St. John became part of the United States in 1917 when it was purchased from Denmark. However, it wasn’t until the 1930s that word of this tropical paradise began to reach mainland America. This marked the beginning of a tourism era that would eventually blossom into a thriving industry.
A pivotal moment in the island’s modern history came in 1956, when conservationist and philanthropist Laurance S. Rockefeller donated a significant portion of St. John to the U.S. Federal Government. This generous gift led to the establishment of Virgin Islands National Park—the 29th National Park in the United States—originally comprising 5,000 acres of protected land.
Rockefeller’s donation was accepted by then-Secretary of the Interior, Fred Seaton, who declared, “The government will take care of this sacred soil—these green hills, valleys, and flaming miles. Take good, proper, Christ-like care!” His sentiment reflected the profound responsibility of preserving this natural wonder for generations to come.
Since then, additional land and underwater areas have been added, expanding the Virgin Islands National Park to over 7,200 acres of land and 5,600 acres of marine habitat—totaling approximately 56,500 acres of preserved beauty.
One of the best parts? U.S. citizens don’t need a passport to visit. Whether you prefer rustic campgrounds or luxury resorts, St. John offers accommodations for every type of traveler. The island is also proud of its commitment to accessibility, with several wheelchair-friendly beaches, including the world-renowned Trunk Bay—frequently ranked among the most beautiful beaches in the Caribbean and the world.
Today, St. John is more than just a tropical escape—it’s a shining example of nature preserved, history honored, and paradise made accessible to all.
Ownership in the U.S. Virgin Islands is held as “fee simple”, under the protection of the U.S. flag. There are no restrictions on purchasing property for investment purposes, and no legal obligation to build on undeveloped land within a specific timeframe.
Property Taxes
Property taxes are comparatively low when measured against many areas in the mainland U.S. Tax assessments are calculated based on the purchase price and are subject to the following mill rates:
Government Transfer Tax (Stamp Tax)
All real estate transactions are subject to a Government Transfer Tax, typically paid by the seller at closing (unless otherwise negotiated). The tax is calculated based on the value of the property:
Financing
Mortgage financing is available through local Virgin Islands banks and stateside lenders such as North Pointe, First Liberty Lending, and Virgins Bay Mortgage.
Buyers are typically responsible for:
Insurance Requirements
Hazard insurance is mandatory for all mortgaged properties. This includes protection against hurricanes, flooding, and other natural disasters. Costs generally average around 3% of the replacement value, with variations depending on construction type, hurricane shutters, and other protective measures.
Building Codes & Construction
The Virgin Islands Building Code mandates that all new constructions must be engineered to withstand:
Construction costs typically start at $600 per square foot, varying based on finishes and materials selected by the buyer.
Property Types & Market Snapshot
Residential Properties
Condos
Land
Commercial Real Estate
Fractional Ownership / Timeshares
Fractional ownership offers flexible ownership with 98+ usage options throughout the year. The Westin remains the most recognized option for timeshare ownership on the island.
Four three-story buildings just outside Cruz Bay with views of the harbor and St. Thomas. They are comprised of two bedrooms one bath units and one studio unit which all share pool and pool deck.
Single and double units in masonry buildings with stunning views from South to West. Five-minute drive to Cruz Bay.
South American hardwood buildings housing five one and two bedroom units with views of Enighed Pond and Pillsbury Sound. They are walking distance to Cruz Bay.
Former house converted and expanded to one bedroom condos, sits on Pocket Money Hill above Cruz Bay. Great views of St. Thomas, sunset and a shared pool.
Ten one bedroom masonry constructed units on Pocket Money Hill with shared pool and views of St. Thomas and the sunset.
Fifteen waterfront buildings, each with four one bedroom units. Easy walk to town and shared pool and small beach.
One, two, and three bedroom units in the new development on Cruz Bay beach. Complete with pool, fitness center, resort-style amenities, and easy walk to town.
Two buildings housing twelve one and two bedroom units with harbor views and a shared pool. Easy walk to Cruz Bay.
Two and three bedroom condos just outside of Cruz Bay, walking distance to town and Frank Bay beach.
Four buildings with thirteen one and two bedroom condos and shared pool, five minutes by car from Cruz Bay.
Six masonry studio units in the heart of Cruz Bay.
Sunset views over St. Thomas from ten one bedroom and studio condos just above Cruz Bay.SIRENUSA: Forty units overlooking Cruz Bay, with views of St. Thomas and sunset. Complete with a pool, health club, and game room.
Located above Cruz Bay, six two-bedroom units with timeshare ownership and RCI affiliation. Complete with individual splash pools, and a large shared pool with stunning views.
Just outside Cruz Bay these five units have a shared lap pool and lovely views south. Easy walk into town.
Atop Gift Hill, these two seasonal ownership homes have three bedrooms and great views of St. Thomas and the sunset.
Across the street from the Westin Resort, studio to three bedroom timeshares have either shared pool or individual pool and access to the hotel.
Somewhat ‘flat’ land five minutes drive to town, predominantly valley views referred to as the “country”
North Shore land near Francis and Maho bays
High above Cruz Bay and Great Cruz Bay with views from South to West
On top of Bordeaux Mountain with views East to Virgin Gorda
In Coral Bay past Shipwreck Restaurant with views East to the British Virgins
One thousand acres+/- including Bordeaux mountain and sweeping around the hills above Coral Bay to the North and East. Views are from East to South with some North in Upper Carolina, this is a very large estate.
Above Trunk Bay with views from West through North to East. Access from Either Rt 10 or Rt 20
Established area on South side, close to Cruz Bay with views from East through South to West
South of Coral Bay near Salt Pond Bay with predominantly South views
Close to Cruz Bay, hillside on either side of Enighed Pond with views South to West
Just before Fish Bay on south shore, mostly waterfront prcels with views from East, West and South / Caribbean Sea to Pillsbury Sound.
East End land with views North to Tortola
Coral Bay just across from fire station and past church, with views South, some East
Close to Cruz Bay, between Bethany and Pastory, with mostly West views
South side, past Chocolate Hole with views South to West
Gift Hill land with mostly Westerly views
Oldest and very established neighborhood surrounding Westin Resort, with mostly West views towards St Thomas. All parcels start with a 300- number.
East End land with views in all directions
South of Coral Bay and past Concordia this land has mostly South views
Land located out by Maho Bay
Just outside Cruz Bay with mostly West views
North Shore land with views of National Park bays and Tortola
Turn of Rt 104 and the dead end sign by Rendezvous. with bay and Caribbean Sea views mostly South.
