The Kapalua Resort: Market Update
June 1, 2021
Market Overview: Kapalua Resort Condos, Homes and Land
Active Listings: 54
Price Range: $750,000-$9,900,000
Avg LP/Sq. ft.: $779
Avg DOM: 264
Pending Sales: 46
Price Range: $760,000-8,500,000
Avg LP/Sq. Ft.: $786
Avg DOM: 174
| KAPALUA RESORT | YTD 2021 | YTD 2020 | YTD Change | 2020 | Change |
| Sales | 99 | 17 | 482% | 65 | 52% |
| Volume | $228,099,750 | $29,759,100 | 666% | $173,329,500 | 32% |
| Avg LP | $2,422,861 | $1,878,000 | 29% | $3,065,305 | -21% |
| Avg SP | $2,304,038 | $1,684,471 | 37% | $2,666,607 | -14% |
| SP/LP | 96% | 93% | 3% | 93% | 3% |
| Avg SP/Sq. Ft. | $803 | $800 | 0% | $897 | -10% |
| Avg DOM | 183 | 151 | 21% | 176 | 4% |
Note: Data is through 5.31.2021 and compares the same period of time in 2020. Fractional sales at the Montage Residences, Kapalua Bay are not included in this summary
Similar to the housing markets across the US, the Kapalua Resort market is seeing a remarkable amount of activity in 2021 vs. the same period in 2020. The total number of sales is up 482% and volume 666%. The average sales price is up 37% over the same period in the prior year. It's noteworthy that the average sales price/sq. ft. is level. This would be influenced by more vacant land sales (22 compared with 2 in 2020) added into the mix, with a 15-acre parcel selling in Honolua Ridge at just $2/sq. ft in 2021. It is noteworthy that in 2021, the high SP/sq. ft. year to date is at the Montage Residences, where an oceanfront residence closed at $2101/sq. ft. In 2020, the high was $1842/sq. ft. for an oceanfront residence at the Ironwoods.
With pending sales currently at 46, the resort is on track to see sales volume 123% over that of 2020 at a very minimum.
Market Overview: Kapalua Resort Condominiums
Active Listings: 24
Price Range: $785,000-8,700,000
Avg LP/Sq. ft.: $1403
Avg DOM: 212
Pending Sales: 29
Price Range: $769,000-8,500,000
Avg LP/Sq. Ft.: $1141
Avg DOM: 193
| KAPALUA CONDOS | YTD 2021 | YTD 2020 | YTD Change | 2020 | Change |
| Sales | 59 | 12 | 392% | 40 | 48% |
| Volume | $106,792,250 | $16,166,000 | 561% | $68,617,500 | 56% |
| Avg LP | $1,876,784 | $1,420,917 | 32% | $1,806,947 | 4% |
| Avg SP | $1,810,038 | $1,347,167 | 34% | $1,715,438 | 6% |
| SP/LP | 96% | 95% | 1% | 94% | 2% |
| Avg SP/Sq. Ft. | $1,035 | $937 | 10% | $1,000 | 4% |
| Avg DOM | 193 | 162 | 19% | 165 | 17% |
Kapalua has seven different condominium communities. There are the Bay Villas, Golf Villas, and Ridge Villas, which are a mix of one and two-bedroom condominium units (sometimes three-bedroom villas will pop up, when a two-bedroom villa has been modified) that can be rented short term. The Ritz-Carlton Residences, Kapalua and Montage Kapalua Bay are luxury residences situated in five-star hotels. The Coconut Grove and Ironwoods are low density, low-rise communities, with private garages. Both the Coconut Grove and Ironwoods have restrictions in place regarding short-term rentals, lending a more residential feel to the properties.
The number of sales is up 392%, and volume is up 561%. Average Sales Price is up 34%. It's noteworthy that the DOM on market is also up, but the market is currently moving very swiftly at the lower end of the market, so this may be reflective of older, higher-priced inventory selling.
Market Overview: Kapalua Resort Homes
Active Listings: 7
Price Range: $2,850,000-$9,900,000
Avg LP/Sq. ft.: $1105
Avg DOM: 342
Pending Sales: 4
Price Range: $2,600,000-$4,695,000
Avg LP/Sq. Ft.: $690
Avg DOM: 211
| KAPALUA HOMES | YTD 2021 | YTD 2020 | Change | 2020 | Change |
| Sales | 18 | 3 | 500% | 17 | 6% |
| Volume | $95,627,500 | $10,870,000 | 780% | $90,787,000 | 5% |
| Avg LP | $5,654,611 | $4,391,667 | 56% | $6,473,563 | -13% |
| Avg SP | $5,312,639 | $3,623,333 | 47% | $5,321,063 | 0% |
| SP/LP | 94% | 87% | 8% | 91% | 3% |
| Avg SP/Sq. Ft. | $1,009 | $781 | 29% | $1,043 | -3% |
| Avg DOM | 165 | 158 | 4% | 156 | 6% |
As people revaluated their living spaces shifting to homes over condos in both late 2020 and early 2021, the residential market in Kapalua saw an unprecedented amount of activity. Condo sales seemed to pick up a bit later, as travel restrictions started to lift.
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.
Market Overview: Kapalua Resort Land
Active Listings: 22
Price Range: $750,000-$7,250,000
Avg LP/Sq. ft.: $29
Avg DOM: 295
Pending Sales: 13
Price Range: $850,000-$2,900,000
Avg LP/Sq. Ft.: $23
Avg DOM: 119
| KAPALUA LAND | YTD 2021 | YTD 2020 | Change | 2020 | Change |
| Sales | 22 | 2 | 1000% | 8 | 175% |
| Volume | $25,680,000 | $1,600,000 | 1505% | $13,925,000 | 84% |
| Avg LP | $1,243,182 | $850,000 | 55% | $2,061,250 | -40% |
| Avg SP | $1,167,273 | $800,000 | 46% | $1,740,625 | -33% |
| SP/LP | 95% | 94% | 1% | 89% | 7% |
| Avg SP/Sq. Ft. | $15 | $11 | 36% | $32 | -53% |
| Avg DOM | 173 | 74 | 134% | 284 | -39% |
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.
View all properties for sale in Kapalua
Kapalua Resort | Condos, Homes & Land for Sale
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