|
Category |
This Week |
Price Range |
Market Signal |
|
Sold |
0 |
--- |
No closings within our thresholds |
|
Pending |
1 |
$4,795,000 |
North Shore oceanfront finds a buyer |
|
New Listings |
5 |
$3,200,000 – $9,500,000 |
Fresh inventory across Maui |
|
Price Reductions |
2 |
$11,500,000 – $24,500,000 |
Upper tier sellers repositioning |
|
Cancelled / Expired |
2 |
$6,195,000 – $7,300,000 |
North Shore and Wailea condo exit |
Market Snapshot
No closings within our thresholds this week, one pending, five new listings, and two cancellations. The most notable story is on the new listing side: five properties entered the market, ranging from a Honua Kai condo at $3.2M to a 39-acre Haiku estate at $9.5M. New inventory is finally starting to move in. The upper end of the market continues to struggle — the $24.5M Keawakapu beachfront reduced from $26M while 33 Hana Hwy in Paia Bay, carrying a lis pendens and a complicated portfolio ownership structure, cancelled again after 157 days.
Closed Sales
None within our price thresholds this week.
Pending Sales
Single-Family Homes
Kuʾau | 519 Hana Hwy
3 bd | 3 ba + 2/3 ba cottage | 1,309 sf + 1,156 sf cottage | 0.35 ac | oceanfront
List Price: $4,795,000 | Original: $5,000,000 | DOM: 65 | Contract: 5/16/2026
This one has been a roller coaster ride for the owners and their listing agents. It is now under contract — but as this property’s history reminds us, it ain’t over ’til it’s over.
This is the fourth time on the market since May 2024. The initial offering price was $6.95M. After 140 days and two price reductions down to $5.45M, the listing was cancelled. It came back 30 days later with the same broker at $4,999,999, went under contract just 20 days in, and then that escrow was cancelled nine days later. The price was reduced to $4.988M, then $4.88M, and went under contract again six months later — only for escrow to cancel again after all contingencies appeared to have cleared. The listing was then cancelled in March of this year, came back days later with a new broker, was reduced a final $205,000, and now has a buyer once more. Third time is the charm — we’ll soon find out.
The property itself is a classic North Shore oceanfront compound in Kuʾau: two homes on a third of an acre with direct ocean frontage on Tavares Bay, front-row surf views, new standing-seam metal roofs on both structures, and 1960 bones updated with casual beach elegance. The owners are licensed Realtors in Hawaiʻi.
New Listings
Single-Family Homes
The Ridge at Wailea | Wailea/Makena | 19 Halapa Pl
4 bd | 3 ba | 3,059 sf | 0.51 ac | ocean view
List Price: $5,900,000
This is the second time around for this home at The Ridge at Wailea — the exclusive nine-lot enclave at the top of Wailea where 14 Halapa Pl just went under contract at $11,998,000 after 317 days. Previously listed at $7.2M, it ran 153 days without a sale. Now back at $5,900,000 — a meaningful reset. 2020-built, single-level, 4bd/3ba, 3,059 sf on half an acre, owned photovoltaic, pool and spa, gated. The listing agent is one of the sellers. Worth watching to see whether activity at No. 14 generates any halo effect here.
Maui Meadows | Kihei | 557 Kupulau Dr
4 bd | 4 ba | 3,447 sf | 0.57 ac | ocean view | + 1/1 ohana
List Price: $5,000,000
New to market in Maui Meadows. Purchased in 2019, 1972 original construction renovated in 2022, above-ground pool, detached ohana, solar. The bones are straightforward: a renovated view home with an income unit. The context worth noting: the highest sale in this neighborhood in the last 12 months closed at $3.85M. The market will tell us quickly whether $5M finds traction here.
Napili/Kahana | 10 Hui Rd E
3 bd | 4 ba | 3,175 sf | 0.34 ac | oceanfront
List Price: $6,495,000
Just listed — a fully renovated 2026 oceanfront home south of Kapalua, positioned one step back from the front row but capturing elevated Pacific views and year-round sunsets without the front-row price premium. Stone floors, custom cabinetry, premium appliances, primary suite occupying the entire second level with ocean deck. Rebuilt and refinished top to bottom in 2026. The seller is currently in residence. At $6,495,000 for oceanfront in this corridor, it will be interesting to see how quickly the market responds to a move-in-ready product.
West Kuiaha | Haiku | 1949 W Kuiaha Rd
4 bd | 3.5 ba | 4,366 sf | 39 ac | mountain/ocean view | + 2/2.5 cottage
List Price: $9,500,000
A new Haiku estate enters the market — 39 rolling acres, two homes, panoramic ocean views across gently sloping green pastures. The main home is 4,366 sf with massive beam construction, Venetian plaster walls, a 1,050 sf primary suite with fireplace and clawfoot tub, and its own 756 sf private Ipe deck. Beyond a bamboo grove sits a 2bd/2.5ba cottage with Monkeypod slab counters and a vaulted cupola roof. Three horse paddocks, fruit trees, PV system, 10-car garage. The listing agent is related to the seller. This neighborhood is already home to the award-winning SEE Architecture estate at $13.9M (still active after a failed escrow) — two very different Haiku estates now in the market simultaneously, each appealing to a distinct buyer profile.
Condominiums
Honua Kai - Hoku Lani | Kaʻanapali | 130 Kai Malina Pkwy, Unit SR409
2 bd | 2 ba | 1,300 sf | beachfront | ocean view | hotel zoned | STR eligible
List Price: $3,200,000
Brand new to market — DOM 0. This unit was originally hand-selected by the Honua Kai developer as his personal residence, which tells you something about the position. The ’09” stack is the closest two-bedroom stack to the ocean at the resort, with unrestricted ocean and Molokaʻi views. The coveted L-shaped double lanai gives owners both sun and shade simultaneously. Immaculate condition with recent upgrades. Hotel zoned and short-term rental eligible. At $3.2M for a beachfront Honua Kai two-bedroom, the pricing will get attention.
Price Reductions
Single-Family Homes
Mahanalua Nui | Launiupoko | 426 Wailau Pl
5 bd | 7 ba | 6,682 sf | 25.87 ac | ocean view
Current Price: $11,500,000 | Original: $12,000,000 | DOM: 101
A $500,000 reduction after 101 days on this substantial Launiupoko mountaintop estate built in 2023 by Imagine It Builders. 6,682 sf of single-level living across two wings, dual primary bathrooms, fully outfitted gym, 4-car garage, pool. The views from the uppermost heights of Launiupoko span the Auʻaʻu Channel from Sweetheart Rock on Lanaʻi to nearly Elephant Rock on Molokaʻi — genuinely exceptional. Around 18 acres are under conservation easement. New construction cost was $9.75M in 2021, so the seller has real basis here. At $11.5M this is an early adjustment; the market will tell us whether it’s enough.
Keawakapu Beach | Kihei | 3060 S Kihei Rd
4 bd | 5.5 ba | 5,435 sf | 0.60 ac | beachfront | + 1/1 ohana
Current Price: $24,500,000 | Original: $26,000,000 | DOM: 100
A $1,500,000 reduction on one of Keawakapu Beach’s most significant estates. Completely rebuilt from the foundation up in 2013 with a grandfathered beachfront setback — a rare preservation of legal non-conforming status that gives the property an irreplaceable coastal position. 5,435 sf main home plus separate guest house, resort-style pool with rock grotto, game room with custom Koa bar, in-home gym, sauna. The original $26M ask was ambitious; at $24.5M the buyer pool remains very thin and global. Not to be confused with 3146 S Kihei Rd, which cancelled separately last week.
Cancelled / Expired
Single-Family Homes
Paia Bay | 33 Hana Hwy
4 bd | 3 ba + 2/1.5 ba cottage | 2,260 sf | 0.64 ac | beachfront
List Price: $7,300,000 | Original: $8,800,000 | DOM: 157 | Cancelled
The seventh time on the market without selling since 2021, and now cancelled again at 157 days. A lis pendens has been filed on the property, and the ownership structure adds further complexity — this is part of a 10-property commercial portfolio where the seller reserves the right to sell individually or as a package. Buyers at this level require clean, straightforward transactions, and this one doesn’t offer that yet. The asset is compelling: 145 linear feet of direct Paia Bay beachfront, recently appraised at $12.1M, plantation-style main home plus detached cottage. When — and if — the legal and structural issues resolve, expect serious interest at a motivated price.
Condominiums
Wailea Beach Villas | Wailea | 3800 Wailea Alanui Blvd, Unit PH407
2 bd | 2 ba | 1,978 sf | beachfront | ocean view | hotel zoned | STR eligible
List Price: $6,195,000 | Original: $6,195,000 | DOM: 172 | Cancelled
172 days at unchanged list price — cancelled. This is the third Wailea Beach Villas penthouse exit we’ve tracked in recent weeks: PH405 at $8.6M after 545 days, PH503 reduced to $5.9M and still active, and now PH407 at $6,195,000 giving up after nearly six months. The pattern is clear: the market is not supporting WBV pricing at these levels. Fourth floor corner unit, panoramic views of Wailea Beach, Molokini, Kahoʻolawe, and Lanaʻi, hotel zoned, fully furnished — the product is real. The pricing isn’t landing. Sellers in this complex should look at PH503’s $5.9M ask as a ceiling, not a floor, for where this market actually is.
Our Take
We currently have 95 luxury homes for sale with 10 pending — a reasonable pipeline heading into summer. The condo market tells a different story: 70 condos priced at $3M+ with only 5 pending sales, and the highest asking price among those pendings is $4,495,000. That tells you the top of the condo market is essentially frozen right now, even though 32 condos at $3M+ sold over the last 12 months.
We currently have 95 luxury homes for sale with 10 pending — a reasonable pipeline heading into summer. The condo market tells a different story: 70 condos priced at $3M+ with only 5 pending sales, and the highest asking price among those pendings is $4,495,000. That tells you the top of the condo market is essentially frozen right now, even though 32 condos at $3M+ sold over the last 12 months.
Zero new sales in May is disappointing but not terribly surprising. In May 2025 there were 2 luxury home sales and zero condo sales — so the shoulder season pattern holds, and our contemporaries in the market are seeing the same thing.
Four new home listings this week suggest sellers are positioning for the summer buying season. Just one new condo listing is more telling — likely a reflection of how slow that segment has been. Why bring a condo to market right now if the buyer pool is thin?
Rising mortgage rates and equity market volatility, combined with ongoing geopolitical uncertainty — tariff disputes, Middle East tensions, and broader questions about the dollar’s trajectory — are factors keeping some buyers on the sidelines. That said, I’ve recently spoken with buyers who told me that general unease about the economy is actually part of their motivation to buy. They see moving from equities into tangible assets as a prudent move right now. That’s an encouraging signal for Maui real estate, even in a quiet market.
