KAPALUA MARKET UPDATE: Q1 2022
Kapalua Condominiums
Kapalua is home to several different condominium communities, with offerings ranging from one to four-bedroom condominiums. The Kapalua Bay Villas, Kapalua Ironwoods, The Coconut Grove on Kapalua Bay, the Montage Residences Kapalua Bay and the Ritz-Carlton Kapalua Residences are all oceanfront properties nestled along the Kapalua Resort's spectacular shoreline. The Kapalua Ridge Villas and Kapalua Golf Villas both are located on the Kapalua Bay Course with ocean and golf course views.
Key Figures for Kapalua Condo Sales in 2021 by Complex
| Key Stats | Coconut Grove | The Ironwoods | Kapalua Bay Villas | Kapalua Golf Villas | Kapalua Ridge Villas | Montage Residences | Ritz-Carlton Residences |
| Total Units in Complex | 36 | 40 | 141 | 186 | 161 | 112 | 107 |
| 2021 Sales | 6 | 5 | 30 | 44 | 28 | 27 | 5 |
| % Complex to Sell | 17% | 13% | 21% | 24% | 17% | 24% | 5% |
| Sales Volume | $29,000,000 | $17,020,000 | $41,089,500 | $42,071,750 | $31,301,998 | $128,678,533 | $9,655,000 |
| Low Sales Price | $3,700,000 | $1,500,000 | $755,000 | $600,000 | $775,000 | $2,695,000 | $945,000 |
| High Sales Price | $6,250,000 | $4,150,000 | $2,900,000 | $1,400,000 | $1,700,000 | $13,295,000 | $2,800,000 |
| Average Sales Price | $4,833,333 | $3,404,000 | $1,369,650 | $956,176 | $1,117,929 | $4,765,872 | $1,931,000 |
| Average SP/Sq. Ft. | $1,883 | $1,634 | $1,104 | $856 | $813 | $1,742 | $1,446 |
| Average DOM | 154 | 320 | 232 | 122 | 165 | 152 | 448 |
| Average SP/LP | 97% | 92% | 97% | 99% | 97% | 98% | 97% |
How does the first quarter of 2022 stack up for each community?
Coconut Grove on Kapalua Bay
| ACTIVE LISTINGS | 1 |
| Low LP | $5,800,000 |
| High LP | $5,800,000 |
| Average LP | $5,800,000 |
| Average LP/Sq. Ft. | $2,210 |
| Average DOM | 288 |
| PENDING SALES | 0 |
| SOLD | Q1 2022 | 2021 | 2020 | 2019 | 2018 | 2017 |
| Number of Sales | 0 | 6 | 0 | 0 | 0 | 4 |
| Sales Volume | 0 | $29,000,000 | 0 | 0 | 0 | $18,950,000 |
| Low Sales Price | NA | $3,700,000 | NA | NA | NA | $4,500,000 |
| High Sales Price | NA | $6,250,000 | NA | NA | NA | $5,000,000 |
| Average Sales Price | NA | $4,833,333 | NA | NA | NA | $4,737,500 |
| Average SP/Sq. Ft. | NA | $1,883 | NA | NA | NA | $1,866 |
| Average DOM | NA | 154 | NA | NA | NA | 64 |
| Average SP/LP | NA | 97% | NA | NA | NA | 95% |
Kapalua Ironwoods*
| ACTIVE LISTINGS | 1 |
| Volume | $3,495,000 |
| Low LP | $3,495,000 |
| High LP | $3,495,000 |
| Average LP | $3,495,000 |
| Average LP/Sq. Ft. | $1,654 |
| Average DOM | $91 |
| PENDING SALES | 1 |
| Volume | $6,395,000 |
| Low LP | $6,395,000 |
| High LP | $6,395,000 |
| Average LP | $2,625 |
| Average LP/Sq. Ft. | $2,625 |
| Average DOM | $105 |
| SOLD | Q1 2022 | 2021 | 2020 | 2019 | 2018 | 2017 |
| Number of Sales | 2 | 5 | 4 | 1 | 1 | 0 |
| Sales Volume | $7,200,000 | $17,020,000 | $12,050,000 | $2,300,000 | $3,000,000 | 0 |
| Low Sales Price | $2,300,000 | $1,500,000 | $1,150,000 | $2,300,000 | $3,000,000 | NA |
| High Sales Price | $4,900,000 | $4,150,000 | $4,200,000 | $2,300,000 | $3,000,000 | NA |
| Average Sales Price | $3,600,000 | $3,404,000 | $3,012,500 | $2,300,000 | $3,000,000 | NA |
| Average SP/Sq. Ft. | $1,395 | $1,634 | $1,412 | $1,065 | $1,391 | NA |
| Average DOM | 83 | 320 | 124 | 671 | 204 | NA |
| Average SP/LP | 92% | 92% | 88% | 93% | 92% | NA |
*Note Ironwoods 102 was purchased by Pacaso and is being sold off in 1/4 interests. Those listings and sales are not accounted for in these figures.
Kapalua Bay Villas
There are no active listings or pending sales at the Kapalua Bay Villas the time of this post.
| SOLD | Q1 2022 | 2021 | 2020 | 2019 | 2018 | 2017 |
| Number of Sales | 5 | 30 | 7 | 14 | 7 | 11 |
| Sales Volume | $7,130,000 | $41,089,500 | $7,538,000 | $15,032,500 | $7,621,250 | $11,758,800 |
| Low Sales Price | $1,300,000 | $755,000 | $675,000 | $800,000 | $800,000 | $725,000 |
| High Sales Price | $1,625,000 | $2,900,000 | $1,900,000 | $1,485,000 | $1,600,000 | $1,725,000 |
| Average Sales Price | $1,426,000 | $1,369,650 | $1,076,857 | $1,073,750 | $1,088,750 | $1,068,982 |
| Average SP/Sq. Ft. | $1,353 | $1,104 | $876 | $287 | $872 | $882 |
| Average DOM | 72 | 232 | 149 | 287 | 258 | 287 |
| Average SP/LP | 100% | 97% | 92% | 93% | 95% | 93% |
Kapalua Golf Villas
| ACTIVE LISTINGS | 3 |
| Volume | $4,694,000 |
| Low LP | $1,095,000 |
| High LP | $1,949,000 |
| Average LP | $1,564,667 |
| Average LP/Sq. Ft. | $1,243 |
| Average DOM | 13 |
| PENDING SALES | 6 |
| Volume | $7,227,000 |
| Low LP | $1,099,000 |
| High LP | $1,479,000 |
| Average LP | $1,204,500 |
| Average LP/Sq. Ft. | $1,198 |
| Average DOM | 56 |
| SOLD | 2022 Q3 | 2021 | 2020 | 2019 | 2018 | 2017 |
| Number of Sales | 2 | 44 | 9 | 9 | 13 | 21 |
| Volume | $1,990,000 | $42,071,750 | $7,441,500 | $15,248,872 | $10,645,400 | $15,900,099 |
| Low SP | $940,000 | $600,000 | $600,000 | $595,000 | $575,000 | $530,000 |
| High SP | $1,050,000 | $1,400,000 | $1,200,000 | $1,010,000 | $1,200,000 | $960,000 |
| Average SP | $995,000 | $956,176 | $826,833 | $802,572 | $818,877 | $757,148 |
| Average SP/Sq. Ft | $1,024 | $856 | $749 | $677 | $678 | $694 |
| Average DOM | 96 | 122 | 124 | 165 | 155 | 351 |
| Average SP/LP | 105% | 99% | 94% | 97% | 98% | 96% |
Kapalua Ridge Villas
| ACTIVE LISTINGS | 2 |
| Volume | $2,700,000 |
| Low LP | $1,350,000 |
| High LP | $1,350,000 |
| Average LP | $1,350,000 |
| Average LP/Sq. Ft. | $1,200 |
| Average DOM | 16 |
| PENDING SALES | 2 |
| Volume | $2,720,000 |
| Low LP | $1,325,000 |
| High LP | $1,395,000 |
| Average LP | $1,360,000 |
| Average LP/Sq. Ft. | $1,209 |
| Average DOM | 40 |
| SOLD | Q1 2022 | 2021 | 2020 | 2019 | 2018 | 2017 |
| Sales | 1 | 28 | 8 | 6 | 6 | 2 |
| Volume | $1,375,000 | $31,301,998 | $8,776,500 | $4,904,000 | $6,090,500 | $2,400,000 |
| Low SP | $1,375,000 | $775,000 | $650,000 | $650,000 | $849,000 | $950,000 |
| High SP | $1,375,000 | $1,700,000 | $1,487,500 | $1,487,500 | $1,487,500 | $1,450,000 |
| Average SP | $1,375,000 | $1,117,929 | $1,097,063 | $817,333 | $1,097,063 | $1,200,000 |
| Average SP/Sq. Ft | $1,222 | $813 | $701 | $653 | $701 | $762 |
| Average DOM | 44 | 165 | 222 | 253 | 230 | 164 |
| SP/LP | 100% | 97% | 96% | 96% | 97% | 97% |
Montage Residences Kapalua Bay
| ACTIVE LISTINGS | 2 |
| Volume | $13,395,000 |
| Low LP | $4,895,000 |
| High LP | $8,500,000 |
| Average LP | $6,697,500 |
| Average LP/Sq. Ft. | $2,649 |
| Average DOM | 105 |
| PENDING SALES | 3 |
| Volume | $12,610,000 |
| Low LP | $3,585,000 |
| High LP | $5,300,000 |
| Average LP | $4,203,333 |
| Average LP/Sq. Ft. | $1,712 |
| Average DOM | 462 |
| SOLD | Q1 2022 | 2021 | 2020 | 2019 | 2018 | 2017 |
| Number of Sales | 5 | 27 | 9 | 21 | 12 | 12 |
| Sales Volume | $25,300,000 | $128,678,533 | $28,939,000 | $86,445,000 | $58,780,074 | $54,388,000 |
| Low Sales Price | $3,000,000 | $2,695,000 | $2,750,000 | $2,400,000 | $3,495,000 | $3,125,000 |
| High Sales Price | $8,000,000 | $13,295,000 | $4,159,000 | $7,950,000 | $8,950,000 | $6,475,000 |
| Average Sales Price | $5,060,000 | $4,765,872 | $3,215,444 | $4,116,429 | $4,898,340 | $4,532,333 |
| Average SP/Sq. Ft. | $1,964 | $1,742 | $1,407 | $1,556 | $1,572 | $1,582 |
| Average DOM | 53 | 152 | 170 | 173 | 230 | 100 |
| Average SP/LP | 97% | 98% | 99% | 97% | 100% | 99% |
Ritz-Carlton Kapalua Residences
| ACTIVE LISTINGS | 1 |
| Volume | $2,100,000 |
| Low LP | $2,100,000 |
| High LP | $2,100,000 |
| Average LP | $2,100,000 |
| Average LP/Sq. Ft. | $1,587 |
| Average DOM | 108 |
| PENDING SALES | 0 |
| SOLD | Q1 2022 | 2021 | 2020 | 2019 | 2018 | 2017 |
| Number of Sales | 2 | 5 | 3 | 1 | 6 | 3 |
| Sales Volume | $1,979,000 | $9,655,000 | $3,872,500 | $900,000 | $6,694,888 | $4,701,888 |
| Low Sales Price | $989,500 | $945,000 | $735,000 | $900,000 | $830,000 | $790,000 |
| High Sales Price | $990,000 | $2,800,000 | $2,300,000 | $900,000 | $1,400,000 | $2,100,000 |
| Average Sales Price | $989,500 | $1,931,000 | $1,290,833 | $900,000 | $1,115,815 | $1,567,296 |
| Average SP/Sq. Ft. | $1,135 | $1,446 | $1,065 | $1,034 | $1,093 | $1,233 |
| Average DOM | 176 | 448 | 216 | 203 | 207 | 262 |
| Average SP/LP | 95% | 97% | 88% | 92% | 90% | 94% |
Kapalua's Residential Communities
PINEAPPLE HILL & PINEAPPLE HILL ESTATES
Pineapple Hill & Pineapple Hill Estates Homes
| ACTIVE LISTINGS | 3 |
| Volume | $21,745,000 |
| Low LP | $5,395,000 |
| High LP | $8,450,000 |
| Average LP | $7,248,333 |
| Average LP/Sq. Ft. | $1,167 |
| Average DOM | 106 |
| PENDING SALES | 0 |
| SOLD | Q1 2022 | 2021 | 2020 | 2019 | 2018 | 2017 |
| Number of Sales | 2 | 15 | 10 | 15 | 4 | 6 |
| Volume | $6,600,000 | $46,012,500 | $27,187,000 | $35,834,020 | $9,550,000 | $15,145,000 |
| Low Sales Price | $2,750,000 | $2,062,500 | $1,600,000 | $1,489,020 | $1,970,000 | $1,750,000 |
| High Sales Price | $3,850,000 | $4,850,000 | $3,750,000 | $3,200,000 | $2,680,000 | $3,550,000 |
| Average SP | $3,300,000 | $3,067,500 | $2,718,700 | $2,388,935 | $2,387,500 | $2,524,167 |
| Average SP/Sq. ft. | $840 | $768 | $696 | $692 | $588 | $680 |
| Average DOM | 90 | 160 | 137 | 262 | 325 | 219 |
| Average SP/LP | 94% | 95% | 95% | 94% | 92% | 93% |
Pineapple Hill & Pineapple Hill Estates Land
At the time of this post, there are no active or pending lot listings at Pineapple Hill.
| SOLD | Q1 2022 | 2021 | 2020 | 2019 | 2018 | 2017 |
| Number of Sales | 3 | 2 | 1 | 0 | 0 | 0 |
| Low Sales Price | $879,000 | $1,195,000 | $950,000 | NA | NA | NA |
| High Sales Price | $1,090,000 | $1,305,000 | $950,000 | NA | NA | NA |
| Average Sales Price | $1,004,000 | $1,250,000 | $950,000 | NA | NA | NA |
| Average SP/Sq. ft. | $84 | $62 | $87 | NA | NA | NA |
| Average DOM | 305 | 143 | 314 | NA | NA | NA |
| Average SP/LP | 100% | 100% | 90% | NA | NA | NA |
PLANTATION ESTATES AT KAPALUA
Plantation Estates Homes
| ACTIVE LISTINGS | 1 |
| Volume | $12,300,000 |
| Low LP | $12,300,000 |
| High LP | $12,300,000 |
| Average LP | $12,300,000 |
| Average LP/Sq. Ft. | $1,726 |
| Average DOM | 78 |
| PENDING SALES | 1 |
| Volume | $8,250,000 |
| Low LP | $8,250,000 |
| High LP | $8,250,000 |
| Average LP | $8,250,000 |
| Average LP/Sq. Ft. | $1,135 |
| Average DOM | 589 |
| SOLD | Q1 2022 | 2021 | 2020 | 2019 | 2018 | 2017 |
| Number of Sales | 1 | 6 | 3 | 1 | 1 | 1 |
| Volume | $5,425,000 | $32,635,000 | $13,850,000 | $6,000,000 | $3,000,050 | $3,200,000 |
| Low Sales Price | $5,425,000 | $4,025,000 | $3,750,000 | $6,000,000 | $3,000,050 | $3,200,000 |
| High Sales Price | $5,425,000 | $10,100,000 | $5,650,000 | $6,000,000 | $3,000,050 | $3,200,000 |
| Average SP | $5,425,000 | $5,439,167 | $4,616,667 | $6,000,000 | $3,000,050 | $3,200,000 |
| Average SP/Sq. ft. | NA | $933 | $1,006 | $972 | $463 | $914 |
| Average DOM | NA | 258 | 70 | 215 | 372 | 108 |
| Average SP/LP | NA | 93% | 92% | 81% | 83% | 100% |
Plantation Estates Land
| ACTIVE LISTINGS | 2 |
| Volume | $4,245,000 |
| Low LP | $1,995,000 |
| High LP | $2,250,000 |
| Average LP | $2,122,500 |
| Average LP/Sq. Ft. | $21 |
| Average DOM | 52 |
| PENDING SALES | 0 |
| SOLD | Q1 2022 | 2021 | 2020 | 2019 | 2018 | 2017 |
| Number of Sales | 2 | 5 | 2 | 0 | 0 | 2 |
| Volume | $4,545,000 | $7,965,000 | $1,700,000 | 0 | 0 | $2,174,000 |
| Low Sales Price | $845,000 | $975,000 | $800,000 | NA | NA | $875,000 |
| High Sales Price | $3,700,000 | $2,600,000 | $900,000 | NA | NA | $1,299,000 |
| Average SP | $2,272,500 | $1,593,000 | $850,000 | NA | NA | $1,087,000 |
| Average SP/Sq. ft. | $22 | $15 | $9 | NA | NA | $12 |
| Average DOM | $618 | 226 | 53 | NA | NA | 211 |
| Average SP/LP | 96% | 97% | 81% | NA | NA | 84% |
HONOLUA RIDGE
Honolua Ridge Homes
There are no active home listings or pending sales at Honolua Ridge at the time of this post.
| SOLD | Q1 2022 | 2021 | 2020 | 2019 | 2018 | 2017 |
| Number of Sales | 0 | 4 | 1 | 2 | 2 | 1 |
| Volume | 0 | $25,500,000 | $3,850,000 | $6,120,000 | $6,393,250 | $2,575,000 |
| Low Sales Price | NA | $5,000,000 | $3,850,000 | $2,850,000 | $3,000,000 | $2,575,000 |
| High Sales Price | NA | $8,700,000 | $3,850,000 | $3,270,000 | $3,393,250 | $2,575,000 |
| Average SP | NA | $6,375,000 | $3,850,000 | $3,060,000 | $3,196,625 | $2,575,000 |
| Average SP/Sq. ft. | NA | $1,175 | $1,036 | $759 | $811 | $306 |
| Average DOM | NA | 276 | 40 | 352 | 167 | 48 |
| Average SP/LP | NA | 94% | 91% | 89% | 89% | 86% |
Honolua Ridge Land
| ACTIVE LISTINGS | 1 |
| Volume | $1,550,000 |
| Average LP/Sq. Ft. | $8 |
| Average DOM | 15 |
| PENDING SALES | 1 |
| Volume | $2,795,000 |
| Average LP/Sq. Ft. | $4 |
| Average DOM | 38 |
| SOLD | Q1 2022 | 2021 | 2020 | 2019 | 2018 | 2017 |
| Number of Sales | 4 | 9 | 1 | 0 | 0 | 4 |
| Volume | $7,455,500 | $13,365,000 | $850,000 | 0 | 0 | $3,605,000 |
| Low Sales Price | $1,163,000 | $805,000 | $850,000 | NA | NA | $715,000 |
| High Sales Price | $2,367,500 | $2,000,000 | $850,000 | NA | NA | $1,400,000 |
| Average SP | $1,863,875 | $1,485,000 | $850,000 | NA | NA | $901,250 |
| Average SP/Sq. ft. | $7 | $7 | $5 | NA | NA | $3 |
| Average DOM | $156 | 227 | 360 | NA | NA | 601 |
| Average SP/LP | 95% | 92% | 95% | NA | NA | 81% |
MAHANA ESTATES
Mahana Estates Homes
There are no active home listings in Mahana Estates at the time of this post. Mahana Estates is a relatively new development, and construction is just beginning.
| PENDING SALES | 1 |
| Volume | $4,850,000 |
| Low LP | $4,850,000 |
| High LP | $4,850,000 |
| Average LP | $4,850,000 |
| Average LP/Sq. Ft. | $1,634 |
| Average DOM | 122 |
| SOLD | Q1 2022 | 2021 | 2020 | 2019 | 2018 | 2017 |
| Number of Sales | 1 | 1 | 1 | 0 | 0 | 0 |
| Volume | $4,750,000 | $5,250,000 | $6,400,000 | 0 | 0 | 0 |
| Low Sales Price | $4,750,000 | $5,250,000 | $6,400,000 | NA | NA | NA |
| High Sales Price | $4,750,000 | $5,250,000 | $6,400,000 | NA | NA | NA |
| Average SP | $4,750,000 | $5,250,000 | $6,400,000 | NA | NA | NA |
| Average SP/Sq. ft. | $1,600 | $1,229 | $1,634 | NA | NA | NA |
| Average DOM | 206 | 52 | 122 | NA | NA | NA |
| Average SP/LP | 100% | 99% | 77% | NA | NA | NA |
Mahana Estates Land
There are no active lot listings in Mahana Estates at the time of this post.
| PENDING SALES | 2 |
| Volume | $2,595,000 |
| Low LP | $1,200,000 |
| High LP | $1,395,000 |
| Average LP | $1,297,500 |
| Average LP/Sq. Ft. | $23 |
| Average DOM | 111 |
| SOLD | Q1 2022 | 2021 | 2020 | 2019 | 2018 | 2017 |
| Number of Sales | 1 | 42 | 3 | 2 | 0 | 0 |
| Volume | $1,495,000 | $41,435,000 | $2,425,000 | $3,150,000 | 0 | 0 |
| Low Sales Price | $1,495,000 | $700,000 | $800,000 | $1,300,000 | NA | NA |
| High Sales Price | $1,495,000 | $2,150,000 | $825,000 | $1,850,000 | NA | NA |
| Average SP | $1,495,000 | $986,548 | $808,333 | $1,575,000 | NA | NA |
| Average SP/Sq. ft. | $18 | $17 | $12 | $23 | NA | NA |
| Average DOM | $87 | 163 | 157 | 60 | NA | NA |
| Average SP/LP | 94% | 94% | 95% | 10000% | NA | NA |
KAPALUA PLACE & OCEANFRONT HOMES
| ACTIVE LISTINGS | 1 |
| Volume | $59,500,000 |
| Low LP | $59,500,000 |
| High LP | $59,500,000 |
| Average LP | $59,500,000 |
| Average LP/Sq. Ft. | $8,954 |
| Average DOM | 108 |
| SOLD | Q1 2022 | 2021 | 2020 | 2019 | 2018 | 2017 |
| Number of Sales | 0 | 3 | 0 | 1 | 0 | |
| Volume | 0 | $34,800,000 | $39,500,000 | 0 | $12,000,000 | 0 |
| Low Sales Price | NA | $8,700,000 | $15,500,000 | NA | $12,000,000 | NA |
| High Sales Price | NA | $15,000,000 | $24,000,000 | NA | $12,000,000 | NA |
| Average SP | NA | $11,600,000 | $19,750,000 | NA | $12,000,000 | NA |
| Average SP/Sq. ft. | NA | $1,809 | $2,975 | NA | $1,605 | NA |
| Average DOM | NA | 489 | 425 | NA | 833 | NA |
| Average SP/LP | NA | 93% | 79% | NA | 80% | NA |
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.
Prepared on 4.2.2022. Sales Data 1.1.2022 through 3.31.2022
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,
Kapalua Resort | Condos, Homes & Land for Sale
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.
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