Kihei Villages
Condominium Market Analysis
A comprehensive review of listing activity, closed sales, pricing trends, and market conditions across all six Kihei Villages buildings — covering mid-2025 through spring 2026.
Current Conditions at a Glance
The Kihei Villages condominium complex remains one of South Maui's most active mid-market segments, offering 2-bedroom units in a well-established community setting. Our analysis of 36 listings across Kihei Villages I through VI reveals a market navigating a gradual softening — with extended days on market, modest price reductions, and increasing buyer leverage compared to the prior year.
What the Data Tells Us
Behind the headline numbers, several patterns emerge that are critical for both prospective buyers and sellers to understand before entering the Kihei Villages market.
Ocean views command a premium
Units with ocean views averaged approximately $533,000 at sale — the highest of any view category. However, only a small number of ocean-facing units come to market each year, making inventory timing critical for buyers seeking this premium.
Aggressive original pricing leads to deep discounts
Several units entered the market at aspirational list prices and underwent significant reductions before closing. The most dramatic example — originally listed at $690,000 — ultimately sold at $535,000 after 332 days on market, a 22% reduction from the original asking price.
Well-priced units still move near ask
Three of the sixteen closed sales transacted at or above list price, all priced competitively from the outset and closing in under 155 days. Accurate pricing from day one remains the most reliable strategy for achieving full market value.
HOA fees are a meaningful buyer consideration
Monthly maintenance fees across the complex range from $716 to $827 per month. For buyers evaluating total cost of ownership, these fees represent a material addition to any mortgage calculation and vary by building and unit type.
2025 vs. 2026: A Shifting Market
Comparing the seven sales that closed in 2025 against the nine that closed in the first four months of 2026 reveals a measurable shift in market dynamics — with price moderation, slower absorption, and increased buyer negotiating power all becoming more pronounced.
2025 vs. 2026 — By the Numbers
The following charts compare closed sales across three key metrics: average sold price by month, average days on market, and sale-to-list ratio — providing a clear visual picture of how market conditions have shifted.
Kihei Villages I – VI: Building Snapshot
Each of the six buildings within the Kihei Villages complex has its own market character, inventory mix, and fee structure. The following table summarizes the key metrics observable from current listing activity.
| Building | Est. Year Built | Maint. Fee (approx.) | Recent Activity | Notable |
|---|---|---|---|---|
| Kihei Villages I | 1988–1991 | $724 – $827/mo | 5 active, 4 sold, 2 canceled | Largest building; widest price range; multiple view types |
| Kihei Villages II | 1989–1990 | $724 – $826/mo | 2 active, 3 sold, 2 canceled | Higher-priced listings; some garden and mountain views |
| Kihei Villages III | 1989–1990 | $724 – $826/mo | 2 active, 2 sold, 1 pending | Steady absorption; competitive mid-range pricing |
| Kihei Villages IV | 1990 | $826/mo | 1 sold, 1 canceled | Limited inventory; fewer listings reach market |
| Kihei Villages V | 1991 | $716 – $826/mo | 1 active, 4 sold, 1 pending | Strong sales activity; ocean-view unit currently pending |
| Kihei Villages VI | 1991 | $716 – $826/mo | 2 active, 2 sold, 2 canceled | Rare ocean views; highest per-unit ceiling in the complex |
Ready to Buy or Sell at Kihei Villages?
Edward P. Valencia specializes in South Maui condominium transactions and provides clients with the data-driven guidance needed to make confident decisions in today's market. Whether you are evaluating a purchase or preparing to list, we offer a complimentary market consultation.
