Confused in Vegas :)

[pharmacistking]

Hello

Working with a broker I have 3 options for a 7k first buy in Vegas. 5000 for Flamingo 6500 For BLVD or 6000 for Paradise. All the same closing costs.

Which would you choose if at all?

Thank you

 

[Passepartout]

My $.02 worth. Location, location, location. Flamingo. Why go to Vegas if not to the Strip?

 

[PigsDad]

Since I would never use my Home Week, I would look at the maintenance fees. I think the Boulevard location has the lowest, but compare and see what the breakeven time would be given the higher cost.

Kurt

 

[dayooper]

You can’t go wrong with any of them. I would go with The Boulevard because of the MF’s, but that may get ROFRed. Not that you shouldn’t try, just beware that could happen. The Flamingo has no ROFR, but the MF’s are about $200 more a year. Even Paradise would work!

 

[tompalm]

The Flamingo is a much older timeshare and might cost more to maintain during the next 20 years. So the Blvd is a better timeshare. Make an offer to pay less there and they will probably take it. Forget Paradise.

 

[GT75]

If you don't plan to utilize for your home week then compare MFs (remember, this is most important because it will be every year), points & buy-in cost.

 

[dougp26364]

We own at BLV. I believe there isn’t a lot of difference in MF’s between all the resorts so, I’m not sure yearly fees would be a deal breaker. Flamingo recently went through a renovation if my memory is intact. If you’re looking for points at the lowest cost, I’d go with Flamingo. If you’re looking for location, I’d go with Flamingo. If you’re looking for a more complete resort experience, I’d go with Blvd. if you want to be a little off the strip and slightly wpaway for all the action, then I’d go with Paradise.

 

[CalGalTraveler]

All work. You should also consider rental potential if you can't travel. Paradise is closest to the convention center so you could rent during CES or other convention to less price conscious business crowd. Raiders coming in 2021.

What is the breakeven for each? Blvd MF is about $900, Paradise $80 more($980) and Flamingo $107 more ($1088) so almost $200/year difference but lower price.

So it takes 5 years to BE for every $1000 in purchase price diff. with BLVD vs. Flamingo. BLVD least likely to pass ROFR.

I would low bid and see what you get. Can't go wrong with any of these prices.

 

[Hsahota1]

This time of the year your chances of passing ROFR are high so I would go with Boulevard.

2nd option Paradise.

 

[dayooper]

This time of the year your chances of passing ROFR are high so I would go with Boulevard.

2nd option Paradise.

With the prices that are quoted, your break even point between Paradise and Flamingo is roughly 10 years. In my mind, too much can change over that time. Due to location and price, I would would choose Flamingo over Paradise. Boulevard would still be my 1st choice, though.

 

[Hsahota1]

With the prices that are quoted, your break even point between Paradise and Flamingo is roughly 10 years. In my mind, too much can change over that time. Due to location and price, I would would choose Flamingo over Paradise. Boulevard would still be my 1st choice, though.

sorry I meant Flamingo as my 2nd option as well.

it’s still early in the west coast and coffee hasn’t kicked in yet

 

[brp]

All work. You should also consider rental potential if you can't travel. Paradise is closest to the convention center so you could rent during CES or other convention to less price conscious business crowd. Raiders coming in 2021.

This might work for CES where someone might want to stay a week. For the Raiders, it may be more problematic as, by rule, it has to be Home Week, and football fans likely won't stay a week. This is by the rules, of course.

Cheers.

 

[Finsadbel]

Elara seems to be selling at low prices, also with relatively low MF’s. We bought ELARA at the end of last year and they were not ROFR’ing anything. I don’t know what they are doing now. Check with one of the many recommended brokers and I am sure they can tell you your best options.

 

[CalGalTraveler]

Re: Raiders you can also split your home week and pay for full housekeeping midweek after they leave and use the rest of the week.

@pharmacistking if you plan to use home week 95% of time, I recommend Elara. Otherwise, lowbid all 3. Ask to have them pay trxn fees and go with the best deal breakeven and dollar-wise.

 

[pharmacistking]

Re: Raiders you can also split your home week and pay for full housekeeping midweek after they leave and use the rest of the week.

@pharmacistking if you plan to use home week 95% of time, I recommend Elara. Otherwise, lowbid all 3. Ask to have them pay trxn fees and go with the best deal breakeven and dollar-wise.

Vegas is not planned at all. Points with low mf is key

 

[CalGalTraveler]

Vegas is not planned at all. Points with low mf is key

How long do you plan to own?

 

[pharmacistking]

Tough question. 10 years probably.

 

[pianodinosaur]

I own at HGVC on the Blvd but I have only stayed there once. It has a great swimming pool. I stayed several times in the Paradise facility when it was known as HGVC at The Las Vegas Hilton. I loved it because we could use all the facilities at The Hilton and bill them to our room. This really racked up the HHONORS points. The timeshare is right by a monorail stop. That makes it very easy to get around Las Vegas. I really miss The Las Vegas Hilton. I don’t particularly care for the casino now that Westgate has taken over. I also stayed several times at HGVC at The Flamingo while the Flamingo was managed by Hilton. Unfortunately, The Flamingo is no longer managed by Hilton. However, HGVC at The Flamingo is also right by a monorail stop. I have also stayed one time at The Elara. It was very nice and connects right into the shopping area at Planet Hollywood. I have never stayed at Trump Tower.

Las Vegas is usually pretty easy to book so it really does not matter that much where you own. However, I think the 6500 point package will give you the most for you MFs.

Welcome to TUG and to HGVC.

 

[CalGalTraveler]

Here's how they rank from your current assumptions: (Assuming MF grows at even rate and not taking time value of money into account):

10 years or more ownership:

1) BLVD $6,500 + (10 * $900) = $15,500 after 10 years
2) Paradise $6,000 + (10*980) = $15,800
3) Flamingo $5000 + (10 years *$1087 MF) = $15,870 after 10 years.


If you plan to own 5 years then:

1) Flamingo $10,435 over 5 years.
2) Paradise $10,900
3) BLVD: $11,000

Of course if you can negotiate a lower bid or that seller pays transaction fees that changes the equation.

If you are not sure how long you will own, Paradise gives you the best hedge option for all scenarios.

Overall the differences < $565 over 5 - 10 years so not significant. Get the best deal you can among the three because you are splitting hairs.

 

[brp]

@CalGalTraveler nice analysis. OTOH, this shows that, even after 10 years, we're talking less than 400 bucks total difference, so $40/year. Meaning it really is just about a wash.

Cheers.

 

[brp]

I stayed several times in the Paradise facility when it was known as HGVC at The Las Vegas Hilton. I loved it because we could use all the facilities at The Hilton and bill them to our room.

I liked it when the still had Quark's Bar at the Las Vegas Hilton...Warp Core Breach, anyone?

Cheers.

 

[CalGalTraveler]

@CalGalTraveler nice analysis. OTOH, this shows that, even after 10 years, we're talking less than 400 bucks total difference, so $40/year. Meaning it really is just about a wash.

Cheers.

Yep, totally agree. You beat me as I was just editing to add the last line to my post.

 

[CalGalTraveler]

BTW...with all of the changes in the industry, I would not plan a horizon of more than 5 years even if you want to own it for longer.

 

[Fredflintstone]

I love Vegas...16 hour drive from here.

Isn’t there a lot of timeshares to choose from there? Some, I know, offer regular shuttles to the strip. Maybe look at the best MF for your travel dollar.

I know...cheapskate is my middle name.


Sent from my iPad using Tapatalk

 

[dayooper]

BTW...with all of the changes in the industry, I would not plan a horizon of more than 5 years even if you want to own it for longer.

This. It’s why I think that The Boulevard is the best option. With a +$1500 difference in price and -$200 difference in MF over The Flamingo, that will be made up in 8 years. With Paradise, it will be a 10 year break even point over The Flamingo, but The Boulevard only has a 5 year break even over Paradise. This is why I would rank the purchases in this order: 1. Boulevard, 2. Flamingo, 3. Paradise. If you can get any of them cheaper, I would move that one to the top.

One last thing to think of. If you decide on Boulevard or Paradise, go through the ROFR process and it gets exercised, someone could see that Flamingo unit as a great deal and buy it before the ROFR is exercised on the other property. If you purchase at The Flamingo, you know you will get it as it has no ROFR.