Jun 4, 2024 | QA
Question: “Besides location, price and type of home, what are some additional important questions to discuss with a Buyer?”
Chris’s Answer:
To represent the Buyer and their best interests, we also ask these important questions:
- Do you need to sell another property before you buy?
- Is there a deadline on the closure of your property here on St. Croix?
- Are there any life changes or events, such as a job change, large purchase, or retirement, coming up which could impact your buying timeline, or ability to secure a loan?
- Will you be paying cash or need to secure financing? It’s important to work with a local lender who is licensed in the USVI. We can provide you with a list and contact information.
- Is there anything else we need to know about finding you a great property here?
Contact us with any questions about real estate on St. Croix!
Jun 4, 2024 | QA
Question: “Besides looking at MLS, what else can help aid us in finding a home?”
Christie’s Answer:
Many factors contribute in assisting us in finding your St. Croix purchase. Some of them are:
- Understanding local market conditions, property values, and emerging trends allows us to provide accurate and insightful guidance to our clients. We receive monthly reports which compare one month to the same month a year ago. These reports are included in each edition of our newsletter. See the current report here.
- If you are traveling to island to look at property, we can send out an email to all Realtors on St. Croix asking if anyone has a listing coming on the market within the time you are here with your requirements and wishes.
- Our knowledge of the island helps us to find the right property for you. The island has such diversity in topography, rainfall, and the locations of different things, like towns, beaches, hiking trails, jobs, etc. For example, we were working with a couple who love to dive in Salt River and Cane Bay. We were able to find them a home near Salt River with space for them to pull in and unload all of their dive gear.
Contact us with any questions about real estate on St. Croix!
Apr 30, 2024 | QA
Question: “Outside of the listing, where else can I look for helpful information?”
Chris’s Answer:
Before buying, consider yourself in the “information gathering” phase. Yes, it’s more fun to dream of the structure you will build, but, take some time to also think of the practicality of building.
- For in-depth descriptions of the different codes, their uses, and their restrictions, go to: https://law.justia.com/codes/virgin-islands/2019/title-29/chapter-3/subchapter-i/229/. As you are reading a listing, the most common zones you will see are:
- R-2 – residential, low density (1 – 2 family dwellings), set backs 15’ on the front, 10’ rear and side
- R-1 – residential, low density – 15’ set backs on all sides
- The Department of Planning and Natural Resources is the USVI Government department where you will get your permits for building. Their web site will answer so many questions, perhaps even ones you don’t currently know. It will be worth your time to browse through it. You can also give them a call for clarification: https://dpnr.vi.gov/
- The Department of Licensing and Consumer Affairs is a place you can search for licensed professionals. Here is their home page. At the top of the Home Page, click on License Search: https://dlca.vi.gov/aboutdlca/
Contact us with any questions about real estate on St. Croix!
First published on our April 2024 Newsletter
Apr 30, 2024 | QA
Question: “What should I take into consideration when searching for land?”
Christie’s Answer:
Here are some important considerations:
- Location on island – For a small island, there’s diversity in the microclimates of the estates. As you travel from east to west, we have grasses and scrub bushes to a rainforest. Drive around and experience the different areas to decide what you like and what you would like to be close to – diving, hiking, restaurants, shops, etc.
- Zoning – Will the property’s zoning allow you to use the land as you’d like?
- Cost – Will you be paying with cash or getting a loan? If you are getting a loan, becoming pre-qualified will give you the peace of mind that you will be comfortable your monthly payments. It also makes a stronger offer to the Seller.
- Terrain – Land will either be flat, gentle slope, moderate slope, or steep slope. What will best suit your design and needs?
- Road conditions – Most roads are paved, but many are dirt or gravel roads. How will this effect the building process and how will it effect your daily life after you have moved in?
- Proximity to other structures – Some people like the coziness of having neighbors. Others like more space around them.
- HOA – Is there an HOA fee, and what is its use?
- Covenants and restrictions – Sometimes estates or quarters will have restrictions on the use of the land
Contact us with any questions about real estate on St. Croix!
First published on our April 2024 Newsletter
Mar 29, 2024 | QA
Question: “Why is a home not selling?”
Chris’s Answer:
Here are 6 common reasons why a property is not selling on St. Croix:
- It’s in a problematic spot. As they say, in real estate it’s all about location. Tough locations aren’t always a reflection of the neighborhood. If your home backs up to the highway, lies directly in the flight path for the airport, or faces a street which feels bustling, Buyers may hesitate. If you can’t change a less-desirable element of your location, work with it. Try to turn it into something positive, or deal with it in pricing. Use landscaping to block an undesirable view or muffle noise, reframe an oil refinery overlook as “evening lights,” and highlight a busy street as a convenient way to get around island.
- It’s dirty or cluttered. We recommend making your home as clean and impersonal as possible, at least for the photos. Repaint, pack up your extensive assortment of travel souvenirs, and remove litter boxes and pets before your showings. The Buyers need to visualize themselves living in the home with their own belongings.
- It needs maintenance. When Buyers see deferred maintenance or a house unkept, they begin to worry about the things in the home they can’t see. It makes a bad first impression. It doesn’t have to be perfect. Do whatever maintenance you can. Repairs will show up in the property inspection, but this is about first impressions.
- Poor curb appeal. The way your home looks when potential Buyers arrive or drive by is important. The first time the Buyer sees the home, they begin passing judgment. A fresh coat of paint on the door, welcoming pots of flowers, and maintained landscaping are simple fixes which go a long way and help the Buyer feel interested.
- An unattractive or inaccurate listing. The description and details of the property need to be accurate, any documents included, and the property should be mapped correctly so that people can find it. Photos should be thoughtful, well-lit, and properly-framed images and videos which show your home or condo at its best. High quality photos and videos matter, and the order of the photos is very important. If there is a view, this should be featured in the first 3 photos.
- The price is too high. Some sellers do not realize how valuable initial pricing is. Besides the main photo, it’s the first impression of a listing. Sometimes Sellers have a belief that their home is worth more than the market will support. We provide current market analysis to assist with initial pricing. Feedback from showings and the number of showings are helpful in determining whether the price should be lower.
Contact us with any questions about real estate on St. Croix!
First published on our March 2024 Newsletter
Mar 29, 2024 | QA
Question: “What makes an attractive listing?”
Christie’s Answer:
Some of the sale listings we see on MLS (Multiple Listing Service) surprise us and NOT in a good way! The photos show the owners’ personal items on the counters or all over the bedrooms, photos are taken vertically instead of horizontally so that less of the rooms are visible, the lighting is poor, the descriptions are uninteresting, the skies are grey, or there are no walkthrough videos or drone videos and photography. Properties are sometimes even mapped incorrectly. We have seen some mapped off-shore in the Caribbean Sea!
In our listings, we take time creating them so that they are accurate, descriptive, and attractive. We have crisp clear photos with most of the personal items removed or hidden, videos to show the property (sometimes including a self-guided 3-D tour), and include any helpful documents such as maps, surveys or plot maps, list of improvements, rules and regulations, and floor plans.
We have sold properties to off island buyers sight unseen, which makes us a little nervous. If the listing has poor photos, or if there’s something our Buyers particularly want to see, we take those photos or videos. Once a Buyer asked for close-up photos of all of the plumbing fixtures. One house was on a rough road, so we took a driving video. We have done FaceTime calls to walk through the property with Buyers answering their questions as we went. The first time they actually saw the house was after it had closed and we handed them the keys!
Contact us with any questions about real estate on St. Croix!
First published on our March 2024 Newsletter
