 342
Pending Sales: 4
Price Range: $2,600,000-$4,695,000
Avg LP/Sq. Ft.: $690
Avg DOM: 211
| KAPALUA HOMES |
YTD 2021 |
YTD 2020 |
Change |
2020 |
Change |
| Sales |
18 |
3 |
500% |
17 |
6% |
| Volume |
$95,627,500 |
$10,870,000 |
780% |
$90,787,000 |
5% |
| Avg LP |
$5,654,611 |
$4,391,667 |
56% |
$6,473,563 |
-13% |
| Avg SP |
$5,312,639 |
$3,623,333 |
47% |
$5,321,063 |
0% |
| SP/LP |
94% |
87% |
8% |
91% |
3% |
| Avg SP/Sq. Ft. |
$1,009 |
$781 |
29% |
$1,043 |
-3% |
| Avg DOM |
165 |
158 |
4% |
156 |
6% |
As people revaluated their living spaces shifting to homes over condos in both late 2020 and early 2021, the residential market in Kapalua saw an unprecedented amount of activity. Condo sales seemed to pick up a bit later, as travel restrictions started to lift.
Sales increased dramatically, particularly in the Pineapple Hill and Plantation Estates communities. There are fewer homes in Honolua Ridge and Mahana Estates, though that is starting to change with some new construction underway.
View Kapalua Homes for Sale
Market Overview: Kapalua Resort Land
Active Listings: 22
Price Range: $750,000-$7,250,000
Avg LP/Sq. ft.: $29
Avg DOM: 295
Pending Sales: 13
Price Range: $850,000-$2,900,000
Avg LP/Sq. Ft.: $23
Avg DOM: 119
| KAPALUA LAND |
YTD 2021 |
YTD 2020 |
Change |
2020 |
Change |
| Sales |
22 |
2 |
1000% |
8 |
175% |
| Volume |
$25,680,000 |
$1,600,000 |
1505% |
$13,925,000 |
84% |
| Avg LP |
$1,243,182 |
$850,000 |
55% |
$2,061,250 |
-40% |
| Avg SP |
$1,167,273 |
$800,000 |
46% |
$1,740,625 |
-33% |
| SP/LP |
95% |
94% |
1% |
89% |
7% |
| Avg SP/Sq. Ft. |
$15 |
$11 |
36% |
$32 |
-53% |
| Avg DOM |
173 |
74 |
134% |
284 |
-39% |
Across the Kapalua Resort, vacant land sales had the most dramatic increase of all, with sales in the new Mahana Estates development picking up. There are only a handful of undeveloped lots left in Pineapple Hill and Pineapple Hill Estates.
View Kapalua Land for Sale
View all properties for sale in Kapalua
REDUCED 5% 
$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...
REDUCED 4%
$5,500,000 Active Fee Simple
-
2
Beds
-
2½
Baths
-
21
Acres
-
1,774
ft²
Residential
1 Bay Dr, Unit 3704, Kapalua, HI
MLS® #400699
Listed By: Island Sotheby's Int'l Rlty(W)
Office Contact: Cell: 808-283-7965
Welcome To Montage Residences Kapalua Bay 3704, A Gem Among Hawaii's Most Coveted Luxury Resorts. This Exquisite 2-bedroom, 2.5-bathroom Unit Is Located On The Penthouse Level, Ensuring Unparalleled Privacy And Breathtaking Views. Situated On The 7th Floor,...
REDUCED 5%
$8,498,000 Active Fee Simple
-
3
Beds
-
3½
Baths
-
21
Acres
-
2,904
ft²
Residential
1 Bay Dr, Unit 1302, Kapalua, HI
MLS® #400675
Listed By: Coldwell Banker Island Prop-KP
Office Contact: Cell: 808-344-2677
Welcome To The Montage Residences Kapalua Bay, Unit 1302! This Grand Residence 3-bedroom, Den, 3.5 Bathroom Property Is One Of The Most Desirable Residences Within The Montage Community Because Of Its Direct-front Row Location. Its 3rd Floor Location Offers...
$1,449,900 Active Fee Simple
-
1
Beds
-
1
Baths
-
16.45
Acres
-
1,006
ft²
Residential
500 Bay Dr, Unit 32 B4, Kapalua, HI
MLS® #400611
Listed By: Redfin Corporation
Office Contact: Main: 808-201-2821
Prime Location For This Top Level Unit With Expansive Ocean And Island Views At Kapalua Bay Villas. This Style Unit Is Well Desired Because There Are No Stairs From The Parking Lot To The Unit And There Are No Units Above. Kapalua Bay Villas Is A Gated Comm...
REDUCED 4%
$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...
REDUCED 12%
$4,900,000 Active Fee Simple
-
4
Beds
-
4½
Baths
-
0.47
Acres
-
4,121
ft²
Residential
238 Crestview Rd, Kapalua, HI
MLS® #400594
Listed By: Compass
Office Contact: Cell: 808-283-3436
Stunning Custom Island Home Located In Kapalua's Most Coveted Neighborhood, Pineapple Hill. This Luxurious Home Is Set Up For Indoor/outdoor Island Living With Pocket Sliders Extending The Spacious Indoor Living Space Flowing Out To The Expansive Lanai, Poo...
