KAPALUA MARKET UPDATE: First Quarter 2023

The view from 330 Cook Pine Drive in Pineapple Hill, Kapalua

Kapalua Condominiums:  2018-Q1 2023

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 Stats by Community

How does the market in the first Quarter of 2023 stack up for each community when compared with prior years?

Coconut Grove on Kapalua Bay

In the first quarter of 2023 there were no sales at Coconut Grove. 

In 2022, there were just two sales at Coconut Grove.  The low sale was significantly higher than in 2021.  The reason for this is that all sales in 2022 were oceanfront, while in 2021 there was a second-row sale.   Note: in 2021 and 2022 combined there were 8 sales, which represents 22% of the inventory to change to new ownership.

Metrics: 2022 vs. 2021
Number of Sales -67%
Sales Volume -62%
Low Sales Price +43%
High Sales Price -9%
Average Sales Price +14%
Average Sales Price/Sq. Ft. +19%
Average DOM -57%
Average Sales Price/List Price -4%

View Coconut Grove Kapalua units for sale

Kapalua Ironwoods

**Note Ironwoods 102 was purchased by Pacaso and has been sold off in 1/4 interests.  Those listings and sales are not accounted for in these figures.  Since 2020 about 30% of the residences at the Ironwoods changed hands.

In the first quarter of 2023, there were no sales at the Kapalua Ironwoods.

In 2022, the average sales price was buoyed by a record sale of a renovated oceanfront residence. The number of sales matched those in 2020.

Metrics: 2022 vs. 2021
Number of Sales -20%
Sales Volume -2%
Low Sales Price +53%
High Sales Price +51%
Average Sales Price +23%
Average Sales Price/Sq. Ft. +6%
Average DOM -53%
Average Sales Price/List Price +3%

View Kapalua Ironwoods for Sale

Kapalua Bay Villas

In the first quarter of 2023, there was just one Bay Villa to sell.  A one bedroom, ocean view condominium in building 17. 

In 2022, the Bay Villas also saw a record-high sale of an oceanfront villa.  This also served to increase the average sales price.  That said, the number of sales was much closer to 2020 figures.

Metrics: 2022 vs. 2021
Number of Sales -67%
Sales Volume -57%
Low Sales Price +72%
High Sales Price +10%
Average Sales Price +30%
Average Sales Price/Sq. Ft. +36%
Average DOM -71%
Average Sales Price/List Price +4%

View Kapalua Bay Villas for Sale

Kapalua Golf Villas 

In the first quarter of 2023, there were two Golf Villa sales, a one bedroom in building 21 and a 2 bedroom in building 25.

In 2022, the Golf Villas experienced about half of the sales of 2021, but like other properties, the sale of a renovated two-bedroom in 21 building set a record high, thereby increasing the average sales price and price per square foot dramatically.

Metrics: 2022 vs. 2021
Number of Sales -52%
Sales Volume -34%
Low Sales Price +57%
High Sales Price +39%
Average Sales Price +39%
Average Sales Price/Sq. Ft. +41%
Average DOM -34%
Average Sales Price/List Price +1%

View Kapalua Golf Villas for Sale

Kapalua Ridge Villas

In 2023, there were two villas to sell, both two bedrooms, in buildings 12 and 29.

In 2022, similar to other properties, the available inventory at the Ridge Villas was quite limited.  The sale of a two bedroom villa set a record high of $1,900,000.

Metrics: 2022 vs. 2021
Number of Sales -61%
Sales Volume -50%
Low Sales Price +61%
High Sales Price +12%
Average Sales Price +26%
Average Sales Price/Sq. Ft. +45%
Average DOM -61%
Average Sales Price/List Price +3%

View Kapalua Ridge Villas for sale

Montage Residences Kapalua Bay

In the first quarter of 2023, there was just one Residence to sell at the Montage, a three bedroom residence located on the ground floor in building 2.

While the record high sale was in 2021, the average sales price did increase at Montage as did the average sales price/sq. ft.  It is noteworthy that the high sale in 2021 was a four bedroom residence.  With only eight ever built, these seldom come up, but when they do sell, they command a high price that does impact the average sales price and price per sq. ft. as they are directly oceanfront residences that often command a higher price.  The number of sales was similar to 2020, but the volume was significantly higher.

Metrics: 2022 vs. 2021
Number of Sales -63%
Sales Volume -61%
Low Sales Price +11%
High Sales Price -40%
Average Sales Price +4%
Average Sales Price/Sq. Ft. +16%
Average DOM 0%
Average Sales Price/List Price -1%

View Montage Residences Kapalua Bay for Sale

Ritz-Carlton Kapalua Residences 

There have been no condo sales in the first quarter of 2023 at the Ritz-Carlton Residences in Kapalua.

In 2022, the Ritz-Carlton Kapalua also saw an increase in the average sales price/sq. ft. with an increase in the sales price to list price ratio as well.

Metrics: 2022 vs. 2021
Number of Sales -20%
Sales Volume -23%
Low Sales Price +5%
High Sales Price +0%
Average Sales Price -4%
Average Sales Price/Sq. Ft. +8%
Average DOM -64%
Average Sales Price/List Price +5%

View Ritz-Carlton Residences Kapalua for Sale

KAPALUA RESIDENTIAL MARKET UPDATE

Kapalua's Residential Communities

Kapalua is comprised of several distinct communities, yet all flow together due to strong architectural and design guidelines: Pineapple Hill & Pineapple Hill Estates, Mahana Estates, Honolua Ridge, Plantation Estates Phases I and II, and Kapalua Place.  There are also three homes on oceanfront points within the Resort that aren't a part of a formal subdivision.

In the first quarter of 2023, there were only two home sales: a home in Pineapple Hill that sold at $4,150,000 and a home in Pineapple Hill Estates that sold for $5,775,000.

KAPALUA HOME SALES

PINEAPPLE HILL & PINEAPPLE HILL ESTATES

View Pineapple Hill & Pineapple Hill Estates Homes for sale

PLANTATION ESTATES AT KAPALUA HOMES

View Plantation Estates Homes for Sale

HONOLUA RIDGE HOMES

View Honolua Ridge Homes for sale

MAHANA ESTATES HOMES

 View Mahana Estates Homes

KAPALUA PLACE & OCEANFRONT HOMES

Active listings: 

9 Bay Drive is an oceanfront 7B/10B home on 9.63 acres listed at $41,900,000

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.

View Kapalua Place and Kapalua Oceanfront homes for sale

KAPALUA LAND SALES

In the first quarter of 2023, there are no lot sales to report in the Kapalua Resort.  

Pineapple Hill & Pineapple Hill Estates Land

View Pineapple Hill & Pineapple Hill Estates Land for Sale

Plantation Estates Land

View Plantation Estates Land for Sale

Mahana Estates Land

View Mahana Estates Land for Sale

Honolua Ridge Land

View Honolua Ridge Land for Sale

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

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$1,690,000

500 Kapalua Dr 23v1, Kapalua

1 Bed 2 Baths 899 SqFt Residential MLS® # 409397

Platinum Properties Hawaii,LLC

$1,850,000

230 Crestview Rd 15, Kapalua

0 Beds 0 Baths 0 SqFt Land MLS® # 409396

Keller Williams Realty Maui-L Cell: 808-870-7736

$3,950,000

↓ $345,000

81 Ironwood Ln 81, Kapalua

3 Beds 4 Baths 2,400 SqFt Residential MLS® # 409395

Keller Williams Realty Maui-L Cell: 808-870-7736

$5,000,000

Kapalua Farms Hui Rd F Rd, Kapalua

0 Beds 0 Baths 0 SqFt Land MLS® # 409381

Compass Cell: 808-276-6881

$2,195,000

↓ $300,000

100 Ridge Rd 2911-13, Kapalua

2 Beds 3 Baths 1,778 SqFt Residential MLS® # 409287

Keller Williams Realty Maui-L Cell: 808-870-7736

$5,980,000

↓ $515,000

310 Mahana Ridge St 21, Kapalua

4 Beds 4.5 Baths 3,193 SqFt Residential MLS® # 409228

Coldwell Banker Island Prop-KP Cell: 808-344-2677

$4,975,000

620 Silversword Dr 26, Kapalua

4 Beds 4.5 Baths 3,445 SqFt Residential MLS® # 409156

Keller Williams Realty Maui-L Cell: 808-870-7736

$999,000

500 Kapalua Dr 20t12, Kapalua

1 Bed 2 Baths 972 SqFt Residential MLS® # 409152

Berkshire Hathaway Maui Prop-L

$1,595,000

↓ $55,000

500 Bay Dr 36-b3, Kapalua

1 Bed 2 Baths 1,185 SqFt Residential MLS® # 409062

Source Hawaii Realty

$1,189,000

↓ $56,000

100 Ridge Rd 2914, Kapalua

1 Bed 2 Baths 1,125 SqFt Residential MLS® # 409053

Ridge Realty Rentals LLC

$1,250,000

100 Ridge Rd 2622, Kapalua

1 Bed 2 Baths 1,150 SqFt Residential MLS® # 409050

Keller Williams Realty Maui-Ki Cell: 808-281-1320

$3,395,000

↓ $5,000

1 Ritz Carlton Dr 1614-1616, Kapalua

2 Beds 2 Baths 1,333 SqFt Residential MLS® # 409031

Coldwell Banker Island Prop-KP Cell: 808-214-4492

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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.