• The TUGBBS forums are completely free and open to the public and exist as the absolute best place for owners to get help and advice about their timeshares for more than 30 years!

    Join Tens of Thousands of other Owners just like you here to get any and all Timeshare questions answered 24 hours a day!
  • TUG started 31 years ago in October 1993 as a group of regular Timeshare owners just like you!

    Read about our 31st anniversary: Happy 31st Birthday TUG!
  • TUG has a YouTube Channel to produce weekly short informative videos on popular Timeshare topics!

    Free memberships for every 50 subscribers!

    Visit TUG on Youtube!
  • TUG has now saved timeshare owners more than $23,000,000 dollars just by finding us in time to rescind a new Timeshare purchase! A truly incredible milestone!

    Read more here: TUG saves owners more than $23 Million dollars
  • Wish you could meet up with other TUG members? Well look no further as this annual event has been going on for years in Orlando! How to Attend the TUG January Get-Together!
  • Sign up to get the TUG Newsletter for free!

    Tens of thousands of subscribing owners! A weekly recap of the best Timeshare resort reviews and the most popular topics discussed by owners!
  • Our official "end my sales presentation early" T-shirts are available again! Also come with the option for a free membership extension with purchase to offset the cost!

    All T-shirt options here!
  • A few of the most common links here on the forums for newbies and guests!

HGVC Resale Purchase - Seeking Advice on Multi-Property Ownership

Jace

TUG Member
Joined
Jan 9, 2016
Messages
31
Reaction score
15
Location
Chicago
Resorts Owned
DVC: Aulani & Grand Floridian
HI all ... New to HGVC and researching resale options. I'm currently in the purchase process for a contract at Seaworld (2BR, Platinum, 11,200 points, $350 offer accepted, going through estoppel/ROFR, 2025 MF: $1832.51). I'm also considering MarBrisa (2BR, Platinum, 11,200 points, $750 offer pending, 2024 MF: $1709).

Our travel style is primarily last-minute trips and trips booked at the 9-month window. We typically need larger units (2BR/3BR). I understand the importance of keeping these contracts for Platinum weeks.

Key Questions:
  1. Seaworld vs. MarBrisa Value: MarBrisa is more expensive upfront, but MFs are slightly lower. How do I compare the overall value for our booking style, considering the difference in upfront cost and MFs?
  2. Multi-Property Strategy: Will owning at both resorts significantly improve our chances for last-minute 2BR/3BR availability, or dilute our booking power? Is it wise to buy at a second resort before even closing on the first? Are there any "watch areas" or things I should be aware of when owning at multiple home resorts?
  3. Home Resort Importance: How important is the "home resort" advantage for us, given our last-minute booking habits?
  4. Last-Minute Booking Tips: Any strategies for finding larger units last minute within HGVC? Resorts/times with better availability?
  5. Resale Resort Recommendations: Given our focus on last-minute 2BR/3BR availability, are there any specific HGVC resorts I should prioritize looking for on the resale market? Are there any known for better last-minute availability, lower MFs relative to points, or particularly good value in the resale market?
Thanks for any advice!
 

HuskerATL

TUG Lifetime Member
Joined
Jan 24, 2020
Messages
3,667
Reaction score
2,324
Resorts Owned
HGVC at Boulevard and Craigendarroch Lodges
I personally would not buy at Seaworld. It is easy to book with points when you own elsewhere and has high MF/pt.

Before you buy anything, research how the system works. Understand the importance of MF/pt since that is the cost each year. Ideally, you would be a 0.10 MF/pt...anything above that starts to get expensive when using your points across HGVC. Look at the stickies in this forum and the Maintenance fee sticky especially.

The only exception to the MF/pt rule is if you want to buy at a property that is hard to book when you want to use it, then it is worth owning there, such as Ocean Oak during the summer. It is very hard to book so if you know that you want to regularly use it in summer, then it could be good to own there.

Don't just look at a cheap purchase, look at total purchase price/pt, MF/pt, options for use, and options to offload. Our last three resale purchases were 0.24/pt for total purchase price/pt and that includes closing.

Home resort doesn't mean much but homeweek can mean something if you own at a hard to book location, like Valdoro during ski season.

last minute booking, Open Season, is just left overs. They are hit or miss on what is available.

I would look for a Vegas resale; Blvd, Paradise, Flamingo, or maybe Elara. Looks at this post, https://tugbbs.com/forums/threads/2024-hilton-grand-vacations-maintenance-fees.356662/post-2975698

and run reports here, http://hgvcmfs.com/default.aspx

Your goal should be to pay as little as possible to get the points that you need to have the vacations that you want.
 

jp10558

TUG Review Crew: Veteran
TUG Member
Joined
Oct 31, 2022
Messages
1,824
Reaction score
1,272
Location
Southern Tier NY
Resorts Owned
HGVC Seaworld
Wyndham Smoky Mountains
Foxrun Lake Lure
Gatlinburg Town Square
Are you looking for weeks or weekends? I tend to not see any interesting last minute bookings in HGVC direct, certainly not 2 or 3 bedrooms. At 9 months you can book most places (but not all). I strongly suggest not expecting to have lots of 3BR availability at all or at the last minute in timeshares. 2BR... I sometimes can do it in RCI or Wyndham, but mmmm. Sometimes. I've actually considered just breaking down and booking 2 1BR or a 1BR and a Studio or whatever - but now you need 2 units available at the same time.

If you were going to look last minute in HGVC I think you're looking mid week 2-4 days together sometimes, but I wouldn't count on it at all. If you wanted weekends I again wouldn't count on it.
 

Jace

TUG Member
Joined
Jan 9, 2016
Messages
31
Reaction score
15
Location
Chicago
Resorts Owned
DVC: Aulani & Grand Floridian
At the nine-month mark, I typically start planning trips like a split stay in Hawaii (e.g., Aulani plus another island), a long MLK weekend beach trip (Friday-Monday), or a pre-Christmas tropical getaway for a week before our usual New Year's week at Disney. Does that sound right?

Thanks for the great advice on the Marriott properties. I'm considering two Boulevard contracts: one for $4,500 (11.2k points) and another I just saw for $350 at SeaWorld (same contract). The SeaWorld offer has me very interested.
 

GT75

TUG Review Crew: Veteran
Moderator
Joined
May 30, 2016
Messages
5,204
Reaction score
3,635
Location
Gig City in Tennessee
Resorts Owned
Legacy HGVC
FAVC-Cabo
At the nine-month mark, I typically start planning trips
At the nine-month mark, you need to be booking trips because that is when the club season opens especially if you are going after the larger rooms.
 

dayooper

TUG Review Crew
TUG Member
Joined
Apr 14, 2018
Messages
4,199
Reaction score
3,701
Location
The Land of Ice and Snow
Resorts Owned
HGVC: The Flamingo, The Boulevard
@Jace Here are my opinions

Seaworld vs. MarBrisa Value: MarBrisa is more expensive upfront, but MFs are slightly lower. How do I compare the overall value for our booking style, considering the difference in upfront cost and MFs?

Neither is a good value for club bookings. If you are not going to use your Home Weeks, than either of these deeds are not as good of value as Vegas or Craigendarroch Lodge in Scotland. They both have high MF's and if they are points generators (using for club reservations at various resorts), than there's no need to purchase either of these for your second deed. $350 is a great purchase price, but I am of the inclination to spend more and get a deed with a lower MF ratio.

Multi-Property Strategy: Will owning at both resorts significantly improve our chances for last-minute 2BR/3BR availability, or dilute our booking power? Is it wise to buy at a second resort before even closing on the first? Are there any "watch areas" or things I should be aware of when owning at multiple home resorts?

If you are making club bookings less than 9 months out, where you own doesn't matter. Your home booking advantage is over once you get to nine months out and earlier. You have the same booking power as everybody else in the system. When purchasing a second deed before the first closes, the only issue you would have is making sure your deeds are vested exactly the same. You need to have the name/names on the deeds be exact. This is where your deed prep company can help. If you are using a place like LT Transfers for your first deed, I would use them for the second. If you have to use a different deed prep company, keep a copy of your vesting paperwork or see if you can't get it from the original prep company.

Home Resort Importance: How important is the "home resort" advantage for us, given our last-minute booking habits?

Not important at all.

Last-Minute Booking Tips: Any strategies for finding larger units last minute within HGVC? Resorts/times with better availability?

Weeks in the lower seasons (Gold and Silver) will be easier to book larger rooms last minute, but many of the more popular places will book up early. You also get a better deal because they are less points. If you have to follow a school schedule, Orlando and Vegas are your best bets. Anderson in Myrtle Beach might be a place to look at as well. The best strategy for last minute bookings is to keep checking often (like every other day) and be flexible where you need to go. Owners cancel their trips all the time and if your are diligent, you might find some decent weeks. Be prepared to not catch anything. Honestly, the last minute strategy is difficult with timeshares. We plan almost 2 years out. We have our plans and backup plans for summer 2026 right now and are prepared to book this September for next June.

Resale Resort Recommendations: Given our focus on last-minute 2BR/3BR availability, are there any specific HGVC resorts I should prioritize looking for on the resale market? Are there any known for better last-minute availability, lower MFs relative to points, or particularly good value in the resale market?

As @HuskerATL says above, The Boulevard and Paradise are your best domestic deeds to purchase as their MF's are some of the lowest in the system. I own at The Boulevard the Flamingo. We probably will never stay there (we prefer Elara in Vegas) but both have good MF ratios. You will pay more upfront, but if you keep them for any length of time, it will make up the difference with lower MF's. My MF's for my Boulevard are $500 less than Seaworld MF's for the same 11,200 points (you are included the club fees in your total above). Once you hit the club boking window, where you own doesn't come into play when you are making reservations. You just need to have the points to book your reservation.

HGVC deeds will always be available. My advice is to take your time and make sure the system can fit your booking style. If/when you decide to purchase another deed, be patient and look for your best deal on a great deed. Peruse ROFR.net to see what owners have reported the price of the deeds they bought were. One of the things I look at when buying a deed (I am very picky) is how easy can I divest myself of the deed if I need to. My two deeds would be pretty easy. Timeshares are very easy to acquire, but the flip side is they can be hard to get rid of. Choosing the right one can make it a great experience from start to finish.
 

brp

TUG Member
Joined
Oct 23, 2007
Messages
4,396
Reaction score
2,676
Location
Bay Area, CA
Resorts Owned
HGVC: W. 57th, Vegas Strip
DVC: Boardwalk Villas, Beach Club villas
At the nine-month mark, you need to be booking trips because that is when the club season opens especially if you are going after the larger rooms.
Agreed. We plan our trips to be able to get airfares at 11 months, and then rooms at 9 months.

Cheers.
 

Jace

TUG Member
Joined
Jan 9, 2016
Messages
31
Reaction score
15
Location
Chicago
Resorts Owned
DVC: Aulani & Grand Floridian
@dayooper thank you , very good advice. I have 2 deeds I'm waiting on offer approval for $4,500 each at Boulevard (2br , plat , 11k points). I just excited to see Sea World at $350. I do like the Sea World option as we do a lot of Orlando. I'll hold out to see how these come through.
 

HuskerATL

TUG Lifetime Member
Joined
Jan 24, 2020
Messages
3,667
Reaction score
2,324
Resorts Owned
HGVC at Boulevard and Craigendarroch Lodges
Orlando is very easy to book, no sense owning there plus, I suspect, their insurance rates will continue to go up therefore raising MFs
 

Jace

TUG Member
Joined
Jan 9, 2016
Messages
31
Reaction score
15
Location
Chicago
Resorts Owned
DVC: Aulani & Grand Floridian
Orlando is very easy to book, no sense owning there plus, I suspect, their insurance rates will continue to go up therefore raising MFs

Got it , well I'm kinda of committed to Sea World at this point and don't feel bad about it at $350 for the 11.2k plat contract.

Let's see on my offers of (2) 11.2k Plat 2br at Boulevard if they come through.

This is very helpful advice and love this community , I'm just happy to be expanding beyond DVC. HGVC MFs compared to DVC make me very happy :) I own 1400 points there and this is making me rethink which contract I need to sell :)
 

HuskerATL

TUG Lifetime Member
Joined
Jan 24, 2020
Messages
3,667
Reaction score
2,324
Resorts Owned
HGVC at Boulevard and Craigendarroch Lodges
The reason that you are only paying $350 is that they want out of it. There are people giving away Orlando deeds because it is the ongoing maintenance fees that will get you... Forever and they go up every year. You aren't stuck until you close the deed
 

h2oflyboy

TUG Member
Joined
Jul 31, 2018
Messages
133
Reaction score
80
Location
Houston via SoCal
Resorts Owned
Centum+ w/ bHC NYC: Quin, The Residences; HGVC: Maui Bay, and Ocean Tower; HVC: Cabo Azul
If I owned at Grand Floridian - it would think it'd be silly to own 2 2nd Orlando property - I get the importance of Orlando, but you own the "Grand Dame" of timeshare properties. Tell me why Sea World is so important? I can find rooms at SeaWorld, Tuscany, and Parc at will - The only selling point is the low MFs.

I was a bi-coastal WDW/DLR pass holder for years and I never had to sweat finding an HGV room in Orlando.

As a SoCal resident, I looked at any CA properties as redundant. I could drive to San Diego in under 2 hours and home again within the same day - I'm biased.

I bought my deeds at the hard to get into places - NYC, and Maui. (2 each). I 'CAN' use them as a "Home Week" but I do not need 7 consecutive days in either location and tend not to book weekends.

That's my opinion. Now...

What amazes me more than anything - is you ask for input and 2 hours later you tell us - You've already committed to SeaWorld. I think you are a much smarter person than you give yourself credit. You've invested in 2 of the best DVC property locations - Case in point!
 

Jace

TUG Member
Joined
Jan 9, 2016
Messages
31
Reaction score
15
Location
Chicago
Resorts Owned
DVC: Aulani & Grand Floridian
If I owned at Grand Floridian - it would think it'd be silly to own 2 2nd Orlando property - I get the importance of Orlando, but you own the "Grand Dame" of timeshare properties. Tell me why Sea World is so important? I can find rooms at SeaWorld, Tuscany, and Parc at will - The only selling point is the low MFs.

I was a bi-coastal WDW/DLR pass holder for years and I never had to sweat finding an HGV room in Orlando.

As a SoCal resident, I looked at any CA properties as redundant. I could drive to San Diego in under 2 hours and home again within the same day - I'm biased.

I bought my deeds at the hard to get into places - NYC, and Maui. (2 each). I 'CAN' use them as a "Home Week" but I do not need 7 consecutive days in either location and tend not to book weekends.

That's my opinion. Now...

What amazes me more than anything - is you ask for input and 2 hours later you tell us - You've already committed to SeaWorld. I think you are a much smarter person than you give yourself credit. You've invested in 2 of the best DVC property locations - Case in point!

Grand Dame , live that.

Just booked Christmas week there at our 11 month window :)
 

Mowogo

TUG Member
Joined
Dec 1, 2018
Messages
281
Reaction score
154
Resorts Owned
Grandview at Las Vegas; HGVC on Paradise; Bay Club at Waikoloa; Vacation Village Williamsburg; Sheraton Flex
For last minute, Florida regularly has sales on the amount of points required to make a club reservation. That and Open Season make Florida an easy market to get in at much more affordable than their normal exchange rate.
 

family4

TUG Member
Joined
Apr 18, 2008
Messages
23
Reaction score
6
I stayed at Maui Bay Villa this week and attended a presentation there. The last minute deal is through HiltonMax site. Can owners purchasing from resales access HiltonMax?
 

GT75

TUG Review Crew: Veteran
Moderator
Joined
May 30, 2016
Messages
5,204
Reaction score
3,635
Location
Gig City in Tennessee
Resorts Owned
Legacy HGVC
FAVC-Cabo
I stayed at Maui Bay Villa this week and attended a presentation there. The last minute deal is through HiltonMax site. Can owners purchasing from resales access HiltonMax?
Do you own either HGVC or HVC/DRI now? If you do, then in which system do you own and does it now include HgvMax? From your other post, it doesn't look like you currently own either HGVC or HVC.

Maui Bay Villa is part of HGVC. If you purchased resale in HGVC then you would have access to all HGVC resorts including Maui Bay Villa during the club season booking window. HgvMax doesn't transfer to resale owners (in either HGVC or HVC/DRI). Don't believe everything that the salesperson told you. IMO, resale HGVC is a very good system to purchase in. You will have almost all of the same benefits as developer purchases (except for HgvMax and getting to the elite levels which aren't worth it). HgvMax is only an exchange add-on that allows you to exchange into the other TS system at the 6-month mark. The general opinion is from those in HgvMax that it isn't worth it.
 
Last edited:

Jace

TUG Member
Joined
Jan 9, 2016
Messages
31
Reaction score
15
Location
Chicago
Resorts Owned
DVC: Aulani & Grand Floridian
I stayed at Maui Bay Villa this week and attended a presentation there. The last minute deal is through HiltonMax site. Can owners purchasing from resales access HiltonMax?

How did you like Maui Bay Villas. Im
Considering that as a home resort option now. Some good 2br deals right now on the market there.

Agree HGV Max is not worth it compared to the value you get with resale. Why do you need status in a TS system?
 

family4

TUG Member
Joined
Apr 18, 2008
Messages
23
Reaction score
6
I'm not a Hilton owner. We stayed at MBV with a VIP packet we purchased last year when we stumbled upon MBV while driving around Kihei. We were there as a group of 7 with three generations. VIP packet didn't allow a 3-bedroom unit so I got a 2-br and a 1-br. The facility is beautiful with its own private beach. I was told that we could watch whales at the facility but we didn't have time to do so.

I was shown HiltonMax to book the Open Season. The rationale was to purchase a small package and pay cash using Open Season on HiltonMax. I was presented with an EOY 11,500 point package. Annual maintenance was about $1300. They would allow me to use my EYO Westgate for a small annual fee. We decided not to take it because we wanted to research the resale market. But the ability to use HiltonMax seems beneficial.
 

BingoBangoBongo

TUG Member
Joined
Oct 6, 2020
Messages
1,116
Reaction score
913
Resorts Owned
HGVC: Elara, Kings Land, Valdoro Mountain, the District
I'm not a Hilton owner. We stayed at MBV with a VIP packet we purchased last year when we stumbled upon MBV while driving around Kihei. We were there as a group of 7 with three generations. VIP packet didn't allow a 3-bedroom unit so I got a 2-br and a 1-br. The facility is beautiful with its own private beach. I was told that we could watch whales at the facility but we didn't have time to do so.

I was shown HiltonMax to book the Open Season. The rationale was to purchase a small package and pay cash using Open Season on HiltonMax. I was presented with an EOY 11,500 point package. Annual maintenance was about $1300. They would allow me to use my EYO Westgate for a small annual fee. We decided not to take it because we wanted to research the resale market. But the ability to use HiltonMax seems beneficial.

Max gives you the ability to book across programs, ie; HGVC owner can book former Diamond properties, at the six month mark. It's questionable whether that is much of a benefit at most locations. Open Season rates are available to any HGVC owner, whether retail or resale. Sounds like they were trying to pitch Max to you, using a benefit that even non-Max owners have access to.
 

family4

TUG Member
Joined
Apr 18, 2008
Messages
23
Reaction score
6
So I'd be able to access Open Season by purchasing resales? We were tempting when they presented a package that would convert our Westgate to Hilton points with a small annual fee. But if I can purchase a resale, I'd sell/give away my Westgate.
 

family4

TUG Member
Joined
Apr 18, 2008
Messages
23
Reaction score
6
Grand Dame , live that.

Just booked Christmas week there at our 11 month window :)
If you plan to visit MBV sales team, ask to talk to Joe Gelson. He was probably the most honest TS sales we have ever encountered
 

SmithOp

TUG Review Crew
TUG Member
Joined
Jun 17, 2010
Messages
8,099
Reaction score
3,993
Location
Huntington Beach, CA
Resorts Owned
HGVC King's Land 2BR Premier 23.040K Points.
Grand Pacific Seapointe EOY Odd
So I'd be able to access Open Season by purchasing resales? We were tempting when they presented a package that would convert our Westgate to Hilton points with a small annual fee. But if I can purchase a resale, I'd sell/give away my Westgate.

Yes, we can all use cash Open Season at 30 days, but it's mostly 2-3 nights, not full weeks.

I've never heard of Hilton converting a Westgate, was that an Elara Vegas unit?

Here is current open season at MBV, it might improve as they complete more units, but maybe not with more owners.

1738517048017.png
 
Last edited:

BingoBangoBongo

TUG Member
Joined
Oct 6, 2020
Messages
1,116
Reaction score
913
Resorts Owned
HGVC: Elara, Kings Land, Valdoro Mountain, the District
If you plan to visit MBV sales team, ask to talk to Joe Gelson. He was probably the most honest TS sales we have ever encountered

Wouldn't he be the rep that showed you needed Max to use Open Season?
 

CalGalTraveler

TUG Review Crew: Veteran
TUG Member
Joined
Dec 21, 2014
Messages
10,686
Reaction score
9,317
Location
California
Resorts Owned
HGVC, MVC Vistana
The resort is new and not completed. Jury is out whether this will be a location that you must own to secure your desired reservation (like Ocean Oak) or whether you can trade into it with a cheaper Vegas VOI.

If you buy there you must intend to use it and trade infrequently because the relative MF is high.

Suggest that you rent and stay there before you buy. The units and grounds are nice but it is in a windy location that some like and some don't.
 
Last edited:
Top