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

53 Properties Found. Page 9 of 9

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

REDUCED 2% Photo of Listing #398419

$1,650,000 Active 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 ...

This Golf Villa Location Has Breathtaking Ocean...

Photo of Listing #397970

$1,385,000 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 ...

Welcome To A Masterpiece Of Modern Hawaiian Arc...

Photo of Listing #397789

$16,000,000 Active Fee Simple

  • 4 Beds
  • Baths
  • 1.04 Acres
  • 4,720 ft²

Residential

210 Naio Pl, Unit Mahana Estate Lot 7, Kapalua, HI

MLS® #397789

Listed By: Island Sotheby's Int'l Rlty(L)
Office Contact: Cell: 808-280-1080

Welcome To A Masterpiece Of Modern Hawaiian Architecture Seamlessly Blending With The Breathtaking Beauty Of Maui's Panoramic Ocean Views. Nestled Within The Exclusive Mahana Estates, A Gated Enclave In The World-renowned Kapalua Resort, This Ultra-luxuriou...

One Of The Last Remaining Excellent Building Lo...

Photo of Listing #397641

$1,800,000 Active Fee Simple

  • 0.23 Acres

Land

308 Cook Pine Dr, Kapalua, HI

MLS® #397641

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

One Of The Last Remaining Excellent Building Lots With A Really Great Panoramic Ocean View Including Lana'i Island And Molokai Island. A New Home With Stunning, Modern Features Has Been Designed By A Well Known Local Architect Who Can Customize Many Featur...

Lot 17 In Pineapple Hill Estates Is One Of The ...

Photo of Listing #396196

$1,895,000 Active Fee Simple

  • 0.48 Acres

Land

103 Pulelehua St, Unit 17, Kapalua, HI

MLS® #396196

Listed By: Keller Williams Realty Maui-L
Office Contact: Cell: 808-870-7736

Lot 17 In Pineapple Hill Estates Is One Of The Last Remaining Premium Building Sites In Kapalua With Epic Ocean Views Over The Bay Course To The Outer Islands Of Lanai And Molokai. With The Perfect West Facing Orientation You Will Have A Front Row Seat To E...

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

 

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