Maui Real Estate Blog

Wailea and Kihei Vacation Rental Condo Sales Surge

The Maui Real Estate market has seen a healthy bump in condo sales during 2017. Sales volume for the first five months of the year are about 10% higher than the same period of 2016. Much of that growth can be attributed to the vacation rental condo market in Kihei and Wailea. After a couple of relatively slow years, this year has seen a resurgence of buyers interested in South Maui. I wanted to take a look at the numbers specific to Wailea and Kihei, the condos that are seen the biggest increase in demand, and provide a few thoughts on what might be driving the increase in activity.

Wailea and Kihei saw a 56% increase in vacation rental condo sales between January 1st and May 22nd, 2017 compared to the same period in 2016. There were 173 units sold this year vs 111 sold last year. That increase in activity occurred across all price ranges. Condos priced $500,000 and under saw the most activity with 78 transactions. There were 65 closes during the same period of 2015. The 20% increase in sales compared to 2016 was actually the lowest percentage increase in activity for any price range. The price range from $501,000 to $1,000,000 saw a larger increase in activity with 63 sales compared to 33 sales. That calculates to a 91% increase in sales activity. While the $1,000,001+ price range experienced the biggest percentage increase in activity compared to last year with 38 units sold compared to 13. That is a whopping 292% increase in sales activity.

Wailea Condo Sales
Which condo complexes saw the biggest gains? In Wailea, the increases were across the board. Every single condo complex in Wailea that allows vacation rentals has seen more sales in the year to date than they did over the same period of time last year. That said, there were a few condos that stood out over the others.

Wailea Elua
Wailea Elua is a low density complex with 25 two story buildings located on 24 beachfront acres. Prices in the complex range from roughly $1,000,000 for one bedroom units up to over $3,500,000 for front row, beachfront two bedrooms. The property is valued by owners for its low density, location and beautiful Elua Beach. To say that the start of 2016 was not busy for Wailea Elua would be an understatement. There were no closes by this point of the year. As of the 22ndd of this month, there have been 6 closes.

An aerial view of Wailea Elua and Elua Beach.

Wailea Ekahi
Wailea Ekahi is the biggest beachfront complex in Wailea. There are 296 units spread over 54 buildings on 35 acres. It has studio units through two bedrooms in a variety of floor plans. Prices range from the $600,000s for studios all the way up to just under $2,000,000 for two bedrooms close to the beach. Owners like the location, the green belt that goes through the middle of the property, the beachfront pool area and Keawakapu Beach. Ekahi saw decent market activity in 2016 with 5 sales in just under 5 months. There has been double that amount of activity with 10 sales reported this year as of May 22nd.

The popular beachfront pool at Wailea Ekahi.

Wailea Beach Villas
Wailea Beach Villas is home to the highest priced vacation rentable condos in Wailea. The property has 9 buildings on just over 10 acres. Wailea Beach Villas has larger 2 and 3 bedroom floor plans with some units having as much as 2,900 square feet of living space. Prices range from the low $2,000,000s to over $9,000,000. Owners like the bigger floor plans, amenities, newer construction and central location within Wailea. It is situated right behind the shops of Wailea and next to the Grand Wailea. It only had one sale during the first 5 months of 2016. There have been 4 sales to date this year.

Kihei Condo Sales

One of the pools at Wailea Beach Villas.

Kamaole Sands

When I first started in real estate, I met with a vacation rental manager to discuss popular Kihei vacation rentals. Kamaole Sands was the first condo he mentioned. Kamaole Sands has 440 units spread over 10 buildings on 15 acres. It has one, two and a handful of three bedroom floor plans. Prices range from the mid $300,000s up to the $700,000s. Condos located on the “inner circle” green space and condos closer to the ocean sell at a higher premium. Owners appreciate the large green space running through the center of the complex that features a pool, fountains and tropical landscaping. It is located across the street from Kamaole Beach Park III. It is a big complex and it typically has higher occupancy. Over the last few years, there has been an abundance of inventory and relatively few buyers. In 2016, there were just 5 units sold through the first 5 months of the year. This year, there was a clear market shift. Sales increased over 300%, with 16 closes for the year as of May 22, 2017.

An Aerial shot of Kamaole Sands shows the central green belt, pool area and Kamaole Beach Park III across the street.

Maui Banyan
If Kamaole Sands was first on the list of condos mentioned when I talked to the vacation rental manager, Maui Banyan was mentioned shortly thereafter. There are 256 units spread over 8 buildings on 8.6 acres. There are one and two bedroom floor plans. The popular two bedrooms have a lock off that allow the units to be rented as a studio and one bedroom. Prices range from the $low $400,000s up to the high $600,000s. View and high quality remodels tend to distinguish the higher priced properties. The lock off option, two nice pools, the location across from Kamaole II Beach Park and proximity to shops and restaurants are typically some of the first things that owners mention about the property. In the first five months of 2016, there were only 3 sales. As of the 22nd of May, there have been 11 sales reported for the year to date. That is an impressive 366% increase in activity.

One of the buildings at Maui Banyan

Maui Vista
Maui Vista offers one of the lower entry points into the South Kihei vacation rental condo market. The complex has 280 units spread over three buildings on 8.82 acres. Each building has its own pool and set of tennis courts. There are both one and two bedroom floor plans. Prices range from the high $200,000s for fixer units up to the mid to upper $400,000s for two bedrooms. Maui Vista offers good amenities and close proximity to shops and restaurants. It is a block from Charley Young Beach Park. Maui Vista has seen a little more activity over the last couple of years compared to places like Maui Banyan and Kamaole Sands. It had 7 sales through the first five months of 2016. That said, it was another place that experienced a healthy jump in activity. As of May 22nd, there have been 16 sales reported this year.

One of the three buildings at Maui Vista

Why the surge this year?
While the overall Maui real estate market experienced fairly strong years in 2015 and 2016, the vacation rental condo markets in Wailea and Kihei were not seeing the same strong levels of activity. Inventories were high and sales volumes were low. A significant factor in the slower sales over the last couple of years was a lack of demand from Canada. The period between 2007 and 2013 was an era of stronger Canadian Currency. With the Looney at or near par with the U.S. dollar, Canadians were flocking to South Maui. They remained pretty consistent buyers through the recession. The slip in oil prices in 2014 pushed down the Canadian dollar and a significant pool of buyers shrank considerably.

While that explains why sales have been lower the previous couple of years, I don’t think that speaks to why we are seeing the increase this year. The Canadian dollar is still well below par with the U.S. dollar. We have seen some Canadian buyers start to come back, but it isn’t enough to juice the market to the extent that we have with this year’s sales increases. I did my best to look at the geographic composition of buyers this year in some of the Kihei and Wailea complexes over the last five years. I say that I did my best in that more recent sales within the last month may not show the geographic origin of the buyer yet. With some of the older sales, the condos may have already resold preventing me from seeing where the previous owner resided full time. In Kamaole Sands, just 1 out of the 16 buyers this year is Canadian. By comparison, in 2013, 3 out of 10 were Canadian and 2 out of 4 units sold in 2012 were Canadian buyers. Maui Vista had a few more Canadian buyers this year with 3 out of the 16 sold. That is still well below the 4 out of 7 and 4 out of 10 Canadian buyers we saw at Maui Vista in 2012 and 2013 respectively. The one place where we did see a little more Canadian activity this year was among the higher priced Wailea condos. At Wailea Elua 2 out of 6 buyers were Canadian, and 1 out of 4 buyers were Canadian at both Polo Beach and Wailea Beach Villas.

If the Canadians played only a small part in the resurgence, what were the other factors at play that drove the sales increase? I can’t say definitively, but I would suggest there were a few factors at play. The strength of our feeder markets play a part. Real estate markets in the Western United States remain strong. Buyers coming from strong real estate markets may be empowered both psychologically and financially to purchase a second home on Maui. The stock market continues to achieve near record highs. Strong stock returns may enable buyers to make a discretionary second home purchase. The last factor is pure speculation on my part, but I wonder if the growing strength of the Airbnb brand might also play a role. With Airbnb doing more and more advertising, maybe just maybe that is planting the bug in some people’s ear to consider a vacation rental condo purchase. The last factor that enabled the upsurge is more tangible. We had supply to sell. Home sales volumes are down this year on island, but not due to a lack of demand. There just isn’t enough inventory for buyers particularly in the price ranges below $1,000,000. There was plenty of inventory in the condo market after the previous two to three slow years. In Kihei, there are also some pretty good values. Places like Kamaole Sands are still selling for prices a fair amount below the last market peak.

While the market has absorbed some of the inventory during the first five months of the year, there is still a good selection of condos available to sustain healthy activity in the South Maui condo market. I would suspect that we will continue to see stronger sales this year unless something in the overall economic picture cuts back demand. Contact the Maui Real Estate Team if you are considering a vacation rental condo purchase on Maui. We would welcome the chance to talk to you about some of the options on the market that might fit your needs. You can also search MauiRealEstate.com for the full inventory of Kihei Condos for Sale and Wailea Condos for Sale.

Pete Jalbert

Maui Real Estate Blog

Maui Luxury Condo Market Update

Earlier this month, we took a look at Maui’s Luxury Home Market. Today, I wanted to turn my sights towards the high end condominium market. This post will include totals on all of the condos sold for the year to date (as of September 20), notable numbers from this year’s sales, and market conditions specific to the three resort areas of Wailea/Makena, Ka’anapali and Kapalua.

When we have discussed luxury condos on our blog, we have used the $1,500,000 and above price point as the threshold for pricing. When we first started to look at the luxury condo market, that was something of a starting point for some of the really high end condos. To be clear, there are some very nice condos below this price point. That said, we want to be consistent with our methodology. So all properties discussed in this particular blog sold for $1,500,000 or more.

Maui Luxury Condo Sales Volume and Median Price
There were 69 condos sold thus far this year as of September 23, 2015. The median price for those sales was $2,250,000. Between January 1, 2014 and September 23, 2014, there were 63 sales at a median price of $2,575,000. That is roughly a 10% increase in volume and a 13% decrease in median price.

Notable Luxury Condo Sales Numbers for the Year to Date.
Here are some of the most noteworthy numbers from the luxury condo sales this year.

  • The highest priced condo to sell thus far this year closed for $8,500,000. This is a three bedroom, three and a half bath, beachfront unit with 2,919 square feet of living space at Wailea Beach Villas.
  • Including the sale at Wailea Beach Villas, there were a total of 12 condos sold over $4,000,000.
  • Honua Kai saw the most sales activity of any condo complex on the island. There were a total of 20 sales at Honua Kai over $1,500,000 including 11 new developer sales.
  • The Wailea and Makena Market saw the most sales activity over $1,500,000 with a total of 28 sales. Kaanapali saw the second most activity and Kapalua was third.
  • In addition to the sales activity in the major resort markets, there was one sale in Lahaina, one in Kihei, one in Spreckelsville and two on Lanai.
  • There were no bank owned condos or short sale transactions among this year’s sales

Wailea and Makena Condos
Wailea and Makena have had a good year for sales to date. The 28 sales reported exceeded last year’s total of 20. That is a 40% increase in activity. Much of that increase in activity occurred in Makena. While there was only one sale in Makena during the same period last year, this year there were 6 sales. Five of the six Makena sales were at Makena Surf. The remaining sale was at Na Hale O Makena. This was a particularly busy year for Makena Surf with the five sales reported thus far more than any year since 2004.

The Wailea sales over $1,500,000 were spread out among a variety of complexes. There were 7 sales at Hoolei, 1 at Andaz, 2 at Kai Malu, 1 at Papali, 1 at Wailea Ekahi, 3 at Wailea Elua, 3 at Wailea Beach Villas and 3 at Wailea Point. Hoolei continues to lead the way in high end sales in Wailea. The size of the condos combined with their price point and the potential to access amenities at the Grand Wailea continues to be an attractive option to buyers. While Wailea Beach Villas did not have the same sales volume, it was noteworthy for the fact that it had the top two highest priced condo sales on the island thus far this year.

This chart compares looks at the sales in Wailea for the year to date compared with the current active inventory on the MLS.

It will be interesting to see what happens in the Wailea and Makena market for the rest of the year and into 2016. There is still a good selection of variety to choose from on the MLS. There is plenty of active inventory on the MLS with 40 condos on the market. There are unlisted properties available at Andaz and the new Keala O Wailea development. There is also a chance that we might see pre-construction sales at Makali’i at Wailea before the end of the year. You can see all of the current Wailea and Makena Condos listed on the MLS on MauiRealEstate.com. Contact The Maui Real Estate Team if you have questions on any of the unlisted properties.

Kaanapali Condos
The Ka’anapali Condo market has also had a fairly strong year with 26 sales reported to date. That is down 7% from the 28 units sold during the same period last year. The Ka’anapali market has been buoyed over the last several years by activity at the Honua Kai Resort. Honua Kai has been a big draw as the first fee simple whole ownership new development along this stretch of coast for over 20 years. Of the 26 condos sold in Ka’anapali for $1,500,000 or more, 20 were at Honua Kai. Ka’anapali Ali’i has had 5 sales thus far this year. There was also one sale at the Masters.

This chart compares the year to date sales in the Kaanapali area with the current inventory of Kaanapali listings on the MLS.

The Ka’anapali luxury condo market is starting to see shrinking inventory with only 20 active listings over $1,500,000. A big part of that stems from Honua Kai. The developer is getting close to selling out their remaining units. There are only 3 new developer listings left on the MLS. I believe there are still a handful of additional new developer units in addition to those posted on the MLS. There are only three units active at Ka’anapali Ali’i with the remaining listings located at Ka’anapali Shores and the Whaler. It will be interesting to see if the dwindling inventory at Honua Kai will have an impact on places like the Whaler and Ka’anapali Shores. Buyers have shown a preference for the newer Honua Kai Condos leading to depressed sales at the other places. Will some of the older condos nearby start to see an uptick in activity? You can see the full inventory of Kaanapali Condos listed on the MLS via MauiRealEstate.com.

Kapalua Condos
The Kapalua Market has seen pretty similar activity levels to what we saw last year. There have been 10 sales reported in the year to date this year. There were 9 sales reported over the same period last year. The focal point for luxury condo sales in Kapalua has been the Montage Residences on Kapalua Bay. Montage came on the market last June. This property was formerly the Ritz Carlton Residences. The Ritz Residences went into foreclosure and the property was purchased by Lantern Capital. Lantern appointed Montage to manage and revamp the property. Montage has seen steady sales since it has come on the market despite pricing that starts in the mid three million dollar range. There have been 8 sales reported at Montage thus far this year.

The other notable sale was at Ritz Carlton Residences. To be clear, this is a different animal from the Ritz Residences Kapalua Bay that was previously foreclosed upon. These condos are part of the Ritz Carlton Hotel. The Ritz condos had been on the market closer to the downturn and weren’t getting as much traction. They are back under the market with a new sales team. It will be interesting to see how these condos are received by the market going forward. From what I have heard, they are getting a pretty good response.

While the two new developments have been relatively well received, some of the older complexes have seen slower activity. High end Kapalua condos like Coconut Grove and the Ironwoods are traditionally condos that see limited inventory and limited sales volume. There was one sale in the Ironwoods this year. Kapalua Bay Villas is a condo that seems to be getting poor market feedback by luxury buyers. There have been 4 sales over $1,500,000 at Bay Villas since 2009. There are currently 7 active listings in the complex with none pending. It appears as if sellers in this complex may need to adjust pricing if they are going to generate interest from buyers.

This chart compares the year to date sales vs the active MLS inventory for condos in the Kapalua Resort.

For the rest of the year, I would anticipate that we will continue to see activity at Montage and the Ritz. Buyers in Kapalua have a good selection of inventory to choose from. You can see the full inventory of Kapalua Condos on the MLS on MauiRealEstate.com. Contact The Maui Real Estate Team directly if you would like us to assist you with buyer representation at either the Montage or the Ritz. There is more inventory available at both of those condos than what is showing on the MLS.

Other Condo Sales Around the Island
In addition to the activity at the resort communities, there have been a handful of sales from other communities around the island. There was one sale in Spreckelsville at Sugar Cove, one in Lahaina at Puamana and one at the Royal Mauian in Kihei. There were also two sales over on Lanai including one at the Terraces at Manele and the other was at the Palms at Manele. The two Lanai purchases were both Larry Ellison buys as he continues to expand his holdings on the island. We tend to see limited activity on higher priced condos outside the main resort areas not so much due to lack of demand as it is a lack of inventory. There are only a handful of condos outside the resorts that can sustain prices of $1,500,000 or greater and they tend not to have a ton of inventory.

Overall Thoughts on the Maui Luxury Condo Market
Buyers still have a great collection of condos to choose from around the island. There are both new development opportunities and condo resales in more established condominiums. While the depth of the inventory may provide options, sellers in this price range tend to have more staying power. The challenge is finding potentially motivated sellers who might want or need to redeploy their money elsewhere.

I would expect that the luxury condo market will continue to be perform at or near the levels we have seen for the year to date. While interest rate increases have been postponed, this isn’t a part of the market that is as interest rate sensitive. The bulk of the buyers are using cash or private banking. The biggest potential impacts to the market come from the greater global economy. Poor performance in the stock market is a potential threat. There seems to be something of a correlation between the DOW and high end sales on the island. We have not seen any significant influxes of buyers from China like some cities in the Western U.S. and Canada. Contact The Maui Real Estate Team if you are interested in buying or selling a luxury condo on Maui. We would welcome the chance to sit down with you for a free consultation and to discuss your interests and needs.

Pete Jalbert

Maui Real Estate Blog

Sugar Beach Resort – North Kihei

Beachfront. Nestled between Haleakala and the West Maui Mountains, on the shores of Ma’alaea Bay in Kihei you will find Sugar Beach Resort. This is a vacation rentable, whole ownership condominium with 215 units in two six story buildings. Both buildings have Oceanfront and Garden wings. The well kept grounds measure just over 4 acres.

Two things grab my attention each time I visit Sugar Beach Resort. First, it is truly a beachfront property. Second, the majority of the units directly face the oceanfront and have unobstructed, panoramic views. These are prized features in very limited supply on Maui. Originally built in 1977, solid concrete construction and regular maintenance contribute to the ongoing appeal of this property. There have been a number of major restoration and modernization projects implemented over the past decade including the roof, elevators, spalling repair, the addition of a well, parking lot resurfacing, and the installation of solar panels. I’ll take a deeper dive on this topic in a future post.

There are 203 one bed/one bath units ranging from 613-655 square feet and 12 two bed/two bath units either 1,230 or 1,260 square feet. Each unit has it’s own lanai, washer/dryer hookup, and central air conditioning. Property amenities include a gorgeous pool and hot tub, oceanfront barbecue area, putting green, and a nicely manicured front lawn for lounging just above the sand of Sugar Beach.  The property features commercial space along the North Kihei Road side of the buildings where you can find on site conveniences such as Massage Maui, Lani’s Gift Shop, Dina’s Sandwitch Restaurant, as well as an activities desk to book many off site adventures.

Upon waking to the sound of waves gently lapping the shore each morning, you have a choice of beach/ocean lifestyle activities that are enough to keep you as busy or relaxed as you may desire. My wife and I live a short walk away and frequently stroll the six mile stretch of sand that includes Sugar Beach. We often stop to chat with residents and guests fishing, snorkeling, stand up paddle boarding, body boarding or just enjoying the near constant sun of South Maui. There are two outrigger canoe clubs within walking distance, as well as the Kealia Pond National Wildlife Refuge.

There have been 3 sales at Sugar Beach Resort within the past 6 months, all were 1 bedroom units and the prices ranged from $337,000 to $470,000. The price differentials are based on the condition of each unit, the upgrades / updates and of course the views and location within the resort. Oceanfront condos typically fetch more than those in the garden wing, and upper floors tend to cost more than the lower. With only twelve 2 bedroom units at the resort, sales of these floor plans are much less frequent. A 5th floor oceanfront 2 bedroom/2bath unit closed for $920,000 in December of 2012, and a 5th floor, front row garden wing unit closed for $775,000 a year later in December of 2013. At first glance the maintenance fees may appear high ranging between $756 and $ $1,850 per month, but they are inclusive of all utilities including sewer, water, electricity, air conditioning, cable, and other items such as common area insurance, common area electric, common area maintenance and common area reserves.

You can see all of the current Sugar Beach Condos for sale at MauiRealEstate.com.

Whether you are interested in buying or selling at Sugar Beach Resort, I would love to talk further about exclusively representing your interests. Call or text me at 808-298-2741 or send me an e-mail. See you at the beach!

Pete Jalbert

Maui Real Estate Blog

Sneak Peek at the April 2014 Maui Real Estate Stats

I begin this post with a humble apology. Last month was the first time that we have failed to provide some version of the monthly Maui Real Estate stats since 2008. For those that have come to expect this place to be the first resource to go for getting a pulse on the Maui market, I apologize for letting you down. If you didn’t see last month’s stats via another media outlet, here is a link to the Realtor Association of Maui March Stats. I will try to redeem myself with an expanded post that includes a cornucopia of Maui market numbers. April is a month of transition in Maui. It is the end of whale season, peak tourism season and peak real estate season. The real estate sales figures are typically pretty strong as we see lots of closes from properties that went under contract earlier in peak buyer season. Keep reading to see the April sales volume and median numbers, a few interesting numbers and tidbits from among this month’s closes, a broader look at the first four months of the year, some forecasting as to what we may see for sales in the coming months and a few other thoughts on the Maui market. Without further ado, here are the numbers.

This table compares the real estate sales volume for Maui County during April of 2014 and April of 2013.
This chart compares Maui County real estate sales volumes in April of 2013 and April of 2014

By my count, there were 84 home sales reported in April with a median sales price of $583,000. By comparison, last April there were 79 home sales with a median price of $470,000. That is a 6% increase in sales volume over last April and a 24% increase in median.

There have been 134 condo sales reported for April with a median price of $403,500. There were 144 sales reported last year with a median price of $370,000. That is a 7% decrease in sales activity and a 9% increase in median prices.

There have been 19 land sales reported to date for April of 2014 with a median sales price of $510,000. Last April, there were 14 sales reported with a median price of $479,500. That is a 35% increase in sales volume and a 6% increase in price when comparing this April to last April.

These are preliminary numbers, we may see some additional sales reported from the end of the month in the next couple of days. While compiling the numbers above, I found a few other numbers that I thought were worth sharing.

  • The highest priced home sale in May was a beautiful estate in the Makena Papa’anui subdivision located just above Makena Landing. The home with stunning ocean views and infinity pool closed for $6,850,000.
  • That was one of six sales over $2,000,000 in April. There was one other sale in Makena Papa’anui, three sales in The Pineapple Hill Neighborhood of Kapalua and one Oceanfront home in Haiku.
  • The highest priced condo transaction for the month was located at the Honua Kai Resort. One of the premier three bedroom units in the complex closed for $5,200,000.
  • This was one of six condos that closed for $1,500,000 or higher in April. There was one other sale at Honua Kai along with sales at Kai Malu, Hoolei, Wailea Beach Villas and Ka’anapali Ali’i.
  • There were only 9 bank owned (REO) closes last month. In April of 2013, there were 13 REO sales. This remains a pretty limited market segment and it seems as if a good number of the REOs that enter the market are being priced fairly high by the banks. With a limited inventory of lower priced homes, banks are trying to get more money for their assets.
  • There were 10 successful short sale transactions this April compared to 15 in April of 2013. While I expect the slow drip of bank owned properties to continue, I suspect we may see the number of short sales continue to shrink under current market conditions. Better equity conditions for sellers and stiffer tax liabilities for owner occupants who complete short sales are going to reduce the impact of this type of sale.

This months stats were almost directly the inverse of last month’s stats and the overall trends for the year. Home and land sales were higher in April of 2014 than they were in April of 2013. Condo sales were down compared to last April. Overall for the year, we have seen higher condo sales while both land and home sales have been lower. I wouldn’t read too much into one month’s trends as we are likely just seeing some of the variability we tend to see with Maui’s smaller sample size of transactions.

As we tend to point out in our stats posts, it is important not to paint with too broad of a brush in Maui. Sales activity varied by community and price point around the island. Some communities are seeing more activity than last year. Some are seeing less than last year, and some are seeing almost the same. Here are some of the markets that are seeing some of the biggest differences in sales activity between this year and last year.

  • Haiku residential sales are down 21% (four units) compared to the first four months of 2013. That reduction can be attributed entirely to a decrease in inventory and activity at or below the median with four fewer sales below $600,000.
  • Pukalani has seen a 43% decrease in residential activity compared to the first third of 2013. This appears to be another community where reduced inventory is impacting sales. There were far fewer sales in Pukalani under $500,000 this year compared to the first four months of last year.
  • Wailuku sales are down 16% (7 units) compared to the first four months of 2013. This was also driven in part by a decrease in inventory and sales below $500,000.
  • Makawao residential sales are up 55% (6 units) compared to last year. This surge was based on an increase in activity at higher price points. There were 7 more sales over $500,000 compared to the same time last year.
  • Kapalua sales are up 150% (3 units) compared to the first 4 months of last year. This is a pretty small sample size which makes the number a little more dramatic.
  • Kihei condo sales are up 22% (30 units) over the first four months of last year. This increases has occurred despite a pretty sharp drop in inventory below $200,000. The biggest increase in sales activity occurred between $250,000 and $500,000 with more modest gains above $500,000.
  • Condos in the West Maui Communities of Napili, Honokowai and Kahana were up 19% (11 units) over the first part of 2013. This community was somewhat anomalous in that there were more gains at lowest price points rather than the middle and higher price points.
  • Wailea saw the biggest dip in condo sales with a 22% (9 units) decrease in sales volume compared to the first four months of 2013. With a couple of new developments on the horizon in Wailea, we may be seeing some buyers deferring purchases as they wait for opportunities to purchase new construction condos.

I also thought it was worth looking at changes in sales activity by price points during the first four months of the year.

  • Home sales under $500,000 were down 26% (36 units) compared to the first 4 months of 2013. This is a clear case of decreasing inventory impacting volume.
  • Home sales from $500,001 to $999,999 were up by 2.8% (3 units) compared to first third of 2013.
  • Home sales were up 54% (22 units) in the $1,000,000 and up price range. The high end market appears as if it is continuing to gain steam after a relatively strong 2013.
  • Condo sales priced $250,000 and under were down 21% (22 units). This is a case of shrinking inventory.
  • Condos priced between $250,001 and $499,999 are up 28% (49 units). This is due to a combination of appreciation in the market and a general increase in activity.
  • Condo activity between $500,000 and $999,999 was up modestly at 9% (9 units).
  • Condo sales between $1,000,000 and $1,499,999 was up 22% (6 units).
  • Condo sales from $1,500,000 and above were up 45% (9 units). This is pretty impressive as this market segment was up significantly in 2013 over 2012.

The numbers above would seem to indicate that recent market activity is being dictated in part by available inventory. The only part of the market that is seeing less activity is the part that has seen inventories decrease the most in the last year. There are buyers looking at lower price points, but they aren’t finding the properties that they want. The increase in activity at the higher price points also accounts for some of the increases we are seeing in median prices. It is a combination of price increases and more high priced transactions that are causing the jumps in medians. Don’t mistake increases in medians as a true reflection of increases in values.

While sales are a reflection or recent market demand, the number of properties under contract better illustrates current market demand. As we have been moving out of peak buyer season, the total number of pending properties has been dropping steadily. This is a little different than what we have seen in the last few years when the momentum of peak season carried into May. The chart below compares the number of homes, condos and parcels of land that went under contract in April with the number that went under contract in April of 2013.

This chart compares the number of Maui Properties that were put under contract with buyers during April of 2014 with the number that went under contract with buyers in April of 2013.

The numbers show a pretty sharp dip in both homes and condos. It will be worth keeping a close eye on May pending sales to see if we are seeing something of a trend or if this month is just an anomaly.

What does all of this mean for buyers and sellers? Buyer and seller strategy is going to be dictated in part by community and price point. That said, there are a few statements applicable to all geographies. Entry level buyers are going to find a limited inventory and competitive market. Getting pre-approved for financing is a must prior to starting your search. When you find a property that you like that is well priced, decisive and fast action is typically necessary. Some of the higher price points in the market offer a broader range of inventory, but seller motivation tends to go down. Buyers may find that the staying power of luxury home owners can undercut their leverage even in markets with lots of inventory. Sellers who need to sell in quick fashion will need to look closely at recent comparable sales and the level of market activity around their price point. Over priced properties are sitting in this market. Current market conditions can be challenging for both buyers and sellers. The Maui Real Estate Team would welcome the chance to sit down for a free consultation to discuss your real estate needs and how we might be able to help you navigate the market. Contact the Maui Real Estate Team today to get started.

Pete Jalbert

Maui Real Estate Blog

Maui Kamaole I-207 Just Listed for Sale

The Maui Real Estate Team has a great new listing at Maui Kamaole in South Kihei. This beautiful two bedroom, two bathroom, ocean view condo has been gradually renovated over the last five years. The owners have replaced or updated the tile floors, the carpets, furnishings, the electronics, interior doors and hardware and an awning for the lanai. The bathrooms were completely remodeled in 2007. The kitchen was redone with stainless steel appliances, granite counters and beautiful cherry cabinets in 2011. The unit is being sold turnkey. All a new owner would need to bring are their clothes and a toothbrush!

Maui Kamaole rates well with both vacation renters and second home owners. The complex is low density with beautifully maintained grounds. There are two pool areas, tennis courts and barbecues available to owners and renters. Maui Kamaole is located right across from Kamaole III Beach Park and the Kihei Boat Ramp. It is within walking distance of Keawakapu Beach and a variety of shops and restaurants. All of the amenities and beaches of Wailea are less than five minutes drive from the condo.

Maui Kamaole I-207 is offered for sale by The Maui Real Estate Team for $769,000. Check out the Maui Kamaole I-207 listing page for additional information, a virtual tour and photos. This condo is easy to show. Contact The Maui Real Estate Team to arrange a viewing of this beautiful condo today!

Pete Jalbert