Weekly Luxury Market Snapshot
|
Category |
This Week |
Price Range |
Market Signal |
|
Sold |
0 |
--- |
No closings this week |
|
Pending |
2 |
$3,175,000 – $13,900,000 |
Activity at both ends of the price spectrum |
|
New Listings |
2 |
$3,300,000 – $4,295,000 |
Fresh condo inventory in Wailea & Kapalua |
|
Price Reductions |
1 |
$4,495,770 |
Ho’olei repositions |
|
Cancelled / Expired |
4 |
$3,799,000 – $15,999,000 |
Notable retreats across both segments |
Market Snapshot
The week ending April 25 was defined more by exits than entries. Four cancellations and expirations — including two South Maui beachfront homes and a long-running Makena estate — removed over $37 million in combined asking price from the active market. Against that backdrop, two new pendings provided some encouragement, spanning a Honua Kai condo and a striking architectural estate in Haiku. New inventory was light, with just two new condo listings. The market continues its post-spring-break recalibration.
Closed Sales
None this week.
Pending Sales
Single-Family Homes
West Kuiaha | Haiku | 1642 W Kuiaha Rd
4 bd | 3.5 ba | 5,493 sf | 18.06 ac | mountain/ocean view | + 2/2 cottage
List Price: $13,900,000 | Original: $13,900,000 | DOM: 280 | Contract: 4/24/2026
After 280 days on market, with no price changes, this property found a buyer. The agent remarks say, “property is a genuine architectural statement — precision steel BONE construction, vein-cut silver travertine, Henrybuilt custom millwork, Heath Ceramics tile, and a bronzed Honduran mahogany pivot door entry. Eighteen acres of sweeping green slope with panoramic ocean and mountain views, a heated pool, and a licensed TVR cottage.” This is the largest pending in the luxury market in weeks.
This is the first time on the market for this property. Built in 2022. An important note is that the TVR does not transfer with the property.
Condominiums
Honua Kai - Hoku Lani | Ka'anapali | 130 Kai Malina Pkwy, Unit SR 741
2 bd | 2 ba | 1,320 sf | beachfront | ocean view
List Price: $3,175,000 | Original: $3,175,000 | DOM: 127 | Contract: 4/21/2026
127 days on market and now under contract at list price in the Hoku Lani tower at Honua Kai. Seventh-floor unit with Kalohi Channel and Lana’i views, a 340 sq ft wrap-around lanai, hotel zoning, and short-term rental eligibility. The A/C replacement project slated for July-August 2026 likely contributed to the extended market time — but a buyer found their way through it. Honua Kai continues to attract investment-minded buyers even in a softer market.
This unit was previously listed with the same agent in 2024 at $3.4M.
Price Reductions
Condominiums
Ho'olei | Wailea | 99 Hoolei Cir, Unit E5
3 bd | 3.5 ba | 2,426 sf | ocean view
Current Price: $4,495,770 | Original: $4,999,000 | DOM: 116
A $503,230 reduction after 116 days on this top-row Ho’olei townhome with 180-degree ocean views over the Grand Wailea and Four Seasons. Private elevator, Studio Snaidero kitchen with Wolf and Sub-Zero appliances, three ensuite bedrooms, and daily rental options through the Grand Wailea. The odd price point — $4,495,770 — suggests a strategic calculation rather than a round number.
At $4,795,000, this unit now looks well priced as the lowest priced ocean view unit.It was previously listed in 2025 with the same agent for $5.295M. The last sale in this complex was in August of 2025 when a “mountain view” condo closed for $4.8M.
Cancelled / Expired
Single-Family Homes
Kihei Beachfront | 860 S Kihei Rd
5 bd | 5.5 ba | 4,201 sf | 0.43 ac | beachfront | + 1/1 cottage
List Price: $7,250,000 | Original: $8,850,000 | DOM: 189
Cancelled after 189 days, having already absorbed a $1.6M reduction from its original ask. A 2017-built South Maui beachfront estate with 21 feet of bi-folding floor-to-ceiling glass, 14-foot ceilings, and a saltwater pool — a genuinely exceptional property that simply couldn’t find its buyer at any price tried so far. Worth watching to see how it re-enters the market.
Halama Street | Kihei | 1536 Halama St
5 bd | 5.5 ba | 4,654 sf | 0.40 ac | beachfront | + 1/1 ohana
List Price: $13,900,000 | Original: $13,900,000 | DOM: 189
Also cancelled after 189 days, at unchanged list price. A Smith Builders Maui beachfront home on the sandy end of Halama Street — Craftsman-style interiors rich with Douglas fir wainscoting and Rocky Mountain hardware, five ensuite bedrooms, a 3-car garage with ohana above. Two South Maui beachfront cancellations in a single week is a notable signal. The top tier of the South Maui market is struggling to close.
One Palau'ea Bay | Makena | 34 Ualei Pl
4 bd | 5 ba | 6,754 sf | 1.0 ac | mountain/ocean view
List Price: $15,999,000 | Original: $19,850,000 | DOM: 358
Nearly a full year on the market — 358 days — and now expired at $15,999,000, having started at $19,850,000. A grotto-style pool with cascading waterfalls, a one-acre lot adjacent to a 21-acre protected reserve, and the prestige of the One Palau’ea Bay community couldn’t get it done. The gap between original ask and current price tells the story: $3.85M in reductions and still no buyer. If it returns, expect a more aggressive repositioning.
Condominiums
Honua Kai - Konea | Ka'anapali | 130 Kai Malina Pkwy, Unit 329
3 bd | 3 ba | 1,610 sf | beachfront | ocean view
List Price: $3,799,000 | Original: $4,175,000 | DOM: 364
A full year on the market — 364 days — and expired without a sale. The Konea building at Honua Kai, 3rd floor, hotel zoned with strong rental history. The pricing arc from $4,175,000 to $3,799,000 never quite found the market. With the Hoku Lani unit just going pending at $3,175,000, this expiration raises the question of whether $3.8M for a 1,610 sq ft Honua Kai unit was simply too far above where buyers are transacting.
New Listings
Condominiums
Wailea Point | Wailea/Makena | 4000 Wailea Alanui Dr, Unit 2101
2 bd | 3 ba | 1,584 sf | mountain/ocean view
List Price: $3,300,000
Fresh to market at Wailea Point, this single-level no-stair-entry unit features an already-completed open-concept kitchen remodel — one of the most sought-after upgrades in the complex — plus custom primary bedroom cabinetry and a spacious lanai opening onto manicured gardens. Includes garage apartment 2101-G. Note that Wailea Point’s minimum rental period has changed from 30 days to one year, and a roof special assessment is pending. At $3.3M, it enters a complex with several units already in various stages of repositioning.
Kapalua Ironwoods | Kapalua | 81 Ironwood Ln, Unit 81
3 bd | 4 ba | 2,400 sf | oceanfront | ocean view
List Price: $4,295,000
A rare oceanfront position at Kapalua Ironwoods with commanding views of Oneloa Bay and Honolua Bay. Ground-floor, single-level, with a den and a 2010 remodel. The Kapalua Ironwoods enclave sits within the Kapalua Resort with access to championship golf, coastal trails, tennis, pickleball, and some of the island’s best snorkeling and surfing on the northwest coast. Vacant and easy to show — a practical advantage in this bracket. Not short-term rental eligible, which narrows the buyer profile to owner-users and long-term investors.
Our Take
As we transition from our traditional winter buying season into a slower shoulder season, inventory remains stable with 96 homes priced at $4M+ and 74 condos at $3M+. 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.
