Condo Guide

CON D O MIN IU M GUI D E

TABLE OF CONTENTS Welcome to St. Croix .........................................................................................................................................................

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About Our Team ...................................................................................................................................................................

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Consider - Before Buying ...............................................................................................................................................

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How to Shop for a Condo in St. Croix ..................................................................................................................

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Questions (to answer, before you buy) ..............................................................................................................

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When Buying - Don’t Forget to Ask ......................................................................................................................

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1031 Exchanges - Tax-Deferred Exchange .....................................................................................................

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Geographic Ares ...................................................................................................................................................................

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Understanding MLS Numbers ...................................................................................................................................

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Condominiums (key) .......................................................................................................................................................

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North Shore ......................................................................................................................................................................

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Christiansted ....................................................................................................................................................................

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Center Island ...................................................................................................................................................................

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East End ..............................................................................................................................................................................

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West End .............................................................................................................................................................................

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Resources ...................................................................................................................................................................................

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Condos listed Alphabetically ......................................................................................................................................

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Condos listed by Pricepoint .........................................................................................................................................

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WELCOME TO

ST CROIX Hi! Has Island Fever taken hold of you? Are you considering a move to St Croix? If so, we know you have a million questions! So, that’s why we prepared this guide - to help you learn more about the island, what it takes to move here, and what it’s like to live here.

We sincerely hope this will be of help to you and invite you to email or call us with any questions you have. We consider “educating you” about the island to be one of the most important aspects of our job!

So just know that we’ve all been where you are, and we are eager to help! So as of right now, YOU have new friends in St Croix!

We can’t wait to show you around and help you find your new home!

Kim

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ABOUT

OUR TEAM The Agents at Island Life Real Estate are a bright and fun group of folks who share a love of St. Croix and a desire

to help others achieve their real estate dreams. Led by Kim Lucas, the team embodies the spirit of helpfulness, honesty and integrity, and excels at listening, problem solving, negotiating, and helping people complete real estate transactions. You will find them to be professional, approachable and friendly. Let one of our agents introduce YOU to your next property!

Here’s what you can expect when you work with our team to buy real estate.

Reliability and Dependability •

You can count on us. We are trustworthy and responsible. And if you engage us as your agent – We will always be negotiating for your best interests!

Responsiveness • • • 6

We will be alert and receptive to your specialized and unique real estate, marketing and transactional needs.

We will do our best to anticipate those needs, and prepare you for each step of the buying process.

We will be available for consultation throughout your entire transaction.

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Market Knowledge •

We know the St. Croix real estate market, and are experienced and proficient in real estate transactions on the island.

Communication • • •

We will do our best to explain your transaction terms in straightforward language.

You will always be informed of the progress of your transaction.

If and when we notice a possible problem, we will let you know immediately, and suggest solutions to resolve the issue.

An Enjoyable Sale • • •

We mix work with fun and will do our best to alleviate any stress you feel or anxieties you have.

We work toward achieving a successful transaction for all involved parties.

We want to finish the sale as your friend, and earn your referrals for years to come.

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CONSIDER BEFORE BUYING

Many people contact us interested in buying a condo here in St Croix. The prices range from around $80,000 to well over

a million, with most in the $150,000 - $300,000 range. Buying a condo in St Croix is quite different from buying one in the states.

Ability to Get Financing Many of the condo complexes here are not financeable, ie., you cannot get a loan on condos in certain complexes. Also, VA loans are not available on condos unless they are free standing units.

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Those that are “self-insured” (i.e., there is no commercial insurance in place) and condo-hotels specifically are nonfinanceable. These include Club St Croix, Sugar Beach, Colony Cove. Many lenders will not lend less than $100,000, so many units are not financeable because of their price points.

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Other complexes have not kept up with the myriad of paperwork required by the lenders, or are involved in a lawsuit, or are under-insured, and literally, a complex may be financeable today, and not tomorrow, so we have to check for you. Those that are financeable will most likely require a 25% down payment.

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Condo Fees In St Croix, condo fees range from about $250 a month to $1,400 a month. Generally speaking, the nicer the condo complex, the higher the fees. “Why are they so high?” you might ask.

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Most complexes have commercial windstorm insurance (hurricane insurance), which is very expensive here, and will add at least $200 per month to the fees, or even more if the complex is small.

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Those complexes that do not have a commercial policy (generally the smaller complexes), have a “self-insurance” fund, where a portion of your monthly fees will go into a fund that is reserved for use in the event of a catastrophe.

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Of course, condo fees include common area maintenance, just like in the states. But you have to consider that landscaping is a year-round deal here, as is pool maintenance.

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Electricity is about 4 times more expensive here than in the states - so just “keeping the lights on and the pool clean” will cost way more here than it does in the states.

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And, of course, maintaining a building that is on the waterfront is very different from maintaining one in Kansas. Salt is very corrosive and maintenance is an ongoing, and expensive proposition here.

Also, labor costs here are higher than in the states.

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Most of the condo fees here also include things like garbage pickup (this is a service we must pay for here, it is not provided by the government), cable, monthly pest control, and sometimes things like an on site generator (which is expensive to purchase, run, and maintain, but you’ll appreciate it when the storm knocks out the power for days!), on site property managers and caretakers, fences and gates (which must be maintained).

So there you have it! All these variables add up to high condo fees!

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Buying a Condo vs House

Many people learn of the high condo fees here ($450 - $1,400 a month) and say, “I will just buy a house! I don’t want those high condo fees!”

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There are several reasons why condo fees are so high: maintenance costs are high for properties located on the sea; electric costs for common area maintenance are significantly higher here than in the states; landscaping and pool maintenance are year round activities here; labor costs are higher here; and hurricane insurance is very expensive.

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If you purchase a home instead of a condo, your monthly expenses are likely to be just as high as your condo fees.

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In many of the complexes, cable, internet, generator costs, and pest control are included in the condo fees. Once you break out all these expenses, you’ll quickly see that the fees are pretty reasonable.

Depending on your budget, you can get a much nicer place to live, in a much nicer area, if you purchase a condo.

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If you want a view and a pool, and don’t want to do a lot of remodeling and maintenance, you can expect to pay well over three quarters of a million for a home.

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The same features will be less than half that in a condo.

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Waterfront homes generally start at around a million, and homes with vacation rental potential will command three quarters of a million and up, generally speaking.

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You can get a condo that you can vacation-rent for significantly less money; around $250,000 and up.

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Investment Units •

If If you purchase a condo in a “condo hotel,” the management there will be happy to manage and rent your unit for you. They will take about 40% of your rental income.

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Other non-condo-hotel type complexes do not have folks on the property to rent and manage your unit for you, so you’ll have to hire someone to do this for you. They will take anywhere from 18 -25% of your rental income.

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And keep in mind that your condo fees are going to be $500 - $1000 a month, depending on the complex.

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So don’t expect to “get rich” on a condo rental here. You will be lucky if you break even. But hey, you have a condo in paradise that you can enjoy - so “breaking even” is not a bad thing!

Age & Condition of Units There are no “new” condo complexes on our island.

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Most are 30+ years old. While some people have remodeled and updated their units, many have not, so be prepared for older kitchens and baths, floors that are dated, popcorn ceilings and even popcorn walls in some cases.

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Also, waterfront complexes take a beating from the sea; so the exteriors may look a bit more weathered than you’d see stateside.

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Walking Distance to Places Many people request a condo complex that is “on the beach and in walking distance of town.” This does not exist here, really, unless you are willing to walk a long way.

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There are two condo complexes in Frederiksted that are on great beaches, and are not too far from Frederiksted town, but that’s about it. Kirkegade Hus in Christiansted is an ‘in-town” complex, but not on a beach.

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Some of the less expensive condo complexes, like Bay Garden and Long Reef, are close to the outskirts of town (and grocery stores), and not too far from the beaches of Condo Row.

Beaches While many condo complexes are on a beach, very few are on what would be considered a “swimmable” beach.

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The shores are either rocky or grassy, with too much wave action for swimming to be pleasant.

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But not to fear - in St Croix, you are never too far from a nice beach.

And listening to, hearing, and smelling the sea from your condo is pleasant even if “getting in” the sea is not viable at the complex.

Pet Policy Very few condo complexes here allow pets, and those that do typically restrict the pets to one small (under 35 pound) animal. Emotional support animals with proper and authentic credentials must be permitted.

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Pet friendly complexes include Questa Verde, Coakley Bay, Saman, Sweet Lime, Kirkegade Hus, Maison de Poincy, St C (cat only), and Villa Madeleine.

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A few others will allow a pet with board approval.

If having a pet here is important to you, make sure you inquire about which ones will allow pets, and if board approval is required, make sure your offer to purchase has a contingency for pet approval.

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We get a lot of inquiries on condos; people find it hard to believe you

HOW TO

SHOP for a Condo on St. Croix

can get an oceanfront 2 bedroom 2 bath unit for under $200,000, and they want to know more! Especially eager Buyers will come here and want us to show them nearly every one of the units on the market. Not only is that exhausting, it’s really unproductive for everyone concerned.

Our preferred way of working with Buyers who are interested in a condo is to initially show them one unit in each of the complexes that seems to be a possibility.. That way, they can decide which complex they like the best.

After narrowing down the complexes to 2 - 3, then we can dive into seeing more of the units there.

There are several reasons to buy a condo here. One is, of course, to live in, full-time. Condo living has some advantages if you don’t want to spend a lot of time working on a home. On the flip side, you do give up some privacy, freedom and flexibility with a condo. There are always trade offs!

Another reason many of my customers buy a condo here is to have a place to come for extended vacations, to see if they think they would like living here full time. Most of these folks want to rent their units when they are not here, so “earning potential” is an important consideration.

Investors sometimes seek to purchase a condo here to generate income.

Generally speaking, the more expensive the condo is, the more you can charge per week for a rental. Finding the right balance is tricky - and no two people will come up with the same one! Rule of thumb is that you can expect to cover all your costs and expenses with rentals here and even make several thousand dollars, but not likely costs, expenses AND your mortgage.

The Condo-Hotel complexes have on site management, rental and maid service, so those who really want a “hands off” approach to renting their

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condo might like Club St Croix, Sugar Beach, or Colony Cove.

Of course, you’ll pay a premium for their services, but it’s easy.

If you buy in another complex and want to rent out your unit, you’ll need to hire a property manager and villa rental specialist. Finding a good one can be a challenge here!

If you are looking to minimize your expenses and are willing to do your own rentals, complexes with the lowest monthly fees are likely to be most attractive to you. Cruzan Princess, Mill Harbour, Southgate Courtyard, and Plantation would be good complexes to consider.

If outstanding views in a moderately priced complex are what you seek, you might like St C or Coakley Bay. You don’t have a “beach” on site, but the views and breezes are just amazing. St C only has one bedroom units, but they are very spacious (1200 sq ft). Coakley Bay has two and three bedroom units.

If you want a complex where rentals are NOT allowed (i.e., a more stable community), then check out Candle Reef. It’s right on a nice beach and short term rentals (under 90 days) are not allowed. . Prices are $350,000 and up, and many of the units need a bit of updating. But a better location you will not find! For the luxury minded, Carden Beach is your best bet. These units CAN be rented and do command a high weekly rate.

Financing a condo here can be tricky, if not impossible. The banks here will only offer financing on a few complexes here, so cash is king when it comes to buying a condo here.

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Be prepared to answer a few

QUESTIONS

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1. What is your budget for a purchase?

2. What is the maximum amount you’re willing to pay in monthly condo fees?

3. Do you want oceanfront property?

4. What are your square footage requirements & number of bedrooms, number of baths?

5. How do you feel about stairs (some of our condo complexes have a lot of stairs)?

6. What amenities do you want?

7. Where on the island would you like to live ?

8. How do you intend to use the condo - will you rent it, and if so, for vacation or long-term?

9. Do you want on-site management?

10. Do you need financing or will you pay cash?

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WHEN BUYING DON’T FORGET TO ASK

1. What is the monthly condominium fee and what does it pay for?

The monthly condominium fee can range quite dramatically from condominium to condominium. The fee is a by-product of the number of units, the annual expenses to maintain the common area, whether the condo is professionally managed or self-managed, the age and condition of the project, and other variables, such as whether it is commercially insured for windstorm damage, or “self-insured.” Typically, the fee covers all exterior maintenance, the grounds, care of the pool, pest control, garbage pick-up, mail service, sometimes internet and cable, and sometimes insurance (wind, earthquake, fire and flood, plus liability and E&O). Owners still need personal liability and coverage for their belongings,

especially if they rent. For budgeting and financing, it is important to know the monthly fee and exactly what you are getting for it. Monthly condo fees typically range from $450 - $1400 a month, and generally speaking, the higher the fees, the nicer the condo complex.

2. What is the condominium fee delinquency rate?

Lenders want to see the rate at 15% or less.

3. What are the condominium rules & regulations?

Condominium rules can prohibit pets, limit or constrain your ability to rent out the unit, and provide protocol for performing renovations. Make sure you carefully review the rules and regulations before buying. Needless to

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say, the Buyer’s attorney should review and approve all condominium documents, including the master deed, declaration of trust/by-laws, covenants, unit deed.

4. How much money is in the capital reserve account and how much is funded annually?

The capital reserve fund is like an insurance policy for the inevitable capital repairs every building requires. As a general rule, the fund should contain at least 10% of the annual revenue budget, and in the case of older projects, even more. If the capital reserve account is poorly funded, there is a higher risk of a special assessment. Get a copy of the budget for the last 2 years, the current reserve account funding level and any capital reserve study.

5. Are there any contemplated or pending special assessments?

Special assessments are one-time fees for capital improvements payable by every unit owner. Some special assessments can run in the thousands. You need to be aware if you are buying a special assessment along with your unit. It’s a good idea to ask for the last 2 years of condominium meeting minutes to check what’s been going on with the condominium.

6. Is there a professional management company or is the association self-managed?

A professional management company, or even on-site property managers, while an added cost, can add great value to a condominium.

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7. Is the condominium involved in any pending legal actions?

Legal disputes between owners, with developers or with the association can signal trouble and a poorly run organization. Legal action equals attorneys’ fees which are payable out of the condominium budget and could result in a special assessment. Check to see if there is any pending litigation. This will definitely impact your ability to get financing on a condo as well.

8. How many units are owner-occupied?

A large percentage of renters can create unwanted noise and neighbor issues. It can also raise re- sale and financing issues with the new Fannie Mae and FHA condominium regulations which set limits on the ratio of owner occupied to rented units.

9. Do unit owners have exclusive easements or right to use common areas such as porches, decks, storage spaces and parking spaces?

Condominiums differ as to how they structure the “ownership” of certain amenities such as roof decks, porches, storage spaces and parking spaces. Sometimes, they are truly “deeded” with the unit, so the unit owner has sole responsibility for maintenance and repairs.

Sometimes, they are common areas in which the unit owner has the exclusive right to use, but maintenance and repair is left with the association.

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10. What does the Master Insurance Policy cover?

The condominium should have up to $1M or more in coverage under their master condominium policy.

For Buyer’s own protection, they should always buy an individual HO-6 policy covering the interior and contents of the unit, because the master policy and condo by-laws may not cover all damage to their personal possessions and interior damage in case of a roof leak, water pipe burst or other problem arising from a common area element. Ask for a copy of the master insurance policy and don’t forget to check the fine print of the by-laws. Sometimes, there’s language that would hurt a unit owner in case of a common area casualty. Condominiums over 20 units should also have fidelity insurance to protect against embezzlement.

11. Can a condominium be financed or not?

Some Condominiums here are not eligible for bank financing. If they are “self-insured” the banks will not lend on them. If they are “condo - hotels” - no lending is possible. So, if you do need financing, make sure you tell your Realtor® so that you are not wasting your time looking at complexes that can’t be financed. Also, in most cases, 25% down is required on condos, and VA loans cannot be obtained for a condo purchase unless the unit is “free standing”.

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1031 EXCHANGES TAX-DEFERRED EXCHANGE

A 1031 Exchange (Tax-Deferred Exchange) is one of the most powerful tax deferral strategies remaining available for taxpayers today. Taxpayers should never have to pay income taxes on the sale of property if they intend to reinvest the proceeds in similar or like-kind property.

procedures for exchanges under Code Section 1031. Prior to the issuance of these regulations, exchanges were subject to challenge under examination on a variety of issues. With the issuance of the 1991 regulations, tax-deferred exchanges became easier, affordable and safer than ever before.

Pros

Cons

The advantage of a 1031 exchange is the ability of a taxpayer to sell income, investment or business property and replace it with like-kind replacement property without having to pay federal income taxes on the transaction. A sale of property and subsequent purchase of a replacement property doesn’t work. There must be an exchange.

The disadvantages of a 1031 Exchange include a reduced basis for depreciation in the replacement property. The tax basis of replacement property is essentially the purchase price of the replacement property minus the gain, which was deferred on the sale of the relinquished property as a result of the exchange. The replacement property thus includes a deferred gain that will be taxed in the future if the taxpayer cashes out of his/her investment.

Section 1031 of the Internal Revenue Code is the basis for tax-deferred exchanges. The IRS issued “safe-harbor” Regulations in 1991, which established approved procedures for exchanges under Code Section 1031. Prior to the issuance

We have a full brochure on 1031 Exchanges. Please email us to request it!

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GEOGRAPHIC AREAS

Christiansted East End “A” (EA) NorthSide “A” (NA) West End (WE) King Quarter (KI) Frederiksted East End “B” (EB) NorthSide “B” (NB) Company (CO) Queen Quarter (QU) Prince Quarter (PR) 26

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The map of St. Croix is divided into 11 areas or “Quarters”,

which indicate the general geographic regions of the island. Quarters are further divided into Estates, each once a plantation. Today there are 77 Estates on St. Croix.

The East end of the island consists of two quarters, East End “A” (EA) and East End “B” (EB). This area of the island is the driest and the vegetation consists of scrubby bushes, cactus, century plants and the like. Hibiscus and Bougainvillea also abound so there is color as well. Point Udall, found at the easternmost tip - is the eastern most part of the USA! Winds tend to blow from east to west, so East-enders enjoy great breezes. There’s a reef surrounding the North shore of the East end, which helps minimize the salt blast from the ocean and keeps wave action to a minimum. There are hills and valleys and East end residents enjoy the very best views of Buck Island, which is a National Monument. Many “Mainlanders” and sailors reside on the East end of St. Croix.

There are two marinas on the East end: The Yacht Club and Green Cay marina.

One of the most prestigious and expensive neighborhoods here is Shoys (Anna’s Hope, Buccaneer Bay are other names for the same area). It is a gated community right beside the Buccaneer Hotel, with superb views, a great beach, expensive homes, in a wonderful location.

The South shore on the East end is gorgeous, with the most amazing turquoise water! The neighborhood of Union Mt Washington is an up and coming area with very reasonably priced homes and land, some with views of the water. This neighborhood does not have covenants and restrictions, which is appealing to some folks. Marienhoj is another nice neighborhood with underground utilities (very rare here). And the areas called Turner Hole, Slob (Danish word meaning “slope”), and Grapetree are all high-end areas with significant homes and outstanding views.

The East end of St. Croix is the “skinniest” portion of the island, and includes both a North shore and a South shore.

Some properties actually have a dual shore view! The Divi Hotel and Casino are on the South shore, and this shore gets more wave action.

The North shore of St. Croix consists of NorthSide “A” (NA) and NorthSide “B” (NB). NorthSide “A” is the Western most part of the North shore and includes Hamm’s Bluff, Davis Bay (where Carambola is located), and some stunning and dramatic verdant hills and valleys. Some of the properties in NorthSide “A” are reached from the West end of the island (Prosperity, Jolly Hill) and much of this quarter is inaccessible by “regular” vehicles. There are some great beaches on the West end in the NorthSide “A” quarter, including Rainbow Beach and Butler Bay.

The communities of Cotton Valley, Solitude, Hope and Carton, and parts of North Grapetree typically boast the best views of Buck Island, and the home prices reflect that.

NorthSide “B” contains the very popular Cane Bay Beach area and lots of great bars and restaurants. This part of the island is very popular and has a distinct “culture” and feel.

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many people think this part of the island looks like Hawaii.

Indeed, it has a very lush and tropical feel here, much like you’d expect on a tropical island!

At the end of the North shore road is the Carambola Beach Resort, which will shortly resume their branding as a Marriott Renaissance Resort. There’s a nice, gated subdivision, Prosperity Ridge, that is part of the Carambola Homeowners’ Association. If you go up “the Beast” (a very steep road that takes you from the North shore over the island), you’ll come to another gated community, Hibiscus Point, also part of the Carambola HOA. Both of these neighborhoods have significant building restrictions and architectural review requirements and breathtaking views!

Carambola Golf community and Ginger Hills (a bit further up “the Beast”) offer reasonably priced and nice sized lots, although they, too, have significant building restrictions and fairly high fees. In addition to single family homes and home sites, there are three condominium complexes here – Sweet Lime I and II, and Saman. These are spacious units with nice views of the hills and golf course.

The West End (WE) of the island is home to Sandy Point, perhaps one of the nicest beaches in the world! The water is typically calm and clear. This is a protected area due to turtle nesting, regulated by the Park Service. There are a few communities on the South shore of the West end, some undeveloped land as well. The cruise ships dock on the West end, in the town of Frederiksted. This part of the island is not so hilly, and consists of a number of densely populated neighborhoods.

Adjacent to the West end and along the South shore and interior is Prince Quarter (PR). Much of this quarter is lush and tropical. Our Botanical Gardens are in Prince Quarter, along with a large grocery store (Plaza Extra) and KMart.

The airport is partially contained in Prince Quarter. There is some nice shoreline here (South shore) too!

King Quarter (KI) is home to several densely populated neighborhoods, including Barren Spot, Mon Bijou and Glynn.

The Racetrack is in King Quarter. You will not typically find “vacation homes” in King Quarter. The South shore of this quarter is predominantly industrial and is home to Diageo, where all the Captain Morgan Rum for the Mainland is made!

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Queen Quarter (QU) stretches from North to South shore and is pretty much the center of the island. The North shore offers dramatic beachfront and nice views of Buck Island.

While the North shore beachfront is beautiful, there is no reef to protect it and there is a “salt blast” here that makes maintenance a bit of a headache. The South side of this quarter is our main shopping area, “Sunny Isles.” The hospital is located here as well.

Judith’s Fancy is mostly in Queen Quarter and is about 10 minutes west of Christiansted. It’s a gated oceanfront community that includes a gorgeous park overlooking the Salt River (where Columbus landed). It is a nicely diverse area, older as well as newer homes, a wide price range, and a great place to walk.

Frederiksted is home to many historic buildings, a stunning waterfront, and the pier where the cruise ships dock. This town is undergoing a bit of a Renaissance, with developers buying some of the older buildings and refurbishing them.

The new Fred Boutique Hotel is a great example; it’s fabulous and it has simulated the opening of some great restaurants and bars. But still, much of the area is “run down” and looks (and is) economically depressed. This may change radically in the next 10 years. There’s a saying here ‘West is best” and those who live here love it.

Company (CO) quarter contains some nice beachfront on the South shore, including beautiful Haypenny Beach.

Company Quarter runs all the way to the North shore. This part of the island used to be vast farmland and definitely has a rural feel to it, especially along the South shore. Areas closer to the North shore are fairly densely populated.

The two towns on St. Croix, each are a “quarter” unto themselves and include all the real estate in the towns.

Christiansted is the larger of the two towns and home to a fair amount of shopping. Much of our government is housed here, as are the attorneys and Real Estate offices.

Christiansted is home to a lively waterfront boardwalk where you can dine alfresco and watch the sea planes take off and land, and the boats sail by in the harbor.

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UNDERSTANDING

MLS NUMBERS

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At left is a map of our island. It’s divided into 9 “Quarters” - which indicate the general geographic regions of the island.

Then, there are estates within those Quarters. There are 77 of those. And finally, each home has a plot number and each condo has a unit number and complex name.

So a CONDOMINIUM property address will read like this: 114 Mill Harbour

Golden Rock Company

UNIT number, COMPLEX name

ESTATE

QUARTER

21

-

1

YEAR property listed

-

SEQUENCE of listing

114 Mill Harbour (UNIT number, COMPLEX name), Golden Rock (ESTATE name), Company Quarter (QUARTER name).

The first two numbers on an MLS listing denotes the YEAR in which the property was listed. The second number is the SEQUENCE of listing. So the first listing in January, 2021 will have an MLS number of 21-1.

And, a RESIDENCE property address will read like this: 10

Betsy’s Jewel

NB

21

-

1

PLOT number

ESTATE

QUARTER

YEAR property listed

-

SEQUENCE of listing

10 (PLOT number) Betsy’s Jewel (ESTATE name), NorthSide ‘B” Quarter (QUARTER name). The first two numbers on an MLS listing denotes the YEAR in which the property was listed. Then, the second number is the SEQUENCE of listing. So the first listing in January, 2021, will have an MLS number of 21-1.

If you EVER see a listing with a number like 19-43 - that tells you it has been on the market for a LONG time!

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ST CROIX

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CONDOMINIUMS

KEY: $

Lowest priced complexes: typically under $150,000

$$

Moderately priced complexes: typically $150,001 - $250,000

$$$ More expensive complexes: typically over $350,000

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NORTH SHORE

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$$$ GENTLE WINDS

NORTH SHORE

Gentle Winds is the large and very popular condominium community on the North shore, near Salt River, right on the ocean. There are 2, 3 and 4 bedroom units that all rent very well both short term and long term. This is an older complex, and those that have been remodeled are fabulous. Fees are over $1,300 a month and do include insurance. Pets are allowed.

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$$ PELICAN COVE NORTH SHORE This complex consists of four buildings on a beautiful beach with a good ocean view. These units are located about 10 minutes west of Christiansted near The Palms hotel and restaurant. There are two-, three- and four-bedroom units in this complex. Condominium fees start at about $1,100 a month, and include windstorm insurance. The grounds are impeccably maintained and the pool is very “resort like.” No pets allowed.

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$$$ SEACLUSION NORTH SHORE Seaclusion is St Croix’s newest condo complex. It once was a motel, and was converted to condominiums. There are only 8 units in the main building. This complex is right on the ocean and the views are amazing. Pets are allowed and these have hurricane insurance and are financeable.

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$ ST. CROIX BY THE SEA (aka ST. C)

NORTH SHORE

Another popular complex located on the North shore, St. Croix by the Sea is located about 15 minutes west of Christiansted. The one bedroom condominiums are spacious (about 1,200 square feet.) and modestly priced. They have gorgeous ocean views and are popular long-term rentals. Fees here are around $650 a month and do include windstorm insurance. This is a gated community. Only cats are allowed.

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$ VISTA MAR NORTH SHORE Vista Mar is a small, older complex with 600 sqft. One-bedroom units. Some units have a sea view. There is a laundry facility and pool on premises. Monthly fees are low here - around $250. This complex is completely concrete (including the roof), so there is no hurricane insurance here. Pets are allowed.

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CHRISTIANSTED

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$$ KIRKEGADE HUS

CHRISTIANSTED

Built like an old Danish Colonial building, Kirkegade Hus has only 8 units in the complex and they rarely come on the market. Unique and charming, they afford wonderful views, but only a couple provide for significant outdoor living. There is secure underground parking for one vehicle per unit, and there’s a laundry on premises. Fees are around $700 per month. No financing is available for these units. Pets are allowed.

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$$ FORT AUGUSTA

CHRISTIANSTED

Fort Augusta is a small complex in Christiansted in the Gallows Bay area. They share an entrance with Schooner Bay condos. These units face west and have a nice view of the harbour. There is no beach or water access from this complex. There are one, and two bedroom units available. Condominium fees are around $400 per month, including insurance. Cats are allowed.

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$$ SCHOONER BAY

CHRISTIANSTED

Schooner Bay, like Fort Augusta is in Christiansted, in the Gallows Bay area, near the marina. Some units face west and have a view of the Christiansted Harbour. Others face east and have a bucolic view of the water and Altonna Lagoon. There is no beach or water access from this complex. There are two- and three-bedroom units available. Condominium fees are around $700 a month - windstorm insurance included. No pets allowed.

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$$ CLUB ST. CROIX

CHRISTIANSTED

This 54 unit condominium resort sits along a palm-fringed Caribbean beach on the island’s north coast. Historic Christiansted and ferries to Buck Island National Park are 1.5 miles away. There are two lighted tennis courts, adjacent bar and restaurant, and daily maid service. A watersports center on premises will arrange for rental of snorkeling and scuba equipment, floats, windsurfers, and small sailboats as well as parasailing, deep sea fishing, Buck Island day sails and sunset cruises. There are studio units here, and the one- and two-bedroom suites each have a fully-equipped kitchen, living and dining area, large balcony, air-conditioned bedrooms, color cable TV, washer and dryer. Nearby are championship golf and duty-free shopping. A supermarket, bank, convenience store and fast food outlets are an easy walk. This is a condo-hotel, and functions like a hotel. Condo fees for a two bedroom are around $700 per month, for a one bedroom, around $600., and a studio, around $440. The complex is “self-insured.” Owners can elect whether or not to put their unit in the rental pool. Units in this complex cannot be financed. No pets allowed. http://www.clubstcroix.com 56

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$$ COLONY COVE

CHRISTIANSTED

Colony Cove is a 60-unit all-suite beachfront resort, all two bedroom, 5 minutes west of Christiansted. This resort features a new freeform freshwater pool, and beautiful gardens, There are four three story buildings (no elevators), and the “D” building sits right on a beautiful white sand beach. The complex is predominantly two bedroom two bath units, and fees are around $710 per month, including insurance. Owners can choose whether or not to place their unit in the rental pool. Pets are not allowed and no financing available for these units.

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$$ SUGAR BEACH

CHRISTIANSTED

This beach front condo-hotel complex with 46 units has studio units up to 4 bedroom units. It is located just a few miles from the Christiansted town center and about 30 minutes away from the Henry E. Rohlsen Airport (by car/taxi). Condo fees, which are around $1,000 per month for a 2 bedroom (less for smaller units, more for larger) include free Wi-Fi and satellite TV. All units have private balconies with fantastic ocean views. Some units have washer/dryers. There is on site management and the complex functions like a hotel, and owners can elect whether or not to put their unit in the rental pool. The units in this complex cannot be bank financed. Small pets are allowed. There’s a nice pool and tennis courts on the property. http://www.sugarbeachstcroix.com S T C R O I X I S L A N D L I F E R E A L E S TAT E : C O N D O M I N I U M G U I D E

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$$ CRUZAN PRINCESS

CHRISTIANSTED

This horse-shoe shaped two story complex sits right on a nice beach and features a large pool in the center of the horse-shoe. There are 15 buildings, each with 2 - 4 units for a total of 34 units. There’s an onsite property manager. The units are either one bedroom or two, and are small (around 800 sq. ft for a 2 bedroom). Each has a patio or gallery with a nice sea view. The fees here are around $1,750 per quarter for a two bedroom. Insurance is included. A small pet is allowed here.

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$$ GRANADA DEL MAR

CHRISTIANSTED

This three-story condo complex sits right on the beach, very close to the sea. The beach is somewhat rocky and there are generally always waves crashing on shore at this location. The large pool is right on the sea, and there’s a putting green at the complex as well.

The units here are all 2 and 3 bedrooms, and have two entrances and either a patio or balcony overlooking the sea. There are 36 units at this complex. Condo fees here for a two bedroom are around $700 per month, and for a three bedroom, around $850 per month.

Fees include cable, internet, automatic generator, on site property manager, and trash pickup as well as hurricane insurance. Pets are not allowed.

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$ MILL HARBOUR

CHRISTIANSTED

Situated on 6 beautifully landscaped acres on “condo row” just minutes from Christiansted town center, this complex consists of 86 large, spacious units with two or three bedrooms, fully equipped kitchens (with microwaves, stoves, refrigerators, and dishwashers), ceiling fans, air-conditioned bedrooms, and cable TV. Some of the condominiums feature AC throughout the entire unit and their own washers and dryers. Most condos offer two or three balconies, or galleries as we call them on St. Croix. The gated complex features 24hour security. Mill Harbour includes a salt water lagoon, a white sand beach with snorkeling, and a pool. There is a restaurant and bar conveniently located on the premises by the pool and beach, and another restaurant a short walk down the beach. A coin laundry on site serves those without machines in their unit. Pets are not allowed at this complex. Many owners at this complex rent their units out, but it is NOT a condo-hotel. Condo fees are around $700 per month for a 2 bedroom, around $800 for a 3 bedroom. http://www.millharbourstcroix.com 66

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$ CORAL PRINCESS

CHRISTIANSTED

This complex is on the ocean, but there’s no beach on premises or access to the sea. There are 24 units here, in several buildings (2 floors). All have either a patio (ground floor) or a balcony with nice sea views. The one- and two-bedroom units are small (less than 800 sq. ft. for a 2 bedroom) and the complex is older. The complex is self-insured and fees are $1,200 a quarter for a one-bedroom, and over $1,500 for a two-bedroom. Small pets are considered.

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$ BAY GARDEN

CHRISTIANSTED

This is an 86 unit gated condo complex with studio and one bedroom units. Condo fees for a studio are $240 per month,band for a one bedroom, around $400 per month. Some of the units have a nice sea view. There’s a pool on the premises as well. No pets allowed.

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$ LONG REEF

CHRISTIANSTED

This is a gated complex with 84 studio and one-bedroom units very close to Christiansted town. The fees are around $530 per month for a one-bedroom unit and $300 a month for a studio. No pets are allowed here. Some of the units have a nice sea view. There’s a pool on premises.

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CENTER ISLAND

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$$ MAISON DE POINCY

CENTER ISLAND

This is a lush conveniently located complex with free standing villas, nice gardens, two pools, and sugar mill ruins. The fees there are about $900 a month for a one bedroom, $1000 a month for a two bedroom, and pets are allowed. The complex is near Beeston Hill Medical Center, and the units are all on one level with few stairs. There’s no sea view from these units but the grounds are lovely.

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$$ QUESTA VERDE

CENTER ISLAND

This is a large (83 unit) complex center island. This complex is very convenient to shopping and grocery stores. Some of the units have a sea view, but not all. There is a large pool at the complex. There are one, two and three bedroom units available. Pets are allowed here.

The fees range from $500 (1 bedroom, $640 (2 bedroom) - $750 (3 bedroom) per month.

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$ QUEEN’S RIDGE

CENTER ISLAND

Located adjacent to the Cardiac Center and Hospital, these are spacious one-bedroom units with a laundry room in the unit. Fees are only $375 per month and cats are allowed.

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EAST END

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$$$ CARDEN BEACH EAST END These are the most prestigious condominiums on the Island, and are located on the East End. The units are all on the ocean and have very nice views of Buck Island. The breezes here are great. The complex is gated and very well landscaped and maintained. The pool and pool area are lovely and the complex is close to several nice beaches. There are two to six bedroom units here the fees range from approximately $1,000 to $2,000 per month and include windstorm insurance. Pets are allowed here.

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$$$ CANDLE REEF I & II

EAST END

A very nice complex, with two pools and a beach on site, Candle Reef is conveniently located about 10 minutes east of Christiansted.

The HOA rules indicate that these units cannot be rented for fewer than 91 days at a time,, so these are not a good investment for those folks who want to vacation-rent their unit or do a 1031 exchange. (Candle Reef I units can be rented long term). The units in this complex vary tremendously, with some really outstanding ones, and others with basic floor plans and not much remodeling. There are two and three bedroom units in these complexes Condominium fees are around $1,000 to $1200 a month and do include windstorm insurance. A cat is allowed in Candle Reef I, but no pets are allowed in Candle Reef II. 86

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$$$ SOUTHGATE PLANTATION EAST END These units are very nice “free standing” condominiums with views of sugar mill ruins, but not the sea. However, they are located very near to the East End Marine Park, so there is a nice beach close by. The complex is gated and located close to town. Pets are considered with board approval, and the fees are reasonable (about $700 - $800) and include insurance.

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$$$ VILLA MADELEINE EAST END These condominiums are on the East End of the island, with the majority of units overlooking the Divi casino. Each two bedroom unit has its own pool - and the guest bedroom is very private. There are only a few one bedroom units available here.They have a true “villa” feel and are very nicely landscaped. The units facing north have a wonderful view of Buck Island and the ocean, and typically command a higher price. There is not a beach on the premises, but there is a small beach close by, and easy access to the beach at the Divi Resort.

The units are about 1,200 square feet and the monthly condominium fees are around $1,450. These units make great short-term rental units and command $1,800 - $2,400 a week (depending on season and number of people). The kitchens in these units are fairly small, but the bathrooms are very nice. A small pet is allowed by owners; renters may not have pets. http://villamadeleine-stcroix.com/ 90

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$$ THE REEF EAST END The Reef is an older complex - in the same area as Villa Madeleine. The units are nice and very private - they have ocean views and a small golf course to boot. Again – there’s no private beach - but one is just across the street from the complex. Two-bedroom units are about 1,500 square feet and one-bedroom units are about 950 square feet. The way these units are situated provides a very private feel.

The 2 bedrooms are tri-level, so no one is beneath or above you. The one-bedroom units have a “loft” master bedroom. Views are good from all rooms. Condominium fees here are about $1050 for a two bedroom; $965 for a one-bedroom unit and include windstorm insurance. Some of the units have been re-done, but others need a good amount of work. This complex has a nice pool and pool area. There are a lot of steps to and in these units, so they are not good for people with mobility issues. The Reef allows 2 cats, but they must be inside cats. No dogs allowed.

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$$ COAKLEY BAY EAST END Coakley Bay is on the East End, but is only a 5 - 10 minute drive to Christiansted. These units have excellent ocean views - but no beach. There are two primary floor plans (one all one level; another has bedrooms on one level and living/kitchen on another) and the complex offers two- and three-bedroom units. The two-bedroom units are about 1,400 square feet. This complex is more of a “box type” construction - with condominiums beneath and/or above each unit - but the views are outstanding and there is a nice restaurant on the premises. Some of the units have been re-done, and their prices reflect that. Those with no remodeling work go for much less.

Condominium fees here are around $1000 a month +/- and do include windstorm insurance. Small pets are allowed. The complex also has an onsite generator. http://www.coakleybay.org/ 94

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$ SOUTHGATE COURTYARD VILLAS

EAST END

This small complex consists of one-bedroom units located right beside Cheeseburgers in America’s Paradise. The units are small (about 700 square feet) and the complex has a large pool. These units rent well and are very reasonably priced. Condominium fees are around $625 a month. The complex is within walking distance of a nice beach. No pets allowed.

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WEST END

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$$ SAMAN

WEST END

Saman is home to two and three bedroom units on the Carambola Golf Course. This is a gorgeous place, and if you’re a golfer, you’d most likely love these units. Fees are $3,,230 - $3,,950 a quarter. The area is superbly maintained and the amenities are nice. There are several pools, tennis courts, a restaurant, and a golf course (not included in fees). There is no sea view from any of these units. Pets are allowed.

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$$$ SWEET LIME

WEST END

Sweet Lime I and II contain “townhome style” and free standing two and three bedroom units on the Carambola Golf Course. This is a gorgeous place, and if you’re a golfer, you’d most likely love these units. Fees are $3,500 - $3,900 a quarter. The area is superbly maintained and the amenities are nice. There are several pools, tennis, restaurant, golf (not included in fees), beautiful grounds and landscaping. There is no sea view from any of these units. Pets are allowed.

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$$ HARBOUR BEACH VILLAGE

WEST END

This 15 unit complex sits right on a beautiful white sand beach. The complex is equipped with a large on-site generator, large pool, picnic gazebo, an on site caretaker, and plenty of gated parking, The units are all one bedroom units (unless they’ve been modified), but are spacious (1200 sq. ft). and have a large gallery that many use as a “sleeping porch.” Each unit also has a separate laundry room in the basement. The fees here are around $900 per month and include hurricane insurance. No pets allowed.

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$$ SUNSET BEACH

WEST END

Sunset Beach (Pink) One and two bedroom condominiums are small (one bedroom is about 500 square feet) but right on a gorgeous beach on the north side of the West End. Fees are about $1,500 a quarter and do include insurance. It’s a small complex. Pets are allowed.

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$ CARLTON

WEST END

Located off Queen Mary Highway, these condominiums have one- and a few two-bedroom units available. Cats (2) only allowed; nice pool. Monthly condo fees for a one bedroom are $440, and for a two bedroom, a little over $1,000 per month, including insurance.

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$ GOOD HOPE

WEST END

Good Hope Condominiums are located right off of Melvin Evans Highway. This is an older, large, gated complex with a nice pool, offering one- and two-bedroom condominiums at very affordable prices. Monthly fees, including insurance, are around $525. No pets allowed.

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RESOURCES http://www.stcroixcalendar.com -

Don’t Stop the Carnival: A Novel by Herman

What’s happening on the island - weekly updates.

Wouk Fictional and dated but it captures the essence of the islands very well. Fun read!

http://www.gotostcroix.com Great website about the VI, updated regularly.

Settlers Handbook for the U.S. Virgin Islands (Relocation Guide) A must have reference book.

Glassbottom Days by Willie Wilson This is a memoir set in the Virgin Islands. The author moved to the Virgin Islands from New York in 1958.

Desiring Paradise by Karin W. Schlesinger

The Wild Life in An Island House by Gail Karlsson

Good story about how to and how not to move to an island.

Are you planning to move to the Virgin Islands?

Want to learn about the critters that will be sharing the island and maybe your home with you? Get ready to learn about mosquitoes and more.

Life in the Left Lane by Emy Thomas

Living In De V.I. - An Introduction For Newcomers (DVD) by Alex Randall

Good guide to local customs and perspective.

Join Alex Randall as he introduces you to his home, the US Virgin Islands.

DVD available to purchase here: http://www. vitraders.com/product/21-39.html S T C R O I X I S L A N D L I F E R E A L E S TAT E : C O N D O M I N I U M G U I D E

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CONDO LIST

ALPHABETICAL $ Bay Garden

66

$ Mill Harbour

62

$$$ Candle Reef

82

$$$ Pelican Cove

36

$$$ Carden Beach

80

$$ Queens Ridge

76

$ Carlton

106

$$ Questa Verde

74

$$ Club St Croix

52

$$ Saman

96

$$ Coakley Bay

90

$$ Schooner Bay

50

$$ Colony Cove

54

$$$ Seaclusion

38

$ Coral Princess

64

$ Southgate Courtyard

92

$$ Cruzan Princess

58

$$$ Southgate Plantation

84

$$$ Gentle Winds

34

$ St. Croix by the Sea (St. C)

40

$ Good Hope

108

$$ Sugar Beach

56

$$ Granada del Mar

62

$$ Sunset Beach

102

$$ Fort Augusta

48

$$$ Sweet Lime

98

$$ Harbour Beach

100

$$ The Reef

88

$$ Kirkegade Hus

46

$$$ Villa Madeleine

86

$ Long Reef

68

$ Vista Mar

42

$$ Maison de Poincy

72

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CONDO LIST PRICEPOINT $ Bay Garden

66

$$ Maison de Poincy

72

$ Carlton

104

$$ Queens Ridge

76

$ Coral Princess

64

$$ Questa Verde

74

$ Good Hope

106

$$ Saman

96

$ Long Reef

68

$$ Schooner Bay

50

$ Mill Harbour

62

$$ Sugar Beach

56

$ Southgate Courtyard

94

$$ Sunset Beach

102

$ St. Croix by the Sea (St. C)

40

$$ The Reef

88

$$ Club St Croix

62

$$$ Candle Reef

82

$$ Coakley Bay

90

$$$ Carden Beach

80

$$ Colony Cove

54

$$$ Gentle Winds

34

$$ Cruzan Princess

58

$$$ Pelican Cove

36

$$ Fort Augusta

48

$$$ Seaclusion

38

$$ Granada del Mar

62

$$$ Southgate Plantation

84

$$ Harbour Beach

100

$$$ Sweet Lime

98

$$ Kirkegade Hus

46

$$$ Villa Madeleine

86

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