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, 2000
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 13, 2001, of the
voting stock held by non-affiliates of the registrant:  $157,588,000.

	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 13, 2001
Common Stock, no par value			7,195,800 shares

Documents incorporated by reference:
Parts I, II and IV -- Portions of the 2000 Annual Report to Security
Holders.
Part III - Portions of Proxy Statement dated March 26, 2001.

Exhibit Index--pages 15 - 17.


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 16 to Consolidated
Financial Statements on page 18 of the Maui Land & Pineapple
Company, Inc. 2000 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 94% of the
	fruit processed in 2000.  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 also 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.
		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 2000, approximately 20 domestic customers
	accounted for about 64% of the Company's pineapple sales.
	Export sales, primarily to Japan, Canada and Western
	Europe, amounted to approximately 3.3%, 3.4% and 4.6% of
	total pineapple sales in 2000, 1999 and 1998, respectively.
	Sales to the U.S. government, mainly the United States
	Department of Agriculture, amounted to approximately 12.3%,
	9.7% and 10.2% of total pineapple sales in 2000, 1999 and
	1998, 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 West Coast United States 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
	waste 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 also 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 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 Town Center, resort spa and additional residential
	development.
		In December 2000, 12 of the 31 lots in Pineapple
	Hill Estates single-family subdivision were sold and closed
	escrow.  No revenue was recognized on these sales in 2000
	as they are being recognized on the percentage-of-completion
	method.  Construction of Pineapple Hill Estates subdivision
	improvements will begin in the first quarter of 2001 and is
	scheduled to be substantially completed during the fourth
	quarter of 2001.
		In the fourth quarter of 1999, the Company began
	construction of 14 single-family lots on the remaining
	acreage of Plantation Estates Phase II.  All of the lots
	were sold in 1999 and 12 sales closed escrow in November
	and December of 1999.  Construction of the subdivision
	improvements was substantially completed during the second
	quarter of 2000.
		In 1997, the Company and an affiliate of Lend
	Lease Real Estate Investment, Inc. (Lend Lease), owner of
	the Kapalua Bay Hotel, formed a 50/50 joint venture,
	Kapalua Coconut Grove LLC, to develop a 12-acre parcel
	adjacent to the hotel.  Lend Lease 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.  Sales are expected to begin closing in the second
	quarter of 2001 as construction of the buildings is
	completed and title is transferred to the buyers.
		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 2000, approximately 19% of the
	visitors to Maui were international travelers and 81% 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 2002 and is currently
	negotiating four year extensions of the agreements.
	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
		Kaahumanu Center is the largest retail and
	entertainment center on Maui with a gross leasable area
	(GLA) of approximately 570,000 square feet.  Kaahumanu
	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, 2000,
	131 tenants occupied 97% of the available GLA.  Kaahumanu
	 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 1.9 million square feet of
	retail space.  Kaahumanu Center's primary competitors are
	the Maui Mall and the Maui Marketplace, both located
	within three miles of Kaahumanu Center.
		Napili Plaza is a 45,000 square foot retail and
	commercial office center located in West Maui.  As of
	December 31, 2000, 19 tenants occupied 82% of the GLA.
	Napili Plaza faces competition from several retail
	locations in the Napili area, which have approximately
	231,000 square feet of retail space.
		The Company's land entitlement and management
	activities are included in the Commercial & Property
	segment.  Land entitlement is a lenghty 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 regulatory
	agencies and legislative bodies at all levels of
	government to obtain necessary entitlements.
		For further information regarding Commercial &
	Property operations, see Management's Discussion and
	Analysis of Financial Condition and Results of Operations.


	(4)	Employees
		In 2000, the Company employed approximately 1,890
	employees.  Pineapple operations employed approximately
	520 full-time and approximately 780 seasonal or
	intermittent employees.  Approximately 57% of the Pineapple
	operations employees were covered by collective bargaining
	agreements.  Resort operations employed approximately 480
	employees, of which approximately 14% were part-time
	employees and approximately 29% 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 $845,000 in
	2000, $839,000 in 1999 and $815,000 in 1998.
		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 13 to
	Consolidated Financial Statements.  The Company's share of the
	cost to maintain and operate the filtration systems for the
	existing wells and its share of the cost of the letter of
	credit has been estimated and a reserve for this liability was
	recorded in 1999.  The reserve recorded in 1999 and
	adjustments made thereto in 2000 did not have a material
	effect on the Company's financial statements for the years
	ended December 31, 2000 and 1999.  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.

(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 2001 or at such
time as their successors are elected.

Gary L. Gifford (53)	President and Chief Executive Officer since 1995

Paul J. Meyer (53)	Executive Vice President/Finance since 1984

Douglas R. Schenk (48)	Executive Vice President/Pineapple since 1995

Donald A. Young (53)	Executive Vice President/Resort since 1995

J. Susan Corley (57)	Vice President/Human Resources since 2000;
			Director/Human Resources 1998 to 2000;
			Director/Industrial Relations of Reynolds Metals
			Co., Inc. 1994 to 1998

Scott A. Crockford (45)	Vice President/Retail Property since 1995

Warren A. Suzuki (48)	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 $15 million revolving credit and $8.8
	million development line arrangement;
(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 $4,721,000 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.
Fourteen leases expiring at various dates through 2018 cover the
balance of the leased property.  The aggregate land rental for all
leased land was $589,000 in 2000.



Item 3.		LEGAL PROCEEDINGS
	None.

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 19 of the Maui Land & Pineapple Company, Inc. 2000 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. 2000 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. 2000 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. 2000 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. 2000 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 26, 2001, 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 9 through 13 and under the subcaption
"Directors' Meetings and Committees" on page 8 of the Maui Land &
Pineapple Company, Inc. Proxy Statement, dated March 26, 2001, 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 26, 2001, 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 13 of the
Maui Land & Pineapple Company, Inc. Proxy Statement, dated March 26,
2001, 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, 2000 and 1999
	Consolidated Statements of Operations and Retained Earnings
	  for the Years Ended December 31, 2000, 1999 and 1998
	Consolidated Statements of Comprehensive Income for the
	  Years Ended December 31, 2000, 1999 and 1998
	Consolidated Statements of Cash Flows for the Years Ended
  	  December 31, 2000, 1999 and 1998
	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, 2000, 1999 and 1998.

	(a)	3.	Exhibits
	Exhibits are listed in the "Index to Exhibits" found on
pages 15 to 17 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, 2000, 1999 and 1998
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, 2000 and 1999 and for each of the three years in
the period ended December 31, 2000, and have issued our report
thereon, dated February 1, 2001.  Such consolidated financial
statements and report are included in your 2000 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 1, 2001





                                                   SCHEDULE II

              MAUI LAND & PINEAPPLE COMPANY, INC.
                      AND SUBSIDIARIES

              VALUATION AND QUALIFYING ACCOUNTS
    FOR THE YEARS ENDED DECEMBER 31, 2000, 1999 AND 1998


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

Allowance for
 Doubtful Accounts
   2000	     $   793    $   465    $	 --   $   (215)   $  1,043

   1999 (c)	 504	    291 	161	  (163)	       793

   1998 (c)  	 567	    202	          9	  (274)        504



(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 23, 2001		    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 23, 2001
	Richard H. Cameron
	Chairman of the Board

By	/S/ PAUL J. MEYER		    Date     March 23, 2001
	Paul J. Meyer
	Executive Vice President/Finance
	(Principal Financial Officer)

By	/S/ ADELE H. SUMIDA		    Date     March 23, 2001
	Adele H. Sumida
	Controller & Secretary
	(Principal Accounting Officer)

By	/S/ DAVID A. HEENAN		    Date     March 23, 2001
	David A. Heenan
	Director

By	/S/ RANDOLPH G. MOORE		    Date     March 23, 2001
	Randolph G. Moore
	Director

By	/S/ FRED E. TROTTER III		    Date     March 23, 2001
	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.

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.

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. 2000 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, 2000, 1999 and 1998.