UNITED STATES
               SECURITIES AND EXCHANGE COMMISSION
                     Washington, D.C. 20549

                            FORM 10-K

(Mark One)
[ X ] ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE
SECURITIES EXCHANGE ACT OF 1934
For the fiscal year ended        December 31, 2001
                               OR
[   ] TRANSITION REPORT PURSUANT TO SECTION 13 OR 15 (d) OF THE
SECURITIES EXCHANGE ACT OF 1934
For the transition period from             to

                 Commission file number   0-6510

              MAUI LAND & PINEAPPLE COMPANY, INC.
     (Exact name of registrant as specified in its charter)

         HAWAII                         99-0107542
(State or other jurisdiction       (IRS Employer Identification
of incorporation or organization)        number)

120 KANE STREET, P. O. BOX 187, KAHULUI, MAUI, HAWAII  96733-6687
(Address of principal executive offices)               (Zip Code)

Registrant's telephone number, including area code (808) 877-3351

Securities registered pursuant to Section 12(b) of the Act:

    Title of Each Class   Name of Each Exchange on Which Registered

Common Stock, without Par Value        American Stock Exchange

     Indicate by check mark whether the registrant (1) has filed
all reports required to be filed by Section 13 or 15(d) of the
Securities Exchange Act of 1934 during the preceding 12 months
(or for such shorter period that the registrant was required to
file such reports), and (2) has been subject to such filing
requirements for the past 90 days.  Yes  [X]    No  [ ]

     Indicate by check mark if disclosure of delinquent filers
pursuant to Item 405 of Regulation S-K is not contained herein,
and will not be contained, to the best of registrant's knowledge,
in definitive proxy or information statements incorporated by
reference in Part III of this Form 10-K or any amendment to this
Form 10-K.  [ ]

     The aggregate market value, as of February 12, 2002, of the
voting stock held by non-affiliates of the registrant:
$163,704,000.

     Indicate the number of shares outstanding of each of the
issuer's classes of common stock, as of the latest practicable
date.

        Class                   Outstanding at February 12, 2002
Common Stock, no par value              7,195,800 shares

Documents incorporated by reference:
Parts I, II and IV -- Portions of the 2001 Annual Report to
Security Holders.
Part III - Portions of Proxy Statement dated March 25, 2002.
Exhibit Index--pages 17-19.







PART I
Item 1.  BUSINESS

(a)  General
     Maui Land & Pineapple Company, Inc. is a Hawaii corporation,
the successor to a business organized in 1909.  The Company
consists of a landholding and operating parent company as well as
its principal wholly owned subsidiaries, Maui Pineapple Company,
Ltd. and Kapalua Land Company, Ltd.  The "Company," as used
herein, refers to the parent and all of its subsidiaries.
     The Company participates in joint ventures that are
accounted for by the equity method.  The most significant of
these joint ventures is Kaahumanu Center Associates, the owner
and operator of a regional shopping center.
     The industry segments of the Company are as follows:
          (1)  Pineapple - includes growing pineapple,
          canning pineapple in tinplated steel containers
          fabricated by the Company, production of pineapple
          juice and fresh cut pineapple products and
          marketing of canned pineapple products and fresh
          whole and fresh cut pineapple.
          (2)  Resort - includes the development and sale of
          resort real estate, property management and the
          operation of recreational and retail facilities
          and utility companies at Kapalua, Maui.
          (3)  Commercial & Property - includes the
          Company's investment in Kaahumanu Center
          Associates, the Napili Plaza shopping center, and
          non-resort real estate development, rentals and
          sales.  It also includes the Company's land
          entitlement and land management activities.

(b)  Financial Information About Industry Segments
     The information set forth under Note 14 to Consolidated
Financial Statements on page 18 of the Maui Land & Pineapple
Company, Inc. 2001 Annual Report is incorporated herein by
reference.

(c)  Narrative Description of Business
     (1)  Pineapple
          Maui Pineapple Company, Ltd. is the operating
     subsidiary for the Company's Pineapple segment.  It owns and
     operates fully integrated facilities for the production of
     pineapple products.
           Pineapple is cultivated on two Company-operated
     plantations on Maui that provided approximately 93% of the
     fruit processed in 2001.  The balance of fruit processed was
     purchased from an independent Maui grower.  Two pineapple
     crops are normally harvested from each new planting.  The
     first, or plant crop, is harvested approximately 18 to 23
     months after planting, and the second, or ratoon crop, is
     harvested 12 to 14 months later.  A third crop, the second
     ratoon, may be harvested depending on a number of
     conditions.
          Harvested pineapple is processed at the Company's
     cannery in Kahului, Maui, where a full line of canned
     pineapple products is produced, including solid pineapple in
     various grades and styles, juice and juice concentrates.
     The cannery is located in a foreign trade zone and operates
     most of the year; however, over 40% of production volume
     takes place during June, July and August.  The metal
     containers used in canning pineapple are produced in a
     Company-owned can plant on Maui.  The metal is imported from
     manufacturers in Japan.  A warehouse is maintained at the
     cannery site for inventory purposes.
          The Company sells canned pineapple products as store-
     brand pineapple with 100% HAWAIIAN U.S.A. stamped on the can
     lid.  Its products are sold principally to large grocery
     chains, other food processors, wholesale grocers, and to
     organizations offering a complete buyers' brand program to
     affiliated chains and wholesalers serving both retail and
     food service outlets.  A substantial volume of the Company's
     pineapple products is marketed through food brokers.
          The Company sells fresh whole pineapple and fresh cut
     pineapple products to retail and wholesale grocers in Hawaii
     and the continental United States.  Research to develop new
     fresh cut and canned pineapple products is ongoing.
          In 1999, the Company was granted a U.S. patent on its
     fresh cut pineapple technology, which enhances the quality
     of the product while extending the shelf life.  The extended
     shelf life allows the Company to set up local warehouse
     programs, thereby facilitating distribution to retailers.
          Royal Coast Tropical Fruit Company, Inc. (a wholly
     owned subsidiary of Maui Pineapple Company, Ltd.) was
     established to market pineapple products produced outside of
     the state of Hawaii.
                    In 1997, Royal Coast Tropical Fruit Company,
     Inc. (a wholly owned subsidiary of Maui Pineapple Company,
     Ltd.) entered into a joint venture with an Indonesian
     pineapple grower and canner.  The joint venture, Premium
     Tropicals International LLC, markets and sells Indonesian
     canned pineapple in the United States.
                    In 1999, Royal Coast Tropical Fruit Company,
     Inc. formed a 51%-owned pineapple production subsidiary in
     Central America.  Pineapple cultivated in Central America is
     sold principally as fresh whole fruit to the Company's
     customers in the United States and Europe.  Sales of the
     Company's Central American pineapple began in the fourth
     quarter of 2000.
          In 2001, approximately 20 domestic customers accounted
     for about 79% of the Company's pineapple sales.  Export
     sales, primarily to Japan, Canada and Western Europe,
     amounted to approximately 2.1%, 3.3% and 3.4% of total
     pineapple sales in 2001, 2000 and 1999, respectively.  Sales
     to the United States government, mainly the Department of
     Agriculture, amounted to approximately 19.2%, 12.3% and 9.7%
     of total pineapple sales in 2001, 2000 and 1999,
     respectively.  The Company's pineapple sales office is in
     Concord, California.
          As a service to its customers, the Company maintains
     inventories of its products in public warehouses in the
     continental U.S.  The balance of its products is shipped
     directly from Hawaii to its customers.  The Company's canned
     pineapple products are shipped from Hawaii by ocean
     transportation and are then taken by truck or rail to
     customers or to public warehouses.  Fresh whole and fresh
     cut pineapple is shipped by air or by ocean transportation.
          The Company sells its products in competition with both
     foreign and U.S. companies.  Its principal competitors are
     three U.S. companies, Dole Food Company, Inc., Del Monte
     Food Co., and Del Monte Fresh Produce Company, which produce
     substantial quantities of pineapple products, a significant
     portion of which is produced in Central America and
     Southeast Asia.  Other producers of pineapple products in
     Thailand and Indonesia also are a major source of
     competition.  Foreign production has the advantage of lower
     labor costs.  The Company's principal marketing advantages
     are the high quality of its fresh and canned pineapple, the
     relative proximity to the U.S. West Coast fresh fruit market
     and being the only U.S. canner of pineapple.  Other canned
     fruits and fruit juices also are a source of competition.
     The price of the Company's products is influenced by supply
     and demand of pineapple and other fruits and juices.
          The availability of water for irrigation is critical to
     the cultivation of pineapple.  The Upcountry Maui area is
     commonly susceptible to drought conditions, which can
     adversely affect pineapple operations by resulting in poor
     yields (tons per acre) and lower recoveries (the amount of
     saleable product per ton of fruit processed).  Approximately
     83% of the fields in the Company's Upcountry Maui plantation
     (Haliimaile) are equipped with drip irrigation systems.
     Fields that are not drip irrigated are in areas that
     typically receive adequate rainfall.  The Company's drip
     irrigation systems and Company controlled or operated water
     sources help to mitigate the effects of periodic drought
     conditions.  However, during periods of prolonged drought,
     the water supply can drop below levels that are necessary to
     meet all of the Haliimaile plantation's water requirements.
          For further information regarding Pineapple operations,
     see Management's Discussion and Analysis of Financial
     Condition and Results of Operations.

     (2)  Resort
          Kapalua Resort is a master-planned, golf resort
     community on Maui's northwest coast.  The Resort encompasses
     1,650 acres bordering the ocean with three white sand
     beaches and includes two hotels, eight residential
     subdivisions, three championship golf courses, two ten-court
     tennis facilities, a 22,000 square foot shopping center and
     over ten restaurants.  Water and sewer transmission
     utilities are included in the Resort's operating activities.
     Approximately 300 acres are available for further
     development within the Kapalua Resort.
          Kapalua Land Company, Ltd. is the developing and
     operating subsidiary of the Company's Resort segment.  The
     Resort segment includes the following wholly owned
     subsidiaries of the Company:  Kapalua Water Company, Ltd.
     and Kapalua Waste Treatment Company, Ltd., public utilities
     providing water and waste transmission services for the
     Kapalua Resort; Kapalua Advertising Company, Ltd., an in-
     house advertising agency; and Kapalua Realty Company, Ltd.
     (wholly owned by Kapalua Land Company, Ltd.), a general
     brokerage real estate company located within the Resort.
          The Company, through subsidiaries and joint ventures,
     developed the Kapalua Resort, which opened in 1975 with The
     Bay Course.  At Kapalua, the Company owns three golf courses
     (The Bay, The Village and The Plantation Courses), one
     tennis facility (The Tennis Garden), a shopping center (The
     Kapalua Shops), the land under both hotels (The Ritz-
     Carlton, Kapalua and Kapalua Bay Hotel), as well as the
     acreage available for development and various on-site
     administrative and maintenance facilities.
          The Company operates the golf and tennis facilities,
     the shopping center, ten retail shops, a vacation rental
     program (The Kapalua Villas), and certain services to the
     Resort, including shuttle, security and maintenance of
     common areas.  The Company is the ground lessor under long-
     term leases for both hotels and also receives rental income
     from certain other properties.  The Company manages The
     Kapalua Club, a membership program that provides certain
     rights benefits and privileges within the Resort for its
     members.
          In January 2000, the Kapalua Golf Academy and the Hale
     Irwin-designed Village Course practice facility opened for
     business.  In August 2000, the Village Clubhouse was opened.
     The clubhouse and golf academy development include an 18-
     hole putting course and two commercial retail parcels.  This
     development provides the commercial foundation for the
     central resort area.  The current master plan includes a
     future commercial Town Center, resort spa and additional
     residential development.
          The Company has begun the planning and entitlement
     process for a proposed expansion of the Kapalua Resort into
     approximately 925 acres of Company-owned lands located
     upslope of the Resort.  If and when necessary governmental
     approvals are secured and the development proceeds, this
     expansion would, under current plans, include a possible
     expansion to the Resort's Village Golf Course, development
     of up to 690 single and multifamily residential units, and
     commercial components.
          During 2001, the company recognized profit on 20 of the
     31 lots in the Pineapple Hill Estates single-family
     subdivision.  Construction of Pineapple Hill Estates
     subdivision improvements began in the first quarter of 2001
     and was substantially completed during the fourth quarter of
     2001.
          In 1997, the Company and YCP Site 29, Inc. (YCP),
     formed a 50/50 joint venture, Kapalua Coconut Grove LLC, to
     develop a 12-acre parcel adjacent to the hotel.  YCP
     purchased a one-half interest in the land from the Company
     prior to formation of the venture.  Presales of the 36
     luxury beachfront condominiums, called The Coconut Grove on
     Kapalua Bay, began in August of 1999 and sales contracts on
     all 36 units were concluded by the second quarter of 2000.
     Mass grading and site work began in the fourth quarter of
     1999 and the units were completed in 2001.  In 2001, the
     sale of all 36 condominium units closed escrow as title was
     delivered to the buyers upon completion of the individual
     residencesunits.
          The Kapalua Resort faces substantial competition from
     alternative visitor destinations and resort communities in
     Hawaii and throughout the world.  Kapalua's marketing
     strategies target upscale visitors with an emphasis on golf.
     In 2001, approximately 20% of the visitors to Maui were
     international travelers and 80% were domestic.  Kapalua's
     primary resort competitors on Maui are Kaanapali, which is
     approximately five miles from Kapalua, and Wailea on Maui's
     south coast.  Kapalua's total guestroom inventory accounts
     for approximately 10% of the units available in West Maui
     and approximately 6% of the total inventory on Maui.
          Nationally televised professional golf tournaments have
     been a major marketing tool for Kapalua.  Since January
     1999, Kapalua has successfully hosted the Mercedes
     Championships, the season opening event for the PGA TOUR.
     Through the non-profit organization, Kapalua Maui Charities,
     Inc., the Company has agreements with Mercedes-Benz and the
     PGA TOUR to host and manage this event at Kapalua through
     January 2006.  Advertising placements in key publications
     are designed to promote Kapalua through the travel trade,
     consumer, golf and real estate media.
          For further information regarding Resort operations,
     see Management's Discussion and Analysis of Financial
     Condition and Results of Operations.

     (3)  Commercial & Property
          Queen Ka'ahumanu Center (formerly Kaahumanu Center) is
     the largest retail and entertainment center on Maui with a
     gross leasable area (GLA) of approximately 570,000 square
     feet.  Queen Ka'ahumanu Center is owned by Kaahumanu Center
     Associates (KCA), a 50/50 partnership between the Company,
     as general partner, and the Employees' Retirement System of
     the State of Hawaii, as a limited partner.  As of December
     31, 2001, 131 tenants occupied 96% of the available GLA.
     Queen Ka'ahumanu Center faces substantial competition from
     other retail centers in Kahului and other areas of Maui.
     Kahului has approximately nine major shopping center
     destinations with a combined GLA of approximately 2.1
     million square feet of retail space.  Queen Ka'ahumanu
     Center's primary competitors are the Maui Mall and the Maui
     Marketplace, both located within three miles of Queen
     Ka'ahumanu Center.
          Napili Plaza is a 45,000 square foot retail and
     commercial office center located in West Maui.  As of
     December 31, 2001, 22 tenants occupied 80% of the GLA.
     Napili Plaza faces competition from several retail locations
     in the Napili area, which have approximately 231,000 square
     feet of retail spaceGLA.
          The Company's land entitlement and management
     activities are included in the Commercial & Property
     segment.  Land entitlement is a lengthy process of obtaining
     the required county, state and federal approvals to proceed
     with planned development and use of the Company's land and
     satisfying all conditions and restrictions imposed in
     connection with such governmental approvals.  The Company
     actively works with the community and with regulatory
     agencies and legislative bodies at all levels of government
     to obtain necessary entitlements consistent with the needs
     of the community.
          For further information regarding Commercial & Property
     operations, see Management's Discussion and Analysis of
     Financial Condition and Results of Operations.

     (4)  Employees
          In 2001, the Company employed approximately 1,830
     employees.  Pineapple operations employed approximately 510
     full-time and approximately 750 seasonal or intermittent
     employees.  Approximately 57% of the Pineapple operations
     employees were covered by collective bargaining agreements.
     Resort operations employed approximately 460 employees, of
     which approximately 12% were part-time employees and
     approximately 30% were covered by collective bargaining
     agreements.  The Company's Commercial & Property operations
     employed approximately 80 employees and approximately 30
     employees were engaged in administrative activities.

     (5)  Other Information
          The Company's Pineapple segment engages in continuous
     research to develop techniques to reduce costs through crop
     production and processing innovations and to develop and
     perfect new products.  Improved production systems have
     resulted in increased productivity by the labor force.
     Research and development expenses approximated $1,073,000 in
     2001, $984,000 in 2000 and $839,000 in 1999.
          The Company has reviewed its compliance with federal,
     state and local provisions that regulate the discharge of
     materials into the environment or otherwise relate to the
     protection of the environment.  The Company does not expect
     any material future financial impact as a result of
     compliance with these laws.
          The Company has a commitment relating to the filtration
     of water wells, as described in Note 15 to Consolidated
     Financial Statements.  The Company is unable to estimate the
     range of potential financial impact for the possible
     filtration cost for any future wells acquired or drilled by
     the County of Maui and, therefore, has not made a provision
     in its financial statements for such costs.
          The Company has a commitment relating to the
     remediation of certain pesticide-contaminated soilexpects to
     remediate certain soils on a Company-owned development
     parcel that contain pesticide residues, as described in Note
     15 to Consolidated Financial Statements.  The cost of
     remediation will depend on the various alternatives as to
     use of the property and the method of remediation.  Until
     the Company makes further progress on obtaining the proper
     entitlements for the parcel, the ultimate use of the
     property remains uncertain and therefore an estimate of the
     remediation cost cannot be made.

(d)  Financial Information About Foreign and Domestic Operations
     and Export Sales
     Export sales only arise in the Company's Pineapple segment.
Export sales of pineapple products are primarily to Japan,
Western Europe and Canada.  For the last three years, these sales
did not exceed 10% of total consolidated revenues.

Executive Officers of Registrant
     Below is a list of the names and ages of the Company's
executive officers, indicating their position with the Company
and their principal occupation during the last five years.  The
current terms of the executive officers expire in May of 2002 or
at such time as their successors are elected.

Gary L. Gifford (54)     President and Chief Executive Officer
                         since 1995

Paul J. Meyer (54)       Executive Vice President/Finance since
                         1984

Douglas R. Schenk (49)   Executive Vice President/Pineapple since
                         1995

Donald A. Young (54)     Executive Vice President/Resort &
                         Commercial Property since 2001;
                         Executive Vice President/Resort since
                         1995

J. Susan Corley (58)     Vice President/Human Resourses since
                         2000;
                         Director/Human Resourses 1998 to 2000;
                         Director/Industrial Relations of
                         Reynolds Metals Co., Inc. 1994 to 1998

Scott A. Crockford (46)  Vice President/Retail Property since
                         1995

Robert M. McNatt (55)    Vice President/Land Planning &
                         Development since 2001; Vice
                         President/Development of Kapalua Land
                         Company since 1996

Warren A. Suzuki (49)    Vice President/Land & Water Asset
                         Management since 2001; Vice
                         President/Land Management & Development
                         since 1995

Item 2.   PROPERTIES
     The Company owns approximately 28,600 acres of land on Maui.
Approximately 30% of the acreage is used directly or indirectly
in the Company's operations and the remaining land is primarily
in pasture or forest reserve.  This land, most of which was
acquired from 1911 to 1932, is carried on the Company's balance
sheet at cost.  The Company believes it has clear and
unencumbered marketable title to all such property, except for
the following:

(a)  a perpetual conservation easement granted to the State of
     Hawaii on a 13-acre parcel at Kapalua;
(b)  certain easements and rights-of-way that do not materially
     affect the Company's use of its property;
(c)  a mortgage on approximately 4,400 acres used in pineapple
     operations, which secures the Company's $15 million term loan
     agreement;
(d)  a mortgage on the three golf courses at Kapalua, which
     secures the Company's $25 million revolving credit facility;
(e)  a permanent conservation easement granted to The Nature
     Conservancy of Hawaii, a non-profit corporation, covering
     approximately 8,600 acres of forest reserve land;
(f)  a $4,629,000 mortgage on the fee interest in Napili Plaza
     shopping center; and
(g)  a small percentage of the Company's land in various
     locations on which multiple claims exist, for some of which the
     Company has initiated quiet title actions.

     Approximately 22,800 acres of the Company's land are located
in West Maui, approximately 5,700 acres are located in East Maui
and approximately 28 acres are located in Kahului, Maui.
     The 22,800 acres in West Maui comprise a largely contiguous
parcel that extends from the sea to an elevation of approximately
5,700 feet and includes nine miles of ocean frontage with
approximately 3,300 lineal feet along sandy beaches, as well as
agricultural and grazing lands, gulches and heavily forested
areas.  The West Maui acreage includes approximately 3,600 acres
comprising the Company's Honolua pineapple plantation and
approximately 1,650 acres designated for the Kapalua Resort.
     The East Maui property is situated at elevations between
1,000 and 3,000 feet above sea level on the slopes of Haleakala
and approximately 3,140 acres are in pineapple operations as the
Company's Haliimaile plantation.
     The Kahului acreage includes a can manufacturing plant and a
pineapple-processing cannery with interconnected warehouses at
the cannery site where finished product is stored and the
Company's administrative offices.
     Approximately 3,500 acres of leased land are used in the
Company's pineapple operations.  A major operating lease covering
approximately 1,500 acres of land expired on December 31, 1999
and is currently being renegotiated for a minimum term of ten
years.  Thirteen leases expiring at various dates through 2018
cover the balance of the leased property.  The aggregate land
rental for all leased land was $583,000 in 2001.

Item 3.   LEGAL PROCEEDINGS
     On April 5, 2001, the Company filed a lawsuit against Del
Monte Fresh Produce Company, Del Monte Fresh Produce (N.A.), and
Del Monte Fresh Produce (Hawaii), Inc. (collectively, Del Monte
Fresh), Maui Pineapple Company, Ltd., et al. v. Del Monte Fresh
Produce (Hawaii), Inc., et al. Civil No. 01-1-0173(1), (Circuit
Court of the Second Circuit, State of Hawaii).  Del Monte Fresh
is one of the Company's principal competitors in the fresh
pineapple products business.  In this lawsuit, the Company
maintains that it co-owns and has the right to grow, develop,
market, license and otherwise use two hybrid pineapple varieties
that were jointly developed by the Company and the predecessor of
Del Monte Fresh through the Pineapple Research Institute of
Hawaii.  The first hybrid, which the Company refers to as "73-50"
and which Del Monte Fresh refers to as "CO-2" is marketed by the
Company under its "Hawaiian Gold" registered trademark.  The
second hybrid, which the Company refers to as "73-114" and which
Del Monte Fresh refers to as "MD-2" is marketed by the Company
outside the United States under its "Royal Coast" label and is
marketed by Del Monte Fresh as "Del Monte Gold - Extra-Sweet
Pineapple" registered trademark.  Del Monte Fresh disputes the
Company's co-ownership of and rights to these hybrids.  In the
lawsuit, the Company seeks declaratory relief regarding its
co-ownership and rights as well as monetary damages, restitution,
injunctive relief, legal fees and costs and punitive damages.
Del Monte Fresh disputes the Company's co-ownership of and rights
to these hybrids and has asserted a counterclaim against the
Company seeking declaratory relief as well as damages.  Discovery
is ongoing in this action
and no trial date has been set.

     On April 12, 2001, the Company filed a separate lawsuit
against Del Monte Fresh as well as Fresh Del Monte Produce, Inc.
and Del Monte Corporation, Maui Pineapple Company, Ltd., et al.
v. Del Monte Corporation, et al., Case No: C 01-01449 CRB, in the
United States District Court For the Northern District of
California (San Francisco Division).  In this lawsuit, the
Company maintains that the defendants have, in their marketing of
pineapple and other fruit and vegetable products, infringed on
and diluted the Company's "Hawaiian Gold" registered trademark in
violation of the federal Lanham Act and state and common law
prohibitions on unfair competition, dilution, and trademark and
advertising infringement.  The Company seeks preliminary and permanent
injunctive relief, compensatory damages, restitution, attorney's
fees, legal costs, treble damages and punitive damages.  One of
the defendants in this action, Del Monte Fresh Produce N.A.,
Inc., has filed a counterclaim alleging that the Company has
infringed on its patent on one of the pineapple hybrid varieties
that is the subject of the Second Circuit Court, State of Hawaii
action that is described in the paragraph above.  In that
counterclaim, Del Monte seeks injunctive relief, damages, treble
damages, interest and attorneys' fees.  Discovery is ongoing in
this action and no trial date has been set.

     On September 11, 2001, a complaint against the Company, Del
Monte Fresh Produce (Hawaii) Inc. v. Maui Pineapple Company,
Ltd., Civil No. 01-1-2671-09, was filed in the First Circuit
Court of the State of Hawaii.  Maui Pineapple Company (defendant)
is the owner of trade secrets consisting of a combination of
patented and unpatented inventions, technical information,
technology, information and expertise required to construct and
operate a machine known as the Maui Pine 1960 Ginaca Machine.  A
Ginaca machine is a device that peels, cores and otherwise
prepares pineapples.  In 1979, defendant and Del Monte
Corporation (an entity unrelated to the plaintiff) entered into a
License Agreement whereby under certain conditions and
restrictions, Del Monte Corporation was allowed to build and to
use defendant's trade secrets.  The suit alleges that the
defendant is unjustly prohibiting use of the trade secrets by
plaintiff.  The plaintiff seeks declaratory relief and legal and
other costs.  On September 24, 2001, defendant filed a
counterclaim citing that the plaintiff was not a party to the
License Agreement, that the License Agreement prohibited
assignment or sub-licensing under any circumstances, and that use
of the defendant's trade secrets by plaintiff is wrongful and
unauthorized.  Defendant seeks declaratory judgment, injunctive
relief, damages, punitive and/or exemplary damages and legal
costs.  At a conference with the trial judge on October 5, 2001,
plaintiff agreed not to use the trade secrets outside of the
state of Hawaii.  The parties have filed cross motions for
summary judgment on their claims.  No trial date has been set.


Item 4.   SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS
     None.

PART II
Item 5.   MARKET FOR REGISTRANT'S COMMON EQUITY AND RELATED
STOCKHOLDER MATTERS
     The information set forth under the caption "Common Stock"
on page 20 of the Maui Land & Pineapple Company, Inc. 2001 Annual
Report is incorporated herein by reference.

Item 6.   SELECTED FINANCIAL DATA
     The information set forth under the caption "Selected
Financial Data" on page 20 of the Maui Land & Pineapple Company,
Inc. 2001 Annual Report is incorporated herein by reference.

Item 7.   MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL
CONDITION AND RESULTS OF OPERATIONS
     "Management's Discussion and Analysis of Financial Condition
and Results of Operations" on pages 21 through 24 of the Maui
Land & Pineapple Company, Inc. 2001 Annual Report is incorporated
herein by reference.

Item 7A.  QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET
RISK
     "Market Risk" on page 24 of the Maui Land & Pineapple
Company, Inc. 2001 Annual Report is incorporated herein by
reference.

Item 8.   FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA
     The "Independent Auditors' Report," "Consolidated Financial
Statements,"  "Notes to Consolidated Financial Statements" and
"Quarterly Earnings (unaudited)" on pages 7 through 19 of the
Maui Land & Pineapple Company, Inc. 2001 Annual Report are
incorporated herein by reference.

Item 9.   CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON
ACCOUNTING AND FINANCIAL DISCLOSURE
     None.

PART III
Item 10.  DIRECTORS AND EXECUTIVE OFFICERS OF THE REGISTRANT
     The information set forth under the captions "Security
Ownership of Management,"  "Section 16(a) Beneficial Ownership
Reporting Compliance" and "Election of Directors" on pages 6
through 8 of the Maui Land & Pineapple Company, Inc. Proxy
Statement, dated March 25, 2002, is incorporated herein by
reference.
     Information regarding the registrant's executive officers is
included in Part I, Item 1. BUSINESS.

Item 11.  EXECUTIVE COMPENSATION
     The information set forth under the caption "Executive
Compensation" on pages 10 through 14 and under the subcaption
"Directors' Meetings and Committees" on page 8 of the Maui Land &
Pineapple Company, Inc. Proxy Statement, dated March 25, 2002, is
incorporated herein by reference.

Item 12.  SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND
MANAGEMENT
     The information set forth under the caption "Security
Ownership of Certain Beneficial Owners and Management" on pages 4
through 6 of the Maui Land & Pineapple Company, Inc. Proxy
Statement, dated March 25, 2002, is incorporated herein by
reference.

Item 13.  CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS
     The information set forth under the caption "Compensation
Committee Interlocks and Insider Participation" on page 14 of the
Maui Land & Pineapple Company, Inc. Proxy Statement, dated March
25, 2002, is incorporated herein by reference.

PART IV
Item 14.  EXHIBITS, FINANCIAL STATEMENT SCHEDULES, AND REPORTS ON
FORM 8-K
     (a)  1.   Financial Statements
     The following Financial Statements of Maui Land & Pineapple
Company, Inc. and subsidiaries and the Independent Auditors'
Report are included in Item 8 of this report:

     Consolidated Balance Sheets, December 31, 2001 and 2000
     Consolidated Statements of Operations and Retained Earnings
      for the Years Ended December 31, 2001, 2000 and 1999
     Consolidated Statements of Comprehensive Income for the
      Years Ended December 31, 2001, 2000 and 1999
     Consolidated Statements of Cash Flows for the Years Ended
      December 31, 2001, 2000 and 1999
     Notes to Consolidated Financial Statements

     (a)  2.   Financial Statement Schedules
     The following Financial Statement Schedule of Maui Land &
Pineapple Company, Inc. and subsidiaries and the Independent
Auditors' Report is filed herewith:

     II.  Valuation and Qualifying Accounts for the Years Ended
          December 31, 2001, 2000 and 1999.

     (a)  3.   Exhibits
     Exhibits are listed in the "Index to Exhibits" found on
pages 17 to 19 of this Form 10-K.

     (b)  Reports on Form 8-K
     There were no reports on Form 8-K filed during the last
quarter of the period covered by this report.

     (d)  The Financial Statements of Kaahumanu Center Associates
for the Years Ended December 31, 2001, 2000 and 1999 are filed as
exhibits.  The Financial Statements of Kapalua Coconut Grove, LLC
for the Years Ended December 31, 2001, 2000 (unaudited) and 1999
(unaudited) are filed as exhibits.







INDEPENDENT AUDITORS' REPORT

To the Stockholders and Directors of
Maui Land & Pineapple Company, Inc.:


We have audited the consolidated financial statements of Maui
Land & Pineapple Company, Inc. and its subsidiaries as of
December 31, 2001 and 2000 and for each of the three years in the
period ended December 31, 2001, and have issued our report
thereon, dated February 12, 2002.  Such consolidated financial
statements and report are included in your 2001 Annual Report and
are incorporated herein by reference.  Our audits also included
the financial statement schedule of Maui Land & Pineapple
Company, Inc. listed in Item 14(a)2.  This financial statement
schedule is the responsibility of the Company's management.  Our
responsibility is to express an opinion based on our audits.  In
our opinion, the financial statement schedule, when considered in
relation to the basic financial statements taken as a whole,
presents fairly in all material respects the information set
forth therein.



/S/ DELOITTE & TOUCHE LLP

Honolulu, Hawaii
February 12, 2002






                                                                SCHEDULE II

                    MAUI LAND & PINEAPPLE COMPANY, INC.
                              AND SUBSIDIARIES

                     VALUATION AND QUALIFYING ACCOUNTS
            FOR THE YEARS ENDED DECEMBER 31, 2001, 2000 AND 1999


                                        ADDITIONS
                                      (DEDUCTIONS)
                           ADDITIONS    CHARGED
              BALANCE AT   CHARGED TO   TO OTHER                   BALANCE
              BEGINNING    COSTS AND    ACCOUNTS     DEDUCTIONS     AT END
DESCRIPTION   OF PERIOD    EXPENSES   (describe)(a) (describe)(b) OF PERIOD
                           (Dollars in Thousands)

Allowance for
 Doubtful Accounts
     2001       $1,043      $  245      $     6        $(588)       $ 706

     2000          793         465                      (215)       1,043

     1999 (c)      504         291           161        (163)         793



(a)  Recoveries.
(b)  Write off of uncollectible accounts.
(c)  Restated to include allowance for non-current receivables.






                           SIGNATURES

Pursuant to the requirements of Section 13 or 15(d) of the
Securities Exchange Act of 1934, the Registrant has duly caused
this report to be signed on its behalf by the undersigned,
thereunto duly authorized.

     MAUI LAND & PINEAPPLE COMPANY, INC.

March 22, 2002                By /S/GARY L. GIFFORD
                                 Gary L. Gifford
                                 President & Chief Executive
Officer

Pursuant to the requirements of the Securities Exchange Act of
1934, this report has been signed below by the following persons
on behalf of the Registrant and in the capacities and on the
dates indicated.


By   /S/RICHARD H. CAMERON              Date    MARCH 22, 2002
     Richard H. Cameron
     Chairman of the Board

By   /S/PAUL J. MEYER                   Date    MARCH 22, 2002
     Paul J. Meyer
     Executive Vice President/Finance
     (Principal Financial Officer)

By   /S/ADELE H. SUMIDA                 Date    MARCH 22, 2002
     Adele H. Sumida
     Controller & Secretary
     (Principal Accounting Officer)

By   /S/JOHN H. AGEE                    Date    MARCH 22, 2002
     John H. Agee
     Director

By   /S/DAVID A. HEENAN                 Date    MARCH 22, 2002
     David A. Heenan
     Director

By   /S/RANDOLPH G. MOORE               Date    MARCH 22, 2002
     Randolph G. Moore
     Director

By   /S/CLAIRE C. SANFORD               Date    MARCH 22, 2002
     Claire C. Sanford
     Director

By   /S/FRED E. TROTTER III             Date    MARCH 22, 2002
     Fred E. Trotter III
     Director





                        INDEX TO EXHIBITS

The exhibits designated by an asterisk (*) are filed herewith.
The exhibits not so designated are incorporated by reference to
the indicated filing.  All previous exhibits were filed with the
Securities and Exchange Commission in Washington D. C. under file
number 0-6510.

3.        Articles of Incorporation and By-laws
3   (i)   Restated Articles of Association, as of February
          24, 2000.
3   (ii)  Bylaws (Amended as of March 29, 1999).  Exhibit
          (3ii) to Form 10-Q for the quarter ended March 31,
          1999.

4.        Instruments Defining the Rights of Security Holders.
          Instruments defining the rights of holders of long-term debt have
          not been filed as exhibits where the amount of debt authorized
          thereunder does not exceed ten percent of the total assets of the
          Company and its subsidiaries on a consolidated basis.  The
          Company hereby undertakes to furnish a copy of any such
          instrument to the Commission upon request.
4.1 (i)   Amended and Second Restated Revolving Credit and
          Term Loan Agreement, dated as of December 4, 1998.
          Exhibit 4.1(i) to Form 10-K for the year ended December
          31, 1998.
    (ii)  1999 Loan Modification Agreement, dated as of December 30,
          1999.
    (iii) 2000 Loan Modification Agreement, effective as of
          June 30, 2000.  Exhibit 4 to Form 10-Q for the quarter
          ended June 30, 2000.
    (iv)  Loan Modification Agreement (December 2000), effective
          as of December 11, 2000.  Exhibit 4.1(iv) to Form 10-K for
          the year ended December 31, 2000.
    (v)   Loan Modification Agreement (June 2001), effective as of
          June 30, 2001.  Exhibit 4.1(v) to Form 10-Q for the quarter ended
          September 30, 2001.
    (vi)* Loan Modification Agreement (September 2001),
          effective as of September 30, 2001.
    (vii)*Amended and Third Restated Revolving Credit and
          Term Loan Agreement, dated as of December 31, 2001.

4.2 (i)   Bridge Loan Agreement between Pacific Coast Farm
          Credit Services, ACA and Maui Land & Pineapple Company,
          Inc., dated December 30, 1998.  Exhibit 4.2(i) to Form
          10-K for the year ended December 31, 1998.
    (ii)  Term Loan Agreement between Pacific Coast Farm Credit
          Services and Maui Land & Pineapple Company, Inc., entered into as
          of June 1, 1999.  Exhibit 4(A) to Form 10-Q for the quarter ended
          June 30, 1999.
    (iii) Modifications to Term Loan Agreement, dated February 16, 2000.
    (iv)  Amendment to Loan Agreement entered into on March 23, 2001
          and effective as of December 31, 2000.  Exhibit (4)A to Form 10-Q
          for the quarter ended March 31, 2001.
    (v)*  Amendment to Loan Agreement, made as of December 31, 2001.

10.       Material Contracts
10.1(i)   Limited Partnership Agreement of Kaahumanu Center
          Associates, dated June 23, 1993.  Exhibit (10)A to Form
          10-Q for the quarter ended June 30, 1993.
    (ii)  Cost Overrun Guaranty Agreement, dated June 28,
          1993.  Exhibit (10)B of Form 10-Q for the quarter ended
          June 30, 1993.
    (iii) Environmental Indemnity Agreement, dated June
          28, 1993.  Exhibit (10)C to Form 10-Q for the quarter
          ended June 30, 1993.
    (iv)  Indemnity Agreement, dated June 28, 1993.  Exhibit
          (10)D to Form 10-Q for the quarter ended June 30, 1993.
    (v)   Direct Liability Agreement, dated June 28, 1993.
          Exhibit (10)E to Form 10-Q for the quarter ended June
          30, 1993.
    (vi)  Amendment No. 1 to Limited Partnership Agreement
          of Kaahumanu Center Associates.  Exhibit (10)B to Form
          8-K, dated as of April 30, 1995.
    (vii) Conversion Agreement, dated April 27, 1995.
          Exhibit (10)C to Form 8-K, dated as of April 30, 1995.
    (viii)Indemnity Agreement, dated April 27, 1995.
          Exhibit (10)D to Form 8-K, dated as of April 30, 1995.

10.2(i)   Second Amended and Restated Hotel Ground Lease (The
          Ritz-Carlton, Kapalua) between Maui Land & Pineapple Company,
          Inc. (Lessor) and RCK Hawaii, LLC dba RCK Hawaii-Maui (Lessee),
          effective as of January 31, 2001.

10.3      Compensatory plans or arrangements
    (i)   Executive Deferred Compensation Plan (revised as
          of 8/16/91).  Exhibit (10)A to Form 10-Q for the
          quarter ended September 30, 1994.
    (ii)  Executive Insurance Plan (Amended).  Exhibit (10)A
          to Form 10-K for the year ended December 31, 1980.
    (iii) Supplemental Executive Retirement Plan (effective as of
          January 1, 1988).  Exhibit (10)B to Form 10-K for the year ended
          December 31, 1988.
    (iv)  Restated and Amended Executive Change-In-Control
          Severance Agreement (Gary L. Gifford, President/CEO),
          dated as of March 16, 1999. Exhibit 10.3 (iv) to Form
          10-K for the year ended December 31, 1998.
    (v)   Restated and Amended Executive Change-In-Control
          Severance Agreement (Paul J. Meyer, Executive Vice
          President/Finance), dated as of March 17, 1999.
          Exhibit 10.3 (v) to Form 10-K for the year ended
          December 31, 1998.
    (vi)  Restated and Amended Executive Change-In-Control
          Severance Agreement (Donald A. Young, Executive Vice
          President/Resort), dated as of March 16, 1999.  Exhibit
          10.3 (vi) to Form 10-K for the year ended December 31,
          1998.
    (vii) Restated and Amended Executive Change-In-
          Control Severance Agreement (Douglas R. Schenk,
          Executive Vice President/Pineapple), dated as of March
          23, 1999.  Exhibit 10.3 (vii) to Form 10-K for the year
          ended December 31, 1998.
    (viii)Restated and Amended Change-In-Control
          Severance Agreement (Warren A. Suzuki, Vice
          President/Land Management), dated as of March 16, 1999.
          Exhibit 10.3 (viii) to Form 10-K for the year ended
          December 31, 1998.
    (ix)  Restated and Amended Change-In-Control Severance
          Agreement (Scott A. Crockford, Vice President/Retail
          Property), dated as of March 16, 1999. Exhibit 10.3
          (ix) to Form 10-K for the year ended December 31, 1998.
    (x)   Executive Severance Plan, as amended through November 6,
          1998.  Exhibit 10.3 (x) to Form 10-K for the year ended
          December 31, 1998.


10.4(i)   Hotel Ground Lease between Maui Land & Pineapple
          Company, Inc. and The KBH Company.  Exhibit (10)B to
          Form 10-Q for the quarter ended September 30, 1985.
    (ii)  Third Amendment of Hotel Ground Lease, dated and effective
          as of September 5, 1996.  Exhibit (10)A to Form 10-Q for the
          quarter ended September 30, 1996.

10.5(i)   Settlement Agreement and Release of All Claims
          (Board of Water Supply of the County of Maui vs. Shell
          Oil Company, et al.)

11.       Statement re computation of per share earnings:
          Net Income (Loss) divided by weighted Average Common
          Shares Outstanding equals Net Income (Loss) Per Common
          Share.

13.*      Annual Report to Security Holders:  Maui Land &
          Pineapple Company, Inc. 2001 Annual Report.

21.       Subsidiaries of registrant:
          All of the following were incorporated in the
          State of Hawaii:
          Maui Pineapple Company, Ltd.
          Kapalua Land Company, Ltd.
          Kapalua Advertising Company, Ltd.
          Kapalua Water Company, Ltd.
          Kapalua Waste Treatment Company, Ltd.
          Honolua Plantation Land Company, Inc.

99.       Additional Exhibits.

99.1*     Financial Statements of Kaahumanu Center
          Associates for the years ended December 31, 2001, 2000
          and 1999.

99.2*     Financial Statements of Kapalua Coconut Grove, LLC
          for the years ended December 31, 2001, 2000 (unaudited)
          and 1999 (unaudited).