2006 maintenance fees starwood

[DeniseM]

Westin Ka'anapali

My bill came today - Due Jan. 20th.

2 bedroom lockoff: Total Due = $1,424.14

Staroptions - 148,100

Starpoints - 80,000

Master Assoc. Assessment $76
Condo Owners Assoc. Assessment $291.29
Vacation Owenership Assoc. Assessment $948.55
Club dues and SVN Fees $103.30
ARDA ROC Pac $5.00

This is an 11.66% increase. 82% of the increase is due to the increase in utilities and property tax.

The base rate is a $500 higher for the deluxe 2 bdm.:
(without Club Dues)

1 bdm. - $110.24
2 bdm. - $1,315.84
2 bdm. deluxe - $1813.16

 

[Denise L]

Westin Ka'anapali EOYs

Our bills came yesterday. We pay more for our two EOYs than one EY. Oh well,

$786.22 & $714.22 = $1500.44. This is $76.30 more than an EY. $31.30 for SVN, $40 for admin paperwork, and $5 for the optional ARDA. I'm pretty sure that we were told that we wouldn't have to pay the $31.30, but it's not enough for me to squabble (is that a word?) about.

 

[leejaime97]

Not part of the SVN but own at Sheraton Vistana Resort:

$659.74 Maintenance/Taxes
+ 5.00 RDa Fee

No StarOptions since not part of SVN

 

[Bucky]

Sheraton Broadway Plantation

1Br Deluxe
Platinum float

$267.66 includes ARDA fee.

 

[vic714]

2006 Maint. Fees

Vistana Villages
Prime Week ( 81,000 options / 42,000 points ) Annual Float
2 Bedroom
$598.06 Operating Ass.
$93.72 Rep. Preserve
$133.34 Est Real Estate Tax
$99.00 Club Dues
$5.00 ARAD
$929.06

Prime Week ( 81,000 options / 42,000 points ) Annual Float
2 Bedroom
$598.06 Operating Ass.
$93.72 Rep. Preserve
$133.34 Est Real Estate Tax
$30.00 Club Dues
$5.00 ARAD
$855.06

Mission Hills
Gold Week ( 81,000 options / 48,000 points ) EOY Float
2 Bedroom Lock Off
$349.52 Ownership Ass. Fee
$69.24 Condo Ass. Fee
$84.05 Master Ass. Fee
$5.00 ARAD
$507.81 ( Without Real Estate Tax )

WKORV
Red Week ( 148,100 options / 80,000 points ) Annual Float
2 Bedroom Lock Off Ocean Front
$948.55 Ownership Ass. Fee
$291.21 Condo Ass. Fee
$73.00 Master Ass. Fee
$5.00 ARAD
$1317.76

Victor

 

[JudyS]

Sheraton Broadway Plantation

1Br Deluxe
Platinum float

$267.66 includes ARDA fee.

Whoa! I had no idea that any Sheratons were that low in MFs!

But Broadway Plantation isn't part of SVN, is it? Do you get any Sheraton advantages from owning there?

 

[jerseygirl]

Broadway Plantation is part of SVN, but only if you buy from the developer. It's not a mandatory resort. It has really low maintenance fees (I own a 2-BR non-lockoff and it just hit $600 this year for the first time). Not a lot of Staroptions, though:

67100 Platinum
44000 Gold
37000 Silver

This really doesn't jive with the demand. I just got a late August week at Westin Ka'anapali with a non-Starwood unit through II, but have NEVER seen a July or August BP week ever -- and I've been searching for years! I've never done an ongoing search though -- maybe Starwood deposits a few and they all get snagged by ongoing deposits.

Now -- we all have to pray that my dd chooses a nice midwest college that starts after Labor Day so we can use that Westin Ka'anapali unit!! I think a trade to Hawaii is a good reason for choosing a college, don't you?

 

[malex2]

Broadway Plantation is a great resort with very high demand during spring break and all summer long. The fact that it is a drive-to location for the East contributes to the value for families who can avoid airfare & car rentals. I have managed to exchange in several times during the peak periods using other SVO (non-SVN) trades. Must be the internal trading preference.

I think the lower StarOption and Starpoint values stem from the duration of the prime season (9-43 & 47) which includes many lower demand weeks. I don't know what occupancy is during some of those lower demand weeks.

malex2

 

[jerseygirl]

Good point Malex -- I never thought about it that way before. The platinum season is too long ... "peak peak" is probably 6/15 - 8/15. Although, since so many schools in this part of the country start after Labor Day, I think the place is probably full all the way through Labor Day.

I think Starwood made that mistake in a couple of places -- summer at Harborside should be platinum, not gold. But, I'm sure it was a calculated error -- they sell 20 weeks as gold, but the vast majority of people probably want 6/15 - 8/15 and Thanksgiving ....9 weeks.

 

[DavidnRobin]

Victor - you mention the 2006 WKORV OF fees as...

$948.55 Ownership Ass. Fee
$291.21 Condo Ass. Fee
$73.00 Master Ass. Fee
$5.00 ARAD
$1317.76

I would have to assume this is for the premium floor plan (~$1400sqft), but I have just heard the latest breakdown for a WKORV OF Deluxe (corner unit) 2Bd LO for 2006:

Master Assoc Assessment = $104.72
Apt (Condo) Owners Assessment = $401.39
Vacation Ownership assessment = $1307.05
Club dues and SVN fee = $103.30
ARDA = $5.00
For a total of $1921.

Why is there such a large difference? I realize that I included the SVN/Club fees.

 

[vic714]

Why is there such a large difference? I realize that I included the SVN/Club fees.

Not really sure myself. I guess I will be in for a surprise next year. How long have you owned at WKORV? We purchased last Aug. so maybe that's why they are on the low side. The unit we own is the samller one between the 2 corner units, but I'm sure that is not the only reason they are low.

Typically the MF's on my other units go up anywhere from 2% to 15% a year.
Orland went up 2.7% in 2005 & 4.8% in 2006
Mission Hills went up almost 15% in 2006

Guess we'll see what 2007 brings.

Victor

 

[DavidnRobin]

Hi Victor -

I am not an owner - yet. I am in the process of buying resale. I got this info from the 2006 MF breakdown. The difference maybe from what is included in the MFs. From what I gather - MFs are based on square footage and not location. The OF WKORV Premier (inside) unit (2-Bd LO) costs for 2006 as listed as:

$948.55 - Vac Owner Assoc.
$76.00 - Master Assoc.
$291.29 - Condo fees
$5.00 - ARDA
Total = $1320.84

The difference being $3 for the Master Assoc. fee (yours = $93, mine = $96)

I included the club fee of 103.3 in my calculation. The Deluxe units take a large hit on the % distribution numbers.

 

[rubbernyc]

Sounds like I got a bad deal.

Just bought at the Westin Princeville ( occupancy mid 2008 ) I do not have the complete breakdown yet since I won't pay until then, but according to the contract VOA fees are $1880 plus the $103 for the reservation system.

That is for the yearly 2BR LO.

 

[DeniseM]

Sounds like I got a bad deal.

Just bought at the Westin Princeville ( occupancy mid 2008 ) I do not have the complete breakdown yet since I won't pay until then, but according to the contract VOA fees are $1880 plus the $103 for the reservation system.

That is for the yearly 2BR LO.

Blujahz bought at the existing Starwood Maui resort, where the MF's are a lower. The new Maui resort (under construction) has about the same MF's as Princeville (WPORV).

Common wisdom says buy where you want to go - exchanging into the most popular Starwood resorts (Maui, St. John, Harborside) can be difficult during popular seasons. If you really want to visit Kauai on a regular basis, then buying at the WPORV is the way to go. If you are willing to wait a few years, you could probably save $5 - $10K on a resale.

 

[DavidnRobin]

Those WPORV MFs are in-line with what the MFs are at WKORV-N for a similar sized unit. On a per foot basis - WKORV-S (south) is cheaper. For example the WKORV-S Deluxe LO units are ~1750 sqft and MFs are ~$1800-1900.

Princeville is a great location - and it sounds as if all the units are going to be the same (no differentiation between OF, OV, IV as with the WKORV resorts) - is this correct? I may consider buying resale in a few years, or attempt to trade/exchange my WKORV-S or WSJ units someday for a non-winter month. During the winter I would prefer the Poipu area instead.

If you use the advance search feature - I discussed my WKORV-N/WKORV-S purchase, MFs, eBay, and closing experiences (so far).

Luckily I found TUG before going through with the WKORV-N unit, but that didn't stop me from buying expensive resale at WKORV-S (lol) - but we wanted true OF. Looks as if we could have saved $5K if we waited and purchased on eBay, but live and learn.

 

[grgs]

Sounds like I got a bad deal.

Just bought at the Westin Princeville ( occupancy mid 2008 ) I do not have the complete breakdown yet since I won't pay until then, but according to the contract VOA fees are $1880 plus the $103 for the reservation system.

That is for the yearly 2BR LO.

Hard to say if you got a bad deal-- it is expensive, though. I'm guessing that with each new resort, Starwood will be adding in more amenities. Naturally, that's going to cost more $. According to Starwood's announcement, there will be 179 units at Princeville vs. 258 units at Ka'anapali North. Fewer units would presumably drive up the cost per owner.

Also, does anyone know how the property taxes compare between Kauai and Maui?

Glorian