Considering a Sheraton Vistana Resale

[TamaraQT]

Hello all, I am here for advice again. I have been reading about Marriott purchasing Sheraton Resorts. I have been considering buying a Sheraton Vistana or Vistana Villages thru Ebay resale. No, I have never been to Sheraton. But based on the info I have read and driving by, I feel it would be a good choice for my family. We have 1 minor child DD13 who is about to be 14. So as she is maturing, I feel our vacations are feeling those effects too. Anyway, I have a lot of questions and concerns now that Sheraton has been purchased by Marriott. How does this effect those who bought resale? Should I buy when I find something I like or should I wait? Should I even buy in Florida or buy outside of Florida to save on Maintenance Fees? We do enjoy going to Orlando every summer so I need summer trading power or I need to buy a week that floats for high peak/summer travel time. Another question, should I stop focusing on weeks and focus more on a points system? I have read many posts in here and if I understand correctly, Starwood Options(points) do not transfer with resale purchases?? HELP???? Can someone summarize/condense the info for someone looking to purchase now. Also if you can include what this Marriotts purchase is and how it has and will influence resale purchases/resale ownerships. Thanks in advance.

 

[DannyTS]

IMO the mandatory resorts (StarOptions transfer to resale owners) offer the most interesting option right now because the price is low vs what you get and especially what you can get if Marriott/Vistana are integrated.

For under 2000 dollars you can buy a Sheraton Vistana Villages Bella phase 81,000 Staroptions every year (2 BR platinum). The maintenance fees are about 1500 a year (including network and Interval fees). Look at the Staroptions chart to see what you can book for 81k SOs. The availability is not great but still very decent if you book early.
Worst case scenario is the mandatory status will disappear( but nobody believes this is possible) so you lose 2k since the value would drop to zero.
Best case scenario and there is a more than 50% chance for that to happen, the mandatory resorts will have access to Vistana and Marriott. If that is the case, your cost of 2k would be a fraction to what you would have paid for MVC points, even resale. Probably around $25,000 once you take into account the cost to enroll the points.

 

[dioxide45]

Your DD is 13, but will she forever want to continue to go to Orlando? Will she or you tire of the parks? Perhaps get too cool for Disney? That is something to consider.

There are two Sheraton resorts in Orlando and it is important to know the difference

• Sheraton Vistana Resort (SVR) - If you buy resale, you don't get points (StarOptions). It is considered a voluntary resort.
• Sheraton Vistana Villages (SVV) - If you buy resale in the Bella or Key West phases, you do get StarOptions. It is considered a mandatory resort. (Don't buy Amelia or St Augustine Phases)

Unless you want to always go to Disney, then I wouldn't even consider Sheraton Vistana Resort. Yes, you can trade it through Interval International or RCI, but using StarOptions is so much easier if you want to book at other Vistana resorts.

As mentioned above, you can find 81K dedicated 2B SVV units on the resale market. They are getting more and more rare though. Between Vistana buybacks and trade ins that they were doing through last year, their numbers have dropped. We have never had a problem using StarOptions to book in to Orlando at just about any time of the year. We don't usually go over holiday weeks or in the summer, but booking at eight months using StarOptions, you shouldn't have a problem with booking in to SVV or SVR.

 

[jmhpsu93]

The greatest flexibility would be to try to find a 2 BR LOCKOFF platinum in Bella or Key West, which gets you 95,700 SOs/year plus 2 1-BR units if you were to trade in Interval International. I have a couple voluntary phase ones (given to me resale with free usage) that I've had good success trading into two, 2 BR weeks in Orlando. These are really rare to find but pop up from time to time. I think there are one or two on TUG right now, or at least were the last time I looked.

 

[DannyTS]

The greatest flexibility would be to try to find a 2 BR LOCKOFF platinum in Bella or Key West, which gets you 95,700 SOs/year plus 2 1-BR units if you were to trade in Interval International. I have a couple voluntary phase ones (given to me resale with free usage) that I've had good success trading into two, 2 BR weeks in Orlando. These are really rare to find but pop up from time to time. I think there are one or two on TUG right now, or at least were the last time I looked.

Concerning the SVV Bella lockoff, If you trade the small 1 BR in Interval, you are only left with 51700 Staroptions for the year, totally insufficient IMO for most trips.

Also, the maintenance fees for the 2 BR lockoff units are more expensive per Staroption than the 2 BR non-lockoff. Personally I would not buy any mandatory to book Orlando (home reservation, internal or external exchange). They are about the easiest to exchange into, you do not have to waste top dollars for that plus that cheap getaways are often available.

We use the Vistana traders ( a studio or a 1 BR platinum season with low maintenance fees) to exchange in Interval and we use our mandatory 2 BR platinum SVV Bella exclusively for the Vistana internal trades that are harder or impossible to get in Interval.

 

[TamaraQT]

IMO the mandatory resorts (StarOptions transfer to resale owners) offer the most interesting option right now because the price is low vs what you get and especially what you can get if Marriott/Vistana are integrated.

For under 2000 dollars you can buy a Sheraton Vistana Villages Bella phase 81,000 Staroptions every year (2 BR platinum). The maintenance fees are about 1500 a year (including network and Interval fees). Look at the Staroptions chart to see what you can book for 81k SOs. The availability is not great but still very decent if you book early.
Worst case scenario is the mandatory status will disappear( but nobody believes this is possible) so you lose 2k since the value would drop to zero.
Best case scenario and there is a more than 50% chance for that to happen, the mandatory resorts will have access to Vistana and Marriott. If that is the case, your cost of 2k would be a fraction to what you would have paid for MVC points, even resale. Probably around $25,000 once you take into account the cost to enroll the points.

Thanks for your response. I am still confused so I will have to keep researching. Some say StarOptions transfer with resale and others say it doesn't. This also leads me to believe maybe I should find out the difference of mandatory and non-mandatory resorts. For me its all about getting the most bang for my buck on the resale market.

Your DD is 13, but will she forever want to continue to go to Orlando? Will she or you tire of the parks? Perhaps get too cool for Disney? That is something to consider.

There are two Sheraton resorts in Orlando and it is important to know the difference

• Sheraton Vistana Resort (SVR) - If you buy resale, you don't get points (StarOptions). It is considered a voluntary resort.
• Sheraton Vistana Villages (SVV) - If you buy resale in the Bella or Key West phases, you do get StarOptions. It is considered a mandatory resort. (Don't buy Amelia or St Augustine Phases)

Unless you want to always go to Disney, then I wouldn't even consider Sheraton Vistana Resort. Yes, you can trade it through Interval International or RCI, but using StarOptions is so much easier if you want to book at other Vistana resorts.

As mentioned above, you can find 81K dedicated 2B SVV units on the resale market. They are getting more and more rare though. Between Vistana buybacks and trade ins that they were doing through last year, their numbers have dropped. We have never had a problem using StarOptions to book in to Orlando at just about any time of the year. We don't usually go over holiday weeks or in the summer, but booking at eight months using StarOptions, you shouldn't have a problem with booking in to SVV or SVR.

Thanks Dioxide and to your answer your question about my DD13 wanting to go to Disney, that answer is NO. We barely go to Disney now. So this is only for consideration of our vacations to Orlando/Central Florida area. We are NOT Disney fans at all. We just like the area. That is why I also asked if I should consider purchasing resale outside of Orlando and just trade into Orlando. This is why I wanted to know about Trade Value and StarOptions. Thanks for your info on mandatory resorts. I will keep an eye open for Bella and Key West phases. I will steer clear of Vistana and focus on Villages. I thought about Sheraton Desert Oasis but why buy a home resort in an area we don't go to. Its only worth it for trading power. But I'd prefer to have a home resort where I like to travel (Orlando). But I just want to make a good choice as vacation options/destinations will change as she grows.

 

[DannyTS]

Thanks for your response. I am still confused so I will have to keep researching. Some say StarOptions transfer with resale and others say it doesn't. This also leads me to believe maybe I should find out the difference of mandatory and non-mandatory resorts. For me its all about getting the most bang for my buck on th

here is a good article about voluntary and mandatory

Starwood Vistana Mandatory and Voluntary Resorts Update 2017 | Advantage Vacation Timeshare Resales

 

[TamaraQT]

here is a good article about voluntary and mandatory

Starwood Vistana Mandatory and Voluntary Resorts Update 2017 | Advantage Vacation Timeshare Resales

Thanks so much for this info. It does clear up the difference between voluntary and mandatory. I appreciate that. However, now I am wondering if all of this will change or remain the same now that Sheraton has been purchased by Marriott. If I purchase a resale in "mandatory" category then that's safe for NOW since I don't know how its going to be recognized by Marriott yet. But it would be a safer choice for now. If I buy a "voluntary" I know there are no StarOptions that will transfer to me at closing. And at this point there is no info as to what Marriott plans to do about properties with or without StarOptions. Also I have to consider that once Marriott reveals the intentions/plans it may be difficult to get a good resale price like they are now.

 

[DannyTS]

here is a good article about voluntary and mandatory

Starwood Vistana Mandatory and Voluntary Resorts Update 2017 | Advantage Vacation Timeshare Resales

read my comments (and others about this):

Mandatory Resorts, must they really be in the network?

So while looking through gov documents for key west I stumbled upon this in the docs. I’m sure most already know this but it was new to me. Owning key west, harborside resort at Atlantis (although selling) and Bella units I found this to be interesting. We talk about mandatory resorts and how...

tugbbs.com

Base on everything I know about it (including reading most of the comments on TUG about it, the public corporate Marriott documents, the resort governing documents and the discussions I had with the Vistana sales people), my estimate is:

60% chances the mandatory status remains as it is, you will be allowed to book only Vistana resorts
35% chances the mandatory status will be extended to Vistana and Marriott resorts. Maybe not in phase one but when the programs really merge, but I do think there is a very good possibility for that to happen.
5% chances for the mandatory status to be scrapped completely.

IMO the odds are in favor of the same or better. You also have to know, nothing seems to be forever in the timeshare world. I have a 10 year period I "amortize" all my timeshares, not for accounting purposes but because I want to have an indication of how much I spend for my vacations. If I am happy with what I am getting for the annual maintenance fee plus 10% of the acquisition cost I consider it a good buy.

 

[got4boys]

What size unit do you usually stay in? Are you comfortable in a 1 bedroom? The least expensive room for the price for Orlando that I found for a timeshare maintenance fee ownership is Sheraton Vistana is the 1 bedroom - smaller unit. Its maintenance fees per year are not that expensive - approximately $500 per year in Sheraton Vistana Cascades or Lakes. You can always buy an every other year at Sheraton Vistana and then join Interval International and use their getaways. Orlando has a lot of getaways (if you are flexible in your time going).

I like Sheraton Vistana Cascades or Lakes due to the flexibility. If is a flex week system by itself. You can book as little as two days or a weekend (there are some rules).

I looked at the SO points and to me they are too expensive.

 

[DannyTS]

What size unit do you usually stay in? Are you comfortable in a 1 bedroom? The least expensive room for the price for Orlando that I found for a timeshare maintenance fee ownership is Sheraton Vistana is the 1 bedroom - smaller unit. Its maintenance fees per year are not that expensive - approximately $500 per year in Sheraton Vistana Cascades or Lakes. You can always buy an every other year at Sheraton Vistana and then join Interval International and use their getaways. Orlando has a lot of getaways (if you are flexible in your time going).

I like Sheraton Vistana Cascades or Lakes due to the flexibility. If is a flex week system by itself. You can book as little as two days or a weekend (there are some rules).

I looked at the SO points and to me they are too expensive.

it really depends on what the OP is trying to book. The StarOptions offer a great flexibility (any day of the week, any number of days) and internal trades that just do not exist in Interval (oceanfront Westin Ka'anapali Beach, Westin St Johns, Harbourside Atlantis etc). Cascades and Lakes do offer a bit of flexibility at SVR in Orlando and PGA but you can only book 3 plus 4 days and this combination can only include one weekend, hardly ideal.

 

[got4boys]

it really depends on what the OP is trying to book. The StarOptions offer a great flexibility (any day of the week, any number of days) and internal trades that just do not exist in Interval (oceanfront Westin Ka'anapali Beach, Westin St Johns, Harbourside Atlantis etc). Cascades and Lakes do offer a bit of flexibility at SVR in Orlando and PGA but you can only book 3 plus 4 days and this combination can only include one weekend, hardly ideal.

I was trying to give the original poster a "less expensive" option vs $1,500 per year for StarOptions points as mentioned above. The OP said "We do enjoy going to Orlando every summer." To me it is all about the least expensive maintenance fees. If you buy a every other year 1 bedroom Sheraton Vistana Lakes or Cascades, your maintenance fees runs $500 every other year. This gives the access to RCI and II exchanges and getaways. All the Sheraton Vistana units are also giving home resort priority through Interval International access to the Marriotts also, another way to access the Marriotts in Orlando inexpensively. Yes, she will have to pay the exchange fee, plus the upgrade fee to go from a 1 bedroom to 2 bedroom, but definitely less than the 2 bedroom Marriott maintenance fees.

I am sorry, but to access - Westin Ka'anapali Beach, Westin St Johns, Harbourside Atlantis is NOT a reason that I would buy StarOptions. The question would be how often would you go there and how much are you willing to spend - including maintenance fees, airfare, etc.

 

[AnnieBets]

Does SVV have the sunset clause? That has been a concern to me in buying Florida timeshares. Thanks.

 

[DannyTS]

I was trying to give the original poster a "less expensive" option vs $1,500 per year for StarOptions points as mentioned above. The OP said "We do enjoy going to Orlando every summer." To me it is all about the least expensive maintenance fees. If you buy a every other year 1 bedroom Sheraton Vistana Lakes or Cascades, your maintenance fees runs $500 every other year. This gives the access to RCI and II exchanges and getaways. All the Sheraton Vistana units are also giving home resort priority through Interval International access to the Marriotts also, another way to access the Marriotts in Orlando inexpensively. Yes, she will have to pay the exchange fee, plus the upgrade fee to go from a 1 bedroom to 2 bedroom, but definitely less than the 2 bedroom Marriott maintenance fees.

I am sorry, but to access - Westin Ka'anapali Beach, Westin St Johns, Harbourside Atlantis is NOT a reason that I would buy StarOptions. The question would be how often would you go there and how much are you willing to spend - including maintenance fees, airfare, etc.

I do not disagree with you. I may speak from the prospective of a person who would not go to Orlando more than every few years. Last time we were there maybe 6-7 years ago and it is not on my short list. I stand by what I said though and I do own both SVV mandatory and 1 BR Cascades. SVV Bella is a great internal trader and it has the potential to be able to book MVC in the future. I agree that a Vistana trader is a good option cost wise if you can live with the shortcomings in terms of inventory in II.

 

[dioxide45]

Does SVV have the sunset clause? That has been a concern to me in buying Florida timeshares. Thanks.

I don't see a sunset clause written in to our deeds. I know that Grande Vista has them in our deed. So it doesn't look like SVV has one unless it is written in to the CC&R documents.

 

[TamaraQT]

Does SVV have the sunset clause? That has been a concern to me in buying Florida timeshares. Thanks.

what is a sunset clause?

 

[AnnieBets]

Some of first timeshares had a clause about the end of the deed. Some of the resorts in a Florida are coming up on that date but it isn’t limited to Florida.

 

[rog2867]

Marriott did not purchase Sheraton. They purchased the hotels, not the timeshares. The timeshare system is called Vistana, they own the Sheraton, Westin, timeshare system. if you convert your week to points then you get to use those hotels. Dont confuse the timeshares with the hotels...

 

[vacationtime1]

what is a sunset clause?

Very generally, a sunset clause is a provision in TS deeds or the CC&R's which state that the timeshare will end at a date certain in the future (typically ~50 years downstream), the property sold, the proceeds distributed among the owners, and the timeshare terminated.

There is usually an accompanying clause stating that there will be an election by owners -- perhaps 5-10 years before the termination date -- where the date can be extended.

 

[TamaraQT]

Thanks for the definition of the Sunset Clause. There seems to be a lot of responses and info above, but I still have a lot of questions. So let me try to provide more info so everyone can chime in for more ideas and clarification.

At least for the next 5 years, I will always need a 'standard' 2 bedroom. A 2 bedroom lock-off that splits into separate 1 bedroom units is not ideal for us at this time. Until I begin traveling solo, or as a couple, one bedroom units will not work. I need a 'standard' 2 bedroom. I will entertain a 3 bedroom lock-off that can converted to a separate 1 bedroom. I can let my son use the 1 bedroom lock off when traveling without me, or use it when traveling with me so he can have his own space/privacy. But for me, DH, DD13 and her BFF/Cousin, we will need a 'standard' 2 bedroom when we travel.

At this time, I have no intention to travel outside of the US to Hawaii or any other tropical island. I will go to an island via a cruise or an all-inclusive. I have no intentions of traveling to an island to stay in a timeshare at all. Now again, my plans may change when we become empty-nesters.

Another point is, when my daughter goes to college, having a timeshare may be beneficial in allowing us to come visit for an extended period of time as we hope to be retired by then. It may also be a good time to take full advantage of quick getaways.

At the current time we STILL enjoy Orlando/Central Florida. We may begin to branch out to other areas of Florida eventually. We have relatives and friends that live throughout Florida, so eventually we will go to those other areas. But right now I am focused on Orlando/Central Florida. But I want to make a 'smart' resale purchase that will give us options as vacations change. I am wondering should I buy in Orlando or buy outside of Orlando since its so easy to trade into the Orlando/Kissimmee/LBV areas. I always thought it was WISE to purchase in an area you KNOW you won't mind going to. So for us its Florida. Orlando right now, but maybe other areas later.

So I hope that makes sense. I am still looking, considering and gathering info. I thought that sticking to a MAJOR brand such as Sheraton/Marriott, Holiday Inn, and Wyndham would give me MORE options as vacation needs change.

 

[needvaca]

Tamara- there's a 2BR Sheraton Vistana Villages Bella for sale on Ebay right now for $1. https://www.ebay.com/itm/67-100-STA...260665?hash=item2d099494b9:g:dyMAAOSwqNdeoNzE

I actually bought a SVV Bella from this seller last year. He's legit.
It's worth 67,100 staroptions, not 81,000, but that's why it's close to free. (Bascially, you can use it for a full week off season, but for summer, your staroptions will only buy you 6 nights). It probably also comes with free usage in 2020.
If you bid on it, make sure to ask for and review the estoppel or deed (to make sure it's really Bella phase) and the last maintenance fee payment

I love staroptions, because you can bank or borrow them if you can't use your timeshare one year- I love this flexibility.
Also, if you try it for a couple years and don't like it, Vistana takes deedbacks. I actually had too many units, and just deeded back a similar unit a few weeks ago.
Also, it comes with Interval International membership where you can rent extra "getaway" off-season weeks for very cheap.

Bella or KeyWest 2BR 81,000 staroptions are more expensive like others have mentioned.
Good luck. It's a beautiful property.

 

[TamaraQT]

Tamara- there's a 2BR Sheraton Vistana Villages Bella for sale on Ebay right now for $1. https://www.ebay.com/itm/67-100-STA...260665?hash=item2d099494b9:g:dyMAAOSwqNdeoNzE

I actually bought a SVV Bella from this seller last year. He's legit.
It's worth 67,100 staroptions, not 81,000, but that's why it's close to free. (Bascially, you can use it for a full week off season, but for summer, your staroptions will only buy you 6 nights). It probably also comes with free usage in 2020.
If you bid on it, make sure to ask for and review the estoppel or deed (to make sure it's really Bella phase) and the last maintenance fee payment

I love staroptions, because you can bank or borrow them if you can't use your timeshare one year- I love this flexibility.
Also, if you try it for a couple years and don't like it, Vistana takes deedbacks. I actually had too many units, and just deeded back a similar unit a few weeks ago.
Also, it comes with Interval International membership where you can rent extra "getaway" off-season weeks for very cheap.

Bella or KeyWest 2BR 81,000 staroptions are more expensive like others have mentioned.
Good luck. It's a beautiful property.

Thanks @needvaca . I travel during the peak season weeks between week #27 thru #34 and my main travel isnt covered. Therefore its not worth it for me right now. But thanks for looking. I appreciate it.

 

[Mroze]

Thanks @needvaca . I travel during the peak season weeks between week #27 thru #34 and my main travel isnt covered. Therefore its not worth it for me right now. But thanks for looking. I appreciate it.

Given how easy it is to find availability in Florida I would go with what @needvaca recommended and use Interval to purchase cheap Getaways. Have seen 2BR-Units [including summer] for between $250 - $400 at both Marriott & Vistana properties in Florida.

 

[TamaraQT]

Given how easy it is to find availability in Florida I would go with what @needvaca recommended and use Interval to purchase cheap Getaways. Have seen 2BR-Units [including summer] for between $250 - $400 at both Marriott & Vistana properties in Florida.

Yeah, I hear ya...that sounds like a good deal. However, I would much rather have a deed that includes the weeks I want to travel. If the season I want is not within the contract, there is NO GUARANTEE of availability. I know II may have something, but no guarantee. Am I overthinking this? That is why I came here to share my thoughts. I know you all have more experiences with all of this than I do. I bought into Westgate years ago on a resale. I found TUG after my purchase. I don't want to make the same mistake of jumping in without much thought or research. I want to be sure I am going to get something I know I will use. I have no problem with continuing to rent for now. I am in no rush but I don't want good opportunities to pass me by.

I have narrowed it down to this so far:
I want a timeshare within the major corporations: Sheraton, Marriott, Wyndham, or Holiday Inn.
I want my contract to include the time of year that I travel most often (July-August) and maybe even have the ability to include holidays. (FLOATING)
I want a 2 bedroom at minimum...I am open to a 3 bedroom as I can always rent the extra 1 bedroom for profit.
I want my ownership to be in Florida or POSSIBLY a southern state(Virginia, South Carolina) that exchanges into the major chains in Florida (EASILY).

Now I am still going to give the Sheraton on Ebay another look if its still available. OMG!!! I am starting to get on my own nerves.

 

[Mroze]

Yeah, I hear ya...that sounds like a good deal. However, I would much rather have a deed that includes the weeks I want to travel. If the season I want is not within the contract, there is NO GUARANTEE of availability. I know II may have something, but no guarantee. Am I overthinking this? That is why I came here to share my thoughts. I know you all have more experiences with all of this than I do. I bought into Westgate years ago on a resale. I found TUG after my purchase. I don't want to make the same mistake of jumping in without much thought or research. I want to be sure I am going to get something I know I will use. I have no problem with continuing to rent for now. I am in no rush but I don't want good opportunities to pass me by.

I have narrowed it down to this so far:
I want a timeshare within the major corporations: Sheraton, Marriott, Wyndham, or Holiday Inn.
I want my contract to include the time of year that I travel most often (July-August) and maybe even have the ability to include holidays. (FLOATING)
I want a 2 bedroom at minimum...I am open to a 3 bedroom as I can always rent the extra 1 bedroom for profit.
I want my ownership to be in Florida or POSSIBLY a southern state(Virginia, South Carolina) that exchanges into the major chains in Florida (EASILY).

Now I am still going to give the Sheraton on Ebay another look if its still available. OMG!!! I am starting to get on my own nerves.

Sounds like you have your mind set on owning.

The reason I recommended Getaways is because they are a cheap alternative to owning more.
2BR Getaway at a Marriott in Florida $400 versus Maintenance-Fees at the same Marriott, Florida $1600.
When I first started Exchanging [14 years ago] via Interval made the mistake of exchanging my Marriott Ko'Olina for Marriott, Orlando.
Once I found out that I could get into a 2BR at the same Marriott, Orlando via a Getaway for $250 I started to better understand the way the TS world works.

Can't comment on Hilton or Wyndham, but would definitely recommend Marriott with an abundance of options in South Carolina & Florida.