Timeshare Resales

[just4stef]

We are fairly new owners at the Westin Nanea in Maui. We have the StarOptions that gives us a week in a 1BR unit.

We are hoping to find a resale that will allow us to extend our week in Maui.

We do not necessarily have to stay at the Nanea so we are open to looking at other resorts.

Can anyone provide me with some insight on purchasing via resale...websites, contacts if you have any, pros/cons, differences from buying resale vs directly from the resort, any info that will allow us to make a smart purchase?

Thank you!!!

 

[DeniseM]

There are only 5 resorts that have Staroptions when you buy resale - these are called "mandatory" resorts.

"Voluntary" resorts are resorts that do NOT have Staroptions when you buy them on the resale market.

Mandatory Resorts
* Harborside at Atlantis
* Vistana Villages (Bella and Key West phases only) - least expensive.
* Westin St. John (Virgin Grand - Hillside only)
* Westin Ka'anapali & Westin Ka'anapali-North
* Westin Kierland Villas

More Info:

19) Can you summarize the difference between owning a 1) DEVELOPER unit and owning a 2) MANDATORY resale and a 3) VOLUNTARY resale unit?

If you buy from the developer:
•You will pay top dollar - and lose 50-95% when you walk out the door
•You can convert your week to StarPOINTS (hotel points) - a poor value most of the time - sometimes valuable for Europe or special airline deals.
•You can trade for other timeshares in the Starwood system
•You can make a reservation at your home resort
•You can trade for Starwood resorts, and other resorts with an exchange Co. (Interval Acct. is included in your SVN membership)
•You will pay a yearly SVN membership fee of approximately $130
•Counts towards Elite Status.

If you buy a mandatory resort - resale:
•You will pay less - but still a significant price (thousands of dollars for a high season week - much less in Florida)
•You can't convert your week to hotel points.
•You can trade for other timeshares in the Starwood system using Staroptions.
•You can make a reservation at your home resort
•You can trade for Starwood resorts, and other resorts with an exchange Co.
•You will pay a yearly SVN membership fee of approximately $130
•Does not count toward Elite status, but can be requalified.

If you buy a voluntary resort - resale:
•You can often get a week totally free
•You can't convert your week to hotel points
•You can't trade for other timeshares in the Starwood system
•You can make a reservation at your home resort
•You can trade for Starwood resorts, and other resorts with an exchange Co.
•You will not pay a yearly SVN membership fee
•Does not count toward Elite status, but can be requalified.

 

[just4stef]

Denise, How do I know when searching whether a resort is Mandatory vs. Voluntary. Currently, for our Nanea unit, we pay a yearly "Points Assessment" Fee. If I purchase resale, do I pay a "Points Assessment" fee as well. What is that anyways?

We are very open to other resorts outside of Starwood. Any advice on that?

 

[DeniseM]

The 5 resorts on the list above are the only Mandatory Resorts:

Mandatory Resorts
* Harborside at Atlantis
* Vistana Villages (Bella and Key West phases only) - least expensive.
* Westin St. John (Virgin Grand - Hillside only)
* Westin Ka'anapali & Westin Ka'anapali-North
* Westin Kierland Villas

A "points assessment fee" is just another way to say "maintenance fee." All timeshares have maintenance fees. It pays all the ongoing cost of keeping the resort open.

I would buy at Vistana Villages so that you have the option of using the Staroptions at Nanea, and the other Vistana resorts, because you can combine them with your home options for a longer stay or larger unit or a different resort.

You can't do that if you buy outside Vistana.

 

[just4stef]

If I purchase at one of the Mandatory resorts, do I pay another yearly "maintenance fee"?

 

[DeniseM]

Yes - for every timeshare that you own, no matter where it is, you have to pay to maintain the week you own: staff, landscaping, utilities, upkeep and updating, etc.

 

[Smithsingeneva]

Can anyone provide me with some insight on purchasing via resale...websites, contacts if you have any, pros/cons, differences from buying resale vs directly from the resort, any info that will allow us to make a smart purchase?

Thank you!!!

You really should read through all the Vistana stickies to ensure that you understand the program. There are a lot of nuances - although Denise certainly summarized the major points.

For example, while SVV would be your cheapest StarOption mandatory property, you would only be able to reserve Maui at 8 months out. If you are going in high season, or if views are important to you (or both) then you may not be happy with SVV to StarOption into Maui.

 

[OKPACIFIC]

If you buy from the developer:
•You will pay top dollar - and lose 50-95% when you walk out the door
•You can convert your week to StarPOINTS (hotel points) - a poor value most of the time - sometimes valuable for Europe or special airline deals.
•You can trade for other timeshares in the Starwood system
•You can make a reservation at your home resort
•You can trade for Starwood resorts, and other resorts with an exchange Co. (Interval Acct. is included in your SVN membership)
•You will pay a yearly SVN membership fee of approximately $130
•Counts towards Elite Status.

If you buy a mandatory resort - resale:
•You will pay less - but still a significant price (thousands of dollars for a high season week - much less in Florida)
•You can't convert your week to hotel points.
•You can trade for other timeshares in the Starwood system using Staroptions.
•You can make a reservation at your home resort
•You can trade for Starwood resorts, and other resorts with an exchange Co.
•You will pay a yearly SVN membership fee of approximately $130
•Does not count toward Elite status, but can be requalified.

If you buy a voluntary resort - resale:
•You can often get a week totally free
•You can't convert your week to hotel points
•You can't trade for other timeshares in the Starwood system
•You can make a reservation at your home resort
•You can trade for Starwood resorts, and other resorts with an exchange Co.
•You will not pay a yearly SVN membership fee
•Does not count toward Elite status, but can be requalified.

I love this summary! How is Staroption banking and borrowing rights affected in each of these three ownership types? Also can you book a different season in a voluntary resale resort at the eight month mark?

 

[Smithsingeneva]

Can anyone provide me with some insight on purchasing via resale...websites, contacts if you have any, pros/cons, differences from buying resale vs directly from the resort, any info that will allow us to make a smart purchase?

Thank you!!!

Sorry. Forgot to add that I bought WKORVN resale 5-6 years ago. I used Syed Sarmad as my broker at Advantage Vacation in Lahaina. He is a Tugger and has a good website with property listings and information that may help you.

 

[DeniseM]

How is Staroption banking and borrowing rights affected in each of these three ownership types?

Developer and resale Staroptions are treated exactly the same.

Voluntary resale resorts have no Staroptions.

Also can you book a different season in a voluntary resale resort at the eight month mark?

No - voluntary resales have no Staroptions. You can only book the season/unit that you own.

 

[jdent1]

Just to clarify what Denise said - You can book at a voluntary or mandatory resort - but only using resale staroptions associated with a mandatory resort. Ownerships at voluntary resorts do not have staroptions when bought on the resale market.

 

[Caligirlfrtx]

The 5 resorts on the list above are the only Mandatory Resorts:

Mandatory Resorts
* Harborside at Atlantis
* Vistana Villages (Bella and Key West phases only) - least expensive.
* Westin St. John (Virgin Grand - Hillside only)
* Westin Ka'anapali & Westin Ka'anapali-North
* Westin Kierland Villas

A "points assessment fee" is just another way to say "maintenance fee." All timeshares have maintenance fees. It pays all the ongoing cost of keeping the resort open.

I would buy at Vistana Villages so that you have the option of using the Staroptions at Nanea, and the other Vistana resorts, because you can combine them with your home options for a longer stay or larger unit or a different resort.

You can't do that if you buy outside Vistana.

I don't understand the Staroptions feature. I have seen different resales at SVV with a different number of points that come with the sell. What are the differences in the amount of points?

 

[DeniseM]

The Staroptions assigned to a deed vary by size, resort, and season. See the Staroptions chart in the Owners Resources sticky above.


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[vacationtime1]

I don't understand the Staroptions feature. I have seen different resales at SVV with a different number of points that come with the sell. What are the differences in the amount of points?

For an introduction to StarOptions, start here: https://tugbbs.com/forums/index.php...-to-timesharing-or-starwood-start-here.63224/

The differences in the number of StarOptions depend on unit size and season. Rule of thumb: buy the highest season; for SVV, it is the season that includes weeks 6-17 (+/-).

 

[dioxide45]

For an introduction to StarOptions, start here: https://tugbbs.com/forums/index.php...-to-timesharing-or-starwood-start-here.63224/

The differences in the number of StarOptions depend on unit size and season. Rule of thumb: buy the highest season; for SVV, it is the season that includes weeks 6-17 (+/-).

For SVV Bella, it is technically weeks 7-17, 23-34 and 51-51. Week 6 is an oddity. In Key West phase this is true Prime, but in Bella it is only High season. Though on the SO Chart it shows as Platinum. So one has to be careful, if buying deeded week 6, don't buy it if it is at Bella, but it would be fine at Key West. Same goes for weeks 39-47.

 

[DavidnRobin]

We are fairly new owners at the Westin Nanea in Maui. We have the StarOptions that gives us a week in a 1BR unit.

We are hoping to find a resale that will allow us to extend our week in Maui.

We do not necessarily have to stay at the Nanea so we are open to looking at other resorts.

Can anyone provide me with some insight on purchasing via resale...websites, contacts if you have any, pros/cons, differences from buying resale vs directly from the resort, any info that will allow us to make a smart purchase?

Thank you!!!

If you want Maui every year, and have the disposable income (resale purchase and MFs) - consider buying WKORV or WKORVN (resale) as you will be able to get in at the 12 month mark (Fri, Sat, Sun checkin only) w/o stressing if you will be able to line up with your Nanea week - or need higher demand week. If okay with the 8-month mark for dates not in high season, then buy a M resort (resale) and exchange into Maui. But be forewarned, SO reservations in offseason for Maui may be getting tougher to reserve due to active SO banking, WSJ Owners getting SOs for 2018, and possible Westin Flex (rumored) that will have WKORV/N in Flex.

 

[calicene]

The 5 resorts on the list above are the only Mandatory Resorts:

Mandatory Resorts
* Harborside at Atlantis
* Vistana Villages (Bella and Key West phases only) - least expensive.
* Westin St. John (Virgin Grand - Hillside only)
* Westin Ka'anapali & Westin Ka'anapali-North
* Westin Kierland Villas

A "points assessment fee" is just another way to say "maintenance fee." All timeshares have maintenance fees. It pays all the ongoing cost of keeping the resort open.

I would buy at Vistana Villages so that you have the option of using the Staroptions at Nanea, and the other Vistana resorts, because you can combine them with your home options for a longer stay or larger unit or a different resort.

You can't do that if you buy outside Vistana.

Hi Denise, do you recommend buying at Vistana Villages over Westin Kierland Villas? Doesn't the lower MF at WKV benefit more than the initial lower cost of Vistana Villages?

Thanks in advance.

 

[okwiater]

Hi Denise, do you recommend buying at Vistana Villages over Westin Kierland Villas? Doesn't the lower MF at WKV benefit more than the initial lower cost of Vistana Villages?

Thanks in advance.

You're asking the right question -- there are two schools of thought on this.

On the one hand, SVV Mandatory has a lower up-front cost but higher MFs per StarOption. Many people prefer this because it doesn't tie up much capital and allows them to try out the Vistana system for a very low cost. It may also have a more limited downside than Kierland because the value of the timeshare is already close to $0. However, keep in mind that it is possible for a timeshare to be worth less than $0, in places where supply exceeds demand and/or maintenance fees exceed market rental rates.

On the other hand, WKV has a higher up-front cost but lower MFs per StarOption. If you already know you like the Vistana system and want to invest for the long term, this could be a better choice. Keep in mind the time value of money when you calculate your break-even. There are other reasons to choose WKV besides MFs, though. Many people prefer WKV because it has historically been profitable as a rental during MLB spring training weeks. This provides additional flexibility if there are years you can't or don't want to use your ownership. Note that a few owners have shared that it seemed more difficult to find renters this year; however, a single year and a handful of anecdotes does not a trend make. Lastly, WKV is a Westin whereas SVV is a Sheraton. WKV is near the west coast whereas SVV is on the east coast. WKV is a golf/luxury/desert resort whereas SVV is a kids/pools/theme parks resort. Buying the home resort that you would most enjoy using should also be part of your consideration.

As a third option, which is frequently poo-pooed on this board, WSJ Mandatory has a MF/SO ratio that is comparable to Kierland, if you buy a 3-bedroom pool villa in Platinum Plus season. The up-front cost may be higher -- and it lacks some flexibility as compared to Kierland because it is not a lock-off and was sold as fixed rather than floating weeks -- but if Caribbean islands are your thing (and you aren't put off by the hurricane risks) then it could be a superior choice to either of the other two.

Just my 2 cents. Full disclosure: I own both WKV Mandatory and WSJ Mandatory resale.

 

[calicene]

You're asking the right question -- there are two schools of thought on this.

On the one hand, SVV Mandatory has a lower up-front cost but higher MFs per StarOption. Many people prefer this because it doesn't tie up much capital and allows them to try out the Vistana system for a very low cost. It may also have a more limited downside than Kierland because the value of the timeshare is already close to $0. However, keep in mind that it is possible for a timeshare to be worth less than $0, in places where supply exceeds demand and/or maintenance fees exceed market rental rates.

On the other hand, WKV has a higher up-front cost but lower MFs per StarOption. If you already know you like the Vistana system and want to invest for the long term, this could be a better choice. Keep in mind the time value of money when you calculate your break-even. There are other reasons to choose WKV besides MFs, though. Many people prefer WKV because it has historically been profitable as a rental during MLB spring training weeks. This provides additional flexibility if there are years you can't or don't want to use your ownership. Note that a few owners have shared that it seemed more difficult to find renters this year; however, a single year and a handful of anecdotes does not a trend make. Lastly, WKV is a Westin whereas SVV is a Sheraton. WKV is near the west coast whereas SVV is on the east coast. WKV is a golf/luxury/desert resort whereas SVV is a kids/pools/theme parks resort. Buying the home resort that you would most enjoy using should also be part of your consideration.

As a third option, which is frequently poo-pooed on this board, WSJ Mandatory has a MF/SO ratio that is comparable to Kierland, if you buy a 3-bedroom pool villa in Platinum Plus season. The up-front cost may be higher -- and it lacks some flexibility as compared to Kierland because it is not a lock-off and was sold as fixed rather than floating weeks -- but if Caribbean islands are your thing (and you aren't put off by the hurricane risks) then it could be a superior choice to either of the other two.

Just my 2 cents. Full disclosure: I own both WKV Mandatory and WSJ Mandatory resale.

Hi okwiater, thanks for your input. I bought from developer Westin desert Willow couple years back and found this place too late and couldn't rescind. We are making the most of our 81,000 SO and we love the Westin resorts. We live in southern California so we prefer Hawaii over Florida or Caribbeans. I wanna buy resale another 148,000 SO with lowest MF available. Am I correct to assume WKV is the best way to go?

Thanks in advance.

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[okwiater]

Hi okwiater, thanks for your input. I bought from developer Westin desert Willow couple years back and found this place too late and couldn't rescind. We are making the most of our 81,000 SO and we love the Westin resorts. We live in southern California so we prefer Hawaii over Florida or Caribbeans. I wanna buy resale another 148,000 SO with lowest MF available. Am I correct to assume WKV is the best way to go?

Thanks in advance.

Sent from my Pixel 2 XL using Tapatalk

Yes, if your criteria is 148,100 SO with lowest MF, and you don’t have an affinity for St. John, then WKV is the right choice.

 

[calicene]

Yes, if your criteria is 148,100 SO with lowest MF, and you don’t have an affinity for St. John, then WKV is the right choice.

Thanks again okwiater.

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[taterhed]

......

We are very open to other resorts outside of Starwood. Any advice on that?

There are many fine resorts in Maui.

The Marriott Maui Ocean Club (MOC), original phase or MMO, and the newer Lahaina/Napili towers or new phase MM1 are both great. Marriott has similar quality, pricing and amenities as compared to the Westin Kaanapali resorts with a few notes:

• The original phase of MOC, interval code MMO, is very nice and recently renovated, but features rooms with partial kitchens (fridge, micro, sink). There is a group kitchen on the main floor with full ovens etc..
• The new phase of MOC, interval code MM1, is a newer and purpose-built timeshare with full kitchens and is remarkable similar to WKORV.

The Hyatt is a wonderful resort (next to the Marriott), but pricing is quite high and resale availability is limited (IMO).

There are many other timeshares in Kaanapali (and Kiheh/Wailea), but most are smaller resorts, are perhaps lesser quality (IMO) or older and without air conditioning etc...... Of course, many of these timeshare resorts may represent a good value and lower cost/MF's for the owner that desires to visit Hawaii/Maui first.....and the resort/timeshare second. It's all about choices and $$$$

Since you're already invested in Westin, there are certainly advantages to building your SO's with Westin.

As posted above, there is always limited availability in Maui during peak seasons (Whale time Jan-March approximately, and summer time) and purchasing a floating (vs fixed week) timeshare is NOT a guarantee of being able to reserve a specific unit during a specific week.

Syed is a very good guy to talk to....

Cheers.

 

[Mulege]

Read all of your posts. Great information. I have 2 2BR Gold at Laguna Mar. I want to get enough SO for Platinum time, 148,100 I believe. I only want to go to WLM every year. Is my best option to buy at SVV? Sounds like Key West or Bella would work. Or should I also consider WKV? Thanks in advance.

 

[md8287]

If you only want to go to WLM why not buy Platinum at WLM? No SO but you get advance booking which has value in Platinum Season at WLM.

 

[Mulege]

If you only want to go to WLM why not buy Platinum at WLM? No SO but you get advance booking which has value in Platinum Season at WLM.

Okay, good advice now just have to wait for the good deal. Will keep checking. Thank you.