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Condos in St. Croix

By
Managing Real Estate Broker with St Croix Island Life Real Estate

I've provided below some information about Condos in St. Croix (the larger complexes).  All of this info is based on my opinion and information available as of summer '07.

EAST END

Villa Madeleine condos are on the east end of the island, with the majority of units overlooking the Divi casino. Each unit has its own pool - and the guest bedroom is very private. They have a true “villa” feel and are very nicely landscaped.  The four units facing north have a wonderful view of Buck Island and the ocean.  There is not a beach on premises  - but there is a small beach closeby - and easy access to the beach at the Divi Resort.  These two bedroom units are mid $400,000's upwards, depending on location on the property (and view).  They are about 1800 square feet and the monthly condo fees, which include windstorm insurance and pool maintenance, are about $800 a month.  These units make great short-term rental units and command $1600 - $2200 a week (depending on season and number of people).  The kitchens in these units are fairly small, but the bathrooms are very nice. No Pets allowed.

The Reef is an older complex - in same area as Villa Madeleine.  The units are nice and very private - and they have lovely ocean views and a small golf course to boot.  Again - no private beach - but close. Two bedrooms (about 1200 square feet) are going for around $300,000 and one bedrooms around $200,000.  The way these units are situated - they provide a very private feel.  They are tri-level - so no one beneath or above you in these units.  Views are good from all rooms in these condos.  Condo fees here are $861 for a two bedroom; $761 for a one bedroom unit and these fees DO include windstorm insurance.  This is an older complex, and some of the units have been re-done, others need a good amount of work. No pets allowed.

Coakley Bay is also on the east end, but a bit closer to town (Christiansted).  These units are nice and have good ocean views - but again - no beach.  Two bedroom units, about 1400 square feet, go for low to high $300,000's.  This complex is more of a "box type" construction - with condos beneath and below each unit -  but the views are outstanding and there is a nice restaurant on the premises.  Again, some of the units have been re-done, and their price reflects that.  Those with no remodeling work go for much less.  Condo fees here are about $750 a month and do include windstorm insurance.  Small pets are allowed.

Carden Beach are the most “prestigious” condos on the east end.  The existing units are all on the ocean and have very nice views of Buck Island,  This complex is gated and very well landscaped and maintained.  Units there start a little above a half million, and NEW condos and villas are selling up to one and a half million.  This is one of the few “new” developments on the island.  Condo fees are well over a thousand a month here and do not include windstorm insurance.  There is currently a special assessment being levied.

Candle Reef is a very nice complex, with two pools and a beach on site.  The HOA rules indicate that these units CAN NOT be rented, so these are not a good investment for those folks who want to rent their units while they are off island.  The units in this complex vary tremendously, with some really outstanding ones, and others with basic (non-exciting) floor plans and not much remodeling.  Condo fees are around $2500 a quarter and do include windstorm insurance.  No pelts allowed, and no rentals allowed.  There is also a "special assessment" being levied in the thousands.

Southgate Plantation are very nice condos with views of sugarmill ruins, but  not the sea.  These units sell for the mid $400,000's and the complex is gated and located fairly close to town.  Pets are allowed, and the fees are reasonable (about $400) but they are self insured.  

Southgate Courtyard Villas is a small condo complex located right next to Cheeseburgers in Paradise.  The units are small, but nice, and certainly in a desirable location.  No sea view, but nicely situated around a lovely pool that has recently been redone.  These units are very affordable (Under $200,000) and rent well on the long term rental market. 

IN TOWN

Schooner Bay is right in town - on the marina.  Great ocean views - but lacking a beach.  The marina will be expanded to allow for larger yachts - and the boardwalk in Christiansted will be expanded to this area - and I anticipate that these units may appreciate fairly quickly once the work is done.  However, while construction is in progress - this might not be a great place to be.  One of the things I personally don't like about these condos is the bars on the windows and gallery.  There are two and three bedroom units available there - and prices range from high $200,000's to high $300,000's.  Condo fees there are around $870 a month and do include windstorm insurance

Kirkegade Hus is built like an old Danish Colonial building.  There are only a few 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) and there's a laundry on premises.  

One of the nicest maintained complexes on a nice beach - with good ocean view - is Pelican Cove. These units are located about 10 minutes west of Christiansted near a couple of nice restaurants/small resorts. There are two, three and four bedroom units in this complex, and prices range from mid $300,000's to high $400,000's - with condo fees about  $1000 a month, which includes windstorm insurance.

St. Croix by the Sea is another popular complex located on the North Shore - about 15 minutes west of Christiansted, and the one bedroom condos there are spacious and modestly priced ($170,000 - $250,000).  The complex is somewhat run-down, in my opinion, but some of the units have been re-done and they are nice inside.  They have "in-your-face" ocean views and do well as long-term rentals, but not great for the vacation rental market.   Fees there are $577 and do include windstorm insurance.  This is a gated community - no pets allowed. 

There is a string of less expensive condos on a beach closer to town, on what is known as “condo row.” If you are looking for a condo with on-site property management, and a hotel type rental program, these are the ones that best fit that description.  These include Mill Harbor, Club St. Croix, Colony Cove, and Sugar Beach.  Condo fees for these range from about $400 to a high of over a thousand (Mill Harbor).  Most of these units are SELF INSURED, which means that if you plan to get a mortgage, the bank will “force place” the insurance.  That means that in addition to the condo fees, you’ll also be paying 2 – 3% of your mortgage in insurance fees.  If you pay cash, then you obviously do NOT have to get insurance.  These condos feel they have enough money in their escrow account to handle any repairs needed in the event of hurricane damage.  While these units are certainly convenient and close to town, they are also very close to WAPA, are in an area where there have been a couple of sewage leaks, and the crime rate in that general area tends to be somewhat higher than in other areas. These units sit right on the beach – but also right behind the housing projects.

There are three other complexes on a nice beach on the North Shore, close to two good restaurants/bars, and convenient to town, and these include Cruzan Princess, Coral Princess, and Granada Del Mar.  All three are somewhat older units, and that shows.  They are smaller complexes, and the units tend to be small as well.  Cruzan Princess does have insurance and fairly low monthly fees (under $500) and is perhaps the nicest of the three complexes, in my opinion.  Both one and two bedroom condos are available in this complex, with prices ranging from high 100’s to mid 200’s.  A one–bedroom condo at Coral Princess goes for less, but also needs considerable work.  However, where in the world can you get an ocean front condo at this price??!!   These units rent well on long term market, and some (fixed up ones) also rent on the vacation market.  There are also some three bedroom units at Granada Del Mar.

Questa Verde is the large complex more in the center of the island, close to grocery stores and shopping and the Hovensa plant.  The units in this complex range from pretty grungy to downright elegant!  This complex was devastated in Hugo (’89) and rebuilt shortly afterwords.  It is also self-insured, requiring those who get a mortgage to also be “force placed” with an insurance agency.  Fees at Questa Verde are about $500 a month and pets are allowed.  This complex is self insured.  These units rent well on the long term market (especially since they are so close to the refinery), but don’t do well on the short-term market.  Prices range from mid 100’s to high 200’s depending on number of bedrooms, condition of the unit, and the view.

NORTH SHORE

Gentle Winds is the large and very popular condo community on the North Shore, near Salt River.  There are 2,3 and 4 bedroom units there and this complex is situated right on the ocean.  The units in this complex rent very well - and these units don't come on the market very often.  Prices range from $400,000's to nearly $600,000 depending on size, location, and condition.  This is an older complex, and those that have been remodeled are fabulous.  Fees are about $900 a month with a special assessment of $3000 a year.

WEST END

Out on the west end, there are only two condominium complexes, both right on the beach.  Harbor Beach is an older, gated, small complex with one bedroom units. Some of these have been totally redone and are very nice.  Others reflect little to no remodeling, and prices vary from mid 200’s to mid 300’s.  In the two years I’ve been here, I’ve only seen two of these come on the market.  I now own one of them!  I think owning property out west is a good investment.  This complex is self insured and the monthly fees are $435.

Sunset Beach (Pink) condos are pretty small (one bedroom is about 500 square feet) but right on a gorgeous beach.  An old one in need of remodeling sold in ’06 for high 100’s – was redone and recently sold for around $200,000.  These rarely come on the market.  Fees here are about $1500 a quarter and do include insurance.  Pets are allowed.

Saman and Sweet Lime are both older complexes on the Carambola Golf Course.  This is a gorgeous place, and if you’re a golfer, you’d most likely love these units.  Prices range from about $300,000 to $500,000.  Fees are around $800 a month, but the area is superbly maintained and the amenities are nice. 

CALL or EMAIL ME for more information about Condos in St. Croix!  I can tell you what is available.

Posted by

 

Kim Lucas

St Croix Island Life Real Estate

5000 Estate Chenay Bay

Christiansted, VI  00820

340-626-3758 (cell)

340-626-6297 (office)

864-751-4242 (fax)
www.retireinthevi.com

 

         

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Comments (1)

Kim Lucas
St Croix Island Life Real Estate - Christiansted, VI
Please contact me if you are interested in learning more about condos in St. Croix.  I would love to help you!
Kim Lucas - kim@coldwellbankervi.com   340-626-3758
Jul 19, 2007 11:52 PM