The US Virgin Islands Best Guide

Real Estate on St. Croix

St. Croix, the largest of the Virgin Islands, is home to diversification in people, culture, architecture, and history. St. Croix’s landscape is equally diverse: the topography changes from flat agricultural land to rolling hills; arid areas to lush vegetation; countryside settings to dramatic sea views. Whatever your likes are, there’s bound to be an area in St. Croix that appeals to you. The diversity of the island is reflected in the real estate market. Properties of all types can be found on St. Croix, including high-end houses, fixer-uppers, condominiums, commercial properties, and undeveloped land.

Residential properties on the St. Croix real estate market at any given time typically include homes from fixer uppers to luxury estates. The number of availabilities in each category, however, fluctuates. The price range of houses recently on the market is $69,000 for a rebuild with a cistern and driveaway on .63 acres in Frederikshaab; to 8 million for a luxury beachfront 13 bedroom, 12.5 bath on a 6.54-acre lot in North Slob.

The $500,000 and upwards price range for a home on St. Croix affords exquisite properties with nicely appointed interiors, spectacular views, and ideal locations. These homes made up 60% of the recently available residential properties on the St. Croix real estate market. Within this market 42 properties were luxury St. Croix homes worth $1,000,000+. As would be expected, these homes are worthy of design recognition.

Properties on St. Croix in the range of $300,000 to $500,000 are also beautiful homes with views, pools, and good neighborhoods. These homes made up 22% of recently listed properties. The price range of $200,000 to $300,000 yields comfortable homes in good areas of St. Croix, convenient to everything. They made up 11% of listed properties. Homes under $199,000 on St. Croix are typically modest homes and fixer-uppers. These properties made up 7% of the available residential market.

Residential Sales – St. Croix

YearNumber of salesLowHighAverage
200050$23,000$1,225,000$213,780
200190$20,000$985,000$192,196
2002130$25,000$1,650,000$255,386
2003174$45,000$2,550,000$413,439
2004184$25,000$2,100,000$368,248
2005174$35,000$2,093,136$355,100
2006188$10,000$9,050,000$453,728
2007177$23,000$4,000,000$415,956
2008125$75,000$3,750,000$492,394
2009114$46,000$3,400,000$403,699
2010105$55,000$2,450,000$450,680
2011102$65,000$2,999,000$437,824
201289$35,000$4,000,000$393,501
2013119$35,000$1,200,000$318,447
2014132$17,000$2,500,000$346,781
2015141$30,000$6,250,000$401,040
2016170$35,000$2,500,000$351,248
2017156$17,000$2,212,500$402,507
2018207$35,000$1,600,000$329,272

Many of the residential properties on St. Croix are designed with apartments attached to the main house or detached cottages. The additional income could be a welcomed asset.

Most residents finance their homes through conventional mortgages with local banks. Interest rates are slightly higher in the Virgin Islands than on the mainland. A typical down payment is 20 to 30 percent. Banks require earthquake and windstorm insurance with mortgages; the cost is around 2-3% of replacement value.

The condominium complexes on St. Croix vary in design and location; though all typically have at least one pool and some with tennis courts and restaurants. Each of the complexes has unique amenities whether it is located on a renowned golf course, steps away from a beach, historical ruins on the premises or strategic vantage points for spectacular views.

There were 45 condominiums recently on the St. Croix real estate market ranging in price from $90,000 for a 2 bedroom, 1 bath in Whim: to $1,690,000 for a luxury 4-bedroom 4-bath condo in Coakley Bay. Most of the condo units for sale on St. Croix are priced at around $100,000 to $350,000; these types of properties made up 51% of the recent listings. Units priced at $70,000 and below are typically small one-bedroom units or studios. For pet lovers, it is good to know that some of the complexes are pet friendly.

Condominiums on St. Croix are often purchased as an investment to be rented as a vacation or long-term rental. Many of the complexes have on-site property management companies. In addition, there are independent companies specializing in property management as well as realtors who offer similar services.

Condominium Sales – St. Croix

YearNumber of salesLowHighAverage
200081$12,000$415,000$126,059
2001103$12,000$470,000$114,358
2002116$12,750$620,000$125,411
2003140$19,000$676,000$144,823
2004185$10,000$725,000$123,763
2005208$19,500$695,000$167,003
2006162$33,000$685,000$189,369
200788$29,000$825,000$252,519
200886$25,000$1,377,000$216,822
200944$30,000$1,377,000$249,415
201056$48,000$769,500$193,823
201156$30,000$770,000$219,594
201234$45,000$330,000$150,235
201369$40,000$545,000$159,449
2014121$27,500$775,000$149,733
2015108$16,000$1,150,000$192,443
2016125$22,500$700,000$186,766
2017107$33,000$570,000$166,076
2018112$34,000$570,000$197,757

The availability of timeshare (fractional ownership) properties is very limited.

One of St. Croix’s largest commodities is vast open space. Much of the land is easily built on and have views; a great combination. There is still ample room for growth without diminishing the natural beauty of the island. Recently there were 354 listings of land available on the market ranging in price from $29,000 for a .4-acre lot in Eliza’s Retreat; to 22.9 million for a 618-acre estate in Cotton Grove. A typical .5-acre lot with a view will be approximately $50,000 to $95,000. An acre of land with a view may cost $80,000 to $190,000. While most land sites are less than 1 acre in size large parcels of land of over 15 acres are also available. Recently on the market there were thirty large land sites Including a 2377-acre lot and a 744-acre lot.

Land Sales – St. Croix

YearNumber of salesLowHighAverage
200174$10,000$2,500,000$95,136
2002128$6,000$535,000$57,989
2003187$9,000$1,500,000$91,315
2004257$8,000$3,750,000$110,783
2005331$9,000$5,897,589$94,291
2006434$12,600$1,500,000$95,176
2007264$11,000$2,025,000$115,398
2008224$5,000$6,500,000$155,357
2009128$10,000$1,075,000$104,209
201082$13,000$470,000$82,944
201179$10,000$505,000$69,462
201256$14,000$1,700,000$108,952
201368$10,000$400,000$51,242
201455$8,000$970,000$74,670
201564$9,000$375,000$79,035
201676$14,000$337,500$72,303
201792$12,000$500,000$73,065
2018120$12,000$750,000$67,791

Building a home starts around $250 per square foot, but depends greatly on materials used for building and finishing. Keep in mind that preparations and special structural requirements may need to be met making the total cost of the construction project more. A cistern for water storage and a septic tank are necessary components of a home on St. Croix. The cistern alone will account for almost 10 percent of the total building cost. There are many local architects that can assist you with the building process.

St. Croix offers an array of commercial properties. Recently there were 70 listings including apartment buildings, retail stores, bars, and office space. A local realtor can shed knowledge on the particulars of a commercial property.

Market Inventory Table, St. Croix

 ALL LISTINGSHOMESLAND LOTSCONDOSCOMMERCIAL
Aug. 20057731644946054
Apr. 20066461444064154
February 200779320138315257
September 200888422444216355
October 2009114428256323663
August 2010108925757219664
August 2011108727757518253
May 2012116834353523060
August 2013107830750220267
March 201597131644914459
September 201696427154610147
November 20177731954467537
April 20197051264964637
Feb 20216231433597843
June 20235951263544570

It is recommended that a relationship be established with a realtor who will in turn be able to assist you with your specific needs. It is always best to visit St. Croix to see firsthand the areas that most appeal to you. The process of purchasing property on island is akin to stateside procedures. There are many local lenders and mortgage companies that will be able to assist in the process.

The real estate market in St. Croix offers a diverse inventory of listings at reasonable prices, contact the featured agents above for more information.

Note: Available properties, types, and prices reflect the St. Croix real estate market at the time the article was updated, June 2023. This information was compiled from the MLS. While averages and general information are believed to be reliable, accuracy is not guaranteed. Tables with historical data for home, land and condos sales were prepared by Team San Martin, RE/MAX St. Croix.
Virgin Islands Books & Maps