Festiva takes over resort

[Sou13]

Important message from TimeSharing Today

Important message from TimeSharing Today​

Timesharing Today will be publishing another article, this time on the marketing and sales practices any of the owners experience IN THEIR HOMES.

They will need our help. This is what they are looking for:

They are planning a generic article about the sales tactics of developers going to the homes of owners and coercing them into converting them to points. The article won't give any names but will be descriptive of the methods used. Please let TimeSharing Today know what experiences of owners were without disclosing any personal or confidential information.

So, why are they doing all this picking and poking?

TimeSharing Today believes a storm is brewing in the timeshare industry. Owners are moving beyond just complaining; they are organizing in many areas of the country and internationally and have either already turned to the courts or are getting ready to do so. Attorneys General have undertaken action to curb scams. It is their belief that 2010 may prove to be an explosive year for timeshare litigation that will affect developers, owners associations, management companies and millions of owners. A multitude of owners are realizing that they have lost control. In some cases, they have learned that they never really had control. Owners are tired of being manipulated, coerced and lied to. Some of these allegations have already been made public in the courts, in print and on various online forums and blogs. The word is out and it won't go away.

TimeSharing Today is committed to covering all aspects of the industry. They have been publishing a lot of painful stories and have spoken directly to many concerned owners who are desperate for change in an industry that has so much good to offer but can't seem to effectively regulate itself. The courts may be their only source for relief. But, there are also so many happy tales. Perhaps, many more than the tales of conflict and abuse. Let's never overlook the positive side of vacation ownership. Let's work toward raising the level of good faith and fair dealing every timeshare owner deserves. If we're stuck to a contract of adhesion, let's work toward having that contract result in happy, carefree timeshare vacations.

Please email comments to: staff@tstoday.com Subject: The industry

Below is a special message to Sandcastle/Southcape owners whose plight has been published in TimeSharing Today:

TimeSharing Today Magazine has been publishing since 1991 as an independent voice for the owner. It recently announced enhanced services to be more proactive in advocating for the owners on the issues that many are facing. TimeSharing Today has begun supporting us by publishing our letter detailing the difficulties we are addressing and obtaining a response from the resort management. As we continue to seek greater owner control at our resort, TimeSharing Today will continue to support our efforts to create awareness. We ask that you show your support by subscribing to this important publication. Please use this link: https://tstoday.com/shop/freebonus.aspx?source=grp02

 

[bnoble]

Are any other Festiva owners being contacted by some outfit called ListingDepartment.com?

Something doesn't smell right. Details in this thread.
http://tugbbs.com/forums/showthread.php?t=108382

 

[ChrisH]

Now for the TRUTH - Festiva Adv Club FEES - 2010

From: Festiva Resorts November 10, 2009

Dear Sir or Madam

This year has been an exciting year for the Festiva Resorts Adventure Club, but we sure aren’t sad to see it go. 2009 has been a tough year for nearly everyone and the Adventure Club is no exception. On the positive side, there have been some great additions to the Adventure Club this year and there are more to follow in 2010 and beyond. We would like to take this opportunity to update you on these recent additions and inform you of some exciting future additions and some unfortunate changes that may not be as pleasant.
Festiva Resorts has added four fantastic destinations for members to choose from. All are not available for your next vacation with the Adventure Club. From skiing in Maine to Mardi Gras in New Orleans, or from relaxing on the beach in one of America’s oldest cities to fall leaf watching in New England, the Adventure Club has made it available for you.
• Rangeley Lake Resort in Rangeley, Maine
• Frenchmen Orleans 519 in New Orleans, Louisiana
• Ocean Gate Resort in St. Augustine, Florida
• Southcape Resort & Club in Cape Cod, Massachusetts
During 2009 we heard feedback from many of our members that were not happy with the $89 multiple reservation fee that was charged for any stay booked after the first reservation transaction. We are happy to announce that effective immediately the $89 multiple reservation fee has been eliminated and there will be $0 charge for making multiple reservations.
Festiva Resorts has added nearly 4,000 new members to the Adventure Club through its sales efforts in 2009, bringing total membership to nearly 16,000 members.
We would also like to remind you that you may accelerate a future year’s allotment of points and/or rent additional points in order to complete any reservation.
Unfortunately the Adventure Club has seen the effects of the economic recession just as it has impacted many other industries, businesses and individuals. In 2009 we have seen an increase in delinquencies and defaults. As a result the Adventure Club is facing some very large deficits in 2010. In order to face those deficits head on and to ensure that the Adventure Club continues to fulfill its mission of providing superior products and services to its members, the maintenance fee structure is being adjusted to include nearly $1.7 million in expected bad debt and defaults. To be straightforward, that will result in an increase in fees for everyone. At this time the assessments have not been completed and we will not have the specific maintenance fees amounts available until immediately before your invoice is mailed. The Owner Services department does not have this information at this time.
Festiva Resorts passes this new along with sincere empathy as it has certainly felt the pain firsthand. Festiva Resorts (while under no obligation to do so) has subsidized the Adventure Club’s bad debt in an amount approaching $1 million during 2009 and will again contribute and estimated $1 million in 2010.
We mention the above contributions as we predict that the news of this increase could be met by accusations and rumors spread among members through various internet outlets or at the resorts. The facts are that people have been hit pretty hard during 2009 and quite simply many of them can no longer afford their home or their car, let alone their Adventure Club membership. To lessen the impact of this deficit on all members Festiva Resorts is going above and beyond its obligations by contributing $2 million in subsidies by the end of 2010 that otherwise would have been used to further enhance the Club and its resorts. We ask for your understanding and to come to terms with the fact that you the members and we the founders of the Adventure Club are in this together. We know that these economic woes will eventually pass and we also know that in order to protect your investment and ours all parties involved must act responsibly and face this burden squarely and completely.
We want to provide you with the facts and be as transparent as possible as you will be receiving your Maintenance Fee invoice by mail in the next few weeks. Again, we appreciate your understanding and have confidence that the efforts of responsible members like you along with those of Festiva Resorts will help to continually improve the Adventure Club program and its family of resorts. We look forward to servicing your vacation needs in 2010 and moving forward.

Sincerely,
Festiva Resorts Adventure Club

 

[Bill4728]

In 2009 we have seen an increase in delinquencies and defaults. As a result the Adventure Club is facing some very large deficits in 2010. In order to face those deficits head on and to ensure that the Adventure Club continues to fulfill its mission of providing superior products and services to its members, the maintenance fee structure is being adjusted to include nearly $1.7 million in expected bad debt and defaults.

WHY??

Not that it is surprising that there are people not paying their MFs or defaulting on their TS but why is that the problem of the other owners?

Couldn't & Shouldn't the HOA just take those weeks, which aren't being used by the delinquent owners, and rent them? Then use that money to make up the delinquencies.

 

[tombo]

WHY??

Not that it is surprising that there are people not paying their MFs or defaulting on their TS but why is that the problem of the other owners?

Couldn't & Shouldn't the HOA just take those weeks, which aren't being used by the delinquent owners, and rent them? Then use that money to make up the delinquencies.

The owner who should pick up all of the delinquent payments is Festiva. Festiva owns all Adventure Club weeks at all Festiva resorts, the members actually own nothing. The Adventure Club members only get points for a limited number of years to use, but they have no ownership at all.

Why should dues paying members pay for defaults on weeks that Festiva owns? They shouldn't, it is the owner's (Festiva's) responsibility to cover the expenses on the properties they own.

Does Festiva rent those delinquent weeks? Yes.

Who gets that rental money at most of the resorts they control? The HOA? No, Festiva gets it.

Has Festiva cut the costs of management at their resorts by reducing the mgt fees paid during these tough times? No. Why not? Because a large percent of Festiva's income comes from Mgt fees paid to themselves at the resorts they control.

Can the resorts fire Festiva as the Mgt company and hire a new Mgt company who will be more fiscally responsible to Festiva Adventure Club members and actual weeks owners (who won't convert to Festiva giving up their deeded weeks) at the same resorts? No because Festiva places themselves and their employees on the board assuring that they will not be removed as Mgt company at any resort they take over using the weeks they own to vote themselves board members. The board members then vote festiva the mgt company in perpetuity.

Has Festiva stopped all other assessments and renovations until the economy recovers? No, they continue to assess at different resorts to improve the value of the property they own as more and more owners become delinquent.

This letter from Festiva to members is the bend over and get ready warning of the assessments to come. If you think that there are some delinquencies now, just wait until the letters anouncing the MF's increases and assessments for 2010 are mailed, then you are really going to see some FAC members and weeks owners hand their deeds back and run for the hills. Delinquencies they are a coming.

How long can Festiva hold on with few sales and dwindling membership dues? Probably not long.

Will Festiva bill and bill everyone they can to keep themselves in the black until owners and members can only see red? I feel sure that will be the case considering how quick they were to assess and raise MF's when times were good. Now that times are bad i can only assume that the MF increases and assessments will only get worse.

Before long Festiva might totally kill their cash cow by strangling the remaining paying members and owners until there are not enough left to keep the doors open. Who will last longer, the overcharged members and owners, or the underfunded Festiva? Only time will tell.

 

[e.bram]

Hip, Hip, Hooray!!!

 

[timeos2]

It's another case for super LLC!

Why should dues paying members pay for defaults on weeks that Festiva owns? They shouldn't, it is the owner's (Festiva's) responsibility to cover the expenses on the properties they own..

Maybe they can just put the trust into an LLC and abandon the whole mess to "someone" who will clean it up for them? It seems to be the answer for most timeshare owners according to some, why not Festiva? Then they can sell it all over again until they tire of it. Yup, that should do it.

In serious answer Festiva doesn't own the resorts but the control of the resorts which they assign to buyers through the trust. By purchasing a share or shares you commit to the rules and regs which include the requirement to pay the fees. Unfortunately you have no say in those fees or how they get set - just another reason not to buy into the idea of a trust based system IMO. It is far too one sided in favor of the operator/management as you and other owners are quickly finding out.

 

[tombo]

In serious answer Festiva doesn't own the resorts but the control of the resorts which they assign to buyers through the trust. By purchasing a share or shares you commit to the rules and regs which include the requirement to pay the fees. Unfortunately you have no say in those fees or how they get set - just another reason not to buy into the idea of a trust based system IMO. It is far too one sided in favor of the operator/management as you and other owners are quickly finding out.

Festiva owns the weeks that the points memberships are based on so whenever a member defaults on their annual dues, it is not the other renters responsibility to pay Festiva's shortfall on their deeded property. If you are renting an apartment from a landlord he doesn't charge you more when your neighbors don't pay their rent.

Festiva bought all of the unsold inventory and all of peppertree's/ Wyndham's weeks at Blue Ridge Village giving them ownership of the majority of weeks in Phase 2 at my resort. They claim that they own the common areas out right and they also purchased woods which they plan on building new timeshares on. So yes they actually do own the mjority of Phase 2 at my resort, in fact they own 80% according to their CEO. No matter how many points memberships they sell, they will always own at least 80% because they don't offer the deeded weeks they own for sale. This 80% ownership is how they took over control of the HOAs because they have 80% of the votes.

I didn't buy into Festiva's system and never would. What happened is that I was a deeded owner when the resort was managed by Wyndham. I am still a deeded fixed week owner at the resort and Festiva can't do anything about that. Festiva came in and took over the resort and I had no say in that just like I have no say in them managing the resort, no say in what they charge to manage the place, no say in what they renovate, no say in what they assess, and no say about who they hand pick to be on the board. It is a great resort run by a terrible organization who raises MF's and assesses as they see fit. I have yet to quit and sell because I love the resort and the area, but once they inform me how much it will cost me in MF's and assessments in 2010 I might have to punt my weeks I own at this resort. I hope they will not be stupid and raise MF's and assessments so high that many more owners will have to default, but I am afraid that their need for cash now will lead them to charge too much during these tough times. We are at their mercy and I am afraid that they won't show any mercy.

 

[e.bram]

tombo:
Any MF increases or SAs Festiva raises they have to pay themselves(80%)also. However Festiva could be heading into a death spiral if the members bail.Too bad?

 

[Kozman]

impact on fixed weeks

How can this Festiva problem be forced onto the fixed week owners if they do not own the club points.

 

[e.bram]

If an owner of a large number of units stops paying MFs and SAs, you figure it out.

 

[tombo]

How can this Festiva problem be forced onto the fixed week owners if they do not own the club points.

Festiva owns 80 percent of the vote in phase 2 and votes their votes to place their own employees and officers as board members. Because the resort's board members are predominatelly Festiva employees, the board can vote to raise MF's, raise Mgt fees paid to Festiva, and they can vote to assess. There is nothing the fixed week owners (like myself) or Festiva members can do about it except pay the increased fees or sell. The board can't be voted off by fixed week owners because we don't have enough votes and the Festiva Club members don't own anything so they don't even get a vote. Festiva control everything at the resort because they control the HOA's.

That is how they can force their financial problems onto fixed week owners.

 

[Kozman]

Festiva owns 80 percent of the vote in phase 2 and votes their votes to place their own employees and officers as board members. Because the resort's board members are predominatelly Festiva employees, the board can vote to raise MF's, raise Mgt fees paid to Festiva, and they can vote to assess. There is nothing the fixed week owners (like myself) or Festiva members can do about it except pay the increased fees or sell. The board can't be voted off by fixed week owners because we don't have enough votes and the Festiva Club members don't own anything so they don't even get a vote. Festiva control everything at the resort because they control the HOA's.

That is how they can force their financial problems onto fixed week owners.

I understand that point, but how can they co-mingle the funds from the weeks owners into the pot of the club owners to relieve their mistakes? Aren't they two separate pots of money? If all the club owners quit paying then wouldn't the club go bankrupt and sold off to another buyer who could repair the abuse?

 

[e.bram]

If Festiva goes belly up(or decides not to pay MF for any given TS), then the non Festiva owners have to pay the entire budget.

 

[Tia]

How can they mix the money? One way would be they are not ethical and just do it , been there . Who is to stop them?

I understand that point, but how can they co-mingle the funds from the weeks owners into the pot of the club owners to relieve their mistakes? Aren't they two separate pots of money? If all the club owners quit paying then wouldn't the club go bankrupt and sold off to another buyer who could repair the abuse?

 

[tombo]

When you divide the number of weeks owned into the total amount of money required to operate the resort, the weeks owned by individual owners and the weeks owned by Festiva count as a total. When an individual owner doesn't pay for their MF's, the slack has to be picked up by the rest of the owners to cover the budget.

Festiva does the same thing even though they are the OWNERS and should pay the MF's for every week they own, not just on the weeks that members actually pay dues on. Instead when members don't pay they simply divide expenses by the total number of Festiva members paying and the total of fixed weeks owners paying and come up with an average per paying week that will cover the budget and send out the bills. Festiva acts like them paying money for weeks they own that members aren't paying dues on is generous and something they don't have to do. In reality they should pay dues on every week they own whether a member has paid to use the week or not. If it was fair it would be the total paying weeks owned by individuals plus the total of weeks owned by Festiva divided into the total budget and a per week MF could be fairly determined. Since Festiva actually owns their weeks they should be responsible for any MF's, assessments, and non payment by their members because they are the owners.

If you own an apartment complex you can't not pay taxes, electricity, insurance etc. on apartments you haven't been able to rent. If you have numerous empty units you can't raise rent on the other tenants each year to cover your lack of rental income because the tenants will just move out. Festiva has members locked in for 30 years and will ruin their credit if they don't pay whatever annual dues they charge regardless of how much or little of the corporate money they actually spend on weeks owned by Festiva which are not collecting membership fees. Fixed week owners must pay whatever bill the HOA sends them or face collections too. As I said earlier, you are at their mercy.

 

[tombo]

I understand that point, but how can they co-mingle the funds from the weeks owners into the pot of the club owners to relieve their mistakes? Aren't they two separate pots of money? If all the club owners quit paying then wouldn't the club go bankrupt and sold off to another buyer who could repair the abuse?

Eventually the Festiva club will probably go bankrupt, but before that happens so could the resort. No electric bills paid, no power. No taxes paid, resort goes into foreclosure. No payroll met, employees quit. No upkeep, the resort becomes less valuable, more expensive to renovate, and harder to sell weeks and memberships.

This is still a great resort and it is in good shape. If somehow Festiva pays their fair share and doesn't assess and MF us out of existence it will remain a great resort. The members and owners must ride it out until Festiva goes broke, resumes making money, or sells. Somehow this resort must stay solvent and with the huge number of the weeks owned by Festiva, the majority of the financial responsibility also lies with them. Now getting them to pay their fair share rather than simply shifting more and more of the financial burden to owners and members is something that is impossible to do. If they get too greedy they will kill the goose that laid the golden egg.

 

[Sou13]

My first comment is to the moderator who moved this discussion to the U.S. Eastern when it was originally in the "Points System Discussions": Are all resorts in the Festiva Adventure Club located in the Eastern U.S.? This is about Festiva's points-based Adventure Club, not Festiva Resorts!

My next comment is about the letter posted above. That's not the entire letter. A Festiva Adventure Club member read me the rest of the letter. Festiva is offering $500 gift certificates to various Festiva resorts on a first-come, first-served basis, and one of the clubs is Blue Ridge Village!

At Southcape Resort the Outfield Marketers are so desperate to sell conversions to Festiva that now when an owner wants to rent at the owners' discounted rate, it has strings attached: The owner has to agree to "take a tour of the resort to hear about the exciting new exchange opportunities!" (http://www.tugbbs.com/forums/showpost.php?p=820309&postcount=1184)

 

[tombo]

My first comment is to the moderator who moved this discussion to the U.S. Eastern when it was originally in the "Points System Discussions": Are all resorts in the Festiva Adventure Club located in the Eastern U.S.? This is about Festiva's points-based Adventure Club, not Festiva Resorts!

I agree that this thread should remain on the points forum.

Festiva has resorts in the caribbean (St Martin), Branson Missouri, a caribbean sailing club, Maggie Valley, Gatlinburg, Nassau Bahamas, and Wisconsin Dells Wisconsin on top of the east coast resorts. I too think that this Festiva thread should remain in the points forum since the discussion encompasses more than just east coast resorts, it is about all festiva points owners at all locations. The letter we are currently discussing was sent to all Festiva resort owners, not just those on the east coast.We already have Southscape and Sandcastle discussions listed on the eastern section since those discussions relate to specific east coast resorts.

 

[Sou13]

"We don't sell weeks, we sell points"

It's been a year since my close call with Greg Hughes at Southcape Resort and I'm back from my 4-day stay. Here's the latest:

There's a big sign in the clubhouse next to the reception area that gives the impression that if you make an appointment with "owner services" in Unit 32 there are weeks for sale at Southcape and Sandcastle Resorts. The Sandcastle weeks are supposed to be available for the "balance owed" or something to that effect. Because I didn't check in on Saturday, I wasn't offered a $50 gift card at check-in for making an appointment. But Frank in owner services was able to squeeze me in Friday morning, and when he learned that I knew about New England Vacation Services and the FAC he didn't put me through any presentation, just answered or tried to answer my questions.

The first question was, how much are they asking for a week, to which the reply is that they don't sell weeks, they sell points. I hope I get this right because Frank is going to check up on my report. So here goes and you can decide what to make of it:

"Nobody is selling deeded weeks anymore. The United States is the only country where you can buy a deeded week that you own forever. At most you can own a week for 30 years. The timeshare deeded weeks have gone out like the VCR and I won't sell you a VCR either."

Frank is paid by Outfield Marketing to either sell me points for one of the weeks owned by New England Vacation Services or to tell me what a wonderful opportunity I will be missing if I don't convert my deeded week to points in the FAC. New England Vacation Services would supposedly be doing Southcape weeks owners a disservice if they hadn't made a deal with Festiva.

When you enter his office you see one of the beautiful wood-inlaid boat pictures that have been removed from units 1-31. According to Frank that was the only one that hadn't been damaged by guests' children.

Someone put notices under guests' doors for two or three weeks last summer. These notices cost Outfield Marketing big bucks in lost sales. I told Frank that this was all news to me but did ask him to make a copy of one for me, which he did.

According to Frank, there's a lot of misinformation on TUG and it's no longer worth the time to read our discussions. He finds them almost laughable.

I was completely unaware that only owners of units 1-31 have "float" weeks. Weeks in units 32-55 are all fixed weeks. Float weeks are a bad idea which is why units 32-55 are all fixed weeks and have a different master deed. The entire resort needs to be united under one master deed.

Festiva isn't about to "take over" Southcape and the whole idea of complaining to the Attorney General is unfounded according to Frank.

Here's the selling point that I can't comprehend. Southcape Resort has check-in on Saturday but if you are a Festiva points member you can stay from Friday to Sunday and if you reserve less than 30 days in advance you can stay more than 7 nights per year. The reason I argued with him about this is that in order for anyone to stay from Friday to Sunday, there have to be two weeks available and as the weeks get sold that is less likely to happen.

The before and after pictures that were on display at the owners' meeting are now on display in owner services. Everyone is so impressed with what a wonderful job New England Vacations Services has done at Southcape by assessing us for doing it! So New England Vacation Services bought 550 unsold weeks at Southcape Resort at a "fixer-upper" price and then charged the maintenance-fee-paying owners for fixing up their units! And the way they "convinced" weeks owners to convert to points was to tell them that they would not have to pay the special assessments that would have to be levied on weeks owners in order to do it.

Frank used a calculator and found that the owner of 6 float weeks got the best deal. Since this discussion is about what kind of offers weeks owners were being made I can finally report that there is only one base Festiva MF per member and the # of points owned determine what the MF will be per year. While six deeded weeks have six MFs the Festiva member pays one base MF which will be going up this year. The owner of the 6 weeks that were converted to Festiva points paid one conversion fee of $2990 and 6 processing fees of $195. No wonder she sold out to Festiva!

I have to submit this now and get back to it tomorrow. Meanwhile, comments and questions are appreciated.

 

[mweinberg]

According to Frank, there's a lot of misinformation on TUG and it's no longer worth the time to read our discussions. He finds them almost laughable.

What's almost laughable is the notion that it's no longer worth their time to read our discussions. Cliff Hagberg logs onto TUG BBS every single day like clockwork. Clearly, they DO care what's being said here, and they monitor it very closely.

If the sign in the lobby says that they have weeks for sale, but once you get there they are selling only points, this is a perfect example of "bait and switch." This, in itself, warrants a complaint to the Attorney General and to CAC. Clearly, the folks at Outfield believe we're all pretty stupid!

mweinberg

 

[Sou13]

I posted this to the "merged" Sandcastle discussion:

Massachusetts Secretary of State William Francis Galvin has been running TV advertisements for Massachusetts residents to call a toll-free # if they have been victims of fraud. On his website there is an announcement of a $3.9 million restitution to Massachusetts residents who have been victims of a senior citizen fraud case.

The toll-free # is fleeting and hard for senior citizens to read, and it's not announced, but I did manage to jot it down and call it today. I talked to a very helpful and empathetic volunteer who couldn't understand why the Attorney General hasn't filed a class action suit against New England Vacation Services. He encouraged owners of timeshares in Massachusetts to get more vocal and make our case heard. The contact info posted above is just the beginning of who should be hearing from us.

Today there's an article in the Cape Cod Times: AG files suit for alleged Cape timeshare scam.

The TV advertisements are vague and don't necessarily make it clear that the # has been set up for victims in this particular settlement and the volunteer suggested that it was made vague enough to encourage victims of any kind of fraud to call.

I posted it to that discussion because it immediately follows all the contacts that ChrisH had posted. And that's just the beginning of places to complain!

What isn't laughable is that to date there may be more than 800 Sandcastle and Southcape weeks that have been acquired by Festiva as a result of these deceptive tactics. And they are deceptive. There's no way that the average points member can find a Friday to Monday stay at Southcape on a regular basis. As the fixed weeks get switched over to points, these 3-night stays will become less and less possible. The only weekends that might be available would be in the freezin season when even a weekend getaway to Cape Cod might not be where you'd want to spend your points. And you might have to spend them in January or February or risk not finding anything available at the end of the year.

I have yet to find a former Southcape owner who's happy with Festiva. Why don't they post here?

 

[Sou13]

?????

Here's a puzzle for you. NEVMSLLC claims that NEVS is selling weeks. Yet when I search the Barnstable County Capeview Internet Access for weeks sold by New England Vacation Services in Mashpee here' what I find:
NEW ENGLAND VACATION SERVICES LLC (Gtor)
INTERCITY ESCR (AS TR) UNIT 10 TIME 50
Time Sharing Deed Mashpee
10-16-2009 24100-87
NEW ENGLAND VACATION SERVICES LLC (Gtor)
INTERCITY ESCR (AS TR) UNIT 47 TIME 11
Time Sharing Deed Mashpee
10-16-2009 24100-89
NEW ENGLAND VACATION SERVICES LLC (Gtor)
INTERCITY ESCR (AS TR) UNIT 17 TIME 53
Time Sharing Deed Mashpee
10-16-2009 24100-95

Can anyone explain how there can be a Week 53 at Southcape Resort?

 

[tombo]

The fixed weeks MF's didn't go up from last year. Apparently only Festiva Adventure club members got assessed for the shortfall from delinquencies.

I love my resort that Festiva took over, the staff is great, and I don't want to sell. If they continue to keep the MF's in line for fixed week owners I won't have to sell a resort I like a lot.

 

[Sou13]

"Help NEVS sell its weeks"!

The Barnstable online registry has been updated through Dec. 4, 2009, and I went through all the weeks that have been converted to the FAC. Of more than 250 weeks to date, less than 70 are from Units 32-55!

The bulk of the weeks bought by NEVS are in Units 32-55 which I had not realized until my visit with Frank in "Owner Services" are fixed weeks. This explains why Festiva is so eager to grab weeks from float weeks owners of Units 1-31, rather than buying the NEVS-owned weeks.

Frank claims it's not "fair" that owners in Units 32-55 have "fixed" weeks while owners in Units 1-31 have "float" weeks but I contend that if anything is "unfair" it's what's happening at Southcape thanks to Frank and Outfield Marketing!