Kapalua Condo Market Update Q2 | 2023

Posted by Courtney M. Brown on Monday, July 17th, 2023 at 11:59am.

KAPALUA MARKET UPDATE: Activity through Q2 | 2023 

Kapalua Condominiums

Kapalua Condominiums:  Market Update through Q2 | 2023

The Kapalua Resort 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. 

Kapalua Resort Condo Market*

KAPALUA RESORT CONDOS Q2 2023 2022 2021 2020 2019 2018
Number of Sales 15 62 145 40 61 45
Volume $39,474,000 $145,775,500 $298,816,781 $68,617,500 $124,027,800 $92,832,112
Low Sales Price $1,250,000 $940,000 $600,000 $600,000 $595,000 $575,000
High Sales Price $8,200,000 $8,000,000 $13,295,000 $4,200,000 $7,950,000 $8,950,000
Median $1,695,000 $1,455,000 $1,220,000 $1,162,500 $1,050,000 $1,031,250
Average SP $2,631,600 $2,351,218 $2,060,805 $1,715,438 $2,033,242 $2,062,935
Average SP/Sq. Ft. $1,645 $1,470 $1,154 $1,000 $1,028 $1,026
Average DOM 201 96 177 165 213 209
Average SP/LP 98% 99% 97% 94% 96% 97%
*Does not include Napili Kai (Puna) Condos, Pailolo Place Condos, Montage Fractionals, or the Ironwoods fractional sale in 2022  

 

Key Stats by Community

How does the market through the middle of 2023 stack up for each community when compared with prior years?

Coconut Grove on Kapalua Bay

View Coconut Grove Kapalua Condos for sale

Coconut Grove Q2 2023 2022 2021 2020 2019 2018
Sales 0 2 6 0 0 0
Volume 0 $10,990,000 29,000,000 0 0 0
Low SP NA $5,300,000 3,700,000 NA NA NA
High SP NA $5,690,000 6,250,000 NA NA NA
Median SP NA $5,495,000 $4,750,000 NA NA NA
Average SP NA $5,495,000 4,833,333 NA NA NA
Average SP/Sq. Ft NA $2,240 1,883 NA NA NA
Average DOM NA 67 154 NA NA NA
Average SP/LP NA 93% 97% NA NA NA

At the time of this post, there is just one listing and no pending sales or sales YTD:

Status Building Name Unit List Price Beds Baths Sq. Ft. DOM $/Sq. Ft.
ACT Coconut Grove F24 $6,750,000 3 3.5 2,783 237 $2,425

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.

 

Kapalua Ironwoods*

View Kapalua Ironwoods Condos for Sale

Kapalua Ironwoods Q2 2023 2022 2021 2020 2019 2018
Sales 0 4 5 4 1 1
Volume 0 $16,750,000 $17,020,000 $12,050,000 $2,300,000 $3,000,000
Low SP NA $2,300,000 $1,500,000 $1,150,000 $2,300,000 $3,000,000
High SP NA $6,250,000 $4,150,000 $4,200,000 $2,300,000 $3,000,000
Median SP NA $4,100,000 $4,020,000 $3,350,000 $2,300,000 $3,000,000
Average SP NA $4,187,500 $3,404,000 $3,012,500 $2,300,000 $3,000,000
Average SP/Sq. Ft NA $1,729 $1,634 $1,412 $1,065 $1,391
Average DOM NA 149 320 124 671 204
Average SP/LP NA 95% 92% 88% 93% 92%

*Note Ironwoods 102 was purchased by Pacaso and has been sold off in 1/4 interests.  Those fractional interest sales are not accounted for in the above figures, but are reflected in the graph below.  Since 2020 about 30% of the residences at the Ironwoods changed hands.

 At the time of this post, there is just one listing:

Status Building Name Unit List Price Beds Baths Sq. Ft. DOM $/Sq. Ft. MLS #
ACT Kapalua Ironwoods 62 $4,350,000 2 3 2,032 197 $2,141 397779

There have been no pending sales or sales YTD in 2023.  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.

 

Kapalua Bay Villas

View Kapalua Bay Villas Condos for Sale

Kapalua Bay Villas Q2 2023 2022 2021 2020 2019 2018
Sales 4 10 30 7 14 7
Volume $6,494,000 $17,764,000 $41,089,500 $7,538,000 $15,032,500 $7,621,250
Low SP $1,399,000 $1,300,000 $755,000 $675,000 $800,000 $800,000
High SP $1,900,000 $3,200,000 $2,900,000 $1,900,000 $1,485,000 $1,600,000
Median SP $1,597,500 $1,437,500 $1,237,000 $1,000,000 $1,062,500 $1,031,250
Average SP $1,623,500 $1,776,400 $1,369,650 $1,076,857 $1,073,750 $1,088,750
Average SP/Sq. Ft $1,548 $1,496 $1,104 $876 $872 $872
Average DOM 159 68 232 149 287 258
Average SP/LP 99% 100% 97% 92% 93% 95%

At the time of this post, there is just one listing and there have been four sales YTD

Status Building Name Unit List Price Sold Price Close Date Beds Baths Sq. Ft.  DOM $/Sq. Ft. MLS #
PNDS Kapalua Bay Villas 32B3 $1,750,000     1 1.5 995 20 $1,759 399242
SLD Kapalua Bay Villas 17B3 $1,695,000 $1,695,000 3/15/23 1 2 995 58 $1,704 397877
SLD Kapalua Bay Villas 37G-1 $1,399,000 $1,399,000 4/11/23 1 2 1,119 263 $1,250 396509
SLD Kapalua Bay Villas 35B2 $1,950,000 $1,900,000 4/14/23 1 2 1,087 60 $1,748 398133
SLD Kapalua Bay Villas 17G4 $1,500,000 $1,500,000 6/2/23 1 1 1,006 253 $1,491 396995

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. 

 

Kapalua Golf Villas 

View Kapalua Golf Villas Condos for Sale

Kapalua Golf Villas Q2 2023 2022 2021 2020 2019 2018
Sales 4 21 44 9 9 13
Volume $5,905,000 $27,773,500 $42,071,750 $7,441,500 $14,446,603 $10,645,400
Low SP $1,250,000 $940,000 $600,000 $600,000 $595,000 $575,000
High SP $1,675,000 $1,949,000 $1,400,000 $1,200,000 $1,010,000 $1,200,000
Median SP $1,490,000.00 $1,215,000.00 $944,000 $745,000 $785,000 849,000
Average SP $1,476,250 $1,332,548 $956,176 $826,833 $802,572 $818,877
Average SP/Sq. Ft $1,428 $1,205 $856 $749 $677 $678
Average DOM 135 81 122 124 165 155
Average SP/LP 99% 100% 99% 94% 97% 98%

At the time of this post, there are two active listings and three pending sales.  There have been four sales YTD.

Status Building Name Unit List Price Sold Price Close Date Beds Baths Sq. Ft. DOM $/Sq. Ft. MLS #
ACT Kapalua Golf Villas 19T4-5 $1,385,000     1 2 972 173 $1,424.90 397970
ACT Kapalua Golf Villas 25-T6&7 $1,895,000     2 2 1,344 129 $1,409.97 398330
PNDS Kapalua Golf Villas 18T3-4 $1,265,000     1 2 972 16 $1,301.44 399279
PNDS Kapalua Golf Villas 27P7-8 $1,895,000     2 2 1,344 89 $1,409.97 398662
PNDNS Kapalua Golf Villas 15P5&6 $1,625,000     2 2 1,344 194 $1,209.08 397798
SLD Kapalua Golf Villas 25 P3-4 $1,700,000 $1,675,000 2/3/23 2 2 1,344 171 $1,246.28 396733
SLD Kapalua Golf Villas 21T1-2 $1,385,000 $1,385,000 2/17/23 1 2 972 112 $1,424.90 397242
SLD Kapalua Golf Villas 17T8 $1,285,000 $1,250,000 4/21/23 1 2 987 186 $1,266.46 397171
SLD Kapalua Golf Villas 23V2 $1,595,000 $1,595,000 6/30/23 1 2 899 72 $1,774.19 398654

 

Kapalua Ridge Villas

View Kapalua Ridge Villas Condos for sale

Kapalua Ridge Villas Q2 2023 2022 2021 2020 2019 2018
Sales 2 11 28 8 6 6
Volume $3,975,000 $15,554,000 $31,301,998 $8,776,500 $4,904,000 $6,090,500
Low SP $1,750,000 $1,250,000 $775,000 $650,000 $650,000 $849,000
High SP $2,225,000 $1,900,000 $1,700,000 $1,487,500 $1,100,000 $1,500,000
Median SP $1,987,500 $1,375,000 $1,097,000 $1,135,000 $780,000 $920,750
Average SP $1,987,500 $1,414,000 $1,117,929 $1,097,063 $817,333 $1,015,083
Average SP/Sq. Ft $1,124 $1,179 $813 $701 $653 $737
Average DOM 51 65 165 222 263 215
Average SP/LP 99% 100% 97% 96% 98% 97%

 

At the time of this post, there are two active listings and two pending sales at The Ridge.  There have been two sales YTD.

Status Building Name Unit List Price Sold Price Close Date Beds Baths Sq. Ft. DOM $/Sq. Ft.
ACT Kapalua Ridge 2122 $1,495,000     1 2 1,150 56 $1,300
ACT Kapalua Ridge 1512 $1,500,000     1 2 1,125 35 $1,333
PNDS Kapalua Ridge 724 $1,389,000     1 2 1,125 67 $1,235
PNDS Kapalua Ridge 1611-13 $1,950,000     2 3 1,778 129 $1,097
SLD Kapalua Ridge 1223-24 $1,750,000 $1,750,000 2/1/23 2 3 1,756 65 $997
SLD Kapalua Ridge 2911-13 $2,250,000 $2,225,000 3/22/23 2 3 1,778 37 $1,251

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.

 

Montage Residences Kapalua Bay

View Montage Residences Kapalua Bay Condos for Sale

Montage Kapalua Bay Q2 2023 2022 2021 2020 2019 2018
Sales 4 10 27 9 21 12
Volume $21,550,000 $49,605,000 $128,678,533 $28,939,000 $86,445,000 $58,780,074
Low SP $3,650,000 $3,000,000 $2,695,000 $2,750,000 $2,400,000 $3,495,000
High SP $8,200,000 $8,000,000 $13,295,000 $4,159,000 $7,950,000 $8,950,000
Median SP $4,850,000 $4,600,000 $4,145,000 $2,995,000 $3,595,000 $4,422,500
Average SP $5,387,500 $4,960,500 $4,765,872 $3,215,444 $4,116,429 $4,898,340
Average SP/Sq. Ft $2,074 $2,027 $1,742 $1,407 $1,556 $1,572
Average DOM 513 151 152 170 173 230
Average SP/LP 97% 97% 98% 99% 97% 100%

 

 At the time of this post, there are three active listings and no pending sales at the Montage Kapalua Bay.  There have been four sales YTD.

Status Building Name Unit List Price Sold Price Close Date Beds Baths Sq. Ft. DOM $/Sq. Ft. MLS #
ACT Montage Residences Kapalua Bay 4201 $4,750,000     3 3.5 2,065 5 $2,300 399361
ACT Montage Residences Kapalua Bay 1204 $8,195,000     3 3.5 2,789 167 $2,938 398325
ACT Montage Residences Kapalua Bay 1103 $12,500,000     3 3.5 2,904 71 $4,304 398817
SLD Montage Residences Kapalua Bay 2206 $3,800,000 $3,650,000 2/21/23 3 3.5 2,904 974 $1,257 387459
SLD Montage Residences Kapalua Bay 4503 $4,595,000 $4,450,000 5/1/23 3 3.5 2,079 201 $2,140 397124
SLD Montage Residences Kapalua Bay 1203 $8,795,000 $8,200,000 6/13/23 3 3.5 2,904 363 $2,824 396141
SLD Montage Residences Kapalua Bay 3501 $5,250,000 $5,250,000 6/14/23 3 3.5 2,065 40 $2,542 398797

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. 

 

Ritz-Carlton Kapalua Residences 

View Ritz-Carlton Residences Kapalua Condos for Sale

Ritz-Carlton Residences Q2 2023 2022 2021 2020 2019 2018
Sales 1 4 5 3 1 6
Volume $1,550,000 $7,429,000 $9,655,000 $3,872,500 $900,000 $6,694,888
Low SP $1,550,000 $990,000 $945,000 $735,000 $900,000 $830,000
High SP $1,550,000 $2,800,000 $2,800,000 $2,300,000 $900,000 $1,400,000
Median SP $1,550,000 $1,820,000 $1,800,000 $837,500 $900,000 $1,082,444
Average SP $1,550,000 $1,857,250 $1,931,000 $1,290,833 $900,000 $1,115,815
Average SP/Sq. Ft $1,765 $1,557 $1,446 $1,065 $1,034 $1,093
Average DOM 162 161 448 216 203 207
Average SP/LP 92% 102% 97% 88% 92% 90%

At the time of this post, there are four active listings at the Ritz-Carlton, Kapalua.  YTD there has been one sale.

Status Building Name Unit List Price Sold Price Close Date Beds Baths Sq. Ft. DOM $/Sq. Ft. MLS #
ACT The Ritz Carlton Residences 1601 $1,685,000     1 1 872 118 $1,932.34 398419
ACT The Ritz Carlton Residences 1614-1616 $3,650,000     2 2 1,333 107 $2,738.18 398516
ACT The Ritz Carlton Residences 1226-1228 $3,675,000     2 2 1,477 243 $2,488.15 397394
ACT The Ritz Carlton Residences 1626 $8,900,000     2 2.5 2,558 16 $3,479.28 399288
SLD The Ritz Carlton Residences 1712 $1,680,000 $1,550,000 4/5/23 1 1 878 162 $1,765.38 397227

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 in 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 Condos for Sale

46 Properties Found. Page 1 of 4

The Views Are Spectacular And Peaceful From The...

Photo of Listing #404947

$1,750,000 Active Fee Simple

  • 2 Beds
  • 2 Baths
  • 15.84 Acres
  • 1,344 ft²

Residential

500 Kapalua Dr, Unit 14v3-4, Kapalua, HI

MLS® #404947

Listed By: Keller Williams Realty Maui-L
Office Contact: Cell: 808-250-3834

The Views Are Spectacular And Peaceful From The Vista Level At Kapalua Golf Villas! This Beautifully Appointed Single Floor, 2 Bed / 2 Bath Condo Exudes A Quiet And Luxurious Aura Boasting A Spacious Floor Plan With Stainless Steel Appliances, Granite Count...

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The Kapalua Golf Villas Development Is Located ...

Photo of Listing #404954

$1,198,000 Active Fee Simple

  • 1 Beds
  • 1½ Baths
  • 15.84 Acres
  • 987 ft²

Residential

500 Kapalua Dr, Unit 20-t8, Kapalua, HI

MLS® #404954

Listed By: Coldwell Banker Island Prop-KP
Office Contact: Cell: 808-250-1583

The Kapalua Golf Villas Development Is Located In The Heart Of The Kapalua Resort, A Short Distance To Three Of The Most Popular Beaches In Hawaii (kapalua Bay, Napili Bay And Oneloa Bay), World Class Golf Courses, Restaurants, Kapalua Spa, Historic Honolua...

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Nestled On The Kapalua Bay Course, This Beautif...

Photo of Listing #404890

$1,650,000 Pending Fee Simple

  • 2 Beds
  • 2 Baths
  • 15.84 Acres
  • 1,344 ft²

Residential

500 Kapalua Dr, Unit 25t6-7, Kapalua, HI

MLS® #404890

Listed By: Island Sotheby's International Realty(L)
Office Contact: Cell: 808-250-0210

Nestled On The Kapalua Bay Course, This Beautifully Upgraded Golf Villa Is Perched On The 5th Tee With Sweeping Views Of The Golf Course And The Pacific Ocean. This Villa Offers The Ultimate Blend Of Comfort, Convenience, And Island-style Elegance. The Ki...

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Perfectly Located On The Top Row Of The Kapalua...

Photo of Listing #404875

$1,750,000 Active Fee Simple

  • 2 Beds
  • 2 Baths
  • 15.84 Acres
  • 1,344 ft²

Residential

500 Kapalua Dr, Unit 23p1-2, Kapalua, HI

MLS® #404875

Listed By: Hawaii Life (KAP)
Office Contact: Cell: 808-205-3995

Perfectly Located On The Top Row Of The Kapalua Golf Villas, Unit 23p1-2 Is Ready For You To Call Home. The Top Row Offers Stunning, Panoramic Views Of The Ocean, Outer Islands, And Nightly Sunsets. This Beautiful 2 Bedroom, 2 Bath Unit Has Been Completely ...

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Enjoy Dramatic Ocean Views From This Beautifull...

Photo of Listing #404798

$2,295,000 Pending Fee Simple

  • 2 Beds
  • 3 Baths
  • 21.8 Acres
  • 1,756 ft²

Residential

100 Ridge Rd, Unit 1523-24, Kapalua, HI

MLS® #404798

Listed By: Island Sotheby's International Realty(L)
Office Contact: Cell: 808-250-0210

Enjoy Dramatic Ocean Views From This Beautifully Furnished Two-bedroom Villa At The Ridge In Kapalua. The Sweeping Views Extend Along The Kapalua Coast Out Toward Honolua Bay And Across The Plantation Course. The Entry Level Opens To The Vista, And Here Y...

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Welcome To The Ironwoods At Kapalua. This Incre...

Photo of Listing #404690

$5,850,000 Pending Fee Simple

  • 3 Beds
  • 2½ Baths
  • 9.19 Acres
  • 2,070 ft²

Residential

104 Ironwood Ln, Unit 104, Kapalua, HI

MLS® #404690

Listed By: Keller Williams Realty Maui-L
Office Contact: Cell: 808-870-7736

Welcome To The Ironwoods At Kapalua. This Incredible Oceanfront 3-bedroom Condominium Residence Was Totally Renovated And Reconfigured And Offers An Unparalleled Living Experience Directly On The Iconic Signature 17th Hole Of The Kapalua Bay Course On The P...

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Discover The Ultimate Luxury Villa Along The In...

Photo of Listing #404634

$2,375,000 Active Fee Simple

  • 2 Beds
  • 2½ Baths
  • 16.45 Acres
  • 1,503 ft²

Residential

500 Bay Dr, Unit 37b2,3,4, Kapalua, HI

MLS® #404634

Listed By: Keller Williams Realty Maui-L
Office Contact: Cell: 808-870-7736

Discover The Ultimate Luxury Villa Along The Incredible Kapalua Coast With This Stunning Single-level, Two-bedroom Condominium At The Bay Villas. Upon Entering The Convenient “no-stairs” Entrance, You're Welcomed By Awe-inspiring Views Of The Pacific Ocean....

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Welcome To Montage Residences Kapalua Bay, Wher...

Photo of Listing #404569

$4,195,000 Active Fee Simple

  • 3 Beds
  • 3½ Baths
  • 21 Acres
  • 2,789 ft²

Residential

1 Bay Dr, Unit 5104, Kapalua, HI

MLS® #404569

Listed By: Compass
Office Contact: Cell: 808-283-3436

Welcome To Montage Residences Kapalua Bay, Where Residence 5104 Offers Unparalleled Beauty And Tranquility. This Luxury Condominium, With Its Private Ground Floor Location, Seamlessly Blends Indoor Comfort With Outdoor Splendor. Highlighted By Captivating G...

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This Fully Remodeled 1-bedroom, 2-bathroom Cond...

Photo of Listing #404514

$1,495,000 Active Fee Simple

  • 1 Beds
  • 2 Baths
  • 15.84 Acres
  • 899 ft²

Residential

500 Kapalua Dr, Unit 23v2, Kapalua, HI

MLS® #404514

Listed By: Island Sotheby's International Realty(L)
Office Contact: Cell: 808-283-4922

This Fully Remodeled 1-bedroom, 2-bathroom Condo At Kapalua Golf Villas Offers A Truly Luxurious Living Experience With Breathtaking Panoramic Ocean Views. From Its Elevated Position, You Can Enjoy Some Of The Best Views Maui Has To Offer, From The Sparklin...

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Imagine Time Well Spent In This Picturesque Set...

Photo of Listing #404523

$1,799,000 Active Fee Simple

  • 2 Beds
  • 2 Baths
  • 15.84 Acres
  • 1,344 ft²

Residential

500 Kapalua Dr, Unit 27p7-8, Kapalua, HI

MLS® #404523

Listed By: Coldwell Banker Island Prop(S)
Office Contact: Cell: 808-276-7766

Imagine Time Well Spent In This Picturesque Setting In Your 2 Two-bedroom/ 2 Bathroom Villa With A Refined Design. Impressive Furniture And Finishes For Those That Appreciate High End Quality. Enjoy The Kapalua Lifestyle And Experience The Amazing Restauran...

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Discover Unparalleled Luxury At The Montage Kap...

Photo of Listing #404454

$3,800,000 Active Fee Simple

  • 2 Beds
  • 2½ Baths
  • 21 Acres
  • 1,774 ft²

Residential

1 Bay Dr, Unit 4304, Kapalua, HI

MLS® #404454

Listed By: Island Sotheby's International Realty(L)
Office Contact: Cell: 808-250-0210

Discover Unparalleled Luxury At The Montage Kapalua Bay. This Spacious Two Bedroom Residence Features Ocean Views From The Living Room And Both Bedroom Suites, As Well As A Generous Lanai, Perfect For Watching Maui’s Exceptional Sunsets. Located Oceanfron...

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Seller Financing At 4.99%! Located At Kapalua G...

Photo of Listing #404279

$1,299,000 Active Fee Simple

  • 1 Beds
  • 2 Baths
  • 15.84 Acres
  • 972 ft²

Residential

500 Kapalua Dr, Unit 21t5-6, Kapalua, HI

MLS® #404279

Listed By: Real Broker LLC
Office Contact: joshua@algluxury.com

Seller Financing At 4.99%! Located At Kapalua Golf Villas, This 1-bedroom, 2-bathroom Unit With A Versatile Bonus Room Offers A Rare Opportunity To Own A Slice Of Paradise With Highly Desirable Seller Financing. Enjoy Spectacular Golf Course And Ocean Views...

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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.

*Kapalua Resort data contained in the search is pulled from the Maui MLS using a map search which is outlined to include condominiums in the Kapalua Resort.  It does not include condominium data for the condominiums at Napili Kai or Pailolo Place which fall within the MLS District of Kapalua but are not part of the Kapalua Resort.  Stats on other sites may pull different data if not excluding these areas.

This blog was updated on 7/28/23 and the interactive charts from the MLS were changed from rolling year of data to rolling 6 months.

 

Courtney M. Brown, R(S) & Team
Vice President
Island Sotheby's International Realty

 

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