2025 Maintenance Fees Discussion

[AlmostRetired]

Edited To Remove Ambiguity. Please note the ambiguity was caused by "duh" moment with the OP looking for the details in the approved budget and not noticing the simpler approach of clicking on the "+ sign in the maintenance fee section" of posters MVCI account.
Annual 3 Bedroom - Grande Chateau
2025 Property Tax = 121.58
2025 Replacement Fee = 666.73
2025 Operating Fee = 1632.13

2025 - $2420.44
2024 - $2368.90
Increase - 2.2 %

*** "Enrolled owners have the best gig in town", an though I have only one week enrolled that I never exchange for points because of the II trade value, I think it worth showing the MF per point.
2025 MF per point = (2420.44/4625) = .5233 cents
2024 MF per point = (2368.9/4626) = .5121 cents
Increase - 2.2% (Is anyone really surprised ?)

With trust points being .8148 cents, if an enrolled owner at MGC rented their 2025 points at .75 cents a point, this would still be at a 43.33% markup. If I tried renting a 3 bedroom GC for a non event week, I would be lucky to get near my MF. See *** above for comment.

[Moderator Note: This post has been moved from the MF's sticky thread because 1) I'm unclear whether the numbers are based on actual bills, and 2) I'm sure it's going to generate responses. PLEASE revisit and feel free to post budget details in the sticky thread when the itemized bills are issued.] <-- SueDonJ

 

[LUVourMarriotts]

Grand Chateau Annual 3 Bedroom
*** "Enrolled owners have the best gig in town"... 2025 MF per point = (2420.44/4625) = .5233 cents

That is a really good cost per point for the week. I know I'm a broken record about this, but one of the really old weeks that we own is horrible, at $0.924 per point. Unfortunately, rentals are practically non-existent at the resort and resale is also basically impossible. Marriott's Fairway Villas. We just elect points for it every year, but its obviously not a great financial play.

 

[dioxide45]

That is a really good cost per point for the week. I know I'm a broken record about this, but one of the really old weeks that we own is horrible, at $0.924 per point. Unfortunately, rentals are practically non-existent at the resort and resale is also basically impossible. Marriott's Fairway Villas. We just elect points for it every year, but its obviously not a great financial play.

Marriott would probably be happy to do an equity trade in, as long as you bought 2000 additional new points. What a steal!

 

[LUVourMarriotts]

Marriott would probably be happy to do an equity trade in, as long as you bought 2000 additional new points. What a steal!

Over the past 5 years, I have randomly reached out to a few of the sales execs I have dealt with over the years. The "best" offer I have heard is that I can deed this unit back to them for $0 to me, plus I pay closing costs. This offer is not always available, because they are not always taking back units at this location. Since it is also the highest foreclosure location in all of MVC, or had been year after year for a while, they usually have plenty of inventory they need to juggle. I have never been offered an equity trade in for this unit. I'm assuming by that you mean I get back some dollar amount for giving them the deed back, and put that towards a points purchase. The last time I spoke to anyone about it was probably 18 months ago. During that call, I was told, "Fairway Villas has no value to us, so we have no interest at this time". That makes you feel good, right? Haha

 

[OutAndAbout]

That is a really good cost per point for the week. I know I'm a broken record about this, but one of the really old weeks that we own is horrible, at $0.924 per point. Unfortunately, rentals are practically non-existent at the resort and resale is also basically impossible. Marriott's Fairway Villas. We just elect points for it every year, but its obviously not a great financial play.

Do you trade it through II? Should get Marriott preference..

 

[Dean]

Over the past 5 years, I have randomly reached out to a few of the sales execs I have dealt with over the years. The "best" offer I have heard is that I can deed this unit back to them for $0 to me, plus I pay closing costs. This offer is not always available, because they are not always taking back units at this location. Since it is also the highest foreclosure location in all of MVC, or had been year after year for a while, they usually have plenty of inventory they need to juggle. I have never been offered an equity trade in for this unit. I'm assuming by that you mean I get back some dollar amount for giving them the deed back, and put that towards a points purchase. The last time I spoke to anyone about it was probably 18 months ago. During that call, I was told, "Fairway Villas has no value to us, so we have no interest at this time". That makes you feel good, right? Haha

Talking to my sales rep, whom I trust, I am told that either the trade option is built in or it's not available. For it to be eligible for trade in, it needs to have been bought direct by the current owner. The other situations described on TUG as trade ins are apparently deed backs with the "trade in" amount coming out of available discounts.

 

[wuv pooh]

Talking to my sales rep, whom I trust, I am told that either the trade option is built in or it's not available. For it to be eligible for trade in, it needs to have been bought direct by the current owner. The other situations described on TUG as trade ins are apparently deed backs with the "trade in" amount coming out of available discounts.

Yes, I have been offered 2 equity options. Seems to be a push for the 40th anniversary and after high MF increases last year:

1. Was offered the price I paid to Marriott directly 20 years ago, buy new points at standard discounts.
2. Was offered the current price per point for the week, but buy new points with no discount.

Both required the purchase of a significant amount off new points. Not sure how hungry they are. I am 175 points shy of the current next level and they were not interested in selling me 250 points net. Did not see how low they were willing to go. Definitely worth a shot if you are trying to get out of a bad week. My weeks are nothing special.

 

[Dean]

Yes, I have been offered 2 equity options. Seems to be a push for the 40th anniversary and after high MF increases last year:

1. Was offered the price I paid to Marriott directly 20 years ago, buy new points at standard discounts.
2. Was offered the current price per point for the week, but buy new points with no discount.

Both required the purchase of a significant amount off new points. Not sure how hungry they are. I am 175 points shy of the current next level and they were not interested in selling me 250 points net. Did not see how low they were willing to go. Definitely worth a shot if you are trying to get out of a bad week. My weeks are nothing special.

Even with LEGIT equity trades there is a minimum spend. What I've seen in the past was $15K but that could change over time. We've seen a couple of references lately of trade in options for resale weeks and my contact is convinced this was the sales rep playing games and making it look like a trade in but in reality it was a deed back or some other shenanigan and any costs being compensated for with the reduction in discount. Certainly this could change or there could be options that come up that one salesperson is privy to that another is not but when sales is involved, it pays to be overly skeptical.

 

[iftravel]

Marriot Grand Chateau - 3 Bedroom Annual

2025 Property Tax = 121.58
2025 Replacement Fee = 666.73
2025 Operating Fee = 1632.13

2025 - $2420.44
2024 - $2368.90
Increase - 2.2 %

Cost per point for an enrolled deeded week.
2025 MF per point = (2420.44/4625) = .5233 cents

This is a great MF per point! I’m curious how much do I have to pay to enroll it.

[Moderator Note: This post and response moved from MF's sticky thread.] <-- SueDonJ

 

[AlmostRetired]

This is a great MF per point! I’m curious how much do I have to pay to enroll it.

Legacy weeks (purchased before 6/2010) had a nominal fee to enroll early on and I believe now you can watch a video on the program.
Resale weeks purchased after this date requires the purchase of points. I have no clue what on the current or past deals being offer because it was never a consideration for me.

I posted the MF per point as more of a reference point more meaningful for legacy owners. The MF per point varies by resort. For the Monarch, I had an oceanfront unit but a garden view unit platinum season (called summer) would be over 77 cents per point.

 

[Wanderlustgrl]

Yes, I have been offered 2 equity options. Seems to be a push for the 40th anniversary and after high MF increases last year:

1. Was offered the price I paid to Marriott directly 20 years ago, buy new points at standard discounts.
2. Was offered the current price per point for the week, but buy new points with no discount.

Both required the purchase of a significant amount off new points. Not sure how hungry they are. I am 175 points shy of the current next level and they were not interested in selling me 250 points net. Did not see how low they were willing to go. Definitely worth a shot if you are trying to get out of a bad week. My weeks are nothing special.

We bought 500 pts. Our rep actually very quickly offered it to us within minutes of meeting and we had asked before and they wouldn’t sell it to us. We have since gotten many good deals as we added to our portfolio over the years and her upfront help gained her our future business. They will do it for you

 

[Wanderlustgrl]

Talking to my sales rep, whom I trust, I am told that either the trade option is built in or it's not available. For it to be eligible for trade in, it needs to have been bought direct by the current owner. The other situations described on TUG as trade ins are apparently deed backs with the "trade in" amount coming out of available discounts.

But can’t you deed back without buying anything?

 

[Dean]

But can’t you deed back without buying anything?

Often though you sometimes have to pay the fees for the next year and it's not guaranteed they'll take it back. But that was his point, that the appearance of a credit of the resale week toward a retail purchase was smoke and mirrors.

 

[Wanderlustgrl]

Often though you sometimes have to pay the fees for the next year and it's not guaranteed they'll take it back. But that was his point, that the appearance of a credit of the resale week toward a retail purchase was smoke and mirrors.

Got it

 

[bazzap]

Got it

From our experience, they will tell you immediately whether they will take it back or not.
They typically ask you to pay the following year’s MFs, for which you get usage, unless perhaps you agree the deed back very early in the year?

 

[tgropp]

Coming from a major points owner and broker he just informed me that he was told that Marriotts BeachPlace Towers 2 BR units 2025 maintenance fees went up to $3900 from $2300 in 2024 and $1980 from 2023. If true this is beyond sickening for me and I am sure for others

 

[VacationForever]

Coming from a major points owner and broker he just informed me that he was told that Marriotts BeachPlace Towers 2 BR units 2025 maintenance fees went up to $3900 from $2300 in 2024 and $1980 from 2023. If true this is beyond sickening for me and I am sure for others

I cannot believe it to be true. Let's hope he is wrong.

 

[dioxide45]

Coming from a major points owner and broker he just informed me that he was told that Marriotts BeachPlace Towers 2 BR units 2025 maintenance fees went up to $3900 from $2300 in 2024 and $1980 from 2023. If true this is beyond sickening for me and I am sure for others

I suspect he is looking at the proposed budget. Though it is possible that they may also have some kind of special assessment given they own part of the garage and are on the beach.

 

[SueDonJ]

Coming from a major points owner and broker he just informed me that he was told that Marriotts BeachPlace Towers 2 BR units 2025 maintenance fees went up to $3900 from $2300 in 2024 and $1980 from 2023. If true this is beyond sickening for me and I am sure for others

The first post in this thread is yours and in it you mention a notice in early September about BPT. Did that notice include a proposed budget that aligns with what the broker is saying now? If so, maybe the Reserves waiver didn't get enough votes? Or maybe it's like @dioxide45 says and the broker hasn't seen an actual bill.

 

[tgropp]

The first post in this thread is yours and in it you mention a notice in early September about BPT. Did that notice include a proposed budget that aligns with what the broker is saying now? If so, maybe the Reserves waiver didn't get enough votes? Or maybe it's like @dioxide45 says and the broker hasn't seen an actual bill.


I am not sure. Back in early September, I got a packet/notice about votes at BPT and the recommendations on which way to vote, which I did. Being from Canada, I would presume that I really do not have a huge say in what happens. I will post the new fees when I receive them

 

[Luvtoride]

I received my Abound Points Maintenance Fee invoice today. Is anyone else upset about the 3.5% increase to 81.5 cents per point?

I know that some of the few reported property MF increases were a higher %age, but I don’t rationalize that 3.5% is “good” because it’s lower than Aruba’s properties. I haven’t yet looked at the detailed budget and line items that are accounting for the increase yet, but I will. I know there isn’t anything we can do about the rate of these increases but I’m not happy about it.


Sent from my iPad using Tapatalk

 

[Fido Chuckwagon]

When are maintenance fees due by? I’m not seeing it in my account.

 

[dioxide45]

When are maintenance fees due by? I’m not seeing it in my account.

You need to click on the small + sign to expand.

 

[OutAndAbout]

You need to click on the small + sign to expand.
View attachment 101631

"Voluntary ARDA Contribution"

Has anyone seen any value from ARDA?

 

[Dean]

"Voluntary ARDA Contribution"

Has anyone seen any value from ARDA?

IMO ARDA is only tangentially helpful to timeshare owners. Basically they are an advocate for the developers and only when our goals line up with theirs are they helpful. I remove them.