USVI Home Prices: What the Data Shows by Island

USVI Realty is an educational resource. We do not list, sell or appraise property, and nothing on this page is a price estimate for any particular home. This guide shows what the most complete public data say about home values on St. Thomas, St. Croix and St. John, and how to research what homes sell for today.

That public data is the 2020 Census. Its housing questionnaire asked owners, “About how much do you think this house and lot, apartment, or mobile home (and lot, if owned) would sell for if it were for sale?” So the values are owners’ opinions, not closed sales, and they mix houses with apartments and condominiums. They are useful for comparing islands and neighborhoods, but they are not a price list, and they date from 2020.

What did homes cost in the last census?

Estimate as of October 2026. The figures below come from the 2020 Census. They are owners’ estimates of value in 2020, not current asking or sale prices. The shares under $200,000 are calculated from the Census counts.

St. John’s median was more than twice St. Croix’s, and St. Thomas fell between the two. Housing units include vacant and rented homes, but the values cover only homes lived in by their owners. Mortgages were the exception on every island: most owners reported none.

How do values differ within each island?

The Census Bureau divides the islands into 20 subdistricts, and medians varied widely inside each island. An island-wide figure can mislead when you are looking at one neighborhood.

Estimate as of October 2026. Housing unit counts and median values below are from the 2020 Census, by subdistrict. Values are owners’ estimates. Where there are few owner-occupied homes, a median can swing on a handful of answers.

The St. John East End median rests on only 16 owner-occupied homes and the Water Island median on 72, so treat both with caution. A few patterns stand out:

• St. Thomas. Northside had both the highest median and the most owner-occupied homes on the island. Charlotte Amalie, with the most housing units of any subdistrict in the territory, had the island’s lowest median.
• St. Croix. The East End was the only St. Croix subdistrict with a median above $300,000. Northcentral had the lowest median in the territory.
• St. John. Every St. John subdistrict had a higher median than any subdistrict on St. Croix. Cruz Bay, which holds about two-thirds of the island’s housing units, had a median of $669,903.

Subdistricts are large. To see which estates fall where, use our Estate finder and the island guides for St. Thomas, St. Croix and St. John.

Why do prices differ by island?

The census does not explain values, but the public data show how differently land, people and homes are spread across the three islands.

Estimate as of October 2026. Population and housing figures are 2020 Census counts. Land areas are rounded from Census boundary data.

• St. John is small, and most of it is parkland. The National Park Service says two-thirds of St. John is national park. The whole island had fewer housing units in 2020 than the Sion Farm subdistrict of St. Croix.
• Many St. John homes are second homes. 915 St. John housing units were vacant and held for seasonal, recreational or occasional use, more than the 902 homes lived in by their owners.
• A high-value mix on St. John. 57.3 percent of its owner-occupied homes were valued at $500,000 or more, and only 11.2 percent under $200,000.
• St. Thomas is crowded and St. Croix has room. St. Thomas has about 1,350 residents per square mile of land, against about 490 on St. Croix, which has more than two and a half times the land.

Because the values cover owner-occupied homes only, on St. John they describe only about a quarter of the island’s housing units. Our comparisons of St. John vs. St. Thomas and St. Croix vs. St. John go deeper.

Which island is cheapest to buy on?

By the 2020 figures, St. Croix. It had the lowest median of the three islands, 37.6 percent of its owner-occupied homes were valued under $200,000, and four of its nine subdistricts had medians below $250,000. St. John had the highest median and the largest share of homes valued at $500,000 or more.

The price is only part of the cost of owning. Before you compare islands on price alone, read about closing costs, property taxes, hurricane and flood insurance and the cost of living, which covers power and water.

Where can I see what homes sold for?

Census values are six years old. For recent sales, start with the public records, then check what you find with a licensed professional. Contact details for these offices are in our government offices directory.

The Tax Assessor’s online portal

The Office of the Tax Assessor, part of the Office of the Lieutenant Governor, runs a Citizen Access Portal at propertytax.vi.gov. The Tax Assessor says you can use it to view parcel property data, view sales data for an entire neighborhood, get copies of tax bills and pay property taxes. Its Property Sales Search asks for a start and end date and can be narrowed by sale price and subdivision. Results list each sale’s parcel number, property use, sale date, instrument number, price, legal description, address and subdivision.

When the Lieutenant Governor’s office introduced a new billing and collection system in 2022, it said the system would let users get comparable sales data. It also said some properties had been reassessed based on improvements made from 2018 to 2022 and on sales in their area. The Tax Assessor says real property is assessed at 100 percent of fair market value, but check when and how a parcel was last assessed before you treat its assessment as a price. Our guide to property taxes in the USVI explains assessments.

The Recorder of Deeds

The Recorder of Deeds, with one district for St. Croix and one for St. Thomas and St. John, records property deeds, mortgages and liens. Its web page links to an online records search with guest and subscriber logins. Under the Lieutenant Governor’s recording requirements, each new deed needs an original, signed and notarized Sales Valuation Affidavit stating the actual sales price. When a transfer is not a sale, the affidavit states the Tax Assessor’s current assessment instead, so not every recorded deed reflects a sale.

Multiple listing services

The Virgin Islands Territorial Association of Realtors lists three local boards of Realtors, on St. Croix, St. John and St. Thomas. The St. Thomas board’s website shows homes for sale with asking prices and says its data come in part from the Internet Data Exchange programs of St. Croix Board of Realtors MLS, Inc. and St. Thomas Board of Realtors MLS, Inc. It says the information is for consumers’ personal, non-commercial use and is deemed reliable but not guaranteed. We could not open the St. John board’s website, so we cannot say what it publishes.

Asking prices are what sellers hope to get, not what buyers paid. When you look at a listing, ask for the date and price of the property’s last sale in writing, and check the answer against the public records above.

Who can tell you what a home is worth now?

For a specific property, talk with licensed professionals:

• Appraisers. The Department of Licensing and Consumer Affairs (DLCA) has a separate board for real estate appraisers. An appraiser can give you a written opinion of value. Our appraisers directory is a place to start.
• Real estate agents. Brokers and salespeople can pull recent sales of similar homes. If someone presents themselves as a licensee, check the license with DLCA’s online license search.
• Attorneys. An attorney can review a property’s title and recorded history before you commit. See our real estate attorneys directory.

Ask each one which sales they relied on, when those sales closed and how similar the homes were to the one you are considering.

Where to go next

Start with Buying Property in the USVI for the steps of a purchase, then our buying hub. Comparing rentals instead? See long-term rentals in the USVI.