Maui Property Profile: South Kihei’s Kamaole Sands

PROPERTY PROFILE:
THE KAMAOLE SANDS

Area: South Kihei
Location: Across the street from Kamaole III Beach
Buildings: 10
Units: 440
Built: 1983
Recent sales: $ 295-412K 1-bedrooms (8 in prev. 6 months), two 2-bedrooms ($470-650K)
27 active listings: (13) 1-bedrooms $300-499K, (13) 2-bedrooms $479-769K,  (1) 3-bedroom ($849K)

There is a lot to like about the Kamaole Sands, not the least of which is its close proximity to one of the best all-around beach parks on the island, Kamaole III. Directly across the street from the Kamaole Sands’ tropical 15 acres, Kam III’s signature park lawn meanders down a gentle slope to the beach, and locals and visitors alike flock there to experience the incredible Maui sunsets.

The southernmost of the trio of Kamaole Beaches, Kamaole III features soft golden sand, excellent swimming in a calm and warm protective bay and a pristine coral reef that lives and breathes with snorkel-worthy marine life.

Landmark: it’s located just north of the Kihei Boat Ramp, about a half mile before Kihei turns into Wailea.

At 15 acres, the Kam Sands is South Kihei’s second-largest resort property — only the neighboring Maui Kamaole (just south) is larger, with 23.3 acres. The layout of the 10 buildings creates appealing garden and ocean views for seven of the 10 buildings. Some are quite dramatic, and many owners have created showplace view condos.

The lanais on the perimeter buildings (4, 8, and 9) have less appealing views and location, although some of the upper floor units in these buildings (particularly 8 and 9) do offer some ocean views. They also offer appealing entry-level prices: nine current 1-bedroom listings (of 13 overall)  in the perimeter buildings begin at $309,000 (an REO, MLS 339530). Building four’s lanais overlook busy Keonekai Road (and it’s going to get busier with time.) Buildings 8 and 9 are next to a long driveway that feeds the property next door, the Kihei Shores.

Interior courtyard units are more coveted, and range from $407,000-449,000. One of my favorites: a rare listing in the 2-building (MLS 337646).

The Kamaole Sands is an extremely popular vacation rental destination. Units here are managed in house, and by several top vacation rental agencies. The property has relatively few full-time residents. Many owners use their Kamaole Sands condos for several months of the year, and rent it otherwise. The overall occupancy rate here is strong, with Canadian as well as US mainland visitors, who appreciate the property’s location, impeccable grounds, and one of the best and largest resort pools in Kihei. (There are also
two Jacuzzis, and a separate kids splash pool).

The 1-bedtroom units are all single-level, with 818 square feet plus lanai, and have two bathrooms.
Two-bedroom units are 1036-1188 square feet, single and split level, with the loft units larger. Most of the loft units feature wooden spiral staircases, although some owners have utilized space more efficiently and aesthetically with custom stairways.

There are 10 3-bedrooms (1089-1596 sf) on the property, and one currently listed, at $849,000 (MLS 337879).

In the buyer’s market of yesteryear, the Kamaole Sands enjoyed an interior renaissance, with investors keeping contractors busy renovating units, many of them lavishly. The old, tired, original unit is more the exception than the rule.

Nightly rates at the major vacation rental outfits generally range from $140-165 per night for 1-bedroom units, and $160-240 for 2-bedrooms. To get a good feel for rates and occupancy, check out VRBO.com, mauirentalsandsales.com, and aliiresorts.com.

Kevin Spaise is one of Hawaii Life’s Maui property experts, and is the author and publisher of The Maui Condo Book, the reference guide used by top Maui real estate professionals (www.TheMauiCondoBook.com)