i have Max, why would i ever do a retail upgrade again?

[yodaDaenerys]

i go to 'owners updates' regularly for the perks, and to educate the HGVC sales staff, lol. regrettably, i did 4 retail transactions with HGVC, all before finding TUG. now that i understand resale, i go into each update armed with knowledge, and different approaches for how i'll interact with the sales rep. this time, i'm going to go into my update, a.k.a. sales pitch, with options that might interest me.

my criteria is payback, based on savings due to lowering MF, within 5-6 years. my current ownership at Parc Soleil has MF ~$0.15/pt. i have 13,440 pts/yr, but in 2 EOY deeds, which are both in the odd years.

oddly, when looking for the cheapest MF/pt, they are not all in las vegas, which the general comments from various HGVC groups usually claim. here is the result from the analysis, of deeds that might be of interest (many result in me losing annual points):

Boulevard 1BR+ Platinum
Boulevard 2BR+ Platinum
Boulevard 2BR Platinum
Boulevard 1BR Platinum
Elara 1BR Grand+ Platinum
Elara 1BR Grand Platinum
Elara Studio Grand Premier Platinum
Elara 2BR Platinum
Elara 1BR Grand Premier Gold
Elara 2BR Grand+ Gold
Anderson Ocean Club 1BR+ Platinum
Ocean 22 2BR+ Platinum
Ocean 22 1BR+ Platinum
Ocean Enclave 1BR Premier Platinum
Ocean Enclave 1BR+ Platinum
Ocean Enclave 1BR Premier Gold
Parc Soleil 1BR Pent Premier (Platinum) Platinum
Craigendarroch Lodge 3BR Lodge Platinum
Craigendarroch Lodge 2BR Lodge Platinum

however, the upgrade cost at which ALL of these work is $5K, and i know the sales team will never do an upgrade with that small of an out of pocket. by the time i get the upgrade cost up to $10K, none of these pass the muster.

i give no credit for extra tier perks, or bonus points in the analysis. the analysis is based on the data collected from owners in this forum for MF for each deed. thanks to @GT75 (and others?) for collating this data.

i expect to leave the 'update' with my ownership unchanged...

 

[jp10558]

You'd never do a retail upgrade again lol. The only reason is if you wanted say Ocean Oak so you can book outside of like Feb with club bookings, and there's basically no resale market for it because of the ROFR on all the SC properties. Given the premium there, if I really wanted oceanside HHI I'd just look for resale from a different system. I think Craig continues to be the standout value as long as the exchange rates don't go really different from where they've been.

 

[yodaDaenerys]

You'd never do a retail upgrade again lol. The only reason is if you wanted say Ocean Oak so you can book outside of like Feb with club bookings, and there's basically no resale market for it because of the ROFR on all the SC properties. Given the premium there, if I really wanted oceanside HHI I'd just look for resale from a different system. I think Craig continues to be the standout value as long as the exchange rates don't go really different from where they've been.

you're right, it's very unlikely i'd ever do retail again. sadly, the issue with craig (i'm a current resale owner there) is the US sales staff would never have those to offer up, according to my understanding.

i was at OO a month or so ago, and they can't even take back the deeds i have, in exchange for something there. that made for a short 'update' at OO.

 

[HuskerATL]

i go to 'owners updates' regularly for the perks, and to educate the HGVC sales staff, lol. regrettably, i did 4 retail transactions with HGVC, all before finding TUG. now that i understand resale, i go into each update armed with knowledge, and different approaches for how i'll interact with the sales rep. this time, i'm going to go into my update, a.k.a. sales pitch, with options that might interest me.

my criteria is payback, based on savings due to lowering MF, within 5-6 years. my current ownership at Parc Soleil has MF ~$0.15/pt. i have 13,440 pts/yr, but in 2 EOY deeds, which are both in the odd years.

oddly, when looking for the cheapest MF/pt, they are not all in las vegas, which the general comments from various HGVC groups usually claim. here is the result from the analysis, of deeds that might be of interest (many result in me losing annual points):

Boulevard 1BR+ Platinum
Boulevard 2BR+ Platinum
Boulevard 2BR Platinum
Boulevard 1BR Platinum
Elara 1BR Grand+ Platinum
Elara 1BR Grand Platinum
Elara Studio Grand Premier Platinum
Elara 2BR Platinum
Elara 1BR Grand Premier Gold
Elara 2BR Grand+ Gold
Anderson Ocean Club 1BR+ Platinum
Ocean 22 2BR+ Platinum
Ocean 22 1BR+ Platinum
Ocean Enclave 1BR Premier Platinum
Ocean Enclave 1BR+ Platinum
Ocean Enclave 1BR Premier Gold
Parc Soleil 1BR Pent Premier (Platinum) Platinum
Craigendarroch Lodge 3BR Lodge Platinum
Craigendarroch Lodge 2BR Lodge Platinum

however, the upgrade cost at which ALL of these work is $5K, and i know the sales team will never do an upgrade with that small of an out of pocket. by the time i get the upgrade cost up to $10K, none of these pass the muster.

i give no credit for extra tier perks, or bonus points in the analysis. the analysis is based on the data collected from owners in this forum for MF for each deed. thanks to @GT75 (and others?) for collating this data.

i expect to leave the 'update' with my ownership unchanged...

You need to frame resale purchases between MF/pt and total purchase price/pt. Are there better MF/pt than a Blvd week? Yes, but they are probably also much more expensive so how long does it take to make up the difference in purchase price?

I look at the whole picture of total purchase price (price + closing)/pt, mf/pt, options for use, and ability to offload..... And you know where I tend to go for those weeks....

 

[rog2867]

You'd never do a retail upgrade again lol. The only reason is if you wanted say Ocean Oak so you can book outside of like Feb with club bookings, and there's basically no resale market for it because of the ROFR on all the SC properties. Given the premium there, if I really wanted oceanside HHI I'd just look for resale from a different system. I think Craig continues to be the standout value as long as the exchange rates don't go really different from where they've been.

Is that a true fact that Ocean Oak would get ROFR every time? There is a listing for one for sale right here on TUG and I see them for sale on different sites also.

 

[jp10558]

Is that a true fact that Ocean Oak would get ROFR every time? There is a listing for one for sale right here on TUG and I see them for sale on different sites also.

From what I know, they tend to go for ~$20k vs a couple thousand for everything else. Otherwise they're ROFRed.

 

[yodaDaenerys]

Is that a true fact that Ocean Oak would get ROFR every time? There is a listing for one for sale right here on TUG and I see them for sale on different sites also.

unless the original offer is 'high'. so not every time, but most buying resale aren't looking to spend $20K+.

 

[ernststarhemberg]

It's a true fact that most Ocean Oak bids reported to ROFR.net have failed ROFR over the past five years:

 

[TUGBrian]

wow even the gold weeks!

 

[dayooper]

unless the original offer is 'high'. so not every time, but most buying resale aren't looking to spend $20K+.

Only those in the know are willing to pay that premium.

 

[dayooper]

wow even the gold weeks!

Strand Capitol is exercising ROFR on almost everything. The only sales that get through are high offers. They have a limited supply and sell them quick for a ton of money. They stress building another resort in Myrtle Beach just north of Ocean 22. HGVC does not need another Myrtle Beach property, but if it sells, why not?

 

[yodaDaenerys]

It's a true fact that most Ocean Oak bids reported to ROFR.net have failed ROFR over the past five years:

View attachment 119414

yup, $23K passed, and a 7K EOY gold...

 

[ernststarhemberg]

I'm not much of a beach guy, but I get the appeal. If I were hellbent on having a locked-in "beach week" at a specific time every year (especially during peak season), I'd be inclined to go for an Ocean Oak deed.

Ocean Oak stays pretty busy year-round, but we still manage to pick up the sloppy seconds in January/February (our preferred time). We usually stay in oceanfront rooms, so they are obtainable in lower seasons with enough planning and luck, but ideal rooms in peak season for non-deeded owners can be a pain.

Want an oceanfront 2BR from May to August? Good luck!

 

[yodaDaenerys]

You need to frame resale purchases between MF/pt and total purchase price/pt. Are there better MF/pt than a Blvd week? Yes, but they are probably also much more expensive so how long does it take to make up the difference in purchase price?

I look at the whole picture of total purchase price (price + closing)/pt, mf/pt, options for use, and ability to offload..... And you know where I tend to go for those weeks....

yea i use a simple (upgrade cost + MF * 5) formula. and for my analysis, i'm setting all at 5K, 7K, 10K upgrade cost (zero to stay the same), to see if any are interesting. other factors be damned!

 

[GT75]

Only those in the know are willing to pay that premium.

Exactly. OO resale deeds aren't cheap. The problem is figuring out minimun that will pass ROFR.

 

[yodaDaenerys]

I'm not much of a beach guy, but I get the appeal. If I were hellbent on having a locked-in "beach week" at a specific time every year (especially during peak season), I'd be inclined to go for an Ocean Oak deed.

Ocean Oak stays pretty busy year-round, but we still manage to pick up the sloppy seconds in January/February (our preferred time). We usually stay in oceanfront rooms, so they are obtainable in lower seasons with enough planning and luck, but ideal rooms in peak season for non-deeded owners can be a pain.

Want an oceanfront 2BR from May to August? Good luck!

we just had our first stay there in november.

we had a very nice OF room on the fourth floor.

it's certainly risen towards the top of our "favorite HGVC hits" list.

 

[GT75]

it's certainly risen towards the top of our "favorite HGVC hits" list.

We also love it. One thing that is attractive to us is that it is only a 7 hr drive. That is the closest HGVC to our location. I know that some members don't like it, which is great. I am glad that we all don't like the same places. Too many people like OO now.

 

[yodaDaenerys]

We also love it. One thing that is attractive to us is that it is only a 7 hr drive. That is the closest HGVC to our location. I know that some members don't like it, which is great. I am glad that we all don't like the same places. Too many people like OO now.

16 hour drive for us.

but worth it

 

[yodaDaenerys]

but, sorry, back to the original post - these few are in NV, SC, HI?

seems odd since the standard wisdom is NV, NV. NV...

 

[ernststarhemberg]

I enjoy HHI in the 'low' season (e.g., January). Ocean Oak is still full, but it's a quieter crowd (older clientele, fewer kids). The town and surrounding area are also much quieter, so it's easy to get reservations at the nice restaurants -- or just walk in -- and traffic isn't bad. PLUS, it's not blazing hot and humid!

 

[TolmiePeak]

I enjoy HHI in the 'low' season (e.g., January). Ocean Oak is still full, but it's a quieter crowd (older clientele, fewer kids). The town and surrounding area are also much quieter, so it's easy to get reservations at the nice restaurants -- or just walk in -- and traffic isn't bad. PLUS, it's not blazing hot and humid!

Yes with the horrible weather down there in July you would think Summer would be the low season. The weather there now is perfect. In the 60s.

 

[ernststarhemberg]

"Oh, look, it's 95 degrees and 95% humidity, let's go sweat in the sand!"

This is what vacationers actually believe!

 

[brp]

"Oh, look, it's 95 degrees and 95% humidity, let's go sweat in the sand!"

This is what vacationers actually believe!

Some do, for sure. We go to Hawaii in November.And we don't do beach hanging.

Cheers.

 

[bigfleet]

but, sorry, back to the original post - these few are in NV, SC, HI?

seems odd since the standard wisdom is NV, NV. NV...

I've only been here a few months, but I do know spreadsheets, and I definitely see SC free offerings in some of the lowest MF/point ratios. I don't have any weight placed on factors I'm unaware of (a lot, I'm sure), but just raw numbers of postings, yeah, it seems like the occasional SC offering deserves mention there.

 

[JohnnyO]

I enjoy HHI in the 'low' season (e.g., January). Ocean Oak is still full, but it's a quieter crowd (older clientele, fewer kids). The town and surrounding area are also much quieter, so it's easy to get reservations at the nice restaurants -- or just walk in -- and traffic isn't bad. PLUS, it's not blazing hot and humid!

November was awesome (weather & no crowds) at OO and OE Myrtle Beach. No thanks on the heat & humidity ... never again. Hoping to check out Liberty Place spring or fall someday.