The Kapalua Resort: Residential Market Update
Home and Land Sales, August 30, 2021
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.
Market Overview: Kapalua Resort Homes
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.
View Kapalua Homes for Sale
PINEAPPLE HILL & PINEAPPLE HILL ESTATES HOMES FOR SALE:
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
PLANTATION ESTATES 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
HONOLUA RIDGE 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.
MAHANA ESTATES HOMES FOR SALE:
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
KAPALUA OCEANFRONT 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
Market Overview: Kapalua Resort Land
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.
View Kapalua Land for Sale
For a more detailed analysis of a land sales in a specific community in Kapalua, please contact Courtney Brown
View all properties for sale in Kapalua
$14,000,000 Active Fee Simple
-
3
Beds
-
3½
Baths
-
2.18
Acres
-
5,366
ft²
Residential
223 Plantation Club Dr, Kapalua, HI
MLS® #403222
Listed By: Coldwell Banker Island Prop-KP
Office Contact: Cell: 808-250-1583
Welcome To An Extraordinary Sanctuary Of Privacy And Luxury In Kapalua’s Prestigious Guard-gated Community Of Plantation Estates, With Security Provided Seven Days A Week. Recently And Extensively Renovated Inside And Out, This 2.18-acre Estate Has Been Tra...
REDUCED 6% 
$1,095,000 Active Fee Simple
-
1
Beds
-
2
Baths
-
21.8
Acres
-
1,125
ft²
Residential
100 Ridge Rd, Unit 714, Kapalua, HI
MLS® #403133
Listed By: Real Broker LLC
Office Contact: hawaiisbest1@gmail.com
The Best Priced Home At Kapalua Ridge Offering Luxurious Quiet Island Living You Will Find elegance And Tranquility In This Exquisitely Upgraded Ground-floor, Single Level condominium At Kapalua Ridge, Unit 714. Located In The Intimate Northern Portion Of...
$8,500,000 Active Fee Simple
-
2
Beds
-
2½
Baths
-
28.04
Acres
-
2,558
ft²
Residential
1 Ritz Carlton Dr, Unit 1626, Kapalua, HI
MLS® #403115
Listed By: Coldwell Banker Island Prop-KP
Office Contact: Cell: 808-870-7060
Wow! The Only Penthouse At The Ritz Carlton Kapalua Is Now Available! This Very Unique Condominium Apartment Encompasses The Entire Oceanside Top Floor Of The North Tower With Approximately 2,558 Square Feet Of Interior Living Plus A Lanai Of Approximatel...
$18,000,000 Active Fee Simple
-
4
Beds
-
4½
Baths
-
1.04
Acres
-
4,720
ft²
Residential
210 Naio Pl, Kapalua, HI
MLS® #403334
Listed By: Island Sotheby's International Realty(L)
Office Contact: Cell: 808-280-1080
An Exceptional Residence Where Uncompromising Attention To Detail And A Harmonious Fusion Of Comfort And Nature Create A Testament To Unparalleled Quality And Sophistication. Where Every Day Is An Opportunity To Savor The Beauty And Tranquility That Define...
REDUCED 9%
$1,995,000 Active Fee Simple
-
2
Beds
-
3
Baths
-
21.8
Acres
-
1,778
ft²
Residential
100 Ridge Rd, Unit 413-15, Kapalua, HI
MLS® #402955
Listed By: Keller Williams Realty Maui-L
Office Contact: Cell: 808-870-7736
Experience Luxury Living At Its Finest In This Spacious, Single-level 2 Bedroom, 3 Bath Villa At The Ridge At Kapalua. The Ridge Is Kapalua's Best-constructed (mostly Concrete), Low-density Condominium Residence Suitable For Permanent Living Or Vacation Ren...
$1,975,000 Active Fee Simple
Land
221 Plantation Club Dr, Kapalua, HI
MLS® #402961
Listed By: Compass
Office Contact: Cell: 808-250-0840
In A Tranquil Location In Kapalua’s Prestigious Plantation Estates Lies Unique Acreage Unlike Any Other. One Of The Thirty-six Original Home Sites, This 2.34 Acre Lot Is Surrounded By Some Of The Most Luxurious Homes In All Of Maui. Privacy, Seclusion, And ...
