Snorkeling is one of my favorite hobbies. I addition to watching the sea life, I love to look for shells and chaney (small pieces of broken Danish pottery) in the shallows. There are good snorkeling spots ALL OVER this lovely island. Visit the maps page on my web site, to become familiar with the island of St. Croix.

I guess I enjoy the snorkeling on the west end best of all. Right in front of our condo at Harbour Beach Village (just south of Sandcastles on the Beach) are perfect coral formations and overhangs - great spots for fish and lobsters to hang out! If you go in either direction away from the condos, the snorkeling is still wonderful, but the bottom changes. There are some grassy areas to the south,ideal for spotting turtles! Last week we saw an ENORMOUS ray. Wing span of probably 5 - 6 feet!

There's actually an underwater snorkeling trail on the west end just off of the beach in front of N2 the Blue (best dive shop in St Croix) and Coconuts (best beach bar in St Croix!!!). And snorkeling off the Frederiksted pier, you may get lucky and see seahorses! That's a definite "seahorse hangout!"

Going north, other good snorkeling spots include the beach off of Butler Bay (you'll see a sign and some old stone gates - just after that is a nice beach- park there to snorkel - but don't leave valuables in your car!). Further north along the west end beach road, stay to the left and you'll be rewarded with great snorkeling at Ham's bay. You'll see several spots to pull off and park - just make sure to mind your valuables. Take along one of those waterproof containers for your keys and wallet - if you don't have one - you can pick one up at N2 the Blue. Nothing worse than having a perfect beach and snorkeling day ruined by a few punks who get their jollies by breaking into vehicles and stealing your stuff.

Along the North Shore, of course the famous Cane Bay is a great spot for snorkeling and diving. Continue on to La Valle and I understand the snorkeling is pretty good in that stretch just after you go left at the Corner Store. Haven't checked it out yet - but it's supposed to be nice. And so is the snorkeling right in front of Lobster Reef (restaurant across from Corner Store). I hear that's a lobster hangout - and the restaurant is a hangout for those of us who like to eat them! Salt River park (the beach side) has some interesting coral formations and is supposed to have wonderful snorkeling. I haven't tried that yet, either. To get there, continue down north shore road and turn left at the marina. That road dead-ends at the beach - take security precautions here as well.

On the east end of the island there's also some great snorkeling. Tamarind Reef is really nice. Past the Buccaneer, turn left into Green Cay. Follow signs for the Deep End Bar and go to the beach to the right of the bar. They have an attendant and you can rent chairs, umbrellas, the whole works. Fewer worries about thievery here, and truly world class snorkeling. It's a bit difficult to get into the water here - but worth it.

Out east, the water in front of Duggan's Reef restaurant is supposedly good for snorkeling. Or, keep heading east and follow signs for the Divi, then turn left on one of the roads and find your way to the beach at Grapetree bay. There are several spots where you'll see trails to the beach and some parking. Great snorkeling here, too. The Divi hotel beach is also nice - with all the amenitie of a fine hotel (chairs, bar, etc.).

Jack & Issac's Bay is supposed to be fabulous for snorkeling (also off of Grapetree Bay- but you have to hike to it). I'm going to test that one out this week. I understand it requires a significant hike - but it's supposed to be well worth it. I'll report back!

And of COURSE - there's Buck Island! But for that - you need a boat!

Please feel free to post your comments about other snorkel spots YOU'VE found here on St. Croix!

Sound too good to be true? Visit my web site on retiring in the Virgin Islands, contact me for a Relocation Package or Answers to Your Questions on Retirement. We live our dream here in St. Croix - come down and visit!

Kim Lucas, REALTOR
www.kimlucasvi.com
www.retireinthevi.com
kim@coldwellbankervi.com
340-626-3758

St Croix, in the US VIrgin Islands, has a rich heritage and is the proud home to the remains of over 80 sugar mills, which were used in the production of sugar and rum here.

About 50 years ago, one enterprising man built a replica of a sugar mill as his guest house. Then about five years ago, another ambitious couple turned this guest house into part of a larger home that is a wildly successful vacation rental (www.stcroixvilla.com).

Learn more about the property by visiting Kim Lucas' web site, or reading her blog Unusual Landmarks in St. Croix.

Kim Lucas, Realtor
340-626-3758
www.retireinthevi.com
kim@coldwellbankervi.com

"Can you buy a condo here that will pay for itself?" is a question I am frequently asked. Here are the questions you need to answer for ME so that I can answer that question for YOU and your unique circumstances:

1. Do you want a beach front condo?
2. How much are you willing to spend (initial capital outlay)?
3. What monthly outgo can you live with for a property here?
4. Will you procure the renters (i.e., thru VRBO or other advertising you do on your own) or will you need a rental manager?
5. How often, and WHEN do you plan to use the condo for yourselves or your family?
6. Are you willing to do any "fix up" or do you want a "turn-key" condo?


A LONG-TERM RENTAL

The long-term market here is fairly good, with rates running around $800 / month for a one bedroom; $1500 - $2000 for a two bedroom; and $2000 - $2800 for a three bedroom.

Of course, if you rent out long term, your personal use here is going to be limited to times between renters - which may or may not be when you want to come. Renting out to long-term tenants is much less headache and hassle - and can be a good way to go if your purpose in investing is to get a place that YOU want to live in several years from now - but want to secure it at TODAY's prices. Visit my Retire in the Virgin Islands web site for information on retirement.

A SHORT-TERM RENTAL

Condos without a sea view and/or pool generally do NOT rent well on the short-term market. The short-term market is pretty seasonal. With good marketing, you can generally rent out your place for 12 - 18 weeks a year - and most of the rentals will occur in the winter months (Dec. - April). So if YOU are planning to "winter" here - then you are going to have limited rentals.

Rates for short-term rentals range from $600 - $1200 a week for a one bedroom; $800 - $2500 a week for a two bedroom; $1500 - $3000 for a three bedroom. Of course, the range in the rates takes into consideration the location and desirability of the condo.

EXPENSES

Condo fees here are very high, ranging from $450 - $1200 A MONTH.

When people ask me if a condo will "pay for itself" - it really does depend on WHICH condo! If your fees are $1200 a month - then you'll be very lucky to break even - and that's NOT considering debt service - just "expenses."

WILL YOU WANT A PROPERTY MANAGER?

There are a number of condos here that have on-site property management and rental agents. These are the most "hassle free" condos to own if you plan to rent your unit out most of the time. I didn't say they were the "cheapest" or "most desirable" - but certainly the easiest.

These include Club St. Croix, Sugar Beach, Mill Harbour, and Colony Cove. Most of these complexes have websites - so google them to see the rates. Their occupancy calendars are typically not up to date - but they do well in season.

Most people who own these units at least break even (not including debt service). Note that some of these condos are self-insured, which means that if you must get a mortgage, the bank will REQUIRE you to have windstorm insurance. That will add another $350 - $500 per month to your monthly fees. Better to pay cash, if you can.

I have wonderful tools at my disposal to help you figure your return on investment. Once I know more about you and what you want, I can run the numbers and give you a really good picture of whether or not owning a condo here would be a good investment decision for you. First, you can Search the St. Croix MLS from my web site.

Then, in order for me to help you, YOU really need to get clear about your plans. Thinking through the questions above will help both of us! See you at the beach?

Kim Lucas, Realtor
340-626-3758
www.retireinthevi.com
www.kimlucasvi.com
kim@coldwellbankervi.com

As a little girl I used to dream about Caribbean Islands (interesting, I was born in Ky. and didn't see the ocean till I was grown), pirates, and dolphins. Those dreams never died for me(well, maybe the ones about pirating....), and when I came to St. Croix I knew I'd found "home" and my dreams had come true.

Last SunDay was such a confirmation of this. It was Father's Day, and it was already hot by 10 a.m. The sea was like glass in Frederiksted and was that AMAZING color of blue. Larry and I had been snorkeling for about an hour, and were getting out of the water, when I turned and saw 4 fins breaking the surface of the water about 100 yards out. "Gotta go" I yelled back to Larry, and I took off after the dolphins.

I swam hard and when I popped up to check my bearings, Larry was motioning me toward the right. I caught another glimpse of a fin and I took off toward them again. I could hear them under water and my heart was beating fast at the thought of catching up with them. I slowed down a bit to catch my breath and looked up to see a beautiful dolphin swimming my way. We made eye contact and she swam up beside me - turned around and was about three feet beside and beneath me now swimming with me. She was so beautiful!

Two of her friends joined her, and the three of us swam together for a bit. Then a fourth friend joined in and I was in complete heaven swimming along with these gorgeous creatures! They swam slowly so we could stay together, and breached the surface to breathe maybe 4 times while we were swimming. They were so close! Not close enough to touch - but as close as was comfortable! I was talking to them (like an idiot!!) and telling them how beautiful they were, how thankful I was that they gave me the honor of swimming with them, and how much I loved them.

We probably swam like that for maybe 5 minutes - hard to tell time - but it was just amazing. Then the original friend turned slightly on her side so she could make eye contact with me again, and they took off for deeper water, which I could see was just a few feet away. I was WAY far away from the shore by this time - but folks there had been watching and when I got out, were eager to talk with me about my experience. And what an experience it was! I LOVE this place!

Dreaming of relocating to St. Croix or retiring here? Ask for my Relocation Package, and contact me with any of your questions. Our economy is booming and it's a great time to buy real estate!

Kim Lucas, REALTOR
340-626-3758
www.retireinthevi.com
www.kimlucasvi.com
kim@coldwellbankervi.com

Big news for St. Croix today! Governor DeJongh announced a wonderful landmark public-private initiative with Diageo (the world’s leading spirits, wine and beer company) for the construction and operation of a high capacity distillery on the island of St. Croix.

This new facility will be very high tech and environmentally sound - and is slated to be completed in 2011. Beginning in 2012, this distillery, which will have the capacity to distill up to 20 million proof gallons per year, will supply all bulk rum used to make Captain Morgan branded products for the US.

Needless to say, this will provide a major economic stimulus for the entire Territory of the U.S. Virgin Islands. Not only will it bring jobs, but Dejongh says it will also bring "a tremendous future stream of revenue and long-term source of funds that will go far towards solving many of the challenges we face as a Territory.”

The development of the new Diageo rum distillery will diversify the Virgin Islands rum industry, which enjoys an existing relationship with primary rum producer, Cruzan VIRIL. Governor deJongh described the public private partnership with Diageo as “a real success story, one that we can all be proud of as Virgin Islanders.” He continued, “That we have attracted such a vast and successful multi-national corporation to our shores can only serve as a signal that we are beginning to work together to build the Virgin Islands of prosperity and opportunity.”

I am SO proud of this administration and have nothing but praise, respect and admiration for Governor Dejongh and delegate Donna Christensen. They have worked tirelessly to help these amazing Virgin Islands and this is a major accomplishment!

GET YOUR VI REAL ESTATE NOW because we are on the road to greatness! What an even more wonderful place this is going to be five years from now!

Visit my web site for resources on retiring in St. Croix: www.retireinthevi.com and contact me for information on real estate opportunities. I'm sold on the investment potential of St. Croix!

Kim Lucas, Realtor
kim@coldwellbankervi.com
www.kimlucasvi.com
340-626-3758

original post: http://kimlucasvi.com/index.php?action=addon_blog_article&id=7

For those of you who have always wondered what St. Croix looks like, these photos will give you a good idea. They were taken recently from a helicopter.

Pretty spectacular!
Photos courtesy of John Ballard.
Contact me for information about real estate in St. Croix, US Virgin Islands.
Kim Lucas, REALTOR
kim@coldwellbankervi.com
www.retireinthevi.com
340-626-3758

Many folks do not understand why they need a title search or title insurance. The following information addresses what a title search does and what the insurance protects, and was provided by the folks at Island Title Services Corp. here in St. Croix. I hope you will find it helpful.

"A title search is the process of determining from the public record just what the rights of a property are and who owns them. It is a means of determining that the person who is selling the property really has the right to sell it, and that the buyer is getting all the rights to the property that he/she is paying for. In most real estate transactions, a title insurance policy is purchased to assure the buyer that he/ she has purchased a valid title. in those transactions where title insurance is involved, the title company must determine insurability of the title as a part of the search process. If a title insurance policy is issued, the title company will, at its own expense, defend the title and pay losses within the coverage of the policy if they occur.

"There are several things involved in a title search for St. Croix property. First, the chain of title is determined - that is a history of ownership of the property, telling who bought it and sold it, and when.

"Next is a tax search, which is done to determine the present status of general real estate taxes against the property. This search will reveal if taxes are current or whether any taxes are past due and unpaid from previous years. In addition, the tax search will indicate the existence of any special assessments against the land, and if so, whether or not these assessments are current or past due. Title insurance protects the buyer against loss from unpaid and past due taxes and assessments.

"One of the most important parts of the title search is to determine if there are any unsatisfied judgments against the seller or previous owners which were in existence while they owned the title. It is very important to be sure that a title is not subject to judgments against the seller or previous owners. Title insurance provides this protection. If a judgement is discovered that constitutes a defect in the title, it is pointed out, and the seller must then eliminate it before the title of the new buyer can be insured free and clear of that judgment.

"When all these searches have been completed , the title company issues a commitment to insure, stating the conditions under which it will insure the title. The buyer, seller and lender can proceed with the closing of the transaction after clearing up any defects in the title which may have been uncovered.

"The lender is as concerned as the buyer about the quality of the title, because the property will secure the loan. The lender requires assurance that it has a valid first mortgage lien on the property. The lender's title insurance, however, DOES NOT PROTECT THE NEW BUYER OF THE PROPERTY. Although the land is the same, the interest of the buyer and the interest of the lender are very different, as are the provisions of the policies of title insurance. The buyer should obtain his/her own policy, often issued simultaneously with the lender's policy."

Contact me if you have additional questions about the reason for title insurance in St. Croix, and how to protect your interests when you purchase St. Croix real estate.

Kim Lucas, REALTOR
340-626-3758
www.retireinthevi.com
kim@coldwellbankervi.com
Original post: http://kimlucasvi.com/index.php?action=addon_blog_article&id=6

While enjoying one of our beautiful beaches the other day, I made a list of the 10 things I love most about living here, in St. Croix, US Virgin Islands. When you dream of retiring on a Caribbean island, or "getting away from it all" think of the St. Croix lifestyle:

1. The amazing weather - 82 degrees year 'round, 20% chance of rain on most days.
2. The friendly people - smiles are abundant and locals as well as continentals are generally happy and friendly. It's easy to make friends here!
3. The laid back pace - no need to get in a rush - and there's always time for a friendly greeting and chat. If you're 15 minutes late here, you're 30 minutes early!
4. 1000 colors of blue! Well, maybe not that many, but there are so many colors of blue in our amazing crystal clear water!
5. No sox, no shoes, no problem. If I have on LEATHER flip flops, I'm dressed up. Love it.
6. Sunsets and sunrises. No two are alike, and they are all amazing.
7. Friendly drivers and no traffic. The drivers here are so courteous and nice - it's customary here to let others in and out of traffic (and I use the term "traffic" loosely!!)
8. Great restaurants. Unlike many Caribbean islands I've been to, where every restaurant has the same food, there are so many good and unique restaurants here! Not good for my waistline or budget, but yummy and fun!
9. Wonderful music. I absolutely love live music (GOOD live music, mind you) and there are some great musicians here. I'm a "regular" at every Kurt Schindler performance - and am a "self-proclaimed Schin-head!"
10. It's HOME! It's the good 'ol USA with all the benefits and protections that offers - and yet the culture of a Caribbean island. What can be better than that?
11. Beaches on the west end - GREAT snorkling, crystal clear water, wonderful shelling, virtually deserted beaches (especially on weekdays....love to slip away!) oohh - I said 10 didn't I!

It's hard to stop! There are SO MANY wonderful things about living here on St. Croix!

Visit my web site for resources on retiring in St. Croix:
www.retireinthevi.com

and contact me for information on real estate opportunities. I'm sold on the investment potential of St. Croix!

Kim Lucas, Realtor
kim@coldwellbankervi.com
www.kimlucasvi.com
340-626-3758

I recently read a blog post by a 3-year resident on the island, who said she was frustrated with real estate prices on St. Croix. She shared some photos from a house she looked at that was listed near $300,000 - that truly needed quite a bit of work.

However, this home has amazing views of the north shore and is located in a desirable part of the island. She lamented about what $300,000 would buy here, as compared to what it would buy in, say, Texas. Well, last time I checked, there were no awesome Caribbean views to be had in Texas. If there were, I imagine you'd find prices there just as high, if not higher.

We get spoiled here after a while. It is easy to forget just how incredibly gorgeous this place is, and how desirable it is to live here. If you compare our real estate prices with other Caribbean Islands, Hawaii, or other equally beautiful places, you will come RUNNING back to St. Croix and start gobbling up real estate as fast as you can!

Yes, purchasing a home with a sea view is going to set you back a bit....but that's the price you pay to live in paradise! You can find reasonable homes and condos here - comparable in price to what you'd find on the mainland that are, say 15 minutes from gorgeous beaches....(again, let's not forget where we live!!!)....but you're not going to get that amazing view without paying for it!

Prices here are VERY dependent on location (as they are EVERYWHERE) and VIEW. A home with an amazing view for under $300,000? Come on - that's a STEAL of a deal! Fix it up and you've got a half million dollar property! Someone obviously figured that out - that home is now under contract.....

Kim Lucas, REALTOR
www.kimlucasvi.com
340-626-3758

With all the bad news in the media about the housing slump, people are very fearful of investing in real estate now. Certainly, some members of my profession as well as unscrupulous lenders have created a big mess, by assuring their customers things like "real estate never goes down" and "you'll probably get that big raise you're expecting and will be able to afford your payments as your interest rate rises." Shame on them!

Fortunately, we have very good lenders in St. Croix and we are not experiencing foreclosures here like some places in the states. However, with fewer buyers in the market, we are most definitely seeing a slow down in sales and due to the news and forecasts, even a fair number of price REDUCTIONS on lovely homes and land.

Now, you can look at it as "gloom and doom" OR - you can see that this may be a great, and perhaps the last, opportunity, to purchase land or a home here at extremely good prices. If and when things turn around, I believe the prices in the Virgin Islands will start to go up again. Think about it. These are the only islands in the Caribbean that are a US territory. St. John is completely unaffordable for the average person. St. Thomas is, well, St. Thomas: crowded, over commercialized, full of traffic, and more expensive than St. Croix. We are the last island to see development. And believe me, development will come.

I am sad about that in many ways - so much of the island is pristine and unspoiled - but you know it will eventually get here. Eighty million of us baby boomers have a dream of living in the Caribbean - and yet most of us aren't ready for "Robinson Crusoe" living. This is the perfect island for us! We have all (or most) of the benefits of being in the United States, and yet the vibe and culture here is most definitely "ISLAND." We're "living and dying in three-quarter time," as the icon of our generation (Jimmy Buffet) says! So we have the best of both worlds here!

NOW, you have a chance to get in while the prices are somewhat depressed and sellers are anxious. If you wait, you'll be kicking yourself when the market turns around and prices start soaring again. We came here in May of 2005 looking for our place in paradise. Prices were steadily increasing and we saw the writing on the wall....we better buy NOW or we will be priced out of the market. We bought a house the first week we were on the island - which was not our intention. Our "rational" selves said to rent here for six months to make sure we liked it and knew the island well enough to know where and what to buy. But our hearts said - "THIS IS IT and the TIME IS NOW."

Our house has DOUBLED in value in three years. And we could not be happier with the neighborhood and area we selected. We couldn't afford our home now - or even six months after we purchased. So come on down. If you like it here (and of course, not everyone does) and it speaks to you - NOW IS THE TIME. Don't wait and be kicking yourself next year......FOLLOW YOUR HEART AND ALWAYS FOLLOW YOUR DREAMS!!!

Visit my web site for honest opinions and recommendations about Retiring in the Virgin Islands. And contact me with your questions and concerns. I've made the move, so I speak from experience.

Kim Lucas, Realtor
kim@coldwellbankervi.com
www.retireinthevi.com
340-626-3758