Sometimes off island buyers with tight timelines do not have the flexibility to travel to look at a listing in person. In this situation, it is important to partner with a trusted brokerage and an experienced Realtor who can help you navigate the process. We have worked with numerous clients in this situation and we are happy to share our experience.
What is our approach to helping Buyers who can’t be here in person to look at properties?
Chris Powers: We have sold properties to off island buyers sight unseen and we are carefully cautious every time. We explain to Buyers that we will do our best to help them make the best decision for their situation. If the listing has photos with poor lighting and no walkthrough videos available, or if there’s something our Buyers particularly want to see, we take our own onsite photos or videos.
Christie Powers: We try to be their eyes and ears where possible. 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!
What are ways to mitigate risk of buying sight unseen?
Chris Powers: Buying a property is a big financial decision. We always remind Buyers about:
Carefully watching all listing videos that show the property (sometimes including a self-guided 3-D tour)
Reading through any available documents such as maps, surveys or plot maps, list of improvements, rules and regulations, and floor plans from the listing
Hiring a home inspector to do a thorough inspection
Including a contingency clause in the contract that may provide you with an out should inspections reveal any issues with the property
If you require a home appraisal, preparation will be important. When buying or selling a home, a home appraisal determines whether the sale price of the home is more, less, or similar to the market value.
It is required by mortgage lenders, primarily as a security measure so they can ensure they’re not loaning you more than the house is worth. Since the home serves as the borrower’s collateral, the accuracy of the appraisal matters significantly.
Likewise, when a homeowner is refinancing their existing mortgage, the lender will have the home appraised to confirm its market value before extending a new loan.
We have put together a list of recommendations for homebuyers and sellers when preparing for a home appraisal:
For Homebuyers:
Know your contingencies before you sign an Offer to Purchase. If you are buying with a mortgage, an appraisal will be ordered by the mortgage company, and this will happen during the mortgage contingency. Occasionally with a cash purchase an appraisal contingency can be added.This could allow you to walk away from the deal if the appraisal turns out lower than expected.
A competitive market can make it tempting to offer more than a house is worth. Don’t go overboard if you don’t have the extra cash to cover the difference between a higher offer and the actual appraised value.
Accept that the outcome is out of your control: As the buyer, you don’t have much, or any, influence over the results of the appraisal.
For Sellers:
Make a list of improvements to maximize credit for renovations or repairs you’ve done by providing details about work completed on the property. Tell the appraiser what you did (i.e., added a garage), when you did it, how much you spent, and provide photos and receipts if possible.
Clean and declutter. If the appraiser is coming to your home, put in some effort to make it look its best by tidying up and stashing clutter out of sight. Maximize your curb appeal by mowing the lawn, raking leaves and cleaning up flower beds.
Want to see the 4 surprising factors that can affect a home appraisal? Read our other blog article here.
Read more about home appraisals in our April 2025 newsletter here and our video guide below with a step-by-step overview of the home appraisal process.
A home appraisal is an objective, professional assessment done by a licensed Appraiser to determine how much a home or property is worth. When buying or selling a home, an appraisal determines whether the sale price of the home is more, less, or similar to the market value.
Here are 4 surprising factors that can affect a home appraisal:
Location: A home’s location in terms of its neighborhood, schools, access to transportation, and proximity to amenities, will generally result in a higher appraisal value. Conversely, homes in areas with negative factors may have lower appraisal values.
Condition of the Property: Appraisers assess the condition of a home, considering factors like the age, quality of construction, and the condition of key elements like the roof, windows, and foundation. A well-maintained property with no major issues will likely receive a higher appraisal.
Market Trends: The current state of the real estate market will influence your home’s appraisal value. Current market conditions, such as supply and demand, interest rates, and recent sales, also influence the appraisal.
Renovations and Upgrades: While renovations can increase the value of a home, appraisers will also consider the quality and type of work done. Renovations that increase the usable square footage, number of bedrooms, or bathrooms, or that enhance the home’s overall appeal will likely have a positive impact on the appraisal.
Read more about home appraisals in our April 2025 newsletter here and our video guide below with a step-by-step overview of the home appraisal process.
If you are considering listing your property on St Croix, take a look at the latest sales data, inventory, and days on market for the St. Croix, USVI real estate market. Download our newest Coldwell Banker St Croix real estate market reports. There is a report for each category: Homes & Condos, Condos, Homes, and Land!
If you are not familiar with with the implications of the data, please give us a call or email us directly with any questions. We are Accredited Buyer’s Representative (ABR) and Seller Representative Specialist (SRS) and have the experience and local knowledge to help you in every step of the process. We will help you narrow down neighborhoods based on your priorities. We will also advise you on the market trends in your desired neighborhoods.
Open St Croix Real Estate Reports by clicking on links below:
Question: “As I shop for land on St Croix, what are some things I should take into consideration?”
Our Answer:
Here are some importance considerations when buying land on St Croix:
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
Question: “Outside of the listing, where else can I find important information about land for sale on St Croix?”
Our Answer:
Before buying on St Croix, 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.
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/
If you are considering a loan, we can provide a list of local lenders. For a construction loan, the land owner’s application will need to include plans, permits, cost estimates, and an executed contract with a licensed contractor for the Lender to review. The Lender will also need an appraisal of the property, a survey, and a title review.
Contact us with any questions about land for sale. St. Croix offers stunning natural beauty, including pristine beaches, lush greenery, and crystal-clear waters. It’s perfect for those seeking a tropical retreat paradise!
See our video in which we offer more tips and advice on buying land on St Croix.
