Hyatt Resale Purchase Guidance

[Mroze]

New to the Hyatt Residence Club and looking for guidance.

Having owned with Vistana & Marriott for 15+ years I have learnt that purchasing Resale is the best route.
Have also learnt that purchasing a 2BR-Lockoff High-Season [Platium+] accruing the Highest-Points [148.1K] at a location [Lagunamar, Kierland] with lower Maintenance-Fees returns the best value.
Thus, I have learnt that paying more upfront [Cap-Ex] with lower Maintenance-Fees [Op-Ex] has worked well over the years.

Applying the above logic I have narrowed down my focus on 2 Hyatt resorts.

• Hyatt Piñon Pointe, Sedona AZ
• Hyatt Wild Oak Ranch, San Antonio, TX

Since the Hyatt Residence Club is relatively small there are fewer Diamond & Platium weeks available.
In fact more than half of the Hyatt resorts are located in Florida & Colorado.
However, I am hoping to be able to exchange into places like Hyatt, Maui. Is this possible or a pipe dream?

Following are three offers I have made. 2 have been accepted and I am not yet sure on the 3rd. Looking for input.

1. Hyatt Wild Oak Ranch, San Antonio, TX, 2BR Platinum Every-Year Week-33 [2000-Points]: $4000 + Closing. Offer Accepted.
2. Hyatt Wild Oak Ranch, San Antonio, TX, 2BR Diamond Every-Year Week-28 [2200-Points]: $8000 + Closing. Offer Accepted.
3. Hyatt Piñon Pointe, Sedona AZ, 2BR Platinum Every-Year Week-40 [2000-Points]: $5500 + Closing. PENDING Decision.

Are 1 & 2 decent value?
Should I close on #3?

Looking for Hyatt experts input and TUG wisdom.

Thanks,
Michael

 

[Kal]

IMHO, it is very important that you focus on a week that you would stay into the future. Look also how the points work in your account so you will have the best opportunity to use points to confirm a reservation to stay in another resort at the time of your choice.

 

[pacman777]

Will be curious to see if those pass ROFR.

 

[socaltimeshare]

However, I am hoping to be able to exchange into places like Hyatt, Maui. Is this possible or a pipe dream?

I think the general problem with Hyatt Ka'anapali and your stated strategy is the high demand during certain times like the summer. If that is when you want to go, as a data point, I haven't had luck securing a summer 2 bedroom, even when the request was put in 18 months prior. I did meet someone last time I was in Maui on an Access package who did have success, but I think that was a 1 bedroom, which does not guarantee an ocean view, one of the best features IMO of that property. If you are flexible with last-minute stays you might be able to pick something up. For example, right now there are 7-night stays available for June 5th in a 1 bedroom. That is the only 7-night availability between now and 2022.

Think about it this way - Ka'anapali owners pay a premium to own - if you owned that property but couldn't use your week, would you a) exchange it b) rent it out c) gift it to a friend/family member. I feel like few choose option "a" except for those who really don't understand this program (and surely there are some people in that category). Regardless, the exchanges and the occasional person who forgets to reserve their week, does not create sufficient supply given the high demand from everyone owning other HRC properties.

 

[tv77]

A week in a 2 bed in Maui will cost 2200 pts. A week in a 1 bed is 1400 pts.

 

[Mroze]

I think the general problem with Hyatt Ka'anapali and your stated strategy is the high demand during certain times like the summer. If that is when you want to go, as a data point, I haven't had luck securing a summer 2 bedroom, even when the request was put in 18 months prior. I did meet someone last time I was in Maui on an Access package who did have success, but I think that was a 1 bedroom, which does not guarantee an ocean view, one of the best features IMO of that property. If you are flexible with last-minute stays you might be able to pick something up. For example, right now there are 7-night stays available for June 5th in a 1 bedroom. That is the only 7-night availability between now and 2022.

Think about it this way - Ka'anapali owners pay a premium to own - if you owned that property but couldn't use your week, would you a) exchange it b) rent it out c) gift it to a friend/family member. I feel like few choose option "a" except for those who really don't understand this program (and surely there are some people in that category). Regardless, the exchanges and the occasional person who forgets to reserve their week, does not create sufficient supply given the high demand from everyone owning other HRC properties.

Thank you for that scenario.

Appreciate your insights.

We would be looking for late Aug or End-Nov to Mid-Dec.

 

[Mroze]

Will be curious to see if those pass ROFR.

#1 Will find out if it passes ROFR in a couple of weeks.
#2 Passed ROFR and is in final phase of closing with escrow.
#3 Lookig for guidance. Is the counter-offer price of $5500 good value.

 

[pacman777]

#1 Will find out if it passes ROFR in a couple of weeks.
#2 Passed ROFR and is in final phase of closing with escrow.
#3 Lookig for guidance. Is the conter-offer price of $5500 good value.

thanks for the info. Keep us updated on the second and third. Those look like great prices you’re getting.

 

[Tucsonadventurer]

New to the Hyatt Residence Club and looking for guidance.

Having owned with Vistana & Marriott for 15+ years I have learnt that purchasing Resale is the best route.
Have also learnt that purchasing a 2BR-Lockoff High-Season [Platium+] accruing the Highest-Points [148.1K] at a location [Lagunamar, Kierland] with lower Maintenance-Fees returns the best value.
Thus, I have learnt that paying more upfront [Cap-Ex] with lower Maintenance-Fees [Op-Ex] has worked well over the years.

Applying the above logic I have narrowed down my focus on 2 Hyatt resorts.

• Hyatt Piñon Pointe, Sedona AZ
• Hyatt Wild Oak Ranch, San Antonio, TX

Since the Hyatt Residence Club is relatively small there are fewer Diamond & Platium weeks available.
In fact more than half of the Hyatt resorts are located in Florida & Colorado.
However, I am hoping to be able to exchange into places like Hyatt, Maui. Is this possible or a pipe dream?

Following are three offers I have made. 2 have been accepted and I am not yet sure on the 3rd. Looking for input.

1. Hyatt Wild Oak Ranch, San Antonio, TX, 2BR Platinum Every-Year Week-33 [2000-Points]: $4000 + Closing. Offer Accepted.
2. Hyatt Wild Oak Ranch, San Antonio, TX, 2BR Diamond Every-Year Week-28 [2200-Points]: $8000 + Closing. Offer Accepted.
3. Hyatt Piñon Pointe, Sedona AZ, 2BR Platinum Every-Year Week-40 [2000-Points]: $5500 + Closing. PENDING Decision.

Are 1 & 2 decent value?
Should I close on #3?

Looking for Hyatt experts inout and TUG wisdom.

Thanks,
Michael

yes #3 is a great price. We tend to get into Hyatt Maui each yr and Marriott and Westin Maui in interval but we are flexible when we travel.We do early June typically. We also check daily when we are searching. If you want a 2 bedroom in Maui you would need 2200. Many people recommend to buy where you want to stay but we have never stayed in our set weeks and we own 3 Hyatt weeks. We stay in Maui a lot but can't afford their MF's. If you want a prime winter week, mid summer or spring break Maui will be difficult.

 

[socaltimeshare]

yes #3 is a great price. We tend to get into Hyatt Maui each yr and Marriott and Westin Maui in interval but we are flexible when we travel.We do early June typically. We also check daily when we are searching.

Do you typically get a hit from the request list or just frequent searching within 6 months? Are you normally finding 1 bedroom or 2 bedrooms?

 

[dsmrp]

#1 Will find out if it passes ROFR in a couple of weeks.
#2 Passed ROFR and is in final phase of closing with escrow.
#3 Lookig for guidance. Is the conter-offer price of $5500 good value.

$5500 is a good price for #3, especially if it's located in first phase.

The week # is important , if you want to combine your points. Weeks 28 & 40 points won't combine as well as 28 & 33, because of the 3 month gap between them. However week40 in Sedona is a nice time.

You need to use 6 months as your standard measure. Reserving a unit 6 months after your week check in is much less likely. But 6 months before your home week check in much more do-able.

6 months is how long people have to reserve their home weeks, so weeks for club reservation become available around 6 months before your desired check in date.

 

[Mroze]

$5500 is a good price for #3, especially if it's located in first phase.

The week # is important , if you want to combine your points. Weeks 28 & 40 points won't combine as well as 28 & 33, because of the 3 month gap between them. However week40 in Sedona is a nice time.

You need to use 6 months as your standard measure. Reserving a unit 6 months after your week check in is much less likely. But 6 months before your home week check in much more do-able.

6 months is how long people have to reserve their home weeks, so weeks for club reservation become available around 6 months before your desired check in date.

Not familiar with phases.
Its UNIT-#: 1511. Would that help identify the phase?

 

[Tucsonadventurer]

Do you typically get a hit from the request list or just frequent searching within 6 months? Are you normally finding 1 bedroom or 2 bedrooms?

Hyatt has more 2 bedrooms in Maui than 1 bedroom. When we want 1 bedrooms it is slightly more difficult but we seem to get them . We have waitlisted but typically we just search. We own with Westin also so typically go for a month and go between the 2 or actually 4 resorts as Westin has 3. Sometimes we use our Hyatt hotel points from credit cards to fill in dates.

 

[Tucsonadventurer]

Not familiar with phases.
Its UNIT-#: 1511. Would that help identify the phase?

Good info. Also we have found around 60 days out the cancelations show up. We just got 4 extra days that way to add to our June trip

 

[AZLatin5]

Not familiar with phases.
Its UNIT-#: 1511. Would that help identify the phase?

1511 I believe is phase 2. 1st floor. Room number means building 15. 1st floor room 1

 

[socaltimeshare]

We own with Westin also so typically go for a month and go between the 2 or actually 4 resorts as Westin has 3. Sometimes we use our Hyatt hotel points from credit cards to fill in dates.

Also we have found around 60 days out the cancelations show up. We just got 4 extra days that way to add to our June trip

If I'm understanding your overall strategy it is:
a) own in multiple Hawaii timeshare systems so that you aren't dependent on availability in one
b) book flights for when you want to go (while still picking early June as it might have a bit more flexibility as not all school systems are out yet).
c) book cancelable award nights at hotels using award points
d) search often for new availability. For instance, someone dumping their property to exchange to EEE right before the 60-day mark because they aren't able to go and weren't able to rent it. Or, someone canceling a few weeks before their scheduled arrival due to some change in plans.
e) use the hotel award if unable to find a timeshare using points.

I've always noticed that there can be units available at the last minute however I also noticed they go pretty fast. For example, last night there were two 7-night stays in a 1 bedroom available starting this Saturday. Now, both are gone. I see that type of availability often. It sounds like with enough points in different programs and frequent searching, you are able to take a leap of faith on other key items like airfare/car rental, knowing you at least have lodging covered in a regular hotel, and thus position yourself to take advantage of late in the game changes in inventory. Sounds like you came up with a winning formula. Am I missing any other key parts of your strategy?

 

[dsmrp]

Not familiar with phases.
Its UNIT-#: 1511. Would that help identify the phase?

1511 I believe is phase 2. 1st floor. Room number means building 15. 1st floor room 1

Yes, agree 1511 is in phase 2. Here's a map of the place.

Bldg 15 is in the blue building section, near the Housekeeping bldg; no view.
But not too bad a walk to phase 1. The resort isn't very big; only 92 units.
I haven't stayed in a phase 2 unit, but read on other posts that they are larger than the phase 1 units.

Also note, unlike Vistana Staroptions, Hilton HGVC or Marriott points (I don't own Marriott), you cannot bank or roll-over your points from one use year to the next.
It's use them or lose them. Whatever I don't plan to use on HRC club reservations, I deposit into EEE pool for II exchanges. The points are still within Hyatt's system,
just designated for II exchange only.

 

[Tucsonadventurer]

If I'm understanding your overall strategy it is:
a) own in multiple Hawaii timeshare systems so that you aren't dependent on availability in one
b) book flights for when you want to go (while still picking early June as it might have a bit more flexibility as not all school systems are out yet).
c) book cancelable award nights at hotels using award points
d) search often for new availability. For instance, someone dumping their property to exchange to EEE right before the 60-day mark because they aren't able to go and weren't able to rent it. Or, someone canceling a few weeks before their scheduled arrival due to some change in plans.
e) use the hotel award if unable to find a timeshare using points.

I've always noticed that there can be units available at the last minute however I also noticed they go pretty fast. For example, last night there were two 7-night stays in a 1 bedroom available starting this Saturday. Now, both are gone. I see that type of availability often. It sounds like with enough points in different programs and frequent searching, you are able to take a leap of faith on other key items like airfare/car rental, knowing you at least have lodging covered in a regular hotel, and thus position yourself to take advantage of late in the game changes in inventory. Sounds like you came up with a winning formula. Am I missing any other key parts of your strategy?

Actually we use hotel points to stay at the timeshares usually Hyatt Kaanapali.Sometimes we get in using Hyatt points when there is no availability through hyattresidence club site. Hyatt also owns Lahaina Shores, and Hana Maui which all have kitchens.. We have not paid for airfare for 10 yrs or so. We have southwest companion passes and always use points to travel.Also we have Hawaiin Airline Points. Study the points guy and travelgal. My husband is the expert on this . I do the timeshares. He reads the blogs religiously and has learned a wealth of information. None of our family or friends pay for airfare now. If you read the blogs and write in your questions they are very helpful. We bought all our timeshares resale

 

[boraxo]

I accumulate a lot of points and miles but we still pay for airfare (and so do my friends and family). I prefer to use miles for free business class to Europe and Asia which adds up for a family of 4. If you are just going to Hawaii or other states, don’t need to fly on peak holiday dates and don’t mind flying 5 hours in a southwest seat with little legroom, then yes I am sure you can fly free all the time. But doesn’t work for most folks.

As for timeshare trades to Hawaii good luck on peak summer and holiday dates. You’ll need it.

 

[Mroze]

Couple more questions on the following 2 resorts:

1. Hyatt Wild Oak Ranch, San Antonio, TX
2. Hyatt Piñon Pointe, Sedona AZ

Are any of the 2BR-Units Lock-Offs?
How many people do the 2BR-Units sleep? Have seen ads with 6, 7, 8.

 

[freymom]

New to the Hyatt Residence Club and looking for guidance.

Having owned with Vistana & Marriott for 15+ years I have learnt that purchasing Resale is the best route.
Have also learnt that purchasing a 2BR-Lockoff High-Season [Platium+] accruing the Highest-Points [148.1K] at a location [Lagunamar, Kierland] with lower Maintenance-Fees returns the best value.
Thus, I have learnt that paying more upfront [Cap-Ex] with lower Maintenance-Fees [Op-Ex] has worked well over the years.

Applying the above logic I have narrowed down my focus on 2 Hyatt resorts.

• Hyatt Piñon Pointe, Sedona AZ
• Hyatt Wild Oak Ranch, San Antonio, TX

Since the Hyatt Residence Club is relatively small there are fewer Diamond & Platium weeks available.
In fact more than half of the Hyatt resorts are located in Florida & Colorado.
However, I am hoping to be able to exchange into places like Hyatt, Maui. Is this possible or a pipe dream?

Following are three offers I have made. 2 have been accepted and I am not yet sure on the 3rd. Looking for input.

1. Hyatt Wild Oak Ranch, San Antonio, TX, 2BR Platinum Every-Year Week-33 [2000-Points]: $4000 + Closing. Offer Accepted.
2. Hyatt Wild Oak Ranch, San Antonio, TX, 2BR Diamond Every-Year Week-28 [2200-Points]: $8000 + Closing. Offer Accepted.
3. Hyatt Piñon Pointe, Sedona AZ, 2BR Platinum Every-Year Week-40 [2000-Points]: $5500 + Closing. PENDING Decision.

Are 1 & 2 decent value?
Should I close on #3?

Looking for Hyatt experts input and TUG wisdom.

Thanks,
Michael

Any interest in Sedona Springs Property in AZ?

 

[AZLatin5]

Couple more questions on the following 2 resorts:

1. Hyatt Wild Oak Ranch, San Antonio, TX
2. Hyatt Piñon Pointe, Sedona AZ

Are any of the 2BR-Units Lock-Offs?
How many people do the 2BR-Units sleep? Have seen ads with 6, 7, 8.

2- is a lockoff. 2 queen beds and 2 sofa beds. Sofa beds are 2 diff sizes so that’s prob why see diff variations. Would be difficult to sleep 2 adults on studio portion of lockoff

 

[Keiki]

We just got back from Hyatt Pinion Point in Sedona.
Stayed in a 1br unit. Very spacious and overall a nice place.
Everything was great except for 1 important thing,
Parking. You could spend an hour driving around the property to find a parking spot.
Spoke to the property manager about it and she said there was nothing they could do because the city of Sedona allows anyone to park on their property.
At check in they give you a parking pass to display on your dash at all times. I checked about 30 cars and 30% didn’t have the pass.
I was considering buying at Pinion Point but with the parking problem I think I’ll pass.

 

[ScoopKona]

Never been to the Wild Oak Ranch. (No interest.)

But I've stayed at Sedona more times than any other Hyatt property. It's an easy drive-to destination for us. The studio is fine for a long weekend. It's a glorified hotel room with a dorm fridge, sink and microwave. While four people may be possible in the studio, I don't consider that a realistic option unless they're all children. (And preferably out of earshot.) The one Bedroom is fine for four people who really get along. So, six people would be my personal maximum. Although I wouldn't consider that optimal. I would just use points for as many studios as necessary to take care of travel companions. (This is what we do when we bring in-laws with us on vacation.)

Standard strategy still applies with Hyatt -- if you can't get anything you like with II, and you can't get any trades you like with Hyatt; And you're "stuck" using what you own; which would you prefer? By that metric Carmel would be my first choice -- some summer week when it's blistering hot almost everywhere else but cool enough to want to use the fireplace in the room. In fact, I may try to pick up a Carmel week while they are still available.

That being said, I have never once used my week in Key West. But I picked a pleasant time of year with things happening all week. Because if I'm stuck going to Key West, it may as well be enjoyable. (Enjoyable as possible. I'm not a fan of what that city has been doing for the last few decades. It's my home town. And I moved away because it no longer felt like "home.")

 

[dsmrp]

Couple more questions on the following 2 resorts:

1. Hyatt Wild Oak Ranch, San Antonio, TX
2. Hyatt Piñon Pointe, Sedona AZ

Are any of the 2BR-Units Lock-Offs?
How many people do the 2BR-Units sleep? Have seen ads with 6, 7, 8.

As others have said Pinon Pt 2 bdrm units are lockoffs. Housekeeping let us take a quick look around a phase 2 unit once between guests, and the studio side of that unit was quite large, and could comfortably fit 4 people. So I can see 8 people in the newer side Phase 2 units, and 6 in original phase 1. Studios in Phase 1 bldgs 1-5 at least, appear to be a lot smaller, tho I've never been in one.