STX condominium mar...
 

STX condominium market  

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wanderer
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I don't have the slightest idea about the condominium market on St. Croix. I know I should get a realtor. However, I am on the mainland currently, and I'd like to see if the price of my dream is even in the ballpark. So, my question is, what kind of condo (in terms of proximity to the beach, square footage, and year built) can I expect to get for about $300K on STX? Thanks in advance for the replies.

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bathiel
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Another question: what would be a typical monthly utilities cost (water, electricity, A/C, condo association fee) for an 1100-1500 square feet condo? I know, the answer would probably be "it depends", but again, I just want to get a feel of the approximate range, and to know what to expect *before* I even get involved with a realtor. Thank you very much.

We found it typically ranges between $600ish to $1100-$1200ish for the midrange complexes--i.e., not the really low-end ones (like Golden Rock) or the high-end ones (like Carden Beach). St C, for example, is $625, which is the lowest of any complex on the water. And that includes water, which can be a huge monthly expense here, which is one of the reasons we consider St C a bargain. I think Pelican Cove is around $1100-$1200 for a 1200 SF unit, but a realtor can confirm the actual fees.

The rest of the costs you asked about vary widely depending on your personal preferences and behaviors. We don't have AC--the breezes are plenty for us--so our electricity bill is a lot lower than someone in a similar-sized unit who uses AC. Water, as well, can vary a lot. When we rented at the Reef complex on the East End, our monthly water bill was around $100 for two people, and we're very conservation minded.

Bernie

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wanderer
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Thanks again, Bernie. $1100-$1200 as just a monthly condo fee? That's a lot higher than I expected.

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islandjoan
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If you go on MLS you can find Pelican Cove in a search under Estate La Grande Princesse CO and Gentle Winds is in Salt River NB

I don't see that any of the Pelican Cove listings have Automatic Generator.

Other complexes have monthly fees from $450-$600.

Do an extensive search on MLS and compare for yourself.

http://www.flexmls.com/cgi-bin/mainmenu.cgi?cmd=url+other/createlink/link_receiver.html&no_html_header=true&i=x4hm0f3l9gz,7

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islandjoan
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One other thing, it is really best to NOT be too close to the water, because then you will have a lot of maintenance headaches.
If you can see the water that would be great but you don't need to be right on it.
Don't limit your search to condos on the water.

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bathiel
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One other thing, it is really best to NOT be too close to the water, because then you will have a lot of maintenance headaches.
If you can see the water that would be great but you don't need to be right on it.
Don't limit your search to condos on the water.

Definitely right on this. At St C, we have a fiendishly high level of corrosion due to the constant sea spray. We knew going in how bad it was, but for us, it's worth the tradeoff to be on the water and to have the view we have. But it's definitely a big concern, as it will add to your costs for replacement of electronics, knives, cars--anything that can rust.

Also, confirm what kind of insurance is included in the monthly fees, as coverage varies from complex to complex. And even if your complex has insurance for the buildings, you'll still need to get your own additional policy to cover everything inside your unit.

Yes, $1100-$1200 for some complexes. Per month. That's one of the reasons we didn't buy at Pelican Cove. But this, again, is a tradeoff, because while you have higher fees, you generally have better amenities to go along with that (e.g., nice landscaping, better-maintained buildings, large pool, etc.).

Bernie

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