MAUI OCEANFRONT HOMES
Market Update, November 2019
1437 Front Street is an oceanfront home for sale in the heart of Lahaina, on historic front street
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Update 1/27/2020: Since this post was written, the classification of 6 sales in Makena was changed from Beachfront to Across the Street from the Ocean. These sales totaled $60,162,136. As they were developer sales the escrow could only close once construction was complete, so they had a very high Days on Market Count, averaging 1202 days on market.
As such, the statistics and summary below have changed. Please see the post written 1/27/2020 for updated statistics.
Maui has several areas with oceanfront homes: West Maui, South Maui, North Shore, East Maui and Central Maui. As you will see below, the home prices tend to be highest in the resort areas of West and South Maui.
There are broad fluctuations in price depending on whether the property is beachfront or oceanfront; whether it is on a rocky shoreline or cliffside without water access; and the age, condition and size of the home.
Over the past five years, oceanfront home sales have consistently seen a volume of around 20/year, with a low of 13 sales in 2015, and a high of 25 sales in 2017. Looking at this year (YTD vs. 2018), the average sales price remains fairly consistent, yet the average Sales Price ($) per square foot has increased to $1902/sq. ft. It is interesting to note, that oceanfront homes are selling at a lower percentage of the asking price than the prior year as well as with a longer average days on market.
Maui Oceanfront Homes: Market Snapshot by Area
Active Listings, Pending Sales and YTD Sales
| Oceanfront Homes | All Maui | West Maui | South Maui | North Shore | East Maui | Central Maui |
| Active Listings | 50 | 17 | 14 | 12 | 7 | 0 |
| Low List Price | $750,000 | $2,200,000 | $3,500,000 | $999,000 | $750,000 | |
| Average List Price | $7,962,899 | $11,359,705 | $9,963,785 | $4,006,416 | $2,494,285 | |
| High List Price | $37,500,000 | $37,500,000 | $29,750,000 | $12,000,000 | $6,500,000 | |
| Average LP/Sq. Ft. | $2183 | $2869 | $2497 | $1261 | NA | NA |
| Pending Sales | 4 | 0 | 2 | 2 | 0 | 0 |
| Average List Price | $3,699,500 | NA | $3,724,000 | $3,675,000 | NA | NA |
| Supply of Inventory* | 27.5 months | 37.4 months | 17.1 months | 44 months | 91 months | NA |
| 2019 YTD Sales | 20 | 5 | 2 | 3 | NA | 3 |
| Low Sales Price | $321,300 | $600,000 | $3,450,000 | $3,400,000 | $321,300 | |
| Average Sales Price | $6,318,559 | $4,184,999 | $9,801,348 | $5,341,666 | $403,016 | |
| High Sales Price | $13,950,000 | $9,000,000 | $13,950,000 | $8,600,000 | $565,000 | |
| Sales Volume 2019 YTD | $126,371,185 | $20,924,999 | $17,400,000 | $16,250,000 | 0 | $1,209,050 |
| Average SP/Sq. Ft. | $1902 | $1382 | $2813 | $1705 | $234 |
*based on past 11 months of sales, with the exception of East Maui, which required going back to 2018. With only one sale in 2018, the sale was then multiplied by a factor of 13
There is often a misperception that we see more sales in the Wailea/Makena Market. What is important to note is that there are far fewer oceanfront homes in resort areas in West Maui than in Wailea/Makena. For example, there are only 6 oceanfront homesites in Kaanapali's only oceanfront residential neighborhood, Kai Ala Place. Similarly, there are just five oceanfront homesites in Kapalua Place, Kapalua's only oceanfront residential neighborhood. Wailea/Makena are larger-scale resorts, with more oceanfront residential communities such as Keawekapu Beach, Maluhia, Makena Place, the Makena Beach Cottages, and Black Sands, as well as homes scattered along the Makena Coastline that aren't part of a formal subdivision. Kihei's Halama Street is also a popular area with beachfront homes stretching along the shoreline.
Maui Oceanfront Home Sales: Key Metrics
2014 to Present
| Year | Sales | Volume | Avg SP | Avg SP$/sq. ft. | Avg DOM | SP/LP |
| 2014 | 21 | $90,443,000 | $4,306,810 | $1504 | 287 | 91% |
| 2015 | 13 | -62% | $55,075,000 |-64% | $4,235,538 | -2% | $1793 | 16% | 214 | -34% | 93% |
| 2016 | 22 | 41% | $139,062,000 | 60% | $6,321,000 | 33% | $2878 | 38% | 219 | 2% | 84% |
| 2017 | 25 | 12% | $146,765,387 | 5% | $5,870,615 | -8% | $1533 | -88% | 274 | 20% | 92% |
| 2018 | 23 | -9% | $148,197,545 | 1% | $6,443,372 | 9% | $1759 | 13% | 222 | -23% | 91% |
| 2019 YTD | 20 | -15% | $126,371,185 | -17% | $6,318,550 | -2% | $1902 | 8% | 554 | 50% | 88% |
The highest-priced listing on the island is located in the Kapalua Resort: 9 Bay Drive is an 8B/8.5 acre estate situated on 9.97 acres. It is currently offered at $37,500,000, reduced from $49,000,000. This compares with a high sales price of $27,000,000 for an oceanfront estate in 2011 in Makena. 7150 Makena Road is a 4B/5.5B home on 1.69 acres. To date, the largest sale on Maui for a private residence that was actually across the street from the ocean, in Keauhou, Makena $41,750,000 in 2015 (not in MLS) .
It should be noted--with such a small sampling, the statistics can vary widely at any given time, and the above are MLS statistics. Additional properties have changed hands privately and are not entered in MLS. For more information on all areas of Maui read: Maui Real Estate Statistics.
View Current Home Listings: Oceanfront, Beachfront and Across the Street from the Ocean
Maui Beachfront and Oceanfront Homes for Sale
Corrected and Revised 1/27/2020
This information is provided by the Realtor's Association of Maui. It is believed accurate, but subject to change. Readers are advised to do their own due diligence.
vision figures for both condos and home sites. Some condo and some homesites have been combined to be one property. This is not reflected in the number above.
Above information on total properties is provided by Fidelity National Title and is believed to be accurate but is subject to change.
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