The Cliffs at Princeville

What The Cliffs at Princeville does

The Cliffs at Princeville is a 202-unit mixed-use resort condominium located on a secluded bluff overlooking the Pacific Ocean within the Princeville Resort community on Kauai's North Shore, Hawaii. The property operates two distinct models in parallel: 129 units are organized into two timeshare programs holding approximately 7,000 individual owners with RCI vacation exchange access, while the remaining 73 units are individually owned and primarily marketed as nightly vacation rentals at $429–$729 per night. The resort targets multiple customer segments including vacation rental guests, timeshare owners, destination wedding couples, eco-conscious travelers, Hawaii kama'aina, and discount-program visitors (AAA, AARP, government/military, Canadian residents).

The property's core technology stack is oriented around sustainability and operational efficiency rather than software differentiation. A 20-year solar energy purchase agreement with Valta Energy deploys 3,000 solar panels and 142 Tesla batteries, which generated 62% of the resort's electricity demand in 2019 (a 13% year-over-year increase). Water conservation infrastructure reduced consumption by 2 million gallons (16%) over two years, and Flo Water stations offset more than 30,000 plastic bottles annually. An Envoy Hawaii partnership provides on-demand Tesla EV rentals on-site, supported by dedicated EV charging stations. Standard hospitality tools include a direct-book.com booking engine, an owner portal, and live webcams. Supporting products and services comprise Akamu Wellness (yoga, spa, regenerative farm tours), tiered wedding packages (elopement through full ceremony), on-site amenities (tennis, pickleball, pool, jacuzzis, fitness center), and curated island activities.

The business model combines transactional nightly rental revenue, recurring timeshare maintenance assessments and exchange fees, ancillary charges ($20/day resort fee, $15/day parking), and commission/affiliate income from weddings, wellness, and activity bookings. Distribution is primarily direct-to-consumer via the company website and phone reservations, with RCI serving as the principal indirect channel for timeshare-driven demand. The resort has accumulated multiple sustainability and guest-experience awards, including RCI #1 in North America, USA Today Best Eco-Friendly Hotel, TripAdvisor Top 10% worldwide (2025), and TripAdvisor's only U.S. Best Nature Destination in 2024. Legal domicile is New York despite the operational footprint in Hawaii.

Name

The Cliffs at Princeville

Legal name

Cliffs at Princeville

Website

https://cliffsatprinceville.com

Company type

Private

Founded year

1980

Operating status

Operating

Headcount range

1–10 employees

Short description

The Cliffs at Princeville is a 202-unit oceanfront resort condominium on Kauai's North Shore combining nightly vacation rentals, timeshare ownership (approximately 7,000 owners), weddings, and wellness services, differentiated by sustainability infrastructure including 62% solar electricity and Tesla battery storage.

Ownership category

akta.pro rank

Product category

Vacation Resort and Timeshare Hospitality

NAICS

Traveler Accommodation (7211), Accommodation (721)

SIC

Hotels, Rooming Houses, Camps & Other Lodging Places (7000), Hotels & Motels (7011)

akta.pro primary industry

Beachfront & Island Luxury Resorts (THAGACAA)

akta.pro secondary industries

Luxury Beachfront & Waterfront Villas (THAMAEAE), Beachfront & Coastal Full-Service Hotels (THAGAAAI)

Keywords

• Vacation rentals
• Timeshare ownership
• Resort accommodations
• Destination weddings
• Wellness retreats

Headquarters

HQ city

Princeville

HQ country

United States

HQ region

North America

Offices2 records

Markets served

GTM type

B2C

Offering type

Services

Cost components

Personnel, Operations, Infrastructure, Marketing or Sales, Technology or R&D, Supply Chain, Others

Revenue model

1. Vacation Rental Revenue: The resort generates revenue from nightly rental of condominium suites ranging from $429-$729 per night depending on unit type. The 73 individually-owned units are primarily used as vacation rentals.
2. Vacation Ownership/Timeshare: 129 of 202 units are organized into two timeshare programs with almost 7,000 individual owners. Revenue is generated through timeshare sales, exchange fees, and owner assessments.
3. Resort Fees and Ancillary Charges: Daily resort fee of $20 plus tax per room ($100 plus tax per week). Parking fee of $15 plus tax per vehicle per day. Additional revenue from activities, concierge services, and partner commissions.
4. Wedding and Event Services: Wedding packages including elopement, vow renewal, and full wedding ceremonies at multiple price points. Packages range from basic elopement to comprehensive 'Dream' packages with full floral arrangements and musicians.
5. Wellness Services Partnership: Revenue sharing or commission from Akamu Wellness services including yoga classes, spa treatments, and organic market offerings.

Pricing tiers

Go-to-market motion1 record

Distribution channels4 records

Marketing channels6 records

Core offering

The Cliffs at Princeville operates a 202-unit oceanfront resort condominium on Kauai's North Shore, offering nightly vacation rentals of one-bedroom, one-bedroom-with-loft, and four-bedroom condominium suites alongside interval timeshare ownership through two timeshare programs with nearly 7,000 owners. Revenue is generated through nightly rental rates ($429-$729), timeshare sales and exchange fees, resort and parking fees, wedding packages, wellness services through the Akamu Wellness partnership, and curated island activities and tours.

Product overview

The Cliffs at Princeville is a mixed-use resort condominium offering a unified vacation experience combining accommodations and amenities. The core product is Princeville Vacation Rentals — spacious condominium suites in one-bedroom, one-bedroom-with-loft, and four-bedroom configurations available for nightly rental or interval ownership. Supporting offerings include Akamu Wellness (spa and yoga services), Wedding Packages, Activities and Tours, On-Site Amenities (pool, tennis, fitness), and EV Car Sharing. The property operates 202 units on 22 acres on Kauai's North Shore, with 129 units organized into timeshare programs and 73 units available as vacation rentals.

Differentiator

Problem solved

Functional benefit

Products and services

• Princeville Vacation Rentals Nightly rental of spacious condominium suites including one-bedroom (from $429/night, 917 sq ft + 215 sq ft lanai, accommodates 4), one-bedroom with loft (from $529/night, accommodates 6), and four-bedroom (from $729/night, accommodates 6) configurations. Each unit features a fully equipped kitchen, two full baths, two private lanais, separate living room, washer/dryer, color cable TV, Blu-ray player, and ceiling fans. Targets families, couples, and groups seeking self-catering accommodations on Kauai's North Shore.
• Vacation Ownership (Timeshare) Interval ownership program offering one-bedroom interval ownership across two timeshare programs covering 129 units, with approximately 7,000 individual owners. Owners can occupy their weeks or exchange through the RCI global vacation exchange network. Sold by in-house Vacation Ownership Sales Manager Stephenie Brown (RS-68067).
• Akamu Wellness Hawaiian wellness concierge services in partnership with Akamu Wellness (founded by Kaua'i-based practitioner Victoria McDonald), offering oceanfront spa treatments, daily yoga classes, organic food market, regenerative farm tours, transformative coaching, and Ayurvedic therapies. All products are certified fair trade and 100% organic.
• Wedding Packages Intimate elopement, wedding, and vow renewal packages set against the Pacific Ocean backdrop, with three tiers: Me Ke Aloha, Mau Loa, and Moe'uhane. Packages range from basic elopement to comprehensive 'Dream' packages with full floral arrangements and musicians. Targets couples seeking destination weddings on Kauai.
• Kauai Experience Packages Bundled multi-night vacation packages combining accommodations with car rentals and island activities: Kuhina Nui (3 nights from $2,785, includes compact car rental and luau for two), Linohau (5 nights from $3,485, includes Na Pali morning snorkel tour for two), and Waihona (7 nights from $4,785, includes 50-55 minute deluxe helicopter tour for two). Resort and parking fees included.
• Activities and Tours Concierge booking of curated island experiences including Na Pali Coast cruises, helicopter tours, kayak adventures, luau dinners, paddleboarding, ziplining, and regenerative farm experiences. Bookable through the on-site Cliffs Activities Desk (1-855-665-2821) with partner operators such as Holo Holo Charters, Hanalei Charters, Air Kauai Helicopters, Kilohana Plantation, and Koloa Zipline.
• EV Car Sharing (Envoy) On-demand Tesla EV rental service in partnership with Envoy Hawaii, allowing guests to rent Teslas by the hour or day as a resort amenity, eliminating the need for a separate rental car. The Cliffs has added EV chargers for guest use on-site.

Quantifiable outcome

• 62% of resort electricity produced from solar energy
• +4 more outcomes

Named customers6 records

Segments6 records

Ideal customer profiles5 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature4 records

Partnerships

Twelve partnerships are on record, tiered core and minor.

• Akamu WellnesscoreStrategic or Co-development PartnerAkamu Wellness is a world-class Hawaiian wellness concierge founded by Kaua'i-based practitioner Victoria McDonald. They provide authentic Hawaii-inspired wellness experiences including oceanfront yoga classes, luxury spa treatments, organic food market, regenerative farm tours, and Ayurvedic therapies. All items used are certified fair trade and 100% organic. The partnership integrates wellness into the guest experience at The Cliffs.
• Envoy HawaiicoreTechnology or IntegrationPartnership to provide on-site electric car sharing as a resort amenity. The Tesla 'EVIP' program allows guests to rent Teslas by the hour or day without needing a separate rental car. The Cliffs has added EV chargers for guest use. This is the latest in award-winning sustainability initiatives aligned with UN sustainability pillars.
• Valta EnergycoreTechnology or Integration20-year solar energy purchase agreement for a large-scale solar energy system powered by 3000 solar panels and 142 Tesla batteries. In 2019, the system produced 62% of the resort's total electricity demand, a 13% increase from the prior year.
• Kauai Sports AcademyminorStrategic or Co-development PartnerProvides world-class tennis, pickleball, and other sports training at The Cliffs. Classes range from beginners to advanced levels. Contact: (808) 862-6500.
• RCI (Resort Condominiums International)coreChannel Partner/ Reseller/ DistributorGlobal leader in vacation exchange properties. The Cliffs is recognized as #1 among 1,800 RCI resorts in North America. RCI provides exchange services for the resort's nearly 7,000 timeshare owners.
• Enterprise Rent-A-CarminorChannel Partner/ Reseller/ DistributorSpecial arrangement for car rentals at Lihue Airport. Guests can reserve rental vehicles through the Cliffs Activities Desk at (808) 826-2005 or via email.
• Holo Holo ChartersminorGTM or Marketing PartnerNa Pali cruise and activity partner. Recommended for sunset dinner cruises and snorkeling tours. Featured on The Cliffs activities booking page.
• Hanalei ChartersminorGTM or Marketing PartnerNa Pali adventure tour operator. Raft tours departing from Hanalei for sea caves, waterfalls, and hidden beaches. Seasonal (March-October).
• Air Kauai HelicoptersminorGTM or Marketing PartnerGarden Island Helicopter Tours provider. 6-passenger A-Star helicopters with floor-to-ceiling windows. Offers doors-on, doors-off, and private tour options.
• Common Ground KauaiminorGTM or Marketing PartnerRegenerative farm experiences and organic dining partner. Tours of tropical food forest, farm-to-table meals, and lei making classes. Featured in wellness and activity programming.
• Kilohana PlantationminorGTM or Marketing PartnerLuau dinner show partner. Historic sugar cane plantation hosting award-winning luau with traditional Hawaiian entertainment.
• Koloa ZiplineminorGTM or Marketing PartnerPoipu Forest Zipline Tour provider. Kauai's largest zipline course with 8 ziplines including the half-mile Waita Reservoir zip.

Scale indicators10 records

Recent moves6 records

Expansion highlights5 records

Direct peers

• Westin Princeville Ocean Resort Villas: A branded timeshare/vacation ownership resort located in the same Princeville area on Kauai's North Shore, offering similar villa-style accommodations and competing for the same eco- and family-traveler demand as The Cliffs.
• Hanalei Bay Resort: A condominium resort on Kauai's North Shore with timeshare and vacation rental units, directly competing with The Cliffs for oceanfront Princeville guests and RCI exchange owners.
• Marriott's Kaua'i Beach Club: A Marriott timeshare resort on Kauai offering villa-style accommodations and a vacation-ownership sales model structurally similar to The Cliffs' 129 timeshare units and ~7,000 owners.

Broad incumbents

• Hilton Grand Vacations: A large publicly traded timeshare and vacation ownership operator with multiple Hawaii properties; competes for the same ownership-buyer demand and exchange network traffic that supports The Cliffs' timeshare program.
• Wyndham Destinations (Travel + Leisure Co.): One of the world's largest timeshare operators with a broad resort portfolio; competes for interval-ownership buyers and competes with The Cliffs in the RCI exchange ecosystem via affiliated brands.
• Disney Vacation Club: A large branded timeshare program competing for the same Hawaii-bound vacation-ownership customers that The Cliffs targets with its 129 timeshare units and 7,000-owner base.
• Vacasa: A large vacation-rental management and marketing platform; competes for direct booking demand and management contracts for individually owned units such as The Cliffs' 73 rental condos.
• Airbnb: The dominant alternative-accommodation marketplace competing for the same eco- and experience-driven travelers that The Cliffs targets with its 73 individually owned condo rentals.

Regional players

• Grand Hyatt Kauai Resort & Spa: A luxury full-service hotel on Kauai's south shore competing for premium Hawaii leisure travelers; same island but different submarket than The Cliffs' North Shore Princeville location.
• Princeville Resort (1 Hotel Hanalei Bay): An ultra-luxury resort within the same Princeville community as The Cliffs, competing directly for high-end North Shore travelers with full-service hotel amenities and brand-driven positioning.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat6 records

Key risks7 records

Key highlights7 records

Customer concentration

Revenue estimate

Valuation estimate

Number of profiles

Profiles8 records

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about The Cliffs at Princeville