Posted by Courtney M. Brown on Monday, August 30th, 2021 at 3:58pm.
Updated 8/31/2021
The Kapalua Resort is comprised of five residential communities, along with four oceanfront parcels with private residences. Each neighborhood is distinct, and amenities and lot sizes vary considerably.
Lots in Pineapple Hill tend to be approximately a quarter acre, and approximately a half-acre in Pineapple Hill Estates and are situated overlooking the Kapalua Bay Course. The Mahana Estates is Kapalua's newest residential community, with lots ranging from .64 to 4.3 acres. The lower portion of the Mahana Estates development borders the Plantation Course. The Plantation Estates homesites are situated along the Plantation Course, and are 2+ acres. Annexed in at a later date to the Plantation Estates, Honolua Ridge (Phases I & 2) are the largest lot offerings in the resort, and vary in size from 2-30 acres. The only beachfront subdivision is Kapalua Place, with five beachfront homesites and three ocean view homesites.
Active Listings: 8
Price Range: $2,795,000-$9,900,000
Avg LP/Sq. ft.: $1252
Avg DOM: 245
Pending Sales: 1
Price Range: $4,750,000
Avg LP/Sq. Ft.: $1600
Avg DOM: 21
| KAPALUA HOMES | YTD 2021 | YTD 2020 | Change | 2020 (all) | Change |
| Sales | 24 | 6 | +300% | 17 | +41% |
| Volume | $117,272,500 | $19,120,000 | +513% | $90,787,000 | +29% |
| Avg LP | $5,186,291 | $3,700,166 | +40% | $6,473,563 | -20% |
| Avg SP | $4,886,354 | $3,186,666 | +53% | $5,321,063 | -8% |
| SP/LP | 94% | 89% | +6% | 91% | +3% |
| Avg SP/Sq. Ft. | $937 | $738 | +27% | $1,043 | -10% |
| Avg DOM | 193 | 159 | +21% | 156 | 24% |
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 at Mahana Estates.
During covid, buyers revaluated their living spaces shifting to homes over condos in both late 2020 and early 2021, which led to increased activity in the residential market in Kapalua. Condo sales in the Kapalua Resort seemed to pick up a bit later, as travel restrictions started to lift.
Active Listings: 4
Price Range: $2,795,000-$8,995,000
Avg LP/Sq. ft.: $993
Avg DOM: 71
Pending Sales: 0
| PINEAPPLE HILL HOME SALES | YTD 2021 | YTD 2020 | Change | 2020 | Change |
| Sales | 13 | 4 | 225% | 10 | 30% |
| Volume | $38,962,500 | $8,870,000 | 339% | $27,187,000 | 43% |
| Avg LP | $3,174,461 | $2,404,750 | 32% | $2,848,300 | 11% |
| Avg SP | $2,997,115 | $2,217,500 | 35% | $2,625,000 | 14% |
| Low SP | $2,062,500 | $1,600,000 | 29% | $1,600,000 | 29% |
| High SP | $4,850,000 | $1,800,000 | 169% | $3,750,000 | 29% |
| SP/LP | 95% | 92% | 3% | 95% | 0% |
| Avg SP/Sq. Ft. | $766 | $573 | 34% | $696 | 10% |
| Avg DOM | 158 | 207 | -24% | 137 | 15% |
Of the active listings, only one is on a single lot, which is listed at $2,795,000. The other three active listings are on double lots, and range in price from $4,955,000 to $8,995,000 effectively skewing the average list price and the average price per square foot. The high sale in 2021 of $4,850,000 is a home on 3 lots that were combined for a single-family residence. Pineapple Hill & Pineapple Hill Estates are the entry point for the Kapalua Resort, and this community is also the most developed. There were 99 homesites originally in phase I, though there are six properties that have consolidated two or more lots. There are 86 homes built (80 on single lots, 5 on 2 lots combined, and 1 on 3 lots combined) and 6 vacant lots.
View Pineapple Hill Homes for Sale
Active Listings: 2
Price Range: $5,750,000-$8,250,000
Avg LP/Sq. ft.: $1066
Avg DOM: 372
Pending Sales: 0
| PLANTATION ESTATES HOMES | YTD 2021 | YTD 2020 | Change | 2020 | Change |
| Sales | 5 | 0 | -- | 3 | 67% |
| Volume | $27,960,000 | $0 | -- | $13,850,000 | 102% |
| Avg LP | $5,937,000 | NA | -- | $5,131,333 | 16% |
| Avg SP | $5,592,000 | NA | -- | $4,616,666 | 21% |
| Low SP | $4,395,000 | NA | -- | $3,750,000 | 17% |
| High SP | $10,100,000 | NA | -- | $5,650,000 | 79% |
| SP/LP | 93% | NA | -- | 92% | 1% |
| Avg SP/Sq. Ft. | $973 | NA | -- | $1,006 | -3% |
| Avg DOM | 210 | NA | -- | 70 | 200% |
The two active listings are both situated along the 18th fairway, which is a very desirable location. The homes themselves are amongst the first built in the Plantation Estates, but both have had renovations within the last decade. Of the sales, the views, location, size and quality of construction vary dramatically resulting in a variety of price ranges.
View Plantation Estates Homes for Sale
Active Listings: 0
Pending Sales: 0
| HONOLUA RIDGE HOMES | YTD 2021 | YTD 2020 | Change | 2020 | Change |
| Sales | 3 | 1 | 200% | 1 | 200% |
| Volume | $19,000,000 | $3,850,000 | 394% | $3,850,000 | 394% |
| Avg LP | $6,907,666 | $4,250,000 | 63% | $4,250,000 | 63% |
| Avg SP | $6,333,333 | $3,850,000 | 65% | $3,850,000 | 65% |
| Low SP | $5,000,000 | $3,850,000 | 30% | $3,850,000 | 30% |
| High SP | $8,700,000 | $3,850,000 | 126% | $3,850,000 | 126% |
| SP/LP | 92% | 91% | 1% | 91% | 1% |
| Avg SP/Sq. Ft. | $999 | $1,036 | -4% | $1,036 | -4% |
| Avg DOM | 344 | 40 | 760% | 40 | 760% |
It is not surprising to see fewer homes listed and fewer sales in Honolua Ridge. Developed in the mid-2000's in two phases with 50 homesites, construction has been slow in this area, and only a fraction of the home sites have been developed.
Active Listings: 1
Price Range: $4,850,000
LP/Sq. ft.: $1634
DOM: 15
Pending Sales: 1
Price Range: $4,750,000
LP/Sq. Ft.: $1600
DOM: 22
| MAHANA ESTATES HOMES | YTD 2021 | YTD 2020 | Change | 2020 | Change |
| Sales | 1 | 1 | 0% | 1 | 0% |
| Volume | $6,400,000 | $5,250,000 | 22% | $5,250,000 | 22% |
| Avg LP | $6,400,000 | $5,250,000 | 22% | $5,250,000 | 22% |
| Avg SP | $6,400,000 | $5,250,000 | 22% | $5,250,000 | 22% |
| Low SP | $6,400,000 | $5,250,000 | 22% | $5,250,000 | 22% |
| High SP | $6,400,000 | $5,250,000 | 22% | $5,250,000 | 22% |
| SP/LP | 99% | 77% | 29% | 77% | 29% |
| Avg SP/Sq. Ft. | $1,229 | $1,098 | 12% | $1,098 | 12% |
| Avg DOM | 52 | 88 | -41% | 88 | -41% |
View Mahana Estates Homes for Sale
Active Listings: 0
Pending Sales: 1
Price Range: $9,900,000
LP/Sq. Ft.: $2275
DOM: 928
| KAPALUA OCEANFRONT HOMES | YTD 2021 | YTD 2020 | Change | 2020 | Change |
| Sales | 2 | 0 | -- | 2 | 0% |
| Volume | $26,100,000 | $0 | -- | $39,500,000 | -34% |
| Avg LP | $13,747,500 | NA | -- | $27,000,000 | -49% |
| Avg SP | $13,050,000 | NA | -- | $19,750,000 | -34% |
| Low SP | $11,100,000 | NA | -- | $15,500,000 | -28% |
| High SP | $15,000,000 | NA | -- | $24,000,000 | -38% |
| SP/LP | 95% | NA | -- | 79% | 20% |
| Avg SP/Sq. Ft. | $1,714 | NA | -- | $2,975 | -42% |
| Avg DOM | 225 | NA | -- | 425 | -47% |
There is very little oceanfront residential inventory in Kapalua. There are just five oceanfront homesites in Kapalua Place. Along the coastline, there are three oceanfront points with private residences and one along a bay, all of which are conservation zoned. The high sale of $24,000,000 in 2020 was for an oceanfront home of 6,645 sq. ft. on 9.963 acres on the point in front of the Montage Kapalua Bay. The sales in 2021 were both in the Kapalua Place subdivision on home sites ranging from .64-.70 acres.
View Kapalua Oceanfront Homes for Sale
Active Listings: 17
Price Range: $879,000-$2,500,000*
Avg LP/Sq. ft.: $30
Avg DOM: 249
Pending Sales: 11
Price Range: $795,000-$2,900,000
Avg LP/Sq. Ft.: $16
Avg DOM: 153
*Note: there is a commercial parcel not included in this data that is available at $7,500,000.
| KAPALUA LAND | YTD 2021 | YTD 2020 | Change | 2020 (all) | Change |
| Sales | 38 | 5 | 660% | 8 | 375% |
| Volume | $41,850,000 | $11,300,000 | 270% | $13,925,000 | 201% |
| Avg LP | $1,153,552 | $2,739,000 | -58% | $2,061,250 | -44% |
| Avg SP | $1,101,315 | $2,260,000 | -51% | $1,740,625 | -37% |
| SP/LP | 96% | 94% | 2% | 89% | 8% |
| Avg SP/Sq. Ft. | $16 | $30 | -47% | $32 | -50% |
| Avg DOM | 180 | 254 | -29% | 284 | -37% |
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. There is just one undeveloped lot at Kapalua Place which has been sold.
For a more detailed analysis of a land sales in a specific community in Kapalua, please contact Courtney Brown
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Courtney M. Brown, R(S) & Team
Vice President
Island Sotheby's International Realty