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.
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
$2,199,000 Active Fee Simple
-
2
Beds
-
3
Baths
-
21.8
Acres
-
2,114
ft²
Residential
100 Ridge Rd 1911-13, Kapalua, HI
MLS® #406259
Listed By: Coldwell Banker Island Prop-KP
Office Contact: Cell: 808-344-2677
Wait No More! One Of The Finest Single-level, 2-bedroom, 3-bathroom Properties In All Of The Kapalua Ridge Community Is Now Available For Your Enjoyment! Dramatic Ocean, Island & Honolua Ridge Views Await You From This Spacious, 2,114 Living Sq. Ft. Prope...
$1,688,000 Active Fee Simple
-
1
Beds
-
2
Baths
-
21.8
Acres
-
1,229
ft²
Residential
100 Ridge Rd 2612, Kapalua, HI
MLS® #406110
Listed By: Hawaii Life (L)
Office Contact: Cell: 808-280-4881
Ultra-modern Remodel | Ocean & Molokaâi Views | Turnkey Luxury At Kapalua Resort. Experience Elevated Island Living In This Stunning 1-bedroom, 2-bathroom Ground Floor Residence At The Prestigious Kapalua Ridge Villas, Located Within The World-renowned Ka...
REDUCED 2% 
$1,115,000 Active Fee Simple
-
1
Beds
-
1½
Baths
-
15.84
Acres
-
1,107
ft²
Residential
500 Kapalua Dr 16t1, Kapalua, HI
MLS® #406020
Listed By: Coldwell Banker Island Prop(S)
Office Contact: Cell: 808-283-3436
Price Reduced, Motivated Seller! Front Row | Best Value At Kapalua Golf Villas Welcome To 16 T-1 â The Premier End-unit In Kapalua Golf Villas With Unobstructed, Front-row Views Of The 4th Hole Of The Bay Course And The Pacific Beyond. This Rare, Oversiz...
$6,750,000 Active Fee Simple
-
3
Beds
-
3½
Baths
-
21
Acres
-
2,789
ft²
Residential
1 Bay Dr 1204, Kapalua, HI
MLS® #406018
Listed By: Coldwell Banker Island Prop(S)
Office Contact: Cell: 808-283-3436
This Exquisitely Furnished Residence Offers Luxury Resort-style Living, Elevating The Experience Of Coastal Elegance To New Heights. With Direct Oceanfront Access And A Walkout To A Tropical, Grassy Lawn Area, This Second-floor Elevation Home Presents An In...
REDUCED 5%
$925,000 Pending Fee Simple
-
1
Beds
-
2
Baths
-
21.8
Acres
-
1,150
ft²
Residential
100 Ridge Rd 2923, Kapalua, HI
MLS® #405923
Listed By: Royal Realty LLC
Enjoy Sweeping Views Of The Ocean, Crashing Waves At Oneloa Beach, Molokai, And Beyond From This Unique Two-story, One-bedroom Condominium In The Prestigious Kapalua Ridge. This Spacious Unit Features A Well-designed Layout With The Main Level Offering A Fu...
$1,900,000 Active Fee Simple
Land
205 Keoawa St Lot 7, Kapalua, HI
MLS® #405922
Listed By: Polaris Pacific
Build Your Dream Home In Kapaluaâs Most Luxurious Development! Welcome To Your Opportunity To Own A 6.09-acre Lot In The Exclusive Plantation Estates Lot In The Honolua Ridge Phase Ii, Located In Prestigious Kapalua. This Expansive Homesite Offers Sweepin...
