Should You Buy A Condo At Kamaole Sands In South Maui?

Kamaole Sands is a beautiful South Kihei complex across the street from the famous Kamaole III Beach Park.

Built in 1983, the design is elegant, with mature landscaping that’s lush and inviting. Amenities are first rate, and many of the units have ocean and/or Hakeakala views.

The 15 acre property is made up of 10 four-story buildings, with 440 separate residences, making it the largest resort complex in Kihei and the 3rd largest on Maui. Amenities include elevators, BBQ, 4 tennis courts, a swimming pool, Jacuzzi, fitness center, and outdoor recreation areas.

Kamaole Sands is conveniently located across the street from Kamole III beach, near shopping, dining, the Kihei Boat Ramp (activities like whale watching), and Wailea. It’s a 5 minute walk to Keawakapu beach, one of the nicest in all of Maui.

Kamaole Sands, The Good, The Bad, And The Ugly

While the property is beautiful, and the location perfect for many people, Kamaole Sands has it’s share of challenges lately. If you are thinking about buying here, you need to be aware of a few things before you make an offer.

First, the good…

  • Location: For many people, the location is perfect,. Across the street from the beach, with groceries, restaurants, and activities all within walking distance. Not to mention that South Kihei has what many consider the best weather on the island. Cooler than the West site, but consistently warm and sunny.
  • Guest Loyalty: As far as renting your place out, Kam Sands is a guest favorite, with many visitors returning year after year. Look at AirBnB reviews and note the comments about the complex. It's not uncommon for families to rent two or three units for a month or more, year after year. Popular units are often sold with tens of thousands of dollars of pre-bookings, which become yours as the new owner. Short term rentals could change though (keep reading).
  • 1 Bed, 2 Bath Floorplans: 1 bedoom units all have 2 bathrooms. This allows you to put a pullout sofa or Murphy bed in the living room and sleep two extra adults, who get their own bathroom. This is a very popular layout because you can have guests stay with you, but you still get your own space.
  • 24 Hour Security: This part of Maui is relatively safe, but it's nice to know that there is an on-site security team watching over the complex.

And now the bad news…

  • Plumbing Assessments: Because it was built with cast iron pipes, the plumbing needs to be completely upgraded to PVC and copper. There's currently an assessment of between $40k and $70k per unit, depending on the size and location within the complex. We recommend buying where the re-plumbing has already been done (Buildings 1 - 7). If you do buy an un-completed unit, make sure future assesments are reflected in the price, or your offer includes a stipulation that the seller pay for them and money is put into escrow so you don't have an unexpected bill in the future.
  • Other Assessments: There were recently several additional assessments for roofs, paving, and other maintenance issues. Most assessments need to be paid within 30 to 60 days, which can be a real hardship for some owners. As with all condo investments, make sure you get a copy of the current board meeting minutes, association by-laws, and house rules so you know the facts and financial condition of the association, and what you might be expected to pay down the line.
  • Increased HOA Fees: Costs are going up, and in addition to a recent increase in insurance premiums, the 15 acres doesn't take care of itself. Maintenance, security, landscaping, pools, BBQ, Jacuzzi, and a fitness area all need upkeep. At the time of this writing, HOA fees are approximately $829 to $1,602 per month, depending on how big your unit is.
  • Possible Short-Term Rental Restrictions: Originally built in an Apartment Zoned area, Kamaole Sands has been operating under what is known as the Minatoya List exemption, allowing certain complexes to rent short-term (less than 6 months). Because of the housing shortage on Maui though, the county has proposed removing the exemption. This means there is a risk that Kamaole Sands will lose it's ability to vacation rent in the future, which will decrease the income significantly. If renting your unit is important, you may want to focus your search on Hotel-zoned properties like Maui Banyan or Royal Mauian.

Future Buyers Get The Benefits

Because much of the needed work has already been completed, future buyers get the benefit of new roofs, upgraded systems, and gorgeous grounds, all in a great Kihei location. And since the challenges are largely out in the open, they are baked into the prices, which are currently down about 25% off recent highs.

As far as the potential short term rental ban, it’s still up in the air. While it could go either way, the mayor has indicated that complexes like Kamaole Sands may be able to apply for Hotel Zoning, making the issue moot. Stay tuned for updates.

Kamaole Sands Fact Sheet

Recent Price Ranges: $692k to $945k

Maintenance Fees: $829 – $1,601/month

Kamaole Sands Sales History
  • Address: 2695 South Kihei Road, Kihei, HI 96753
  • Zoning: A-2 (Apartment)
  • Vacation Rentals: Currently OK (may be limited in the future)
  • Oceanfront: Across the street
  • Nearest Beach: Kamaole III Beach Park
  • Amenities: Pool, BBQ, fitness center, tennis courts, Jacuzzi, recreation area
  • Front Desk: Yes
  • Construction: Concrete
  • Year Built: 1983
  • Stories: 4
  • Units: 440
  • Buildings: 10
  • Elevator: Yes
  • Air Conditioning Allowed: Yes
  • Pets Allowed: No
  • Flood Zone: No
  • Value: A-
  • Design: B
  • Location: A-
  • Overall Grade: B+

Kamaole Sands Plat Map

Kamaole Sands Satellite

Kamaole Sands Unit Layouts

Kamaole Sands Location

The Verdict...

While Kamaole Sands has had it’s share of challenges, in our opinion, things are looking up. If you want an affordable vacation condo near shopping, dining, activities, and the beach, Kamaole Sands is an excellent choice. It’s a visitor favorite, easy to rent and even easier to love.

To see all available Kamaole Sands units, click the button…

REVIEW ALL AVAILABLE KAMAOLE SANDS UNITS HERE

If Kamaole Sands is not right for you, or if you want additional options, make sure to request our free South Maui Buyers Guide…

  • Over 400 listings In Kihei, Wailea, and Makena
  • Vacation Condos selling at big discounts
  • Generate income with possible tax advantages
  • Visit whenever you like and save on hotel fees


Coldwell Banker is Hawaii’s number #1 brokerage. Levi Mizel is a long-time Maui resident with extensive knowledge of the South Maui real-estate market and a ready supply of properties.

If you are thinking of buying a property or condominium on Maui, get your free Buyers Guide with detailed listings sorted by area, complex, and price. You may be surprised what you can afford right now.

Call or Text Levi Mizel at 808-281-1928

Who Is Levi Mizel?

Expert Market Knowledge

Levi has extensive knowledge of all available South Maui homes, condos, and land, including recent closings, and price reductions. Let him be your guide to buying or selling for the best price on the Island of Maui.

23 Year Maui Resident

Levi is both easy-going and professional, offering friendly, high-touch service. His connections give him access to the best deals and his association with Coldwell means the deal gets done correctly.

Long Time Investor

A property investor since 1989, Levi knows how to leverage time and resources. And his local knowledge means he knows the best complexes and locations on the island for income and vacation use.

Is Now A Good Time To Buy?

With the market changing from a Seller to a Buyer’s market, many people are asking if it’s a good time to purchase property on Maui. To help you understand your options, ask yourself these questions:
  • Do you dream about living on Maui?
  • Are you tired of paying outrageous hotel rates?
  • Would you like an income generating investment?
  • Have you ever thought of relocating to the Islands?

If you said yes to any of those questions, click the button and find out what your choices are. You may be surprised what you can afford.