*** Official 2026 Vistana / Sheraton / Westin MF Thread ***

[daviator]

Can someone please explain each category to me - like I'm 10:

2026 MASTER ASSOCIATION ASSESSMENT $261.60
2026 APARTMENT OWNERS ASSESSMENT $652.81
2026 VACATION OWNERSHIP ASSESSMENT $2,121.25
2026 PRESIDENTIAL CLUB DUES $314.14
2026 KOR FOUNDATION & TRUST $20.00

Most of your questions are answered here:
Post in thread 'WKORV governance'
https://tugbbs.com/forums/threads/wkorv-governance.340327/post-2798963

The KOR foundation is a charity funded by the resort and our donations which supports various benevolent causes on the island. For example, after the fires, the KOR Foundation helped pay for housing and food for displaced staff members and maybe other local residents. Outside of that kind of disaster it donates to food banks and other good causes.

Although the KOR donation is optional, I always contribute, as I think it helps promote positive feelings toward our property and its owners with local residents, and it’s a small thing we as owners can do to support the local community. You can read more about it here: https://www.korfhawaii.org/

 

[DeniseM]

Thank you!

 

[DavidnRobin]

Is the due date not on the statement? I have Jan 5 on my SDO and Jan 12 for my two SVR statements.

I’ve been following the MVC MF thread and it does seem like they are in general having lower increases than VSE resorts in the same area. Will be interested to see where MOC ends up and if they see a similar increase to the WKORV properties.

I don't receive statements by mail. I just looked at the e-statement and due date is listed.
I was going by what is on (or not on) my Vistana Dashboard on Pay Now. It has always listed the due date in past.

 

[DavidnRobin]

duplicate

 

[jabberwocky]

WKORVN 2BR EOY

2026 MF: 1927.83
2025 MF: 1872.22
3% increase

WKORVN 2BR Annual

2026 MF: 3815.64
2025 MF: 3704.45
3% increase

This is the first year we've owned the annual - so that one is not in Abound. Interestingly, we have not been billed for the club fee on the any of our statements this year. Last year it was on our WKORVN 2BR EOY unit. I'm still interested in seeing if we will have to pay both a VSN fee and an Abound Club fee.

 

[jabberwocky]

4.9% increase for WKORV

WKORVN turns out to be 3%. I wonder what the difference could be? Defaults on MF?

 

[VacationForever]

I have been thinking... with points systems (Flex, and Abound points) coming in mainly flattish while most individual resorts still having small increase, i.e. 1 to 4%, the only way points can remain flattish is that they have added more high season weeks into the various trusts, lowering the MF per point in the system.

 

[dioxide45]

I have been thinking... with points systems (Flex, and Abound points) coming in mainly flattish while most individual resorts still having small increase, i.e. 1 to 4%, the only way points can remain flattish is that they have added more high season weeks into the various trusts, lowering the MF per point in the system.

This could be an explanation for Abound Trust Points, but they aren't adding any weeks to the Flex trusts that I am aware of. An exception is Vistana Beach Club is still being added to Sheraton Flex, but I don't see these as having considerable value or volume to move the needle on maintenance fee per point. I think for the most part, only a few locations are seeing small increases. Hawaii and Florida mainly. Other properties are still flattish. I recall Desert Willow is not up much (.4%). Kierland is a little higher at 1.7%.

I think another explanation is that there are other costs and buffers built in to the trust maintenance fees that they can manipulate up or down to keep the fees on trust points more level over time.

 

[trook]

I agree. I can't even believe it's viable with the rates it's had for the last few years. I would not be surprised if it ends up in a death spiral before long.

Unfortunately it seems I picked up a 3Br at Harborside at the wrong time. I agree with your assessment that it is an accelerated spiral: $4931 (2024), $5346 (2025), and projected $6345 (2026).

Where/how does the "death spiral" end? Others that have been in the timeshare field longer than me, where does it leave the owners other than trying to bail out or defaulting on annual dues (which only adds fuel to the spiral)?

We love going to Atlantis, and as a family of 6 there aren't any "reasonable" options to stay on property so this was our best bet. But even these dues are quickly becoming unreasonable/ unsustainable for us. Wanted to guarantee our timeframe at 12 months out, but now wishing at this time that we had bought in elsewhere and just traded in at the 8 month mark each year.

Is there any hope of the management company taking drastic steps to improve things (reselling defaulted units, new management, financial bailout)? You would think Marriott International wouldn't want it to go bankrupt. Or am I just delusional and they will just continue to have defaults and pass the losses on to owners with rising annual dues until it becomes so dilapidated that it no longer exists?

 

[tomandrobin]

Unfortunately it seems I picked up a 3Br at Harborside at the wrong time. I agree with your assessment that it is an accelerated spiral: $4931 (2024), $5346 (2025), and projected $6345 (2026).

Where/how does the "death spiral" end? Others that have been in the timeshare field longer than me, where does it leave the owners other than trying to bail out or defaulting on annual dues (which only adds fuel to the spiral)?

We love going to Atlantis, and as a family of 6 there aren't any "reasonable" options to stay on property so this was our best bet. But even these dues are quickly becoming unreasonable/ unsustainable for us. Wanted to guarantee our timeframe at 12 months out, but now wishing at this time that we had bought in elsewhere and just traded in at the 8 month mark each year.

Is there any hope of the management company taking drastic steps to improve things (reselling defaulted units, new management, financial bailout)? You would think Marriott International wouldn't want it to go bankrupt. Or am I just delusional and they will just continue to have defaults and pass the losses on to owners with rising annual dues until it becomes so dilapidated that it no longer exists?

I was looking at our statements from past few years of dues for HRA. The big "add" is the increased burden of bad debt. Its skyrocketing fast. After the past two years of shock increases, I only see this getting worse like a another $1500 increase next year.

We are with you, we own a 3-bedroom because it has always made the most sense with our large family.

 

[dioxide45]

What kind of solution is there for HRA? Vistana doesn't take weeks back there and if they do foreclose, those just go to the HOA and the unpaid maintenance fees just keep getting added to the existing owners. Does HRA need to somehow be converted to its own point based system? This way the HOA could give the weeks it is sitting on back to some developer (who would that be) and sell them as points. Is the original developer long out of the picture? Does the sales office there now just sell re-aquired intervals? It gets hard to sell a week when the maintenance fees are $5000+. They could possibly sell smaller point packages that would allow someone to just book 3-5 days. That might be a better option. Though perhaps the original developer still has some say in things?

 

[jbman]

What kind of solution is there for HRA? Vistana doesn't take weeks back there and if they do foreclose, those just go to the HOA and the unpaid maintenance fees just keep getting added to the existing owners. Does HRA need to somehow be converted to its own point based system? This way the HOA could give the weeks it is sitting on back to some developer (who would that be) and sell them as points. Is the original developer long out of the picture? Does the sales office there now just sell re-aquired intervals? It gets hard to sell a week when the maintenance fees are $5000+. They could possibly sell smaller point packages that would allow someone to just book 3-5 days. That might be a better option. Though perhaps the original developer still has some say in things?

I still don't really understand what happens when an owner stops paying MF's, but I wonder why can't the HOA rent out those weeks to offset the MFs, especially somewhere like Atlantis, you wouldn't think it would be hard to rent them, a $5,000+ commitment every year as an owner might be a tough sale, but as a renter it's probably still a value at that amount.

 

[daviator]

What kind of solution is there for HRA? Vistana doesn't take weeks back there and if they do foreclose, those just go to the HOA and the unpaid maintenance fees just keep getting added to the existing owners. Does HRA need to somehow be converted to its own point based system? This way the HOA could give the weeks it is sitting on back to some developer (who would that be) and sell them as points. Is the original developer long out of the picture? Does the sales office there now just sell re-aquired intervals? It gets hard to sell a week when the maintenance fees are $5000+. They could possibly sell smaller point packages that would allow someone to just book 3-5 days. That might be a better option. Though perhaps the original developer still has some say in things?

At many of the Vistana properties, there is an agreement between the HOA and the developer where the developer agrees to take back foreclosed weeks from the HOA and then pays their MFs. I don’t know if this kind of arrangement exists at Harborside. It could be that the sheer volume of foreclosed weeks makes it an undesirable proposition for MVC. But the alternative is a death spiral.

 

[WahooWah]

I still don't really understand what happens when an owner stops paying MF's, but I wonder why can't the HOA rent out those weeks to offset the MFs, especially somewhere like Atlantis, you wouldn't think it would be hard to rent them, a $5,000+ commitment every year as an owner might be a tough sale, but as a renter it's probably still a value at that amount.

When an owner stops paying MF, they are sent several late notices to the owner. After a few months with no resolution, the Hawaii-based HOAs will file a Notice of Lien with the State of Hawaii Bureau of Conveyances which will start the foreclosure process. A foreclosure auction will then be held at the court steps in the respective county. An owner has up until the day of the auction to remedy the delinquency and avoid foreclosure. The Maui-based HOAs do not have to worry too much about bad debt expense that arises from this. They get plenty of money above and beyond the credit bids of most deeds up for sale at auction, mostly from Vistana/Marriott who participates in the auction.

 

[WahooWah]

What kind of solution is there for HRA? Vistana doesn't take weeks back there and if they do foreclose, those just go to the HOA and the unpaid maintenance fees just keep getting added to the existing owners. Does HRA need to somehow be converted to its own point based system? This way the HOA could give the weeks it is sitting on back to some developer (who would that be) and sell them as points. Is the original developer long out of the picture? Does the sales office there now just sell re-aquired intervals? It gets hard to sell a week when the maintenance fees are $5000+. They could possibly sell smaller point packages that would allow someone to just book 3-5 days. That might be a better option. Though perhaps the original developer still has some say in things?

I can't speak for HRA specifically, but I would hope that Marriott is taking back a lot of these weeks and conveying them to the ABOUND trust to create more inventory to sell and to provide access for ABOUND points owners to that resort.

 

[WahooWah]

WKORVN turns out to be 3%. I wonder what the difference could be? Defaults on MF?

The increase at WKORV was mostly reserves for room renovations. I think there is going to be a hard goods renovation in 2030 or 2031. I believe one of the major issues they are going to fix is the tiling in the bathrooms.

 

[daviator]

When an owner stops paying MF, they are sent several late notices to the owner. After a few months with no resolution, the Hawaii-based HOAs will file a Notice of Lien with the State of Hawaii Bureau of Conveyances which will start the foreclosure process. A foreclosure auction will then be held at the court steps in the respective county. An owner has up until the day of the auction to remedy the delinquency and avoid foreclosure. The Maui-based HOAs do not have to worry too much about bad debt expense that arises from this. They get plenty of money above and beyond the credit bids of most deeds up for sale at auction, mostly from Vistana/Marriott who participates in the auction.

The whole process leading to foreclosure can take a long time, a couple of years, during which time nobody is paying the MFs and so they have to be paid by all the other owners, that's the "bad debt" item on the finances.

Once foreclosure occurs and the HOA owns the week, most of the Vistana properties HOAs have agreements with MVC where the HOA conveys the weeks back to them and MVC then becomes responsible for paying the MFs. In at least some cases, I think MVC even pays the delinquent MFs for weeks that are conveyed back to them. This is pretty much a win-win, since it eliminates future bad debt and ensures that MFs on those weeks get brought and kept current, and it hands the week back to the entity which has the capability to sell it to someone who will hopefully pay their MFs. The various HOAs are not in the business of renting or selling weeks, and they have no process or capability to do so. So HOA-owned weeks would otherwise sit there unused while all the other owners had to continue paying the MFs. (Of course, it's also a great deal for MVC, who gets valuable weeks conveyed back to them for very little cost.)

I know for certain that this process occurs at the Vistana resorts where I own deeded weeks (WKORV and WDW) and I believe it is in place for most (but probably not all) of the others. I'll bet there is no such arrangement at Harborside.

 

[WahooWah]

The whole process leading to foreclosure can take a long time, a couple of years, during which time nobody is paying the MFs and so they have to be paid by all the other owners, that's the "bad debt" item on the finances.

Once foreclosure occurs and the HOA owns the week, most of the Vistana properties HOAs have agreements with MVC where the HOA conveys the weeks back to them and MVC then becomes responsible for paying the MFs. In at least some cases, I think MVC even pays the delinquent MFs for weeks that are conveyed back to them. This is pretty much a win-win, since it eliminates future bad debt and ensures that MFs on those weeks get brought and kept current, and it hands the week back to the entity which has the capability to sell it to someone who will hopefully pay their MFs. The various HOAs are not in the business of renting or selling weeks, and they have no process or capability to do so. So HOA-owned weeks would otherwise sit there unused while all the other owners had to continue paying the MFs. (Of course, it's also a great deal for MVC, who gets valuable weeks conveyed back to them for very little cost.)

I know for certain that this process occurs at the Vistana resorts where I own deeded weeks (WKORV and WDW) and I believe it is in place for most (but probably not all) of the others. I'll bet there is no such arrangement at Harborside.

The Hawaii HOA auctions are a fairly quick turnaround. Most of them occur in less than a year from delinquency. LIke I said, the auctions yield bids higher than the credit amount, if not for every individual deed, certainly in the aggregate by a substantial margin. There should not be much of a bad debt expense if any for the Maui HOAs related to MF delinquency. There should be a surplus in proceeds that exceed unpaid fees.

There may be bad debt expense related to delinquent MF associated with purchases that were financed. But the HOA auction proceeds probably cover that deficit.

 

[daviator]

The Hawaii HOA auctions are a fairly quick turnaround. Most of them occur in less than a year from delinquency. LIke I said, the auctions yield bids higher than the credit amount, if not for every individual deed, certainly in the aggregate by a substantial margin. There should not be much of a bad debt expense if any for the Maui HOAs related to MF delinquency. There should be a surplus in proceeds that exceed unpaid fees.

There may be bad debt expense related to delinquent MF associated with purchases that were financed. But the HOA auction proceeds probably cover that deficit.

I guess my take is that most of the properties should not see much of a bad debt expense because MVC essentially covers the bad debt in exchange for getting ownership of foreclosed deeds. But properties like Harborside, where MVC probably already has plenty of unsold inventory and doesn't want more, are a different story.

 

[dioxide45]

I can't speak for HRA specifically, but I would hope that Marriott is taking back a lot of these weeks and conveying them to the ABOUND trust to create more inventory to sell and to provide access for ABOUND points owners to that resort.

For US based properties, Marriott does have agreements in place with many of the HOAs to take back foreclosed deeds and convey them to the Abound trust. However, at discussion here is HRA (Harboriside) which they can't convey to the trust and must sell as a week. They still have an active sales office at the resort in Nassau. It would not be wise for them to convey these weeks, if they could, to the Abound trust. It would drive up maintenance fees on the points. Their fees are too high already.

 

[daviator]

For US based properties, Marriott does have agreements in place with many of the HOAs to take back foreclosed deeds and convey them to the Abound trust. However, at discussion here is HRA (Harboriside) which they can't convey to the trust and must sell as a week. They still have an active sales office at the resort in Nassau. It would not be wise for them to convey these weeks, if they could, to the Abound trust. It would drive up maintenance fees on the points. Their fees are too high already.

I don’t think the Abound trust can own non-US property, so that’s not an option for them. And of course they have a sales office there, I think they (MVC) have lots of inventory to try to sell, and no other option for getting rid of it. And undoubtedly the HOA has lots of inventory too, and I don’t know what they do to try to put it back into productive use. If the take backs exceed the new sales, that seems like a death spiral to me.

 

[dioxide45]

I don’t think the Abound trust can own non-US property, so that’s not an option for them. And of course they have a sales office there, I think they (MVC) have lots of inventory to try to sell, and no other option for getting rid of it. And undoubtedly the HOA has lots of inventory too, and I don’t know what they do to try to put it back into productive use. If the take backs exceed the new sales, that seems like a death spiral to me.

The problem is, even without the layer of bad debt in the budget, maintenance fees would still be very high. Some may even say that without bad debt the fees are still unsustainable. Bad debt isn't the only problem the property has.

 

[ljmiii]

WSJ Bay Vista posted today and a EOY 2BR is $1,934.90

 

[kathl88]

I own at HRA and was appalled at the 2025 maintenance fee increase to $5,040.63 but 2026 for a 2 bedroom lock-off is $5052.02 so unless I'm reading it wrong, it was only a $12 increase from 2025?

 

[LobsterHunter]

I own at HRA and was appalled at the 2025 maintenance fee increase to $5,040.63 but 2026 for a 2 bedroom lock-off is $5052.02 so unless I'm reading it wrong, it was only a $12 increase from 2025?

The $290 Executive fee should be subtracted when quoting HRA mf, since it isn't really part of HRA's mf. I hate that Marriott attached my Chairman's dues to HRA since the VAT is charged on it as well.

HRA 2br Lock-off annual phase I
2025 $4,721.63
2026 $4,722.02

Not a typo, only a $0.39 increase!!

HRA 2br Lock-off annual phase II
2025 $4,759.58
2026 $4,855.50

A $95.92 increase