at what price would Marriott exercise ROFR on platinum oceanfront on HHI?

The unit is oceanfront, platinum at Barony Beach Club. Marriott sells them for $44,900 currently. In your experience from what you have seen/read, what price would Marriott exercise ROFR?

laurac260 said:

The unit is oceanfront, platinum at Barony Beach Club. Marriott sells them for $44,900 currently. In your experience from what you have seen/read, what price would Marriott exercise ROFR?

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Marriott might take it if it were free, $0. All kidding aside is, no one really knows. Marriott has not been exercising ROFR much at all lately.

anyone else care to take a stab at this, or does everyone pretty much concur with dioxide? I am asking because a sales person told me that Marriott would absolutely exercise ROFR on my resale (trying not to give away too much, since I have no idea who actually comes on this board)

Bid low - buy low. Just pay the market rate (and its LOW!)

laurac260 said:

anyone else care to take a stab at this, or does everyone pretty much concur with dioxide? I am asking because a sales person told me that Marriott would absolutely exercise ROFR on my resale (trying not to give away too much, since I have no idea who actually comes on this board)

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Any resort with ROFR should be avoided as it is another roadblock in the path of an already extremely shaky product (timeshare - especially RETAIL). BUT Marriott and a few other DO have ROFR at some resorts so if you want one of those you will be exposed to it. Since early 2009 Marriott (and most others but very notably Marriott) has ceased to exercise ROFR regardless of sale price. In all liklihood they won't go back to using it UNLESS the whole timeshare (not just the general) economy fully recovers with nearly free money and credit floating around again. Unlikely. This has also once and for all proved that ROFR does nothing to support resale prices as, when it is needed most to do just that - NOW - it is nowhere to be seen. It was and will always be a way for developers to take even more advantage of buyers even AFTER they already have been sucked into a direct retail purchase and was never meant, as some had claimed, to create a "floor price". It was strictly to denigrate resale sales and make them tougher to complete. Again feed the Developer machine.

So buy if you must but realize you could get caught later if ROFR raises its ugly had again. As you would be buying at true market value you are risking far less than those who paid a premium under the old ruse (who got nicked for an artificially boosted price that they can NEVER get out) but you still are taking an unneeded risk by getting a resort with any ROFR hanging around. As for now you don't need to worry about ROFR just make your bid for what you feel it is worth and forget trying to "match" the non-existent ROFR as it doesn't play now. Good luck - bid low!

We are not aware Marriott exercised ROFR at any resort at any price this year.

time, it isn't a bid, it is a resale from a broker, so the price is already set.

I figured that the Marriott salesperson was just trying to intimidate me by telling me that Marriott would absolutely exercise ROFR, so I told them to put it in writing. I really have nothing to lose, it's not like there aren't plenty of timeshares out there to buy, even in the same location for the same season, so I was willing to call their bluff, because I assumed they were bluffing. Apparently they are so desperate for a sale that they will resort to lies and intimidations.

No resale price is ever firm, even asking prices from brokers. Offer a low price.

If you want to buy resale, why are you talking with Marriott? They cannot offer the same price as resale. If you want to buy resale, do it. Marriott will not negotiate or match the resale price. They will not put any sales promise in writing until you buy from them. Otherwise, they will look for the next sale.

If you want to know the threshold at which Marriott will exercise ROFR, you can check the database on this board.

laurac260 said:

time, it isn't a bid, it is a resale from a broker, so the price is already set.

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Price is always negotiable.

So let us know what happens!

Pit said:

Price is always negotiable.

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I guess what I meant was, it wasn't a bid offer, such as e-bay, the price was already determined, and I was quite happy with it, considering other prices I had seen for the exact same place/view/season.

I don't mean to be vague, I am just hesitant to give away all my info till the deal is completely done, because you never know who is on these boards.

Why am I talking to Marriott if I want to go resale? Well, I did what I thought was best, call, e-mail, etc, many entities till I felt comfy with whom I was talking to, and till I felt like I had enough info that I could make an educated decision about whether to go direct or resale. The rest is a very, very long story and we are starting to feel like fishies swimming amongst sharks (I have never, ever in my life of either being a salesperson, or being a buyer met such aggressive sales tactics!!!)

When the ink is dry I will share my story. It is a doosie!

Latravel said:

No resale price is ever firm, even asking prices from brokers. Offer a low price.

If you want to buy resale, why are you talking with Marriott? They cannot offer the same price as resale. If you want to buy resale, do it. Marriott will not negotiate or match the resale price. They will not put any sales promise in writing until you buy from them. Otherwise, they will look for the next sale.

If you want to know the threshold at which Marriott will exercise ROFR, you can check the database on this board.

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I thought I looked in the right place, apparently I didn't. What database are you referring to?

Latravel said:

If you want to know the threshold at which Marriott will exercise ROFR, you can check the database on this board.

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Since Marriott has effectively ceased ROFR in the last 9 months or so, there is no database that will show such a threshold.

But Dioxide's ROFR database is at: http://dioxide45.tripod.com/rofr.html

"there is no database that will show such a threshold."

Flyerbob, the one we mention on this board is Dioxide's database, the same one you are linking, which, coincidentily, shows the threshold (the lowest acceptable price) the poster is asking about.

Latravel said:

"there is no database that will show such a threshold."

Flyerbob, the one we mention on this board is Dioxide's database, the same one you are linking, which, coincidentily, shows the threshold (the lowest acceptable price) the poster is asking about.

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Hmmmm..... Then please explain how you use the 2 Barony oceanside platinum entries -- both that passed ROFR ($19.2k and $14.5k) -- to determine such a threshold for the Barony oceanfront the OP referenced.

In addition, one of these 2 entries is over a year old, and Marriott has basically stopped exercising ROFR since then.

FlyerBobcat said:

Hmmmm..... Then please explain how you use the 2 Barony oceanside platinum entries -- both that passed ROFR ($19.2k and $14.5k) -- to determine such a threshold for the Barony oceanfront the OP referenced.

In addition, one of these 2 entries is over a year old, and Marriott has basically stopped exercising ROFR since then.

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Bobcat, I have two reactions when I look at the database. #1, maybe we COULD have gotten a lower price, and #2, there's no way of knowing if we could have gotten a lower price, as I have nothing to compare my sale to (platinum OCEANFRONT). The bottom line is, if we are happy with the price. When the deal is done, I will share what it is, and the people on this forum can tell me how smart, or naive, we were. I guess you are only as educated as the info you can garner, and fighting thru the cornfield to find the kernel of truth regarding timeshares has been quite a process.

On another note, is there a website, or thread, dedicated to Ohioans who travel to HHI? You'd think the state of OH had emptied out when we were there, judging from all the OH plates. Perhaps OSU/UM weekend at HHI should be a platinum season!:whoopie:

laurac260 said:

I guess what I meant was, it wasn't a bid offer, such as e-bay, the price was already determined, and I was quite happy with it, considering other prices I had seen for the exact same place/view/season.

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If you trust the seller and the closing company, go ahead, Marriott won't stop you. In the event Marriott exercise the ROFR, you have nothing to loose, you will receive your money back.

Dioxide datebase have only one entry for a Barony Beach platinum (oceanside) for $14,500. If you're paying less than that for an oceanfront, go ahead. If not, offer less than than.

If you have information about the seller, you can check online the Beufourt County Register of Deeds at http://rodweb.co.beaufort.sc.us/nvtest/disclaim.asp

Good luck!

ldanna said:

If you trust the seller and the closing company, go ahead, Marriott won't stop you. In the event Marriott exercise the ROFR, you have nothing to loose, you will receive your money back.

Dioxide datebase have only one entry for a Barony Beach platinum (oceanside) for $14,500. If you're paying less than that for an oceanfront, go ahead. If not, offer less than than.

If you have information about the seller, you can check online the Beufourt County Register of Deeds at http://rodweb.co.beaufort.sc.us/nvtest/disclaim.asp

Good luck!

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That's right... Just make and offer and don't worry about ROFR...if it is so low and they actually excercise it....you might be the first documented case this year....nothing to lose... really. you didn't have the week before.

The $14.5 Oceanside sale was mine and frankly, I am almost sure I could have gone lower....not with regards to ROFR...Marriott is just not laying out the cash...I thought the seller would counter, the sales persone told me ont he phone she though that they would take it and the sellers took that offer in a matter of hours. But, unique case...there were 4 owners on the deed, so the loss doesn't hurt so badly when it split between 2 couples, I suspect.

Anyway, make a offer that you thing the SELLERs will accept and that you are comfortbale with and don't worry about ROFR right now.

Don't say anything else...I might just go find that week myself...I would love ocean front at Barony!

laurac260 said:

On another note, is there a website, or thread, dedicated to Ohioans who travel to HHI? You'd think the state of OH had emptied out when we were there, judging from all the OH plates. Perhaps OSU/UM weekend at HHI should be a platinum season!:whoopie:

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I'm not aware of a web site like that, but I do know a lot of people within 5 miles of me that own at Grande Ocean platinum. And you are correct, a lot of OH plates. They gotta' love us down there...

No price is set except by two willing parties

laurac260 said:

time, it isn't a bid, it is a resale from a broker, so the price is already set.

I figured that the Marriott salesperson was just trying to intimidate me by telling me that Marriott would absolutely exercise ROFR, so I told them to put it in writing. I really have nothing to lose, it's not like there aren't plenty of timeshares out there to buy, even in the same location for the same season, so I was willing to call their bluff, because I assumed they were bluffing. Apparently they are so desperate for a sale that they will resort to lies and intimidations.

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Good to call their bluff & recognize the desperation they are more than willing to use to try to get a sale.

Also realize that the Broker cannot "set" the price. They are obligated to present any offer and only the seller can decide if they are willing to accept it or not. There is no way the Broker or seller can demand you offer "at least" anything - you are free to make any offer. Naturally the Broker will want to maximize the price as they want a happy seller and the more the sale price the higher the commission - but you don't have to go along. Offer what you think it's worth and not a penny more. As you say if the seller doesn't accept it there are plenty of others for you to deal with but the seller will find willing buyers are few and a hard line will mean they end up keeping the ownership rather than making a sale. Eventually they will learn or they will simply never sell. Some will raise the price in the mistaken belief that others are "asking too little". Just because they have an unrealistic view of the value doesn't mean you have to play along. Play hardball. It is a buyers market and if you let the seller dictate you are being ripped off.

Bid Low

Latravel said:

No resale price is ever firm, even asking prices from brokers. Offer a low price.

If you want to buy resale, why are you talking with Marriott? They cannot offer the same price as resale. If you want to buy resale, do it. Marriott will not negotiate or match the resale price. They will not put any sales promise in writing until you buy from them. Otherwise, they will look for the next sale.

If you want to know the threshold at which Marriott will exercise ROFR, you can check the database on this board.

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Hi Laura

I agree with Heidi, Bid Low
The resale we just purchased was thru a broker and advertised at $5K
I offered $3,500 and we settled on $3,750.
This was for an EOY Platinum Ocean Front at the Kauai Beach Club, passed ROFR. Don't be afraid to make an offer that seems below market value. You may find a motivated seller. Also let the broker work for you, our broker secured our deal when we told him that $3,750 was our best offer.

Good luck

Jay

Payed Too Much

Just thought everyone should know that laura paid about 30,000 for her barony beach club. Could do way better buying external with a little patience.

vacdoc said:

Just thought everyone should know that laura paid about 30,000 for her barony beach club. Could do way better buying external with a little patience.

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a ha!

Just as I expected. There ARE Marriott trolls on this board! Is that Tom K. or Jim S. If you give me your approval, I will tell everyone what your first and last name is, where you work, and how all the stuff that you guys have tried to do to US to get a deal.

Just say the word, and I will do so.

Ok, peeps, the word is out. Tell me what you think!

laurac260 said:

a ha!

Just as I expected. There ARE Marriott trolls on this board! Is that Tom K. or Jim S. If you give me your approval, I will tell everyone what your first and last name is, where you work, and how all the stuff that you guys have tried to do to US to get a deal.

Just say the word, and I will do so.

Ok, peeps, the word is out. Tell me what you think!

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Well, it's possible that one of the Marriott salespeople you're dealing with could have followed you to this website with the deliberate purpose of posting information here about your purchase that you have chosen not to share. (Although, why??)

Or, it's possible that a regular poster here who knows exactly the way to search around for and locate whatever Marriott units are on the market, with which broker, and at what price, has solicited help from a friend (because one person can't have two names registered) for the deliberate purpose of posting that same information here. (Although, again, why??)

Or, it's possible that you've enlisted the help of friend for the deliberate purpose of stirring up some sort of anti-Marriott salespeople thread. (Although it doesn't usually take that much effort to get that topic going here!)

Or, none of the above, because they're all too fraught with "ulterior motive" for me.

It doesn't matter what we think at this point since you already bought. At least you got the week less than what Marriott sells it for. Personally, if I was buying resale, I would have liked a better price. If the sale is final, you can't look back. Just enjoy your Marriott timeshare!

Flyerbob - The whole purpose of the database is to document what passes Marriotts ROFR inorder to assist people in establishing bottom line asking prices aka price threshold. It's not perfect and we don't have tons of info on each property but it's something. Did you think otherwise?

SueDonJ said:

Well, it's possible that one of the Marriott salespeople you're dealing with could have followed you to this website with the deliberate purpose of posting information here about your purchase that you have chosen not to share. (Although, why??)

Or, it's possible that a regular poster here who knows exactly the way to search around for and locate whatever Marriott units are on the market, with which broker, and at what price, has solicited help from a friend (because one person can't have two names registered) for the deliberate purpose of posting that same information here. (Although, again, why??)

Or, it's possible that you've enlisted the help of friend for the deliberate purpose of stirring up some sort of anti-Marriott salespeople thread. (Although it doesn't usually take that much effort to get that topic going here!)

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Susan, don't waste your time on conspiracy theories. I am who I say I am, and he is who I say he is. No one else knew of any deals. There is no record around to speak of. THIS I KNOW TO BE A FACT.