88 Water Island SS, St. Thomas, 00802 (MLS# 26-400)

$4,000,000
88 Water Island SS
St. Thomas, 00802
MLS# 26-400
3 beds  |  4 baths  |  10684 sqft
A Once-in-a-Generation Estate at the Summit of Providence Hill
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A Once-in-a-Generation Estate at the Summit of Providence Hill An architectural estate positioned above the Caribbean with panoramic views stretching across Water Island and beyond. Custom hurricane shutters, new Galvalume roofing, whole- house surge protection, solar integration, and a 2026 Kubota 11KW backup generator. Gated Entrance into your grand estate enjoy 360-degree views spanning St. Croix, Vieques, Culebra, Puerto Rico, St. Thomas, and all of Water Island—a vantage point unlike anything else in the U.S. Virgin Islands A Rare Piece of History- Former U.S. Army observation facility, renovated with four finished levels and 360° rooftop views. 28 x 20 Ft Ceramic-Tiled Pool with In-Deck 500gal Hottub | 48 Jets Designed for sunset relaxation with thermal and storm covers. Pool Pool Waterfall Feature Baja Shelf in Pool Entertain in style Panoramic views and fully enclosable storm shutters make this pavilion both elegant and resilient. Potential to enclose and create a 4th bedroom Pool Pavilion includes a custom 12' mahogany bar and cabinetry, undercounter refrigerator and brass bar sink, half bath and expansive outdoor stone shower Outdoor Dining at it's Finest Pool Entrace to Bedroom One Guest Bedroom Guest Bedroom Guest Bedroom Guest Bedroom Bathroom Bathroom Custom South American mahogany detailing, Saltillo tile, and vaulted cypress ceilings define the home’s timeless Caribbean craftsmanship. Entrance into Dining Room Dining Room Dining Room/ Living Room Dining Dining room with 20' vaulted cypress ceiling Kitchen Thoughtfully designed with handcrafted cabinetry and ocean views from the heart of the home. Kitchen Eat in style with all the views and not the heat- Low-E high impact glass with 99% UV blockage 16 Feet of Air & Light Living Room Living Room Sweeping ocean views from every room create a constant connection to sea, sky, and surrounding islands. Living Room with Expansive Views Private 680 Sq Ft Retreat- Air-conditioned comfort, Talavera accents, and panoramic views define this elevated primary suite Primary Suite with Wraparound Deck Primary Suite Private Balcony off of Suite Handcrafted South American Mahogany cabinets and doors, and Tava A walk-in outdoor stone shower surrounded by sea breezes and tropical sky. Third Bedroom Third Bedroom Third Bedroom Third Bedroom Third Bedroom Third Bath Relax in Ultimate Luxury Cat-5 Hurricane Rated Two Car Garage/Workshop Professionally landscaped grounds across 3.24 acres with 49 Mahogany Trees, Fruit Trees, and other tropical Flora Front Door Dock access on Water Island is extremely limited and highly sought after. Providence Hill includes a private dock slip, offering direct boating access and seamless island mobility — an exceptional advantage rarely available Residence is less than a 2 min drive or 10 min walk to one of the Virgin Islands most coveted beaches Crafted in Mahogany and Stone Aerial Aerial Aerial 88 Water Island Grand Entry through First Floor of Tower

Property Description
Perched at the highest point of Providence Hill on 3.24 acres, 88 Water Island is widely regarded as one of--if not the--most extraordinary private residences on Water Island. With commanding views to the East, South, and West over the Caribbean Sea, and St. Thomas to the North, this landmark property offers a rare combination of history, privacy, craftsmanship, and panoramic beauty. Originally selected by the U.S. Army Corps of Engineers during World War II as a strategic observation and communications site, the property's iconic three-story steel-reinforced concrete tower remains a defining feature. In the early 2000s, the estate was thoughtfully rebuilt and expanded by renowned Virgin Islands architects John Woods AIA and Jaredian Design Group

Details
Documents
Location/Area
Plot/Unit Number: 88
Island: St. Thomas
Quarter: South Side
General Property Description
Realtor.COM Type: Residential - Single Family
Number of Bedrooms - Main House: 2
Number of Bedrooms - Accessory building: 1
Total Bathrooms: 4
Taxes: 3216
Furnished: Yes
Tax Year: 2025
Lot Acres: 3.24
Water Front: No
Pool: Yes
Zoning: W-1
Stamp Tax: Negotiable
Approx Interior SqFt-Accessory Unit Total: 0
Approx Exterior SqFt-Accessory Unit Total: 0
Approx Total Main House: 10684
Approx Total Property SqFt: 10684
Total Bedrooms: 3
Sub Type: Residential - Single
Miscellaneous
PWD#: D9- 8738- T013
Amenities
Deck: 1
Filtration System: 1
Garage: 1
Gas Grill: 1
Generator: Diesel
Generator/Size: 11
Hot Tub: 1
Outdoor Kitchen: 1
Patio: 1
Solar: 1
Work Shop: 1
View
Buck Island: 1
Down Island: 1
Harbor: 1
Hillside: 1
Neighborhood: 1
Ocean: 1
Sea: 1
Appliance
Air Conditioning: Split
Construction
Builder: John Woods
Masonry: 1
Poured Concrete: 1
Flooring
Tile: 1
Exterior
Beach: Nearby
Impact Glass: Yes
Landscape: Professional
Storm Shutters: Wood
Road
Asphalt: 1
Security
Camera: 1
Gate: 1
Roof
Other: Galvulume
Water Source
Cistern: 1
Sewer
Septic: 1
Cistern
Approx. Cistern Size: 41100
Terrain
High/Flat: 1
Main House
Approx Interior SqFt - Main House: 5326
Approx Exterior SqFt - Main House: 5358
LocationArea
Estate: Water Island SS
Postal Code: 00802
Geo Lat: 18.319712
Geo Lon: -64.953192
Directions: From Ferry Dock, continue up Main Road. Take your first left onto Providence Hill Road and follow until the fork. Home is located at the top of the hill.
Contract Information
List Price: $4,000,000
Current Price: $4,000,000
Begin Date: 2026-02-28
Status Change Info
Status: Active
Property Features
View: Buck Island; Down Island; Harbor; Hillside; Neighborhood; Ocean; Sea
Amenities: Deck; Filtration System; Garage; Gas Grill; Hot Tub; Outdoor Kitchen; Patio; Solar; Work Shop
Flooring: Tile
Construction: Masonry; Poured Concrete
Water Source: Cistern
Sewer: Septic
Road: Asphalt
Terrain: High/Flat
Security: Camera; Gate
Supplements
blending traditional West Indian plantation-style architecture with enduring, hurricane-resilient construction. The result is a residence that feels both timeless and purpose-built for island living. The main residence and separate structures total 5,326 square feet under roof, with thoughtfully designed indoor and outdoor living spaces that flow seamlessly together. Vaulted cypress ceilings soaring up to 20 feet, Saltillo tile floors throughout, and extensive use of custom South American mahogany--doors, windows, cabinetry, trim, and shutters--all contribute to the home's warmth and authenticity. The great house is naturally ventilated by constant trade winds, while the private master suite offers air conditioning, sweeping ocean views, and a stone outdoor shower. Designed for both self-sufficiency and entertaining, the estate features a 28' x 20' swimming pool, spa, expansive tiled terraces, and a beautifully restored pool pavilion with a 12-foot mahogany bar, half bath, and outdoor shower--fully storm-shuttered and easily convertible to an additional guest suite. Infrastructure includes 41,100 gallons of cistern capacity, a 11kW solar grid-tie system, whole-house water filtration with UV purification, a 2026 11kW diesel generator, hurricane-rated shutters, and a NEW Galvalume roof. The historic observation tower--renovated with colonial stonework and modern utilities--offers four finished interior levels and a rooftop observation deck accessed by a rust-free aluminum spiral staircase. From the top, enjoy 360-degree views spanning St. Croix, Vieques, Culebra, Puerto Rico, St. Thomas, and all of Water Island--a vantage point unlike anything else in the U.S. Virgin Islands. Surrounded by mature landscaping, including over 40 of West Indian mahogany trees and one of the largest neem trees on the island, Providence Hill is not just a home--it is a legacy property, built to endure and impossible to replicate.
Listing Office: Christie's International Real Estate USVI

Information deemed reliable but not guaranteed.

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