Weekly Luxury Market Snapshot
|
Category |
This Week |
Price Range |
Market Signal |
|
Sold |
3 |
$4,150,000 - $9,875,000 |
Two SF homes close in Launiupoko and Kula; Makena Surf condo trades at discount |
|
Pending |
2 |
$5,295,000 - $5,900,000 |
Olinda estate goes fast; WBV Penthouse finds buyer after 170 days |
|
New Listings |
3 |
$7,500,000 - $45,000,000 |
Lanikeha new build, Halama beachfront, and $45M Makena compound debut |
|
Price Reductions |
9 |
$3,650,000 - $14,400,000 |
Broad-market repositioning -- West Maui, Kula, North Shore, Wailea all represented |
|
Cancelled / Expired |
5 |
$4,650,000 - $13,500,000 |
Four expireds and one cancellation -- inventory leaves across multiple segments |
Market Snapshot
We are reporting on 22 listings this week. Three closings, two pendings, three new-ish listings, nine price reductions, and five properties leaving the market. Both properties that went pending did so after meaningful time on market -- the Olinda estate found a buyer in just 18 days, while the Wailea Beach Villas penthouse closed out a 170-day run. That combination -- quick moves and patient moves both finding resolution -- is a healthy sign for a market sorting itself out.
Three new listings entered: a brand-new Lanikeha single-family in Kaanapali, a sandy beachfront estate on Halama Street in Kihei at $12.4M, and the Makena Road compound debuting at $45,000,000 as a unified two-parcel offering. The compound's entry at this price point is the week's most headline-worthy event -- it is either a bold statement of value or a significant test of the ultra-luxury market's depth.
Nine price reductions across West Maui, Kula, North Shore, and Wailea tell a consistent story: sellers who entered the market at aspirational prices are now finding the floor. That repricing, combined with the five departures this week, is clearing the decks. A leaner, better-priced inventory is exactly what attracts the buyers who have been watching and waiting.
Closed Sales
Single-Family Homes
Launiupoko | 205 Pua Niu Way
5 bd | 4.5 ba | 3,697 sf | 2.77 ac | ocean view | pool
List Price: $6,290,000 | Sold Price: $5,950,000 | DOM: 30 | Cash
This one came to market 4 times starting back in 2023. Back then it was listed for $7,450,000. It came back to the market for the 4th time and went under contract on the same day, which is a bit odd. Dropping from $7.4+ to a final sale of just under $6M over a 2 1/2 year timeframe, likely tells us the whole story.
Kula | 730 Lower Kimo Dr
3 bd | 4 ba | 7,102 sf | 5.28 ac | bi-coastal view | pool
List Price: $9,875,000 | Sold Price: $9,875,000 | Original: $11,000,000 | DOM: 425 | Cash
Four hundred twenty-five days on market this time after a previous listing period of 353 days with the same broker and a reduction from $11M to selling price $9.875M to get here. Seven-thousand-plus square feet of concrete construction on 5.28 acres with bi-coastal views over all of Maui. Copper roofing, Italian and Spanish gold antique marble, Jerusalem stonework, Acacia hardwood floors. The journey from March of 2023 until now is the real data point for the Kula estate segment -- buyers will wait, and they will wait at a price they set.
Condominiums
Makena Surf | Makena | 4850 Makena Alanui Rd, Unit F-207
2 bd | 2 ba | 1,313 sf | fl. 2 | oceanfront | ocean view | Hotel Zoned - STR Allowed
List Price: $4,495,000 | Sold Price: $4,150,000 | Original: $4,495,000 | DOM: 184 | Cash
Once again the 3rd time is the charm. Originally listed in 2023 for $5.350M, this one came back 6 months ago at $4,495,000 and attracted a buyer. Six months on market and a $345,000 discount on a renovated second-floor Makena Surf unit -- the second consecutive week a Makena Surf condo has closed. Building F offers unobstructed views from Kaho'olawe to West Maui with year-round sunsets. Renovated 2015 with travertine tile, recessed lighting, central A/C. Hotel Zoned - STR Allowed, active vacation rental. Contract date was March 9 with a nearly three-month escrow on a cash transaction -- longer than typical, which is worth noting for buyers underwriting Makena Surf properties.
Pending Sales
Single-Family Homes
Olinda | 1630 Olinda Rd
4 bd | 4.5 ba | 5,035 sf | 2.07 ac | bi-coastal view | pool
List Price: $5,295,000 | Original: $5,295,000 | DOM: 18 | Contract: 6/1/2026
Eighteen days to contract on this Olinda estate -- one of the faster moves in the Upcountry market in recent months. Over 5,000 sf of main residence plus an attached apartment, detached cottage, and barn/workspace on 2 acres along the slopes of Olinda Road. Bi-coastal views, pool, tennis court, spa. Built 1996, remodeled 2022. The Upcountry buyer pool is narrow but motivated when the right property arrives at the right price -- this one hit both marks.
Condominiums
Wailea Beach Villas | Wailea | 3800 Wailea Alanui Blvd, Unit PH503
3 bd | 3 ba | 1,961 sf | fl. 5 (penthouse) | beachfront | ocean view | Hotel Zoned - STR Allowed
List Price: $5,900,000 | Original: $6,895,000 | DOM: 170 | Contract: 6/2/2026
After 170 days and a $995,000 reduction from original ask, the top-floor penthouse at Wailea Beach Villas found a buyer. Listed December 2025, it sat through the slower winter season before the spring market delivered a contract. Renovated 2025, fully furnished, active vacation rental with bookings transferable. Fifth floor, 283 sf lanai, Gaggenau/SubZero/Thermador kitchen. Hotel Zoned - STR Allowed. For context, Wailea Beach Villas B-102 -- a first-floor front-row unit in the beachfront B building -- expired this same week after 366 days at $12,950,000. Same complex, very different outcomes.
New Listings
Single-Family Homes
Lanikeha | Kaanapali | 1015 Anapuni Pl
4 bd | 4.5 ba | 4,012 sf | 0.48 ac | ocean view | pool | + 1/1 ohana
List Price: $7,500,000 | Listed: 6/1/2026 | DOM: 6
After expiring in May, this one is back on the market in time for the summer buying season. Brand-new 2025 construction in Lanikeha -- Kaanapali Golf Estates' double-gated upper tier. Designed by architect Atom Kasprzycki and built by Thad Henry Design Group.
Halama Street | Kihei | 1536 Halama St
5 bd | 5.5 ba | 5,070 sf | 0.40 ac | beachfront | sandy beach | pool | + 1/1 ohana
List Price: $12,400,000 | Listed: 6/2/2026 | DOM: 5
Back to the market after failing to sell during the 2023/2026 winter season. This is a 2015-built family beachfront compound on Halama Street. Five ensuite bedrooms, primary suite claiming the entire upper level with its own laundry, dedicated office, and private covered lanai. The 3-car garage includes an upstairs ohana for caretaker or overflow. Monier tile roof, Hardie siding. The quiet end of Halama is a meaningful distinction -- a different experience from the more trafficked sections. At $12.4M buyers will want to benchmark carefully against recent Kihei and Wailea coastal comps.
Poolenalena | Wailea/Makena | 4640 & 4650 Makena Rd
8 bd | 7.5 ba | 7,510 sf | 1.21 ac | beachfront | ocean view | pool
List Price: $45,000,000 | Listed: 6/5/2026 | DOM: 2
Two side-by-side oceanfront parcels on Makena Road offered as a single $45,000,000 compound. Positioned approximately 40 feet above a crescent-shaped white sand beach framed by a lava rock outcropping -- a setting that cannot be replicated under current coastal regulations. Two distinct residences: one single-level with immediate livability and preliminary plans for a modern renovation, the other with 15-foot ceilings and an open-concept great room. Gated, sweeping views from Makena to the West Maui Mountains, year-round sunsets. At $45M this is one of the highest-priced residential offerings on Maui and a global buyer conversation -- proof of funds required, listing agent must be present.
Price Reductions
Single-Family Homes
Kula | 7700 Kula Hwy
58-acre agricultural estate | 4,200 sf ag shop | commercial greenhouses | 8 TMKs
Current Price: $14,400,000 | Original: $14,900,000 | DOM: 59
A $500,000 reduction after 59 days on this rare 58-acre Kula ag estate -- four ag buildings, two fully automated commercial greenhouses, off-grid solar, established income leases. A very narrow buyer pool at any price.
Kula | 7850 Kula Hwy
3 bd | 2.5 ba | 3,832 sf | 2.0 ac | ocean view
Current Price: $7,150,000 | Original: $7,450,000 | DOM: 233
A $300,000 reduction at 233 days on this modern single-level Kula view home. Eight months in and still looking for its buyer.
Spreckelsville | 1050 Kapukaulua Pl
4 bd | 2.5 ba | 2,606 sf | 0.90 ac | beach access
Current Price: $6,800,000 | Original: $7,250,000 | DOM: 257
$450,000 off at 257 days on this gated multi-structural Spreckelsville coastal estate. The North Shore buyer pool is patient, and this seller has been waiting a long time.
Mahana Estates | Kapalua | 300 Mahana Ridge St
4 bd | 4.5 ba | 3,156 sf | 1.29 ac | ocean view | pool
Current Price: $5,495,000 | Original: $5,950,000 | DOM: 128
Down $455,000 from original ask at 128 days. The developer's personal lot selection in Mahana Estates, now the most aggressively priced home in the community. Comparable homes in the community sold at $7.625M and $7.8M -- this seller is pricing well below that to move.
Lanikeha | Kaanapali | 44 Loli'i Pl
4 bd | 5 ba | 3,691 sf | 0.46 ac | ocean view | pool
Current Price: $5,245,000 | Original: $5,895,000 | DOM: 336
$650,000 off original ask at 336 days -- a 2022-built Lanikeha home working its way down for nearly a year. Notably, a brand-new Lanikeha home entered the market this week at $7.5M. Buyers can now compare directly within the same gated community.
Spreckelsville | 462 Laulea Pl
2 bd | 2 ba | 1,165 sf | 0.23 ac | ocean view | + 1/1 cottage
Current Price: $4,400,000 | Original: $4,888,000 | DOM: 127
$488,000 off at 127 days on this Old Spreckelsville compound on Laulea Place -- Tahitian-style structures on a private gated quarter acre near beach access, four distinct living areas. The as-is addendum is a signal buyers should read carefully.
Condominiums
Honua Kai - Konea | Kaanapali | 130 Kai Malina Pkwy, Unit NR202
3 bd | 3 ba | 2,230 sf | fl. 2 | beachfront | ocean view | Hotel Zoned - STR Allowed
Current Price: $4,950,000 | Original: $5,400,000 | DOM: 371
A year on market and $450,000 down from original ask -- this is the only oceanfront three-bedroom currently available at Honua Kai. The listing agent is out of state, which has been noted by local brokers throughout the listing history. At $4,950,000 the question remains whether pricing has finally reached the threshold where the buyer math works.
Ho'olei | Wailea | 21 Kiloa St, Unit O-4
3 bd | 3.5 ba | 2,619 sf | fl. 2 | ocean view | Hotel Zoned - STR Allowed
Current Price: $4,650,000 | Original: $4,890,000 | DOM: 104
$240,000 reduction at 104 days on this Ho'olei townhome in the heart of Wailea. Active Grand Wailea rental program, Kulana Club membership negotiable, Fleetwood pocket sliders, Wolf and Sub-Zero kitchen. The reduction signals the seller is watching the market closely.
Kapalua Ironwoods | Kapalua | 62 Ironwood Ln, Unit 62
2 bd | 3 ba | 1,750 sf | fl. 1 | beachfront | ocean view | No STR
Current Price: $3,650,000 | Original: $3,850,000 | DOM: 179
$200,000 off at 179 days on this 2022-remodeled single-level Ironwoods residence with private direct-from-garage entry -- a rare configuration in the complex. Short-term rental not permitted; owner-user or long-term rental play only.
Cancelled / Expired
Single-Family Homes
Launiupoko | 91 Kumu Niu Pl
4 bd | 4.5 ba | 4,012 sf | 2.09 ac | ocean view | pool | New Construction
List Price: $7,440,000 | DOM: 372 | EXPIRED
Under-construction spec home in Launiupoko that never found a buyer at this price -- a year-plus on market is the verdict on what the market will pay for unfinished product in this location.
Olowalu | 49 Kuahulu Pl
3 bd | 3.5 ba | 3,477 sf | 2.0 ac | oceanfront | ocean view | pool | + 2/1 ohana
List Price: $13,500,000 | DOM: 169 | EXPIRED
Private oceanfront gated estate on 2 acres at the quiet end of West Maui. Five months without a match at $13.5M -- a price and a location that require a very specific buyer.
Kihei | 1656 Halama St
4 bd | 3 ba | 2,150 sf | 0.46 ac | oceanfront | ocean view | pool | + 1/1 ohana
List Price: $4,650,000 | DOM: 31 | CANCELLED
Oceanfront plantation-style home on Halama Street cancelled after just 31 days. A property that pulls that quickly often comes back relisted -- watch for it.
Condominiums
Wailea Point | Wailea | 4000 Wailea Alanui Dr, Unit 1404
3 bd | 3 ba | 2,430 sf | fl. 2 | oceanfront | ocean view | No STR
List Price: $9,500,000 | Original: $11,500,000 | DOM: 287 | EXPIRED
Repositioned down from $11.5M after an extensive renovation. Nearly ten months on market and pricing remained the barrier to the end.
Wailea Beach Villas | Wailea | 3800 Wailea Alanui Dr, Unit B-102
3 bd | 3.5 ba | 2,931 sf | fl. 1 | beachfront | ocean view | Hotel Zoned - STR Allowed
List Price: $12,950,000 | DOM: 366 | EXPIRED
Front-row beachfront villa in the coveted B building -- one of only eight in that position -- held since 2007 and on the market for nearly a year without a deal. The PH503 in the same complex went pending this week at $5.9M. Different units, very different outcomes.
Our Take
With 9 price reductions and 3 new-ish listings we are seeing sellers try to get repositioned for a summer selling season after a disappointing winter season. Adding to the changing tableau were 5 properties leaving the market. Will those be back for the late summer -- they have to be off 30 days to reset the days on market (DOM) counter -- or will they wait until the 2026 winter season.
Even with all of that activity, the inventory levels didn't change much. We have 97 luxury homes and 68 high end condos for sale. With homes selling at a rate of just under 3 per month and condos selling at 2.5 per month on average, we have over 3 years of inventory in each category. Buyers have a lot of choices.
Three sales this month and 2 new pendings at the tail end of our shoulder season and before summer is fully underway is a very good sign. Realtors are reporting more showings and inquiries across the board. Maybe potential buyers who were waiting to see what geopolitical situation would shake out are tired of waiting. If so, it would certainly be good news for our sellers.
