Re Grand Pacific Resorts: Why are Maintenance Fees much higher at Seapointe vs Palisades & others?

[mountainboy]

Quick Q for owners of Grand Pacific resorts: MFs at Seapointe appear much higher than Palisades, or Carlsbad Inn or SCBC or Coronado for same size unit (looking at listings for these).
I know they were doing extensive renovations at this resort (but they have done so at Carlsbad Inn also). Is this just temporary or are the fees at CSP higher than others, in general?
Thoughts?
(saw the posts listing MFs & see GPP posted there but nothing re Seapointe or other GP resorts for most years).
@RX8 , @klpca , @buzglyd @GrampaTim & other GP (esp owners?
TY!

 

[klpca]

Quick Q for owners of Grand Pacific resorts: MFs at Seapointe appear much higher than Palisades, or Carlsbad Inn or SCBC or Coronado for same size unit (looking at listings for these).
I know they were doing extensive renovations at this resort (but they have done so at Carlsbad Inn also). Is this just temporary or are the fees at CSP higher than others, in general?
Thoughts?
(saw the posts listing MFs & see GPP posted there but nothing re Seapointe or other GP resorts for most years).
@RX8 , @klpca , @buzglyd @GrampaTim & other GP (esp owners?
TY!

I know that the reserves had to be increased at Seapointe after the renovations and balcony repair.

 

[mountainboy]

I know that the reserves had to be increased at Seapointe after the renovations and balcony repair.

? temporary increase.
Are they usually comparable to other GP resorts in the area like Palisades, Carlsbad Inn or Coronado, SCBC etc?
TY!

 

[buzglyd]

I don’t own Carlsbad Inn anymore but Seapointe has the property taxes included in the maintenance fee and Carlsbad Inn I paid separately.

 

[mountainboy]

I don’t own Carlsbad Inn anymore but Seapointe has the property taxes included in the maintenance fee and Carlsbad Inn I paid separately.

were they fairly similar, to your recollection? (nothing stood out with one being much more than others)? TY!

 

[buzglyd]

were they fairly similar, to your recollection? (nothing stood out with one being much more than others)? TY!

Pretty close yes.

 

[mountainboy]

Pretty close yes.

Great! (Saw some listings where there appeared significant difference (higher at SP than GPP etc) but could be due to folks likely including taxes in some & not in others, or putting 2024 vs 2025 numbers etc)
TY!

 

[RX8]

Grand Pacific Palisades also includes property taxes in the fees. Can’t speak for Carlsbad Inn and Seapointe about their annual fees but with both being close to the ocean, which can result in higher maintenance costs, I would think that would be reflected in their annual fees.

 

[jsparents]

I own at CBI, GPP and Mar Brisa (GP week). My maintenance fees at CBI do not include property taxes. For comparison, I have a 1 bedroom at CBI and my property taxes are $75.34. My maintenance fees are $989.12 (assessments), $452.46 (capital reserves) for a total of $1441.58. Add property taxes and its $1516.92. My GPP includes property taxes and the breakdown is as follows: $1116.30 (assessments), $403.44 (reserves) and $185.88 (property taxes) for a total of $1705.62. This is for a 2 bedroom unit.

I thought I had my Mar Brisa statement already, but guess not. Hope this helps.

 

[mountainboy]

I own at CBI, GPP and Mar Brisa (GP week). My maintenance fees at CBI do not include property taxes. For comparison, I have a 1 bedroom at CBI and my property taxes are $75.34. My maintenance fees are $989.12 (assessments), $452.46 (capital reserves) for a total of $1441.58. Add property taxes and its $1516.92. My GPP includes property taxes and the breakdown is as follows: $1116.30 (assessments), $403.44 (reserves) and $185.88 (property taxes) for a total of $1705.62. This is for a 2 bedroom unit.

I thought I had my Mar Brisa statement already, but guess not. Hope this helps.

Thx for sharing!
Looks very similar between the two (not much of a bump at GPP with 2BR vs 1 BR at CBI.
To clarify CBI= Carlsbad Inn Beach resort (& not Coronado Beach resort), right?
TY!

 

[mountainboy]

Realize MFs are up everywhere.....

https://www.wsj.com/personal-finance/how-to-buy-a-week-in-paradise-for-1-d141ebee?st=DNj5x8&reflink=desktopwebshare_permalink

 

[4TimeAway]

Realize MFs are up everywhere.....

50% in a decade doesn't sound to terrible.

Bet there are alot more Junk Fees (parking, HK, and my favorite resort fees...).

Its still a fun game of trying to take more and better vacations for about the same as you were spending before. I think I'd still look at Hawaii vs. CA/NV/FL but that's just my preference and again you get to play the game your way.

Also, I still prefer to spend a bit of money on the best week/deed I can get resale and assume if I don't want it giving it away will be easier than getting a free week that is not exactly something I want.

 

[jsparents]

Thx for sharing!
Looks very similar between the two (not much of a bump at GPP with 2BR vs 1 BR at CBI.
To clarify CBI= Carlsbad Inn Beach resort (& not Coronado Beach resort), right?
TY!

Yes - CBI Carlsbad Inn

 

[mountainboy]

50% in a decade doesn't sound to terrible.

Bet there are alot more Junk Fees (parking, HK, and my favorite resort fees...).

Its still a fun game of trying to take more and better vacations for about the same as you were spending before. I think I'd still look at Hawaii vs. CA/NV/FL but that's just my preference and again you get to play the game your way.

Also, I still prefer to spend a bit of money on the best week/deed I can get resale and assume if I don't want it giving it away will be easier than getting a free week that is not exactly something I want.

Agree re junk fees. Esp resort fees in folks who are owners, exchanging into related sister properties in same owner (like GPX)..
Newbie here. Don't have any TS as yet but learning as YOLO + FOMO = bad financial decisions.
Hoping to get a nice summer week at a GPX property in SoCal and a good HGVC (pt/MF) without over-spending, so I can enjoy the vacay vs spending too much time & effort on trying to get value out of all the MFs etc.
Thx for the great advice everyone! Truly appreciated!

 

[buzglyd]

Agree re junk fees. Esp resort fees in folks who are owners, exchanging into related sister properties in same owner (like GPX)..
Newbie here. Don't have any TS as yet but learning as YOLO + FOMO = bad financial decisions.
Hoping to get a nice summer week at a GPX property in SoCal and a good HGVC (pt/MF) without over-spending, so I can enjoy the vacay vs spending too much time & effort on trying to get value out of all the MFs etc.
Thx for the great advice everyone! Truly appreciated!

I'm not sure if you think HGV points will transfer on a resale Seapointe or GPP. That ship sailed a long time ago.

 

[mountainboy]

I'm not sure if you think HGV points will transfer on a resale Seapointe or GPP. That ship sailed a long time ago.

Sorry, should have clarified: Intend to get 2 separate things.
1. GPX in SoCal.
2. HGV.
Intend to get both over time, separate transactions.
Agree, NO HGV points with GPX resale.
TY!

 

[buzglyd]

Got my Seapointe statement. For the record, I have a fixed week 35 1BR C unit.

Assessments 2025 $956.75
Capital Reserves $819.91
Property Tax $83.94
Total $1860.98

I drove by yesterday and the place looks great all freshly painted.

Mine is converted to HGV points or I might look for a cheaper Las Vegas alternative.

 

[JohnnyO]

Sorry, should have clarified: Intend to get 2 separate things.
1. GPX in SoCal.
2. HGV.
Intend to get both over time, separate transactions.
Agree, NO HGV points with GPX resale.
TY!

I don't know what a "GPX" resale is ... GPX is GPR's exchange company which we have free membership access to as owners. I have GPP and CSR and both have HGVC points associated with them that I use every year now. This was done when I purchased a the smallest Studio EOY at Marbrisa in 2014. Exactly so we could convert all our GPR resorts to HGVC points. The total qualified us for Legacy Elite status even though the 95% of the points were from resales. I have no idea if you already have HGVC membership elsewhere if they would allow you to convert a resale deed at a GPP or CSR to HGVC points. I will try to find out one of these days.

 

[SmithOp]

I doubt you could swing that deal from 10 years ago @JohnnyO , like @buzglyd said that ship sailed long ago.

I thought the CBI renovation was to fix the pool area and water intrusion, not the units. Seapointe has had extensive unit upgrades and building repairs, so that may explain the total higher annual fees.

I like your plan @mountainboy , HGVC and GP work real well together for me...
This is the best benefit to being a GPX member.

Promotion - Grand Pacific Exchange | GPX

www.gpxvacations.com

 

[mountainboy]

I don't know what a "GPX" resale is ... GPX is GPR's exchange company which we have free membership access to as owners. I have GPP and CSR and both have HGVC points associated with them that I use every year now. This was done when I purchased a the smallest Studio EOY at Marbrisa in 2014. Exactly so we could convert all our GPR resorts to HGVC points. The total qualified us for Legacy Elite status even though the 95% of the points were from resales. I have no idea if you already have HGVC membership elsewhere if they would allow you to convert a resale deed at a GPP or CSR to HGVC points. I will try to find out one of these days.

I doubt you could swing that deal from 10 years ago @JohnnyO , like @buzglyd said that ship sailed long ago.

I thought the CBI renovation was to fix the pool area and water intrusion, not the units. Seapointe has had extensive unit upgrades and building repairs, so that may explain the total higher annual fees.

I like your plan @mountainboy , HGVC and GP work real well together for me...
This is the best benefit to being a GPX member.

Promotion - Grand Pacific Exchange | GPX

www.gpxvacations.com

I started my TS journey few mo ago, thinking of getting a GPX resort (GPP/SP etc) + HGV but decided to just go HGV alone (have booked multiple 4 day weekends into MarBrisa/SP/GPP), which work beautifully from me, from PHX!

Love the flexibility and the beauty of EP status in HGV! Have already booked >25 reservations for 2025; already paid for the cost of a resale 11,200 deed/RTU!

 

[mountainboy]

Got my Seapointe statement. For the record, I have a fixed week 35 1BR C unit.

Assessments 2025 $956.75
Capital Reserves $819.91
Property Tax $83.94
Total $1860.98

I drove by yesterday and the place looks great all freshly painted.

Mine is converted to HGV points or I might look for a cheaper Las Vegas alternative.

Will be staying at all of these (GPP, MarBrisa & SeaPointe this year, very soon)!

Grateful to all of you !

 

[JohnnyO]

I doubt you could swing that deal from 10 years ago @JohnnyO , like @buzglyd said that ship sailed long ago.

One of my last sales presentations at Marbrisa they were trying to sell me GPP deeds with HGVC points. They didn't have much to offer at Marbrisa. And they were trying to wheel and deal with my previous resales and asking way to much ... of course retail prices with equity trade in. Just say NO.

 

[4TimeAway]

Will be staying at all of these (GPP, MarBrisa & SeaPointe this year, very soon)!

The game has so many rules that change all the time....

Main thing to me/us is go on more vacations. Enjoy the time.

Sure work like crazy. Make some money, but spend it wisely. Resale Timeshares have offered this to us.

PS- Prepare for the "must be nice crew" that spend 3x to stay at crappy places.. sorry.

 

[JohnnyO]

A Message from Your General Manager: Welcoming a New Opportunity at Seapointe

​ Dear xxxx, As your General Manager, I want to share some exciting news tied to the Grand Seas of Change—our ongoing effort to modernize and strengthen Carlsbad Seapointe Resort into the future. Thanks to the recent upgrades currently underway across our resort, we have seen a renewed interest in timeshare ownership. To build on this momentum we will be enhancing our current resale efforts by establishing an onsite sales presence in our Clubhouse. This began on June 1, 2025 and will continue for several years, until sellout. During this time, the Clubhouse will be temporarily unavailable for event usage. However, this short-term shift in usage supports an important long-term goal: a stronger, financially sustainable Carlsbad Seapointe Resort for all Owners to enjoy well into the future. Here’s why this matters: Currently only 80% of intervals at Seapointe are dues paying—leaving 20% that remain unsold. (We do rent out the unsold intervals, but this does not fully replace maintenance fees.) New Owners help reduce the strain of increasing maintenance fees on existing Owners. There are no other viable resale solutions for legacy resorts like ours. Enhanced on-site resales will help accelerate the sales of non-dues paying intervals, and us get to a sold-out and financially stable future. This new step in our journey is about more than resales—it’s about creating a vibrant, beautiful and financially secure resort for all of our Owners to enjoy for decades to come. Thank you for your trust, patience and continued belief in the future of our beautiful resort. As always, please feel free to reach out with any feedback or comments. With warmest regards, Clinton Owen General Manger

 

[GT75]

Only 80% members at Seapointe are paying MFs. Wow, that seems very low for a healthy HOA.