Per broker Michelle Donato - Marriott exercising ROFR on Platinum Units?

[ilene13]

I have been following the Aruba rentals on Redweek for a few months. While the rates asked are high a large percentage go unrented. Some lower their rates dramatically at the last minute but it appears many are either making last minute deposits in interval or canceling. It is summer season there but there is a lot of excess supply on the rental market.

I own 3 platinum weeks in Aruba. I usually book 1 week 51 and 2week 52's. If my children (adults) do not use the second week 52 I rent it. It usually rents within a month of posting it on line through Redweek or TUG. I then mark it as rented on line. I have a friend who is often unable to book her two platinum weeks with Marriott. She usually gets one and often rents a second. I help her look for that second week. We look on both sites and contact many owners. The majority of them are rented and the owners do not go back to the sites to indicate as such. It is annoying. Of course I can only address the Christmas-New Years inventory.
Also there are many owners in Aruba who own an exorbitant number of
weeks and they use it as a business. We bought our first timeshare in 1980 and I had never seen that occurrence until we were AOC owners.

 

[m61376]

I have been following the Aruba rentals on Redweek for a few months. While the rates asked are high a large percentage go unrented. Some lower their rates dramatically at the last minute but it appears many are either making last minute deposits in interval or canceling. It is summer season there but there is a lot of excess supply on the rental market.

I too notice that a lot of dates pass without being marked as "rented," although I am not sure whether or not they are actually rented. I know a lot of people put up ads and if they can rent it, fine, and if not, they use it or trade it, and a lot of people keep the ad up even after renting it. So there is no way to know what percentage actually rent. I have been looking at the rates for several years, and I've noticed a dramatic overall rise, with even rented units advertising at least for higher prices than before. Is that a reflection of the overall economy and/or are people traveling more? I don't know what or if anything can be concluded from such listings. I just thought it was interesting and "may" reflect a new trend in the market.

As travel improves I would expect those rental rates to go up, because a private renter's biggest competitor is Marriott itself, and the Aruba nights are some of the most expensive of all the timeshare units on Marriott.com. Now, as Marriott actuaries have concluded, that timeshare users are different than rental clients (thus justifying the point allocation given to the Caribbean weeks in general), I am not sure where private renters fall in the scheme of things, although I would think that someone going to rent at Marriott.com and then looking at private rentals would use the rack rates for comparative purposes.

Ilene- that's interesting. I never knew that owners have made a business out of it, but I guess I am not surprised. Pretty impressive that you can consistently book those holiday weeks without stringing a week 50 on the front end, although I guess since Plat. starts at 51 it might make it easier. At any extent, you post verifies the issue of a lot of units remaining seemingly unrented that are likely rented.

 

[MOXJO7282]

I have been following the Aruba rentals on Redweek for a few months. While the rates asked are high a large percentage go unrented. Some lower their rates dramatically at the last minute but it appears many are either making last minute deposits in interval or canceling. It is summer season there but there is a lot of excess supply on the rental market.

I can't speak to the summer market, and can only speak to the Marriott Aruba Surf but I can tell you this is not true for a plat week.

Anyone who lists at a reasonable rate for around $3k for a 2 BDRM with a view during the winter months will rent.

 

[mdonato]

I'm confused, Michelle.

Do you mean to tell me that if I approach you as a Marriott timeshare owner and "Seller" and you enter into a Business Agreement with me to sell our timeshare that that does not constitute a Listing Agreement and that you are not bound to present an offer to the Seller?

Mr/Mrs Educated consumer
I very rarely enter into listing agreements in timeshare hardly anyone does. From time to time I do an exclusive listing if it is an exceptional property. I charge no upfront fees to help someone sell their property like most many others do. When a seller comes to me and most do I tell them what they can expect to realize for their property. Unlike residential real estate I have thousands of clients interested in selling not a dozen or so. I am upfront with sellers and tell them a range of what they can expect 90% of them are in disbelief and frustrated that their timeshare isnt worth more. Clients will tell me what they are willing to accept and will also tell me if they want all offers including low ball offers. Which both of these offers in this thread were. The offer was for $3500 for a platinum 1B at the Aruba Ocean Club and $6000 for a 2B in platinum season. As I have said earlier I have an offer of $10500 for a 1B and $17900 for a 2B unit. This pricing simply is not reasonable for todays market or even at the peak of the recession. I advised this buyer I just had a unit exercised for about triple that price. (I will post it as soon as I figure out how to.)This was a low ball offer and none of my owners want to be bothered with it. I am just respecting the wishes of my clients.

 

[mdonato]

I too notice that a lot of dates pass without being marked as "rented," although I am not sure whether or not they are actually rented. I know a lot of people put up ads and if they can rent it, fine, and if not, they use it or trade it, and a lot of people keep the ad up even after renting it. So there is no way to know what percentage actually rent. I have been looking at the rates for several years, and I've noticed a dramatic overall rise, with even rented units advertising at least for higher prices than before. Is that a reflection of the overall economy and/or are people traveling more? I don't know what or if anything can be concluded from such listings. I just thought it was interesting and "may" reflect a new trend in the market.

As travel improves I would expect those rental rates to go up, because a private renter's biggest competitor is Marriott itself, and the Aruba nights are some of the most expensive of all the timeshare units on Marriott.com. Now, as Marriott actuaries have concluded, that timeshare users are different than rental clients (thus justifying the point allocation given to the Caribbean weeks in general), I am not sure where private renters fall in the scheme of things, although I would think that someone going to rent at Marriott.com and then looking at private rentals would use the rack rates for comparative purposes.

Ilene- that's interesting. I never knew that owners have made a business out of it, but I guess I am not surprised. Pretty impressive that you can consistently book those holiday weeks without stringing a week 50 on the front end, although I guess since Plat. starts at 51 it might make it easier. At any extent, you post verifies the issue of a lot of units remaining seemingly unrented that are likely rented.

Rentals-Many owners do make a business out of renting their timeshare. Rental pricing in Aruba has been going up especially for plat plus wks and plat wks. I also think many people on redweek dont update thier ads as they rent their weeks.

 

[GregT]

Hey TUGers, any thoughts on what's up with these few buyers that are looking for so many weeks?

Tom,

I would suspect that its Marriott -- who else would need to acquire 25 prime weeks for $18K each? I would think an individual with $450K to burn isn't going to buy here, whereas Marriott would effectively be purchasing two units in Jan/Feb/March.

It will be interesting to see if in 6-12 months, we see 25 units added to the Trust for Aruba. Perhaps the same thing is happening behind the scenes with Frenchman's Cove, which is another void in the Trust.

Best,

Greg

 

[mdonato]

Wow!Never thought my comments would get this much attention. I had 4 clients email me in regards to this thread. First of all I, Michelle Donato DID have a clients 1B platinum week bought back by Marriott a few weeks ago.I am happy to furnish the Exercised letter from Marriott for anyone who would like to see it. You can also call David Chapman in the Marriott resales Buy back Dept for verification.I have no reason to fabricate such a thing. I also was told by 2 other agents their 1 B units also were bought back by Marriott.
In regards to this gentlemens offer I get those types of low ball offers hourly.What people find on MRN, redwk or any of the sites out there are "advertisements" not "listings". In Florida yes you need to present all offers to your "listings". However timeshare is a bit different in that these are all advertising sites not a listing site. If that were the case they would be run differently. Most agents in the timeshare industry do not take listings. I actually take very few listings. The other advertisement on redweek the gentlemen is referring to is Angie's H.advertisement. I told him that one was sold the reason I know that is because after Marriott bought my customers week back I used hers for my buyer to purchase instead. He didnt mention this email.That week was also put through FROR and as of now we have not heard what Marriott will do.I did just get off the plane from my first trip to NYC(fantastic place ). When I was responding to this gentlemen I was brief because I was on my Ipad and where I couldnt give a long response.Obviously it came off wrong my apologies.( My Ipad also makes weird corrections I dont always catch.)
In the resale world today I would say many agents dont have the inventory readily available they are advertising. Most know they can find it if need be.Most TUG users wouldnt know but the market has recently been flooded by a few buyers that have wanted to buy as many as 25 platinum weeks each. Their offer is $17900 2B plat. I have sold them around 10 weeks thus far and they still want more. I have not been able to find any lately at or under that price. So when I receive an offer for $14500 2B plat and you are an owner to which I have recently made the $17900 offer to what is the responce going to be? No thanks! In earlier emails I did mention I have been receiving higher offers which is the absolute truth. I have an offer of $10500 1B plat that I cant find a seller to accept currently. So while it may sound like I am being rude or dismissive but I am being to the point and honest.The market is much busier then I think people realize. At least when it comes to the Marriott Aruba's.
I would also suggest EBAY for those cheap deals but becareful as there is much schill bidding on ebay with many of the companies OR get in touch with those post card companies that deal with more desperate owners. If the low numbers were truely possible I would have no problem selling them to any buyer. In the interest of everyones time and energy I like to be direct and to the point which doesnt always come across in the best manner I suppose. Again my apologies this was not my intent. My advice to rent I thought was great advice as you can get some great deals on rentals in todays market place. I am happy to answer any question about any timeshare. Hopefully this helps with some of the concerns. Thanks Michelle

Copy of exercise letter for FROR
http://www.flickr.com/timesharemd

 

[mdonato]

I recently contacted broker Michelle Donato about purchasing a resale Marriott Aruba Surf or Ocean Club Platinum season unit. She responded to my initial offer that anything less than $11,000 for 1 BR and $18,000 for 2BR were being taken by Marriott using ROFR.

Now, I completely understand that this is largely a negotiating tactic, and I'm somewhat sure Marriott has not recently increased its ROFR activity, but can anyone confirm that Marriott has not, in fact, increased its buybacks of Platinum weeks? I will go nowhere near those prices she mentioned anyway, but I just want to double-check to make sure that what she is saying isn't at all true.

Is there anyone in the know have some insight into her claims? Also, has anyone heard about Michelle Donato and whether she is a worthwhile agent to deal with?

Any help would be greatly appreciated. Thanks!

Copy of exercise letter for FROR
http://www.flickr.com/timesharemd

 

[m61376]

Tom,

I would suspect that its Marriott -- who else would need to acquire 25 prime weeks for $18K each? I would think an individual with $450K to burn isn't going to buy here, whereas Marriott would effectively be purchasing two units in Jan/Feb/March.

It will be interesting to see if in 6-12 months, we see 25 units added to the Trust for Aruba. Perhaps the same thing is happening behind the scenes with Frenchman's Cove, which is another void in the Trust.

Best,

Greg

Greg-
I'm not so sure you're right here. There is a large group that comes down generally week 3, and I can see that they might want additional units rather than the high cost of renting, as many of them do at the hotel and from other owners. With rental rates creeping up back to pre-recession levels, that might be one possibility.

And, while I am surprised that snowbirds might want so many weeks, we have seen similar purchases elsewhere (NCV, for ex.), some even direct purchases.

If Marriott was looking to buy back so many weeks I would think they would just use ROFR.

 

[mdonato]

Greg-
I'm not so sure you're right here. There is a large group that comes down generally week 3, and I can see that they might want additional units rather than the high cost of renting, as many of them do at the hotel and from other owners. With rental rates creeping up back to pre-recession levels, that might be one possibility.

And, while I am surprised that snowbirds might want so many weeks, we have seen similar purchases elsewhere (NCV, for ex.), some even direct purchases.

If Marriott was looking to buy back so many weeks I would think they would just use ROFR.

I would agree with your opinion. This particular buyer is not working with Marriott as far as I can tell. From the sounds of it this very gracious buyer has been to Aruba dozens of times. He gave me tons of great advise on what to do in Aruba. He suggested I get a magic jack phone and gave me great restuarants to visit. He told me a loves Aruba. I guess so!

 

[SueDonJ]

Tom,

I would suspect that its Marriott -- who else would need to acquire 25 prime weeks for $18K each? I would think an individual with $450K to burn isn't going to buy here, whereas Marriott would effectively be purchasing two units in Jan/Feb/March.

It will be interesting to see if in 6-12 months, we see 25 units added to the Trust for Aruba. Perhaps the same thing is happening behind the scenes with Frenchman's Cove, which is another void in the Trust.

Best,

Greg

There aren't any Caribbean properties in the Trust - if/when there are, we won't know if the 25 mentioned here are among any Trust conveyances unless somebody is able to track the deeds through the local Aruban offices.

My guess is more along the lines of m's, that the folks who organize the Week 3 shindig are looking to own more. But it also crossed my mind that there may be a concerted effort by some to buy up enough Weeks to gain a larger voting bloc ...

Of course it's also possible that Michelle's clients might be looking to use Aruba as a snowbird location. 25 X $17,9K = $447,500 buy-in plus >$35K/yr MF is still far less expensive than purchasing a 2BR oceanfront condo in Aruba that has all the amenities of the MVCI resorts. Plus with a condo you have to consider all the associated costs and use/pay a reputable management company to try to recoup some of the costs through rentals of the weeks you're not there.

25-Week Owners certainly aren't the norm among TUGgers but I wouldn't be surprised to find that there are a select few among all the MVCI owners who have oodles of money to use many Weeks that way. Heck, if I had the money I'd consider it! Being able to live almost half the year in that style and not have to give one thought to ownership concerns for the other half sounds like paradise.

 

[hotcoffee]

There aren't any Caribbean properties in the Trust - if/when there are, we won't know if the 25 mentioned here are among any Trust conveyances unless somebody is able to track the deeds through the local Aruban offices. . . .

I am getting the impression that many TUGGERs equate Marriott-owned with the Trust.

 

[SueDonJ]

I am getting the impression that many TUGGERs equate Marriott-owned with the Trust.

It does seem there's a persistent thought that every Week Marriott owns has been or will be conveyed to the Trust. Years down the road maybe that's going to be the case, but I don't think at this point that we can make any assumptions that Marriott has conveyed all the Weeks they own in each/all resorts.

Although with the Caribbean and European resorts we can be certain that none of the Marriott-owned Weeks have been, because there hasn't been an announcement that Marriott has satisfied the legal requirements to extend the Trust beyond the US resorts.

 

[FlyerBobcat]

Greg-
I'm not so sure you're right here. There is a large group that comes down generally week 3, and I can see that they might want additional units rather than the high cost of renting, as many of them do at the hotel and from other owners. With rental rates creeping up back to pre-recession levels, that might be one possibility.

And, while I am surprised that snowbirds might want so many weeks, we have seen similar purchases elsewhere (NCV, for ex.), some even direct purchases.

If Marriott was looking to buy back so many weeks I would think they would just use ROFR.

One of the main reasons why I asked the question...... I was wondering if that might be the case... Thanks to all for the replies...

 

[mdonato]

There aren't any Caribbean properties in the Trust - if/when there are, we won't know if the 25 mentioned here are among any Trust conveyances unless somebody is able to track the deeds through the local Aruban offices.

My guess is more along the lines of m's, that the folks who organize the Week 3 shindig are looking to own more. But it also crossed my mind that there may be a concerted effort by some to buy up enough Weeks to gain a larger voting bloc ...

Of course it's also possible that Michelle's clients might be looking to use Aruba as a snowbird location. 25 X $17,9K = $447,500 buy-in plus >$35K/yr MF is still far less expensive than purchasing a 2BR oceanfront condo in Aruba that has all the amenities of the MVCI resorts. Plus with a condo you have to consider all the associated costs and use/pay a reputable management company to try to recoup some of the costs through rentals of the weeks you're not there.

25-Week Owners certainly aren't the norm among TUGgers but I wouldn't be surprised to find that there are a select few among all the MVCI owners who have oodles of money to use many Weeks that way. Heck, if I had the money I'd consider it! Being able to live almost half the year in that style and not have to give one thought to ownership concerns for the other half sounds like paradise.

FYI- The Marriott's in Aruba are not deeded properties. They are considered to be a certificate of ownership. The transfer is done directly with Marriott so getting those types of details may be difficult. I have heard that the Aruba properties will not ever be able to be in the trust because they are not deeded. Which makes sense but I guess you never know.

 

[SueDonJ]

FYI- The Marriott's in Aruba are not deeded properties. They are considered to be a certificate of ownership. The transfer is done directly with Marriott so getting those types of details may be difficult. I have heard that the Aruba properties will not ever be able to be in the trust because they are not deeded. Which makes sense but I guess you never know.

Michelle, thanks for adding your thoughts to the ongoing discussion about Marriott's new Destination Club, as well as taking the time to explain your position in this thread. Every contribution helps while we're trying to figure out all the different angles of Marriott's timeshare business.

 

[dioxide45]

Copy of exercise letter for FROR
http://www.flickr.com/timesharemd

Looks like they exercised at $9000 on a 1BR plat.

 

[EducatedConsumer]

FYI- The Marriott's in Aruba are not deeded properties. They are considered to be a certificate of ownership. The transfer is done directly with Marriott so getting those types of details may be difficult. I have heard that the Aruba properties will not ever be able to be in the trust because they are not deeded. Which makes sense but I guess you never know.

The correct form of governance, which one would expect someone who refers to themselves as a real estate agent, and a variety of other catchy phrases, is a Co-Operative Association, from which are derived Class A and Class B Shares in the Association.

I had two real estate attorneys take a look at the business tactics of the centerpiece here, and although premature, and pending final review, a variety of regulatory compliance issues arose. We will forward a list of regulatory compliance and consumer issues to Mr. Cochran for his agencies review.

Michael Cochran, Director
Division of Florida Condominiums, Timeshares, and Mobile Homes
State of Florida Department of Business and Professional Regulations
1940 North Monroe Street
Tallahassee, FL 32399
Phone: 850.488.1122
Fax: 850.921.5446

I wonder, if where there’s smoke, there’s fire.

 

[EducatedConsumer]

The correct form of governance, which one would expect someone who refers to themselves as a real estate agent, and a variety of other catchy phrases, is a Co-Operative Association, from which are derived Class A and Class B Shares in the Association.

I had two real estate attorneys take a look at the business tactics of the centerpiece here, and although premature, and pending final review, a variety of regulatory compliance issues arose. We will forward a list of regulatory compliance and consumer issues to Mr. Cochran for his agencies review.

Michael Cochran, Director
Division of Florida Condominiums, Timeshares, and Mobile Homes
State of Florida Department of Business and Professional Regulations
1940 North Monroe Street
Tallahassee, FL 32399
Phone: 850.488.1122
Fax: 850.921.5446

I wonder, if where there’s smoke, there’s fire.

Question to ask your timeshare salesperson:

Are you licensed in the jurisdiction that you are doing business as a real estate agent by the licensing body designated by the Government?

Are you a Broker or Agent, and if you are an an Agent, who is your Broker?

Are you a Realtor? A member of the National Association of Realtors (Realtors subscribe to a National Code of Ethics (which addressed "presenting offers," and are subject to review and sanctions by their local Real Estate Board)?

Are you a Member in Good Standing of your local Real Estate Board?

 

[GregT]

I had two real estate attorneys take a look at the business tactics of the centerpiece here, and although premature, and pending final review, a variety of regulatory compliance issues arose. We will forward a list of regulatory compliance and consumer issues to Mr. Cochran for his agencies review.

All,

I'm really confused -- I've not been exposed to whatever the questionable practices are that Michelle is alleged to be associated with. I've had limited historical contact with Michelle (2 phone calls, may be 18 months ago?) and nothing since then, but I am missing the compliance issues that warrant jeopardizing someone's reputation.

This thread, while interesting, has risen to a level where damage is being done to an individual's reputation, and I don't see what justifies that?

Not presenting the offer to the seller?

Typos from an IPad?

Dismissive (and rude) responses to an inquiry?

Could there be other understandable explanations to these other than a disreputable broker, which is the harshest conclusion? Could it be electronic communications are notoriously cryptic? Busy person that was doing too many things at once? Too many low ball offers that day? She has presented acceptable answers as to why it is reasonable that she knew the offers would be low and not accepted -- which is the primary issue, as I understand it.

Again, these issues may be annoying and frustrating to us, but, we are definitely approaching character assassination here. Where are we going with this?

Personally, I would welcome Michelle's continued involvement in the board, just as I welcome Judi and Seth's involvement on the HGVC board. They share what they are comfortable sharing that comes from Hilton and are well respected in the HGVC TUG community. We would benefit greatly from an "approved broker" who had contacts at Marriott and could unofficially communicate Marriott's practices. I'm not saying that she is (or should be) an approved broker, but the information that she is willing and able to share can be interesting and helpful -- I still find it interesting that someone is effectively buying a fractional ownership in Aruba (or is it Marriott?).

This has been eye opening for all of us (most of all, I would suspect, for Michelle).

Best,

Greg

 

[billymach4]

Where is the OP?

It would also be nice to hear from the OP. I have concluded that Michelle has been more than accommodating. Not looking for an apology from the OP just an acknowledgement that a miscommunication has taken place.

This thread has certainly been a benefit to those of us that own a Marriott TS in Aruba. I feel confident in that the Marriott TS market in Aruba is alive and well, and has not lost value due to the DC or economic downturn.

 

[Luckybee]

There aren't any Caribbean properties in the Trust - if/when there are, we won't know if the 25 mentioned here are among any Trust conveyances unless somebody is able to track the deeds through the local Aruban offices.

My guess is more along the lines of m's, that the folks who organize the Week 3 shindig are looking to own more. But it also crossed my mind that there may be a concerted effort by some to buy up enough Weeks to gain a larger voting bloc ...

Of course it's also possible that Michelle's clients might be looking to use Aruba as a snowbird location. 25 X $17,9K = $447,500 buy-in plus >$35K/yr MF is still far less expensive than purchasing a 2BR oceanfront condo in Aruba that has all the amenities of the MVCI resorts. Plus with a condo you have to consider all the associated costs and use/pay a reputable management company to try to recoup some of the costs through rentals of the weeks you're not there.

25-Week Owners certainly aren't the norm among TUGgers but I wouldn't be surprised to find that there are a select few among all the MVCI owners who have oodles of money to use many Weeks that way. Heck, if I had the money I'd consider it! Being able to live almost half the year in that style and not have to give one thought to ownership concerns for the other half sounds like paradise.

Sue

It may be the "group" from week 3, it may be a voting bloc, it may be Marriott but I'd be shocked if it would be anyone looking for a snowbird property for personal use. You're way off on condo prices in Aruba. Tierra del sol prices are much higher but for the most part they are single family homes. Dh and I recently explored some properties on the island and amoungst others we looked at the Oceania condos which is imho one of the nicest properties on the island with full services(comparable to what one gets at the M. properties). The price range for a purchase from ranged from a low of about $300,000 for a 1 bdrm, 2 bdrm was about $500,000 and up to 1.2 mill for a 4 bdrm 4 bath, with much lower maintenance/assoc costs ie rental pool mgmt etc. per year than $35,000(for all). Keep in mind this was for 52 weeks of the year usage (which could of course be rented ) For a number of reasons a purchase didnt make sense to us at this time but if someone was looking for a presonal snowbird property this one amoung others would likely be a much more viable alternative.

 

[ilene13]

As I said before there are a number of owners at the Aruba properties that own in excess of 20 weeks. The majority of them use them as a business. I know of one couple who uses their weeks for personal use. The owners who use them as a business, book them and immediately list them on various sites. Since the economy has had its downturn they have put some of them on the resale market.

 

[FlyerBobcat]

I have to agree with Greg on this..... for sure.

All,

I'm really confused -- I've not been exposed to whatever the questionable practices are that Michelle is alleged to be associated with. I've had limited historical contact with Michelle (2 phone calls, may be 18 months ago?) and nothing since then, but I am missing the compliance issues that warrant jeopardizing someone's reputation.

This thread, while interesting, has risen to a level where damage is being done to an individual's reputation, and I don't see what justifies that?

Not presenting the offer to the seller?

Typos from an IPad?

Dismissive (and rude) responses to an inquiry?

Could there be other understandable explanations to these other than a disreputable broker, which is the harshest conclusion? Could it be electronic communications are notoriously cryptic? Busy person that was doing too many things at once? Too many low ball offers that day? She has presented acceptable answers as to why it is reasonable that she knew the offers would be low and not accepted -- which is the primary issue, as I understand it.

Again, these issues may be annoying and frustrating to us, but, we are definitely approaching character assassination here. Where are we going with this?

Personally, I would welcome Michelle's continued involvement in the board, just as I welcome Judi and Seth's involvement on the HGVC board. They share what they are comfortable sharing that comes from Hilton and are well respected in the HGVC TUG community. We would benefit greatly from an "approved broker" who had contacts at Marriott and could unofficially communicate Marriott's practices. I'm not saying that she is (or should be) an approved broker, but the information that she is willing and able to share can be interesting and helpful -- I still find it interesting that someone is effectively buying a fractional ownership in Aruba (or is it Marriott?).

This has been eye opening for all of us (most of all, I would suspect, for Michelle).

Best,

Greg

 

[Sunbum]

All,

I'm really confused -- I've not been exposed to whatever the questionable practices are that Michelle is alleged to be associated with. I've had limited historical contact with Michelle (2 phone calls, may be 18 months ago?) and nothing since then, but I am missing the compliance issues that warrant jeopardizing someone's reputation.

This thread, while interesting, has risen to a level where damage is being done to an individual's reputation, and I don't see what justifies that?

Not presenting the offer to the seller?

Typos from an IPad?

Dismissive (and rude) responses to an inquiry?

Could there be other understandable explanations to these other than a disreputable broker, which is the harshest conclusion? Could it be electronic communications are notoriously cryptic? Busy person that was doing too many things at once? Too many low ball offers that day? She has presented acceptable answers as to why it is reasonable that she knew the offers would be low and not accepted -- which is the primary issue, as I understand it.

Again, these issues may be annoying and frustrating to us, but, we are definitely approaching character assassination here. Where are we going with this?

Personally, I would welcome Michelle's continued involvement in the board, just as I welcome Judi and Seth's involvement on the HGVC board. They share what they are comfortable sharing that comes from Hilton and are well respected in the HGVC TUG community. We would benefit greatly from an "approved broker" who had contacts at Marriott and could unofficially communicate Marriott's practices. I'm not saying that she is (or should be) an approved broker, but the information that she is willing and able to share can be interesting and helpful -- I still find it interesting that someone is effectively buying a fractional ownership in Aruba (or is it Marriott?).

This has been eye opening for all of us (most of all, I would suspect, for Michelle).

Best,

Greg

I agree. What's with the lynch mob? I would like to thank Michelle and welcome her to the board. She has been extremely informative, beyond what she needed to do. The is awesome information for us to have as owners.