# At Home VI — Expanded Canonical Facts

> DRAFT — crawled from the live athomevi.com site on 2026-08-31. Every fact below traces to a specific live page (noted in parentheses). Nothing invented; anything not confirmed on a live page was left out rather than guessed. This file is not published — it is a local draft for review.

## Company Overview

At Home VI and At Home Real Estate, LLC are one local team operating under two brands from a single St John address: 2805 Boat Man Pt, St John, VI 00830. (source: /about-us/, /contact-us/)

- At Home VI: vacation rentals and full-service property management. Not a real estate brokerage. (source: /about-us/)
- At Home Real Estate, LLC: the licensed brokerage arm. Principal Broker Theresa M. Sim, License 3-21574-1B, REALTOR®. Licensed territory-wide across the USVI — St John, St Thomas, St Croix and Water Island. (source: /about-us/, /sell-my-property/)
- Founder: Theresa Sim, on island since 2008. The business built up in stages — a cleaning company first, then maintenance, then property management, then vacation rentals, then a territory-wide brokerage. (source: /about-us/)
- Tagline: "Your Home is Our Business." Phone 844-546-6384 (844-5-HOME-VI). Email info@athomevi.com. (source: /about-us/, /contact-us/)
- Positioning: direct booking and direct listing against big platforms and franchise competitors — the site states $0 platform fees when booked direct, versus guest service fees of $400+ and host commissions up to 15% on big platforms (illustrative example, exact figures vary by listing and dates). (source: /, /about-us/)

## Vacation Rentals — At Home VI

Bookable direct with the manager or owner, no third-party platform fee. (source: /vacation-rentals/)

### JJ's Getaway — Fish Bay, St John (/property/jjs-super-private/)
- 2 bedrooms, 2 baths, sleeps 6 (two king beds plus a sofa bed and an air bed)
- Private pool, pet-friendly, whole-house generator, central A/C, fast WiFi, smart TVs, gas grill, sunset views
- From $199/night, 3-night minimum in summer, 5-night minimum in high season
- 5.0 rating; second-to-last home on a quiet dead-end road in Fish Bay
- Also for sale: 104 Fish Bay, offered at $999,000, linked to an MLS listing
- Minimum stay, pricing and availability shown on the page are live from the booking calendar, updated every 30 minutes — do not restate specific dates as static facts

### Villa Panache — Rendezvous Bay (Estate Rendezvous), St John (/property/villa-panache/)
- 6 bedrooms, 7 baths
- Hillside villa with a 30-foot pool, chaise lounges, a shaded gazebo and an outdoor kitchen
- Amenities: air conditioning, WiFi, smart TVs / Fire TV Sticks, Prime Video and YouTube Premium included, board games

### Driftwood Villa — Klein Bay, St John (/property/driftwood-villa/)
- 4 bedrooms, 4 baths
- Modern villa on a peninsula with an infinity pool
- Amenities: air conditioning, laundry, WiFi, smart TVs / Fire TV Sticks, Prime Video and YouTube Premium included, board games

### Altamira — Rendezvous Bay, St John (/property/altamira/)
- 4 bedrooms, 4 baths
- Hilltop villa with panoramic sea views and a pool; newly renovated in late 2023
- Amenities: air conditioning, WiFi, smart TVs / Fire TV Sticks, Prime Video and YouTube Premium included, board games

### 2B Peter Bay — Peter Bay, St John (/property/2b-peter-bay/)
- 4 bedrooms, 5 baths
- Beachfront villa within the Virgin Islands National Park, steps above a North Shore beach; pool and hot tub
- Amenities: air conditioning, WiFi, smart TVs / Fire TV Sticks, Prime Video and YouTube Premium included, board games

### Other properties referenced on the site (not currently bookable as active rentals)
- Sea Cave, Indigo @ Serendip, Fiesta @ Serendip — shown as "previously managed" and "sold," each listed by Theresa M. Sim. (source: /vacation-rentals/, /sell-my-property/)
- Two Birds — condo shown as "for rent" and "previously managed." (source: /vacation-rentals/)
- Each rental listing carries a first-person host bio in which Theresa Sim introduces herself as founder of both At Home VI and At Home Real Estate. (source: property pages)

## Long-Term Rentals (/rent-long-term/)

- For stays of 30-plus days, often 6 months or more; most leases are month-to-month or annual, and terms can run flexible from month-to-month up to 5 years
- Move-in costs: first month's rent, last month's rent, plus a security deposit equal to one month's rent
- Furnishing levels: fully furnished, partially furnished, or unfurnished; every unit includes a refrigerator, stove and microwave
- Pets: owners are encouraged to welcome them; fees may apply
- References required for every applicant; proof of income (typically 3x monthly rent) and a government-issued ID may also be required
- Indicative rates: studios from around $1,000/month; 2-bedroom houses $1,800-$4,500/month; larger homes $5,000-plus/month (rates vary by island and location)
- Utilities usually not included. WAPA (water/electric) is the largest utility cost, budgeted $100-$700/month depending on A/C use; internet runs $80-$150/month
- Free renter-search board: renters post island, budget, household size and move-in date; posts show first name and initial only, phone/email stay private until the renter approves a landlord's request; every post is reviewed before it appears
- Equal Housing Opportunity — the company states compliance with the Fair Housing Act (no discrimination on race, color, religion, sex, disability, familial status, or national origin)

## Property Management (/property-management/)

- 30% commission on accommodation revenue, plus a 10% reservations management fee; $500 minimum monthly management fee
- $0 to list — listings are free, contrasted on the page against competitors charging $249/year just to be listed
- 30-day written termination clause; 30-plus targeted marketing channels
- Full Home Management program is capped at 12 select rental homes
- Other tiers: Build Smart (guidance during construction/renovation before a home becomes a rental), Homeowner Assistance (support for owners covering their own absence), Estate Management (private residences only, oversight for owners off-island)
- Based in Coral Bay, St John; office hours Monday-Saturday, 9-4; 24/7 guest support line
- Owners receive monthly statements covering accounting, maintenance logs, and past/future rental schedules

## List With Us / Owner Accounts (/create-a-listing/)

- Free owner account, $0 forever, no commission on direct bookings, unlimited property listings
- Included: booking and calendar management, direct renter/buyer messaging, a local verification badge, marketing across At Home VI's channels, owner support, and inclusion in At Home Hub
- Two paths: self-serve (owner runs their own listing and calendar) or full-service (a short property intake routes directly to Theresa Sim)
- Separate professional-account tier for agents, managers and service providers: branded business profile, featured placement, lead generation, and access to the Vendor Marketplace

## At Home Hub — Software (/tax-form-filler/)

- Software provided by At Home VI, LLC; branded "At Home Hub," formerly named Tax Form Filler
- Not a tax preparer, accountant, or law firm; does not provide individualized tax advice
- Fills USVI Bureau of Internal Revenue forms 722-VI and 720-VI, plus federal forms 941 and 1099s
- Also provides: owner statements built from booking data, a compliance calendar with deadline reminders, W-9 tracking with bulk January 1099 generation
- Security: Social Security numbers are encrypted locally in a desktop vault and never reach At Home's servers; business identifiers are encrypted at rest; no plain-text storage
- Pricing: free for At Home members on up to 5 properties ($19/month per additional property); The Hub plan is $69/month plus $19/month per property plus $19/month per team member, 14-day free trial, 2 months free when paid yearly; Firms & Enterprise pricing is custom (CPA firms, brokerages, law practices, multi-office organizations)
- Optional add-ons available on a trial: Social + Content from $300/month (2 posts/week) up to $900/month (7 posts/week, photos and video shot on-island), an AI Answering Service at $299/month, and AI Email Replies at $149/month
- Signup is currently self-serve for Property Management & Vacation Rentals and for Restaurants; more business types are noted as coming soon; one subscription covers one business (one EIN)

## Vendor Directory (/vendors/)

- Hand-vetted directory of island service pros; every listing personally reviewed before it appears
- 20 free "Founding" spots carrying a permanent free badge; listings are otherwise a paid marketplace once founding spots close
- Trade categories: boat charters & watersports, concierge & guest services, construction & renovation, electrical, home inspection, housekeeping & cleaning, landscaping, maintenance & handyman, photography, plumbing, pool & spa, private chef & catering, property management, provisioning & grocery, solar & backup power, spa/massage & wellness, transportation, water/cistern & propane
- Covers St Croix, St John and St Thomas
- Disclaimer on the page: listings are provided by the businesses themselves, licensing and insurance should be verified independently, and a listing is not an endorsement by At Home VI or At Home Real Estate

## Real Estate / Selling (/sell-my-property/)

- Model described on the page as "Manage, Improve, Sell" — the company positions its valuations as grounded in real rental-income data because it has managed and sold comparable homes
- Track record shown on the page: 104 Fish Bay (for sale), 6-2-2-B Carolina (pending), Sea Cave / Indigo / Fiesta (sold) — the sold properties are each tagged "managed by At Home VI, listed by Theresa M. Sim"
- Licensed across the USVI: St John (home base), St Thomas, St Croix, Water Island
- Commission ranges stated: residential 5-7%; land and commercial 10%; described as negotiable
- USVI stamp tax on a sale: a transfer tax of 2%-3.5% of the sale price or the assessed value, whichever is higher, paid when the deed records — traditionally a seller cost, though who pays is negotiable; capital gains and residency-linked tax questions are directed to the buyer/seller's own closing attorney and tax advisor
- USVI Economic Development Commission (EDC) tax incentive programs are mentioned once, in an FAQ answer, as available for qualifying businesses — no dedicated EDC or relocation page was found live at crawl time; do not expand this fact beyond the single FAQ line without reverifying
- Market note on the page: 2025 closed at roughly 7% sales growth, with 2026 paced to exceed it; inventory is described as tight under $1M, while $2M-plus villas have more selection and longer average days on market
- Who handles transactions: Theresa M. Sim, Principal Broker (License 3-21574-1B) of At Home Real Estate, LLC, 2805 Boat Man Pt, St John, VI 00830; all At Home VI real estate transactions are processed through At Home Real Estate, LLC

## Island Guide (/what-to-do/) — UNVERIFIED, FLAGGED

At crawl time, this page rendered a visible on-page notice reading, in substance: this is a preview of a redesign of /what-to-do/, all photos are real approved St John images, and nothing goes live until Theresa approves the page. Because the live URL is serving unapproved draft content, none of its specific activity claims (operators, trail names, beach names, etc.) are treated as canonical here. Only the page's existence and general topic (island activities: water, land/hiking, culture, wellness, family) are noted. Reverify this page before relying on it for anything published.

## Arrival Information

- /arrival-guide-jjs/ exists as a JJ's-specific arrival guide, but the door code, WiFi and directions are gated — sent privately in the booking-confirmation email, not published on the public page. No general (all-property) arrival guide page was found live.

## Contact & Legal

- Phone: 844-546-6384 (844-5-HOME-VI). Email: info@athomevi.com. Address: 2805 Boat Man Pt, St John, VI 00830. (source: /contact-us/, /about-us/, /sell-my-property/)
- Pages confirmed to exist but not content-crawled for this draft: /privacy-policy/, /terms-and-conditions/, /affiliate-disclosure/, /vow-terms/, /testimonials/, /guest-faq/, /pets-with-wings-program/, /history-of-the-virgin-islands/, /local-neighborhoods/, /current-weather/, /services-promotions/

## Verification Notes (for Brad / Theresa)

- This file reflects a single crawl on 2026-08-31 and will drift out of date as listings, pricing and commission terms change — see the implementation note for a suggested recheck cadence.
- The /what-to-do/ page's "unapproved preview" banner is the one anomaly worth a direct look before any AI-facing file references its specific claims.
- No dedicated dining guide or EDC/relocation landing page is live; both were left out rather than assembled from fragments.