Which Property to buy? Kierland or Vistana Villages

[dioxide45]

what about some listings on this site at SVV at Bella? 67K options in Gold season.. there is one for $100.00. MF $1660. (I guess maybe the MF seems high.. for 67K Gold) IDK.. still learning... but for $100.. might be worth it

junk

 

[andremike]

junk

how come so I can understand....

 

[buzglyd]

how come so I can understand....

Not enough Options for that maintenance fee. 67k doesn't get you very far.

 

[dioxide45]

how come so I can understand....

You need to do the math on maintenance fee to StarOption ratio. The fees are the same as a Platinum 81,000 SVV 2BR. Thus the maintenance fee per StarOption is much higher.

 

[VacationForever]

@andremike Gold or Platinum for the same size has the same maintenance fees. Gold yields lower staroptions. Maintenance fees per star option is more expensive for Gold season. Math: Maintenance Fees divided by Star Option gives you the cost per StarOption. The goal is to get the lowest cost per Star Option, and hence you want to only buy Platinum season weeks.

Also, when you see SVV listed as 81K SO, there are 2 types of room that yields that number: Platinum season 2BR or Gold season 2BR L/O. 2BR L/O being larger has higher maintenance fees. So do not buy Gold Season 2BR L/O. There are SVV 2BR L/O Platinum season weeks, and those yield 95,700 Star Options.

 

[iftravel]

In order of most desired to less desired, the best bang for the buck regarding maintenance fees to StarOptions would be;

67,100 WKV Platinum Plus small 1BR
148,100 WKV Platinum Plus 2BR
44,000 SVV Prime/Platinum 1BR
81,000 SVV Prime/Platinum 2BR

The second and fourth on the list tend to be easier to find on the resale market.

Do all small 1BR have the same MF? Looking at redweek listings and they vary between 800-1100. I like to pick one at right price and MF.

 

[VacationForever]

Do all small 1BR have the same MF? Looking at redweek listings and they vary between 800-1100. I like to pick one at right price and MF.

Different properties/resorts have different MF. 1BR at SVV has different MF from 1BR at WKV. Then there is the small or large side of 1BR at WKV and they have different MF fees again.

 

[iftravel]

Different properties/resorts have different MF. 1BR at SVV has different MF from 1BR at WKV. Then there is the small or large side of 1BR at WKV and they have different MF fees again.

Right. I wasn’t specific. I was looking at WKV small 1-bd Platinum Plus 67k on redweek and they also have varying MF. Lowest 780 and highest 1200+. They may not be accurate but curious if they should be the same.

 

[WorldT]

@andremike

Get the points chart (see link below). See the sticky above for the MF.

https://vistana-web-static.s3.amazonaws.com/vistana-web/assets/pdf/charts/staroptions_value_chart.pdf

 

[WorldT]

Right. I wasn’t specific. I was looking at WKV small 1-bd Platinum Plus 67k on redweek and they also have varying MF. Lowest 780 and highest 1200+. They may not be accurate but curious if they should be the same.

They should be the same. The variation is user error.

 

[dioxide45]

Right. I wasn’t specific. I was looking at WKV small 1-bd Platinum Plus 67k on redweek and they also have varying MF. Lowest 780 and highest 1200+. They may not be accurate but curious if they should be the same.

It could be that some are including the VSN/Club Fee, some aren't. Some could be every other year vs annual. Some people just list wrong fees.

 

[iftravel]

It could be that some are including the VSN/Club Fee, some aren't. Some could be every other year vs annual. Some people just list wrong fees.

Yeah I know that but are they supposed to be same?

 

[DeniseM]

I think WKV has more intrinsic value. YMMV

 

[dioxide45]

Yeah I know that but are they supposed to be same?

Yes, if everyone provided updated fees they should be the same for each unit type for each resort.

 

[DavidnRobin]

I think it was mentioned that on a pure $/SO basis - the smaller 1Bd WKV (67.1K) is a better value than the larger (1Bd WKV (81K), but...
as a rental - the large 1Bd rents better. And if the goal is to get a a week in 1Bd in Hawaii (our goal), then 81K SOs is needed.
But, price-wise for pure SO usage - the small 1Bd WKV is better.
Platinum... always Platinum.

and don't forget the mandatory VSN fee (and taxes)

 

[iftravel]

Yes, if everyone provided updated fees they should be the same for each unit type for each resort.

I think it was mentioned that on a pure $/SO basis - the smaller 1Bd WKV (67.1K) is a better value than the larger (1Bd WKV (81K), but...
as a rental - the large 1Bd rents better. And if the goal is to get a a week in 1Bd in Hawaii (our goal), then 81K SOs is needed.
But, price-wise for pure SO usage - the small 1Bd WKV is better.
Platinum... always Platinum.

and don't forget the mandatory VSN fee (and taxes)

I find this in the sticky for 2024 MF. So small 1-bd Platinum Plus also pays $833 but get 67,100 points. Can anyone advice the VSN fee?

For Hawaii use, I guess one can book 5-6 days instead of a full week (correct me if I am wrong that you don't have to book a full work, in which case you will be short on points), which is actaully pretty flexible and enough for one location.

WKV Small 1 bedroom 37,000 Star Options
$643.12 Operating Assessment
$162.89 Reserves
$ 26.99 Real estate tax
$833.00

 

[andremike]

Kierland is probably in the $13,000 range for a 148K Plat Plus week. If you can get it for less, then it is a good deal. Vistana Villages Bella or Key West are probably much less but the maintenance fee per StarOption is higher. Over the long run, Kierland is likely to be cheaper as the ongoing cost of the maintenance fees is where the real costs are. You can likely also turn around and sell Kierland for close to what you paid. The same is true of Vistana Villages. This makes the maintenance fees more important.

So the seller came down to $15K.. I was hoping lower.. 148K options - Annual - Plat+ - MF=$2450. Closing costs $1273 with $599 credit Thoughts?

I know its based on options per MF. but paying $15K, I'd almost rather pay less upfront at SVV with a higher MF/options

 

[iftravel]

So the seller came down to $15K.. I was hoping lower.. 148K options - Annual - Plat+ - MF=$2450. Closing costs $1273 with $599 credit Thoughts?

I know its based on options per MF. but paying $15K, I'd almost rather pay less upfront at SVV with a higher MF/options

Should be able to lay down some math. Say you save roughly 12k by going with SVV for the same amount of points, but you pay 500 more in MF each year. So the marginal return on more money front is only 500/12k =4% . I wouldn’t do that. It’s such a low return and you got more flexibility when you need to divest. For SVV, you could simply give it away here or deal back / you don’t care about the front cost that much vs WKV.

 

[andremike]

Should be able to lay down some math. Say you save roughly 12k by going with SVV for the same amount of points, but you pay 500 more in MF each year. So the marginal return on more money front is only 500/12k =4% . I wouldn’t do that. It’s such a low return and you got more flexibility when you need to divest. For SVV, you could simply give it away here or deal back / you don’t care about the front cost that much vs WKV.

I am not sure which way your trying to convince me... WKV OR SVV. An additional $12k upfront or $500 more a month will take me 14 years to break even. Mean while I can invest that $12k with 5% rate of return.

 

[iftravel]

I am not sure which way your trying to convince me... WKV OR SVV. An additional $12k upfront or $500 more a month will take me 14 years to break even. Mean while I can invest that $12k with 5% rate of return.

right go with your instinct. Money now is worth a lot more than money in the future, let alone 24 years. BTW, the number is just for illustration. Not sure if the MF at SVV is 500 more or less. At 1000, it might make sense.

 

[dioxide45]

I am not sure which way your trying to convince me... WKV OR SVV. An additional $12k upfront or $500 more a month will take me 14 years to break even. Mean while I can invest that $12k with 5% rate of return.

That is really what it comes down to. If you have no plans to rent out WKV, then owning there doesn't matter as much. WKV will retain its value over time. So 14 years from now it may still be worth $15K. It likely won't go up and it will probably go down some. Is it worth saving the $12-$13K now and buy SVV instead and use the interest on the money to pay the extra maintenance fees every year? There isn't necessarily a right or wrong answer.

 

[andremike]

That is really what it comes down to. If you have no plans to rent out WKV, then owning there doesn't matter as much. WKV will retain its value over time. So 14 years from now it may still be worth $15K. It likely won't go up and it will probably go down some. Is it worth saving the $12-$13K now and buy SVV instead and use the interest on the money to pay the extra maintenance fees every year? There isn't necessarily a right or wrong answer.

But even if I buy SVV,, I can still rent out WKV assuming there is availability.. but honestly I really have no desire to stay at WKV...

 

[dioxide45]

But even if I buy SVV,, I can still rent out WKV assuming there is availability.. but honestly I really have no desire to stay at WKV...

Per the VSN terms and conditions, you can't rent StarOption reservations unless it is also your home resort. Also, those prime Spring Training reservations are more difficult to make with StarOptions. Those are really the only reservations that command enough rental revenue to be worth renting in this situation.

 

[byeloe]

When is the peak time to rent at WKV? Is availability hard to get or do you make pending reservations at the 8-12 Month window? In hope of getting a booking?

March is the best time since there's spring training baseball. You need to book 12 months in advance to the minute. Then list it for rent in all the usual places

 

[andremike]

Per the VSN terms and conditions, you can't rent StarOption reservations unless it is also your home resort. Also, those prime Spring Training reservations are more difficult to make with StarOptions. Those are really the only reservations that command enough rental revenue to be worth renting in this situation.

So your saying if I buy SVV or WKV I can not rent out Westin Lagunamar? Even though they are my star optioms to do with what i please? What does it say on the implications of doing so?