Kapalua Resort: Residential Market Update

Posted by Courtney M. Brown on Monday, August 30th, 2021 at 3:58pm.

The Kapalua Resort: Residential Market Update
Home and Land Sales, August 30, 2021

Updated 8/31/2021

The Kapalua Resort is comprised of five residential communities, along with four oceanfront parcels with private residences.  Each neighborhood is distinct, and amenities and lot sizes vary considerably. 

Kapalua Homes and Land for Sale

Lots in Pineapple Hill tend to be approximately a quarter acre, and approximately a half-acre in Pineapple Hill Estates and are situated overlooking the Kapalua Bay Course.  The Mahana Estates is Kapalua's newest residential community, with lots ranging from .64 to 4.3 acres.  The lower portion of the Mahana Estates development borders the Plantation Course.  The Plantation Estates homesites are situated along the Plantation Course, and are 2+ acres.  Annexed in at a later date to the Plantation Estates, Honolua Ridge (Phases I & 2) are the largest lot offerings in the resort, and vary in size from 2-30 acres.  The only beachfront subdivision is Kapalua Place, with five beachfront homesites and three ocean view homesites.  

Market Overview: Kapalua Resort Homes 

Active Listings: 8
Price Range: $2,795,000-$9,900,000
Avg LP/Sq. ft.: $1252
Avg DOM: 245
Pending Sales: 1
Price Range: $4,750,000
Avg LP/Sq. Ft.: $1600
Avg DOM: 21

KAPALUA HOMES YTD 2021 YTD 2020 Change 2020 (all) Change
Sales 24 6 +300% 17 +41%
Volume $117,272,500 $19,120,000 +513% $90,787,000 +29%
Avg LP $5,186,291 $3,700,166 +40% $6,473,563 -20%
Avg SP $4,886,354 $3,186,666 +53% $5,321,063 -8%
SP/LP 94% 89% +6% 91% +3%
Avg SP/Sq. Ft. $937 $738 +27% $1,043 -10%
Avg DOM 193 159 +21% 156 24%


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 at Mahana Estates.  

During covid, buyers revaluated their living spaces shifting to homes over condos in both late 2020 and early 2021, which led to increased activity in the residential market in Kapalua.  Condo sales in the Kapalua Resort seemed to pick up a bit later, as travel restrictions started to lift.  

View Kapalua Homes for Sale

PINEAPPLE HILL & PINEAPPLE HILL ESTATES HOMES FOR SALE:

Active Listings: 4
Price Range: $2,795,000-$8,995,000
Avg LP/Sq. ft.: $993
Avg DOM: 71
Pending Sales: 0

PINEAPPLE HILL HOME SALES YTD 2021 YTD 2020 Change 2020 Change
Sales 13 4 225% 10 30%
Volume $38,962,500 $8,870,000 339% $27,187,000 43%
Avg LP $3,174,461 $2,404,750 32% $2,848,300 11%
Avg SP $2,997,115 $2,217,500 35% $2,625,000 14%
Low SP $2,062,500 $1,600,000 29% $1,600,000 29%
High SP $4,850,000 $1,800,000 169% $3,750,000 29%
SP/LP 95% 92% 3% 95% 0%
Avg SP/Sq. Ft. $766 $573 34% $696 10%
Avg DOM 158 207 -24% 137 15%


Of the active listings, only one is on a single lot, which is listed at $2,795,000.  The other three active listings are on double lots, and range in price from $4,955,000 to $8,995,000 effectively skewing the average list price and the average price per square foot. The high sale in 2021 of $4,850,000 is a home on 3 lots that were combined for a single-family residence.  Pineapple Hill & Pineapple Hill Estates are the entry point for the Kapalua Resort, and this community is also the most developed.  There were 99 homesites originally in phase I, though there are six properties that have consolidated two or more lots.  There are 86 homes built (80 on single lots, 5 on 2 lots combined, and 1 on 3 lots combined) and 6 vacant lots. 

View Pineapple Hill Homes for Sale

PLANTATION ESTATES HOMES FOR SALE:

Active Listings: 2
Price Range: $5,750,000-$8,250,000
Avg LP/Sq. ft.: $1066
Avg DOM: 372
Pending Sales: 0

PLANTATION ESTATES HOMES YTD 2021 YTD 2020 Change 2020 Change
Sales 5 0 -- 3 67%
Volume $27,960,000 $0 -- $13,850,000 102%
Avg LP $5,937,000 NA -- $5,131,333 16%
Avg SP $5,592,000 NA -- $4,616,666 21%
Low SP $4,395,000 NA -- $3,750,000 17%
High SP $10,100,000 NA -- $5,650,000 79%
SP/LP 93% NA -- 92% 1%
Avg SP/Sq. Ft. $973 NA -- $1,006 -3%
Avg DOM 210 NA -- 70 200%

The two active listings are both situated along the 18th fairway, which is a very desirable location.  The homes themselves are amongst the first built in the Plantation Estates, but both have had renovations within the last decade.  Of the sales, the views, location, size and quality of construction vary dramatically resulting in a variety of price ranges.

View Plantation Estates Homes for Sale

HONOLUA RIDGE HOMES FOR SALE:

Active Listings: 0
Pending Sales: 0

HONOLUA RIDGE HOMES YTD 2021 YTD 2020 Change 2020 Change
Sales 3 1 200% 1 200%
Volume $19,000,000 $3,850,000 394% $3,850,000 394%
Avg LP $6,907,666 $4,250,000 63% $4,250,000 63%
Avg SP $6,333,333 $3,850,000 65% $3,850,000 65%
Low SP $5,000,000 $3,850,000 30% $3,850,000 30%
High SP $8,700,000 $3,850,000 126% $3,850,000 126%
SP/LP 92% 91% 1% 91% 1%
Avg SP/Sq. Ft. $999 $1,036 -4% $1,036 -4%
Avg DOM 344 40 760% 40 760%

It is not surprising to see fewer homes listed and fewer sales in Honolua Ridge.  Developed in the mid-2000's in two phases with 50 homesites, construction has been slow in this area, and only a fraction of the home sites have been developed.

MAHANA ESTATES HOMES FOR SALE:

Active Listings: 1
Price Range: $4,850,000
LP/Sq. ft.: $1634
DOM: 15
Pending Sales: 1
Price Range: $4,750,000
LP/Sq. Ft.: $1600
DOM: 22

MAHANA ESTATES HOMES YTD 2021 YTD 2020 Change 2020 Change
Sales 1 1 0% 1 0%
Volume $6,400,000 $5,250,000 22% $5,250,000 22%
Avg LP $6,400,000 $5,250,000 22% $5,250,000 22%
Avg SP $6,400,000 $5,250,000 22% $5,250,000 22%
Low SP $6,400,000 $5,250,000 22% $5,250,000 22%
High SP $6,400,000 $5,250,000 22% $5,250,000 22%
SP/LP 99% 77% 29% 77% 29%
Avg SP/Sq. Ft. $1,229 $1,098 12% $1,098 12%
Avg DOM 52 88 -41% 88 -41%

View Mahana Estates Homes for Sale

KAPALUA OCEANFRONT HOMES FOR SALE:

Active Listings: 0
Pending Sales: 1
Price Range: $9,900,000
LP/Sq. Ft.: $2275
DOM: 928

KAPALUA OCEANFRONT HOMES YTD 2021 YTD 2020 Change 2020 Change
Sales 2 0 -- 2 0%
Volume $26,100,000 $0 -- $39,500,000 -34%
Avg LP $13,747,500 NA -- $27,000,000 -49%
Avg SP $13,050,000 NA -- $19,750,000 -34%
Low SP $11,100,000 NA -- $15,500,000 -28%
High SP $15,000,000 NA -- $24,000,000 -38%
SP/LP 95% NA -- 79% 20%
Avg SP/Sq. Ft. $1,714 NA -- $2,975 -42%
Avg DOM 225 NA -- 425 -47%

There is very little oceanfront residential inventory in Kapalua. There are just five oceanfront homesites in Kapalua Place.  Along the coastline, there are three oceanfront points with private residences and one along a bay, all of which are conservation zoned.  The high sale of $24,000,000 in 2020 was for an oceanfront home of 6,645 sq. ft. on 9.963 acres on the point in front of the Montage Kapalua Bay.  The sales in 2021 were both in the Kapalua Place subdivision on home sites ranging from .64-.70 acres.

View Kapalua Oceanfront Homes for Sale

Market Overview: Kapalua Resort Land

Active Listings: 17
Price Range: $879,000-$2,500,000* 
Avg LP/Sq. ft.: $30
Avg DOM: 249
Pending Sales: 11
Price Range: $795,000-$2,900,000
Avg LP/Sq. Ft.: $16
Avg DOM: 153

*Note: there is a commercial parcel not included in this data that is available at $7,500,000. 

KAPALUA LAND YTD 2021 YTD 2020 Change 2020 (all) Change
Sales 38 5 660% 8 375%
Volume $41,850,000 $11,300,000 270% $13,925,000 201%
Avg LP $1,153,552 $2,739,000 -58% $2,061,250 -44%
Avg SP $1,101,315 $2,260,000 -51% $1,740,625 -37%
SP/LP 96% 94% 2% 89% 8%
Avg SP/Sq. Ft. $16 $30 -47% $32 -50%
Avg DOM 180 254 -29% 284 -37%

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.  There is just one undeveloped lot at Kapalua Place which has been sold.

View Kapalua Land for Sale

For a more detailed analysis of a land sales in a specific community in Kapalua, please contact Courtney Brown

View all properties for sale in Kapalua

62 Properties Found. Page 1 of 11

Stunning Ocean And Molokai Views From This Peac...

NEW Photo of Listing #392956

$1,099,000 Active Fee Simple

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

Condominium

100 Ridge Rd 915, Kapalua, Hawaii

MLS® #392956

Listed By: Romvari Realty Ltd.

Stunning Ocean And Molokai Views From This Peaceful, Private Ground Floor End Unit. Enjoy Abundant Natural Light Only An End Unit Affords. This Spacious Floor Plan With Living, Dining, Coverage Lanai And Full Bath Downstairs And Primary Bedroom And Bath Ups...

This Beautiful Home Features Expansive Ocean An...

NEW Photo of Listing #392959

$2,999,000 Active Fee Simple

  • 3 Beds
  • Baths
  • 0.25 Acres
  • 3,670 ft²

Residential

324 Cook Pine Dr 82, Kapalua, Hawaii

MLS® #392959

Listed By: Island Sotheby's Int'l Rlty(L)

This Beautiful Home Features Expansive Ocean And Island Views. The Owners Have Loved This Location For Its Private Setting And The Tranquil Gardens, Which Feature A Large Pool With A Soothing Waterfall. Since Their Purchase, The Owners Have Lovingly Renovat...

Views Of Molokai And The Ocean , Can Be Yours I...

Photo of Listing #392912

$1,125,000 Pending - Cont. To Show Fee Simple

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

Condominium

100 Ridge Rd 215, Kapalua, Hawaii

MLS® #392912

Listed By: Lowson & Associates

Views Of Molokai And The Ocean , Can Be Yours In This Kapalua Ridge Townhouse Style Condominium. Upper Windows Are Glass For Added Light And Air Flow. Two Full Baths, Large Kitchen, The Lanais Are Facing West Out Of The Wind. Close To The Pool And Own...

Excellent Opportunity To Own A Ground Floor, On...

Photo of Listing #392927

$1,250,000 Active Fee Simple

  • 1 Beds
  • 2 Baths
  • 16.45 Acres
  • 1,206 ft²

Condominium

500 Bay Dr 17-g5, Kapalua, Hawaii

MLS® #392927

Listed By: Hawaii Life (KAP)

Excellent Opportunity To Own A Ground Floor, One-bedroom, Two-bath End Unit With Great Ocean Views At The Prestigious Gated Bay Villas Development In Kapalua Resort. The Bay Villas Common Elements Include 3 Pools And Tennis Courts. Kapalua Resort Offers M...

Rare Opportunity In Kapalua, Maui!!! Brand New ...

Photo of Listing #392877

$549,000 Pending - Cont. To Show Fee Simple

  • 1 Beds
  • 1 Baths
  • 2.21 Acres
  • 631 ft²

Condominium

5510 Lower Honoapiilani Hwy B-17, Kapalua, Hawaii

MLS® #392877

Listed By: Quam Properties Hawaii Inc

Rare Opportunity In Kapalua, Maui!!! Brand New Construction With Impeccable Ocean Views Sitting On The Bluff Overlooking Kapalua Bay Course And Napili Bay. While Enjoying The Wonderful Breezes Coming Off Of The Kapalua Bay Course You Have Great Privacy Whil...

Oceanview 1 Bedroom 2 Bath With Spacious Lanai ...

Photo of Listing #392883

$895,000 Active Fee Simple

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

Condominium

500 Kapalua Dr 20t1-2, Kapalua, Hawaii

MLS® #392883

Listed By: Coldwell Banker Island Prop-KP

Oceanview 1 Bedroom 2 Bath With Spacious Lanai And Conveniently Located Adjacent To The Main Pool At The Kapalua Golf Villas. Street Level Entry And Single Level Floor Plan Makes For Easy Access To The Villa And Steps Away From The Bbq Grills And Pool. Be...

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

 

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