Even point systems can't book individual nights in DEX unless the "short-stay" option is working. Diamond is very different from Embarc - virtually impossible to sell or even give away , requires Transitions ($1000 plus fees up to date in order to even get on the list), resales don't get DEX or The Club to exchange to other resorts outside their collection without buying more points from the developer. Embarc can use DEX, and also without DEX, exchange with no fees to our own 9 resorts, and 4 to 6 EU resorts using only points and no obligation to book a week at a time.
I agree. They have really hurt themselves with the way they manage Diamond and then wonder why they have so much unsold inventory. At least in HGVC, you can sell your deed...or try to. The resale owner has the same use of the HGVC system... And can use DEX when you own at certain locations. The Diamond MFs are high and hard to offload but that is what they are really pushing right now .... Because of the unsold inventory.
I agree completely. Embarc does look a great TS system and very resale owner friendly. Embarc does have one resort drivable for me (Sandestin), but honestly I don’t know how I could possibly make any additional long-term commitments into another system. I would like to visit (and I am making plans for that via DEX) a few of their resorts (Sandestin, Whistler and Zihuatenejo) in the future. I have already been to Panorama twice, in the winter and summer.
Well, we do have the ability to rent out our points or to do a guest certificate in exchange for fee cost in our Embarc ads group which is for members only. Embarc doesn't have any constraints for this unlike many other trust/deed systems. Many members who know they aren't using their points for that year, will cover their fees using the "rental" option, by transferring to points to another member's booking (that member's points return to their account) or by making a booking for someone else in return for cash. Quite easy to do if one isn't always last minute...
Max is just an exchange/program to allow HGVC owners to book in Diamond/Embarc and now BG and vice versa. The problem is though that it is literally an exchange so availability will be based on who is exchanging. For example, we are not in Max so, in theory, our weeks will never be available in Max for a The Club person to use. Similar for Embarc. It sounds like most Embarc owners don't use Max so there won't be availability for HGVC owners to book in Embarc.
I have not seen that mentioned as a benefit of Max and, actually, has nothing to do with it. DEX was created as an option for DRI week owners to use other properties but then added in DRI trust owners and then Embarc, but really an internal DRI exchange. To use it, other than the few recent HGVC loopholes, you need to own in DRI or Embarc. Where Max just gives HGVC owners access to the Diamond/Embarc properties that are up to HGV standards and it isn't all of them and vice versa. Having Max has nothing to do with having access to DEX.
Our Master Declaration (governance documents) severely limits any changes to our guidelines etc. Our clubs are very well managed, have fully funded (even having substantial surplus amounts for many years) reserves which are well invested and bring substantial revenue for ongoing renovations (which are currently planned out for the next 30 years, in rotation to keep things in good condition).
Awesome! Very nice!
We don't control the board - but the legal hurdles to change anything are massive and involve obtaining over 50% of member votes for anything of substance. The developer of Points TS always control the boards because the properties, while in a trust, belong to them.
I usually walk that way. I will get my foot in the door and then walk for a while, until I get my dates and then go back and trim later when I get my exact dates. I have walked up to a month like at Vilamoura coming up. Walked the month from November 2nd for Thanksgiving week but then decided to use the whole month so will be there from November 2nd to December 7th.
Yes, for Embarc our FB group facilitates rentals between members at fee cost (16¢us) per point rented. Very easy. Small is 6,000 points, that is the minimum for a membership. Afterwards you can add as few or as many as you want. Note that we don't transfer "rented" points directly from one account to the other. The person who wants the points has to have a booking they can be moved to, and then that person's own points are moved back into their account. If one has the minimum (6000) and that is not enough to make the original booking, points can be borrowed from the next year (for free) and then are put back there once the rental points are moved to the booking.
Max is an exchange system which means some Embarc owner must be and then exchange in Max. From comments made by @cd5, there aren’t many Embarc members in max so don’t expect much is any availability.
About 10% of 23,000 total. And they don't necessarily all exchange every year.
Still there so it's not such a feroticous one to book