Buying property in the U.S. Virgin Islands

USVI Realty is an educational resource, not a real estate brokerage. We do not list properties or represent buyers. This page maps out what to research before you buy, so you can have better conversations with the licensed professionals you hire.

Many steps will look familiar if you have bought on the mainland: an offer, a deposit, inspections, title work and a closing. A few checks matter more here, and they can change what a home costs to own: flood risk, windstorm insurance, water supply and permits.

Choosing an island

Each island has its own towns, pace and housing, so choose the place before the property.

• St. Thomas has the most residents and is home to Charlotte Amalie. Start with the St. Thomas guide, then read about Charlotte Amalie and Red Hook and the East End.
• St. Croix has nearly as many residents as St. Thomas. Start with the St. Croix guide, then read about Christiansted and Frederiksted.
• St. John has far fewer residents, and about two-thirds of the island is national park. There is no airport, so people fly into Cyril E. King Airport on St. Thomas and cross from Red Hook by passenger ferry or car barge. Start with the St. John guide, then read about Cruz Bay and Coral Bay.

Estimate as of October 2026. The 2020 Census counted 87,146 people in the territory: 42,261 on St. Thomas, 41,004 on St. Croix and 3,881 on St. John.

To compare islands side by side, read St. Thomas vs. St. Croix and St. John vs. St. Thomas. For daily life, see our guides to living on St. Thomas, St. Croix and St. John.

Property types

Each type of property raises its own questions.

• Condominiums. You own a unit and share the building and grounds through an association. Read the declaration, bylaws, budget and house rules, including what they say about rentals, pets and renovations. See our guide to buying a condo in St. Thomas and our communities section.
• Single-family homes. The roof, the cistern, storm protection and upkeep are all yours, so inspections and insurance quotes carry extra weight.
• Land. Building takes permits, and proposed development in the coastal zone also needs Coastal Zone Management review. See our guide to buying property in St. Croix.
• Multi-unit buildings. These bring extra questions about permits, insurance and whether units may be rented.

Many USVI addresses include an estate name, and the Census Bureau reports population by estate. Our guide to estates explains the term.

The process in brief

Our full guide, Buying property in the USVI, walks through each step. In short:

1. Plan your budget and financing. If you borrow, the Consumer Financial Protection Bureau suggests requesting Loan Estimates from more than one lender so you can compare offers.
2. Make a written offer. The Virgin Islands Real Estate Commission’s rules say a sales contract must include a full legal description of the property and all terms, and that licensees should recommend that buyers retain an attorney to review the title and other legal questions.
3. Pay a deposit. A broker who holds your deposit must keep it in an account at a bank authorized to do business in the territory.
4. Do your due diligence. Inspection, survey, title review, insurance quotes and the island checks below.
5. Close and record. If you have a mortgage, your lender must give you the Closing Disclosure three business days before closing. The new deed goes to the Recorder of Deeds in the Office of the Lieutenant Governor, with a notarized Sales Valuation Affidavit that states the actual sales price.

Costs to research

Budget for closing costs and for the ongoing cost of owning. Our guide to the costs of buying property in the USVI goes into detail. Get current figures from the people who charge them:

• Stamp tax and recording. The territory’s tax system includes a stamp tax. Ask your attorney how it applies to your purchase, who pays it under your contract and what recording will cost.
• Professional fees. Attorney, title search and title insurance, inspection, survey and, if you borrow, an appraisal.
• Real property tax. The Office of the Tax Assessor and the Office of the Tax Collector, both part of the Office of the Lieutenant Governor, handle assessments and bills. You can search parcels and tax bills online.
• Insurance. Homeowners coverage that includes windstorm, plus a separate flood policy.
• Association costs. Dues and any special assessments.
• Island upkeep. Cistern cleaning and water testing, storm protection and backup power.

Estimate as of October 2026. The Lieutenant Governor’s office lists a general homestead tax credit of $400 for an owner’s primary residence, with a minimum tax of $180. Confirm current amounts with the Tax Assessor.

Due diligence specific to the islands

Flood zone

FEMA flood maps show how likely an area is to flood. Any place with at least a 1 percent chance of flooding each year is considered high risk, and lenders use the maps to set insurance requirements. Look up the property on FEMA’s Flood Map Service Center. The Department of Planning and Natural Resources (DPNR) also has a floodplain page with advisory maps and a flood hazard tool that covers any USVI location.

Most homeowners insurance does not cover flood damage. Flood insurance is a separate policy, and a new National Flood Insurance Program policy typically takes 30 days to go into effect, so ask for quotes early.

Windstorm insurance

Get insurance quotes before you are committed to a property. In a July 2023 bulletin, the Lieutenant Governor, who also serves as Commissioner of Insurance, said some insurers had left the territory’s market and those remaining were limited in how much coverage they could write. Owners of wooden or mixed-frame homes may face non-renewal or be unable to get coverage from licensed insurers. They may need surplus lines coverage, from insurers that are not licensed in the territory but can still offer policies.

Also ask how the policy treats underinsurance. The Division of Banking, Insurance and Financial Regulation explains that a claim can be reduced if your coverage falls below 80 percent of the home’s replacement cost, and it advises against excluding windstorm coverage.

Water and cisterns

Estimate as of October 2026. A January 2024 guide from DPNR and the U.S. Environmental Protection Agency estimates that about 90 percent of USVI homes have active cisterns that collect rainwater as their potable water supply.

Ask how the property gets its water, how large the cistern is and when it was last drained, cleaned and disinfected. The same guide recommends inspecting a cistern for structural damage every three months and disinfecting it at least every three to five years and after extreme storms. Routine water testing is the owner’s cost.

Permits and the coastal zone

DPNR’s Division of Permits enforces the territory’s building codes and handles plan review and inspections. Ask the seller for permits and inspection records for past construction, and confirm what you can build before you buy land.

Proposed development in the first tier, also called the coastal zone, must be assessed by DPNR’s Coastal Zone Management program. DPNR publishes a map you can use to check whether a parcel is in Tier 1.

The professionals involved

Our directory groups the professionals you are likely to need by role:

• Real estate attorneys and title companies for the contract, title and closing
• Mortgage lenders, if you borrow
• Home inspectors, surveyors and appraisers
• Property insurance agents for windstorm and flood quotes
• Government offices and utilities for records, permits, water and power
• A licensed real estate broker or salesperson, if you choose to work with one

Check licenses before you hire. The Department of Licensing and Consumer Affairs (DLCA) licenses real estate brokers and salespersons through the Real Estate Commission and oversees the boards for appraisers and for architects, engineers and land surveyors. Use its online license search to look someone up. Insurance producers, the current term for agents and brokers, are licensed by the Division of Banking, Insurance and Financial Regulation.

Get the free Buyer’s Guide

Our free USVI Real Estate Buyer’s Guide brings these steps together, with questions to ask before you make an offer and a property research checklist.