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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. With an inventory of 884 listings currently (September 2008) on the market, St. Croix has a lot to offer. (Description continues after featured listings, scroll down.)
Alexandra BentleyIf your vacation to the islands inspires dreams of purchasing your own personal piece of Paradise... I can help make those dreams a reality! St. Croix Real Estate is an amazing investment opportunity that will enhance not only your portfolio, but your entire life. Have questions? I am here to help as a Friendly, Responsive, Experienced, Ethical Realtor. My service goes beyond the expected. I will be there for you before, during and after the transaction. Call or email today.
Claudia CarringtonLet me open the door to your dream of owning a piece of paradise on St. Croix. I am a REALTOR who cares, is honest and offers exceptional service in a timely manner. Contact me and let us start that process, where I will be with you every step of the way to fulfilling that dream.
Sun Realty InvestmentsSun Realty Investments is the preferred choice. We listen, we care and we work diligently to meet all of your real estate needs. Providing efficient, friendly and professional service for over 18 years and specializing in all types of real estate and property management on St. Croix. Make the right choice…call Sun Realty Investments.
Cynthia TaylorCynthia Taylor is affiliated with Farchette & Hanley Real Estate, the oldest established Real Estate office on St. Croix and home to many top producers on the Island, of which Cynthia is one. With a motto of going the extra mile, hard work and over 30 years experience in real estate she will help you through the entire process, making it smooth and effortless. There is a broad range of homes, land, condos and commercial property on St. Croix. Visit Cynthia’s web site for complete listings or contact her direct so that she can assist you.
There are presently 224 homes listed that vary from fixer uppers to luxury properties. The price range of houses currently on the market is $57,000 for a 3 bedroom/2 bath on .24 acre lot in Clifton Hill to $6,000,000 for a six house estate totaling 18 bedroom/20.5 bath on a 3.98 acre lot in Southgate Farm. The average price of all homes currently listed is $839,812. The greatest number of properties range between $200,000 and $700,000 with a fairly equal distribution of homes between $500,000 and 1 million. Luxury homes worth $1,000,000+ make up about 24% of the residential market. As would be expected, these homes are worthy of design recognition. The $500,000 and upwards price range affords exquisite properties with nicely appointed interiors, spectacular views and ideal locations. Properties in the range of $250,000 to $500,000 are also beautiful homes with views, pools and good neighborhoods. The price range of $140,000 to $250,000 yields comfortable homes in good areas, convenient to everything. Homes under $100,000 are typically fixer-uppers or modest homes.
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.
Property taxes are levied at 1.25% / $1000.00 of 60% assessed value of the property or $0.75 per $100.00 assessed 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.
Currently there are 163 condominiums on the market ranging in price from $64,500 for an efficiency in Orange Grove; to $2,929,300 for a 5 bedroom/4.5 bath villa in Coakley Bay. The majority of the units are priced at $130,000 to $300,000. Units priced at $70,000 and below are typically small one bedrooms or studios. For pet lovers, it is good to know that some of the complexes are pet friendly.
Condominiums 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.
The availability of time share (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. Currently there are 442 listings of land available on the market ranging in price from $22,500 for .04 acres in Hill Street Christiansted, to $14,900,000 for 1.65 acres in Turner's Hole. A typical .5 acre lot with a view will be approximately $35,000 to $50,000. An acre of land with a view may cost $40,000 to $100,000. While most land sites are less then 1 acre in size large parcels of land of over 60 acres are also available. Presently on the market there are large land sites ranging from 40.54 acres to 127.02 acres.
Building a home starts at $175 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. Currently there are 55 listings including apartment buildings, retail stores, bars and office space. Examples include; a beauty and bath shop$110,000, a restaurant at $225,000 and a B&B at $598,000. A local realtor can shed knowledge on the particulars of a commercial property.
| All Listings | Homes | Land Lots | Condos | Commercial | |
|---|---|---|---|---|---|
| Sept. 2003 | -- | -- | 646 | 170 | -- |
| May 2004 | 976 | 221 | 580 | 121 | 57 |
| Feb. 2005 | 887 | 206 | 519 | 109 | 53 |
| May 2005 | 800 | 177 | 496 | 81 | 46 |
| Aug. 2005 | 773 | 164 | 494 | 60 | 54 |
| Apr. 2006 | 646 | 144 | 406 | 41 | 54 |
| Sept. 2006 | 701 | 158 | 378 | 114 | 51 |
| February 2007 | 793 | 201 | 383 | 152 | 57 |
| November 2007 | 803 | 220 | 371 | 155 | 57 |
| September 2008 | 884 | 224 | 442 | 163 | 55 |
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.
