@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.
hopefully all deeds are closed and active by then and I'll have to report back on if it was a success.