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[Need info. about Grandview, Las Vegas]

noneuser

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At Grandview Las Vegas, own it for 7 years but never used so it's probably time to sell or at least rent it out. Any recommendation? It is highly popular week or weeks (can be one or two weeks depending on configuration) during the Rodeo in December.

Any help will be welcomed.
Thanks!
 

DeniseM

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Welcome!

Let me preface this by saying that I like Grandview - that's where we like to stay in LV, but….

Unfortunately, the vast majority of timeshares have little or no resale value and this is especially true in Las Vegas, where there are more than 30 timeshares.

It's also not a good rental, because RCI rents Grandview for $200 - $400 per week.

If you aren't using this timeshare, you should consider the following:

-Contact a REPUTABLE timeshare broker to see if it has any resale value.

-Trade it through RCI for places that you do want to go.

-Give it away on TUG: http://www.tugbbs.com/forums/showthread.php?t=132509

Here is a short list of reputable brokers, who are Tuggers:

Syed Sarmad (TUG user name Syed)
www.advantagevacation.com

Fred Messreni (TUG user name FredM if you want to send him a pm)
www.timeshare-gallery.com

Seth Nock (TUG user name the same if you want to send him a pm)
www.sellingtimeshares.net

Judi Kozlowski (TUG user name the same if you want to send her a pm)
www.timeshareresalepros.com

Now that you have posted, you may be contacted by very convincing people who promise to sell or rent your timeshare for big bucks - don't bite - this is a scam. They are going to charge you a high upfront fee, and walk off with your money.

[I edited your post to comply with our no-advertising rule - our classifieds are in the TUG Marketplace, at the top of the forum.]
 
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DeniseM

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Here is the travel demand index for Las Vegas - I'm guessing you own week 48 or 49 (sorry) -

tdi-35.gif


Some ownerships at this resort have some value for their RCI points, but I don't know much about that, so I will let someone else comment on that.
 

noneuser

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Thanks Denise

Thank you for all the information. Yes I have a 2 bed at week 49, of course at the time it was sold to me as "one of the best weeks to own" another lie in the big scam.
 

Passepartout

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As I mentioned in another nearby thread, Grandview weeks aren't worth much. They are perennially available as RCI Last Calls for between $200 and $300 a week. As you've discovered, the only thing for sure when a salesweasel's lips are moving is that s/he has a pulse. Truth is optional.

Jim
 

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It's a nice enough timeshare that many owners are very happy. If you give it time and you market it well you should be able to find a new owner either selling it or giving it away.

You haven't used it at all in any way? What do you think about exchanging? Might that work better for you?
 

noneuser

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No, never used it and when I tried using other RCI locations it also never worked out. At this stage I just want out of it and hopefully get some of my money back.
 

DeniseM

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No, never used it and when I tried using other RCI locations it also never worked out. At this stage I just want out of it and hopefully get some of my money back.

You won't get any money back, or very little. You will most likely have to give it away.

Do you vacation? There are some important things to know about RCI that can make it work, or not work - we can help you with that.
 

JudyS

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Are all Grandview weeks in RCI Points? Or did the developer charge an extra fee to convert them?
 

AwayWeGo

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[triennial - points]
Not All Of'm Are In Points.

Are all Grandview weeks in RCI Points?
Not all.

The dozen or so Grandviews on eBay right now are about 1/2 & 1/2 points units & straight weeks units.

I am pretty sure it's cheaper to buy 1 resale that's already in points than to buy a weeks unit resale & get that converted to points.

Timeshare companies typically charge big bux for points conversion.

-- Alan Cole, McLean (Fairfax County) Virginia, USA.​
 

noneuser

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1 have a 2BR week (week 49, Friday to Friday). No idea how to convert to points, as I said I never used my timeshare. I actually vacation a lot but mostly just book directly with the hotel or find on related websites.
 
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Teresa

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maybe use DAE

No membership fee. Three year window from time of deposit. Better than nothing.
 

Passepartout

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1 have a 2BR week (week 49, Friday to Friday). No idea how to convert to points, as I said I never used my timeshare. I actually vacation a lot but mostly just book directly with the hotel or find on related websites.

Don't bother yourself with point conversions. Just go with an exchange that offers a straight-up week-for-week exchange. Like DAE or TPI that don't charge for membership and don't require depositing first. Join. Look over their offerings and if a destination/resort appeal, call or book/exchange online. They'll lead you through it. You might just find a new way to vacation.

If at some later time you want to get into the nuances of maximizing your travel while minimizing your cost and going to lots of interesting places, join TUG ($15/yr) for access to reviews of hundreds of resorts worldwide where you might exchange into. Helpful, friendly TUGgers will happily give you advice. Probably more than you want.

What we don't do so well is what you initially asked. That is, is there someplace that will simply get me out of my timeshare. It's more of a do-it-yourself thing than any of us like.

Jim
 

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I like Grandview Las Vegas ...

I also own at Grandview Las Vegas and we just wrapped out a month-long stay there in February.

When I bought Grandview, I did it as a resale on Ebay. I was well under $1,000 for the auction price, plus all closing costs, plus RCI membership.

Aside from liking the actual resort, I like that the MF to Points ratio is good.

Good luck trying to sell it, but I wouldn't expect you'll recover a ton of your initial investment (assuming you bought from the developer).

If, on the other hand, you're just looking to get out from under your annual fees, you shouldn't have trouble giving it away or selling it for a few hundred dollars. It's a popular resort and attractive to people who want cheap RCI points.
 

krj9999

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I would probably not convert to points, as the costs would be high and the points given aren't that great (61k). [you could buy resale Grandview units already converted to points for less than what it would cost you to convert]

If you were to deposit these weeks to RCI, please deposit them as two one-bedroom units (as opposed to one two-bedroom unit) - you will likely get about 17 TPU for each 1BR (vs. probably 18 TPU for a 2BR).

But the real questions if you would consider retaining ownership are:
Where do you normally vacation? How far in advance do you (or can you) plan? During what time of the year? And I guess a secondary question is how much do you pay per night for a hotel?

1 have a 2BR week (week 49, Friday to Friday). No idea how to convert to points, as I said I never used my timeshare. I actually vacation a lot but mostly just book directly with the hotel or find on related websites.
 
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icydog

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Here's a suggestion. Don't sell it or give it away, go there! Use your week!!!

I love the Grandview. The location next to South Pointe Casino is wonderful. The rooms are very large with two master suites. Whenever I go to Vegas I always stay at the Grandview.

I happen to own a large points contract there. I wouldn't think of using the points there because there are endless possibilities at other timeshares open to me---but I would definitely use a "last call" to go there.

I really like it there as I said. And I think, if you stop smarting over the load of c**p the salesman threw at you, you will really enjoy yourself. Really try hard to "make lemonade" from "the lemon" you think you own.
 

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...
The dozen or so Grandviews on eBay right now are about 1/2 & 1/2 points units & straight weeks units.

I am pretty sure it's cheaper to buy 1 resale that's already in points than to buy a weeks unit resale & get that converted to points.

Timeshare companies typically charge big bux for points conversion.

-- Alan Cole, McLean (Fairfax County) Virginia, USA.​
Alan, a belated thanks for the information!


I also own at Grandview Las Vegas and we just wrapped out a month-long stay there in February.

When I bought Grandview, I did it as a resale on Ebay. I was well under $1,000 for the auction price, plus all closing costs, plus RCI membership.

Aside from liking the actual resort, I like that the MF to Points ratio is good...
Fatbullfrog, what is your MF, and how many RCI Points per year do you get?
 

Magic1962

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The Grandview at Las Vegas 122000 points annually....
I know that I have posted this for others on different posts on TUG but this is somewhat relevant I guess to the subject.... I own TWO Grandview contracts and get 181000 points through RCI... I pay around 1000.00 a year in MF's and the RCI fees.... this year I traded into a 3 bedroom at Bonnett Creek for July and used the rest of my points to get round trip airfare for my wife and me from Detroit to Orlando.... cost for that 150.00..... I have NEVER stayed at Grandview but have always used the points for wonderful vacations.... last summer Hilton Head 3 bedroom over July 4th week, Myrtle Beach 3 bedroom two years ago.... I don't know of anywhere else I can get cheaper MFs for the trades I get.... just my two cents worth..... Dave :hi:
 

JudyS

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I know that I have posted this for others on different posts on TUG but this is somewhat relevant I guess to the subject.... I own TWO Grandview contracts and get 181000 points through RCI... I pay around 1000.00 a year in MF's and the RCI fees.
Dave, I'm confused about which RCI fees you are including. Can you tell me just what the MFs are per year, and also the unit sizes? Are these annual units, or biannual? Thanks!
 

Magic1962

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The Grandview at Las Vegas 122000 points annually....
Dave, I'm confused about which RCI fees you are including. Can you tell me just what the MFs are per year, and also the unit sizes? Are these annual units, or biannual? Thanks!
the mfs for Grandview 2 contracts 1. 61000 I paid 349.50 annual 1 bedroom, 2. 120,000 I paid 649.50 annual 2 bedroom... So that's 1000.00 a year I pay for all my Points..... Then you have the RCI fees..... I paid the yearly one I think for 5 years great deal.....I really try to get all I can from my Points and don't leave anything left on the table... A week at Bonnet Creek 3 bedroom would have been everything of at least $3000 plus the airfare 600.00... Now you see why I love Time Sharing..... Dave:wave: I bought both resale and figure if I want to get rid of them in the future it shouldn't be that hard.....
 

tschwa2

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You also before the price exploded. Right now your 1br seems to sell at $3000 minimum and the 2br (full 122,000) goes for around $5000 with fees and a single year's current usage and that seems to be the low end.

Still I believe the conversion cost is around $4000-$5000 for a single week so it is still cheaper to buy an already converted week and it would never pay to convert anything other than a 122,000 week unless you could get them to lower the price for conversion significantly.
 

Magic1962

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The Grandview at Las Vegas 122000 points annually....
You also before the price exploded. Right now your 1br seems to sell at $3000 minimum and the 2br (full 122,000) goes for around $5000 with fees and a single year's current usage and that seems to be the low end.

Still I believe the conversion cost is around $4000-$5000 for a single week so it is still cheaper to buy an already converted week and it would never pay to convert anything other than a 122,000 week unless you could get them to lower the price for conversion significantly.
Yes, between both of them I think I paid 4000.00 so I am quite pleased with what I have...... Without reading here on TUG though I would never have been able to pull this off!!!!!:whoopie: Dave
 

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Fatbullfrog, what is your MF, and how many RCI Points per year do you get?

MF = $116 and some change.
RCI Points = 16,333/yr

It's an every third year 1/br, but there are regularly great deals on RCI to get in there during Extra Vacation sales or Last Calls. The month we spent there in February was for $209/wk.
 

JudyS

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the mfs for Grandview 2 contracts 1. 61000 I paid 349.50 annual 1 bedroom, 2. 120,000 I paid 649.50 annual 2 bedroom... So that's 1000.00 a year I pay for all my Points..... Then you have the RCI fees..... I paid the yearly one I think for 5 years great deal.....I really try to get all I can from my Points and don't leave anything left on the table... A week at Bonnet Creek 3 bedroom would have been everything of at least $3000 plus the airfare 600.00... Now you see why I love Time Sharing..... Dave:wave: I bought both resale and figure if I want to get rid of them in the future it shouldn't be that hard.....
So, MF of $999 and 161,000 annual RCI Points works out to .55 cents per point. That's very good!


MF = $116 and some change.
RCI Points = 16,333/yr

It's an every third year 1/br, but there are regularly great deals on RCI to get in there during Extra Vacation sales or Last Calls. The month we spent there in February was for $209/wk.
And, that's a MF/RCI Points cost of .71 cents a point. That's also very good. You might want to use Points-For-Deposit to get more RCI Points. Points-For-Deposit (PFD) is a program that lets you take weeks from an RCI resort that is *not* in RCI Points and turn them into RCI Points. There's a fee, but it's pretty low (about $26 per week deposited, I think.)

My concern about Grandview, however, is that it's still in developer sales. Are the MFs being subsidized by the developer? If they are, there could be a big hike in fees once the resort is sold out. A big hike could also happen if the reserves aren't adequately funded. (This is also a problem with Vacation Village at Parkway, another low-cost RCI Points resort managed by the same company.)

In general, I suggest caution when dealing with developer-controlled resorts. My cost per RCI point is about .88 cents, but the RCI Points resorts I own are HOA-controlled. HOA-controlled resorts are a lot safer for owners.

I attended a sales presentation at Vacation Village at Parkway, and they fed me the biggest pack of lies of any "90 minutes" presentation I've ever been too. (And that's saying something, because I've been to dozens of timeshare sales presentations, including Westgate's.) It doesn't give me a lot of confidence in the management company.
 
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JudyS

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You also before the price exploded. Right now your 1br seems to sell at $3000 minimum and the 2br (full 122,000) goes for around $5000 with fees and a single year's current usage and that seems to be the low end....
Even if I didn't have concerns about the resort being developer-controlled, I wouldn't want to buy in at that price.

If a buyer gets 122,000 points a year at .55 cents a point, they are saving $549 a year compared to getting 122,000 points at 1 cent a point. If the buyer spent $4000 extra to own at Grandview (instead of at a resort where the MF work out to 1 cent a point), it will take about seven years to recoup the extra $4000.

A lot can happen in seven years. And if a person spends an extra $4000 on a Grandview week rather than, say, paying down a credit card that charges 14% or more interest, they will *never* break even.
 
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