Virgin Island Territorial Association at Work For The Community

The Virgin Islands Territorial Association of Realtors is our state level organizations of Realtors in the U.S. Virgin Islands. It is comprised of The St. Thomas Board of Realtors, the St. John Board of Realtors and the St. Croix Board of Realtors. There is currently a combined membership of 292 members.

Many people believe the only interest Realtors have is selling people's homes and collecting large checks. I would be crazy to say we have no interest in making money, everyone likes doing that. Most of us live in the territory and our lives, our futures, our families and friends are all impacted by addressing large and small issues that affect the Virgin Islands Territory. Therefore our interests are much deeper and very personal to each of us.

The Virgin Islands Territory has a challenge in specific sections with homes that have been damaged by hurricanes, abandoned because of inheritance and probate issues, financial inability of owners to complete rehab projects  or a combination of all of the above. Yes, even in paradise, we have blight and we need an organized method of address it, especially since we have such a rich history that deserves to be preserved.

I would like to take this opportunity to acknowledge the hard work of the Virgin Islands Territorial Association of Realtors, especially our president, Kerstin McConnell, president Elect for the St. Thomas Board of Realtors, April Newland, President of the St. Croix Board of Realtors, Caryn Hodge, Honnie Edwards and Lorine Williams  and our CEO of the Virgin Islands Territorial Association, Belton Jennings for the dogged determination and dedication they have exhibited in working to pass legislation in the territory which will improve the quality of life for all Virgin Islanders, specifically the Historic Preservation Bill.  While the bill is not in it's final form, it's essence is important.

 Belton Jennings was the conduit to the grant from NAR (National Association of Realtors), which help to fuel the latest efforts with the Historic Preservation bill. The named members waged a campaign this year, personally lobbying, making appearances on radio and TV and testifying before the legislation.

Here is a link to read the article that was published in  Realtor's Party News Letter

St. Thomas, VI Over The Labor Day Weekend

To take a short restorative beak in St.Thomas, VI over the Labor Day weekend, I escaped to some of the neighboring islands. They are a short boat ride away.

A friend of mine decided to charter a boat right here in St. Thomas, VI over the Labor Day weekend and invited me to join them. We departed from Compass Point one of the many marinas on St. Thomas.

As we left St. Thomas, VI over the Labor Day weekend we sailed by Nazareth, RH. One of the waterfront homes in this neighborhood is depicted below. At the time of this writing there were 20 homes for sale in this area, ranging in price from $399,000 to $4,100,000.00. Pricing depends on whether the home is inside gated areas such as Water or Deck Point and proximity to the water.

We passed by St. John and Tortola. Our first stop was Sandy Cay. This island is 13 acre island, donated by Lawrence Rockefeller in 2008 to the BVI. Part of the allure of this island is that you get to feel what it is like to be on a completely private beach. Although there are at least six mooring lines, there seems to be an unwritten rule among the boaters. If they approach and see some one else there, they sail on until you leave. Circling back and coming ashore. Occupancy is limited to 90 minutes. We used our time to frolic in the surf, scrub ourselves with the white sand, walk the trail and snorkel a bit. Although there wasn't much to see in the water the beach was glorious.

Next came Foxy's Taboo Located at the water's edge and known for it's casual but sumptuous dining.

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Back to the boat and on to White Bay where the beach is lined with restaurants, bars, boats and activities.

Although, I was in St. Thomas, VI over the Labor Day weekend most of the time, I enjoyed the day in the BVI. They are so close, we boarded our charter at 9:30 am and were back in St. Thomas before 7:30 pm. Some of the boats came from as far as Puerto Rico and were able to return home the same evening as well.

St. Thomas, Virgin Islands Real Estate Market Report, August 2012

St. Thomas, Virgin Islands Real Estate Market Report

Presented by Tanya Van Blake-Coleman, Your Virgin Islands Realtor

Homes
On St. Thomas there are a total of 168 residences for sale ranging in asking price from $155,000 to $10,990,000 currently.

During the month of August, 2012 there were 5 homes sold on St. Thomas.  The median price was $460,000 which, on average, was 93% of the asking price.The average days on the market was 357.

 

 

Condomimiums
There are 175 condos available for pruchase in the St. Thomas, Virgin Islands real estate market, ranging in price from $69,000 to $2,595,000. There is a  boat slip that comes up under this category for $62,500.

For the condo segment of the market, 3 units closed on St. Thomas during the month of August.  The median price was $250,000 which was, on average, 87% of the asking price. The average days on maket was 188.

Land
The St. Thomas, Virgin Islands real estate market has 245 lot for sale; ranging in asking price from $20,000 to $8,000,000.

During the month of August, there were 4 lots of raw land sold on St. Thomas, with an median price of $46,500, which was, on average, 84% of the listed price. The average days on the maket was 316.

Snap Shot of the St. Thomas, Virgin Islands Real Estate Market
Condos are selling quicker than homes or land. Homes are selling closer to asking prices. Only the very inexpensive lots are selling. The higher end of the market is fairly quiet in all segments.


How can both buyers and sellers gain an advantage in the St. Thomas, Virgin Islands Real Estate Market? Retain a local Realtor who knows the market.

All satistics are from the Mulitple Listing Service for the St. Thomas, St. Croix Real Estate Boards.

Preparations for Hurricanes in St. Thomas, Virgin Islands; Issac Is On His Way

Each year I find myself making preparations for hurricanes in St. Thomas. Although we rarely are hit directly. We are often brushed or just dodge major hurricanes. Isaac is currently on his way. There are several levels of preparation, my lists are as follows.

Long Term Preparations for Hurricanes in St. Thomas:

1. As I list properties, I make note of properties with owners living off island, and which ones I am responsible for closing up in the event of a storm.

2. For those that have generators, I have them serviced annually and ensure an adequate supply of fuel is on hand.

3. Have brush and trees trimmed away from the homes, especially in July.

4. Make arrangements to have each location scheduled with a service for shuttering in the event of a storm. These services usually include the relocating of outdoor furniture inside or having it stored.

5. Always be nice to your neighbors and friends, you will no doubt need them at some point.

Short term preparations for hurricane in St. Thomas, starts around June of every year:

1. Ensure the area around homes and building is clear of debris and anything that could become a missile should winds get high enough. Things like lawn furniture, yard art, gardening tools, potted plants, mobiles, building materials, bird feeders and the like, all need to be addressed. This inspired me to clear out my carport today.

2. I suggest to friends, customers and clients to bookmark sites that help to click here keep you informed, this site includes maps, projections, blogs. The blogs have links to other informative and click here interesting sites that actually have pictures of the storm as it develops (I don't know how long this link will be good, probably until the storm passes).

2a. A subscription everyone making preparations for hurricanes  in St. Thomas should have is to click here VI Alert. This service keeps you informed of all kinds of emergency information via e-mail. It could be power outages, flash floods,hurricanes, which shelters will be open during the storm and the like.

3. Monitor these sources regularly and make your decisions regarding preparations for hurricanes in St. Thomas based on information they supply. Also check with friends and co-workers.

4. stock up on water, food, fuel, cash, flash lights, batteries and prescription medication. Pack a spare set of clothes and your medicines in a water tight bag and store them in your safe spot (where you will weather the storm should it get really bad). This is normally a place composed of mostly concrete with few or no windows.

4. Shutter your dwelling, even if you think the storm is going to be mild. Better safe than sorry. Those people who were on island during Hurricane Maryland some Nineteen years ago (the last very destructive hurricane to hit St. Thomas)were told is was going to be a mild storm (category 1). It gained momentum in the few hours before it hit island and cause a lot of damage. Some say it turned out to be a category 4 or more storm. Some of the destruction can be related to lack of preparation.

When making preparations for hurricanes in St. Thomas, do not make national/International news services your source of information. They tend not to mention islands as small as St. Thomas, and you would get the impression that you don't have to make any preparations. They cater to the larger population areas, ratings are their life's blood. We literally don't hit their radar.

Even if you don't live here, but are interested in seeing what it would be like to click here  own property here or have family living here these are good sites to be aware of and to monitor. Knowledge is power and the best preparation for Hurricanes in St. Thomas.

Something I did not discover while preparing to move to the Virgin Islands is there are a fair amount of tremors here, the activity results from a fault that is under the Caribbean Sea between St.Croix and St. Thomas. The sea absorbs a lot of the motion but you do feel it and sometimes you will hear it. But that is a topic for another blog.

Real Estate in St. Thomas, One Bedroom Condo for Sale

Real Estate in St. Thomas is on the move. This one bedroom, one and a half bath condo, located just above town is a prime example of the opportunities that are available, priced for a quick sale at only $128,000. Situated on the edge of the primary business center, close to the hospital, university, airport, restaurants, churches, schools it could not be a more convenient place to live.

The price of real estate in St. Thomas has come down significantly since 2008, making it a more affordable place to have a primary or secondary home.

This unit has an open airy feeling, magnificent views of the harbor, town and the Caribbean Sea. It is perched at the top of the building. There is a jetted tub and bi-level balconies.

If you are looking to purchase an affordable piece of real estate in St. Thomas, this could be it! If you want to look at other units or single family homes, click here St. Thomas Real Estate, then click on "Search the MLS" on the upper left hand side. You will have access to all properties for sale on St. Thomas and St. Croix.

Click here to find out what loans and mortgage products are available to you.

Call to make an appointment 340 344 2959, I will be happy to show you your heart's desire.

Sugar Mill Hill, Townhouse for Sale in St. Thomas, U.S. VI

Townhouse for sale in St. Thomas with great bones!

This townhome is waiting for the right buyer to doll it up. Located on Raphune Hill in a solid concrete building, overlooking the harbor only a little cosmetic work stands between it and a stunning show piece of a two bedroom, two bath home.

A stairwell with built-in lighting leads to the loft style master suite.

The entry level bedroom has a walk-in closet.

Raphune Hill is just above the hospital and down town Charlotte Amalie, and before you get to the major, center of the  island shopping area, so it is truely convenient to everything. You will be able to see the ships as they arrive in port.

Priced to sell at only $225,000.00 call 866 576 3331 for your appointment for a private viewing now.

Are You Thinking of Selling Your Home?

Many prospective Sellers will question if they need to hire a Realtor to sell their home. Many  people do not realize homes sold by a Realtor, more often than not, sell at a higher price than those sold privately.

As a representative of the Seller of  property there are many services I provide.

1. It is essential to be familiar with the market place for the home in question. I prepare a market analysis to assist you with determining what is the best price for your property. To do this I look at the neighborhood the home is located in. Specifically, I examine the homes that have sold in the area and what homes will be competing with the prospective home for sale. I take into consideration the similarities in those homes and yours. Since St. Thomas rarely has developments where there are tracks of homes constructed with little variation in the size, floor plan and physical situation, I take pride in taking the time to consider the specific features of your home or condo. Just about every home here is unique so I often have to make adjustments in values to allow for these differences.

2. Having as much of the documentation on your home as possible for the Buyer to review is essential. I assist in gathering everything from, deeds, tax records, surveys and as built maps and if you have occupied your home recently, the seller's disclosure form. The gathering of such information helps to avoid delays as you get into the home stretch of the closing process and it gives the buyers a level of comfort with knowing exactly what they are purchasing.

3. Preparing your home for viewing is so important. You only get one chance to make a good impression on a potential buyer. I supply a list of strongly suggested things Sellers need to do, like, get rid of the clutter and clean like never before. I will walk through your home and specifically point out areas to work on. I also will share a list of cleaning professionals and contractors you can choose from to do projects that can improve the perception of your home.  A fresh coat of paint and power washing the exterior of buildings in the tropics can work wonders. Staging is a wonderful idea especially if the home is empty.

4. A strong marketing plan is essential as well.  Once the  home has been prepared great photographs tell the story and entice potential buyers to view your home first.  95% of buyers begin their search for a home online and the more pictures associated with a home the more interest there is in the home. It gives the buyer a method of narrowing their search before they leave home, saving them precious time and it lets the world know what is is you are selling.  Making sure your property is  available to hundreds of websites of individual real estate professionals, my personal website with Virtual tours, eFlyers, blog posts, social media sites, Realtor.com with enhance features,  and well written descriptions all improve the exposure of your property and  bring the right buyer to your home. I use print ads in the form of trade magazines and some newspaper advertising too.

5. Safety is an important consideration while your home is being actively marketed.  I place electronic lock boxes on the properties I list. They allow me to tack who gains entrance to your home.  Only Realtors, home inspectors, appraisers, contractors, repair people and cleaning staff who have made  appointments in advance will have access to your home. If it is your preference or there are special circumstances, like pets, I will personally attend all showings too.

6. I conduct brokers open houses. St. Thomas is a bit unique in this area. Open houses are not normally open to the general public here, although if an agent or broker has a customer they are working with and they believe the customer may be interested in a particular home that is having a broker's open house, the customer is welcome to attend with their agent.  On occasion, a neighbor or friend may attend too.

7. Communication is essential. I will update you on frequency of showings and feed back on showings and the open houses conducted.  As the conduit of the transaction, I am the liaison to the buyer through their agent or broker, attorneys, the mortgage company, inspectors, surveyors, any repair and  people  and contractors you may need during the transaction.  Following up and making sure each requirement is met to complete the deal.

8. Besides doing the job required to get the transaction done, I listen to and try to resolve any other issues you may have and inevitably come up with the sale of property. I can recommend list of international packing and shipping companies, help organize yard sales,  transfer of utilities from a distance, offer guidance on transferring licenses and vehicle registrations (normal things but they sometimes have a unique twist here in the VI).

The long and short of it is I will do what needs to be done to make your selling experience as simple and  pleasant as possible.

If you have been thinking about selling, contact me, lets get it listed now!

Luxurious Condo Overlooking Charlotte Amalie, St. Thomas, VI

On the jewel island of St. Thomas, situated above the most popular port of call in the Caribbean, is Harbor View Villas. An intimate condo complex designed for comfortable living in tropical surroundings.

The stunning view of the harbor and Caribbean Sea is immediately apparent as you enter the unit. The gleaming marble tile runs throughout the condo and onto the wrapping balcony. Should the tropical breezes take a break, the unit is equipped with central air conditioning.

Custom mahogany cabinets grace the kitchen and both bathrooms. Corian counter tops and Italian glass tile back splash are among the finishings in the kitchen. Dishwasher, garbage disposal, stove, fridge and extensive culinary utensils make cooking a joy. There is a large barbeque grill and the kitchen has a pass through to the deck so you can hand things out instead of walking through the living room.

The master suite has a king sized bed, office area, walk-in closet, duel sinks and sliding door access to the balcony.

If you tire of working, diving, golfing, sailing, partying or lounging by the complex pool there is a complete entertainment center in the unit.

All of this can be your to enjoy on a long term lease for only $3,000 per month. Call to make your appointment to view this unit in person.

Happy Easter from the U.S. Virgin Islands

While we don't have melting snow with crocus peaking through the melting snow; there are quieter changes in the Virgin Islands with the advent of spring.

One of the measures of winter in the Virgin Islands is the onset of what we call the Christmas Winds. They are pleasantly cool breezes that blow from mid February, unit early spring. When they are here you hardly notice the height of the mid-afternoon heat. Most of us have to sleep with light blankets and some wear sweaters and pull out wool clothing.  There is a noticeable lowering in the temperature of the Caribbean waters.

During the past few days, I have noticed the bite of the high sun in the afternoon. So don't forget your sun block.

The Caribbean waters begin to warm and those who have the option to swim here year around prefer to wait for the warmer waters. Yea, more beach time!

Normally my orchids bloom in November or December, this year they chose to bloom in late March.  I love the combination of the Orchid and the Bromeliads shown in the picture above. I have a lot to learn about growing orchids, I think I may have them in too much direct sun. I have several others who have pink and purple blossoms but I have not had success in getting them to produce flowers.  I will keep trying.

In the mean time, enjoy the new signs of life wherever you live, celebration of the resurrection and  life in general! 

Some Days at The Beach Are More Special Than Others

If you read this blog, you know I spend a fair amount of time on Magen's Bay Beach, in St. Thomas, especially early in the morning. The astounding beauty brings peace, preserves sanity in crazy times and provides great exercise.

This past Saturday was a day I was determined to get there, a particularly demanding week with rental issues, made it even more important. A friend was supposed to meet me but she wasn't there when I showed up. I forged on, walking briskly and enjoying the picturesque homes in Peterborg and Misgunst nestled in the rolling lush green hills, crystal clear water with gentle waves lapping the shore, a cool breeze and brilliant warming sunshine.

 As I started my second length of the beach I noticed an attractive man go down on bended knee at water's edge.  Standing beside him, a pretty blonde woman, open mouthed, grabbed her chest and mouth in surprise. I was close enough to see the color come into her cheeks and tears spring to her eyes as she reached to hug the man. It was clear, I was witnessing a proposal. I saw a camera swinging from her wrist.

As I interrupted to offer to capture the moment on their camera for them, she pointed out he had written in the sand, "Will you marry me?". From her accent, I believe they were from Australia.  Ooops, I had almost stepped on the proposal.  I inquired, "Clearly this is a specail moment, may I take a picture to capture it for you?". She excitedly said, "he has a ring and everything!". Curled tightly on his pinky was a lovely diamond ring.

 I think it is a safe guess, she had forgotten the camera was even on her arm.  I did my best to capture them, the view and the sand writing in one shot. I took several shots, of them and the writing separately. Their joy was so obvious. I wished them many years of happiness and moved on.

As I continued my walk, I was overwhelmed with emotion, as I was allowed by fate and them, to share such a special moment with total strangers. I have seen a lot of weddings at Magen's, many of them very beautiful; it is an ideal location. This was the first time I happened on a proposal. I am still not sure why it moved me so. Writing about it brings back the emotion.

I thought about asking them to e-mail a picture or two so I could post them here, but I thought it would be a bit too intrusive. I may not know them but I will always remember them and feel connected in some small way to them.

Another great day at the beach.