Is This a Good Deal? Buying a Marriott Vacation Club Membership with Deed & Title – Need Feedback!

[willpowers25]

Hey everyone,

I’m considering a Marriott Vacation Club membership that includes a deed and title, making it more like a real estate investment rather than a standard timeshare. The total cost is $200K, and I’ve already put $20K down.

I expressed a few concerns to my MVC sales rep - See response below:

[Start of response:

The copy of your contract is on the USB in your owner kit!

Your ownership with Marriott is with points, so you don’t have a set number of weeks. 1000-4000pts is a week in a 2 bedroom, depending on season and location. Ritz Carlton can be more or peak holiday. There is a points book included in that owner kit, or you can ask me for specific examples!

There are zero black-out dates or peak season restrictions, if you have the points you can book and go!

Your HOA dues include all fees for the ownership, from property tax, to refurbishing, to landscaping and maintenance costs and are shared amongst the owners at $0.81/per point.

Unused points can be rolled into the following year and held for an additional 2 years. So in total points have a 3 year shelf life.

You can sell and transfer your ownership. It is deed and title so anything you can do with your other deed and title real estate you can do with this ownership

You can rent out any of your points/nights that you want. Owners are very successful using Airbnb or VRBO platforms. However, you can use any platform that suits your needs

Marriott is the most flexible and diverse ownership out there. I know your family will love the platform once you start booking and using the resorts for vacation! The Sheraton Tokyo Japan is an approved Disney Tokyo property and would be perfect for your family when you are ready to go to Japan! Let me know and I will happily help you make your first reservations!

End of response]

I’d love to hear from anyone who owns (or has owned) a similar membership. Specifically:

• Is this a good deal for long-term value?
• How easy is it to sell or rent out if I don’t use it?
• Are there hidden fees or maintenance costs I should be aware of?
• Would I be better off just booking luxury vacations myself instead of locking into this?

I appreciate any insights, especially from experienced owners or those who have looked into similar deals. Thanks in advance!

-Will (Complete timeshare newb)

 

[WBP]

With all due respect, you’ve been bamboozled by a Bernie Madoff protégé.

I don’t know the specifics of your needs, or your purchase, but, on the surface, what you describe, looks like pure insanity.

The good news is that you’ve done some research, and found TUG.

Often, when I see people, write here, “rescind, ASAP,” I cringe, because I often don’t know the buyer’s circumstances. BUT, in this case, you have had the wool pulled over your head by thieves/ sharks/people who should be in jail.

There is so much wrong with what you describe, I don’t know where to begin, other than to suggest that you RESCIND, ASAP, and learn from your vulnerability for deception.

BUYER BEWARE!

 

[WBP]

PS: There are very specific provisions in your Purchase and Sale Agreement (contract) about rescinding your purchase. If you decide to rescind your purchase, be sure that you follow those provisions to the letter, and use USPS Certified Mail, ASAP, within your Rescission Period, not a minute late. DO NOT rely upon verbal representations, email, etc, and you might as well file a credit card dispute, at the time of your rescission (as the sharks, at Marriott thought nothing about pulling the wool over your head (the correspondence from your sales representative is robust in manipulation and misrepresentations)).

 

[Fasttr]

As for the investment concept. The day you officially own them, if you are lucky to find a buyer, they would be worth $3-$4 per point or less. This is NOT a real estate investment.

 

[TheTimeTraveler]

Hey everyone,

I’m considering a Marriott Vacation Club membership that includes a deed and title, making it more like a real estate investment rather than a standard timeshare. The total cost is $200K, and I’ve already put $20K down.

I expressed a few concerns to my MVC sales rep - See response below:

[Start of response:

The copy of your contract is on the USB in your owner kit!

Your ownership with Marriott is with points, so you don’t have a set number of weeks. 1000-4000pts is a week in a 2 bedroom, depending on season and location. Ritz Carlton can be more or peak holiday. There is a points book included in that owner kit, or you can ask me for specific examples!

There are zero black-out dates or peak season restrictions, if you have the points you can book and go!

Your HOA dues include all fees for the ownership, from property tax, to refurbishing, to landscaping and maintenance costs and are shared amongst the owners at $0.81/per point.

Unused points can be rolled into the following year and held for an additional 2 years. So in total points have a 3 year shelf life.

You can sell and transfer your ownership. It is deed and title so anything you can do with your other deed and title real estate you can do with this ownership

You can rent out any of your points/nights that you want. Owners are very successful using Airbnb or VRBO platforms. However, you can use any platform that suits your needs

Marriott is the most flexible and diverse ownership out there. I know your family will love the platform once you start booking and using the resorts for vacation! The Sheraton Tokyo Japan is an approved Disney Tokyo property and would be perfect for your family when you are ready to go to Japan! Let me know and I will happily help you make your first reservations!

End of response]

I’d love to hear from anyone who owns (or has owned) a similar membership. Specifically:

• Is this a good deal for long-term value?
• How easy is it to sell or rent out if I don’t use it?
• Are there hidden fees or maintenance costs I should be aware of?
• Would I be better off just booking luxury vacations myself instead of locking into this?

I appreciate any insights, especially from experienced owners or those who have looked into similar deals. Thanks in advance!

-Will (Complete timeshare newb)

Wow, they are digging deep into your wallet!

Your best bet is to rescind IMMEDIATELY, then study up and do your homework prior to making any further moves. Look over TUG, and check out eBay and you'll find some marvelous bargain purchases for just pennies on the dollar.

You work hard for your money -- don't throw it away. You only have a few days to legally rescind.

Welcome to TUG.










.

 

[willpowers25]

With all due respect, you’ve been bamboozled by a Bernie Madoff protégé.

I don’t know the specifics of your needs, or your purchase, but, on the surface, what you describe, looks like pure insanity.

The good news is that you’ve done some research, and found TUG.

Often, when I see people, write here, “rescind, ASAP,” I cringe, because I often don’t know the buyer’s circumstances. BUT, in this case, you have had the wool pulled over your head by thieves/ sharks/people who should be in jail.

There is so much wrong with what you describe, I don’t know where to begin, other than to suggest that you RESCIND, ASAP, and learn from your vulnerability for deception.

BUYER BEWARE!

WBP, Thanks for your perspective.

I appreciate the passionate response—this is exactly why I posted here, to get honest feedback from those with experience.

Part of the sales pitch that got our attention was the idea that we’re already spending $10K-$15K per vacation on lodging. As a family of five who vacations three times per year, that adds up quickly. The argument was that by locking in a Marriott Vacation Club membership, we’d be securing long-term value and reducing costs over time. On the surface, it seemed like a way to make our travel spending more predictable while also gaining a deeded asset.

That said, I’m open to the possibility that this isn’t the best financial move. I’d love to hear your insights:

• What specifically makes this a bad deal?
• Would we really be better off just continuing to book vacations separately?
• Are there any vacation ownership options that actually hold value?

If rescinding is the right move, I want to make sure I fully understand why. Thanks again for your input!

 

[WBP]

Wow, they are digging deep into your wallet!

Your best bet is to rescind IMMEDIATELY, then study up and do your homework prior to making any further moves. Look over TUG, and check out eBay and you'll find some marvelous bargain purchases for just pennies on the dollar.

You work hard for your money -- don't throw it away. You only have a few days to legally rescind.

Welcome to TUG.










.

Personally, I’m not convinced, given many years of declining service by MVC Owner Services, and their (failing) technology platforms (even their phones), that, based on MVC’s performance, that being a customer of Marriott Vacation Club makes any sense. My best advice to someone considering MVC Ownership is to look elsewhere, and do your homework.

Yes, we have great experiences at MVC resorts, but, we could for, in many cases, less money that our maintenance fees, rent our vacations at MVC resorts, and not be victim to MVC’s dysfunctional Owner Services, and blatant disregard for their customers (e.g. MVC “Owners”).

 

[Hindsite]

If you didn't go in knowing that the deal you got was the best for your needs, there's an excellent chance that it isn't .

You have a short time to rescind and months of work to see what, if any timeshare is right for you.

Do the work first, any deal they offered you will be available another day, they will take your money anytime.

 

[vacation dreaming]

I have been very happy with my ownership but my advice to you is to start slowly. Read TUG. Learn about the pitfalls of the system. It isn’t for everyone.

 

[WBP]

WBP, Thanks for your perspective.

I appreciate the passionate response—this is exactly why I posted here, to get honest feedback from those with experience.

Part of the sales pitch that got our attention was the idea that we’re already spending $10K-$15K per vacation on lodging. As a family of five who vacations three times per year, that adds up quickly. The argument was that by locking in a Marriott Vacation Club membership, we’d be securing long-term value and reducing costs over time. On the surface, it seemed like a way to make our travel spending more predictable while also gaining a deeded asset.

That said, I’m open to the possibility that this isn’t the best financial move. I’d love to hear your insights:

• What specifically makes this a bad deal?
• Would we really be better off just continuing to book vacations separately?
• Are there any vacation ownership options that actually hold value?

If rescinding is the right move, I want to make sure I fully understand why. Thanks again for your input!

Sorry, way more to your questions than I have time to reply to, so, I will rely upon others to do that.

You have been smoked by consummate frauds. Just one example, your salesperson responds to your question about, I’m assuming, availability, with this statement: "There are zero black-out dates or peak season restrictions, if you have the points you can book and go!.” I can’t see the whole, only a part, but, I’d call your salesperson’s reply, “deception.” What your salesperson failed to mention is that the chances of you vacationing, are based on availability, and availability can be a nightmare. Far more of a nightmare than you could imagine.

Then, there comes your perception that you are purchasing an asset, or a (financial) investment, and using “anyway dollars.” All smoke. You’d absolutely lose your shirt on your proposed purchase, and be left with remnants (you might take an 80% (or more) loss on your purchase). Hardly, what you conisdered an investment. A nightmare yes, but not an investment.

Be glad that you found TUG, and learn from your experience as a customer of Marriott Vacation Club, which is really NOT Marriott (I bet the MVC sharks forgot to tell you that).

 

[CalGalTraveler]

@willpowers25 Welcome to TUG.

1) rescind immediately. You only have a few days before the rescission deadline or you are stuck. Get that in the mail ASAP.

2) Research resale options which are a fraction of what you are paying for the same product. That deal will always be there if you want to go back and get it after researching (I know of no one who ever did). Suggest that you look at not just Marriott, but Hilton and rent some units from owners before you buy so you can feel the product.

Good luck!

 

[TheTimeTraveler]

If rescinding is the right move, I want to make sure I fully understand why. Thanks again for your input!

Be assured that rescinding IS the right move for one major reason ----- Once you pass the rescission deadline then you're stuck with it!


You can buy again at anytime but you can only rescind once!












.

 

[Pamplemousse]

“Unused points can be rolled into the following year and held for an additional 2 years. So in total points have a 3 year shelf life.”

If you don’t 100% understand how this one statement works you don’t know enough to have purchased.

Rescind and learn- they will be happy to take your money later if you decide this is the right path.
A ”complete timeshare newb” should not have made a $200k purchase.

 

[WorldT]

WBP, Thanks for your perspective.

I appreciate the passionate response—this is exactly why I posted here, to get honest feedback from those with experience.

Part of the sales pitch that got our attention was the idea that we’re already spending $10K-$15K per vacation on lodging. As a family of five who vacations three times per year, that adds up quickly. The argument was that by locking in a Marriott Vacation Club membership, we’d be securing long-term value and reducing costs over time. On the surface, it seemed like a way to make our travel spending more predictable while also gaining a deeded asset.

That said, I’m open to the possibility that this isn’t the best financial move. I’d love to hear your insights:

• What specifically makes this a bad deal?
• Would we really be better off just continuing to book vacations separately?
• Are there any vacation ownership options that actually hold value?

If rescinding is the right move, I want to make sure I fully understand why. Thanks again for your input!

@willpowers25
It is good you are asking questions. This is research and absolutely fantastic to do. But you are sitting on a guaranteed time-sensitive money loss (this is putting it nicely). The prudent approach will be to let go of that problem during the restricted time you have and do your research. If at the end of the research, you still decide you want to buy this same thing from this same people, they will gladly sell it to you again and add free breakfast , lunch, and a bottle of champagne to it.

 

[dioxide45]

Often, when I see people, write here, “rescind, ASAP,” I cringe, because I often don’t know the buyer’s circumstances.

Certainly not something to cringe over. Unless by not knowing their circumstances you mean that not knowing if the poster lighting money on fire isn't a concern for them. If someone is coming here to ask questions, it would usually mean they don't know enough about what they purchased. There is only a limited amount of time to rescind before a lifetime of commitment. Rescission doesn't change anything except to give them more time to research to determine if the product is right for them. They can always go back and the salesperson will be happy to rewrite a $200K contract.

 

[wuv pooh]

How many points are you buying? Assuming you are paying ~ $13+ per point I will assume 15,000

Given this, like a car, your equity value drops from $200,000 to $45,000 as soon as you purchase. That is the current resale value and even that is not easy to realize since there are more sellers than buyers.

Your annual fee is $12,150 and the annual fees rising faster than the inflation rate for the last 20+ years I have been an owner.

Assuming you travel for a week at a time you currently spend about $1,785 per night for lodging. That seems like a lot higher quality than Marriott resorts, although maybe you are getting 2 rooms.

$12,150 / 21 nights = $578 per night for a 2bd, so best case you save $1,000 per night for $21,000 per year for a 10 year break even.

I think this was the true breakeven for the original deeded weeks the system started with. For the current point systems I think the true breakeven is more like 15-20 years.

So you are getting 2 extra vacations per year for $200,000. This comes with restrictions - you have to go to the existing resorts, locations, and plan early. A year in advance is required to get the best times since you are competing with all the other owners.

I understand the desire, did it myself, but I am only in for $50k for my 7,000 points and have been very happy. I would rescind and buy a Porsche 911 You need more research into the system and how timeshares work, you just can't get a reservation for next month, and then decide how to get in if you are still interested. There are different options, such as resale, hybrid bundles, and purchases through Spain that have a much lower entrance cost if you still want to join.

 

[Fasttr]

Here is the Points Chart. Figure out where you would want to go, when you want to go, in what size villa, and what view type, and see how many points you are likely to need per trip. Then toss out some resort/locations and we can tell you if they are easy/moderate/challenging to book with points. That may allow you to see how much value, if any, there is for you. As an example, you may find one week in a 2 or 3BR in a high end location at prime time (eg Maui Ocean Club Lahaina and Napili Towers) may eat up most of your annual allotment of points.

https://vacationpointexchange.com/pointschart/points_charts_2026.pdf

 

[NJWolfpacker]

If the OP wants in to the MVC, would the best option be for him to rescind this offer and use a fraction of the points cost to buy resale deeded weeks at a few properties?

To the OP - where do you live and what locations do you like to travel to?

 

[willpowers25]

If the OP wants in to the MVC, would the best option be for him to rescind this offer and use a fraction of the points cost to buy resale deeded weeks at a few properties?

To the OP - where do you live and what locations do you like to travel to?

We live in Orlando, FL and and last year traveled to: Dubai (2X), New York, Los Cabos, MX, and Park City, Utah. All lodging was at Marriott properties and paid for out of pocket.

 

[willpowers25]

How many points are you buying? Assuming you are paying ~ $13+ per point I will assume 15,000

Given this, like a car, your equity value drops from $200,000 to $45,000 as soon as you purchase. That is the current resale value and even that is not easy to realize since there are more sellers than buyers.

Your annual fee is $12,150 and the annual fees rising faster than the inflation rate for the last 20+ years I have been an owner.

Assuming you travel for a week at a time you currently spend about $1,785 per night for lodging. That seems like a lot higher quality than Marriott resorts, although maybe you are getting 2 rooms.

$12,150 / 21 nights = $578 per night for a 2bd, so best case you save $1,000 per night for $21,000 per year for a 10 year break even.

I think this was the true breakeven for the original deeded weeks the system started with. For the current point systems I think the true breakeven is more like 15-20 years.

So you are getting 2 extra vacations per year for $200,000. This comes with restrictions - you have to go to the existing resorts, locations, and plan early. A year in advance is required to get the best times since you are competing with all the other owners.

I understand the desire, did it myself, but I am only in for $50k for my 7,000 points and have been very happy. I would rescind and buy a Porsche 911 You need more research into the system and how timeshares work, you just can't get a reservation for next month, and then decide how to get in if you are still interested. There are different options, such as resale, hybrid bundles, and purchases through Spain that have a much lower entrance cost if you still want to join.

"How many points are you buying?" 15000.

 

[GTLINZ]

Hey everyone,

I’m considering a Marriott Vacation Club membership that includes a deed and title, making it more like a real estate investment rather than a standard timeshare. The total cost is $200K, and I’ve already put $20K down.

@willpowers25 I am confused by your opening statement. If you put down $20k, then it sounds like you have purchased already.

The reason that many Tuggers respond with "Rescind now", without a lot of details or discussion, is that rescinding is a temporary opportunity. Living with the consequences of a bad deal lasts a lifetime. ALMOST any deal that is cancelled now that has value will be available later, so it is a sound approach to advise to cancel ASAP without a lot of information.

Marriott may be a great solution for you and if so then resale would be a far better way to go. Rescind now and ask questions after.

I have had so many bald faced lies told to me in "owners updates" that i don't trust most timeshare salespeople. I am not alone in this sentiment as many of us on this board have had to live the the repurcussions of trusting what we were told in one of these presentations. The ugly truth is that is does not matter what was said to you in the presentation - what matters is what is in the contract.

Run, Forest, Run !

 

[jbman]

"How many points are you buying?" 15000.

Even if we assume that owning 15,000 MVC points is a good decision for you, purchasing the same number of points resale would cost you $90,000.00, maybe less. Resale points work the exact same as developer points. So you would save $110,000.00 and everything else would be the same.

 

[Fasttr]

"How many points are you buying?" 15000.

One simple alternative is to buy points on the resale market. As an example, a purchase price of $4/point (which is on the high side) + $3/point to MVC to make the points be just like the points you are buying, would cost you $105K, or less

 

[Hindsite]

We live in Orlando, FL and and last year traveled to: Dubai (2X), New York, Los Cabos, MX, and Park City, Utah. All lodging was at Marriott properties and paid for out of pocket.

There is a big difference between booking Marriott hotels properties and getting reservations at Marriott vacation clubs. There are no MVCs in Dubai, so the only way you could go there would be to convert your very, very expensive club points to Bonvoy points and then use those. It will likely be much more expensive to do that than just pay out of pocket.
There are Timeshare properties available in NY, MX and Park city that could be booked, subject to availability. Typically availability is much, much more limited than when booking via Bonvoy for $$. Don't assume that if you can see availability via Bonvoy, it will be there for booking via Club points, most likely it won't as the inventory "pots" are different and not interchangeable.

You've had a lot of great advise and data provided here, all the best with your decision. Its great ownership when you don't overpay or finance it. You are already overpaying, if you are also financing, then that's going to make it an expensive way to travel for you. It is also only part of a vacation lodging solution that you might need, even if sales imply that you can go anywhere anytime, that's just not true.

 

[goodbadugly]

How many points are you buying? Assuming you are paying ~ $13+ per point I will assume 15,000

Given this, like a car, your equity value drops from $200,000 to $45,000 as soon as you purchase. That is the current resale value and even that is not easy to realize since there are more sellers than buyers.

Your annual fee is $12,150 and the annual fees rising faster than the inflation rate for the last 20+ years I have been an owner.

Assuming you travel for a week at a time you currently spend about $1,785 per night for lodging. That seems like a lot higher quality than Marriott resorts, although maybe you are getting 2 rooms.

$12,150 / 21 nights = $578 per night for a 2bd, so best case you save $1,000 per night for $21,000 per year for a 10 year break even.

I think this was the true breakeven for the original deeded weeks the system started with. For the current point systems I think the true breakeven is more like 15-20 years.

So you are getting 2 extra vacations per year for $200,000. This comes with restrictions - you have to go to the existing resorts, locations, and plan early. A year in advance is required to get the best times since you are competing with all the other owners.

I understand the desire, did it myself, but I am only in for $50k for my 7,000 points and have been very happy. I would rescind and buy a Porsche 911 You need more research into the system and how timeshares work, you just can't get a reservation for next month, and then decide how to get in if you are still interested. There are different options, such as resale, hybrid bundles, and purchases through Spain that have a much lower entrance cost if you still want to join.

Make sure the Porsche is a turbo Carrera