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




                            FORM 8-K

                         CURRENT REPORT
             Pursuant to Section 13 or 15(d) of the
                Securities Exchange Act of 1934



Date of Report (Date of earliest event reported):July 27, 2004



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



     HAWAII                      0-6510           99-0107542
State or other jurisdiction   (Commission      (I.R.S. Employer
of incorporation or           File Number)    Identification No.)
organization




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



                              NONE
  Former Name or Former Address, if Changed Since Last Report









ITEM 7.   FINANCIAL STATEMENTS, PRO FORMA FINANCIAL INFORMATION
AND       EXHIBITS

          (c) Exhibits.
              99.1 Maui Land & Pineapple Company, Inc. Press Release
                   dated July 27, 2004



ITEM 12.  RESULTS OF OPERATIONS

          On July 27, 2004, Maui Land & Pineapple Company, Inc.
          issued a press release announcing its results for the
          quarter ended June 30, 2004.  A copy of the press release
          is filed herewith as Exhibit 99.1 and incorporated herein
          by reference.











                           SIGNATURE



      Pursuant to the requirements 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.



 7/30/04                      /S/ FRED W. RICKERT
Date                          Fred W. Rickert
                              Acting Chief Financial Officer
                              (Principal Financial Officer)
[{"type": "8-K", "sequence": "1", "filename": "form8k2nd.txt", "description": "MAUI LAND & PINEAPPLE COMPANY, INC.'S FORM 8-K DATED JULY 27, 2004", "secsgml_size_bytes": 2061}]
{"company-data": {"conformed-name": "MAUI LAND & PINEAPPLE CO INC", "cik": "0000063330", "assigned-sic": "2033", "irs-number": "990107542", "state-of-incorporation": "HI", "fiscal-year-end": "1231"}, "filing-values": {"form-type": "8-K", "act": "34", "file-number": "001-06510", "film-number": "04943568"}, "business-address": {"street1": "PO BOX 187", "street2": "120 KANE ST", "city": "KAHULUI MAUI", "state": "HI", "zip": "96732", "phone": "8088773351"}, "mail-address": {"street1": "PO BOX 187", "city": "KAHULUI", "state": "HI", "zip": "96733"}}
UNITED STATES
               SECURITIES AND EXCHANGE COMMISSION
                     WASHINGTON, D.C. 20549

                            FORM 8-K

                         CURRENT REPORT
             Pursuant to Section 13 or 15(d) of the
                Securities Exchange Act of 1934

Date of Report (Date of earliest event reported):July 27, 2004

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

     HAWAII                      0-6510           99-0107542
State or other jurisdiction   (Commission      (I.R.S. Employer
of incorporation or           File Number)    Identification No.)
organization

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

                              NONE
  Former Name or Former Address, if Changed Since Last Report

ITEM 7.   FINANCIAL STATEMENTS, PRO FORMA FINANCIAL INFORMATION
AND       EXHIBITS

          (c) Exhibits.
              99.1 Maui Land & Pineapple Company, Inc. Press Release
                   dated July 27, 2004

ITEM 12.  RESULTS OF OPERATIONS

          On July 27, 2004, Maui Land & Pineapple Company, Inc.
          issued a press release announcing its results for the
          quarter ended June 30, 2004.  A copy of the press release
          is filed herewith as Exhibit 99.1 and incorporated herein
          by reference.

                           SIGNATURE

      Pursuant to the requirements 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.

 7/30/04                      /S/ FRED W. RICKERT
Date                          Fred W. Rickert
                              Acting Chief Financial Officer
                              (Principal Financial Officer)