Buying timeshares (even resale)

wayneb24 wrote:

kenruth50 wrote:

jayjay wrote:

Before buying a timeshare week, I would research all rental sites on the internet first. The only reason, in my opinion, to buy a week is if you can only vacation in a red hot season such as summer, holidays or winter ski season. The reason I say this is because there are SO many rentals sites on the internet now (such as Redweek) as opposed to just a few years ago, that it doesn't make sense to buy if you can rent for the maintenance fee or a little more. The costs of timesharing have skyrocketed just in the last 6 years ... maintenance fees have risen (some with special assessments attached on top of maintenance fees), exchange company membership, exchanges, guest certificates and other related timeshare costs have risen.

If you can rent for the same as owning without the hassles of owning ... then in my opinion that's the better option. It's much easier to BUY a timeshare than to SELL a timeshare.

jayjay, i agree with you if you can rent the place for close to the maintenance fee, but that is rarely the case with 5 star resorts in high season unless you are looking at a place where there are a tremendous number of timeshares. I bought a timeshare in Antigua at a 5 star resort in Antigua several years ago and have had no difficulty renting it out for many times the maintenance fee.

I've read most of the messages on the first page and the only person that make sense is jayjay. Do you guys know how to count the cost of what you spend? I personally don't like timeshares unless I'm renting them. Here's the deal. I rented a Marriott Vacation Club resort Villa in Ft Lauderdale this pass summer for 4 nights and it cost me $1,230.00 including all taxes, parking fees..etc. Everything! And that was for a 2 bedroom, 2 full baths Villa; with a full kitchen, two balconies, and nicely furnished. This was the first week of August. A very good time I might add. So it was costing me around $300.00 a day and I was able to use a AAA discount too! I did this online without the requirement of having to sit thru a presentation. When I was walking thru the village one day, a timeshare representative asked me to come in so I did (for 15 minutes and asked questions) and he told me that the cost to buy was $40,000 minimum. And the maintenance fee, well, he wouldn't tell me. Ummmmm! Now do you guy amortize your vacations and figure out the real cost when you buy a timeshare? If it cost me $2150 a week divided by my investment of $40,000, then it will take me 18.61 years just to break even on my initial investment. But not really! Now add in your annual maintenance fees which may be $1,000 or more, then special assessments in the future. And you really don't see that one coming! And if you're financing it, then add the interest costs. (And all this for a vacation??? Huh!!) And guest what? You paid thousands more than you should have. And I bet you can't recoup that from your one week vacation rental? Antigua or otherwise (because it cost more in Antigua)! DO THE MATH FOLKS!

And last, timeshares don't appreciate; they depreciate, and a resale is better than buying directly from the builder/owner. Most people who want to sell and do sell, do it at a loss. And most of them want out fast and it's a desperate act. That's why resales sell at a discount! Da! I read all the stories and I always read more bad than good. So another generation of gullible people comes forth each year, and the owners, builders, and developers of timeshares, keeps getting richer and richer. DO THE MATH FOLKS! DO THE MATH!

Plan your vacation and enjoy the flexibility of coming and going as you like no matter where. Vacations are not investments, and neither are timeshares! Vacations are for your enjoyment and relaxation. Take the extra money and put it towards a condo, home, retirement, annunities, college funds..etc. Not towards a timeshare!

I respectfully disagree with your opinion.

You can buy the beautiful Marriott Cypress Harbor in Orlando (Summer Season/Platinum, 2-Bed), from the developer, for under $17,000. The maintenance and taxes are about $800. The most important advantage of buying from Marriott (new or resale) is the fact you can trade your week into Marriott Rewards Points every other year. In 10 years, that’s 550,000 Points. They also give owners another 500,000 if you use their finance for 10 years.

So, let’s do the math using your numbers, and let’s exclude inflation from the picture to make it simpler: Rental - $2,150 X 10 (years) = $21,500 Ownership - $17,000 + $8,000 (Maintenance + Taxes X 10 Years) = $25,000

Ownership in 10 years gives me 5 weeks of condo anywhere + 5 international worldwide trips using points (category 6 Marriott hotel for 7 nights + 2 airline tickets with company of my choice. Example: 7 nights in Hawaii in 5 star hotel plus 2 airline tickets = 200,000 points). After 10 years, my property is paid for. So, the next 10 years will cost me $8,000 (maintenance + Taxes). For those who opt to rent, they’ll have to spend another $21,500.

Since I also have the Marriott Visa Premier, which gives me another 1 to 10 points (I pay most of my bills with it and then I pay it off every month, so as to never pay interest fees), I was able to collect another 126,000 points this year, absolutely free, which in turn gave me another 2 airline tickets.

So in 10 years, I am visiting Hawaii, France, Italy, Caribbean and Greece and staying in 5 star hotels with 2 airline tickets. I also have 5 weeks of condo that I have been using all over the Marriott system, including the property in Fort Lauderdale you have rented. In the end of those 10 years, I have a Deed to will to my kids so they can do the same for under a thousand Dollars a year.

But I love the fact that people still prefer to rent from owners. Considering that another advantage of ownership is that I can get as many extra weeks from II as I want (Getaway weeks, averaging $599 per week), maybe I should start renting those Getaways weeks to people who are willing to pay $2,150 for them. This way, I’m just like a hotel: renters will be paying the mortgage for me and my kids get to keep the Deed.

paulon wrote:

wayneb24 wrote:

kenruth50 wrote:

jayjay wrote:

Before buying a timeshare week, I would research all rental sites on the internet first. The only reason, in my opinion, to buy a week is if you can only vacation in a red hot season such as summer, holidays or winter ski season. The reason I say this is because there are SO many rentals sites on the internet now (such as Redweek) as opposed to just a few years ago, that it doesn't make sense to buy if you can rent for the maintenance fee or a little more. The costs of timesharing have skyrocketed just in the last 6 years ... maintenance fees have risen (some with special assessments attached on top of maintenance fees), exchange company membership, exchanges, guest certificates and other related timeshare costs have risen.

If you can rent for the same as owning without the hassles of owning ... then in my opinion that's the better option. It's much easier to BUY a timeshare than to SELL a timeshare.

jayjay, i agree with you if you can rent the place for close to the maintenance fee, but that is rarely the case with 5 star resorts in high season unless you are looking at a place where there are a tremendous number of timeshares. I bought a timeshare in Antigua at a 5 star resort in Antigua several years ago and have had no difficulty renting it out for many times the maintenance fee.

I've read most of the messages on the first page and the only person that make sense is jayjay. Do you guys know how to count the cost of what you spend? I personally don't like timeshares unless I'm renting them. Here's the deal. I rented a Marriott Vacation Club resort Villa in Ft Lauderdale this pass summer for 4 nights and it cost me $1,230.00 including all taxes, parking fees..etc. Everything! And that was for a 2 bedroom, 2 full baths Villa; with a full kitchen, two balconies, and nicely furnished. This was the first week of August. A very good time I might add. So it was costing me around $300.00 a day and I was able to use a AAA discount too! I did this online without the requirement of having to sit thru a presentation. When I was walking thru the village one day, a timeshare representative asked me to come in so I did (for 15 minutes and asked questions) and he told me that the cost to buy was $40,000 minimum. And the maintenance fee, well, he wouldn't tell me. Ummmmm! Now do you guy amortize your vacations and figure out the real cost when you buy a timeshare? If it cost me $2150 a week divided by my investment of $40,000, then it will take me 18.61 years just to break even on my initial investment. But not really! Now add in your annual maintenance fees which may be $1,000 or more, then special assessments in the future. And you really don't see that one coming! And if you're financing it, then add the interest costs. (And all this for a vacation??? Huh!!) And guest what? You paid thousands more than you should have. And I bet you can't recoup that from your one week vacation rental? Antigua or otherwise (because it cost more in Antigua)! DO THE MATH FOLKS!

And last, timeshares don't appreciate; they depreciate, and a resale is better than buying directly from the builder/owner. Most people who want to sell and do sell, do it at a loss. And most of them want out fast and it's a desperate act. That's why resales sell at a discount! Da! I read all the stories and I always read more bad than good. So another generation of gullible people comes forth each year, and the owners, builders, and developers of timeshares, keeps getting richer and richer. DO THE MATH FOLKS! DO THE MATH!

Plan your vacation and enjoy the flexibility of coming and going as you like no matter where. Vacations are not investments, and neither are timeshares! Vacations are for your enjoyment and relaxation. Take the extra money and put it towards a condo, home, retirement, annunities, college funds..etc. Not towards a timeshare!

I respectfully disagree with your opinion.

You can buy the beautiful Marriott Cypress Harbor in Orlando (Summer Season/Platinum, 2-Bed), from the developer, for under $17,000. The maintenance and taxes are about $800. The most important advantage of buying from Marriott (new or resale) is the fact you can trade your week into Marriott Rewards Points every other year. In 10 years, that’s 550,000 Points. They also give owners another 500,000 if you use their finance for 10 years.

So, let’s do the math using your numbers, and let’s exclude inflation from the picture to make it simpler: Rental - $2,150 X 10 (years) = $21,500 Ownership - $17,000 + $8,000 (Maintenance + Taxes X 10 Years) = $25,000

Ownership in 10 years gives me 5 weeks of condo anywhere + 5 international worldwide trips using points (category 6 Marriott hotel for 7 nights + 2 airline tickets with company of my choice. Example: 7 nights in Hawaii in 5 star hotel plus 2 airline tickets = 200,000 points). After 10 years, my property is paid for. So, the next 10 years will cost me $8,000 (maintenance + Taxes). For those who opt to rent, they’ll have to spend another $21,500.

Since I also have the Marriott Visa Premier, which gives me another 1 to 10 points (I pay most of my bills with it and then I pay it off every month, so as to never pay interest fees), I was able to collect another 126,000 points this year, absolutely free, which in turn gave me another 2 airline tickets.

So in 10 years, I am visiting Hawaii, France, Italy, Caribbean and Greece and staying in 5 star hotels with 2 airline tickets. I also have 5 weeks of condo that I have been using all over the Marriott system, including the property in Fort Lauderdale you have rented. In the end of those 10 years, I have a Deed to will to my kids so they can do the same for under a thousand Dollars a year.

But I love the fact that people still prefer to rent from owners. Considering that another advantage of ownership is that I can get as many extra weeks from II as I want (Getaway weeks, averaging $599 per week), maybe I should start renting those Getaways weeks to people who are willing to pay $2,150 for them. This way, I’m just like a hotel: renters will be paying the mortgage for me and my kids get to keep the Deed.

First, we can not RENT a week obtained from a getaway from II.

Resale Plat weeks at Cypress Harbor sell for between $5000 and $6000 all are 2 bed 2 bath.

Some MArriott Resorts can not be traded back for points. And those that do recieve differing amounts of points, some at 75,000 some at more a very few at less.

Many using MAR Reward Points ( A travel Reward System of points that can be discontinued at any time by Marriott) feel their value is exactly what MArriott Rewards were selling them at all winter and spring 2007....one penny each. Some of us missed the sale. But it might return.

A top turn in of a Marriott week might fetch 120,000 or even 130,000 points for a 2 bed 2 bath unit. Jf you want to use points for another week at a 2 bed 2 bath MVCI location for a week, it will cost 150,000.

It costs a fee to give your week in for points. And you must pay your Maint fees & Taxes on the week given in....Approox $1000.

In the old days, Marriott gave reward points for the purchase of a developer week. Biggest I saw listed on tug was about 750,000 for a manor club plat unit to complete sell out of the old section (Non lock out section.

You can use approx 200,000 points for a world trip for 2 in a MAR hotel ...but you need to convert the points into airline miles.

You can get points by using Marriott Hotels, and the Marrriott Premier Credit Card....which costs over $65.00 a year, but you do get a free night in a cat 5 or less and other bennies. There is a less expensive MAR card, a VISA via JPMorgan/Chase.

You need to include the money lost buy buying a unit for the points. Interst on a $17,000 unit loses about $1000 on a 5.5% CD rate....and of course if you take a loan on that $$$ that much more money at your loss.

So, $1000 main/tax + $1000 lost in interest + whatever the loan interest is = a loss of at least $2000 a year for 130,000 points, that will not buy you a week in a 2 bed 2 bath MVCI unit for a week. ( Remember, it costs 150,000 points.

We paid Marriott $1000 for 100,000 points this spring. Then we wondered if that was a good value.

The getaways I see for Orlando, including a full week at the 2 bed 2 bath are lower than $500. I currently see Marriott Ocean Points for less than $350 a week.

PLEASE, do your own homework....first, go to the MArriott Rewards website, and see what you can get for the points. Just remember, you need to figure out if the value and costs are worth it to you.

I know at least 5 super Marriott points users. They know how to stretch a MArriott point to over its max.

And for everyone....all points are not the same. The RCI points in no way resenble or act like Marriott Travel Reward points.

Nor does the Fairfield/Wyndhams, the Blue Green, the Sunterra,...they all act different.

But IMO.....it is a better value to but a Marriott resale. Best value is a Marriott Lock Out that II will give you two weeks for ( As will Redweek), and if INterval wants you weeks bad enough, you will get a bonus week.

Thats three weeks for the one, and one maint fee payment....the II week has fees attached....but to me, thats the beast value.

And as I have said before, the best value (IMO) T/S is the Four Seasons just N of San Diego....you'll get 4 weeks for the one there ( 2 bed 3bath) BUT the maint fees are approaching $2000 a week

Summer Bay Resorts in Florida has smooth salesman....but don't let them fool you. They will promise the moon, then when time to deliver find out you have been sold a bunch of half truths. Worst decision I made this year was to buy into a plan. Spent thousands for leftover, over priced vacations and can't get any response from my certified letter wanting to get out. Don't be fooled by Summer Bay salesman who's contract is totally in favor of them with no out for the suspecting victim.

jayjay wrote:

Before buying a timeshare week, I would research all rental sites on the internet first. The only reason, in my opinion, to buy a week is if you can only vacation in a red hot season such as summer, holidays or winter ski season. The reason I say this is because there are SO many rentals sites on the internet now (such as Redweek) as opposed to just a few years ago, that it doesn't make sense to buy if you can rent for the maintenance fee or a little more. The costs of timesharing have skyrocketed just in the last 6 years ... maintenance fees have risen (some with special assessments attached on top of maintenance fees), exchange company membership, exchanges, guest certificates and other related timeshare costs have risen.

If you can rent for the same as owning without the hassles of owning ... then in my opinion that's the better option. It's much easier to BUY a timeshare than to SELL a timeshare.

* I'DLOVE TO BUY SOME WEEKS DURING THE SUMMER. WHERE ARE THE OWNERS POSTING THEM? IS THERE A HOA THAT COORDINATES THESE SALES? RON

rond5 wrote:

* I'DLOVE TO BUY SOME WEEKS DURING THE SUMMER. WHERE ARE THE OWNERS POSTING THEM? IS THERE A HOA THAT COORDINATES THESE SALES? RON

Some HOAs sell weeks, but you'd have to get in touch with the particular resort that you are looking at buying. Have you perused Redweek for summer weeks and other sites such as MyResortNetwork, BidShares and Ebay?

jenniferr240 wrote:

Summer Bay Resorts in Florida has smooth salesman....but don't let them fool you. They will promise the moon, then when time to deliver find out you have been sold a bunch of half truths. Worst decision I made this year was to buy into a plan. Spent thousands for leftover, over priced vacations and can't get any response from my certified letter wanting to get out. Don't be fooled by Summer Bay salesman who's contract is totally in favor of them with no out for the suspecting victim.

Unless you have accepted a vacation package that must include a presentation, the trick is to take the phone off the hook in your unit. If you carry a cell phone have your family or friends call you on it. We do this all the time at resorts when we don't want to be bothered by salespeople and presentations.

ken1193 wrote:

danr84 asks, quoted in pertinent part: >> .... what are the advantages and/or dis-advantages to a floating week vs. a fixed week? We've been offerred a floating week....<< ======================================

Others have capably responded already, but I'll offer just a few related opinions / observations of my own:

1. Orlando is one of the most timeshare-overbuilt areas (along with Branson, Las Vegas, Williamsburg). There is a glut of available timeshares in any and all of these areas. You mention owning a Northeast Red week. If legitimately "red", with that week you could likely trade into Orlando virtually anytime you want. With that in mind, you might at least consider carefully whether Orlando is really where you want your "home resort" to be. If yes, and you intend to actually use your week there (i.e., as opposed to echanging or renting --- and Orlando weeks are generally lousy traders), you would be wise to at least shop around for your best deal before "giving up" your Northeast Red week. It's definitely a buyer's market in the overbuilt (and still building anyhow) Orlando area.

As a relevant observation, on the Bidshares site alone there are dozens and dozens of Orlando timeshares in all flavors being auctioned off at low prices at any given time (including right now). With that fact in mind, I'd encourage you to examine why you'd want to give up your Red Northeast week --- and then also be an additional $13k "out of pocket" --- just to own in an area where anyone can find space virtually anytime, for rent and/or for sale, and at relatively low cost. That's your prerogative and a value judgement to which you are certainly entitled; it just doesn't make financial sense to me, based upon the limited facts presented.

2. Know that the devil can definitely be in the details in some "floating" weeks in many Florida resorts. Particularly (but not only) in resorts in coastal FL areas, entire blocks of time are often actually "blacked out" (i.e., completely unavailable to) "float week" owners, who are prohibited from making any reservations during this time period (typically weeks 5 through 15 ----which constitutes most of the winter!). There may not be any such restrictions in Orlando area resorts, but it's certainly still a question worth specifically asking (and getting accurately answered, in writing) before buying. You don't want to discover AFTER closing on your purchase that you can't even reserve a week at your own home resort at what might well be the ONLY season in which you even want to go or be there!

Good luck and, as always...... CAVEAT EMPTOR (Buyer Beware)

jayjay wrote:

Before buying a timeshare week, I would research all rental sites on the internet first. The only reason, in my opinion, to buy a week is if you can only vacation in a red hot season such as summer, holidays or winter ski season. The reason I say this is because there are SO many rentals sites on the internet now (such as Redweek) as opposed to just a few years ago, that it doesn't make sense to buy if you can rent for the maintenance fee or a little more. The costs of timesharing have skyrocketed just in the last 6 years ... maintenance fees have risen (some with special assessments attached on top of maintenance fees), exchange company membership, exchanges, guest certificates and other related timeshare costs have risen.

If you can rent for the same as owning without the hassles of owning ... then in my opinion that's the better option. It's much easier to BUY a timeshare than to SELL a timeshare.

Again, I have to disagree... 1. Yes, you can rent a Getaway to others if you wish. For $39 you can make a reservation on somebody else’s name (last page on the online reservation process).

2. You get no Marriott Reward Points points if you buy resale. Cypress Harbor’s seasons are: Sport (trades for 90,000 points), Special & Summer ( trade for 110,000 points).

3. Contractually, the Marriott points system is indeed incidental, however, if ever removed, it MUST be replaced with another program/benefit with similar value. No speculation here.

4. If you convert your timeshare week into points, you cannot use the same points to book a timeshare week back.

5. It costs $104 to convert a week into points. Maintenance + taxes at Cypress cost about $800.

6. 200,000 points already include the airline miles for two to Hawaii, Caribbean or Mexico. PLUS, a 7 night stay at a category 6 hotel. You don’t have to convert anything. It’s a package (hotel plus air for 2)

7. Sorry, but your math is incorrect. If you stay home and do not travel, you might invest the money. But if you do, every penny in put into renting is 100% loss.

8. You can no longer buy so many points. According to a recent Marriott memo, only up to 10% of the total package.

9. If you can find getaways for $500, why did you rent a week in Fort Lauderdale twice as much?

10. Only buy resale if you do not care about packages (packages for hotel plus airline miles). If you often travel abroad, as I do, these packages are awesome.

You tell me to check my facts. Well, I own Marriott(s) and I know the program and the points pretty well, probably much more than you do, based on your previous affirmations. Would you allow others to disagree with your pre-conceived ideas and opt to respectfully argue your point, or shall we engage into arrogant and fruitless personal attack?

You believe buying resale is the right thing to do. That depends on how people like to travel. I like to trade my week into 5-star hotels with 2 international airline tickets attached. Any problem with that?

kekouri wrote:

First, we can not RENT a week obtained from a getaway from II.

Resale Plat weeks at Cypress Harbor sell for between $5000 and $6000 all are 2 bed 2 bath.

Some MArriott Resorts can not be traded back for points. And those that do recieve differing amounts of points, some at 75,000 some at more a very few at less.

Many using MAR Reward Points ( A travel Reward System of points that can be discontinued at any time by Marriott) feel their value is exactly what MArriott Rewards were selling them at all winter and spring 2007....one penny each. Some of us missed the sale. But it might return.

A top turn in of a Marriott week might fetch 120,000 or even 130,000 points for a 2 bed 2 bath unit. Jf you want to use points for another week at a 2 bed 2 bath MVCI location for a week, it will cost 150,000.

It costs a fee to give your week in for points. And you must pay your Maint fees & Taxes on the week given in....Approox $1000.

In the old days, Marriott gave reward points for the purchase of a developer week. Biggest I saw listed on tug was about 750,000 for a manor club plat unit to complete sell out of the old section (Non lock out section.

You can use approx 200,000 points for a world trip for 2 in a MAR hotel ...but you need to convert the points into airline miles.

You can get points by using Marriott Hotels, and the Marrriott Premier Credit Card....which costs over $65.00 a year, but you do get a free night in a cat 5 or less and other bennies. There is a less expensive MAR card, a VISA via JPMorgan/Chase.

You need to include the money lost buy buying a unit for the points. Interst on a $17,000 unit loses about $1000 on a 5.5% CD rate....and of course if you take a loan on that $$$ that much more money at your loss.

So, $1000 main/tax + $1000 lost in interest + whatever the loan interest is = a loss of at least $2000 a year for 130,000 points, that will not buy you a week in a 2 bed 2 bath MVCI unit for a week. ( Remember, it costs 150,000 points.

We paid Marriott $1000 for 100,000 points this spring. Then we wondered if that was a good value.

The getaways I see for Orlando, including a full week at the 2 bed 2 bath are lower than $500. I currently see Marriott Ocean Points for less than $350 a week.

PLEASE, do your own homework....first, go to the MArriott Rewards website, and see what you can get for the points. Just remember, you need to figure out if the value and costs are worth it to you.

I know at least 5 super Marriott points users. They know how to stretch a MArriott point to over its max.

And for everyone....all points are not the same. The RCI points in no way resenble or act like Marriott Travel Reward points.

Nor does the Fairfield/Wyndhams, the Blue Green, the Sunterra,...they all act different.

But IMO.....it is a better value to but a Marriott resale. Best value is a Marriott Lock Out that II will give you two weeks for ( As will Redweek), and if INterval wants you weeks bad enough, you will get a bonus week.

Thats three weeks for the one, and one maint fee payment....the II week has fees attached....but to me, thats the beast value.

And as I have said before, the best value (IMO) T/S is the Four Seasons just N of San Diego....you'll get 4 weeks for the one there ( 2 bed 3bath) BUT the maint fees are approaching $2000 a week

atishr wrote:

jayjay wrote:

Before buying a timeshare week, I would research all rental sites on the internet first. The only reason, in my opinion, to buy a week is if you can only vacation in a red hot season such as summer, holidays or winter ski season. The reason I say this is because there are SO many rentals sites on the internet now (such as Redweek) as opposed to just a few years ago, that it doesn't make sense to buy if you can rent for the maintenance fee or a little more. The costs of timesharing have skyrocketed just in the last 6 years ... maintenance fees have risen (some with special assessments attached on top of maintenance fees), exchange company membership, exchanges, guest certificates and other related timeshare costs have risen.

If you can rent for the same as owning without the hassles of owning ... then in my opinion that's the better option. It's much easier to BUY a timeshare than to SELL a timeshare.

I am appreciative of all the info I have gleaned from this thread. I'd appreciate comments and critical analysis of the purchases I'm about to make in the following week. My husband and I purchased an annual deeded 2bd/2ba unit in the west village at Orange Lake in Orlando. The unit sleeps 8 is not a lock-off. The unit is in the newer 2500 block tower (not the older bungalow style). We paid $12,500, our maint/taxes are aprox. $630.00. We purchased week 17. We now have the option of converting from weeks to points through the Global Access System (sanctioned through Orange Lake) at a cost of $1,999.00. Our week 17 will give us 75,000 rci points. There is also an in house fee of only $40.00 to trade to any other week or unit(ie. studio or 1 Bd to stretch our points out) to any other Orange Lake property. We belong to RCI and go every other year to Orlando but never yet in week 17 so we end up paying the RCI exchange fee which is over $150. Can't see the disadvantage to buying the conversion to points, we can pay cash, so there will be no interest or financing involved.

Also we have an opportunity to by a 2Bd/2Ba @ Cliffs @ Peace Canyon in Las Vegas with 38,500 RCI points. The cost is $1200 (including closing,registration with RCI points) with annual maint/taxes of $446.00. We are able to fly to Vegas for considerably less than Orlando and enjoy getting away in the winter for a break. After reading the comments of the glut of TS in Vegas and Orlando and negative implications we are gratefully anticipating your knowledgeable comments. We are new to TS and only wished we had learned of Redweek sooner. Our offers sounded great to us, are we correct? What pitfalls have we not counted on? Is the Cliffs due for a heavy assessment fee? The maint.fees are so low we thought it seemed like an opportunity. Thanks in advance. Maddy

It's too late now, but you could have bought the same Orange Lake timeshare on the resale market for approximately 1/4 or less of what you paid the developer. Having said that, since it's water under the bridge, you should use and enjoy your Orange Lake timeshare. Millions of people bought their first timeshare from the developer, so you are definitely not alone. When shopping for additional timeshare in the future, you know now to peruse the resale market. It sounds like you did just that concerning the Peace Canyon timeshare points in Vegas.

There have been discussions concerning the Global Access Syatem on this forum. Go to the right upper part of this page where it says "I want to...." then click seach, then enter Global Access System Orange Lake, then click all forums to retrieve those discussions.

Also, you might post your question in the Points forum here for better results. I, for one, am not educated on all the points systems out there as we owned only fixed weeks.

suzannes39 wrote:

atishr wrote:

jayjay wrote:

Before buying a timeshare week, I would research all rental sites on the internet first. The only reason, in my opinion, to buy a week is if you can only vacation in a red hot season such as summer, holidays or winter ski season. The reason I say this is because there are SO many rentals sites on the internet now (such as Redweek) as opposed to just a few years ago, that it doesn't make sense to buy if you can rent for the maintenance fee or a little more. The costs of timesharing have skyrocketed just in the last 6 years ... maintenance fees have risen (some with special assessments attached on top of maintenance fees), exchange company membership, exchanges, guest certificates and other related timeshare costs have risen.

If you can rent for the same as owning without the hassles of owning ... then in my opinion that's the better option. It's much easier to BUY a timeshare than to SELL a timeshare.

I am appreciative of all the info I have gleaned from this thread. I'd appreciate comments and critical analysis of the purchases I'm about to make in the following week. My husband and I purchased an annual deeded 2bd/2ba unit in the west village at Orange Lake in Orlando. The unit sleeps 8 is not a lock-off. The unit is in the newer 2500 block tower (not the older bungalow style). We paid $12,500, our maint/taxes are aprox. $630.00. We purchased week 17. We now have the option of converting from weeks to points through the Global Access System (sanctioned through Orange Lake) at a cost of $1,999.00. Our week 17 will give us 75,000 rci points. There is also an in house fee of only $40.00 to trade to any other week or unit(ie. studio or 1 Bd to stretch our points out) to any other Orange Lake property. We belong to RCI and go every other year to Orlando but never yet in week 17 so we end up paying the RCI exchange fee which is over $150. Can't see the disadvantage to buying the conversion to points, we can pay cash, so there will be no interest or financing involved.

Also we have an opportunity to by a 2Bd/2Ba @ Cliffs @ Peace Canyon in Las Vegas with 38,500 RCI points. The cost is $1200 (including closing,registration with RCI points) with annual maint/taxes of $446.00. We are able to fly to Vegas for considerably less than Orlando and enjoy getting away in the winter for a break. After reading the comments of the glut of TS in Vegas and Orlando and negative implications we are gratefully anticipating your knowledgeable comments. We are new to TS and only wished we had learned of Redweek sooner. Our offers sounded great to us, are we correct? What pitfalls have we not counted on? Is the Cliffs due for a heavy assessment fee? The maint.fees are so low we thought it seemed like an opportunity. Thanks in advance. Maddy

============== First, I want apologize in advance for the lengthy reply.

The one disadvantage I see with converting your unit is that, (according to other posters) since RCI controls your home week, you would not be able to rent it for an amount greater than the exchange and guest fees nor could you deposit your week with another exchange organization such as RedWeek. If never thought to rent your unit and you plan to use the points to travel then this should not be a big issue. Here's some info regarding RCI Points. I’ll let you decide whether they are pros or cons. 1. There are three reservation periods when booking an RCI Points resort ranging from 10 to 13 months in advance of your check-in day. a) Home Week Period (for owners of Fixed Time) - 12 to 13 months in advance check-in b) Home Group Reservation - 10 to 11 months in advance of your check-in c) Standard Reservation Period - Reserve at any other available RCI Points Resort 10 months or less in advance of your check-in day.

2. You can book any available RCI Points resort for any number of nights. Exchange fees vary but the max is $129 for a 7+ night reservation. A word of warning, you will be charged a “housekeeping” fee by the resort upon check-out. Personally, I do not feel a 1 or 2 night stay is cost effective when you add up the fees and the “value” of your points.

3. Unlike a RCI weeks resort deposit where you have to deposit first, you can go online and view all available resorts 10 months prior to your check-in date.

4. You can reserve a unit at any available RCI weeks resort up to 2 years in advance.

5. Reservations at any RCI weeks resort within 45 days of check-in are 7500 or 9000 points (domestic/international). However, I’d rather book a Last Call Vacation, ($199 to $249) rather than use my points plus pay a $164+ exchange fee.

6. You can carry over unused points, borrow from next year’s points, or buy points if needed.

7. The dues range from $124 (1 yr) to $319 (3 yrs). I believe this is higher than the annual fees for a “weeks” member.

8. If and when you ever re-sell, the unit may revert back to original status and the new owner may need to pay the conversion fee again.

Where you thinking of converting your Orange Lake property AND buying the Las Vegas property to get almost 115000 points or were you looking to just do one transaction?

Seeing you already have a unit that will get you 75,000 points for $2000 (I assume the MF will not increase). It doesn’t make too much sense to take on an extra $446 of maintenance fees to get just 38500 points. You can still go to Orlando periodically or with 75000 points you can visit Las Vegas in the winter and have plenty of points remaining to travel somewhere else.

Go to The Answer Place link at rci.com; do a search for ‘points’. The result will provide a ton of info.

Good Luck

joanp60 wrote:

Does anybody know if Disney Villas Vacations ever go up for resale to buy a timeshare there?

try dvc-resales.com got mine there

Maddy wrote:

Also we have an opportunity to by a 2Bd/2Ba @ Cliffs @ Peace Canyon in Las Vegas with 38,500 RCI points. The cost is $1200 (including closing,registration with RCI points) with annual maint/taxes of $446.00. We are able to fly to Vegas for considerably less than Orlando and enjoy getting away in the winter for a break. After reading the comments of the glut of TS in Vegas and Orlando and negative implications we are gratefully anticipating your knowledgeable comments. We are new to TS and only wished we had learned of Redweek sooner. Our offers sounded great to us, are we correct? What pitfalls have we not counted on? Is the Cliffs due for a heavy assessment fee? The maint.fees are so low we thought it seemed like an opportunity. Thanks in advance. Maddy

======= The price for Peace Canyon certainly seems reasonable. RCI gives it a Gold Crown rating. Vegas had the advantage of hardly ever getting hit by a hurricane and the property taxes are low to nil. This keeps maintenance fees reasonable. It is also immune to sharp ups and downs is usage during the calendar year. If you like to go there, why not go for it?

Orlando is far enough inland to miss the worst of hurricane seasons, but like the rest of Florida, it has a rising state property tax which will probably be billed in addition to your maintenance fee. You mention being able to use other Orange Lake properties. Guess I was unaware of these. What over-all name do they use? Mary

title insurance

mer1 wrote:

Does anybody know if Disney Villas Vacations ever go up for resale to buy a timeshare there?

You can also check out www.disboards.com where you can find Disney points for sale (Disney timeshares are sold on a point system).

How do I go about purchasing a timeshare here?What are the fees,closing costs,etc

joer160 wrote:

How do I go about purchasing a timeshare here?What are the fees,closing costs,etc

1. You choose a timeshare you wish to buy by perusing Timeshares for Rent & Sale above 2. You contact the owner by email with any questions you may have 3. You can negotiate closing costs, but normally the buyer pays for closing. 4. There are several reputable closing companies via the search feature on the right hand side of this page under 'I want to ......'

jenniferc190 wrote:

deborah820 wrote:

jenniferc190 wrote:

I am interested in purchasing the Westin Ka'anapali Ocean Resort Villas. I am fairly new at the timeshare concept and will appreicate all opinions. I am quite impressed with the SPG program and am already a gold member.

I am wondering if I should wait for the North Villas resales to become more available or purchase "pre owned" ones on the existing buildings. I am also wondering if I am better off purchasing the "resale" ones from the developer. I do realize that the price will be higher the then general resale market but it may offer some perks that I may be interested in. Also, I find the annual fees + taxes being almost $2000 is quite high, I am wondering if I am better off just renting. Thanks for you thoughts on this.

This is what I have done, I purchased a resale at a location that I wanted. I used an online timeshare resale site. I had not one problem with them. The transfer of the deed was done with ease by them and I received it in a timely manner. I also, got this time share at a very reasonable price. My yearly fees are managable. The unit I purchased was exactly as it was told on this resale site and they made sure I understood what I was purchasing. I purchased a one bedroom in a specific location within this resort and that is exactly what I got. This Timeshare is a Starwood Resort that is also a five star Resort. I have enjoyed it two years now and I am headed for our third. The unit rents for triple what I pay in Maintenace fees in a week. The only thing with purchasing a resale with the Starwood resorts that I found the hard way is that you aren't able to use there own Starwood Network for exchange of your unit for another Starwood Resort in another location. This is Starwood's rules. Anyone with a repurchase not from the Starwood resort, such as a repurchase from a past owner you do not get the Starwood transfer or upgrade benefits. Which as an owner I feel is wrong. I do have a deeded timeshare with a red week and it also can be used as a float. But, I am not allowed to use the Starwood vacation network. So I just use RCI. That is the only drawback that I have found. I hope this helped you.

Hi, thanks for the information. Does it mean you don't get the points either? What is your overall experience. THANKS AGAIN.

Some Starwood resorts are mandatory SVN and some are voluntary. The new Princeville Resort is voluntary so StarOptions cannot be used within the Starwood network on a resale. The Westin Ka'anapali Resorts are mandatory so a resale purchase there allows you to use StarOptions to trade within the Starwood network. StarPoints which converts to hotel and other points usage cannot be used on a resale.