Kihei Condominium Guide
Kamaole Sands
Resort-style living across from Kamaole Beach III in the heart of South Kihei.
Zoning & Vacation Rentals: This property is currently on the Minatoya List. Due to Maui County legislation, properties on this list may be phased out as legal short-term vacation rentals if they are approved for rezoning. Buyers must independently verify current zoning laws, association rules, and legal status before purchasing.
Kamaole Sands Condos for Sale
Current active listings at Kamaole Sands.
More Than Just a Condo
Kamaole Sands is one of South Kihei's largest and most recognizable condominium communities. Unlike smaller beachfront projects where the ocean itself dominates the experience, Kamaole Sands combines extensive resort-style grounds, proximity to Kamaole Beach III, multiple recreational amenities, substantial unit variety, and walkability to South Kihei's dining and shopping.
This combination has made Kamaole Sands highly relevant to second-home buyers, vacation-home buyers, investors, part-time Maui residents, and full-time owners alike.
The property spans approximately 15 acres. Because of its scale, choosing a unit at Kamaole Sands is not merely choosing a floor plan. A buyer must consider the building location, floor level, orientation, and proximity to amenities. A ground-floor garden unit near the center of the property can provide a completely different experience from an upper-floor residence nearer the ocean-facing side or a unit close to recreation facilities.
The Property Experience
Kamaole Sands is defined by its expansive central courtyard. The ten buildings are arranged in a large U-shape around extensive landscaped grounds, water features, and recreational areas.
The scale of the property allows for a true resort atmosphere. Lawns, tropical plantings, and ponds create a lush environment that separates the buildings from one another. Some buildings are positioned closer to South Kihei Road and the beach, while others are set further back against the eastern edge of the property, offering more separation from street activity.
This layout means that the relationship between your condo, the central courtyard, the pool, and the beach will vary significantly based on which building you choose.
Know the Property
A Building-by-Building Guide
Understanding the layout of the 10 buildings is critical to finding the right location for your lifestyle.
Closer to the Beach
Buildings 1, 2, 3, and 10 are situated closer to South Kihei Road and Kamaole Beach III. These locations offer quicker beach access and potential ocean views from upper floors, but may experience more road noise or activity.
Central Courtyard
Buildings 4, 5, 8, and 9 flank the expansive inner courtyard. These units often feature lush garden views, water features, and easy access to the central pool and recreation areas.
Quieter / Set Back
Buildings 6 and 7 are located at the very back (eastern edge) of the property. They are the furthest from the road and the beach, often providing a quieter environment with elevated views from the upper floors.
Inside Kamaole Sands
With 440 units, the complex offers a variety of floor plans. One-bedroom units make up the majority of the property, but two- and three-bedroom layouts are also available, some featuring unique loft configurations on the top floors.
1 Bedroom
2 Bathrooms
~818 sq. ft.
2 Bedrooms
2 Bathrooms
1,036 - 1,230 sq. ft.
3 Bedrooms
2 Bathrooms
1,211 - 1,625 sq. ft.
3 Beds / Loft
3 Bathrooms
1,484 - 1,596 sq. ft.
Air Conditioning & Unit Upgrades
Because the property was built in 1983, interiors vary widely. You will encounter largely original interiors, partial renovations, and fully remodeled luxury units.
Older units were not necessarily designed around today's whole-home air-conditioning expectations. Individual owners have upgraded systems differently over time. Some units have window/wall AC units only in the living room, some have added split-system AC to bedrooms, and others may have comprehensive cooling.
Buyers should verify the actual AC configuration, plumbing fixtures, window/door upgrades, and overall condition of the specific unit rather than assuming every residence has the same features.
The Grounds & Amenities
Kamaole Sands offers one of the most comprehensive amenity packages in South Kihei.
Pool & Wellness
- Large central swimming pool
- Children's wading pool
- Multiple hot tubs / spas
- Fitness facilities
Sports & Recreation
- Tennis courts
- Pickleball facilities
- Ping pong / recreation areas
Outdoor Living
- Gas barbecue areas throughout
- ~15 acres of landscaped grounds
- Ponds and water features
Convenience
- On-site parking
- Security
- Elevators in buildings
KAM III IS YOUR FRONT YARD
Kamaole Sands sits directly across South Kihei Road from Kamaole Beach Park III (Kam III). This beach park is a favorite among locals and visitors alike, known for its wide sandy beach, large grassy park area perfect for picnics, and spectacular sunset viewing.
When conditions permit, Kam III offers excellent swimming and opportunities to snorkel around the rocky points. The park typically features lifeguards, restrooms, and showers, making it incredibly convenient for Kamaole Sands owners and guests.
Walkability
Kamaole Sands is located near the southern end of Kihei, bordering Wailea. This positions you perfectly to enjoy the casual, walkable beach-town vibe of South Kihei while being just a short drive from the luxury resorts, golf courses, and Shops at Wailea.
Without getting in a car, you can easily walk to coffee shops, breakfast spots, casual dining, and equipment rentals.
Kamaole Beach Park III
A closer look at the beach and park directly across from Kamaole Sands.
Local Perspective
What Buyers Should Know
Unit Variation
Renovation level and systems vary significantly. Some units are fully updated with central-style split AC, while others remain largely original.
Building Location
Location within the complex affects the experience. A ground-floor unit near the pool has a very different vibe than a top-floor unit in a back building.
Association Costs
A large amenity package is attractive but requires maintenance. Buyers should review current HOA fees, reserve studies, and any pending assessments.
Major Infrastructure & Capital Projects
Kamaole Sands has undertaken substantial infrastructure projects in recent years, including a major multi-phase plumbing project involving the replacement of cast-iron drain, waste, and vent piping, as well as roof replacements.
While this demonstrates proactive management, buyers should request current association records to determine the completion status, project costs, assessments, and future capital plans.
Vacation Rentals & Zoning
Historically, Kamaole Sands has operated extensively as a vacation-rental property and has been included on the Minatoya List (properties with Apartment zoning grandfathered for short-term rentals).
However, Maui County's regulatory environment is changing. Legislation such as Bill 9 proposes phasing out short-term rentals in apartment-zoned properties. Buyers must independently verify current County regulations, zoning, and association requirements before purchasing a property based on vacation-rental use.
Before Buying at Kamaole Sands
How It Compares
South Kihei offers several large condominium complexes. Here is how Kamaole Sands fits into the landscape.
Kamaole Sands May Fit If You Want...
- A South Kihei location across from Kam III
- Extensive resort-style grounds and lawns
- A larger amenity package (pools, tennis)
- A property with long-established visitor appeal
- Walkability to portions of South Kihei
- Quick access to Wailea
Things To Consider
- Large complex (440 units) means more activity
- Meaningful differences between buildings
- Older construction (1983)
- Unit renovation levels vary substantially
- Evolving vacation-rental regulations
- Road proximity for front buildings
Recent Kamaole Sands Sales
Reviewing recent closed transactions provides context on how unit size, condition, building location, and views affect sale prices.
Frequently Asked Questions
Thinking About Kamaole Sands?
Online research is useful, but Kamaole Sands is a complex where building, floor, orientation, renovation quality, and association details can make a significant difference. If you're considering a purchase, Real Maui Life can help you compare the units that fit the way you actually plan to use the property.