HGVC resale, is the site where the deed is located important?

[PAoriginallyfromME]

Just stayed at Maui Bay Villas, (beautiful location & awesome vacation) retail presentation was for 8,000 points at Tuscany (Orlando) for $32k with lots of bonus points (50,000) needing to use in next 24 months. I’m seeing 11,000 points resale at multiple HGVC sites, Orlando & Las Vegas for very low prices. Also seeing 14,000 points resale at Maui Bay for $25k; is there an advantage to buying resale points at Maui Bay Villas vs. buying points based in Orlando and simply using the points to book Maui Bay?

 

[HuskerATL]

Points are points...doesn't matter where they come from.

I would buy neither, too high of MF/pt. I would buy a resale Vegas deed, like a Blvd, 2 bed plat week that is 11,200 points. You can get it for a few thousand dollars and much cheaper MFs/pt. Ideally, you are at about 0.10 or less MF/pt to use for booking across HGVC.

For example, here is a Boulevard for sale in the TUG marketplace for $4k. $1132/11200 = 0.10 MF/pt....

https://www.tug2.com/timesharemarketplace/search?ResortId=13065&ForSale=True&OrderBy=Price

 

[GT75]

It really depends on often you want to visit MBV. First off, glad that you didn’t purchase retail. 8000 isn’t enough points, IMO.

 

[jabberwocky]

Two man factors I would consider:

1) your ongoing MF will be determined by the location of your deed. Orlando is relatively high cost on a MF/point basis relative to a place like Las Vegas. Hawaii is also expensive. Keep in mind that season plays in this as well since a silver season will pay as much as a platinum season deed in maintenance.

2) If you have a reason for needing to book a specific high-demand week/location then it can make sense to buy where you want to go and have 12 month booking privileges rather than booking with points at the 9 month mark.

 

[HuskerATL]

or one like this at Elara, 0.09 MF/pt...

 

[HuskerATL]

I know someone who just bought a 1 bed grand plus (12,480 points) at Elara for $1,500...from Judi. That is a great deal for that price. The MFs were $1006 in 2025 so that is a 0.08...I would have bought that in a heart beat and I don't need any more deeds. That is very cheap points to use at MBV

Here is her site, https://timeshareprofessionals.com/

 

[GT75]

If you have a reason for needing to book a specific high-demand week/location then it can make sense to buy where you want to go and have 12 month booking privileges rather than booking with points at the 9 month mark.

This is exactly correct. I have some deeds where I am using home week booking such as ski weeks at Valdoro/sunrise Lodge and also hard to get bookings at Ocean Oak. HW booking are very restrictive, deeded week, in deeded unit, in deeded season and for 1 week starting on the check-in date for that resort which is usually Saturday. You must also have the correct years points available in your account.

And I have other deeds that I have for the points. So you need to decide on what is best for you.

 

[PAoriginallyfromME]

nice & thanks, good suggestions, so the only reason to buy resale at Maui Bat Villas vs Las Vegas are 12 months booking vs 9 month. We did meet a Hgvc owner at the pool that did state booking in Maui was tough, does anyone see challenges booking there?

 

[HuskerATL]

Not sure when you would use MBV but there seems to be lot of availability so I would weigh that and cheap points. You probably just need to book 9 months out for times like December - March

 

[HuskerATL]

nice & thanks, good suggestions, so the only reason to buy resale at Maui Bat Villas vs Las Vegas are 12 months booking vs 9 month. We did meet a Hgvc owner at the pool that did state booking in Maui was tough, does anyone see challenges booking there?

When would you go? I see less availability in December and January but plenty basically March and on. If I knew that I wanted to book in December, I would just make sure to book 9 months prior to that. Even in hard to book locations, there are tricks to get weeks...if they are really tough to book but I don't think MBV is as tough as, say Ocean Oak in the summer or Valdoro during ski season.

 

[SmithOp]

MBV has some of the highest point requirements in the system for a week, and most weeks are platinum season, only 10 gold weeks in Hawaii.

10,800 for a 1 br standard gold, 14,880 platinum, and it goes way up from there.

 

[PAoriginallyfromME]

Is it also true, (we were told in sales presentation), that points for rooms today are set in stone and don’t increase, ie.. in screenshot above looks like a 1 bedroom, Mon - Thur is 2,012 points / night for mid April; so for a 7 night stay I’d need 15k 16k points?

 

[HuskerATL]

If you really want to own at MBV, there are resale available in the TUG Marketplace. A bit higher in MF/pt than I like but not terrible...0.12 for the ones below. Also, higher purchase price than I would like. We are getting to the time of year when owners want to offload so keep scanning the resale sites. I would watch the TUG marketplace, Judi's site at the link above, this page https://buyandselltimeshares.com/ , and the HGVC resale group on FB, https://www.facebook.com/groups/1047361228780071

Also look through the rofr.net website at past sells to get an idea of what weeks have sold for.

 

[GT75]

How flexible are you? That also is a factor. What you could do is purchase a good Vegas deed and try out the system. If you are like many of us, you will be needing more points anyways. If MBV starts getting tough to book, then purchase a deed there. It will be cheaper to buy resale in the future. That is exactly what I am doing at ocean oak.

 

[HuskerATL]

Is it also true, (we were told in sales presentation), that points for rooms today are set in stone and don’t increase, ie.. in screenshot above looks like a 1 bedroom, Mon - Thur is 2,012 points / night for mid April; so for a 7 night stay I’d need 15k 16k points?

The point amounts are set but the MFs are not. Since MBV is still be built out, the MFs could go up after completion. You can look in the rules guide or the points guide at all the point amounts by property by season by room type and at the MF sticky to see the MFs.

 

[Jamlam2025]

I know someone who just bought a 1 bed grand plus (12,480 points) at Elara for $1,500...from Judi. That is a great deal for that price. The MFs were $1006 in 2025 so that is a 0.08...I would have bought that in a heart beat and I don't need any more deeds. That is very cheap points to use at MBV

Here is her site, https://timeshareprofessionals.com/

I paid too much for my 12480 points Elara. I’d definitely take one for $1500.

 

[PAoriginallyfromME]

Are resale buyers able to use the open-season 30 day out cash booking still or are they now excluded?

 

[HuskerATL]

Are resale buyers able to use the open-season 30 day out cash booking still or are they now excluded?

Yes. Resale and retail work exactly the same in HGVC. The only difference is that resale will not get you in the Max program.

 

[GT75]

And also most resale deeds will not count towards elite levels.

 

[brp]

Is it also true, (we were told in sales presentation), that points for rooms today are set in stone and don’t increase, ie.. in screenshot above looks like a 1 bedroom, Mon - Thur is 2,012 points / night for mid April; so for a 7 night stay I’d need 15k 16k points?

The total number of points within a resort can't change. You were sold a certain percentage of the resort and that can't change unless they give you more points as well. This did happen when HGVC acquired Diamond. They changed the points for HGVC to 60% more, but that also increased the points given in our contracts by 60%. So we remained the same with respect to the resort and, even though the total points for the resort did change, they really didn't, effectively.

What can legally change is the distribution of points within the resort - between days of the week and even between room types. The former has already happened. The way HGVC has things structured, the "weekend" nights cost twice as much as the "weekday" nights. The "weekend" nights are now Thursday, Friday, Saturday. Used to be Friday, Saturday, Sunday. And they could change the distribution further.

They could legally AFAIK (DVC have done this so I assume tat HGVC could as well) change points across room types to, for example. make a 1BR more points for a week while making 2BR less. As long as the total points allocated within the resort don't change.

With that said, aside from the change of the definition of "weekend," these other changes are not likely.

Cheers.

 

[HuskerATL]

They could legally AFAIK (DVC have done this so I assume tat HGVC could as well) change points across room types to, for example. make a 1BR more points for a week while making 2BR less. As long as the total points allocated within the resort don't change.

I don't think that they can since those points are in your deed/contract for the room type that you bought.

 

[brp]

I don't think that they can since those points are in your deed/contract for the room type that you bought.

Yes. But, at least in some cases, the ownership is a percentage of the building, not the room. That may be DVC that I looked at. If the actual ownership percentage is based on the room type (and it probably is because, as you say, HGVC is sold by room type while DVC is just points), then it can't change.

So, yeah, what you write is more likely and I'm thinking more of DVC with the last comment,

Cheers.

 

[HuskerATL]

Yes. But, at least in some cases, the ownership is a percentage of the building, not the room. That may be DVC that I looked at. If the actual ownership percentage is based on the room type (and it probably is because, as you say, HGVC is sold by room type while DVC is just points), then it can't change.

So, yeah, what you write is more likely and I'm thinking more of DVC with the last comment,

Cheers.

Looking at my old contracts. Blvd doesn't give a specific room or week number but is specific to a room type and number of points. Our Tuscany says a specific room type and points but also says a percentage of common interest. Our Kohala Suites documents show a specific room type and points but doesn't mention a percentage. Our Bay Club has a room type and points, doesn't mention a percentage. Our Ocean 22 only mentions a room type and points. Of course, our Craig are specific to a lodge, week, and unit type.

So, of my examples that I have paperwork for, only the Tuscany Village say anything about a percentage but that is possible though.

BTW, we don't own all of these now. We have given away the Tuscany, rescinded the Bay Club and Kohala Suites, and had the O22 taken via ROFR

 

[dougp26364]

Just stayed at Maui Bay Villas, (beautiful location & awesome vacation) retail presentation was for 8,000 points at Tuscany (Orlando) for $32k with lots of bonus points (50,000) needing to use in next 24 months. I’m seeing 11,000 points resale at multiple HGVC sites, Orlando & Las Vegas for very low prices. Also seeing 14,000 points resale at Maui Bay for $25k; is there an advantage to buying resale points at Maui Bay Villas vs. buying points based in Orlando and simply using the points to book Maui Bay?

The only reason to buy a specific resort is if you want to stay at that resort in that specific type unit. Home resort books at 12 months. Club has to wait until 9 months and hope the type unit/view you want is available. Some resorts are so popular just getting any unit can be iffy at 9 months.

 

[HuskerATL]

The only reason to buy a specific resort is if you want to stay at that resort in that specific type unit. Home resort books at 12 months. Club has to wait until 9 months and hope the type unit/view you want is available. Some resorts are so popular just getting any unit can be iffy at 9 months.

and just to add to this, even though you can book it 9 to 12 months out, you have to book exactly what you own; exact room type, 7 nights, season that you own in, and exact check in day.....this is why most people don't use their homeweek but for a high demand location that is hard to book and you know that you will use your exact ownership every year or most years, then it probably isn't a bad idea