All posts by Dan Boudreau

12 Things That Might Surprise You About Life on St. John

People who visit St. John see one side of the island, but you learn a LOT of new things by living here. Take a look at 12 things that people find surprising about living in St. John, and let us know if we missed anything that surprised YOU!

  1. People from St. John are called St. Johnians (pronounced joe-ni-ins).
  2. John was a part of Denmark until it was sold to the United States in 1917.
  3. There is no sales tax or state tax on St. John.
  4. Hitchhiking is normal here. We all know the steep hills are tough to walk, so it’s perfectly acceptable, even expected, to pick up people who are walking along the road and take them to their home or villa. Just remember that you should point in the direction that you are going instead of using your thumb to hitch a ride.
  5. Over 70 percent of the island is the Virgin Islands National Park, a generous gift from American businessman Laurance Rockefeller. This means that more than half of St. John real estate is not for sale and never will be. And the National Park doesn’t end at the coastline, there are 5,650 acres of underwater land in the Park, with amazing snorkeling spots for all to enjoy.
  6. Buildings on St. John can’t be higher than 3 stories tall. This means there are no high-rise condos or big office towers on the island.
  7. There’s a big party every December called “Prom” where everyone dresses up and meets at Cruz Bay Landing for an island-wide celebration.
  8. John has very little light pollution, and on a clear night, you can see the Milky Way. The National Park Service offers stargazing events for residents and guests.
  9. The 1-year mark of island residence is a big deal when it comes to employment. There’s a territorial initiative called “EDC” that offers tax breaks to companies that locate on the islands. The EDC tax breaks require that a certain percentage of employees must have been resident for a year or more. This makes it easier to obtain employment on St. John when you have been there for a year or more.
  10. You can go to church on the beach! The Fresh Water VI church meets for worship every Sunday Morning at 10 am at Hawksnest Pavilion right on the crystal blue bay.
  11. Homes on St. John must be built to withstand wind speeds of 110 mph. All building material, including concrete, have to be imported from St. Thomas. Every dwelling is required to have a septic tank and cistern, which accounts for about 10 percent of the total building cost.
  12. The Danish West India Plantation Company planted bay rum trees all over the island to produce bay leaf oil. You’ll find bay rum trees across the island today, but be warned- if you chew on a bay rum leaf, your tongue goes numb!
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St. John News in August 2019

St. John Summer Vacations

Summer is a wonderful time to visit St. John: the beaches and restaurants are less crowded and it’s a perfect time for fishing and snorkeling in the crystal clear waters. There are plenty of places to cool off, since nearly every villa on the island has a refreshing pool, and it’s easy to take a dip in the Caribbean Sea. The tradewinds provide refreshing breezes and air conditioning is plentiful. Take advantage of the off-season discounts being offered by our villas and escape to St. John for an unforgettable summer vacation. Our Tropical Properties team can help you find the best villa to suit your needs at a great price.

New Listings on St. John: Listed between June 15-July 15, 2019

  • $2,750,000 Land, Cruz Bay
  • $2,300,000 Land, Cruz Bay
  • $1,180,000 Villa, Cruz Bay
  • $840,000 Land, Cruz Bay
  • $269,000 Land, East End
  • $239,000 Land, Cruz Bay
  • $195,000 Land, Fish Bay
  • $160,000 Land, Fish Bay
  • $150,000 Land, Coral Bay
  • $109,000 Land, Coral Bay
  • $75,000 Land, Coral Bay

St. John News

Here in St. John, we are proud to support our local sports organizations. This summer, these organizations are giving us plenty to celebrate! The Virgin Island Tennis Association team was chosen to compete in the Davis Cup for the first time in years. Thomas Del Olmo, an Olympic hopeful and member of the team, is from St. John and his sister Malena is also a rising star in the tennis world. We love watching our local kids sail optis and sunfish boats with KATS St. John. They train local kids in rowing and seamanship and are holding several St. John “meetups” this summer. We’re all looking forward to the annual Robert Gallagher Memorial Chaotic Kayak Race on August 11. This annual event raises funds to bring wounded veterans and their families for a week of healing in the waters of St. John.

Properties Sold Last Month: Closed between June 15-July 15, 2019

• 3B-12 Quaco & Zimmerman (Land)$100,000
• 1-46 Carolina (Land)$37,000
• 9-9-6 Carolina (Land)$44,000

Isla Vista Banner

Tropical Properties Customer Review

“I met Dan and his team 5 years ago. During the process of exploring St. John and understanding what my vision was, Dan was there to assist me with making the best decision. Over the last few years, Dan has become a friend of mine. He is highly respected for his integrity, honesty, and professionalism on the island. I recommend Dan for commercial and residential inquiries, as he is the best agent with a very strong team behind him! His network of professionals on the island make him the “Google” of knowledge. Dan assists with anything from buying land and building, to servicing a pool, even connecting with property management for renting out my home as an investment opportunity. Dan has many years of great success ahead of him!” -Kenny DePaola

Luxury Office Space in Cruz Bay

Dreaming of an office with a view of the Caribbean Sea? A total of 6,616 square feet of office space is available in this Class A space at #1 Bay Street in Cruz Bay. The spaces are located directly above the sands of Cruz Bay harbor on the west end of St. John. This property is walking distance to the St. Thomas ferry and is immediately next door to the Grand Bay Resort private condominium complex. From hedge funds/private equity, technology start-ups, and light industry to creative artists, restaurant-bars and other professionals, the opportunities are endless!

Villa Spotlight

Caribbean Palm Villa is a brand new Pool Villa with spectacular 270-degree views in a Mediterranean setting, conveniently located just five minutes from downtown Cruz Bay. The Villa features 3 master suites all with ocean views and private balconies. Each master suite is equipped with an en-suite bath and private outdoor shower which also have ocean views.
The gourmet kitchen also features ocean views, granite, stainless steel appliances and is fully stocked with cooking utensils to ensure you will have everything you need to cook your favorite meal. Lounge in the vaulted great room and enjoy the view over Fish Bay and Rendezvous Bay. The covered veranda with tradewind breezes and a three-bay view leads to the pool and patio for sunning and relaxing. There is a built-in grill, set in the native island stonework, located on the veranda close to the kitchen and the pool. Caribbean Palm Villa is professionally landscaped with multiple natural stone outcroppings and native cactus. You’ll enjoy endless views of beautiful Fish Bay and the Caribbean Sea beyond.

Make More for Your Rental Property

Looking for help managing your St. John rental property? We would be honored to be of service. In addition to offering real estate, we also manage luxury villas. Contact us at 340-776-6862 for a FREE assessment of your property – we can help you to make more money!

Featured Listings

Enighed $1,180,000

Hamilton House is nestled in a quiet neighborhood close to town with incredible sunset views. This two-unit home has a lovely veranda and a separate garden apartment with its own private entrance. This home offers air conditioning throughout, two reverse osmosis systems, city sewage hook-up and two 20,000 gallon cisterns.

78 Fish Bay $98,000

Great opportunity to own in Quiet Fish Bay. This lot offers a water view, expired building plans, and a topographical survey. This 0.69 acre lot would make the perfect fit for someone looking to build a dream home on their very own piece of St. John.

Buy Property Using your IRA

Did you know that you can purchase investment property in St. John using your Self-Directed Individual Retirement Account (IRA)? The stock market is climbing these days, and many of our clients have experienced significant growth in stocks, but it’s always wise to diversify. Real estate is a good option for long-term asset growth, and many of our clients have chosen to purchase investment property here on St. John using Self-Directed IRAs. It’s a great way to get a foothold in the St. John real estate market, even if you’re years away from the dream of retiring and living in paradise.
By transferring assets from a 401(k) or traditional IRA into a Self-Directed IRA, you can access the money for real estate purchases without taking a tax hit for early withdrawal. We work with some reputable companies that can help you with the paperwork to make the process smooth and easy. Our Tropical Properties real estate team can help you find the best investment properties in your price range. You may be able to get into your St. John dream home sooner than you realized!

Need a Mortgage? Call Michelle Cellura Nose of Leeward Island Mortgage.
Free Pre-Approvals
Second Home Investments
340.715.2530 o

340.643.1420 c



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What’s New on St. John in July 2019

St. John Real Estate Market Update

The St. John real estate market continues to be a solid performer with the sales pace in 2019 continuing to rise in comparison to 2018. Another positive sign is the number of high-end construction projects starting around the island. Condominium sales have tripled this year and land is slightly ahead over the prior year. Properties within the National Park but not park owned are traditionally the most expensive. There are currently 126 houses on the market, ranging in price from a 2 bedroom, 1 bath cottage for $300,000 up to $10,995,000 for a 5 bedroom 6.5 bath villa in Peter Bay. Over 200 land parcels are available, ranging in price from $50,000 to $8,000,000. So while the numbers are not large, the trend is solid and St. John continues to be one of the best investment opportunities in the Virgin Islands.

New Listings on St. John… Listed between May 15 and June 15, 2019

  • $4,450,000 Villa, Cruz Bay
  • $4,250,000 Villa, East End
  • $3,175,000 Villa, Chocolate Hole
  • $2,750,000 Villa, Chocolate Hole
  • $2,695,000 Villa, Cruz Bay
  • $2,300,000 Villa, Cruz Bay
  • $1,675,000 Villa, Cruz Bay
  • $1,500,000 Villa, Hansen Bay
  • $1,499,000 Villa, Fish Bay
  • $1,350,000 Villa, Chocolate Hole
  • $1,295,000 Villa, Rendezvous Bay
  • $1,195,000 Villa, Coral Bay
  • $990,000 Land, Cruz Bay
  • $895,000 Multifamily, Cruz Bay
  • $795,000 Land, East End
  • $770,000 Villa, Upper Carolina
  • $495,000 Land, East End
  • $475,000 Land, East End

St. John News

The island’s renewal continues in 2019, and life in St. John is better than ever. The Dog House Pub, Drink, and Low Key Watersports in Cruz Bay are doing brisk business, especially now during Festival season. The Westin has reopened, and several airlines are offering new service to St. Thomas. And there’s always plenty to do at the National Park. We’re glad to see the concessions are open at Trunk Bay, and Cinnamon Bay is being completely rebuilt to improve the guest experience. Every Wednesday this summer, come explore the dark skies and bright stars above St. John through the National Park telescope at Peace Hill. A park ranger will orient you so you can enjoy the night’s sights.

Properties Sold Last Month … Closed between May 15 and June 15, 2019

  • 16EF Mandahl Coral Bay $310,000
  • Carolina Coral Bay $450,000
  • 403 Chocolate Hole $950,000
  • Cons 17-6 Peter Bay $1,750,000
  • 1 Peter Bay $9,000,000
  • 7A Gallows Point $790,000
  • 11-D Rem Glucksberg (Land) $30,000
  • 4 Glucksberg (Land) $60,000
  • 6A-1-C-5 St. Quaco & Zimmerman (Land) $90,000
  • 9-3 Contant (Land) $249,000
  • 5A-9-11 Rendezvous & Ditleff (Land) $750,000

Move Your Business to Paradise

The island of St. John is attracting corporate entities through the VI EdC program. It’s the perfect time to relocate and take advantage of massive federal tax incentives. From technology startups to private equity firms, there is an endless opportunity. Contact us for more information on this newly built beachfront office building at #1 Bay Street in Cruz Bay for your EdC office. Work is a pleasure in this contemporary space with a sweeping patio overlooking Cruz Bay Beach.

Isla Vista villa

Villa Spotlight

Isla Vista: This exceptional and private gated residence is located above the town of Cruz Bay with commanding views looking out to the many islands including St. Thomas, St. James, Lovango and St. Croix. It is adjacent to the Virgin Islands National Park and provides the ultimate in privacy. Isla Vista has three beautiful suites each with a California king-sized bed and two with their own separate balcony and patio.
Attention to every detail is found throughout this beautiful villa which features travertine marble floors, vaulted cypress ceilings, and custom mahogany doors.
Isla Vista is centered around a spectacular 35 foot swimming pool with richly landscaped grounds. Entrance to this villa is via a private estate road with a security gate for complete security and privacy.

Allow Us To Assist You

Looking for help managing your St. John rental property? We would be honored to be of service. In addition to offering real estate, we also manage luxury villas. Contact us at 340-776-6862 for a FREE assessment of your property – we can help you to make more money!

Featured Listings

Enighed $1,180,000

Hamilton House is nestled in a quiet neighborhood close to town with incredible sunset views. This two-unit home has a separate garden apartment with its own private entrance. Among the many features that this home offers are air conditioning throughout, two reverse osmosis systems, city sewage hook-up, and two 20,000 gallon cisterns.

Fish Bay $750,000

This unique home located in the flats of Fish Bay offers easy access and ample space. This breezy home with a large shaded deck has many “Green Home” features, such as Trek Deck porch, recycled cement siding and interior walls, sustainable forest wood, engineered roof for ventilation and cooling. Large interior great room, spacious kitchen, and three large bedrooms. Well water available. Lot is large and can accommodate expansion or sub-division.

Fish Bay $525,000

Private 1br, 1ba hillside villa with views of Fish Bay and South Shore. Surrounded by lush native forest, this cozy villa is within walking distance of Reef Bay and borders National Park lands. All this privacy but still only 10 minutes to Cruz Bay. Large lot with plenty of room to expand, great breezes and beautiful sunsets from the large deck. Well maintained and tastefully furnished.

Need a Mortgage? Call Michelle Cellura Nose of Leeward Island Mortgage

Free Pre-Approvals. Michelle can help with Home Purchases, Refinancing, and Second Home Investments.
340.715.2530 o 340.643.1420 c

For more information on any of these properties, please contact Tropical Properties Real Estate and Development: 340-776-6862
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