rain forest

I was very obviously steered to the east end by more than one realtor. Please contact Alexandra who post on this board or keep looking for an agent who will give you more options.

One of the reason why its always best to live on the island for 6 months to a year to find out what you like for yourself. That being said there is a reason realtors steer people toward the east end. You will see more return on your money. So if it is just an investment buy east if you want to find out where you will really like to live or if you will even really like living on stx you need to live here for awhile and find out for yourself. If this is really your nest egg please really look into everything before buying here, many people go through their savings here like water.

Which estate in the rain forest are you thinking about? Thats a big area and some are better then others.

If realtors steer you to the east end because you get a better return for your money then they should say that. The things I was told was you don't look like west end people or I believe you will be much happier on the east end. My direct question on what do west end people look like went unanswered. In any case never once was I told that I would have a higher resale value. With that being said I agree with Betty, rent for a while and find the right area for you.

Remember when you're buying you're not locked into a contract with a realtor. If one made me uncomfortable I would drop them. At the same time realtors have alot of restictions on what they can and can't say about neighborhood, your personal safety, etc and it sounds like your crossed it or danced on it a little.

I will try to give you some answers. I don't know if you are talking of land or house. A house would make your options much less. For land Hibiscus Point AKA Prosperity NB is very nice with some good lots for sale. The homes there are very nice but are not for sale very often. Hard Labor would be land only because the homes there have never been for sale, and there is not many. Lots are cheaper then Hibiscus Point. Hard Labor has the best views, maybe on the whole island. If you like golf The River is kind of rainforest's, the lots there are reasonable. Hope this helps your search.

My thought is that I would buy a small lot with the intention of building on it several years down the road. I WOULD, at that time, rent for a while, and if I thought I couldn't take it (in whatever climate has developed by then) then it would revert back to being an "investment" and be sold. But my intention at this point is to LIVE there, and I've narrowed it down. The realtors have been very professional in what they have NOT said-that's why I'm asking this group. How many of you would feel "safe" living in the rainforest? Why or why not?

This is a very big area....as you may have seen mention on this board it is sometimes a street by street decision sometimes by estate. Where are you thinking of buying?

In a general sort of way I would not buy in the interior with no view. While it is about 10 degrees cooler in there thats where the advantages stop. You will see less return on your investment with no view and will have to deal with every insect know to man including the dreaded termite. Most of it is very hilly so your looking at much higher building costs if you build on a sloped lot. Do not buy with your heart if this is going to be an investment for you at any point whether it be 5 or 10 years from now. If you will at some point need the money to help with retirement think about it carefully.

Yes, safe I was answering your question. The estates I was talking about most people would feel safe. The rain forest is more secluded, that might make some not feel safe. That is why it might be a slower gain investment then the east. If you go gated community with ocean views you will be able to sell your lot some day. Interior rain forest might not be worth a burial plot. If you love it and want to live there thats great it should be cheap, but you need to live by there to no you could handle living there.

I agree with you that the verdant, forested areas of STX are the most attractive places to live. The desert environment is just my idea of tropical living. Why the East End was better developed than the West End is probably a long story.

The big, new development money is now mostly going into the West and North parts of the island. I would follow that money (and it's your preferred area anyway). Conventional wisdom say stay East, but I disagree. The biggest long-term price appreciation will be in the West. However, the greater risk may also be in the West. It's usually always the case in the world of real estate investment. Potential $$$ rises with risk, but there's lots of development money betting on the West End - so you'll be in good company.

Also, where ever you buy, make sure the lot has a good sea view, if only for investment purposes.

Hi,
I'm a real estate agent here (with Coldwell Banker) and I think the west end is a good investment. I thing ANYTHING in STX is a good investment! I have personally purchased two lots - both of them on the west end - and I just purchased a condo on the west end (best beaches in STX, in my opinion) - so clearly I am walking the talk! I live mid-island in Judith's Fancy. I have a great 2 acre lot listed right off Mahogany road (near the fallen Saman tree) for $140,000. It is easy to build on and I think a good long term investment. And if you want to live there - even better. The folks who are selling this lot bought another lot just a bit up the road - but it had a pad on it - and helped them jump start their building plans. If you'd like more info on this lot - email me and I'll send you a link with photos, etc. Also - Check out my blog for lots of info about St. Croix - http://activerain.com/kimlucas

When you purchase in the west you will see much lower rents and a lower gain in equity. Kim is giving her personal opinion, many real estate agents who have been here much longer might very well tell you something different. There is a small pocket of agents that are really supporting the west and I have no idea if its because they feel its a more untapped market or if they really want to turn it around. But whos going to do the turning around part?

This may be petty but how are you walking your talk by living in Judith's Fancy? Thats an extremely expensive estate that is gated with a 24 hour guard. It an area where new comers always feel safe. I will never understand why gates make people feel safe when they never work.

As far as stx always being a good investment I agree in general. You will pay out he nose for insurance, have higher maintenance cost (salt destroys everything) and if there is a bad enough hurricane or a couple in a row prices do drop. They've always gone back up but you're looking at years. If you will ever need to unload your investment quickly, don't buy here, turn around is slow.

As far as east being more developed then west it simply isnt true. Most of the population lives west not east. West is the more developed area, but it is also much bigger so maybe that is were you made the wrong assumption Independant man. And actually you are wrong about the development as well. Two large tracts of land were purchased two years ago to build timeshare/hotel/condo/etc develpments on the east/southshore area. And a third smaller one around cheesburgers actually seems like its moving ahead (but its just houses/condos). I know one was purchased west as well but whether any of these will get built will be anyone guess. The govt here makes it more then a little difficult.

Development groups are looking at areas all over the island for their plans to build resorts and to master plan communities. Since there is so much untouched and beautiful land in the northwest quarter of the island and so many undeveloped beaches along the south shore, those areas are getting a lot of interest from major resort hotel chains and developers. Not all of those plans will move forward but it can only be a matter of time before at least a few resorts start construction. The government bureaucracy discourages development and permits are a slow, cumbersome process to acquire. It's a fairly good bet that the Mills of St. Croix project at the west end will eventually get built in some version simply due to the vast financial resources of the Indian tribe and casino backing the project. Most hopeful developers don't have pockets nearly as deep and can't hold out as long against government delays.

The East vs West conversation is emotional for many people. The different sectors of the island appeal to different people for a wide variety of reasons. Some people are adamant that their favorite area is the "only" place to live... even though some of these people really haven't ever explored the other areas thoroughly. Often new arrivals have a gut reaction as to the areas that feel most like "home" to them. I've driven hundreds of familes around STX and they've chosen a wide variety of neighborhoods in the end, from west to central to north shore to east. It is an illegal practice for Realtors to "steer" buyers to or away from a particular area or neighborhood. I think most Realtors try hard to stay within ethical standards for expressing the pros and cons and characteristics of different sectors of the islands. I've been told by some buyers that they had met with Realtors who refused to show them properties in the west end. Most available properties are in the eastern 2/3 of STX and no doubt some Realtors just haven't ever explored the west enough to really know their way around the back roads of the rainforest, etc. I live in the west end myself and there are still times I have to drive around a bit to find a new listing in an area where few properties ever come on the market.

For anyone new to the island and looking for a place to call Home, or even someone who has been here a while but not explored extensively, I believe it is important to spend time with a Realtor who will drive you into ALL areas of the island before you select the sector you will focus on to find a property. Some people do stick with their initial expectation, but others make a new discovery and are pleasantly surprised by an area they hadn't previously considered. People who are retiring here or coming to work or moving with kids will have different needs as far as desirable proximity to work, groceries, school, medical services, etc.

The different neighborhoods of STX offer somewhere for everyone. Whether you are used to a high-end, gated, pricey neighborhood or a middle class neighborhood or a rural neighborhood or inner city housing, we definitely have it all. When you ask another person if they would feel safe in a particular area, their answer may not really be relevant to how YOU will feel in that area as we each have our own comfort zones and things that make us edgy. It is likely that if you ask 20 east end residents how they would feel about living in the rain forest that you will get 20 negative responses. Those 20 people have already chosen their preferred part of the island... although we do hear now and then from people leaving the east end for the north shore or another area after living here a while and finding that what they were initially told by Realtors and others about the east end being the only place to live and feel safe wasn't necessarily true from their own perspective once they had experience living here.

I personally wouldn't choose to live in the rain forest mostly due to the bug issues and lack of a breeze or ocean view potential. It's gorgeous to drive through. The safety issue always depends in part on the individual and the relationships you make with your neighbors. It's a good thing to be on friendly terms with your neighbors and to watch out for each other. Since many islanders have family ties to other islanders, one good friend can turn into a safety net of his extended relationships. If you are buying purely for investment purposes, there are areas that are appreciating in value at a faster rate than rainforest land. If you are buying primarily to live there, then that is a different thing and you should live where you feel most at home.

It is wise to always keep in mind the ease or difficulty you might have in re-selling a property should the need arise, as well as the market trend for value appreciation in the area you are considering. Real Estate generally makes a great investment but some property types and areas clearly do better than others. Developers sometimes take fairly undesirable land and make it all the rage by the type of homes and business they build there (Las Vegas, for example). Development of STX will likely take some of the west end land that has been so undervalued for years and make it much more valuable as the west end eventually gets a new resort or two. Meanwhile, the more sure bets for good appreciation in the short term are in waterfront land and ocean view land.