Category

This Week

Price Range

Market Signal

Sold

1

$3,850,000

Cash buyer closes in Maui Meadows

Pending

2

$3,995,000 – $14,990,000

Activity at both ends of the market

New Listings

4

$5,795,000 – $12,900,000

Strong new inventory enters the market

Price Reductions

3

$4,195,000 – $4,700,000

Sellers adjusting in North Shore & Kapalua

Cancelled / Expired

6

$3,895,000 – $33,000,000

Notable pullbacks across all price tiers

 

Market Snapshot

The week ending May 2 delivered a genuinely mixed picture. One cash closing in Maui Meadows and two strong pendings — one at the entry of our price range and one well into the ultra-luxury tier — provided encouraging signs. Four strong new listings entered the market across condos and homes. But six cancellations and expirations, spanning from $3.9M to $33M, continued the pattern of sellers who have yet to find their market. The week’s data reflects a market in transition: buyers are active but selective, and the properties that move are the ones priced to meet the market where it is.

 

Home inventory is down from the winter season, dropping to 93 for sale. Condo inventory held steady with 74 for sale.

 

Closed Sales

Single-Family Homes

Maui Meadows | Kihei | 3387 Kuaua Pl

3 bd | 2.5 ba | 3,146 sf | 0.55 ac | ocean view | + 2/1.5 cottage

List Price: $4,000,000 | Sold Price: $3,850,000 | DOM: 133 | Cash

After 133 days on market, this Maui Meadows single-level home with ocean views from nearly every room closed in cash at $3,850,000 — a $150,000 discount from list. Infinity-edge pool, chef’s kitchen, outdoor kitchen, showcase garage with workshop, and a fully detached two-bedroom cottage. A clean and practical comp for the South Maui hillside market. One note worth flagging: the contract date was February 13 and the closing didn’t occur until April 27 — an unusually long escrow for a cash transaction. Cash purchases typically close in 3–4 weeks. Extended timelines like this sometimes indicate title issues, property condition discoveries during due diligence, or simply a buyer who negotiated a delayed closing. Worth keeping in mind as a comp.

 

Pending Sales

Single-Family Homes

Pinnacle | Ka’anapali Golf Estates | 26 E Mahi Pua Pl

4 bd | 4.5 ba | 4,415 sf | 0.48 ac | ocean view

List Price: $3,995,000 | Original: $5,950,000 | DOM: 397 | Contract: 4/30/2026

397 days on market and a $1,955,000 reduction from the original ask — and it finally found a buyer. Perched atop the Pinnacle subdivision with panoramic Pacific views, Lana’i and Moloka’i as backdrop. This Bali-style home built in 2003 appears ready for some significant updating. The lesson here is clear: the market eventually responds to the right price. A property this well-positioned needed to come down nearly $2M before a buyer engaged. That’s a meaningful data point for other sellers still searching.

 

Makila Plantation | Launiupoko | 300 Punakea Loop

8 bd | 10 ba | 9,392 sf | 12.27 ac | mountain/ocean view

List Price: $14,990,000 | DOM: 4 | Contract: 5/2/2026

Listed April 28 and under contract by May 2 — four days on market. This 9,392 sq ft architectural masterpiece in Makila Plantation at Launiupoko features three integrated living environments, a resort-caliber infinity pool with fire bowls, private theater, wine cellar, gym, billiards room, equestrian facility, pitch & putt, lighted pickleball court, and a 6-car garage. Solar, Blue Ion battery storage, a diesel generator, and a private well round out the infrastructure. When a property of this scale and quality is priced correctly from day one, the market responds immediately. A striking data point in an otherwise deliberate market.

 

Price Reductions

Single-Family Homes

Wailea Pualani | Wailea/Makena | 3378 E Lani Ikena Way

4 bd | 4.5 ba | 3,328 sf | 0.25 ac | mountain/ocean view

Current Price: $4,195,000 | Original: $4,799,000 | DOM: 99

Another reduction on this newly completed 2025 Wailea estate — now at $4,195,000, down $604,000 from its original ask over 99 days. Contemporary design, lap pool, solar, and smart home systems in a prime Wailea location. This is the third price adjustment this property has seen since January, and the seller still appears to be under-responding to market feedback. Worth noting that this is the property’s second broker and third time listed since 2022 — the previous two listings expired without a sale at lower prices than the current ask. At this price level it’s becoming increasingly competitive relative to the broader Wailea inventory.

 

Old Spreckelsville | 462 Laulea Pl

2 bd | 2 ba | 1,165 sf | 0.23 ac | ocean view | + 1/1 cottage

Current Price: $4,600,000 | Original: $4,888,000 | DOM: 92

A $288,000 reduction on this rare Old Spreckelsville property — Tahitian-style elevated dwellings on a private gated quarter-acre in Maui’s premier water-sports corridor. Main home plus a detached cottage, cathedral ceilings, and world-class gear storage. Homes on Laulea are genuinely scarce and generationally held. The reduced price signals the seller wants to transact, not just list. A unique offering for the serious North Shore buyer.

Condominiums

Kapalua Ironwoods | Kapalua | 71 Ironwood Ln, Unit 71

2 bd | 3 ba | 1,750 sf | oceanfront | ocean view

Current Price: $4,700,000 | Original: $4,900,000 | DOM: 180

Six months on market and a $200,000 reduction on this prime oceanfront unit at Kapalua Ironwoods, positioned directly on the 17th green of the world-famous Bay Course. Original condition and priced accordingly — however, Kapalua renovations can be disproportionately expensive, and most buyers at this price point want turnkey. The location is unmatched: ocean, golf course, and Moloka’i views, steps from the pool and two private tennis courts, walking distance to Kapalua Bay and the Montage. Sold unfurnished. For a buyer willing to renovate, this could be exceptional value.

 

Cancelled / Expired

Single-Family Homes

Plantation Estates | Kapalua | 203 Plantation Club Dr

6 bd | 7.5 ba | 8,252 sf | 3.83 ac | ocean view | + 2/1 ohana

List Price: $15,600,000 | Original: $15,600,000 | DOM: 129 | Cancelled

Cancelled after 129 days — actually a relatively short timeframe at this price point — at unchanged list price. A stunning 8,252 sq ft Koa-finished estate on nearly 4 acres in Plantation Estates with a saltwater pool, home gym, media room, and detached ohana. The unchanged pricing over four-plus months says something: the seller held firm and the market didn’t meet them. Worth watching to see if it returns at a more aggressive price point.

 

Lanikeha | Ka’anapali Golf Estates | 1015 Anapuni Pl

4 bd | 4.5 ba | 4,012 sf | 0.48 ac | ocean view | + 1/1 ohana

List Price: $7,500,000 | Original: $7,500,000 | DOM: 463 | Expired

463 days on market and expired at the same $7.5M it started at. A brand-new 2025 home in the double-gated Lanikeha subdivision, designed by Atom Kasprzycki and built by Thad Henry Design Group. Exceptional craftsmanship, and claims panoramic ocean views — however, view planes in this development are tricky, and listing photos show something different than “panoramic,” with rooftops interrupting the sightlines. The market sent a clear signal: the price wasn’t where buyers were willing to engage, regardless of quality. A reset will be needed if it returns.

 

Honolua Ridge | Kapalua | 114 Keoawa St

4 bd | 4.5 ba | 4,698 sf | 4.07 ac | mountain/ocean view | + 2/2 ohana

List Price: $12,250,000 | Original: $12,250,000 | DOM: 85 | Expired

After 85 days at full original price, this one expired without a single price adjustment — a short run for a $12.25M property that suggests the seller may have been testing the market rather than committed to transacting. A private estate in Kapalua’s coveted Honolua Ridge with top-flight finishes, acacia wood floors, chef’s kitchen with prep kitchen, resort-style pool, and a detached two-bedroom ohana. The Honolua Ridge and Plantation Estates neighborhoods are among West Maui’s most prestigious addresses, but the upper end of that market is proving particularly slow to transact right now.

 

Makena | 7505 Makena Rd

7 bd | 8 ba | 10,500 sf | 1.03 ac | ocean view

List Price: $33,000,000 | Original: $33,000,000 | DOM: 288 | Expired

The week’s most dramatic exit: $33M expired after 288 days at unchanged list price — and this was the third time out for this property at the same asking price. This 10,500 sq ft Makena estate features the largest residential Tesla Solar Roof in the United States, 24/7 Global Guardian security, seven ensuite bedrooms, and an acre of meticulously curated grounds on Maui’s most coveted coastline. At this price tier, the buyer pool is global and thin. Nine months without a transaction — three times over — suggests the market for this property simply hasn’t materialized at this ask.

Condominiums

Ho’olei | Wailea | 63 Hoolei Cir, Unit B2

3 bd | 3.5 ba | 2,426 sf | ocean view | STR eligible

List Price: $5,500,000 | Original: $6,250,000 | DOM: 447 | Cancelled

447 days on market and cancelled at $5,500,000 after starting at $6,250,000. This is the fourth time out for this unit since 2022. The Maile floor plan at Ho’olei is one of the most desirable layouts in the community — 180-degree ocean views, Fleetwood glass doors that retract fully into the wall, dual Sub-Zero refrigerators, Wolf appliances, a private elevator, and an attached garage. Hotel zoned with short-term rental allowed, and STRs in this complex typically perform well. The property is genuinely exceptional — the 447 DOM is a pricing story, not an asset story. A comparable unit sold in 2024 for $5.75M, but the market is down roughly 25% since then. The math is not working at this ask.

 

La’i Loa | Wailea Hills | 30 Kai Malu Dr, Unit 201

3 bd | 3 ba | 1,742 sf | mountain/ocean view

List Price: $3,895,000 | Original: $3,999,000 | DOM: 212 | Expired

Seven months on market and expired at $3,895,000 after a modest reduction from the original ask. The unit was purchased in 2024 for $2.3M — pricing expectations in this market were extremely ambitious, and the market never agreed. Not short-term rental eligible, which limits the buyer profile. If it returns, pricing will need to be more realistic to generate traction.

 

New Listings

Single-Family Homes

Kapalua Place | Kapalua | 8 Kapalua Pl

5 bd | 7.5 ba | 10,152 sf | 1.06 ac | ocean view

List Price: $12,900,000

Brand new to market in the prestigious Kapalua Place enclave — over 10,000 square feet of refined Hawaiian living on more than an acre, with walls of glass framing panoramic ocean views. Five ensuite bedroom suites, an elevator, resort-style pool with cascading waterfall, and seamless indoor-outdoor flow throughout. Just five days on market. One of the larger offerings to enter the West Maui market in recent weeks.

 

Kahana | 4025 Lower Honoapiilani Rd

2 bd | 1 ba | 816 sf cottage | 85.6 ac | oceanfront

List Price: $6,900,000

A rare and genuinely unusual offering — a gated oceanfront estate between Ka’anapali and Kapalua featuring a charming updated cottage, terraced lawns, seaside trails, and direct ocean access with dramatic year-round sunset and outer island views. As the listing agent notes, “the real value is the land: 85.6 acres total with A-1 apartment zoning that may offer significant development potential.” A land play for a developer or visionary buyer rather than a conventional residential purchase. Just listed.

Condominiums

Wailea Point | Wailea/Makena | 4000 Wailea Alanui Dr, Units 802 & 804

5 bd | 6 ba | 4,913 sf | oceanfront | garden view

List Price: $8,740,000

A rare double-unit combination at Wailea Point — two elegant residences thoughtfully merged into a single 4,913 sq ft oceanfront home. Four ocean-view lanais, dual mitered glass bay ‘aquarium’ windows, 4-zone central A/C, a large double garage with built-in storage and three wine refrigerators, and fully furnished turnkey. The listing notes this represents the best price per square foot currently available at Wailea Point (under $1,780/sf). The seller has agreed to cover all roof assessment costs through 2026 — an important concession given the complex’s pending special assessment. No short-term rental allowed.

 

The Resort at Kapalua Bay | Kapalua | 1 Bay Dr, Unit 5102

3 bd | 3.5 ba | 2,789 sf | oceanfront | ocean view

List Price: $5,795,000

Just listed at The Resort at Kapalua Bay — a branded luxury residential enclave set on 20.7 oceanfront acres within the Kapalua Resort. Ground-floor villa with ocean views, seamless indoor-outdoor living, tandem garage parking, and full resort services including concierge, pools, spa, and on-site dining. Short-term rental allowed. Photography and video still pending at time of listing. One of the most amenity-rich addresses on Maui’s northwest shore.

 

Our Take

As we transition from our traditional winter buying season into a slower shoulder season, condo inventory remains stable with 74 condos at $3M+. However, home inventory dropped even with new listings, down to 93 for sale. A couple of new pendings is an encouraging sign that there may be some consistency — hopefully momentum — as we ramp up for the summer buying season.

 

The macro environment continues to shape buyer behavior. Tariff uncertainty and volatility in the equity markets have made some high net worth buyers more cautious and analytical in their due diligence — and this week’s cluster of cancellations and expirations reflects that hesitation at the upper end of the market. At the same time, some of those same buyers are beginning to view well-positioned Maui real estate as a store of value in uncertain times, which bodes well for the right properties at the right price.

 

The takeaway: sellers who found their market this week did so by pricing with discipline. Those still searching after significant reductions may need to recalibrate further. There are still buyers to be found — they’re just doing their homework.