Launiupoko, Two Markets In One: Main Homes vs. Cottages After 8/8/23
A clean, numbers-first look at Launiupoko Homes For Sale since the Lahaina fire—separating A-parcel “main homes” from B-parcel “cottage” units—to help serious buyers and sellers act with confidence in West Maui real estate.
Launiupoko is quietly two markets. The A-unit (often called the “main home” parcels) tends to carry larger architecture, swimming pools, and broad view sheds. The B-unit (the “cottage” parcel) is typically capped in living area by agricultural rules—historically about 1,000 sq. ft. and, under recent county changes, now up to 1,500 sq. ft. for the second farm dwelling—creating a distinct price and demand curve. That split matters. It explains why, post-8/8/23, cottages have held price per foot and sped up, while main homes have traded slower and with deeper discounts. If you follow Maui real estate, that divergence is the story.
Method: Two Windows, Two Product Types
We compared closed sales in the two years prior to August 8, 2023 (8/9/2021–8/7/2023) with the two years following (8/8/2023–9/8/2025), using five data sets: main homes (A parcels) and cottages (B parcels), plus today’s actives/pendings. Metrics include price per square foot, days on market (DOM), and list-to-sale discounts. For active listings, we approximated segment by living area (≥1,500 sq. ft. as “main-like”; <1,500 sq. ft. as “cottage-like”).
Main Homes (A Parcels): Softer Prices, Slower Tempo
Sales Count — Pre-fire: 25 | Post-fire: 9
Median Sold Price — $5.75M ➜ $3.30M
Median Sold $/ft² — $1,463 ➜ $1,081 (−26%)
Median DOM — 131 ➜ 165 (+26%)
Median List→Close — −1.7% ➜ −6.9% (larger discounts)
At/Above Ask — 40% ➜ 22%
Takeaway: the upper tier is negotiating. Larger homes are clearing with longer marketing times and wider spreads to ask. For sellers, precise positioning matters (recent comps, condition, and view protection). For buyers, this is where patience and structuring win.
Cottages (B Parcels): Price Per Foot Up, Marketing Time Down
Sales Count — Pre-fire: 21 | Post-fire: 16
Median Sold Price — $2.895M ➜ $2.981M
Median Sold $/ft² — $2,449 ➜ $2,711 (+10.7%)
Median DOM — 140 ➜ 102.5 (faster)
Median List→Close — −3.6% ➜ −4.7%
At/Above Ask — 24% ➜ 31%
Cottages are the velocity trade. Lower absolute price points, simpler maintenance, and the ability to “right-size” with an outbuilding or pool drive steady demand. If you’re scanning best Maui neighborhoods for value access to West Maui, Launiupoko’s B-parcels are still the efficient entry.
Today’s Inventory: Where The Opportunity Sits
Active — Main Homes A Parcels
Median List: $5.75M
Median Ask $/ft²: $1,809
Median DOM: 119
Active — Cottages/Ohana B Parcels
Median List: $2.72M
Median Ask $/ft²: $2,189
Median DOM: 59
Pendings
- 23 W Huapala Pl — List $2,195,000, 1,112 sf (~$1,974/ft²)
- 858 Kai Hele Ku St — List $3,100,000, 1,401 sf (~$2,213/ft²)
- 57 Wai Kulu St — List $7,985,000, 4,560 sf (~$1,751/ft²)
Full live inventory for Launiupoko is here: Launiupoko Homes & Land For Sale. Broader Maui Real Estate search and Lahaina / West Maui neighborhoods are one click away.
Why The Split? A Quick CPR Primer
Most Launiupoko acreage is in the Agricultural District and often organized under a Condominium Property Regime (CPR), creating A/B “units of ownership” on a single tax lot. A-units typically host the primary farm dwelling; B-units host the second farm dwelling (the “cottage”). County action in 2023–2024 advanced the second-dwelling size ceiling from 1,000 to 1,500 sq. ft., while the 10% developable-area rule and ag-use requirements continue to apply. Practically, that framework hardens two price bands and two buyer pools—which is exactly what the data shows. Check Out My Blog Post Explaining CPR's
Sources: HRS 514B (Condominiums) and County of Maui planning/ordinance materials. See: HRS 514B, MCC 19.30A.030, County presentation (Dec 2023), committee action (May 2024).
Actionable Takeaways
- Buyers (Main Homes): Inventory is asking above recent closes on a $/ft² basis. Win on terms, timing, and due diligence (view corridors, water, insurance). Target motivated DOM and aligned comps.
- Buyers (Cottages): Speed and scarcity apply. Focus on layout efficiency, pool/lanai premium, and ocean view corridor orientation; be ready to move when ask/ft² undercuts recent closes.
- Sellers (Main Homes): Launch like a brand: pre-inspect, editorial media, precise comp set post-2023; price to recent sales, not to peak.
- Sellers (Cottages): Lean into design, outdoor program, and view photography; market into the short-list buyer who entry point the market or trades up from condo to single family home.
Useful Links
If you’re researching Maui Realtor or the right Maui real estate agent for West Maui neighborhoods like Launiupoko, use these hubs: Maui real estate, Launiupoko homes & land, and Lahaina & West Maui real estate.
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About Eric, Lisa & The West Team
Eric and Lisa West lead one of West Maui’s most 5-star-reviewed teams. We pair disciplined market analysis with on-island experience across oceanfront estates, acreage CPRs, and vacation-rental condos. Whether you’re a first-time island buyer or a seasoned portfolio client, the brief is the same: clarity, discretion, and results—delivered with genuine Aloha.
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