Does Marriott take deedbacks on all its (U.S.) properties?

[JudyS]

On the Vistana board, there is a discussion about MVC's new policy of accepting deedbacks on all Vistana properties in the 50 U.S. States. (The Westin St John, and non-U.S. properties, are not part of the program.)

I am wondering if Marriott has a similar program for Marriott timeshares. I realize that most Marriott timeshares are valuable and that MVC has ROFR on many of its properties, which it often uses. But, I assume there are some off-season Marriott weeks that are a drag on the market. Does Marriott take back all weeks that owners no longer want? Or, are owners sometimes stuck with a low-value Marriott week?

 

[SueDonJ]

There's no guarantee that Marriott will take back any certain Weeks, no guarantee that they'll take back today what they took yesterday, no guarantee that the offer for any certain Week will match/exceed/or be less than any past offers on the same Week. But if they do accept a deed-back, often it's at an offer that will exceed what a Week will garner on the external resale market. Most Marriott deed-backs are then resold by Marriott as components of a Week/DC Points hybrid direct sale, although they can also convey deed-backs to the DC Trust to fuel the Trust Points sales engine.

If they're guaranteeing deed-backs for all Vistana Weeks, that's a much more concrete policy than for their Marriott-branded Weeks.

Contact information:
Website: Marriott Vacation Club Exit Specialists Are Here to Help
Email: resale.operations@vacationclub.com
Tel: 866-682-4547 (M-Th 9-5, F 10-5 EST)

 

[SteelerGal]

Since Vistana did not have a deedback program, MVC offered a similar program to Vistana members. Our requests actually goes to the same mailbox. Nothing is guaranteed.
I was denied last year because only annuals were being accepted. Another TUG member was successful so I retried again and still waiting after a month. I am not holding my breathe.

 

[JIMinNC]

If they're guaranteeing deed-backs for all Vistana Weeks, that's a much more concrete policy than for their Marriott-branded Weeks.

IF they are indeed doing that for legacy Vistana weeks, it might be because, as I have read on that board, many Vistana properties do not have ROFR. If they are indeed working on creating a combined points product of some kind, reacquiring inventory as inexpensively as possible to fuel the initial inventory of Vistana properties for that combined system, might be a reason to be more aggressive with Vistana than they have to be with Marriott. Without ROFR, deed backs may be the best way to get their hands on that inventory. Just speculating.

 

[Fasttr]

But if they do accept a deed-back, often it's at an offer that will exceed what a Week will garner on the external resale market. Most Marriott deed-backs are then resold by Marriott as components of a Week/DC Points hybrid direct sale, although they can also convey deed-backs to the DC Trust to fuel the Trust Points sales engine.

Is this correct. I always through straight deed backs went into the trust. I thought it was when they brokered a resale week that it was either sold as a direct resale week or sold as part of a hybrid package. In the first example, MVC is the purchaser (or receiver of a free week as the case may be), the second, MVC is merely acting as the broker.

 

[SueDonJ]

Is this correct. I always through straight deed backs went into the trust. I thought it was when they brokered a resale week that it was either sold as a direct resale week or sold as part of a hybrid package. In the first example, MVC is the purchaser, the second, MVC is merely acting as the broker.

I think we're on the same page understanding that when they take back Weeks it's in one of two ways, outright purchases that they convey to the Trust as opposed to acting as brokers for internal resales. I call them all "deed-backs" for the sake of simplifying things for those who ask if Marriott ever takes back inventory, but no doubt you use the terminology more correctly.

 

[dioxide45]

I think the terminology is the issue. A brokered resale is not a deed-back in any way. A deed-back would be where you sign your deed over to MVC and they then convey it to the trust. A brokered resale, the deed doesn't get transferred until they have a buyer. When you do a brokered resale, Marriott isn't taking your week back at all. It is going to someone else altogether.

 

[b2bailey]

My experience says when Marriott offers to do a deed back there is no $ exchanged. They are 'relieving' owner of need to pay maintenance fees.

A few years back I was late paying fees for a one bedroom, lowest season Timberlodge week. They offered the feed back option without my requesting. I decided to go ahead and pay 'one more year'. Glad I did because I exchanged through II for holiday week MVC Kauai.

 

[SueDonJ]

I think the terminology is the issue. A brokered resale is not a deed-back in any way. A deed-back would be where you sign your deed over to MVC and they then convey it to the trust. A brokered resale, the deed doesn't get transferred until they have a buyer. When you do a brokered resale, Marriott isn't taking your week back at all. It is going to someone else altogether.

All I want is to be able to answer questions like the one posed by the OP in this thread as easily as possible. Tell me what one word is better than "deed-backs" to encompass any/all inventory that Marriott might take back and I'll happily start using it.

Aside: has there ever been clarification as to whether Marriott does true deed-backs of high-value Weeks that they don't convey to the Trust, instead holding them as bait for future Weeks/DC Points hybrid sales? For example, my SurfWatch 3BR enrolled Week that gets 5750 DC Points - it'd be very good as either a Trust conveyance or a hybrid component. I guess the question I'm asking is do we know for sure that they don't hold any Weeks inventory, that they immediately either convey or broker (to a pending buyer) everything that they take back?

 

[Woj]

I called Marriott a few months ago regarding buying back our Custom House week only to find out that they only take the deed back without any $$$. I planned to try and sell it but have now decided to call them back and just write it off, hoping that they are still in the deed back mood! It took a few months for us realize that we are giving back something we paid $23,000 for and will be just giving it back for no $$$ in exchange.

 

[TUGBrian]

costs nothing to email or call them to ask!

 

[bogey21]

All I want is to be able to answer questions like the one posed by the OP in this thread as easily as possible. Tell me what one word is better than "deed-backs" to encompass any/all inventory that Marriott might take back and I'll happily start using it.

I don't know a better word to describe it than Deed-Back but I look at it as a Purchase by Marriott without compensation or expense to the Seller...

George

 

[dioxide45]

All I want is to be able to answer questions like the one posed by the OP in this thread as easily as possible. Tell me what one word is better than "deed-backs" to encompass any/all inventory that Marriott might take back and I'll happily start using it

Deed-backs is the right word for all weeks that Marriott might take back. However, brokered resales aren't weeks they take back. They list them and sell them for the owner. So they aren't weeks they take back at all. There is no single word that will describe both.

 

[Shirtman]

I did a deed-back on a Oceanwatch Silver a couple of years ago. There was no cost to us. They covered all transfer and legal fees. They turned me down near the end of the year as dues were coming up but after the next year fees were paid they a accepted the deed-back.

 

[JudyS]

I should have been more precise in my wording -- Vistana hasn't promised to take deedbacks, but it seems as if they are taking them at all properties in the 50 U.S. states. SteelerGal,, I just had Vistana agree to take back two EOY SVR (Orlando) weeks -- you may want to call them and ask. Perhaps your email slipped through the cracks.

I maybe should have phrased my original post differently -- are there situations where Marriott owners get stuck with weeks they can't unload? Or, is Marriott generally willing to take less desirable weeks off owners' hands?

 

[LUVourMarriotts]

I recently posted a thread about a conversation with the MFV GM. Something I didn't put in that post was the following. We discussed that MFV has little to no value on resale, and Marriott had previously told me they would allow me to deed back to them. That was one of the talking points I emailed to the GM ahead of our call. She contacted the resale department to ask them about it. She told me that the resale department informed her that they are not currently accepting deed backs, because they are "full" with Destination Points right now, so would not want to do the conversation. To me, that may also impact how ROFR may be, on its aggressiveness. Now, she may have just been saying this as well. If this is true, it could be real quick before they sell off a bunch and start back up again. Who knows?

 

[TheTimeTraveler]

I recently posted a thread about a conversation with the MFV GM. Something I didn't put in that post was the following. We discussed that MFV has little to no value on resale, and Marriott had previously told me they would allow me to deed back to them. That was one of the talking points I emailed to the GM ahead of our call. She contacted the resale department to ask them about it. She told me that the resale department informed her that they are not currently accepting deed backs, because they are "full" with Destination Points right now, so would not want to do the conversation. To me, that may also impact how ROFR may be, on its aggressiveness. Now, she may have just been saying this as well. If this is true, it could be real quick before they sell off a bunch and start back up again. Who knows?

My guess is that Marriott will accept Deed Backs of any resort as long as they were of high value weeks (i.e. Platinum Weeks). I am not so sure if they offer the same option on those Bronze and Silver Weeks that are out there in many resorts.

Just my opinion.



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[bazzap]

MVC recently offered deed back on Gold weeks in the Caribbean.

 

[Dean]

My guess is that Marriott will accept Deed Backs of any resort as long as they were of high value weeks (i.e. Platinum Weeks). I am not so sure if they offer the same option on those Bronze and Silver Weeks that are out there in many resorts.

Just my opinion.



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The reality is that many bronze and silver weeks are not worth the underlying fees so I'd think they'd have limited interest in such weeks. OP silver is a little bit of an anomaly as they likely should have put part of that time as gold and thus it may have higher value than the average silver season at most resorts.

 

[SteelerGal]

I should have been more precise in my wording -- Vistana hasn't promised to take deedbacks, but it seems as if they are taking them at all properties in the 50 U.S. states. SteelerGal,, I just had Vistana agree to take back two EOY SVR (Orlando) weeks -- you may want to call them and ask. Perhaps your email slipped through the cracks.

I maybe should have phrased my original post differently -- are there situations where Marriott owners get stuck with weeks they can't unload? Or, is Marriott generally willing to take less desirable weeks off owners' hands?

Thanks. Reaching out again.

 

[Steve A]

Two years ago we sold our Barony Silver through Marriott for $5,000. The first buyer backed out so we shared the $500 deposit with Marriott. They immediately found another buyer. We retained our Barony Bronze and it’s a good trader. We don’t use it since we live practically next door to the Barony on HHI.

 

[TravelTime]

I just sold 2 weeks back to Vistana and Hyatt that I purchased on the resale market. They gave me a decent price to buy them back from me. In fact, they are paying me more for the Hawaii week than I paid on the resale market. Both weeks were Platinum and in Hawaii and Key West, so that is valuable inventory for Marriott. The process takes some time, like 3-4 months to complete but they take care of it all. I have not tried to sell a Marriott week back so I am not familiar with how that would work but I assume it would be similar.

 

[Saintsfanfl]

In my experience they say no just about every time but then they exercise ROFR on a give away 100% of the time. In one case it was even a Christmas week in Breckenridge. They didn’t want it. I asked “not even for $1?”(not that I would). Nope. Then I sell it for $3,000 and they exercise ROFR. There is simply no logic to their madness.

 

[PcflEZFlng]

That was my recent experience with MVC as well. They turned me down twice last fall when I tried to deed back my Vistana WMH. So, I gave it away on TUG, but as soon as there was a taker, MVC swooped in and exercised ROFR. It just closed about a week ago (took about 2 months).

 

[TheTimeTraveler]

That was my recent experience with MVC as well. They turned me down twice last fall when I tried to deed back my Vistana WMH. So, I gave it away on TUG, but as soon as there was a taker, MVC swooped in and exercised ROFR. It just closed about a week ago (took about 2 months).

It's too bad you had to go through that hassle, but if they made it too easy then everyone would be turning in their weeks all at once. They want the owners to sweat it out and maybe the owners won't bother to do so (and hence keep their weeks).

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