Tropical Properties Real Estate

The land price is only the start of our St. John conversation.

We help buyers explore five costs beyond it:
• Price surveys and site checks.
• Estimate design, engineering and permitting fees.
• Get a quote for excavation and any retaining walls.
• Ask a builder about shipping, delivery and site setup.
• Price utilities, a cistern and wastewater systems.
We recommend parcel-specific estimates and room for unknowns before setting a build budget.

Thinking about land on St. John? Message us to talk through the costs and tradeoffs.

Could vacation rentals help cover a St. John second home?

Start with documented results, then subtract costs and money set aside for repairs. Test fewer bookings before relying on projected income.
We look at St. John rental potential alongside utilities and upkeep.

We are happy to help you sort through the tradeoffs with local perspective. Browse Properties.

409 Chocolate Hole, St John is a 0.88-acre lot listed at $340,000.

Set in Chocolate Hole with privacy, cooling trade winds, and easy access to Cruz Bay, this parcel gives you room to explore plans for a custom island home and outdoor living. The setting also opens to water views from the hillside.

See more in the link in bio. If you want local perspective on access, slope, and build planning, we’re happy to talk it through.

Trying to choose between Cruz Bay and Coral Bay?

Start with your real routine, not just the prettiest view. Cruz Bay often fits buyers who want easier access to town. Coral Bay often fits buyers who want more privacy. In between can be a great middle ground, but steep roads and how easy the home is to reach can change the feel quickly, especially if rental use may be part of the plan. Over time, we have found the best fit comes from how you want the home to work day to day.

If you're comparing areas, we can help you weigh the tradeoffs.

A beautiful lot is easy to fall for. Access is what tells you whether it really works.

• Confirm the parcel has deeded legal access, not just a road everyone uses.
• Read any recorded easement. We look for where it runs, who can use it, and what it allows.
• Ask who maintains the road and how costs are shared.
• Drive it in person. On St. John, a legal route and a usable route are not always the same.

If you are comparing land on St. John, we are happy to help you pressure-test the details before you commit.

Buying on St. John from off island and not sure which area would feel right day to day?

Views matter, but routine matters more. Compare actual drive times, road access, wind exposure, utilities and backup systems, beach and dining habits, rental goals, and how often you may need vendors or services. Then test drive your likely routes at realistic times.

If you want help narrowing it down, send us a message and tell us what a normal week would look like for you.

Some lots sell the view first. This one does.

10-26-2 Carolina, St John is offered at $99,000 with panoramic views over Coral Bay and down island, cooling breezes, and a quiet setting above the harbor. The lot is close to Coral Bay restaurants, shops, and markets, and there is also an option to buy the neighboring lot.

We have more details at the link in bio.