Market Spotlight: Montage Residences Kapalua Bay

Since being rebranded the Montage Residence Kapalua Bay in 2014, sales at the property have soared setting record highs for condominium sales in West Maui. 

When originally developed as a Ritz-Carlton Club and Residences in 2008, the property was comprised of 84 wholly-owned three and four-bedroom residences, some of the largest condominiums available in West Maui.  These residences are known as the Grand Residences, and are located in buildings 1, 2, 5 and 6, and ranged from 2,789 to 4,055 sq. ft. 

The development also included 62 smaller two and three-bedroom residences that were offered as 1/12 ownership located in buildings 3 and 4.  When rebranded as the Montage Residences, all developer

Introducing 322 Cook Pine, one of the last remaining undeveloped lots in Pineapple Hill

An aerial overlooking 322 Cook Pine Drive, Pineapple Hill, Kapalua

The views are focused toward the channel between Molokai and Lanai, framing Maui's spectacular sunsets

This is a rare offering of one of the last undeveloped home sites in Pineapple Hill phase I. The Design Guidelines for Pineapple Hill require the owner utilize one of six approved floor plans for the lots, which may be modified.  However, it should be noted that the foot print must be maintained and any changes must be approved by the Architectural and Design Review Committee. 

Pineapple Hill is one of Kapalua's most popular residential communities.  A gated enclave developed in two

Introducing 222 Crestview, in Kapalua's Pineapple Hill Estates

Dramatic sunsets are a nightly occurrence--the view from 222 Crestview

222 Crestview Road is a rare offering of a home situated at the Pinnacle of Pineapple Hill Estates, the newest residential community in Pineapple Hill. 

This second phase of the development was annexed into the community in 2001, and the homesites are significantly larger at approximately a half acre.  Architectural restrictions limit the roof heights of the lots below to 25 feet, but allowed homes along the top row to be two stories, maximizing the size and the views from this location.

This beautifully designed home is centered around a sculpture garden behind a gated private entry. Thoughtful design provides

KAPALUA MARKET UPDATE: Q2 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

Maui Real Estate Market Update: Mid-Year Update

From the Realtor's Association of Maui: "Activity for homes and condominiums in the June Maui real estate market showed positive gains in home prices and a decrease in Pending and Closed sales compared to the same time last year. Inventory increased slightly in June, with current housing inventory showing a 2.7-month supply for Single Family homes, up 17.4% from last year, and current condominium inventory showing a 1.5-month supply, up 25% from last year."  Read the full report

Kapalua Resort, Maui: residential market update

Sold: 320 Cook Pine Drive listed by Courtney M. Brown sold for $3,850,000.

Kapalua Homes for Sale: Active and Pending Listings

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.

At the time of this post, there are just three active listings and three pending sales:

The active listings include a home on a double lot in Pineapple Hill that was originally built by musician Carlos Santana,

Live front and center on the Beach at Kapalua Bay:

Spotlight on the Coconut Grove on Kapalua Bay

The Coconut Grove on Kapalua Bay is one of Kapalua's hidden gems.  Situated overlooking Kapalua Bay, this gated enclave of just 36 residences is located next door to the Montage Residences Kapalua Bay, and represents an exceptional value on a price-per-square-foot basis.  At the time of this post, the two oceanfront Montage Condos 2203 and 1203 are for sale at $2927 and $3375/sq. ft. 

The Coconut Grove does not allow short-term rentals, and many residents love the peaceful, less transient feel of the community.  The Plan 1 is a 3B/3B floor plan and the Plans 2, 3 and 4 are 3B/3.5B residences.  The oceanfront Plan 4 floor plans all have an

MAUI VACATION RENTAL (TRANSIENT ACCOMMODATIONS) & SHORT TERM RENTAL FAQs

May 7, 2024

Since this post there have been significant changes and proposed changes in Maui County and the State of Hawaii with regard to short term rentals.  Read the updated post: May, 2024

Original Post Follows

This is an update to a post I wrote in 2017.  Since writing that post, there have been updates to the county code and new legislative proposals affecting short-term rentals.  Maui, like many places around the US that are popular vacation destinations, has grappled with affordable housing and workforce housing.  In 2022, a moratorium was passed on the approval of new transient accommodations, as well as the implementation of a new long-term rental tax category

Maui Property Taxes Fiscal Year 2023 (July 1 2022- June 30, 2023)
Changes: Classifications & Rates

Each year, Maui County does two things: assesses the value of the property AND sets new rates for the upcoming fiscal year, which runs from July 1st-June 30th.  Below is a snapshot of the new Maui County Property Tax Rates for 2022-2023 as well as a summary of how they've changed over the years.

How do you calculate your property taxes given the new tiered system?

Fidelity National Title put together this helpful video when the new tiered system was introduced in 2020.  Note the tier amounts have changed in 2022 from prior years.

Maui County Property Tax Rates 2022-2023 vs Prior Years

Rates are per $1000 of assessed value.  In 2020, the County

Take a journey back in time to a simpler life…one of peace and serenity surrounded by the natural beauty of Upcountry Maui. 

This beautifully restored ranch estate was built in 1918 and is set on 60 timbered acres.  The original owners positioned the home at the edge of the ranch lands, which still surround it. The location provides for a private, serene setting and a vantage point with sweeping views across central Maui to Mauna Kahālāwai and of the waves breaking along the North Shore.

The current owners have spent several years lovingly restoring the home.  Some of these touches may not be readily apparent but took years to accomplish: each pane of glass was preserved, cleaned and replaced within refurbished window frames and hardware to