Analyzing MFs changes over time at Flamingo

[HuskerATL]

@alwysonvac has provided some great MF data over time for Flamingo so I was looking at it and then added in 2025 and 2026 to just play with the data. I think it is a good source of data to look at changes over time, where the changes are occurring, and it use this as an example. Granted, Flamingo hasn't had the same changes that other properties have, like in FL, but still an interesting example of the change in cost since 2003. Thanks @alwysonvac for the data.

The total MFs have more than doubled since 2003. Club Dues have more than doubled. Operating expenses have doubled which is expected. Reserve fees have tripled.

Sorry....I am a epidemiologist so geek out on data sometimes....

 

[HuskerATL]

Tossed it into ChatGPT to see what it would say about it:
Here’s a clear, practical analysis of your dataset (24 years of HOA/maintenance fee data from 2003–2026):

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Big Picture Trends​

• Strong upward trend overall
  • Total fees grew from $613 (2003) → $1,465 (2026)
  • That’s about a 139% increase over the period
• Average annual increase: ~$35/year
• Growth is not smooth — there are spikes and a few drops

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Key Insights​

1. Long-Term Growth Rate​

• The increase is roughly 5–6% per year compounded
• Costs are more than doubling over ~23 years, which is significant but not unusual for HOA-type fees

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2. Recent Years Are Much Higher​

Highest totals:

• 2026: $1,464.83
• 2025: $1,417.70
• 2024: $1,333.10

The last 5 years show accelerated growth, suggesting rising costs (insurance, maintenance, reserves)

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3. Early Years Were Stable​

• 2003–2006 increases were small (~$10–$15/year)
• Indicates a low-inflation, stable-cost period

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4. Spikes & Irregularities​

• 2007 jump (+$98) → likely due to a special assessment
• Dataset confirms special assessments appear occasionally
• Largest single-year increase: $98.42
• There is at least one negative increase (-$58.75) → a rare drop/reset year

Conclusion: Fees are event-driven, not just inflation-driven

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5. Expense Drivers​

You have multiple components:

• Operating Expense
• Reserve Fee
• Special Assessment
• Other categories

Observations:​

• Operating Expense steadily rises (core inflation)
• Reserve Fees increase over time (likely catching up for long-term repairs)
• Special Assessments are sporadic but impactful

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6. Median vs Reality​

• Median total: ~$950
• Current levels (~$1,400+) are ~50% higher than the historical midpoint

Indicates recent years are significantly more expensive than typical history

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What This Likely Means​

Financial Health Signals:​

• Increasing reserve contributions → possibly correcting underfunding
• Special assessments → signs of:
  • Unexpected repairs
  • Deferred maintenance catching up

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Forward-Looking Insight​

If trend continues:

• Expect totals to reach:
  • ~$1,550–$1,650 within 2–3 years
• Risk of:
  • More special assessments
  • Larger annual jumps

---

Key Takeaways​

• Fees have more than doubled
• Growth is accelerating in recent years
• Spikes are tied to special assessments
• Underlying costs (operating + reserves) are steadily rising
• Future increases are very likely

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[alwysonvac]

Just a heads up…I have HGVC SeaWorld two bedroom gold OVS II MF as well (from 2003 to 2015). Just need to add the additional years using GT75’s DB info.

NOTE: There are two budgets at SeaWorld. One for Orlando Vacation Suites I (for phases 1 and 2) and the other for Orlando Vacation Suite II (for phases 3 & 4).
"OSV I" MF is the same regardless of unit size and "OSV II" MF is based on unit size. For both, the Real Estate taxes differ by season and unit size.

Maintenance Fee history

Any long term HGVC owners(5yrs+) with a maintenance fee history? On average how much much have yours increased per year on a % basis? Any big jumps? Also, what are club dues? Do those increase? Are they the same for all oweners or do they vary by location?

tugbbs.com

 

[pedro47]

The resort taxes at the resort have been stable over the past twenty plus years.

 

[escanoe]

How much above CPI are the increases?

 

[HuskerATL]

How much above CPI are the increases?

Did look at that also. These are based on the CPI in Vegas

 

[IrishDave]

Great info @HuskerATL ! Thanks for all the work analyzing the data.

How much above CPI are the increases?

I can't seem to figure out the local Las Vegas MSA rate, but overall US CPI increased about 77%, so these are roughly 2x overall inflation. But I'm pretty certain housing costs are up quite a bit more than that.

 

[HuskerATL]

Great info @HuskerATL ! Thanks for all the work analyzing the data.

I can't seem to figure out the local Las Vegas MSA rate, but overall US CPI increased about 77%, so these are roughly 2x overall inflation. But I'm pretty certain housing costs are up quite a bit more than that.

I used AI to pull the numbers for Vegas by year. 2025 and 2026 where projected

 

[dioxide45]

While timeshares are a consumer, their "basket of goods" is far different than the average consumer. I don't think CPI is the best real metric to compare timeshare maintenance fees. Timeshares are based on labor, healthcare, etc and not meat, cheese, eggs, bread and haircuts.

 

[CO skier]

The total MFs have more than doubled since 2003. Club Dues have more than doubled. Operating expenses have doubled which is expected. Reserve fees have tripled.

The question is, "So what?"

It is a truism in the timeshare world, "Buy where you want to own." (for whatever reasons). If the maintenance fees get too high to be a good value for your use, sell or otherwise off-load.

It is that simple.

LOTS of lower maintenance fee options in Las Vegas, for someone who wants to regularly vacation in Las Vegas; or $400-ish very nice weeks available as Extra Vacation or Last Calls through RCI.

... or LOTS of Hilton Flamingo RCI availability for less than maintenance fees. $1.300 for a 2 bedroom as just one of 61 current examples:

 

[HuskerATL]

"Buy where you want to own

This is only true if it is a high demand location that is hard to book when you want to use it. The places that we own, we never visit. We use them for cheap points to use across HGV plus other options.

I would bet that a very high percentage of people don't use their HW, so it is irrelevant where they own. Only what it cost them to buy and maintain.

 

[HuskerATL]

LOTS of lower maintenance fee options in Las Vegas, for someone who wants to regularly vacation in Las Vegas

Most of the people who own in Vegas probably never use them for stays. Vegas is a cheap place to buy a low MF/pt deed to then use the points at more expensive places plus, they don't have the other issues that places like FL have so MFs stay down.

For example, we own at Blvd but have never stayed there.

This analysis was just to look at trends, since we had access to the data, and curiosity. Just interesting to see the difference in cost between when we bought into HGVC in 2003 and now.

 

[escanoe]

While timeshares are a consumer, their "basket of goods" is far different than the average consumer. I don't think CPI is the best real metric to compare timeshare maintenance fees. Timeshares are based on labor, healthcare, etc and not meat, cheese, eggs, bread and haircuts.

I agree with your point generally “CPI” is not “the best real metric to compare timeshare maintenance fees.”

However, I do view it as about the best way to compare the value of money over time. You need to make some kind of adjustment to compare a 2006 dollar to a 2026 dollar. A general measure of inflation is about the best thing to use, while not perfect.

 

[dayooper]

Most of the people who own in Vegas probably never use them for stays. Vegas is a cheap place to buy a low MF/pt deed to then use the points at more expensive places plus, they don't have the other issues that places like FL have so MFs stay down.

For example, we own at Blvd but have never stayed there.

This analysis was just to look at trends, since we had access to the data, and curiosity. Just interesting to see the difference in cost between when we bought into HGVC in 2003 and now.

I have stopped recommending The Flamingo due to it's increases in MF's. It's still on the lower half of costs, but Boulevard and Paradise are lower. Even certain units at Elara tend to be lower. The 1 bedroom deeds are very high compared to the others.

 

[HuskerATL]

I have stopped recommending The Flamingo due to it's increases in MF's. It's still on the lower half of costs, but Boulevard and Paradise are lower. Even certain units at Elara tend to be lower. The 1 bedroom deeds are very high compared to the others.

I have noticed that also. The one surprisingly good resale to buy, if you can find it at a reasonable price and there was one in the TUG marketplace not to long ago for a few thousand dollars is the La Pacifica Studio premier plus unit.... Very low mf/pt with about 23k points.... And the 1:32 HH conversion, if that is of interest