The Ritz-Carlton Residences, Kapalua
1 Ritz-Carlton Dr, Lahaina, HI 96761
The Ritz-Carlton Residences occupy the North Wing of The Ritz-Carlton Maui, Kapalua, a six-story building of 107 whole-ownership condos set among the resort's golf courses and coastline near Fleming Beach. Floor plans run from 860-square-foot one-bedrooms up to a rare 2,558-square-foot penthouse, and every owner has the resort's full amenity package close at hand: multiple pools, a full-service spa, tennis, a fitness center, and on-site dining and room service.
Because these units sit inside an operating five-star hotel, ownership here works more like a condo-hotel than a typical Maui vacation condo. Owners can opt into the Ritz-Carlton's own rental management program, trading some day-to-day control for professional management and brand recognition, or simply use the unit as a residence and dip into resort services when they want them. The property is hotel-zoned, which keeps it off the Minatoya list and outside Bill 9's apartment-district phase-out, but buyers who care about rental income should still confirm the current terms of the hotel's rental program directly with Diane.
The short version
- ✦107 whole-ownership condos inside the North Wing of The Ritz-Carlton Maui, Kapalua, a 6-story building
- ✦One and two-bedroom floor plans from 860 to 1,646 sq ft, plus a rare 2,558 sq ft penthouse
- ✦Hotel-zoned, not on the Minatoya list, so not targeted by Bill 9's apartment-district phase-out
- ✦Owners can opt into the Ritz-Carlton's own branded rental management program
- ✦Full resort amenities: multiple pools, spa, fitness center, tennis, golf access, valet and concierge
- ✦HOA dues run into the thousands per month given the level of hotel-style service (confirm current figure)
By the numbers
- Year built
- 1992
- Total units
- 107
- Buildings
- 1 (6-story)
- Floor plans
- 1 BR, 2 BR, Penthouse
- Unit size
- 860 to 2,558 sq ft (penthouse)
- HOA dues
- Roughly $3,250/month for a one-bedroom up to about $4,900+/month for a two-bedroom, per recent listings (confirm current dues)
- Pets
- Confirm current house rules
- Short-term rental
- Allowed; owners can opt into the Ritz-Carlton's own hotel rental program
Short-term rental status
The Ritz-Carlton Residences at Kapalua are hotel-zoned rather than apartment-zoned, so they do not appear on Maui County's Minatoya list and are not targeted by Bill 9's apartment-district phase-out. Short-term rental is allowed directly under that hotel zoning, and owners commonly place their units in the Ritz-Carlton's own branded rental program rather than renting independently. Zoning specifics and program terms are worth confirming directly with Diane before you count on rental income.
Rules are actively changing as of 2026. Contact Diane for the current status of a specific unit.
On the grounds
Layouts
One Bedroom
1 bd · 1 ba · 860 sq ft
Two Bedroom
2 bd · 2 ba · 1,646 sq ft
Penthouse
2 bd · 3 ba · 2,558 sq ft
Questions buyers ask
Where are the Ritz-Carlton Residences at Kapalua located?
They occupy the North Wing of The Ritz-Carlton Maui, Kapalua, at 1 Ritz-Carlton Drive, within the Kapalua Resort near Fleming Beach.
How big is the building and when was it built?
The Ritz-Carlton hotel was originally built in 1992. The North Wing was converted into 107 whole-ownership one- and two-bedroom condos offered for sale starting in 2008, with a renovation completed in 2020.
Can you short-term rent a condo at the Ritz-Carlton Residences?
Yes. The building is hotel-zoned, not on the Minatoya list, and not targeted by Bill 9's apartment-district phase-out. Many owners place their unit in the Ritz-Carlton's own rental management program rather than renting it independently.
What's different about owning a condo inside an operating hotel like this?
These are individually-owned units inside a functioning Ritz-Carlton resort, similar in structure to Diane's other condo-hotel listings. Ownership generally means the option to participate in the hotel's rental program, plus access to hotel-level services, rather than running an independent vacation rental yourself. Ask Diane for the current program terms and costs before you buy.
Current listings at The Ritz-Carlton Residences, Kapalua
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