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Resale or Developer?

N

na2006

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Jan 8, 2007
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Thanks to you all who responded.

I checked the resale market and found great deals there.
The sales guy at Marriott has offered some competing pricing though.

Here is a list of some offers -

EOY 2 BEDROOM


GRANDE CHATEAU - GRANDE VISTA PLATINUM SEASON: $25,850 Orlando
GRANDE CHATEAU - GRANDE VISTA GOLD SEASON: $23,150
GRANDE CHATEAU – KAUAI BEACH CLUB PLATINUM SEASON: $38,000
GRANDE CHATEAU – KO’OLINA BEACH CLUB PLATINUM SEASON: $30,100
GRANDE CHATEAU – LEGENDS EDGE PLATINUM SEASON: $22,850 Panama City
GRANDE CHATEAU – MAUI OCEAN CLUB PLATINUM: $42,650
GRANDE CHATEAU – VILLAS AT DORAL GOLD SEASON: $22,650
GRANDE CHATEAU – WAIOHAI PLATINUM: $31,400

As it includes a discount of 17% these prices are just 2-3 K above resale market.
eg

GRANDE CHATEAU – WAIOHAI PLATINUM:
Developer price $31,400
Resale price: $30000 (redweek.com)

GRANDE CHATEAU – ARUBA SURF CLUB OCEAN VIEW GOLD SEASON:
Developer $27,050 (No discount here yet)
Resale $24250.

MANOR CLUB EY 2 BEDROOM PLATINUM $19900 RESALE: $17500

Also I will get points + lock off/split off options.

Need to know is there any catch here?


NA
 
I'm not very familiar with pricing for Grand Chateau, but I can tell you that the resale price you have been quoted for Manor Club is WAY too high. $7000 to $9000 is more like it for an EY platinum week in the original section. $9000 to $11,000 in the Sequel section with lockoffs.

Steve
 
I would not give much weight to asking prices in the resale market. For example a 2bd plat at Manor club. I just sold mine for 8000. I know several tuggers have mentioned buying the same Manor Club anywhere from 7000 to 8000. No where near 17500. People list Manor Club platinums on e bay quite often and they usual fall in the same 7-8 range.

I don't know about Grande Chateau so I don't know how that effects the others.
 
These prices are for 2BED PLATINUM sleeping 8. I would be Ok if the prices are 2-3k lower as I will get promotionals points as well.

If you go for EOY Marriott gives you 17% discount which brings price down and close to resale market.

EOY Price = (EY Price/2 )-17% is what Sales person told me.

For EY options resale market is 40-50% lower.

I am new to TS and waiting for experts to respond.

NA
 
There was a time, not too long ago, that the points received from the sale could further offset or even exceed the resale delta, but that is not the case anymore, so resale is definately the way to go.

I don't even think you are going to see any more great pre-construction deals, because the demand is so high, they don't have to.


Out of curiousity what is the points incentive for this deal?

Regards.
Joe
 
Ya 17% applies to 2 EOY units.

This is the offer.

http://www.marriott-timeshare.com/vacation-specials1.jsp

DB02*1-1D7NMF

· Save 17% on each week when you purchase two every-other-year weeks

· Earn up to 150,000* Marriott Rewards® points for your purchase By owning two every-other-year weeks, you'll own a vacation each year, but have the flexibility of two home resorts.
 
The 17% discount is illusory. If you buy one every-year week, you'll get the same "discount" every time. This isn't a special offer.

Where does the 17% discount come from? Assume you are buying two weeks at a single resort. Marriott prices EOY weeks at 60% of the EY price. However, if you buy two EOY weeks, Marriott reduces the price peer week to the same as if you had purchased a single EY week. Thus, two EY weeks at 50% of the EY price equal the same price as a single EY week. (60%-50%)/50% = 17% discount.

As has been accurately stated herein, there is no way that Marriott's prices are anywhere near as low as what you can buy for in the resale market. As suggested, asking prices in the resale market are almost always overstated - usually by a significant amount. It takes a bit of negotiation and sometimes offers on several different timeshares to get to the proper FMV price, but it's relatively easy to do. The hundreds of posts on this forum confirming the price differentials in actual transactions confirm what we are saying.
 
Listen to Dave M and all the other posters here and on TS4Ms......you will ALLWAYS do better on a resale.
Asking price in the resale market is NOT purchase price.
Marriott NEVER discounts prices....see Daves example.

Here is my response to you from OY.

GrayFal said:
The Marriott Point system - what you GET for those points - has been greatly reduced - and up until now, the amount of points that you get by trading in your years usage has remained the same - no increase for inflation of the points amount you need to book a hotel room.

So 6 years ago when I purchased my first Marriott week and got 110,000 points if I turned it in, I could purchase a vacation package that included 7 nights in almost any Marriott hotel and 4 round trip air tickets and a rental car for a week for 150,000 points (the TOP properties - about 25 - costs 200,000). Today, I still get the same 110,000 points - but the vacation package for Cat 5 or 6 Hotel with no rental car and 120,000 FF miles costs 235,000 and 250,000 points. Cat 7 (top) package costs 270,000.
You do the math :roll:

The one exception to buying resale is to buy a NEW Marriott from Marriott in a GREAT location on the first day of sale - historically in 2-3 years the price you paid directly from Marriott is equal or less then the resale price.

The properties you are looking at are older properties....jst from my own research on this board and others like it...Manor Club Platinum original non-lock-off units are sold for 7.5K to 8.5,9K and the lock-off units are going for 10-11K resale.
See what prices Marriott sends you.
Click to expand...

This hasn't changed in a few days.

If you still want to buy from the developer, email me for my sales rep's contact info.
 
The resale value of 2 EOY units NEVER equals the value of a single every year unit.

This has always befuddled me as one would think that many people would like a resort but not every single year. Not the case at all says the "marketplace".

John
 
2 EOY = Annual ??

Hi John

Forgive me for being a little slow on this one, but are you saying that in the resale market 2 EOY marriott units will be slightly more than the equivalent annual unit or slightly less ?

Thanks

Jo
 
Hi Jo,

Sorry for not being clear, maybe I should have my coffee before 7 AM postings :)

The two together are almost always LESS than an annual use unit.

It surprised me and I still don't understand why, perhaps lack of marketplace knowledge which makes the complex less desirable.

They also seem harder to sell from the few I've owned.

John
 
"Also I will get points + lock off/split off options."

Had to chime in: You will get the lock off/split off options with a resale also! The points aren't worth what they used to be.
 
They are way off on the pricing for the waiohai. I bought an oceanview platinum (they sell for 42000) for 24000 every year and was looking at an island view 9 they sell for 32000) for only 20200. What they ask and what it sells for are way different.
 
oh wow thanks guys.

Ya I think I was comparing it with asking price what I found on resale website.
How do one find purchase resale pricing then?

If I understand correctly.

1. 2 EOY weeks TS should be lower than 1EY no matter on resale or developer.

2. Lock off / split off option is standard on most of the resorts.

3. Point options is not a big deal as you can buy points.

4. Resale market is the best option. (EOY/EY)

NA
 
You can try ebay often the cheapest, tho you may have to be patient waiting for the resort you want. Watching will also give you a good idea of value for a lot of resorts. 3 out of the 4 I bought were on ebay and 1 was a broker. The 3 I sold I used e bay. You can try a broker or resale sites, here are few. I have not used any of these.

TUG, My Resort Network, Redweek, Sell Now, Quick sale, there are many
 
na2006 said:
oh wow thanks guys.

Ya I think I was comparing it with asking price what I found on resale website.
How do one find purchase resale pricing then?

If I understand correctly.

1. 2 EOY weeks TS should be lower than 1EY no matter on resale or developer.

2. Lock off / split off option is standard on most of the resorts.

3. Point options is not a big deal as you can buy points.

4. Resale market is the best option. (EOY/EY)

NA
Click to expand...
People have EOY TS when
1 they want to go to different place EOY
2 When there are buying just 1 EOY to save money

IMHO buying 2 EOY with the purpose of saving on the purchase price is silly because the closing costs when you buy and when you sell wipe out any advantage in sales price.

About 1/2 of the Marriott resorts have lock-off units but that means 1/2 don't have them. Check the Marriott FAQ at the top of this board to which do and don't

Good Luck
 
Thanks a lot again. This forum has helped me so much in last few days.

Totally conviced Resale is the best option.

Here is what I have -

1. Split off/ Lock off options. Checked the FAQ list of lock off and all of the ones I am interested in are there. :whoopie:

2. Points - so they can be used anywhere in world. seems like buying points/card is better.

3. MARRIOTT/EY/PLATINUM/2 BED/Lock off-split off/
Marriott's Grand Chateau • MGC
Marriott's Manor Club at Ford's Colony • MSE
Marriott's Shadow Ridge • MRD
Marriott's Aruba Surf Club • MSU

Will start exploring the resale market now.
Suggestions welcome.

NA
 
Last edited:
Thank you John

Thats a real interesting observation, particularly to me at this time as I have had an EOY gold week at Marriotts Horizons,Orlando on my radar for the past few weeks. I just pressumed (wrongly it now may seem) that if I researched the resale prices of annual units at this resort, then a biennual unit would be at least worth 50%.

Would anyone have thoughts, if 50% is wrong, what a more accurate % would be ?

I would love to ask for thoughts on actual prices ($) but being new to this board I am not sure whether that is allowed or deemed to be unacceptable etiquette

look forward to your advice

Jo

P.S. John...I don't think it was you needing more coffee, it was probably me needing less !
 
Hi Jo,

Your welcome, we'll see how coherent this one is... :)

A percentage is hard to say, but I would guess it to be about 40-45% at a better resort (Marriott) and sometimes as low as 25% for a Fairfield property (midrange). These are mostly Ebay sales observations. Ebay is a buyers market for sure which probably exaggerates the difference from the 50% level. Sales made via redweek & similar web sites may have different percentages.

Hopes this helps, wish I was in the UK today...

Cheers!

John

PS. "And Bob's your uncle" - had to find a way to slip that in....
 
na2006 said:
oh wow thanks guys.

If I understand correctly.

1. 2 EOY weeks TS should be lower than 1EY no matter on resale or developer.
Click to expand...

NO - this pertains to MARRIOTT's purchased from the developer only.

Marriott USUALLY prices EOY sales at 60% of the EY price...and they USUALLY give you the option of purchasing the OTHER 'half' for the remaining 40% if you purchase within 1 year - I believe Doug did this with his Grand Chateau week. But if you only buy EOY - it s a straight 60%

example - purchase price resort A 100 - buy EOY for 60(60%) now and the 'other' EOY within one year for 40(40&)

2 EOYs at diferent resorts - purchase price resort A 100 and resort B 120 - would be resort A EOY 60 (60%) and resort B EOY 72(60%) = 132
'special offer' is 50% - so resort A 50(50%) and resort B 60(50%) = 110.

So yes, it is a savings to buy 2EOYs from marriott at the same time BUT not a savings as compared to resale.
For all these examples, you are paying TWO closings fees.
 
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