CMA — 66-1311 Ahuli Circle, Kamuela HI

Subject Property Profile

Property Details

Address66-1311 Ahuli Circle, Kamuela HI 96743

SubdivisionAhuli Park

TypeSingle-Family, Ranch Style

Year Built1968

Living Area1,708 sq ft

Lot Size0.28 acres (12,197 sq ft)

Bedrooms3

Bathrooms1

TenureFee Simple

Annual Taxes~$1,051

Last SoldJuly 22, 2020 — $450,000

Prior Sale2007 — $320,000

Location Highlights

🏫Walking distance to Waimea schools & library
🌳Steps from Waimea Nature Park (Ulu La'au)
🛒Easy access to restaurants, shops & farmers market
✈️Close to Waimea-Kohala Airport
⛺Near Parker Ranch stables & soccer fields
🏔Mountain views of Mauna Kea & Hualalai (clear days)
🏡Single-level ranch floor plan, vaulted ceilings
🌿Large front & back yards
🏘Desirable Ahuli Park neighborhood — dry side of Waimea

Comparable Sales

Address	Sale Date	Sale Price	Sq Ft	$/Sq Ft	Bed/Bath	Yr Built	DOM	Relation
66-1312 Ahuli Cir	Jan 2024	$835,000	1,222	$683	3/3	1993	72	Same street
66-1266 Ahuli Cir	Jun 2025	$750,000	1,072	$700	3/1.5	1970	2	Same st. — SOLD
66-1295 Ahuli Cir	Listed 2024	$1,200,000	1,728	$694	3/2	2010	—	Active listing
65-1305 Paepuu Pl	2024	~$750K est.	~1,400	~$535	3/1.75	Vintage	—	Nob Hill nearby
66-1562 Ko Uka Pl	Jun 2025	$750,000	1,072	$700	3/1.5	1970	2	Central Waimea
Luala'i at Parker	2024	$850K–$1.1M	~1,800	~$530	3/2–3.5	2007+	80	Desirable subdiv.
★ 66-1311 Ahuli Cir	Jul 2020	$450,000	1,708	$263	3/1	1968	—	SUBJECT

Sources: MLS Hawaii / Homes.com / Redfin / Sotheby's IR — Data as of May 2026. Active listing prices are not final sale prices.

Kamuela / Waimea Market Conditions — 2025

📆

80–109

Avg Days on Market

Days to sell

📈

+50%

Sales Activity YoY

March 2025

🏷

$1.6M

Median Sale Price

All Waimea area

💰

~3%

Typical Discount

Below list price

Market Context

Kamuela (Waimea) recorded a +50% year-over-year increase in single-family home sales activity as of March 2025, reflecting strong buyer demand in the upcountry market.

The $1.6M median is skewed by luxury resort-area properties. Entry-level Waimea town properties like Ahuli Circle trade significantly below this, in the $750K–$1.2M range.

Homes in the 96743 zip code are selling at roughly 3% below list price after an average of 80–109 days — a buyer-friendly but not distressed market.

The Ahuli Circle in-town sub-market is highly sought after: the June 2025 sale at 66-1266 Ahuli Cir sold in just 2 days, signaling strong demand for character homes in this walkable pocket.

Price appreciation since the subject's last sale (2020 at $263/sq ft) has been dramatic — comparable in-town sales now clear $683–$700/sq ft, representing a ~160–165% appreciation in value per square foot.

Sources: Coldwell Banker Island Properties Market Report, Homes.com, Redfin — May 2026

Price Trend Analysis

Comparable Sale Prices ($K)

Subject
Jul 2020

$450K

66-1266 Ahuli
Jun 2025

$750K

66-1562 Ko Uka
Jun 2025

$750K

66-1312 Ahuli
Jan 2024

$835K

66-1295 Ahuli
Active 2024

$1.2M

Price Per Square Foot ($)

Subject 2020

$263

66-1266 Ahuli

$700

66-1562 Ko Uka

$700

66-1312 Ahuli

$683

66-1295 Ahuli

$694

📈

Key Insight: The subject last sold in 2020 at $263/sq ft. Comparable 2024–2025 Ahuli Circle and Waimea town sales are now trading at $683–$700/sq ft — reflecting ~160% appreciation in value per square foot over five years.

Estimated Value & Pricing Strategy

🔵 Conservative

$750,000 – $800,000

~$439–$468 / sq ft

Reflects the 1968 vintage, original 1-bath layout and condition discount vs. updated comparables. Appropriate if property needs significant renovation before listing.

🟢 Market Value

$850,000 – $950,000

~$497–$556 / sq ft

Adjusts comp $/sq ft downward (~25–30%) for the single bath, 1968 construction and unupdated condition vs. remodeled 3-bath comparables. Strong Ahuli Circle location supports this range.

🟡 Optimistic

$950,000 – $1,100,000

~$556–$644 / sq ft

If renovated, updated bathrooms added, or sold in a competitive multiple-offer environment. Highest comparable (66-1295 active listing) asks $1.2M at $694/sq ft.

💡 Recommended List Price Range $850,000 – $950,000

Based on the current in-town Ahuli Circle market and condition-adjusted comparable analysis. A pre-listing bathroom renovation could push pricing into the optimistic range ($950K–$1.1M).

Adjustment Analysis

How comparable properties are adjusted to reflect the subject property's features vs. each comparable:

Feature	Subject (66-1311)	Comp 1: 66-1312	Comp 2: 66-1266	Comp 3: 66-1295
Sale Price	$450K (Jul '20)	$835,000	$750,000	$1,200,000
Sq Ft	1,708	1,222 (smaller −)	1,072 (smaller −)	1,728 (≈)
Bedrooms	3	3 (≈)	3 (≈)	3 (≈)
Bathrooms	1	3 (+++) ▼ adj	1.5 (+) ▼ adj	2 (++) ▼ adj
Year Built	1968	1993 (newer) ▼	1970 (≈)	2010 (newer++) ▼
Lot Size	0.28 ac	0.26 ac (≈)	~0.28 ac (≈)	0.28 ac (≈)
Location	Ahuli Circle	Ahuli Cir (≈)	Ahuli Cir (≈)	Ahuli Cir (≈)
Condition/Reno	Original	Updated (++) ▼	Original (≈)	Updated (++) ▼
Adj. Sale Price Est.	—	~$850K–$880K	~$720K–$760K	~$870K–$930K

▼ = negative adjustment applied to comparable (comp is superior; subject adjusted down). Adjustments are qualitative estimates.

Recommendations & Next Steps

Professional Home Inspection

Commission a pre-listing inspection to identify any deferred maintenance items. Given the 1968 build, roof, electrical, and plumbing should be assessed before pricing the property.

Bathroom Renovation Assessment

The single bathroom is the most significant value gap vs. comparables. Even a partial renovation (adding a half or full bath) could push estimated value into the $950K–$1.1M optimistic range.

Curb Appeal & Staging

The large front and back yards are a genuine strength. Professional landscaping and staging can justify premium pricing vs. un-staged competition and attract motivated Ahuli Circle buyers.

Listing Strategy

Price at $895,000–$925,000 to attract motivated buyers while leaving negotiation room (~3% typical discount in 96743). List with MLS Hawaii for maximum exposure across the island market.