St. Thomas Open Houses for Realtors

Wednesdays are traditionally the day for open houses on St. Thomas. They are open mainly to brokers and agents. Although you are not prohibited from bringing your customer. Today there were a total of six open houses.

I started out with the thought of trying to identify the best buy, but it really depends on your needs.

The first home was in Frenchman's Bay. A duplex, two, 2 bedrooms 2 baths, mirror images of each other with a 1 bedroom apartment downstairs, nicely renovated, garage and a private beach. As an income investment you could probably generate $6000 a month by renting out all three units, which could go a fair distance on helping to pay the mortgage on the $1.35 million asking price depending on how much you put down.

Just next door was a townhouse that had been renovated to be one, 3 bedroom 3 bath home on the main levels with a 1 bedroom apartment down stairs. This home has a large infinity edged pool, private beach, and no garage. More of a home, I see a family owning and using the apartment for a nanny, in-law or guest suite. You would have to be able to comfortably afford the $2.2 million asking price.

The pool pictured on at the top, belongs to the house in Solberg and is located right in the center of the home. It opens to the deck and overlooks the Caribbean Sea, port harbor of Charlotte Amalie, Water and Hassle Islands, one of the most coveted view on St. Thomas. One of the bedrooms, the kitchen and dining rooms are on one side and the master bedroom suite in on the other side. This too, has a one bedroom apartment downstairs. I envision a younger or older couple, living here, due to the two bedrooms and the pool is not so you could prevent young children from accessing it. The asking price on this one is $450,000.

The largest home was in Frenchman's Bay, consisting of some 7000 sq. ft. It has 4 bedrooms and 4.5 baths on the main level and 3 bedrooms and 3 baths below, a large pool with a huge deck and sits close to the water. I see this home filled with a large family. Perhaps including grandparents, children ranging in ages, and parents who love to entertain often. Whether it is having the entire soccer team over or throwing a fund raiser for their favorite charity, it is on a flat lot so there is lots of parking. The asking price on this home is $1.6 million. There are some finishing touches that still need to be made on this home, but it is a grand villa with marble floors and custom work throughout.

There is a cute, I call it, a doll house, in Frenchman's Bay. This home has 2 bedrooms , 1 bath, a garage, a covered gallery that has a fabulous view of the cruise ships coming in, an efficiency apartment downstairs and great neighbors, I am told. Well maintained and loved by it's owner but the time has come to move. I see this as a great starer home for a young couple or a single person who wants more privacy than a condo can offer. It is priced at $425,000.

The last home I visited was a gated compound. There are two buildings containing a total of 4 separate living areas which share a very large pool with expansive decking, an outdoor kitchen and cabana bathroom. There are a total of 9 bedrooms and eight baths not counting the cabana bathroom. I see this being purchased by a corporation, using it as a retreat/think tank/ training center. The complex sits on the waterfront and I am sure has some of the best snorkeling around. The owners are throwing in a few kayaks for the adventurer in you. The stonework and tiling is exceptional. The place is built to surpass all building codes, has an automatic generator. If you have food delivered, you would never have to leave and you may not want to. It is offered at $5.5 million.

There is a broad selection of real estate on St. Thomas. If your looking, let Van Blake-Coleman Realty, help you find what will work for you!

Try St. Thomas on for Size, Rent a Condo!

Always wanted to live in Paradise? What is holding you back? Come down and try our island on for size!

You could live in this lovely turnkey, one bedroom, condo minutes away from these pristine waters in a gated community.

Point Pleasant is a resort community with three large pools, two restaurants and a series of condos perched on a hillside. This particular unit is at the crest of the hill, ensuring cool breezes and gorgeous views. The deck wraps the condo on two sides adding significant outdoor living space. There is a mix of full time residents, long term renters and hotel guests so there is always someone interesting to meet. Because we are accustom to new comers, people are friendly.

Located on the East end of the island where a series of white, sandy beaches and natural harbors have cause people to gravitate. High end homes, multiple yacht clubs, restaurants, the ferry to St. John and Tortola, and every imaginable water sport are all minutes away. You will only sit idle if that is what you want to do.

Rent is only $1250 a month plus electric. To see more pictures of this and other rentals on St. Thomas, click on "Long Term Rentals" when you get to our website, www.Talk-to-Tanya.com.

If you are thinking of purchasing click on, "search MLS listings" and decide whether your are looking for condos, homes or land. You will have access to everything on the Multiple Listing Service for St. Thomas and St. Croix here. If you need immediate assistance call 340 344 2959 or e-mail tevbc1956@earthlink.net. We will find the right fit for you!

St. Thomas Real Estate Goes Solar

This is a picture of the Federal and local law enforcement buildings in down town Charlotte Amalie, St. Thomas, U.S. Virgin Islands. The Caribbean Sea is to your immediate left. If you look carefully, you will notice there are solar panels on the roof of both of the buildings.

I noticed the recent addition on the day I was headed to the airport to visit New York just after the snow storms rocked the Midwest and East coast, in early February.

Many things are a little more expensive here in the islands, because they are most often imported, making our cost of living higher than some places. We are generally on par with New York, Chicago and LA.

One basic expense that is higher here than in many places is the cost of electric. Our electrical plan uses oil and it's products to generate our power. The third largest oil refinery in the Northern hemisphere is located on the Island of St. Croix. Besides tourism, the distilling of Rum and the refinery of oil are major revenue generators for the U.S. Virgin Islands.

One thing we have no shortage of and does not have to be imported is sunshine. While the government has recently added solar panels to their roofs, many private citizens have been quietly using solar power to conserve on the use of electricity for some time.

It is not unusual to find homes with panels and storage batteries. Pool water is sometimes circulated so the sun can heat it. You will find pools are smaller and more shallow so they don't get too cold. Beside there is so much warm water in the Caribbean Sea, you don't need a huge pool at home. The Atlantic is much larger and deeper, so it tends to be colder, but on a hot day it can be quite a treat to swim in.

Because we are a territory of the U.S. we also enjoyed the tax incentives to ease the expense of installing solar devices. This created another surge in ecologically conscious home improvements.

the concept of harnessing the wind has not caught on as fast and we are just beginning to see windmills here and there. It may have to do with the occasional hurricane. I think they would give a windmill a hard way to go. I could be wrong on this.

Many people who live in the Caribbean have a tendency to try to live in harmony with nature. A home is not complete without fruit trees or a small garden. Rain and sunshine are blessings to be enjoyed. Homes here have always been designed and situated on lots to take advantage of breezes and to avoid the direct sunlight streaming in during the afternoon when temperatures are the highest.

The first certified "green" home was built on St. Croix last year and there is one under construction on St. John as I write. But, that is a topic for another blog.

For more information on real estate in St. Thomas, visit www.talk-to-tanya.com or give Van Blake-Coleman Realty a call at 340 344 2959.

Entertainment in St. Thomas VI

Michael Bolton rocked the Reichhold Center for the Arts in St. Thomas, U.S. Virgin Islands last night as part of his, One World One Love 2011 tour. Showing his range from classics like, "Sittin' on the Dock of the Bay", and "How am I Supposed to Live Without You" to Puccini's "Nessum Dorma" which brought tears to my eyes!

And, Yes, he is just a fine as ever.

The University of the Virgin Islands has a performing arts center and brings a wide variety of shows to the territory. It is an open air theater with some covered seats and others that are covered by the stars only. The center is named after Henry Reichhold CEO of Reichhold Chemical Inc. of Detroit Michigan, who initially contributed 3.5 Million in 1976-77 to the foundation. The center continues to operate through the Reichhold Foundation.

Next week a six day Film Festival starts, Chaka Kahn opened the season and J. Anthony Brown and Friends of the Virgin Islands performed their Comedy Tour a short while ago. Scheduled to appear are Hugh Masekela, Jimmy Cliff and Gramps Morgan, as well as the Aspen Santa Fe Ballet. Due to the intimate size of the theater, patrons and season ticket holders are sometimes treated to private receptions with the artists.

So besides the astounding beauty of the island, world class beaches, endless water sports, hot night spots, local entertainers; St. Thomas also offers world class entertainment in an amazing venue.

One of the highlights of the evening was when, as the band began playing, "When a Man Loves a Woman" the lights dipped and Michael disappeared from the stage. When the lights came back up he had moved to the space between the covered seats and the totally open air seats. The crowd went wild and we all rushed to take pictures. One of mine is on the right, above.

Just in case you were wondering what there is to do on a little island in the Caribbean besides relax. Now you know!

Property Taxes in the U.S. Virgin Islands

Buying and selling property in the U.S. Virgin Islands is a little different from buying on the mainland. Two important differences are in the areas of financing and taxes. For your initial financing you will have to work with a mortgage company or bank licensed to do business in the territory. It is a short list.

Taxes on commercial property in the U.S. Virgin Islands have been in dispute since 2000. When the governor unveiled a proposed property tax structure creating different property categories, each with different tax rates in 2007, residential property was pulled into the fray.

When closing on a property in the Territory, Buyers are credited an estimated amount for each year of outstanding taxes the Seller are not able to pay due to the lack of an official bill (the tax assessors office cannot accept payment for taxes not officially billed). The estimated taxes were usually based on the last valid tax bill which was issued in 2005 and based on 1998 valuations. In August of 2010, valid tax bills were issued for 2006 taxes and are also based on 1998 valuations. The responsibility to pay the taxes transferred to the new owners along with the property.

This has been off putting to some Buyers who now have reason to take heart! On January 22, 2011 Judge Gomez, Chief Judge of the District Court, lifted the freeze on property taxes in the U.S. Virgin Islands. The last area of dispute requiring resolution to move forward was a properly functioning Tax Review Board which had been seriously back logged. The back log has been cleared and an agreement was reached with the original complainants and the Board through mediation.

The 1998 values and tax rates shall continue for the 2007, 2008 and 2009 tax years. 2010's tax bill will be the first to be based on fair market value. Tax payers will receive two years of tax bills per year until the bills are current, placing the issuance of 2010 tax bill in 2012.

The infusion of revenue for the government should mean significant relief in budgetary issues and strengthen our economy.

If you have been delaying your dream of purchasing property in the Virgin Islands, because you were not comfortable with this situation, you can relax. Now is the time to buy real estate in St. Thomas, St. Croix or St. John. Prices are good.

Take a look at what is available by visiting www.talk-to-tanya.com to search the Multiple Listings, when you see something that interest you contact Van Blake Coleman Realty at 340-344-2959 or send me an e-mail at tvanblakecoleman@gmail.com

A Little Piece of Paradise in St. Thomas, USVI

I just listed an efficiency condo in Sapphire Hill Village in St. Thomas. Imagine having this view from your living room, dining area and balcony. The marina is one of the most naturally protected marinas on island. Your yacht will be safe even in stormy weather. Sapphire Hill Village is a small community of condos with a restaurant and two pools all within a short walking distance from the beach, the marina and a waterfront resort. There are tennis courts and every imaginable water sport is available to you. I spent my first six months as a resident on St. Thomas renting a unit here. I loved it. The East end of the island is a great place to live. This is a quiet complex but it is close to shopping, a number of great restaurants, night clubs like, "Duffy's Love Shack" or the "Saint". The ferry to St. John or the BVI is just around the corner. So whether you are looking to move here forever or just vacation it is a perfect location. Check out more photos of condo on St. Thomas, US VI, check out current sales and featured listings, and many other listings. This unit is offered at $125,000 contact, Van Blake-Coleman Realty at 340 344 2959.

Who Needs a Gym?

St. Thomas real estate is generally in the upper end of the market. Prices have fallen slightly in response to the world economy. Customers are tending to search longer and bid lower. Some clients are being a little more flexible but not many.

One of the really nice things about owning a home or condo in St. Thomas is the fact that you can make any day you choose a day at the beach. There are so many nice beaches to go to. All beaches are public, so you can take your choice. Whether you base it on what is close to your home or condo, the level of privacy you desire, or which one is better for snorkeling; there is a perfect beach for you.

Last week, I chose Magen's Bay Beach, which is close to my home in Wintberg, a quiet residential neighborhood with homes ranging from around $400K and up depending on size and condition (Click here to search Listings). Magen's has been ranked as one of the top ten beaches in the world. It has over a mile of beautiful sandy beach with picnic tables and pavilions set up for larger gathering and the Nelthrop Nature Conservatory is directly behind the beach if you like to wander in a tropical forest setting. It is the only beach on St. Thomas that has a nominal admission charge but if you go before 8 a.m. or after 5 p.m. it is free.

At. 7:30 a.m., I met two girlfriends there to do a morning workout of walking on the beach, some other exercises and then walking in the water. The plan was to do our workout and then get on with our day. I had never been to Little Magen's Beach, which is around the bay towards the Peterborg side (a mainly gated, high end community, for listings, click here) and is the only beach known for nude bathing on St. Thomas. After working out, I was curious so we continued our walk in the water around to that side of the bay. While we did not see any nude bathers, we did find the most beautiful secluded beach with large rock formations on the shore, grand villas, perched just above the water and heavenly waters. We scrubbed ourselves with the soft sand to exfoliate a bit, laughed about how this is what you normally pay big bucks in a spa for, and got to know each other a little better.

We had another friend who was meeting his children, who were in from D.C. on the beach for a barbecue so we walked back to the main beach. We decided we would eat at the restaurant there on the beach as we had worked up quite an appetite earlier and didn't want to wait for our friends grill to get hot. We had a leisurely lunch on the deck overlooking the beach and bay (we had missed breakfast by eight minutes, they stop serving breakfast at 11:00 a.m.). The girls all agreed we felt like we were on vacation (we are all residents of the island, ranging from being born here, to 6 years of residency) and lamented how we must do this more often.

Later, we made our way down the beach and enjoyed watching our friend entertain his daughters and other friends who had not seen each other in a while. One of his guests had recently returned from Egypt and we listened as she recounted her adventure. We eventually returned to our respective homes around 3:30 p.m. My girlfriends both own condos in Mahogany Run, a gated golf community, ranging in price from the mid $200K range, for a one bedroom to the high $400K range, for two bedrooms with stunning water views; the condos are rimmed by waterfront homes and villas starting around $1 million and going up form there (click here to search all listings).

Well, as I sit blogging in my home office with a view of Magen's , reminded of my mini vacation and a wonderful day at the beach, as the sunburn is beginning to peel ( I forgot my sunblock), I realize how lucky I am to live here.

So if you have ever wondered what it would be like to live in the U.S. Virgin Islands, now you know! Visit www.talk-to-tanya.com to see all real estate on the Multiple Listings (MLS) in St. Thomas and St. Croix. Don't forget to call me at 340 344 2959 if you see something that interests you. Even if I am at the beach, I will get back to you.