How reliable is MF fee listed on the estoppel certificates for eBay listing?

[jksung5295]

I want to actually buy into Wyndham program because ours kids loved Glacier Canyon when we rented over new year break and thought it makes sense to grab enough points (200-250k yearly).

So I have been stalking EBay listings for right opportunity but I can seem to get the MFs to line up with the tracking sheet that is pinned in this thread.

For example (excluding program fees)
Grand Desert is showing $5.78 which lined up to $5.76 for 2024
Midtown 45 is showing $6.02 but spreadsheet shows $5.31 for 2024 which is wayyyyy off
Panama Beach shows $5.66 which lines up to $5.68 for 2025
Bonnet Creek shows $7.37 which lines up to $7.34 for 2024
La Cascada is showing $6.22 which I have nothing to compare to…

So my question is how reliable is the number on the estoppel?

What worries me the most is why is Midtown 45 number sooo far off AND for properties that have no reported data in the last couple years how reliable is the MF fees.

This is really making decision on what to buy very difficult.

 

[Jan M.]

Resellers typically post maintence fees with the program fee included. Our charts never include the program fee because the program fee varies depending on how many points the owner has and if it was developer purchased or resale.

The Midtown figure could be for PR points, which are called designated points.

 

[CO skier]

Resellers typically post maintence fees with the program fee included. Our charts never include the program fee because the program fee varies depending on how many points the owner has and if it was developer purchased or resale.

The Midtown figure could be for PR points, which are called designated points.

Uhhh ... no.

I am seeing (approximately) the same thing as the OP for a NY Midtown 45 auction (excluding Program Fees, as the educated OP suggests):

WYNDHAM MIDTOWN 45 423,000 ANNUAL POINTS TIMESHARE FOR SALE!!!!! | eBay

Find many great new & used options and get the best deals for WYNDHAM MIDTOWN 45 423,000 ANNUAL POINTS TIMESHARE FOR SALE!!!!! at the best online prices at eBay! Free shipping for many products!

www.ebay.com

$2,854 - (423*.73) (Program Fee) = $2,541 / 423 = $6.017/1000 points. Round it up to $6.02/1000 as the educated OP suggests.

Midtown 45 is showing $6.02 but spreadsheet shows $5.31 for 2024 which is wayyyyy off

 

[jksung5295]

Resellers typically post maintence fees with the program fee included. Our charts never include the program fee because the program fee varies depending on how many points the owner has and if it was developer purchased or resale.

The Midtown figure could be for PR points, which are called designated points.

Yes to reduce that unknown, i did my best to remove that fee and calculated only on MF portion by either subtracting $195 or $.73 per 1000. Of course not exact science but i was hoping this would help with comparison.

Uhhh ... no.

I am seeing (approximately) the same thing as the OP for a NY Midtown 45 auction (excluding Program Fees, as the educated OP suggests):

WYNDHAM MIDTOWN 45 423,000 ANNUAL POINTS TIMESHARE FOR SALE!!!!! | eBay

Find many great new & used options and get the best deals for WYNDHAM MIDTOWN 45 423,000 ANNUAL POINTS TIMESHARE FOR SALE!!!!! at the best online prices at eBay! Free shipping for many products!

www.ebay.com

$2,854 - (423*.73) (Program Fee) = $2,541 / 423 = $6.017/1000 points. Round it up to $6.02/1000 as the educated OP suggests.

This is exactly my concern, i am interested at $5.57 but at $6.02, i'm not so sure. I'll be paying about $200 extra per year in additional MF, in addition to the upfront cost.

 

[minja]

Did you ever figure out why MF for Midtown 45 was off?

 

[jksung5295]

not really, i asked for the estoppel and that indeed showed the amount that showed on the listing (so did not match the spreadsheet).

I really have no idea what could cause this other than Wyndham just getting the estoppel incorrect?

 

[Lsfinn]

not really, i asked for the estoppel and that indeed showed the amount that showed on the listing (so did not match the spreadsheet).

I really have no idea what could cause this other than Wyndham just getting the estoppel incorrect?

Wyndham has issued incorrect estoppel letters. It happened to us in 2023: we were selling three contracts and the estoppel letters issued by Wyndham were, in each case, incorrect. (All listed significantly higher MF than were correct). Took us two months to get Wyndham to acknowledge the error and then issue corrected letters. (Acknowledgement that the letters were incorrect took about 3 weeks; it was another five weeks before corrected letters were issued.)

We lost a buyer owing to this failure on Wyndham's part.

 

[Floridaman76]

I have been provided obviously forged or edited estoppels before, so be cautious.