Fairway Villas sales center closing

From Press of Atlantic City:

GALLOWAY TOWNSHIP - More than 130 people will lose their jobs at the Seaview Resort and Spa, state officials confirmed Tuesday.
Marriott Ownership Resorts Inc. will close marketing and time-share sales offices in Absecon and Galloway Township, effective Feb. 13.


Future condo sales will be handled by other sales centers within the hotel group, also known as Marriott Vacation Club International, or MVCI.
During a recent teleconference, Marriott executive Arne Sorenson said, "Thousands - maybe tens of thousands - of jobs are at stake at our company alone."


link:
http://www.pressofatlanticcity.com/186/story/355130.html

This is regrettable from human point of view. That said, having stayed at the Seaview resort several times I heard that Marriott sales at Seaview were very slow and a decision had been reached not to proceed with construction of additional buildings. There is plenty of land available but market conditions were not right. Too bad, I like the destination.

K.

I am sorry to hear that - it is a very nice property but Marriott messed up the seasons BIG time here which I am sure has hurt sales considerably. I will be staying there soon, will let others know what I hear.

OMG, the salesperson at Timber Lodge told me that would happen! See my presentation post. The reason the sales manager gave for closing some sales offices is because most of the sales made were for other Marriott locations, not that particular resort, and those types of sales can be consolidated. It made better business sense. Maybe other comments will turn out to be true, too.

As an owner, I'm surprised that I wasn't notified in an email. They certainly send me enough email (and paper mail and phone calls) trying to get me to refer my friends to go for a "free" weekend. I'll follow up on this when we get home from the Bahamas.

I recently called about putting my unit on a resale list, but since is only 56% sold, they aren't offering to help with resales at this time. Therefore, I am glad that they are not building more units. Obviously, if they've only sold about half of them in about 10 years, they shouldn't build more. Hopefully, this will adjust their sales figure, and maybe I could put my unit on the market with them sooner than expected (i.e. I figured it would be 5-10 years, now maybe less?).

I've never actually stayed there, we bought it planning to trade direct about 9 years ago. Obviously, before learning the right way on TUG. I'm not desparate to sell, but know that if I let Marriott sell my unit, at least I'll get 60% of a developer price, instead of the pittance I might get by trying to sell it myself.

How do other owners feel about this news?

rsnash said:

I'm not desparate to sell, but know that if I let Marriott sell my unit, at least I'll get 60% of a developer price, instead of the pittance I might get by trying to sell it myself.

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60% is not a guranty, so don't expect that. It is not written in to any contract you signed. Marriott can and has changed this number. I beleive they used to only take a 25% commission on resales. With the market the way it is they could make the percentage anything they want.

I feel bad for the sales team at MFV, many of whom where just hired in the last year. That being said, I am happy they're not building the last three/four (?) buildings. In peak season the pools are overcrowded and
I dreaded what they would be like with the additional buildings.

There was quite a delay in building the remaining units, I had heard a rumor that a developer had tendered an offer to Marriott to build whole ownership condos on the remaining parcels, but then it fell thru.

I am looking to add a Platinum week at MFV at a good price for my extended family yearly vacation.

Maria

GrayFal said:

I am sorry to hear that - it is a very nice property but Marriott messed up the seasons BIG time here which I am sure has hurt sales considerably. I will be staying there soon, will let others know what I hear.

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How do the seasons work there? Also, can Marriott change the seasons calendar for the new buildings? (By considering them a new phase, or something?)

I stayed there last summer, and the units were very nice. The setting, in a small town with lots of woods, was also quite nice. However, the facilities (such as pools) are a bit skimpy for a Marriott. Also, a big problem, as I see it, is the location. It just isn't that close to anything (except some local shopping), and in summer, traffic getting to the beaches is terrible. So, you are looking at a half-hour or more commute to do just about anything outside of the resort.

There is a large and very "classy" Marriott hotel adjacent to the resort -- a remodeled historic building. I don't know about occupancy rates at the hotel. However, since hotel guests typically stay for less than a week, the lack of activities in the immediate area is presumably less of a problem for the hotel than for the timeshare units. Probably many of the hotel guests are older couples who go for a couple days of golf (or maybe a spa or shopping day, if the golfer has a non-golfing wife.) But it would be more of a problem to find entire families who want to fill a two-bedroom villa for a whole week with little to do besides golf.

JudyS said:

There is a large and very "classy" Marriott hotel adjacent to the resort -- a remodeled historic building. I don't know about occupancy rates at the hotel. However, since hotel guests typically stay for less than a week, the lack of activities in the immediate area is presumably less of a problem for the hotel than for the timeshare units. Probably many of the hotel guests are older couples who go for a couple days of golf (or maybe a spa or shopping day, if the golfer has a non-golfing wife.) But it would be more of a problem to find entire families who want to fill a two-bedroom villa for a whole week with little to do besides golf.

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I agree that the facilities adjascent to the T/S buildings are rather skimpy, the pool area should have been expanded or a second pool designed for adults built nearby; Tennis, minigolf, basketball for teens, etc. are other facilities that come to mind. I don't think proximity to restaurants or shopping are a problem. Nearby Atlantic City offers all sorts of entertainment and downtown Philadelphia is within easy driving distance. I can think of many North-East T/S locations with much more limited options. If the T/S concept is to be further developed Marriott should change building design to provide for one bdr. units (for retired adults) and for two bdr. lock-off units with a separate entry and a basic kitchen. In any event, a second T/S phase, if it is ever built, should be designed with a different concept in mind.

K.

Kola said:

....Nearby Atlantic City offers all sorts of entertainment and downtown Philadelphia is within easy driving distance.....

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I agree that there are plenty of things to do within driving distance, but how much traffic do people want to deal with on vacation? I stayed at this resort last summer for a beach vacation, but getting to the beach was much harder than I expected. Given the traffic, it was a drive of about an hour to the beach, plus then we had to pay for parking. (Atlantic City is closer, but then you have to carry your beach stuff through the casinos.) Plus, there is the issue of where to shower and change, if you are a half-hour drive or more from your hotel.

There are timeshares right at the beach on the Jersey shore -- these probably appeal more than Fairway Villas does to people planning beach vacations. Plus, several of these other timeshares are right in Atlantic City, so that works better for shopping & casinos -- no hassles with parking.

Other timeshares directly on Jersey shore?

Hi, we're owners at MFV and love it (bought a Platinum resale there a few years ago and go there every summer, even when trading our Cypress Harbour for other locations, such as Hawaii in 2009!). We find that there is enough to do in the (somewhat) immediate area (Ocean City beach/boardwalk, Smithville, AC proper itself to mention a few) all within a half hour or less easy drive. And the Maze staff at MFV are pretty darn good - they have a plethora of activities for the young and the old (the teens may however have an issue :zzz: ).

I was curious by the comment that there were many other timeshares directly on the Jersey shore; which/where are these? Aside from a few in Atlantic City, that I know of - I didn't think there were any (at least none available outside of AC to Interval International traders?). Are the ones you were talking about RCI, and if so, which ones (and are they Marriott quality)? We love having a timeshare location within driving distance and love the Jersey shore so any info would be appreciated.

Thanks!
Vicki

Davey54321 said:

...I was curious by the comment that there were many other timeshares directly on the Jersey shore; which/where are these? ...

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I didn't actually say that there were many other timeshares on the Jersey shore, just that there were other ones much closer to the beach.

I believe that there are nine other Jersey Shore timeshares: 3 in Brigantine Beach, 5 in Atlantic City, and one in Avalon. Most of these trade in RCI, although several of the Atlantic City and one of the Brigantine Beach ones trade in II. You can go to www.rci.com and look up the RCI resorts under "Resorts Directory"; you don't need to be a member. (The TUG reviews would probably also have information on them.)

Of these other resorts, probably the Wyndham Skyline Tower is the nicest, but I don't know if it's close to Marriott quality. Still, the usual rule with beach timeshares is that ones on the beach, even if very plain, have far more demand than luxurious ones off the beach.

JudyS said:

Of these other resorts, probably the Wyndham Skyline Tower is the nicest, but I don't know if it's close to Marriott quality. Still, the usual rule with beach timeshares is that ones on the beach, even if very plain, have far more demand than luxurious ones off the beach.

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Its all a matter of personal preferences as well as the season. IMO, Wyndham Tower is just that, - a tower, its not a resort. Just because you can actually see (and smell !) the ocean does not make it a resort. I can get that in any hotel with a view of a beach. NJ beaches are public, there is no advantage of being a guest at the Wyndham Tower or at any of the NJ T/S "resorts" e.g The Flagship, La Renaissance, etc. since none can claim to be a beach-front resort. Indeed, I would rate The Flagship as a disaster !

Marriott at Seaview was designed as a year-round resort destination. While no resort is weather-proof, neither are any beachfront T/S locations right down the coast. Personally, I don't care about spending any rainy or cool days in a Skyline Tower room or in Atlantic City cassinos. In my opinion, even though I am not a Seaview owner, Marriott's Seaview fully qualifies as a resort, the others don't.

K.

Kola said:

... In my opinion, even though I am not a Seaview owner, Marriott's Seaview fully qualifies as a resort, the others don't...

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I definitely agree that Seaview is more of a resort than the other NJ timeshares are. However, that wasn't the question that was being addressed here; the question is why Seaview isn't doing well in sales. I think part of the problem is location: There isn't enough to do in the immediate area to keep a whole family occupied for a week.

Certainly, some people would rather spend a summer week at a golf resort a half-hour from the beach, rather than staying at plainer accommodations right at the beach. The question is, are there enough such people to make Seaview a success? The answer to that seems clearly, "No." I had no problem trading into a 2-bdrm at the Seaview last summer using a non-Marriott one-bedroom that cost me only about $1000 and has annual MFs of about $300. I had a choice of prime July and August weeks. So, there just doesn't seem to be much demand for Seaview, even in prime time.

I don't know whether the people who want to stay at the Jersey Shore are staying at other timeshares or at hotels instead, and it really doesn't matter. The bottom line is that not enough of them want to stay at the Seaview. Based on the patterns with beach timeshares in general, I'd say a major problem is the distance from the beach. No one likes driving 30 minutes or an hour in a wet, sandy bathing suit if they could have just walked to a shower in their room instead.

Kola said:

....I can think of many North-East T/S locations with much more limited options.....

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But, how many of them have Marriott prices? The only other Northeast Marriott, as far as I know, is right in Boston, with plenty to do with no driving at all.

Apart from the Seaview, are there any other hotel-brand timeshares at all in the Northeast, other than ones in (not a 90 minute drive away from) major cities like Boston or New York?

Seaview

We are owners of a peak season week at Seaview. There is always good demand in the summer. It is truly a resort, within two hours drive of Manhattan, about a hour east of Philly. The location, about two miles off the Parkway, makes it quite easy to get to.

The value proposition of the Seaview makes sense to anyone who has spent time on the Jersey shore in a weekly rental. Lets say you can rent a house for $2,000 a week. You have to bring your own sheets and towels. Unless you know your rental, it is hit and miss. Generally you have a decent drive to anything. And you have the beach, but no pool.

For your money at the Seaview, you get a top notch unit, several pools, a gym, a driving range, two golf courses, a spa and a few places to eat at the hotel. Since you are inland from the beach, traffic is less hectic. Lots of good places to eat within ten minutes.

I would agree that Marriott got the execution wrong here. I don't know what the occupancy is past labor day, but I would guess it is easy to rent a unit. Both by far, the Seaview is the nicest timeshare in the area.

Yes, there could be more to do in the area, but this is the same as renting at the beach. We do a week of both...and nothing is worse than "rain-out" theater.

I am willing to bet that by the summer rolls around, there will be a few ts sales staff here again. NJ is the most affluent state in the country, on a per capita basis. This is where Marriott wants to reel them in.

JudyS said:

I
Certainly, some people would rather spend a summer week at a golf resort a half-hour from the beach, rather than staying at plainer accommodations right at the beach. The question is, are there enough such people to make Seaview a success? The answer to that seems clearly, "No." I had no problem trading into a 2-bdrm at the Seaview last summer using a non-Marriott one-bedroom that cost me only about $1000 and has annual MFs of about $300. I had a choice of prime July and August weeks. So, there just doesn't seem to be much demand for Seaview, even in prime time.

I don't know whether the people who want to stay at the Jersey Shore are staying at other timeshares or at hotels instead, and it really doesn't matter. The bottom line is that not enough of them want to stay at the Seaview. Based on the patterns with beach timeshares in general, I'd say a major problem is the distance from the beach. No one likes driving 30 minutes or an hour in a wet, sandy bathing suit if they could have just walked to a shower in their room instead.

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Judy, as others have stated, this is NOT a beach resort - it is a golf destination. And the TSs in Atlantic City, while located on or near the water - are not 'beach resorts' either - they are city locations.
It is similar to calling Gaslamp in San Diego a 'beach resort' because San Diego is a coastal town - same with Marriott Doral in Miami. It doesn't make sense.

If you visited Fairway Villas expecting a beach location - I can see why you are disappointed - the focus there is golf - it just happens to be located near the water.

To the other poster - Platinum season runs from week 15 (second week in April) to week 45 (second week of November) - all the rest are gold.

IMHO - the Platinum season should be Memorial Day to Labor Day, leaving April/May, Sept/Oct for Gold and the rest of the year silver - more in line with HHI. I can't imagine Plat owners that get stuck with week 15-18 and 38-44 are very happy
....
But they didn't ask me

How far is Manor Club from the beach?
When I was in Williamsburg I never found it.

Terry

thinze3 said:

How far is Manor Club from the beach?
When I was in Williamsburg I never found it.

Terry

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WaaaaaY FAR :ignore:

thinze3 said:

How far is Manor Club from the beach?
When I was in Williamsburg I never found it.

Terry

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Manor Club is about 30 min from Virginia Beach - less if you didn't have to got through 'that' tunnel. The biggest difference between NJ and VA is weather .. Spring and Fall is very nice in this part of VA, much more comfortable than summer IMO.

I was at FV on an AC in early Fall a few years back ... the weather was quite cool and rainy and the resort almost empty. Went for dinner a couple of times in the huge hotel dining room and there were about 6 people, although there were some conferences on in other rooms. The view was just trees. The hotel was half closed for overdue repairs - parts of it were really dumpy. The Red Door at FV was nice, but again few people there. The appeal to me was to go to Atlantic City for the tables and shows - but I didn't get the 'bug' for that kind of fun because FV was really away from it all, even though 20 minutes away -- I like taking an elevator to the tables and shows. Alone and bored stiff ... I left after 6 nights and never returned.

The area has a lot less going for it than Las Vegas IMO but I wouldn't want to stay in a TS there either, much preferring to be right in the middle of the action. But, when it comes down to comparing AC with LV, there's no comparison IMO -- gimme LV and its weather anyday.

Brian