Best Buys – Ka'anapali Royal Condos For Sale on Maui

Ka’anapali Royal is a low rise fee simple (except two units) condominium complex located just up the hill from the heart of the Ka’anapali Resort area. It is a very popular complex for those looking for maintenance fee primary residences, or perfect for a second home location.

If you are looking for a vacation property that represents a strong cash on cash return (ROI), Ka’anapali Royal is probably not the right fit for you and I can provide better solutions for this objective.

Reasons to buy in Ka’anapali Royal:

  1. Location—Walking distance to Ka’anapali South Beach (#1 rated beach in the world), fronts the Ka’anapali Kai Golf Course, and close proximity to the gated communities of Ka’anapali Golf Estates where home values exceed $4 million.
  2. Mellow and relaxing atmosphere—This complex has high owner occupancy ratio of about 45%, meaning that you don’t have a lot of the commotion and noise that the transient visitors bring. With this being said, this property is zoned to allow short-term vacation rentals.
  3. Large living areas—All of the units in the complex are 2 bed/2 bath and range in size between 1,309 sq. ft. to 1,534 sq. ft. The units also have very large covered lanai areas that are perfect for outdoor living/entertaining.

Here are the 3 best buys that I viewed in Ka’anapali Royal today:

Unit L-101 (MLS# 346819) is a ground floor unit that underwent an extensive and tasteful remodel in 2002. I like this unit because there is some ocean view and the covered lanai area leads directly out to one of the fairways at the Ka’anapali North Golf Course. This is also the largest floor plan available in the complex with 1,534 sq. ft. of very open living area.

Unit G-101 (MLS# 346908) is also a ground floor unit that has undergone an extensive remodel. I really like this unit because you can walk right out to the pool area from your lanai as depicted in the picture above. The majority of the flooring is a beautiful sand colored travertine tile and there is carpeting in the bedroom areas. All bathrooms and counter tops have been finished with granite, only the kitchen cabinets remain in original condition.

Unit B-202 (MLS# 343999) is a second floor unit that has an outstanding view of the #17 hole and the #1 fairway. It is important to note that this property is a leasehold unit versus the others in this complex which are fee simple.

In addition to the leasehold portion being offered for $250,000, the fee portion is also available for $265,000, so for an apples-for-apples comparison it would be fair to say that the true cost of ownership is $515,000, which still makes it the lowest priced unit in the complex. It is also important to note that this property is a short sale and that all offers are subject to the lien holder approval for the current owners.

Maintenance fees for Ka’napali Royal are $927 per month and include: water, basic cable, refuse collection, insurance and maintenance of the common elements, and the A/C cost for each individual unit (added bonus that most complexes don’t include).

Are you interested in Ka’anapali Royal, and would like to see all the available units available for sale? Here are all 9 active listings for sale.

Questions? Want a video, or more information? I’m here to help in any way that I can. Aloha.

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Sharon West

March 12, 2020

Hi Jeremy, I am just surfing Maui real estate. We have always talked about moving there. I see the unit at kaanapali Royal that is noted as leasehold. You explain that a little. Can you please go into a little more detail? I see one listed for $359 also and the one you note above seems to be sold? I don’t understand the leasehold and fee portion. The prices seem too good to be true compared to fee simple. I appreciate your help.


Jeremy Stice

March 13, 2020

Aloha Sharon,

Thanks for reaching out here. Please keep in mind that this post was completed in 2011, prices have come up substantially since this time. Kaanapali Royal units now start in the high $700k range. I will email you with more details.

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