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2025 Maintenance Fees Discussion

dioxide45

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"Voluntary ARDA Contribution"

Has anyone seen any value from ARDA?
I don't pay it. The odd thing is that Marriott doesn't show this contribution as ARDA-ROC where many other developers indicate that the money is going to the ARDA-ROC and is a PAC contribution. I don't think Marriott is being forthcoming in what this contribution is really for.
 

dioxide45

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Pulled from the 2025 MF thread. Why is there such a discrepancy in the amounts? I understand that one is EOY but when doubled it is way more than the EY.
Marriott Grand Chateau - Platinum Summer 2BR Lockoff EOY

2025 Master Operating: $199.78
2025 Master Reserve: $70.74
2025 Operating Fee: $510.82
2025 Replacement Fee: $204.03
2025 Total: $985.37

2024 Master Operating: $186.38
2024 Master Reserve: $61.51
2024 Operating Fee: $491.94
2024 Replacement Fee: $196.18
2024 Total: $939.11

Increase of $46.26 (4.9%)
  • Marriott Grand Chateau, 2 Bedroom EY Platinum
  • Operating Fee: $1096.48
  • Replacement Reserve: $405.76
  • Property Taxes: $73.99
  • TOTAL: $1,576.23
  • 4.18% increase over 2024
 

bazzap

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Pulled from the 2025 MF thread. Why is there such a discrepancy in the amounts? I understand that one is EOY but when doubled it is way more than the EY.
Although I don’t have my full invoice yet, we own Grand Chateau Platinum 2 Br EOY and our 2025 MFs are indeed 50% of the EY amount.
IMG_5877.jpeg
 
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the_mt

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I’m so sorry, it’s for Timber Lodge, I’ll correct my post
 

daviator

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From the Maui Ocean Club's President's letter I just received.

View attachment 101970
Crazy that the MFs for MOC 1 have basically caught up with the MFs at Westin Ka'anapali Ocean Resort Villas, which is arguably a much better product (much newer property, full kitchens, better furnishings, washer and dryer in unit, etc.) MOC used to be much cheaper than WKORV but the difference is now only $100 on a 2 bedroom villa, and that’s before adding in the extra reserve payment, which makes the MOC 1 a lot more expensive than WKORV. I never thought I’d see that.

Perhaps that’s the (in retrospect) obvious downside of a hotel conversion property like MOC… the property is quite old and eventually the costs of replacing old infrastructure are going to drive MFs up to the moon.

The plumbing project we are paying for is just drain lines, right? Or does it encompass supply lines too? I am thinking that both systems are probably near their end of life.

edit: Just read the entire president's letter, which indicates that they decided to replace the plumbing supply lines too. I’m surprised this was not part of the original project but I’m glad they are doing it now rather than making a second big project out of it.

I hope the electrical wiring is still in good shape, presumably most of it running through MOC 1 is original to the building. That would be another very expensive and disruptive project to replace. Presumably they evaluated that before planning the electrical switching upgrades they completed earlier this year.

The newly-remodeled units look nice. I doubt we will be lucky enough to get one of those when we arrive late next week, but I can hope!
 
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kelly4me

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Does anyone know why Manor Club fees are so delayed this year? I usually pay them in late October and they still aren't showing up in my account. I'm a legacy week owner.
 

jmhpsu93

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As noted by @aklausing here, Cypress Harbour property taxes and operating fees went DOWN year-over-year, but we saw a 40+% increase in the reserve fee. First I've seen that high in Florida other than the ongoing roof saga at Ocean Pointe.
 

aklausing

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As noted by @aklausing here, Cypress Harbour property taxes and operating fees went DOWN year-over-year, but we saw a 40+% increase in the reserve fee. First I've seen that high in Florida other than the ongoing roof saga at Ocean Pointe.
I've attached the minutes from the Cypress Harbour BOD meeting on 8/29/24 and the Finance and Investment Committee meeting on 9/4/24. It looks like we are required to fund 100% by 2026 for the findings in the Structural Integrity Report as part of Senate Bill 4D. The expected reserve funding for 2025 and 2026 is $1100 total. It appears the Management Company (Marriott) recommended increasing reserve fees to $500 for 2025, but for some reason (not stated), the Finance committee during the Finance and Investment Committee meeting it was voted to have $570 as the Reserve fee. Had they kept the reserve fees at $500 the overall MF increase would have been less than 4%. By this logic, 2026 reserve fees should be lower since more than half of the 25/26 reserve funding is being collected in 2025.
 

Attachments

  • Cypress Harbour Condominium Association Finance and Investment 09.04.24 BOD Meeting.1.pdf
    204.2 KB · Views: 5
  • Cypress Harbour Condominium Association 08.29.24 BOD Meeting with Exhibit A & B.1.pdf
    823.7 KB · Views: 4

pedro47

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They can't easily sell off certain resorts or weeks. Those unit weeks are the underlying inventory for what they sold as trust points. They should be making a concerted effort to try and acquire low MF/point unit weeks in the future. The problem is that these don't have as good of a sales margin as the low season weeks they can get for cheap and sell for high prices. For Marriott's bottom line, sales is where it is at. The MFs is what the owners pay.
Congratulations, but how were you able to post over 50, 000 message; plus do all those outstanding Youtube timeshare videos?

That is an amazing accomplishment and you deserve TUG Lifetime Membership. IMHO.

plus, you can spell. LOL
 

dioxide45

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Congratulations, but how were you able to post over 50, 000 message; plus do all those outstanding Youtube timeshare videos?

That is an amazing accomplishment and you deserve TUG Lifetime Membership. IMHO.

plus, you can spell. LOL
Thanks. That Lifetime Membership actually came from referrals to TUG from my YouTube channel. My video descriptions have a link to TUG and it seems enough people indicated my channel as who referred them. Something I wasn't even considering when I put that link in there.

I guess timesharing is a hobby. Certainly creating the videos and commenting here are. I devote a lot of time to it. Some people play softball, cards, or have other hobbies. Mine is timeshares. So I guess that is how I have the time. I've even started to conrtibute by writing blog articles about timeshares. Here is a recent example. All the more to get the word out about how great timeshare travel can be.
 

m61376

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Thanks. That Lifetime Membership actually came from referrals to TUG from my YouTube channel. My video descriptions have a link to TUG and it seems enough people indicated my channel as who referred them. Something I wasn't even considering when I put that link in there.

I guess timesharing is a hobby. Certainly creating the videos and commenting here are. I devote a lot of time to it. Some people play softball, cards, or have other hobbies. Mine is timeshares. So I guess that is how I have the time. I've even started to conrtibute by writing blog articles about timeshares. Here is a recent example. All the more to get the word out about how great timeshare travel can be.

Ha. While certainly not as astute as you, I’ve also found it to be a very rewarding hobby. My DH has occasionally asked if the trades I’ve made are legal, and happy to maintain plausible deniability .
I agree, timeshares are great, but those ever increasing MFs can be a burden for some, and it’s not the right vacation fit for others. For us, though, it’s perfect. Trying to secure a difficult trade for a family vacation next year and when I suggested hotel reservations as a backup my husband made a face; definitely spoiled by having a kitchen even if just for breakfast and snacks and the added space.


Sent from my iPhone using Tapatalk
 

wuv pooh

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Well, final damage this year was 4.6% all in including the increase in dues. Currently have 26 nights booked at $251n - 7n 3bd and 19n 2bd and have 2,985 points remaining. Still finding lots of value in shoulder season now that I am off the school calendar.
 

dansimms

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Still waiting for my 2025 Maintenance Invoice for BeachPlace. Has anyone gotten theirs yet?
 

brianfox

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Marriott Waiohai Beach Club (Every Year, Island View)
2025 AOAO Operating Fee: $629.60
2025 Operating Fee: $1258.45
2025 AOAO Replacement Reserve: $352.59
2025 Replacement Reserve: $376.69
2025 Property Tax: $276.54
2025 Total: $2893.87

2024 Total: $2757.59
Increase of $136.28 (4.71%)

Historical changes for Waiohai:
2009 saw a 6.28% increase (Trivia: MF surpass $200 per day)
2010 saw a 0.48% DECREASE
2011 saw a 4.79% increase
2012 saw a 4.77% increase
2013 saw a 4.22% increase
2014 saw a 4.74% increase
2015 saw a 4.65% increase
2016 saw a 3.68% increase
2017 saw a 3.69% increase
2018 saw a 3.07% increase
2019 saw a 2.94% increase (Trivia: MF surpass $300 per day)
2020 saw a 4.66% increase. Let's forget this year happened...
2021 saw no change.
2022 saw a 0.12% increase
2023 saw a 7.93% increase
2024 saw a 11.47% increase
2025 saw a 4.71% increase (Trivia: MF surpass $400 per day)
 
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