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Hi, I am a Timeshare salesman who cant read the rules!

@Jason245

This is interesting

NYC average hotel occupancy in 2013: 88.3%
NYC average hotel occupancy in 2012: 87.4%
NYC average hotel occupancy in 2011: 85.2%
NYC average hotel occupancy in 2010: 85.5%
NYC average hotel occupancy in 2009: 81.5%
NYC average hotel occupancy in 2008: 85.3%
NYC average hotel occupancy in 2007: 86.1%
NYC average hotel occupancy in 2006: 85.6%
NYC average hotel occupancy in 2005: 86.1%
NYC average hotel occupancy in 2004: 82.4%
NYC average hotel occupancy in 2003: 76.3%
NYC average hotel occupancy in 2002: 75.6%
NYC average hotel occupancy in 2001: 73.4%
NYC average hotel occupancy in 2000: 84.6%
 
Jason245 said:
Interestingly enough, from 2008 to 2013 hotel rates actually remained steady or declined. I have yet to hear of any MF decreasing. As for point redemption increases, there were a number of significant ones with the major chains last year, that being said, before last year they had been steady for a number (I mean 5+ years)

I have mostly detemined this from my own personal experiences (and it was primarily driven by lower occupancies due to the poor economy). Rates are back on the uptick.
Click to expand...
I agree but its still tough to track the decreases. Nicer chains like Marriott offer all sorts of incentives ($50/night resort credits, free parking, meals etc.) in lieu of lowering room rates. This makes it appear that they are not "discounting" when the effective total cost per night is far lower for the renter.
 
tante said:
@Jason245

This is interesting

NYC average hotel occupancy in 2013: 88.3%
NYC average hotel occupancy in 2012: 87.4%
NYC average hotel occupancy in 2011: 85.2%
NYC average hotel occupancy in 2010: 85.5%
NYC average hotel occupancy in 2009: 81.5%
NYC average hotel occupancy in 2008: 85.3%
NYC average hotel occupancy in 2007: 86.1%
NYC average hotel occupancy in 2006: 85.6%
NYC average hotel occupancy in 2005: 86.1%
NYC average hotel occupancy in 2004: 82.4%
NYC average hotel occupancy in 2003: 76.3%
NYC average hotel occupancy in 2002: 75.6%
NYC average hotel occupancy in 2001: 73.4%
NYC average hotel occupancy in 2000: 84.6%
Click to expand...

NYC is a bubble onto its self, even so, looking at the trend, occupancy declined starting after 2007 and took until 2012 to recover. Many other parts of the country only really started to feel that recovery closer to 2013 from the rates I have seen.
 
During bad times, it seems like hotels stay flat but TS actually have a higher than normal increase because more owners are likely to default and the remaining owners have to pick up the slack without any extra usage. And since it is more likely to be the owners of lesser demand periods, those times can not be often be rented at a level to cover the delinquent fees (plus any additional commission and HK fees due to the single night and partial week rental usage charged by the developer or HOA.) Sometimes the developer actually rents out units on a nightly basis that end up being less than what owners would have paid for that time especially in the off season.
 
most of OP's arguments center on the upside of owning a timeshare instead of renting hotel rooms or higher priced condos. He has completely veered away from the buying resale vs. buying from a developer argument. He never responds to the comments about not being able to get the developer to take your timeshare back when your circumstances change.
 
OP:
Anytime you(as a real estate professional) sell a TS for 20K that is worth less than $00.01(on the open market) it is FRAUD(by legal definition). End of story!!!!!!!!!
 
e.bram said:
OP:
Anytime you(as a real estate professional) sell a TS for 20K that is worth less than $00.01(on the open market) it is FRAUD(by legal definition). End of story!!!!!!!!!
Click to expand...

I agree, however, the courts have not ruled in that direction. In the cases I've read about they rule routinely in favor of developers pricing not being fraud.
 
e.bram said:
OP:
Anytime you(as a real estate professional) sell a TS for 20K that is worth less than $00.01(on the open market) it is FRAUD(by legal definition). End of story!!!!!!!!!
Click to expand...

this is from the Realtor code of ethics:

REALTORS® shall avoid exaggeration,
misrepresentation, or concealment of
pertinent facts relating to the property or
the transaction.

My guess is that our salesman is not a realtor
 
stinky-dead-animated-fish-with-flies.gif
 
I honestly wouldn't go on a tour. But why is it that many resorts set it up so you have to get your parking pass through the people who sign you up for "updates?" Then when you say no, no, and no again, then won't relent. So after a 10 hour drive, to get the parking pass, I say ok. And you are upset that I don't want to buy another timeshare? I never did want to buy another timeshare! I just want to park the damn car!

If I sought out the presentation for the money, then I could see why I would be a moocher. But it is ALWAYS the other way around.
 
LannyPC said:
Or why not rent from existing owners when, in many cases, one can rent from an owner for less than the owner is paying in MFs?
Click to expand...
yes, these are the points, we almost all own timeshares here, we like timesharing, he doesn't need to prove that. I bought mine resale, Ihave done 150 trades, if I add my total expenditures, including all closing costs, i spent $1385 purchasing, divided by 150 weeks means I spent less than ten dollars per week on acquisition of timeshares. I no longer own any, but have 7 or 8 weeks in the spacebank. I have been to great places, I have had great times, i will rent from now on when I use up my remaining weeks.
 
I have never had an issue saying no in a firm manner. If they persist then I just tell them I don't have time.
 
e.bram said:
OP:
Anytime you(as a real estate professional) sell a TS for 20K that is worth less than $00.01(on the open market) it is FRAUD(by legal definition). End of story!!!!!!!!!
Click to expand...
I'd love to see the OPs answer to this. But won't be holding my breath. This and the lies and exaggerations that occur during the sales process is the real answer to the questions the OP asked.
 
ronparise said:
this is from the Realtor code of ethics:

REALTORS® shall avoid exaggeration,
misrepresentation, or concealment of
pertinent facts relating to the property or
the transaction.

My guess is that our salesman is not a realtor
Click to expand...

We both know there is a difference between a licensed salesperson or broker from a Realtor. A Realtor is to abide by the Realtor code of ethics, whereas a broker has to abide by the laws. Two different things.
 
e.bram said:
OP:
Anytime you(as a real estate professional) sell a TS for 20K that is worth less than $00.01(on the open market) it is FRAUD(by legal definition). End of story!!!!!!!!!
Click to expand...

At what price differential between retail and resale does it cease being fraud?
 
Who ever said you don't have to go on vacation obviously doesn't travel... I need a break fairly often. The irony is that they are on a site that bargain hunts a travel product.

Obviously to avoid the financial burden of a timeshare just pay cash #Jason245

To the rest of this thread, no one finds it funny that most of you have a list of the timeshares you own displayed proudly as badges yet complain about maintenance fees?? You complain about the price yet you want to live the lifestyle... And that's what it is, a lifestyle.

Most families who buy timeshares have a vacation commitment, know the value and importance of it and spend $3-6k doing it (if not more) Why would you want to "act as if" when you will also complain about the cost of food. How expensive the area attractions are etc... The situation seems to me like your trying to find the versace suit at goodwill then walk into cartier to complain about the prices.

Do some people try to live beyond their means? Sure they do. Companies are in business to make money. As a business owner if you turn business away, you are not a business owner for long. The families who find themselves caught in this situation bring it upon themselves. I personally hate that reps put them in that situation but those families willingly sign the paper work confirming they understand what they are buying, the terms and fees associated and that they can indeed afford to do it.

The resort takes their word offering pre approved financing that they will honor their contract, then catches all the backlash because consumers realize they were in over their heads and really couldn't afford it.

Before the good sheeple of TUG puke up the same lame sob stories of the glitz, glamour and highlights being to great of a temptation to pass up, keep in mind that these are adults on vacation who made their own choice to take the tour. No one put a gun in their side and walked them to the tour desk. What do you expect to see at a resort...
 
What happened to developer vs resale thread. This has turned into something else entirely. OP you still have not answered where you can buy a $25000 or $30000 timeshare with $900 mf.
In your arguments you state cars and such. In a few years why wont most developers take back a contract for free or to take it back they want more money from them? Must be worth next to nothing if the person that sold it to you for wants more money from you to take it back.
Would you knowingly pay hundreds of thousands more the exact same home next to yours? The only one difference being home purchased from developer and the home next door is resale.
 
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You guys have a lot of ground to make up before I field anymore questions. no one has answered a single valid point I have made. The rebuttal is either a defense mechanism sarcastic remark or answered with another question...
 
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