The Ritz-Carlton Residences, Kapalua, Maui
Ritz-Carlton Residences in short: The Ritz-Carlton Residences are 107 whole ownership one and two bedroom condo suites inside the Ritz-Carlton Kapalua hotel at 1 Ritz Carlton Drive. Owners get hotel services and the option to rent through the hotel when they aren't using the unit.
What this page shows: active listings filed in the Maui MLS as residential condominiums at the Ritz-Carlton Residences (1 Ritz Carlton Dr, MLS area Kapalua), followed by recent closed sales in the same project. Active prices are asking prices, and listings refresh automatically from the Realtors Association of Maui MLS. Building facts below come from our records and past MLS data, so confirm current rules, fees and documents during escrow.
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Ritz-Carlton Residences Condos for Sale
Reviewed by Eric West, Team West Maui at Real Broker. Updated September 27, 2026.
Looking at a Ritz-Carlton Residence? We'll pull the rental program numbers, the budget and reserves, and what similar suites actually sold for.
Recent Sales at Ritz-Carlton Residences
Recent sales come from the same MLS building search with a Closed status. Closing dates aren't shown in this feed, so ask us for a comparable sales report on any unit you like.
About Ritz-Carlton Residences
The Ritz-Carlton Residences in Kapalua, which began selling in 2008, is made up of 107 whole-ownership condominium residences in a dedicated wing of the Ritz-Carlton Kapalua hotel in the famed Kapalua Resort. Residence owners benefit from exclusive privileges and access to the hotel's amenities, along with breathtaking ocean views. Each of these 1- and 2-bedroom condo suites features roomy living areas, a kitchen, and a private veranda. These are full ownership homes that give their owners the option to make money by renting out the space while they aren't using it themselves.
County zoning for the Ritz-Carlton parcel is the Kapalua Project District (PD), not an Apartment District, while the MLS lists the zoning as Hotel District. Rental rules here come from the project district, the hotel program and the association, so confirm current rules for the specific residence. Our Maui rental zoning explainer covers how the County's rules work.
In my years of selling short-term vacation rentals on Maui, I have not seen a property create a higher return on investment than the Ritz-Carlton. In order to truly understand the numbers it requires a deep dive into the details of the program and how certain aspects of the HOA fees are actually being allocated to future renovations in the units (in other words these dollars are an investment into future remodel of the unit vs. a cost of doing business today). Additionally, the Ritz name and reputation for world-class 5 Star service generates higher nightly revenues than any other property in West Maui. The Montage runs a very close second, but the cost of ownership (both acquisition cost and monthly HOA dues) is significantly higher at the Montage than The Ritz, thus eroding ROI.
Magnificent renovations were made at the Ritz-Carlton Kapalua in 2007. The Residential Suites, which formerly occupied the North Wing, were turned into 107 opulent, whole-ownership one- and two-bedroom condos. When the Residences were put up for sale in 2008, 34 private buyers made purchases before the project went through foreclosure in 2011. The Ritz-Carlton Residences, Kapalua is the name by which they have been known since that time.
Each condo has dark hardwood flooring, marble baths, Hawaiian-themed tropical decor, and flat-screen televisions. The hotel was sold in 2014 and again in 2016.
In 2018, Blackstone Real Estate Partners bought the 466-room hotel, including the 107-condo Residences wing, from a joint venture of Ares Management, SMW Hospitality and Trinity Real Estate Investments. Resales are recorded in MLS, and the most recent sales are listed above.
Kapalua, which means "Arms Embracing the Sea," is located along the northwest coast past Lahaina and Kaanapali. The neighboring islands of Lanai and Molokai may be seen from any of the five "sacred" bays in this town. This charming little resort town boasts some of the most opulent residences and condominiums, as well as some of the greatest restaurants, golf courses, hiking trails, and snorkeling on the whole island.
Buying at Ritz-Carlton Residences
Rental Program
Most owners rent through the hotel program. Get the program agreement, the revenue split and several years of owner statements before you model income.
Fees and Reserves
Part of the monthly fee goes toward future unit renovations. Ask how much, and when the next refresh is scheduled.
Unit Numbers
Some suites are listed as combined unit numbers, like 1221-23. Confirm exactly what's being sold and how it's configured.
Zoning
County zoning is the Kapalua Project District, not Hotel or Apartment, and the MLS shows Hotel District. Zoning, legal rental eligibility and association rules are separate questions, so confirm all three for the residence you like.
Ritz-Carlton Residences: Common Questions
Can I rent my Ritz-Carlton Residence when I'm not there?
Yes. Owners have the option to rent through the hotel program. Review the program agreement and past owner statements before you buy.
Are the Ritz-Carlton Residences fee simple?
Yes. MLS lists the residences as fee simple.
What sizes are the Ritz-Carlton Residences?
They're one and two bedroom suites. Recent listings have run from about 872 square feet for a one bedroom to over 2,500 square feet for a large two bedroom.
How many residences are at the Ritz-Carlton Residences?
There are 107 condominium residences in the Residences wing of the Ritz-Carlton Kapalua.
Nearby Kapalua Condo Complexes
- Kapalua Ridge Villas
- Kapalua Bay Villas
- Kapalua Golf Villas
- The Ironwoods
- Montage Residences
- Coconut Grove
Keep Exploring
Talk With Eric and Lisa
We sell Kapalua and West Maui condos full time and know how the Ritz rental program really performs. Call or text and we'll walk you through the numbers on any suite, or help you list yours.
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