Kauai Condo Real Estate Report: Sales Down, Prices Shifting – What the Data Says (May 2026)

Kauai’s condominium market continues to lean in favor of buyers as we close out April 2026 and if you understand why, the numbers make a lot of sense.

Unlike most of Kauai‘s single-family homes, the majority of condominiums here are vacation rentals. That makes them a “nice to have” asset rather than a “have to have” one. 

You need a place to live. You don’t need a vacation rental. That distinction matters a lot because it means the condo market carries more volatility than the residential home market, and it tends to feel the effects of world events and economic uncertainty faster and harder.

When you look at Kauai condo data, you’re largely looking at luxury asset performance. And right now, luxury assets are under pressure.

Sales Are Down Across the Board

Island-wide, condominium sales through the end of April 2026 are down 28.85%. 74 sales compared to 104 at the same point last year. Breaking it down by area:

• South Shore: 26 sales vs. 33 last year (-21.21%)
• North Shore: 17 sales vs. 29 last year (-41.38%)
• Lihue: 24 sales vs. 27 last year (-11.11%)

The North Shore took the hardest hit, which isn’t surprising given that its inventory skews toward higher-end vacation rental properties, exactly the type of asset that feels economic headwinds most acutely.

April 2026 Snapshot: Sellers Are Getting Smarter

Looking specifically at April 2026 compared to April 2025, there were 20 sales this April versus 28 last year. Average Days on Market ticked up slightly to 92 days from 84. But here’s the interesting part: the sold price as a percentage of original list price (meaning before any reductions) came in at 92.85%, up from 89.93% last April.

What does that tell us? Sellers are getting in front of pricing more quickly. They’re being more realistic from the start rather than chasing the market down with reductions. That’s a meaningful shift.

Median Prices: “Nice to Have” vs. “Have to Have”

The median price data is where the “nice to have vs. have to have” story really comes to life.

Island-wide, the condo median price is down 14.05% to $795,000 compared to $925,000 last year. By area:

• South Shore: $1,053,500 (-4.23% from $1,100,000)
• North Shore: $965,000 (-18.77% from $1,188,000)
• Lihue: $630,850 (+33.65% from $472,000) 

Lihue stands out and for good reason. Lihue has the highest concentration of residential condominiums on the island, meaning these units generally cannot be used as vacation rentals. They serve a “have to have” purpose for local residents, and that demand is holding strong. Even with sales down over 11%, Lihue’s median price jumped over 33%. That’s a meaningful signal about the underlying strength of owner-occupant demand versus the vacation rental segment.

The Bottom Line

If you’re tracking the Kauai condo market, the story right now is one of recalibration. Sellers who are pricing strategically are still transacting. Buyers have more leverage than they’ve had in years, particularly on the North Shore and in the higher-end vacation rental segment. And Lihue continues to quietly hold its own as the residential core of the island’s condo market.

If you would like to have Kauai Real Estate information delivered directly to your inbox every week you can sign up here: https://conta.cc/3scxsX4 

We’ll be back next month with updated numbers. Until then,

Aloha!  

Lynda Gill RS Lic. 63088  

Hawai’I Life Real Estate Brokers 808.346.0056  

LyndaGill@HawaiiLife.com