Maui Real Estate Blog

Maui Market Musings Volume XX

Well, we made it to our twentieth Market Musings. This post took me a while to put together. I want to say it’s because it is chock full of tremendous insight. The truth is my last 9-10 days consisted primarily of battling Covid. My symptoms made writing this post a protracted slog. Give me some grace if there are typos and/or a few not so coherent thoughts interspersed throughout the text.

In our last post, I talked about the relative resilience of the Maui market under higher rates. Since that time, rates rose even more. The additional bump in rates or perhaps just a longer duration of time with higher rates is weighing on the Maui market. The single family home market in particular is feeling the burden of higher rates and decreased affordability. Musings 20 takes a look at some of the current market indicators including active and pending inventory, price reductions and how quickly new listings are going under contract.

End of October Maui Single Family Home Inventory

8/31/229/31/2210/31/22
ActivePendingActivePendingActivePending
<$750,00011117149 (+1)15 (+1)
$750,000-$999,9993144214629 (+8)29 (-15)
$1,000,000-$1,499,9995828453364 (+19)28 (-5)
$1,500,000-$1,999,9994613441741 (-3)13 (-4)
$2,000,000-$2,999,9993612331235 (+2)10 (-2)
$3,000,000-$4,999,9993211351132 (-3)7 (-4)
$5,000,000-$9,999,99926527626 (-1)5 (-1)
$10,000,000-$19,999,9991101109 (-2)0
$20,000,000+50213 (+1)1
Totals256124225140248 (+23)108 (-32)
Maui active and pending home listings by price point on the last day of the month from August, September and October 2022
8/31/229/30/2210/31/22
Haiku20724728(+4)9 (+2)
Hana829110 (+1)0 (-1)
Ka’anapali1041037 (-3)2 (-1)
Kahului112572616 (+9)16 (-10)
Kapalua41406 (+2)0
Kihei4416351640 (+5)11 (-5)
Kula2410221120 (-2)11
Lahaina237211022 (+1)13 (+3)
Makawao15111311139(-2)
Napili/Kahana/Hono…1449711 (+2)6 (-1)
Pukalani85678 (+2)3 (-4)
Spreckelsville/Paia1531048 (-2)2 (-2)
Wailea/Makena16410811 (+1)4 (-4)
Wailuku4122362640 (+4)21 (-5)
A comparison of active and pending home listings by community for the last days of the month from August-October 2022. It does not include all communities on Maui.

End of October Home Inventory Review

The information above is provided with the usual framework. The home inventory data by price point includes all of the island of Maui, but excludes the islands of Molokai and Lanai. The district information is limited to the districts and community with the most activity.

  • After a pretty healthy drop in Inventory in September, active home listings increased by 10.22% by the end of October.
  • The bulk of the inventory increased occurred between $750,00 and $1,500,000 with an increase of 27 listings in that range.
  • It appears that this increase in inventory stems more from slower activity than an influx of new listings. That is reflected in the pending sales data with 20 fewer pending home sales between $750,000 and $1,500,000.
  • This make sense as this is an area of the market where a higher percentage of buyers are using financing. Looking at all of the sales between August 1 and October 30th, 18.93% of the buyers in this price range paid cash. In all other price ranges, 41.77% of buyers used cash. Plain and simple, the increase in mortgage rates is hitting this segment of the market harder.
  • Overall, the number of pending home sales decreased 22.86% between the end of September and the end of October. That is a substantial decrease, but worth noting that pending sales typically decline in the fall.
  • Looking at the market on a community level, all but three districts increased inventory. The exceptions being Kula, Spreckelsville/Paia and Ka’anapali. Ka’anapali’s decrease stemmed in part due to cancelled listings rather than increased sales.
  • Kahului experienced the biggest increase in active listings and the biggest decrease in pending sales. With the vast majority of the inventory in this community priced between $750,000 and $1,300,000, this is a market where the increased rates appear to causing a bigger shift in conditions.

End of October Condo Inventory

8/31/229/30/2210/31/22
ActivePendingActivePendingActivePending
<$250,00016132 (+1)4 (+1)
$250,000-$499,9991417111619 (+8)12 (-4)
$500,000-$749,9993443284032 (+4)35 (-5)
$750,000-$999,9993343333327 (-6)27 (-6)
$1,000,000-$1,499,9992931193621 (+2)30 (-6)
$1,500,000-$1,999,9992435183414 (-4)33 (-1)
$2,000,000-$2,999,9992238144315 (+1)40 (-3)
$3,000,000-$4,999,999121910171017
$5,000,000-$9,999,999817011 (+4)1 (+1)
$10,000,000+40403 (-1)1 (+1)
Total181233145222154 (+9)200 (-22)
A comparison of end of the month active and pending condo sales by price point from August through October of 2022.
8/31/229/30/2210/31/22
ActivePendingActivePendingActivePending
Ka’anapali2516171418 (+1)9 (-5)
Kahului37345 (+2)5 (+1)
Kapalua11610412 (+2)4
Kihei5063486143 (-5)60 (-1)
Lahaina910578 (+3)4 (-3)
Ma’alaea36443 (-1)6 (+2)
Napili/Kahana/Hono…4525293033 (+4)17 (-13)
Wailea248619861985 (-1)
Wailuku91481211 (+3)10 (-2)
Active and Pending Condo inventory by district in Maui during July-September of 2022. This does not include all districts.

End of October Condo Inventory Review

Again, the tables above come with the usual framework for our end of month inventory. The table by price point includes all condos on Maui, but it does not include condos on the islands of Molokai or Lanai. The table with districts is limited to the communities with the most activity.

Pending sales at La’i Loa at Wailea Hills skew the data in Wailea and the $1,500,000-$5,000,000 price ranges. There are 75 pending sales in that development based on contracts penned in 2020 and the first quarter of 2021. Pending sales in La’i Loa won’t start to close until sometime in 2023. Paradise Ridge Estates in Kihei also skews the data albeit to a lesser extent. There are 18 pending sales with that development based on contracts penned between 2018 and the first quarter of 2022. Overall, 46.5% of the pending Condo inventory is in La’i Loa or Paradise Ridge Estates.

  • After three straight months of decreased inventory, condo inventory increased by a modest 6.2%
  • The largest increase in inventory occurred in the $250,000 to $499,999 price range. While this price range has a lower percentage of cash buyers than the overall condo market, the difference isn’t all that substantial.
  • Active inventory increased in 6 out of 10 price ranges, decreased in three and stayed the same in one.
  • Pending sales decreased 9.91% this month. As with home sales, it isn’t too uncommon to see pending sales decrease this time of year.
  • The decrease in pending condo sales by price point was fairly consistent through most ranges, with the exceptions being the very lowest price range and the very highest price points in the market.
  • At the community level, modest increases in inventory were common across the board. The two districts that actually saw a decrease in inventory at the community level were Ma’alaea and Kihei. Both are markets with a lot of vacation rentals. This is a market segment that is still seeing decent demand.
  • Napili, Kahana and Honokowai experienced the biggest drop in pending sales. This is another big vacation rental condo market. Is the difference in activity levels a case of no clear narrative or just variability? This is something to watch with next month’s numbers.

How Quickly Are Properties Going Under Contract

One other metric we use on the blog to track market demand is how quickly properties are going under contract. Specifically, what percentage of new listings are going under contract in ten days or less. The very first time we started documenting this metric was back in February. At that point, 56% of all new listings went under contract within 10 days or less. Between September 12th and 19th, that number shrank to 34%. Between October 11th-18th, the number of properties that went under contract within 10 days or less fell further to 25.58%.

When you break it down by homes and condos, you can see that condos continue to show some measure of resilience. For condos listed between October 11th and 18th, 40% went under contract with buyers in ten days or less. That’s actually up from mid September when the number was 36.66%. For additional context, 66.67% of condos went under contract in 10 days or less between October 11th and 18th, 2021. Going back to 2019, 26% of all condos listed between October 11th and 18th went under contract in 10 days or less.

The numbers for the home market point to a more pronounced cooling. Only 13.04% of all homes listed between October 11th and 18th went under contract in 10 days or less. In mid-September, that number was 32.14%. For additional context, 54.17% of homes listed between October 11th and October 18th, 2021 went under contract in tend days or less. Going back to 2019, 9.09% of all homes listed between October 11th and October 18th, went under contract in ten days or less.

Price Reductions

One market indicator that surprised this month is the number of active listings with price reductions. Nationally, price reductions continue to rise as the real estate market slows under the weight of higher interest rates. Based on the numbers above, one might expect to see more price reductions, particularly with the home market. With fewer properties going under contract quickly and fewer properties going under contract in general, shouldn’t sellers be adjusting to the market?

As of the the 31st, 90 of 248 active home listings or 39.92% reduced their price one or more times. On September 29th, 42.41% of homes went under contract in 10 days or less. On September 2nd, 42.97% of all active listings had one or more price reduction.

On the condo front, 45 of 153 or 29.41% of active condo listings on October 31, 2022 reduced their price one or more times. That’s up from 25% on September 29th. On September 2nd, 27.84% of all active condo listings had price reductions.

Some General Thoughts on the Numbers Above and The State of The Market

It’s been an interesting last six months in the Maui Real Estate market. The first quarter of the year was largely a continuation of 2021. Strong demand combined with limited inventory to fuel strong price growth. Demand slowly started to taper in the second quarter. That said, inventory remained low. While the frenzy of the first quarter subsided, there was a balance between limited supply and just enough demand to make for a competitive market for buyers. While we were well below the frenzy of earlier in the year, homes and condos in particular sold faster and at a higher percentage of asking price than they would in a normal market.

This trend of a balanced ratio between buyers and sellers continued through the summer. Inventory actually contracted through most of the summer, but we lost FOMO (fear of missing out) buyers from the market. The lack of FOMO buyers had an impact. We started to see some downward pressure on values in limited parts of the market. With a discerning buyer pool, flawed properties that would have sold easily in the first quarter weren’t getting any love from buyers.

In my last musings, I showed stats that pointed to the relative resilience of this market despite rates well over 6%. The stats above point to a further shift downward in the market . Or at least two out of three did. The third is a reflection of Maui as a real estate market as a whole.

The increase in inventory and the decrease in pendings show a market where the balance in supply and demand is starting to shift. This is less due to an influx of new inventory as much as it is to decreased demand. When you look at the number of homes going under contract within 10 days or less, you can see where the push above 7% rates is starting to decrease the number of buyers. I am sure the more negative national real estate news is also having an impact on the buying decisions of some. Fomo has been replaced by wait and see.

The decrease in price reductions is the one anomaly in this market. As the market cools, you would expect sellers to adjust. Prior to Covid, Maui’s market dynamics were different than the typical mainland market. Sellers took time to adjust prices and days on market could really pile up before a listing was considered stale. It’s also worth remembering that this shift is pretty recent. We may need to see these conditions persist for a longer before more sellers begin to adjust prices.

The one other thing to note is that while we saw a shift in market conditions in these most recent stats, conditions remain variable. That’s pretty clear when we look at the difference between homes and condos. As of mid-October, new condo listings still went under contract much faster than they did pre-Covid. Condo inventory remains tight compared to demand and the volume of cash buyers blunts the impact of higher rates.There is variability in the home market too. The luxury market, which again includes a higher percentage of cash buyers, appears to be moving relatively well.

Looking forward, it will be interesting to see where the market goes from here. Since it’s taken me longer to write this blog post, I have the advantage of watching market conditions over the first ten days of November. While I haven’t crunched the numbers in any detail, pending sales stabilized to start the month. Yesterday’s inflation print out caused a shift in the bond market and mortgage rates to drop a half a point.Will that persist or will higher rates return? Needless to say, it’s too early tell. If anything, this points to continued weird market dynamics with a lot of variability in conditions.

A Little Maui Beauty to Brighten Your Day

It may not be Monday but…

Contact The Maui Real Estate Team

Variable market conditions and general market weirdness demand quality representation. Contact the Maui Real Estate Team to talk to one of our experienced agents if you are thinking of buying or selling Maui Real Estate. One of our healthy agents will be happy to learn more about your real estate needs. We look forward to being of assistance.

Pete Jalbert

Maui Real Estate Blog

Maui Market Musings Volume XIX

It’s been a few weeks since our last Maui Market Musings. With that in mind, this post delves into the numbers that help cast a light on current Maui market conditions. Since our last post, interests rates surged higher again putting additional pressure on affordability for some buyers. This post looks at what impacts if any higher rates are having on the Maui market. We also look at current inventory levels by price point and community. Other subjects for discussion include cancellations, price reductions and the recent market response to new listings. This is a longer read so you may want to grab your favorite caffeinated beverage before proceeding further. It is not advisable to operate heavy equipment after reading.

Interest Rates

It’s hard not to lead with interest rates when discussing the state of the market. Rates continued their climb since our last update. While they fluctuate daily, they’ve been somewhere between 6.5% and just over 7% over the last few weeks. Needless, to say, we are a long way from the sub 3% interest rates we saw during periods of 2021. For those hoping that this increase is going to be short lived, the recent comments of Fed Chair Jerome Powell suggest that is unlikely to be the case. Powell said higher rates are needed to bring about a “correction” and balance to the housing market. While the Fed doesn’t directly control mortgage rates, they can exert a strong influence with changes to the Federal Funds rate.

Higher rates (even rates lower than current rates) were already impacting real estate markets around the country. Values are starting to retreat in many markets, particularly in some of the frothiest markets of the last couple of years.

So what kind of impact are we seeing on Maui from higher rates? There are a couple of numbers that we look at in this musings that might reflect the impact of higher rates. Pending sales is one with decreased affordability likely to impact the number of buyers. Price decreases is another metric that would or should reflect sellers adjusting to decreased buyer demand. Keep reading to see what those numbers look like recently on Maui.

Maui Home Inventory

7/31/228/31/229/30/22
ActivePendingActivePendingActivePending
<$750,000111411117 (-4)14 (+3)
$750,000-$999,9992562314421 (-10)46 (+2)
$1,000,000-$1,499,9996534582845 (-13)33 (+5)
$1,500,000-$1,999,9994119461344 (-2)17 (+4)
$2,000,000-$2,999,9993119361233 (-3)12
$3,000,000-$4,999,999259321135 (+3)11
$5,000,000-$9,999,99924726527 (+1)6 (+1)
$10,000,000-$19,999,999120110110
$20,000,000+51502 (-3)1 (+1)
Totals239156256124225 (-31)140 (+16)
Maui active and pending home listings by price point on the last day of the month from July, August and September 2022
7/31/228/31/229/30/22
ActivePendingActivePendingActivePending
Haiku221120724 (+4)7
Hana41829 (+1)1 (-1)
Ka’anapali107104103 (-1)
Kahului132111257 (-4)26 (+1)
Kapalua514140 (-1)
Kihei4814441635 (-9)16
Kula1916241022 (-2)11 (+1)
Lahaina181423721 (-2)10 (+3)
Makawao149151113 (-2)11
Napili/Kahana/Hono…1061449 (-5)7 (+3)
Pukalani76856 (-2)7 (+2)
Spreckelsville/Paia10215310 (-5)4 (+1)
Wailea/Makena15516410 (-6)8 (+4)
Wailuku3935412236 (-5)26 (+4)
A comparison of active and pending home listings by community for the last days of the month from July-September 2022. It does not include all communities on Maui.

End of September Home Inventory Review

The information above is provided with the usual framework. The home inventory data by price point includes all of the island of Maui, but excludes the islands of Molokai and Lanai. The district information is limited to the districts with the most activity.

  • The inventory of active homes fell 12.2% between the last day of August and the last day of September.
  • Active inventory decreased in all price ranges below $3,000,000. There was a modest increase in inventory between $3,000,000 and $10,000,000, no change between $10,000,000 and $19,999,999, and a decrease in inventory above $20,000,000.
  • Pending sales activity increased 12.9% over last month! This is a surprising reverse of recent trends. It is an especially big surprise with the recent mortgage rate increases.
  • The biggest increase in pending sales occurred below $2,000,000. Above that price range the number of pending sales was either steady or increased by one. No price ranges experienced a decrease in pending sales activity. It is worth noting that the $10,000,000 to $19,999,999 range had no pending sales as of the end of August and still has no pending sales.
  • Looking at the different communities around the island, only two communities saw an increase in inventory. Haiku and Hana both saw modest increases in active listings. Anecdotally, it seems like some sellers in these windward communities try to get homes on to the market before the start of the rainy season later in the fall. I haven’t taken the plunge to determine if there is any quantitative evidence to support that claim.
  • After seeing big growth in inventory in late Spring and early Summer, Kihei saw the biggest decrease in active inventory for the second month in a row. Notably, the total number of pending sales in Kihei did not change. With that in mind, I decided to look a little closer at the Kihei market activity. While Kihei added 8 new pending sales this month, 7 sales closed, 8 listings cancelled and 2 expired. Only 4 new listings came to market. Based on those numbers, the reason for the decrease in inventory is multi-faceted. The cancellations could be a sign of seller capitulation (more on that below) or just sellers taking a break. We shall see.
  • Wailea and Wailuku are the two communities that saw the biggest increase in pending sales with 4 net new pendings. Wailea’s increase is a little more notable due to the percentage increase in pending sales. It’s worth mentioning that 4 of the 5 overall new pending sales in Wailea and Makena reduced prices before going under contract. There’s something to be said for listening to market feedback and adjusting price.

Maui Condo Inventory

7/31/20228/31/20229/30/2022
ActivePendingActivePendingActivePending
<$250,000181613 (-3)
$250,000-$499,9991123141711 (-3)16 (-1)
$500,000-$749,9994339344328 (-6)40 (-3)
$750,000-$999,999444333433333 (-10)
$1,000,000-$1,499,9993031293119 (-10)36 (+5)
$1,500,000-$1,999,9993033243518 (-6)34 (-1)
$2,000,000-$2,999,9992036223814 (-8)43 (+5)
$3,000,000-$4,999,9991218121910 (-2)17 (-2)
$5,000,000-$9,999,999103817 (-1)0 (-1)
$10,000,000+404040
Totals205234181233145 (-36)222 (-11)
A comparison of end of the month active and pending condo sales by price point from July through September of 2022.
7/31/20228/31/20229/30/2022
ActivePendingActivePendingActivePending
Ka’anapali2413251617 (-8)14 (-3)
Kahului283734 (-3)
Kapalua101011610 (-1)4 (-2)
Kihei6760506348 (-2)61 (-2)
Lahaina1689105 (-4)7 (-3)
Ma’alaea56364 (+1)4 (-2)
Napili/Kahana/Hono4034452529 (-16)30 (+5)
Wailea2582248619 (-5)86
Wailuku14139148 (-1)12 (-2)
Active and Pending Condo inventory by district in Maui during July-September of 2022. This does not include all districts.

End of September Condo Inventory Review

Again, the tables above come with the usual framework for our end of month inventory. The table by price point includes all condos on Maui, but it does not include condos on the islands of Molokai or Lanai. The table with districts is limited to the communities with the most activity. Pending sales at La’i Loa at Wailea Hills skew the data in Wailea and the $1,500,000-$5,000,000 price ranges. There are 75 pending sales in that development based on contracts penned in 2020 and the first quarter of 2021. Pending sales in La’i Loa won’t start to close until sometime in 2023. Paradise Ridge Estates in Kihei also skews the data albeit to a lesser extent. There are 18 pending sales with that development based on contracts penned between 2018 and the first quarter of 2022. Overall, 41.89% of current pending sales are long term new developer contracts.

  • The number of active condo listings at the end of September is 19.89% lower than at the end of August.
  • Active inventory decreased in seven out of ten price ranges in the table above. Net inventory was unchanged in the remaining 3 ranges.
  • Pending condo sales dropped 5.2% compared to the end of August. Is this a reflection of reduced inventory, reduced demand or both? It’s hard to say. That said, I did get a surprising number of e-mails last month from fellow Realtors seeking out condo inventory for buyers struggling to find what they want.
  • Pending sales dropped in seven of ten price ranges. Pending sales increased between $1,000,000-$1,499,999 and $2,000,000 and $2,999,999.
  • Ma’alaea is the only community where inventory increased last month albeit with just one more active listing than at the end of August. Kahului’s inventory is unchanged.
  • Napili, Kahana and Honokowai experienced the biggest decrease in inventory with 16 fewer listings at the end of this month. It was also the only community where pending sales increased. The eighteen new pending sales shows pretty healthy activity. It seems that the increase in pending sales is the biggest driver for the decrease in active listings in this market, but cancelled listings were also a factor. Seven sellers pulled their listings off the market.

Cancelled Listings

September is a transitional month on Maui. The summer tourism season is over and we are still a few months from our peak winter season. Anecdotally, I always thought of this as a month where some sellers will opt to take a pause from selling their home only to relist when it gets closer to winter tourism season. With the sharp decrease in active listings this month, I wanted to look closer at cancelled and expired listings. Is September actually a bigger month for cancellations historically? If so, how does this year compare to previous years? Is there anything that can be gleaned from this September’s high cancellations?

20222021201920182017
January2723483755
February219414334
March1815393658
April1917373977
May1322484089
June1916312753
July1722403058
August2716254462
September40 (1)28 (2)39 (t6)50 (1)41 (11)
OctoberTBD16374760
NovemberTBD30364760
DecemberTBD20432945
Monthly cancelled and expired home listings in 2022, 2021, 2019, 2018 and 2017. I note how September ranks each year in the table.
20222021201920182017
January1955274255
February1354381534
March1254274158
April1435433877
May1521543789
June1120372653
July1116234358
August2019212762
September29 (1)13 (11)43 (t2)44 (3)41 (11)
OctoberTBD15374960
NovemberTBD15406560
DecemberTBD11304145
Monthly cancelled and expired real estate listings during 2022, 2021, 2019, 2018 and 2017

Before discussing the numbers above, it is worth noting that there is some noise when it comes to cancelled listings. An agent changing brokerages or one brokerage buying another can inflate cancelled listings. The change in brokerages results in cancelled listings immediately replaced by new listings as old listing contracts are cancelled and new contracts created. I noticed some noise in this month’s cancelled home listings. Hoku’ula, a new development Upcountry, cancelled their MLS listings last month and put them back on the market as new listings at a higher price.

With that framework, let’s address the first question that I posed above. Is September a bigger month historically for cancellations? It appears to be one of the biggest months for canceled home listings albeit with some notable exceptions in the chart above. For condos, it is a little more extreme. Some years it is near the top and others near the bottom with no clear cut reason for the variability.

So what does that say about this year? Even without those five Hoku’ula cancellations, September would still be the highest month for home cancellation for the year to date. September is also leading for cancelled condo listings despite rather limited inventory. It’s hard to say definitively if this is strictly seasonal or if any of those cancellations are due to seller capitulation. That said, it would make sense if we start to see some sellers retreat from the market for non-seasonal reasons. Sellers who were fishing for ultra high prices, don’t need to sell or need to borrow at higher rates to buy a new place could all have reason to pull their listing under current conditions.

Price Reductions

Recent increases in interest rates are generating more price reductions nationally. Sellers are reacting to the decreased affordability posed by higher rates. What about the Maui market? Are we seeing similar trends? I looked at price reductions for active inventory on September 29th.

As of the 29th, 95 out of 224 active listings or 42.41% of all properties reduced their price one or more times. As of September 2nd, that numbers was 42.97%. On August 15th, it was 39.67%. While price reductions are up since the early summer, the more recent decrease in price reductions is somewhat surprising in light of the recent increases in rates.

On the condo front, 36 out of 144 active listings reduced their price one or more times. That calculates to 25% of active inventory. That is down from 27.84% on September 2nd and 29.62% of all listings on August 15th.

With inventory shrinking, perhaps sellers are feeling emboldened to stick to their guns on pricing. The higher level of cash and or low inventory levels seem to be making this market less responsive to interest rate changes thus far.

How Quickly Are New Listings Going Under Contract?

Another metric we continue to watch in the musings is how quickly things are going under contract. Specifically, what percentage of listings are going under contract within 10 days or less. We started tracking this in mid-February when the number was right around 56%. That was pretty much the peak of our winter frenzy. For properties that were listed between September 12th and 19th, 34% of all listings went under contract within 10 days. That is actually up from 29.79% between August 10th and 17th.

For home listings, 32.14% of new listings between September 12th and September 19th went under contract within 10 days or less. By comparison, 38.1% of all homes listed between 9/12/21 and 9/19/21 went under contract in 10 days or less. For a pre-covid comparison, 41.18% of all homes listed between 9/12/19 and 9/19/19 went under contract within 10 days or less. It is worth mentioning that 41% is a much higher percentage than other weeks we’ve looked at in 2019. For example, only 19.04% of homes listed between 9/27/2019 and 10/3/2019 went under contract in 10 days or less.

For condo listings, 36.36% of all new listings went under contract within 10 days between September 12th and 19th. Last year, an eye popping 67.74% of condos listed between 9/12 and 9/19 were under contract in ten days or less. In 2019, 27.27% of all condos listed between 9/12 and 9/19 went under contract within 10 days or less.

Overall, the market is way less frenzied than last year. However, properties are going under contract faster than in a “normal” Maui market. There are definitely fewer buyers, but there are enough buyers out there for the limited supply that over one third of the inventory is going under contract quickly.

A Few Closing Thoughts on the State of the Maui Market

The numbers compiled above paint a picture of a more resilient Maui market than one might expect. We actually saw fewer price reductions for homes and condos while pending home sales increased! Not exactly the market response one would predict when interest rates increase to their highest point in 15 or more years. It appears at this point that limited inventory is still having a significant impact on the market despite the rising borrowing costs.

Will that sustain itself through the rest of the year and into early 2023? I was suprised by this month so who knows what the future will hold. It’s likely that the market has yet to feel the full weight of higher interest rates. Add in signs of a slowing economy and our market is facing additional headwinds. Ultimately, the Maui market moving forward will be a balancing act between the impact of higher rates and supply constraints. Conditions well vary around Maui by both price point, location and property type.

With interest rates likely to remain elevated into the immediate future, more real estate economists are anticipating price corrections. Reading beyond the headlines, economists expect variability in market corrections across the country. Rates will be a market driver, as will the state of the economy and local inventory. It’s important not to base market decisions on national headlines, but instead on relevant local data. We plan to continue with our Musings and community market updates so Maui buyers and sellers have the data to make informed decisions.

A Little Maui Beauty to Brighten Your Day

Contact The Maui Real Estate Team

Questions about the post above? Wondering about conditions in a specific part of the Maui Market? Need assistance buying or selling a property on Maui? Contact The Maui Real Estate Team for assistance. One of our experienced and savvy agents would welcome the chance to sit down with you to discuss your real estate needs.

Pete Jalbert

Maui Real Estate Blog

Maui Real Estate Market Musings Volume XVIII

Maui Market Musings Volume XVIII tackles the notable numbers from August 2022 Real Estate Sales on Maui. It even delves into a nuanced discussion of the (spoiler alert) decrease in median home prices on island and what it may mean. This edition originally included a discussion of Kapalua 2022 market activity, but I am not sure anyone would make it through the two subjects together without consuming dangerous levels of caffeine. Look for that post early next week. Without further ado…

Notable Numbers from the August Home Sales

With Labor Day passed, It’s a good time to took a look through the August Home Sale numbers. The numbers below are the most noteworthy with August 2021 and August 2019 data points provided for comparison. The numbers are different from the Realtor’s Association of Maui numbers because they exclude the islands of Molokai and Lani.

  • Maui Realtors reported 82 homes sold in August of 2022. That is 32% lower than the 120 homes sold in August of 2021. It is 15.5% lower than the 97 homes sold in August of 2019.
  • Of the 82 homes that sold, 14 or 17.07% sold for over asking price and 37 or 45.12% sold for asking price or higher. That is well below what we saw during August of 2021 when 40.83% sold for over asking price and 61.67% sold for asking price or higher. It’s still well above what the market was like in August of 2019. At that time, 11.34% of sales closed for over asking and 28.87% sold for asking price or above.
  • Of the 82 homes sold, 21 or 25.6% of buyers reportedly paid cash.
  • The median price of the homes sold in August is $1,037,500. That is down 2.4% from the August 2021 median of $1,062,500. The August 2022 median is 27.6% higher than the median price in August 2019.
  • The average price of homes sold in August 2022 is $1,537,666. That is 10.9% lower than last August’s average sales price of $1,725,993. The August 22 average is 23.67% higher than the August 2019 average of $1,243,316.
  • The lowest priced home to sell in August closed for $230,000. That is also the lowest sale on the island of Maui all year. The off market sale involved a 2 bedroom, 1 bathroom home with 1,012 square feet of living space on a 7,658 square foot lot. There were no photos or details on the condition of the home.
  • The highest priced transaction in August closed for $7,900,000. The home in the Pineapple Hill subdivision of Kapalua has 6 bedrooms, 6.5 bathrooms and 7,784 square feet of living space.
  • The home in Pineapple Hill was one of three sales over $5,000,000 and one of fourteen that closed for over $2,000,000.

Let’s Talk About Median Prices and Home Values

I would imagine the fact that this August’s median is lower than last August’s median raised a few eyebrows. Does mean that we may be seeing values decrease? I think this merits some discussion.

If you are a long term reader of this blog, you will know that I am wary of tying shifts in median price to shifts in home values. The composition of sales can be a big driver of month to month shifts in median prices. A lot of lower priced homes selling in a month could drive down median prices while more high end sales may drive up median prices. Maui’s not the easiest real estate market for tracking changes in price. The volume of sales is relatively low and the inventory is heterogeneous. Even some of our more cookie cutter subdivisions have variability in views and location that can impact value.

I like quantitative evidence a lot more than anecdotal evidence. At this point, I can’t point to any clear numbers that support price drops. That said, a case can be made that some homes on Maui that sold during the first five to six months of this year would sell for less now. Competition remained fierce in the first quarter and bidding wars were common. Borrowing costs were still a lot lower than they are now. Investors were still active. FOMO or fear of missing out on low borrowing costs and limited inventory meant buyers bid aggressively pushing up prices.

Fast forward to this summer and the dynamic changed. The pool of buyers is significantly smaller due to higher borrowing costs and an absence of investors. We are definitely past the FOMO phase of the market. With a lot less buyer demand, we are starting to see some properties struggling to sell. While I know this is speculative, I surmise that some of these properties that are sitting would have attracted multiple buyers earlier in the year. The competition would have pushed prices upwards. Without competition, some of these are sellers are needing to reduce prices.

Now, does this mean home prices are going down across the board? Absolutely not. At this point, I would argue that this is a phenomenon limited to lower price points in the market. In particular, it is confined to lower priced properties with flaws that FOMO buyers forgave, but current buyers are less willing to accept. There are other market segments where inventory is starting to build. I could see those parts of the market start to see drops in value, but we aren’t there yet. It is also worth pointing out at that this market is incredibly variable. Above asking price sales are still higher than they were pre-Covid and there are still still homes closing for all time neighborhood highs.

Will we start to see more broad based decreases in value? That’s tough to say. We share one attribute with some of the markets that are seeing downward pricing pressure and that is we had a high number of work from anywhere relocations. What differentiates us from the markets that are seeing price decreases is our current lack of inventory. We are still well below 2019 inventory levels with no clear relief in sight. Ultimately, the balance between supply levels and demand will dictate our price trajectories. It’s also likely that this balance will continue to vary by community and by price point.

Notable August Condo Sales Numbers

I present the condo numbers with the same framework as the home sale numbers. They differ from the Realtor’s Association of Maui statistics because they exclude the islands of Molokai and Lanai.

  • Maui Realtors reported 103 condos sold in August 2022. That is a 44.9% drop from the 187 sales in August 2021. It is 13.45% lower than the 119 condos sold in August of 2019.
  • Of the 103 condos sold, 21.36% sold for over asking price and 45.63% sold for asking price or above. In August of 2021, 27.81% sold for over asking and 66.84% sold for asking price or above. In August of 2019, 12.5% sold for over asking price and 39.17% sold for asking price or above.
  • Of the 103 condos sold, 52 or 50.49% paid cash.
  • The median price of the 104 condos sold last month is $820,000. Last month’s median is 26.15% higher than the August of 2021 of $650,000. It is 60.78% higher than the August 2019 median of $510,000.
  • The average price of condos sold in August 2022 is $1,233,249. That is 30.88% higher than the average sales price of $949,939 in August of 2021. It is 40.09% higher than the 2019 average sales price of $887,539.
  • The lowest priced condo to sell in August of 2022 closed for $150,000. The 1 bedroom, 1 bathroom unit is located in the Harbor Lights Condominium in Kahului.
  • The highest priced condo to close in August of 2022 sold for $9,200,000. The 4 bedroom, 4.5 bathroom condominium with 4,817 square feet of living space is located in the Kula Villas complex within the Makena Golf and Beach Club.
  • The Kula Villas sale is one of five transactions that closed for $5,000,000 or higher and one of seventeen sales that closed for more than $1,500,000.

A Few Comments on the Condo Numbers

Since we broached the subject of home values, I might as well go down the worm hole of discussing condo values. There is a pretty clear contrast in this month’s median home and condo prices. While median home values are below August 2021, the median condo value is well above August 2021. Again, changes in median prices don’t always reflect changes in values.

However, the condo market remains more resilient than the home market on island. I am continuing to see upward pressure on prices in the vacation rental and second home condo market. Demand for the limited inventory remains strong. Some of the condo properties geared toward island residents like Kihei Villages and Southpointe seem to be losing the steam that they had earlier this year. Plain and simple, this part of market is cooling faster than other parts of the condo market due to affordability. If borrowing costs remain closer to 6% or higher and inventory grows at all, this part of the market could also start to see decreasing values. Like the home market, this ultimately depends on the balance between supply and demand.

Some Maui Beauty to Brighten This Post

Contact The Maui Real Estate Team

Contact The Maui Real Estate Team with questions, comments or feedback or if you need assistance buying or selling property on Maui. Market conditions on island are varied and dynamic. Now more than ever, it’s important to have experienced and savvy representation. We look forward to hearing from you to answer questions and learn more about your real estate needs.

Pete Jalbert

Maui Real Estate Blog

Maui Market Musings Volume XVII

This is our seventeenth Maui Market Musings. This edition continues to focus on the metrics that give us the best indication of current market conditions. Those three metrics are inventory, price reductions and how quickly properties are going under contract. Discretion was the better part of valor and I am going to hold off on my Kapalua market update for either the next musings or a stand alone post. I imagine people have more to do over the holiday weekend than reading a 3,500 word manuscript on the Maui Real Estate Market. Without further ado…

End of Month Inventory of Maui Single Family Homes

6/30/227/31/228/31/22
ActivePendingActivePendingActivePending
<$750,00061611141111 (-3)
$750,000-$999,9993263256231 (+6)44 (-18)
$1,000,000-$1,499,9994337653458 (-7)28 (-6)
$1,500,000-$1,999,9994422411946 (+5)13 (-6)
$2,000,000-$2,999,9993415311936 (+5)12 (-7)
$3,000,000-$4.999,999271025932 (+7)11 (+2)
$5,000,000-$9,999,99923824726 (+2)5 (-2)
$10,000,000-$19,999,99913012011 (-1)0
$20,000,000+415150
Totals241169239156256 (+17)124 (-32)
Maui active and pending home listings by price point on the last day of the month from June, July and August 2022
6/30/227/31/228/31/22
ActivePendingActivePendingActivePending
Haiku2013221120 (-2)7 (-4)
Hana42418 (+4)2 (+1)
Ka’anapali117107104 (-3)
Kahului827132111 (-2)25 (+4)
Kapalua53514 (-1)1
Kihei4522481444 (-4)16 (+2)
Kula2513191624 (+4)10 (-6)
Lahaina2018181423 (+5)7 (-7)
Makawao131214915 (+1) 11 (+2)
Napili/Kahana/Hono…12310614 (+4)4 (-2)
Pukalani127768 (+1)5 (-1)
Spreckelsville/Paia11210215 (+5)3 (+1)
Wailea/Makena13415516 (+1)4 (-1)
Wailuku3933393541 (+2)22 (-13)
A comparison of active and pending home listings by community for the last days of the month from June-August 2022. It does not include all communities on Maui.

End of August Home Inventory Review

The information above is provided with the usual framework. The home inventory data by price point includes all of the island of Maui, but excludes the islands of Molokai and Lanai. The district information is limited to the districts with the most activity.

  • The inventory of active home listings on Maui actually increased approximately 7% since the last day of July. This comes on the heels of a decrease in active listings in July.
  • Active inventory decreased in only two price ranges.
  • Pending sales dipped again. Pending listings are 21% lower than the end of July and 27% below the end of June.
  • Pending sales increased in only the $3,000,000 to $4,999,999 price range.
  • Looking at the different price ranges, the $750,000-$999,999 price point stands out. Through the market boom of the last couple of years, you could make an argument that this was among the most competitive price points. Needless to say, this is a very different market now. The increase in interest rates reduced affordability for local buyers, and many investors seem to be sitting on the sidelines. As of today, 56% of the active listings in the range reduced their asking price at least once. Sellers are needing to adjust their price to the new realities of the market.
  • Looking at the different communities around the island, the month to month shifts in the trajectory of inventory are notable. A number of places where inventory increased between June and July, decreased between July and August and vice versa. I would suspect we might continue to see this pattern moving forward.
  • Kihei home inventory is notable for it’s month to month decrease after steady and significant growth in active listings over the previous months.
  • Resort market inventory saw limited changes in active inventory. Ka’anapali and Kapalua both have one fewer active listings while Wailea has one more.

End of August Maui Condo Inventory

6/30/227/31/2228/31/22
ActivePendingActivePendingActivePending
<$250,000281816 (-2)
$250,000-$499,9991925112314 (+3)17 (-6)
$500,000-$749,9993140433934 (-9)43 (+4)
$750,000-$999,9994446444333 (-11)43
$1,000,000-$1,499,9992930303129 (-1)31
$1,500,000-$1,999,9992834303324 (-6)35 (+2)
$2,000,000-$2,999,9992036203622 (+2)38 (+2)
$3,000,000-$4,999,999112512181219 (+1)
$5,000,000-$9,999,9991131038 (-2)1 (-2)
$10,000,000+304040
Totals199247205234181 (-24)233 (-1)
A comparison of end of the month active and pending condo sales by price point from June through August of 2022.
6/30/20227/31/20228/31/2022
ActivePendingActivePendingActivePending
Ka’anapali2315241325 (+1)16 (+3)
Kahului43283 (+1)7 (-1)
Kapalua129101011 (+1)6 (-4)
Kihei5574676050 (-17)63 (+3)
Lahaina1651689 (-7)10 (+2)
Ma’alaea55563 (-2)6
Napili/Kahana/Hono4834403445 (+5)25 (-9)
Wailea 2385258224 (-1)86 (+4)
Wailuku121214139 (-5)14 (+1)
Active and Pending Condo inventory by district in Maui during June-August of 2022. This does not include all districts.

End of August Condo Inventory Review

Again, the tables above come with the usual framework for our end of month inventory. The table by price point includes all condos on Maui, but it does not include condos on the islands of Molokai or Lanai. The table with districts is limited to the communities with the most activity. Pending sales at La’i Loa at Wailea Hills skew the data in Wailea and the $1,500,000-$5,000,000 price ranges. There are 75 pending sales in that development based on contracts penned in 2020 and the first quarter of 2021. Pending sales in La’i Loa won’t start to close until sometime in 2023. Paradise Ridge Estates in Kihei also skews the data albeit to a lesser extent. There are 18 pending sales with that development based on contracts penned between 2018 and the first quarter of 2022. Those should start closing in the not too distant future.

  • After steadily increasing over the last few months, active condo listings at the end of August dropped 12% from the end of July.
  • Pending condo sales were virtually unchanged with only one fewer pending sale at the end of August compared to the end of July.
  • Looking at the data by price range, active inventory only increased between $250,000-$499,000 and between $2,000,000 and $2,999,999. The biggest drops in active inventory occurred between $500,000 and $999,999 followed by $1,500,000 to $1,999,999.
  • Kihei continues to be one of the more dynamic communities when it comes to inventory. Much like Kihei Home inventory, Kihei Condo inventory dropped significantly since the end of July. That comes on the heels of seeing the largest increase over the months prior. Pendings increased as well. Without doing a really thorough comparison of the month to month inventory, it’s hard to say if this is variability or sellers adjusting their pricing and buyers responding.
  • The Napili, Kahana and Honokowai condo inventory took the opposite trajectory from Kihei with pending sales dipping substantially and active listings increasing on the month.
  • The change between the end of the month active inventory in the resort markets was nominal. Wailea’s active inventory increased by 1 and both Kapalua and Ka’anapali decreased by 1. Pendings increased in both Ka’anapali and Wailea while the Kapalua pending sales dipped.

One final thing worth noting about home and condo inventory, September 1 marks something of a seasonal shift on Maui. Labor day is the end of our summer tourist season. Traditionally, real estate activity on island slows a little in the early fall. This is a time when some sellers take a break from the market. Eleven home and condo listings either cancelled or expired on September 1 after the numbers for the charts above were compiled. We also tend to see a little less in the way of new inventory. One would think that would be the case this year, but there are fewer certainties in this day and age.

Checking in On Price Reductions

Nationally, there is some discussions of price reductions starting to level off after steady growth over the last few months? What about Maui? Looking at the inventory as of September 2nd, 42.97% of all active home listings reduced their price one or more times. On August 15th, 39.67% of active homes reduced their price. On July 4th, that number stood at 34.03%.

In the condo market, 27.84% of all active listings reduced their price. That is actually a decrease from 29.62% on August 15th. For further context, 24.63% of the active condo listings had a reduced asking price on July 4th.

It’s worth noting, that some parts of the market have more price reductions than other. There is a fair amount of variability in the market by district and price point. One example being homes in the $750,000-$999,999 price range which I mentioned earlier.

How Quickly Are Things Going Under Contract?

Another metric that gives a pretty good sense of current demand and market conditions is the rate at which properties go under contract. Specifically, we look at what percentage of properties go under contract in ten days or less. We started tracking this in February when market conditions were particularly frenzied. At the time, 56% of all properties went under contract within 10 days. Of the listings that came to market between August 10th and August 17th, 29.79% went under contract within 10 days. That’s actually up a little from the last period we tracked between July 25th and August 1st when 22.45% went under contract within 10 days or less of coming to market.

Looking specifically at homes, 30.43% of the new listings between August 10th and 17th went under contract in 10 days or less. For comparison’s sake, between August 10-17, 2021, 50% of new inventory went under contract in 10 days or less. For a pre-covid reference point, it was 15.15% of new home listings between August 10th – August 17th, 2019 . I do want to mention that this seems to be an anomalously low week. Other recent 2019 comparisons came in around 25%.

For condos, 29.17% of the new listings between August 10th and August 17th went under contract in ten days or less. During the same time span of 2021 and 2019 respectively, the numbers came in at 58.33% and 30.43%.

Overall, we are well below last year’s frenzy. While we may have fewer buyers and sellers, the overall absorption of new properties is similar to what we experienced before Covid.

Interest Rates

One other variable relevant to market conditions is interest rates. Recent movement in the bond market pushed interest rates on the 30 year fixed mortgage back up over 6%. This is the first time mortgages hit that rate since June. From recent discussions with mortgage brokers, many borrowers are opting for 10 year ARMs to lower monthly payments. That said, regardless of the mortgage product borrowing costs are significantly higher now than they were 12 or even 6 months ago. That is going to have a big impact on affordability.

Some Musings Eye Candy From Maui’s Sandy Shores

Contact The Maui Real Estate Team

Questions, comments or feedback? Contact The Maui Real Estate Team to discuss the latest market musings or if you need assistance buying or selling Maui Real Estate. Our experienced team of agents is well suited to assist buyers and sellers in the current dynamic market conditions. We look forward to hearing from you and discussing your real estate needs.

Pete Jalbert

Maui Real Estate Blog

Maui Market Musings Volume XVI

Sweet sixteen! This is the 16th edition of our almost weekly look at the Maui Real Estate market. This latest edition is highlighted by our monthly inventory check. We break down end of the month home and condo inventory by both community and price point. We also check in on the percentage of the active inventory with price reductions, and the percentage of new listings going under contract in ten days or less. Collectively, the three metrics give us a better sense of current market conditions. Last but not least, this edition highlights a couple of national perspectives on the real estate market.

Inventory Watch for Single Family Homes

5/31/226/30/227/31/22
ActivePendingActivePendingActivePending
<$750,00062261611 (+5)14 (-2)
$750,000-$999,9991954326325 (-7)62 (-1)
$1,000,000-$1,499,9994337583465 (+7)25 (-9)
$1,500,000-$1,999,9993027442241 (-3)19 (-3)
$2,000,000-$2,999,9993714341531 (-3)19 (+4)
$3,000,000-$4.999,9992411271025 (-2)9 (-1)
$5,000,000-$9,999,99922823824 (+1)7 (-1)
$10,000,000-$19,999,9999213012 (-1)0
$20,000,000+31415 (+1)1
Totals193176241169239 (-2)156 (-13)
A comparison of active and pending home listings by price point on the last day of the month from May, June and July.
5/31/226/30/227/31/22
ActivePendingActivePendingActivePending
Haiku1512201322 (+2)11 (-2)
Hana534241 (-1)
Ka’anapali13611710 (-1)7
Kahului112482713 (+5)21 (-6)
Kapalua42535 1 (-2)
Kihei2725452248 (+3)14 (-8)
Kula2412251319 (-6)16 (+3)
Lahaina1515201818 (-2)14 (-4)
Makawao1117131214 (+1)9 (-3)
Napili/Kahana/Hono…12512310 (-2)6 (+3)
Pukalani5121277 (-5)6 (-1)
Spreckelsville/Paia12411210 (-1)2
Wailea/Makena8513415 (+2)5 (+1)
Wailuku2832393339 35 (+2)
A comparison of active and pending home listings by community for the last days of the month from May-July 2022. It does not include all communities on Maui.

End of July Home Inventory Review

Here are some notes about the data above to provide some framework. The price range chart includes all of the island of Maui, but not the islands of Lanai or Molokai. The list of districts above is limited to those with the most activity.

  • After seeing an increase in inventory in June, the inventory of active home listings actually decreased in July by approximately 1%. We just aren’t seeing the substantive increase in home inventory that many mainland markets experienced this spring and early summer.
  • The decrease in pending sales continues. Pending sales are 8% below the end of June and 12% below the end of May.
  • Looking at the different price points, I think the two most notable price ranges are homes priced below $750,000 and listings between $1,000,000 and $1,499,999.
  • The below $750,000 range turned my head at first glance. The “entry point” to the Maui market’s been one of the most competitive parts of the market for some time. When I looked at the actual inventory, the increased inventory in this range consists of properties that need a lot of work. Fix and flip buyers who might pursue opportunities like this seem to be less active.
  • The $1,000,000 to $1,499,999 price range is the one segment of the market that saw increases in inventory in both June and July. Inventory at the end of July is 51% higher than it was at the end of May. This price range also had the biggest drop in pending sales over July. This is a price range that is likely feeling the effects of affordability challenges. It is out of reach for most Maui residents particularly with higher borrowing costs.
  • The $2,000,000-$2,999,999 price range is the one market segment that saw an increase in pending sales.
  • Looking at the different communities around the island, Kihei is noteworthy for both an increase in inventory and a decrease in sales. Inventory is up 77% from the end of May and pending sales are down 37%. Billy and I were discussing why Kihei may be seeing the biggest increase in inventory. It’s hard to say definitively. That said, we both noticed a fair amount of aspirational pricing among the active inventory.
  • The other thing to note about the community chart is some of the variability evident. Some places that saw increased inventory last month saw decreases this month and vice versa. With these small sample sizes, I surmise we may continue to see month to month shifts in a number of communities.

Inventory Watch for Condos

5/31/226/30/227/31/22
ActivePendingActivePendingActivePending
<$250,00059281 (-1)8
$250,000-$499,9991223192511 (-8)23 (-2)
$500,000-$749,9991855314043 (+8)39 (-1)
$750,000-$999,999295444464443 (-3)
$1,000,000-$1,499,9992349293030 (+1)31 (+1)
$1,500,000-$1,999,9992134283430 (+2)33 (-1)
$2,000,000-$2,999,999194020362036
$3,000,000-$4,999,9991222112512 (+1)18 (-7)
$5,000,000-$9,999,9997711310 (-1)3
$10,000,000+304040
Totals149 293199247205 (+6)234 (-13)
A comparison of end of the month active and pending condo inventory by price point
5/31/226/30/227/31/22
ActivePendingActivePendingActivePending
Ka’anapali2323231524 (+1)13 (-2)
Kahului58432 (-2)8 (+5)
Kapalua71512910 (-2)10 (+1)
Kihei3595557467 (+12)60 (-14)
Lahaina14816516 8 (+3)
Ma’alaea35555 6 (+1)
Napili/Kahana/Hono…3439483440 (-8)34
Wailea/Makena1691238525 (+2)82 (-3)
Wailuku911121214 (+2)13 (+1)
A comparison of active and pending end of the month inventory by district in Maui. It does not include all districts.

End of July Condo Inventory Review

The price points table includes all condos on Maui, but it does not include condos on Molokai or Lanai. The table with districts is limited to the districts with the most activity. As mentioned in previous musings that look at inventory, pending sales at La’i Loa at Wailea Hills skew the data in Wailea and the $1,500,000-$5,000,000 price ranges. There are 75 pending sales in that development based on contracts penned in 2020 and the first quarter of 2021. Pending sales in La’i Loa won’t start to close until sometime in 2023.

  • After a big 33% jump in inventory between the end of May and June, the inventory of active listings increased a modest 3% by the last day of July.
  • Pending sales also continued to drop with a 5.3% decrease in pending sales on July 31st compared to June 30th. That compares to the 16% drop between the end of May and the end of June.
  • When you hone in on the different price points, only 4 out of 10 of the price ranges actually experienced increases in inventory. Two of the four only increased by a single condo.
  • The lion’s share of the increase in inventory occurred in the $500,000 to $749,999 price range. Looking at the listings in that price range, the majority of those units are non-vacation rental condos geared toward island residents. This segment of the market showed surprising resiliency as rates increased. It seems to be cooling with inventory and days on market both increasing.
  • Pending sales decreased across 5 of 10 price points. The $3,000,000 to $4,999,999 price range experienced the largest dip in activity with 7 fewer pending sales.
  • Looking at the inventory changes by community, Kihei stands out with the biggest increase in active listings and the biggest decrease in pending listings. Again, I am not sure I can pin point a single reason. As with Kihei homes, I surmise sellers with aspirational pricing play a part. There are also quite a few non-vacation rental Kihei Condos in that $500,000-$750,000 range.
  • The Napili, Kahana and Honokowai area took a different trajectory from Kihei with 8 fewer listings on the market.
  • Looking at the resorts, Ka’anapali and Wailea both saw modest increases in inventory while Kapalua inventory decreased modestly.

Price Reductions

While inventory remains limited, we are seeing an increasing number of price reductions. As of August 15th, a total of 39.67% of active home listings reduced price one or more times. That compares to 34.03% as of July 4th. In the condo market, 29.26% of condo listings reduced asking price as of August 15th. On July 4th, 24.63% of all condo listings reduced list price.

It’s worth taking a minute to delve into exactly what an increase in price reductions might mean. To be honest, it really varies on a case by case basis. It’s pretty clear that a number of sellers in this market priced with first quarter market conditions in mind. During that time, prices increased upwards rapidly. Sellers could get away with being ambitious. Fast forward 5 months and the rate of appreciation is slowing significantly. If someone wants or needs to sell sooner, they are going to have to price closer to recent comparable sales. More sellers hoping that frothy market conditions continued into the 2nd and 3rd quarter are adjusting their expectations.

It’s also worth noting that pricing on Maui can be challenging. There is enough heterogeneity in the market that even sellers trying to price near comparable sales can miss the mark. If sellers and their agents struggle to value a property due to its unique characteristics, they may need to receive market feedback and adjust accordingly.

At this point, the price reductions that occurring appear to be sellers either the ambitious adjusting expectations or those struggling to come up with a value responding to the market. I haven’t seen any price reduction data that shows sellers on Maui adjusting prices below recent comparable sales. If we do start to see any shifts in value, it is likely going to occur first in the pockets of the market where inventory is higher.

Demand for New Listings

In February, we started tracking what percentage of properties went under contract in ten days or less. Back then, 56% of all listings went under contract within 10 days. That percentage slowly decreased throughout the spring with a more pronounced shift after interest rates spiked above 5%. For the period between July 25th and August 1st, the number dipped down to 22.45% of all active listings. For comparison, 50.94% of all new listings went under contract within 10 days between July 25th and August 1st of 2021. During the same period of 2019, 28% of new listings went under contract within 10 days of coming to market.

There is some discrepancy between homes and condos for this metric. For the 25th through the 1st, 26.92% of new condo listings and 17.36% of homes went under contract within 10 days of hitting the market. Again for comparison’s sake, between 7/25/21 and 8/5/21, 48% homes and 57% of condos went under contract within 10 days or less of being listed. For the period between 7/25/19 and 8/1/19, 25% of homes and 30.23% of condos went under contract within 10 days or less of being listed.

The numbers above would suggest that market conditions are definitely a lot cooler than earlier this year or this time last year. It would also seem to suggest that the market is cooler than pre-covid conditions in 2019. That said, it is worth noting that 2019 was a pretty strong year for real estate on island.

A Few National Real Estate Perspectives Worth Sharing

It’s been a while since we posted some national perspectives on the real estate market. I thought it might be worth sharing some thoughts I recently came across on social media.

I am not sure that the tweet above is a new perspective to all of our readers, but I thought it was one worth reiterating. While there’s been a demand slow down across the board in the national market, local market conditions are strongly impacted by available inventory. Some former hot spots for real estate appreciation are seeing stronger market shifts and signs of price decreases as inventory ballooned over the last few months. Other places where inventory growth remains limited aren’t experiencing downward pressure on pricing. Maui more closely resembles the latter than the former.

If you have a little time, I also included this video from the folks at Altos Research. It discusses some of the recent changes in their market analysis and forecasts as the rate of inventory growth is slowing around the country.

They suggest that the chances of broader price reductions are lowering due to the more limited inventory growth. It will be interesting to compare their current projections to the actual conditions in the fall market.

Some Maui Beauty to Brighten Your Post

Contact The Maui Real Estate Team

If you have questions or comments on this post, Contact The Maui Real Estate Team. Thinking of buying or selling property on Maui? Call us or send us an e-mail, we would welcome the chance to sit down with you to discuss your real estate needs.

Pete Jalbert

Maui Real Estate Blog

Maui Market Musings Volume XV

Welcome to the 15th edition of our market musings. The last musings was a little more of a backwards looking post as we reviewed notable numbers from the June Stats and took a deep dive into the land market during the first half of the year. This edition focuses on statistics that might be better suited to addressing current market conditions. We also take a longer look at the Wailea and Makena markets. We review the first six months of sales activity and take a look at current market conditions and the market outlook. There is a lot to digest in this post so you may want to be suitably caffeinated before proceeding.

Inventory

While June was a month of substantive increases in inventory, thus far the month of July has seen more limited change. The inventory of single family homes is actually lower now than it was on June 30th. At that time, there were 241 active listings. As of July 23rd, the inventory decreased 3% to 234 active listings.

For the condo market, the inventory of active listings increased modestly. On June 30th, the number of active listings was 199. As of July 23rd, the inventory increased 7.5% to 214 active listings.

Maui’s single family home inventory trends appear to be diverging from the rest of the country when it comes to inventory. That said, we are seeing variability in our market place. Inventory and levels of activity vary by price point and community. We should have an updated break down of inventory trends by price point shortly after the first of the month.

Price Reductions

As of July 23rd, 35.04% of all active listings reduced their price at least once. That is up modestly from July 4th when 34.03% of all active home listings reduced asking price.

For condos, 27.57% of all active condos reduced their price as of July 23rd. That is up from 24.63% of condos on July 4th.

We are little bit ahead of the national average when it comes to price reductions, but the number of price reductions appears to be increasing at a slower rate than national markets.

It is interesting to see our rate of price reductions increasing slowly. Prior to the Covid boom, Maui was always a place where sellers tended to be slower to reduce price. Longer days on market were more common. One question we find ourselves asking a lot around the office is what a new real estate normal will look like on island moving forward? Will we go back to typical Maui seller behavior pre-covid or will seller behavior more closely resemble mainland markets? It may take some time to determine the answer to that question.

Quick Sales

Another metric we started tracking earlier in the year is the percentage or properties that go under contract within 10 days of coming to the market. Of the homes and condos listed between July 1st and July 8th, 31.91% went under contract within 10 days of coming to market. That is actually up from June 14th-21st when only 25.37% of listings went under contract within 10 days of coming to market. That said, this is also the first time this year when the percentage of homes going under contract within 10 days was lower than the same period of 2019.

It is also worth noting that there is difference between the home and condo market. Of the homes listed between July 1st and July 8th, 23.53% went under contract within 10 days of coming to market. Of the homes listed during the same seven day period of 2019, 25.81% went under contract within 10 days. The condo market continues to see properties go under contract at a brisker pace. Of the condos listed between July 1st and July 8th, 36.67% went under contract within 10 days. That is just ahead of condos listed during the same seven days of 2019 when 36.11% went under contract within 10 days

Some Quick Thoughts on Current Conditions

It’s a strange market out there. Buyer demand is well below what we saw during 2021 and earlier this year with far fewer properties under contract. That said, inventory levels remain well below normal in most communities around the island. It’s likely that the lack of inventory is one reason why we aren’t seeing more price reductions.

It seems as if there is a little bit stronger demand in the condo market than the single family home market judging by the higher percentage of properties going under contract within 10 days. That comes despite a little more condo inventory coming to market.

Buyers will find conditions less competitive than earlier this year. However, well priced properties in areas and price points with low demand can still generate multiple offers. Overall, sellers can expect longer days on market and fewer buyers. Sellers should be particularly mindful of market conditions specific to their community and price point when pricing their property. It’s also worth remembering that negotiation and give and take is a lot more likely today than it was six months ago.

Wailea and Makena Market Overview

This is the first of a handful of features we will be doing in our market musings looking at specific communities on the island. Today, we are focusing on the resort markets of Wailea and Makena. Its worth noting that I used the term markets plural. While our MLS lumps the two areas together, the two communities have differences that make them unique. Wailea is significantly more developed with large hotels, a shopping center and a lot more neighborhoods and condo complexes. While expensive, the entry point for Wailea is much lower than Makena. Makena is smaller, less developed and has the highest concentration of high priced homes on the island.

Wailea Home Sales

This is a look back at single family home sale activity in Wailea during the first six months of 2022. These are some of the most notable numbers from that time.

  • Maui Realtors reported 17 homes sold in the Wailea Resort in the first half of the year. That is down 43% from the 30 sales reported during the first six months of 2021.
  • Inventory constraints played a significant part in the reduced sales. Decreased demand may be another factor in the second quarter of the year, but it is hard to say definitively.
  • Seven of seventeen sales closed for over asking price. Ten of seventeen sold for asking price or above. Demand was strong for the limited inventory available.
  • Nine of the seventeen sales were reported to be all cash transactions.
  • The median and average price of the homes sold in the first six months of the year is $2,800,000 and $3,478,441 respectively. This is actually down from last year when the median and average price of $3,475,000 and $3,973,168.
  • To be clear, the value of homes in Wailea did not depreciate this year. This shift in medians and averages stems from a difference in the composition of inventory sold. The chart below shows the difference between the first halves of 2021 and 2022. While there were still a fair number of sub-$2,000,000 sales in 2021, there was also a much higher volume of transactions for $4,000,000 and above in 2021. This stems in part from the much lower inventory of homes above $4,000,000 in Wailea this year.
This chart compares sales volume by price point in Wailea during the first half of 2021 and the first half of 2022.
Sales Volume by Price Point in Wailea during the first half of 2021 and 2022. All values on the bottom Axis are in millions.
  • The lowest priced home to sell during the first half of the year in Wailea closed for $2,270,000. That buyer purchased a 3 bedroom, 4 bath home with 2,562 square feet of living space and a pool in the Wailea Kai subdivision.
  • The highest priced Wailea sale during the first half of the year closed for $8,750,000. The home in Wailea Highlands includes 4 bedrooms, 7 baths and 8,657 square feet of living space on just under a half acre.
  • Wailea Golf Vistas experienced the most sales activity with 5 transactions. Wailea Pualani saw the second most sales with 4 transactions.

Wailea Condo Sales

The numbers below are some of the most noteworthy from the first six months of condo sales in Wailea.

  • Maui Realtors reported 77 condo sales in Wailea during the first half of the year. That is down 51% from the 157 sales reported during January-June of 2021.
  • Again, scarcity was a big factor in the decrease in sales. At one point in the first quarter, active Wailea inventory dipped to 6 condos. Some of the difference between the two years can also be attributed to new developer sales in Makali’i. The 2021 sales were boosted by 20 closes in Makalii based on contracts signed 2-3 years prior.
  • Of the 77 sales, 26 or 33.77% sold for over asking price. An impressive 54 out of 77 sales or 70.13% of all transactions closed for asking price or above. Again, this points to strong demand and competition for the limited supply.
  • Maui Realtors reported that 48 out of 77 or 62% of closed transactions were cash purchases.
  • The median and average prices of condos sold in Wailea came in at $1,630,000 and $2,408,720 respectively. The median price increased 20.91% and the average price increased 26.56%. These numbers reflect not only increasing values, but also a greater proportion of high priced transactions.
  • The lowest priced Wailea condo sale during the first part of the year closed for $650,000. That was for a studio unit in Wailea Ekahi.
  • The highest priced condo to sell during the first half of 2022 is located in Wailea Beach Villas. The ground floor unit in the D building closed for $12,500,000. The 3 bedroom, 3.5 bathroom unit includes 2,889 square feet of living space and a private plunge pool.
  • Wailea Ekahi and the Palms at Wailea had the most sales activity of any complex in Wailea Resort to start the year with 14 sales each.

Makena Home Sales

  • Maui Realtors reported 7 home sales in the Makena area during the first half of 2022. That is the same number as what was reported during the first half of 2021.
  • Two of the seven sales closed for over asking price. None of the homes sold for above asking. As you get to these price points, competition decreases and negotiation is more common.
  • The median sales price for the 7 Makena homes sold is $17,200,000. The average sales price came in at $18,825,564. That is a 72% increase in median sales price over last year’s $10,000,000 sale. It is a 35.94% increase over last year’s average sales price of $13,848,071.
  • This year’s low sale came in Makena came in at a $12,875,000. The oceanfront home in Makena Place includes 4 bedrooms, 4.5 bathrooms and 4,304 square feet of living space.
  • The highest priced sale in Makena and the highest sale on Maui for the year to date closed for $26,490,700. That estate includes 8 bedrooms, 8 bathrooms, 10,464 square feet of living space plus a pool house on an acre across the street from the ocean.
  • In terms of activity within subdivisions, two homes closed in Makena Place and two homes closed in One Palauea Bay.

Makena Condo Sales

  • Maui Realtors reported 9 condo sales in Makena during the first 6 months of 2022. That is down 36% from last year’s first half tally of 14 sales.
  • Two of the nine sales sold for full price. No sales closed for above asking price.
  • The median and average prices of the 9 condos sold are $4,000,000 and $4,950,645 respectively. Median increased 42.98% over last year’s median of $2,797,500. The average price increased 26.89% over last year’s average of $3,901,500.
  • The lowest priced condo transaction in Makena closed for $3,250,000 for a 2 bedroom, 2.5 bathroom 2,745 square foot unit at Na Hale O Makena.
  • The highest priced condo transaction in Makena during the first six months of the year closed for $11,256,000. That was a Molokini Residence at the Makena Golf and Beach Club with 5 bedrooms, 5.5 bathrooms and 4,430 square feet of living space.
  • Makena Surf saw the most sales activity during the first half of the year with 4 closes.

Wailea and Makena Market Outlook

Of course all of the sales referenced above reflect past market demand. The million dollar question, or twenty million dollar question in the case of some Makena residences, is what can we expect for the second half of the year? Surprising market behavior over the last two years makes any sort of prognostication a challenge and current economic uncertainty makes it that much harder. That said, it is worth at least touching on both the supply and demand side of the equation.

Wailea and Makena Inventory

On the supply side, there is still some variability by location and property type. There are currently 8 active home listings in Wailea with 4 pending. That is a pretty limited supply considering sales and current pending. It is worth noting that of that supply, a couple of sellers are reaching for some pretty big numbers for their respective neighborhoods. While record highs are normal of late, some of the prices are well above previous neighborhood highs. It is also worth noting that only 3 of 6 subdivisions have active inventory, and 5 of 8 listings are in Wailea Pualani.

There are currently 24 active condo listings in Wailea with 8 pending sales. A quick side note, the pending number does not include the 75 pending new developer sales at La’i Loa at Wailea Hills. This is up quite a bit from the 6 active listings on February 1. That said, it is still less than 2 months supply. Again, when honing in on certain condo complexes the inventory is particularly limited. There are six condo complexes with just 1 active listing and 5 condo complexes with no active inventory. It is also worth considering that 3 of the active listings are seeking prices well above all time highs in their complex. There are a number of other sellers seeking new high prices for their respective location or floor plan in their development.

There are currently 5 active home listings and 1 pending sale in Makena. That’s almost 5 months of inventory based on the first half of the year, but it is worth noting that the 7 sales during the first halves of 2021 and 2022 is pretty extraordinary activity. That makes the 5 active listings a healthy inventory for prospective buyers with the considerable means necessary to shop in this part of the island.

The Makena condo market inventory is literally zero. If you are looking for a place in one of the three condo developments or the Makena Golf and Beach Club, it is a waiting game.

The big unknown is what type of new inventory we may see through the end of the year. Inventory growth in July thus far is negligible.

What about Wailea and Makena Demand?

With Makena and Wailea predominantly second home markets, what type of demand will see from second home buyers in a shifting market? The amount of cash involved with transactions makes the market less sensitive, but not completely immune to increases in mortgage rates. Nationally, second home demand is down according to Redfin reports. What about some of the current market indicators we’ve used for the general market?

Of the eight properties listed in the area this month, two went under contract in less than 10 days or 25%. That is just a hair better than the overall Maui market. Of the current Wailea condo inventory, 29% of active listings reduced their asking price. For Wailea Homes, 28.57% of active listings reduced their price. For Makena Homes, 60% or 3 of 5 listings reduced their price. The Wailea numbers are below what we are seeing for price reductions island wide. The one caveat I might add is that historically, resort market listings are slower to adjust price. The Makena number is high, but it also is worth mentioning that pricing properties in the $10,000,000 plus range comes with its own set of challenges. These are large, very unique custom homes not as well suited to comparative valuations.

Monthly new pending home sales for all the years between 2017 and 2022 except 2020.

One last thing to mention is seasonality. Looking at the chart above, you can see that there is a general seasonality to the market in Wailea Home Sales with more properties going under contract during the first half of the year than the second. The same is true for Wailea condos. Makena is a little more random due to its small sample size. If the market follows typical behavior, we should expect less sales activity this year.

Based on all of the above, the Wailea and Makena markets should see less activity for the remainder of the year due to the combination of market trends, seasonality and limited supply. Barring a massive influx of supply and/or a significant worsening of the current economic situation, the limited supply should keep prices elevated.

You can search through the current inventory of Wailea and Makena Homes for Sale and Wailea and Makena Condos for Sale on our site.

A Little Maui Beauty to Brighten This Post

Contact The Maui Real Estate Team

Congratulations if you made it to the end of this post. It was a long one! It also must mean you are pretty interested in the Maui market. Feel free to Contact The Maui Real Estate Team with questions or for assistance buying or selling property on Maui. We would welcome the chance to be of assistance.

Pete Jalbert