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Is a 3BR LO worth double the price of a 2BR LO?

S

sdp1969

TUG Member
Joined
Jun 30, 2014
Messages
61
Reaction score
13
Location
Pittsburgh, Pa
Hello,

After reading and investigating like mad I am down to two properties.

1. Grand Vista 2BR Lockout Platinum with Florida club membership for 4K

2. Grand Vista 3BR Lockout Platinum with Florida club membership for 8K

The 3BR is certainly bigger, but are there any other arguments to say that its worth double the price?

Thanks y'all,

Steven
 
Seems a bit high at 8k, but I'm not in the market like you are so I trust your pricing data. The big upside of the 3 bedroom would be if you use the Florida club option into ocean pointe, you would be guaranteed ocean front as all three bedrooms there are ocean front.
 
What are the relative maintenance fees?

After several years of ownership, would the cost ratio (including both upfront cost + cumulative maintenance fees) still be double? If it were me, that is the metric I would use.
 
So after 10 years, your cost of ownership of the 3 bedroom is 1.48 times that of the 2 bedroom, assuming no divergence the MF increase rate between the two. It becomes a question of whether you find a 3 bedroom useful and worth paying for the 3rd bedroom.
 
It becomes much more valuable if you can take the 3 bdrm and split into 2 vacations. If you compare 1bdrm prices to 2bdrm LO prices the second bdrm comes at a good premium because it really does add more possible usage so it does make sense a 3bdrm is a decent premium. How much I couldn't say.

Also as mentioned it does offer stronger trading power and that Florida Club Ocean Pointe 3bdrm OF sounds like something I'd be doing frequently.
 
sdp1969 said:
Hello,

After reading and investigating like mad I am down to two properties.

1. Grand Vista 2BR Lockout Platinum with Florida club membership for 4K

2. Grand Vista 3BR Lockout Platinum with Florida club membership for 8K

The 3BR is certainly bigger, but are there any other arguments to say that its worth double the price?

Thanks y'all,

Steven
Click to expand...

These prices seems high. I suggest considering an auction (as opposed to a more fixed price listing from a realtor). If the auction exceeds the results of your searches for fixed 'buy it now' priced properties, you can always go back to them and continue negotiating - unless you just have to have it now.

For example - http://www.ebay.com/itm/MARRIOTT-GR...543148?hash=item2ef3d86e6c:g:M70AAOSw8oFXygnA

or http://www.ebay.com/itm/2BR-Marriot...103228?hash=item568c8af07c:g:aKcAAOSwbsBXloQq

or http://www.ebay.com/itm/2-BEDROOM-L...398481?hash=item4892044451:g:jBgAAOSwDNdVluCm

Some people don't like using sites like eBay. However, I have both bought and sold weeks this way without any trouble. As with any resale purchase, there is the risk that Marriott will exercise ROFR. However, I have seen 3BR Gold season lock-offs go for as low as $2,500 and Platinums for around $5k. YMMV. Good luck. :cool:

Also, if you are looking at timeshare resellers/realtors, I recommend checking with Magical Realty/David Cortese. I've worked with him before and had good results. I also suggest looking at sites like www.redweek.com.
 
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I'll give you my thoughts as we own two 3 bedroom units.

We purchased the first 3 bedroom unit at Ocean Pointe with the belief we would eventually need the space as the kids started having kids of their own. This need never materialized. Now it's extra room for our luggage or, we can lock it off and exchange the studio portion. While we've always been able to upgrade the studio to a 1 bedroom, we've had to do so with instant exchanges online. While it's been great, the rules behind exchanging are ALWAYS changing. Now I.I. has instituted a $99 upgrade fee per room if we want something more than a studio.......and we always want at least a 1 bedroom unit. Changes in exchange rules have impacted how we use this particular unit and many times it's just the 2 of us in a 3 bedroom when a 2 bedroom would be more than adequate. If I had it to do all over again, I'd probably go with the 2 bedroom unit at Ocean Pointe.

The other 3 bedroom unit is at Grand Chateau. We bought this larger unit for an entirely different reason. We can use the 2 bedroom master unit when we're in Vegas and this unit has one location, on the end cap of each hallway, which provides outstanding views. The lock-out unit is a full one bedroom and trades as a one bedroom. We've can do request or deposit first for other 1 bedroom units within the Marriott system and we've done well with it. If we had it to do all over again, I'd still buy the 3 bedroom unit at Grand Chateau.

So, if it were us, I would stick with the 2 bedroom unit, even if the 3 bedroom units purchase price were the same (I wouldn't want the extra MF's). But, we're in our 50's and we own 3 other timeshares so, we don't need a studio unit for exchange. Also, with I.I. now charging an upgrade fee, I really wouldn't want a studio unit to exchange as we prefer, at a minimum, a 1 bedroom unit.
 
I haven't been to Grande Vista but can tell you from my experience that a 3 bedroom has been easy to rent and is nice to have if you want a difficult exchange. I wouldn't be surprised if the price of the 3 bed went up because of the new II trade fees. Not sure how many are on property at GV but 3 beds tend to be hard to find for big groups of family and friends. I'd go with the 3 bedroom.
 
sdp1969 said:
Hello,

After reading and investigating like mad I am down to two properties.

1. Grand Vista 2BR Lockout Platinum with Florida club membership for 4K

2. Grand Vista 3BR Lockout Platinum with Florida club membership for 8K

The 3BR is certainly bigger, but are there any other arguments to say that its worth double the price?

Thanks y'all,

Steven
Click to expand...
Both seem a little high. Realize that FL club comes with extra charges but not all GV has FL club. Given those options I'd go with the 2 BR. If you need larger for family the 3 BR might be a good option but I'd look for a better price personally. Also, depending on your normal vacation and usage patterns and exchange plans, two 2 BR might be better for some looking at a 3 BR.
 
Last edited:
Offer 4k for the 3BR and see what happens. I'll give you good odds on getting it.

Florida Club fees are small and wouldn't make a difference to me in the purchase decision. The big advantage of Florida Club for me is the ability to get prime winter weeks at BPT or OP. I've had no problems getting the studio at six months. They trade real well.
 
While I'm not so sure about $4000, I think at $5000 to $6000 at the absolute tops you should be able to find a 3 br with Florida Club access.
 
Don't know the pricing of Grande Vista but I always buy 3 bedrooms if they exist in a resort. They sleep 50% more people and are great rentals and exchangers,
 
Marriott contract signed with your help.

Hello all,

With everyones help here, I was able to confidently bid 5K for a 3BR platinum Grand Vista and the seller agreed!! He used his points for 2017 but for that price I didn't care. Lets hope that it passes ROFR.

Thanks again,

Steven
 
^5! Fingers crossed.
 
sdp1969 said:
Hello all,

With everyones help here, I was able to confidently bid 5K for a 3BR platinum Grand Vista and the seller agreed!! He used his points for 2017 but for that price I didn't care. Lets hope that it passes ROFR.

Thanks again,

Steven
Click to expand...

So, it sounds like the seller will be keeping 2017 usage of the unit based on "he used his points for 2017". If that's true and you won't get usage until 2018, I would ensure that the seller pays the maintenance fees for 2017 since you won't be using it. Those fees will be due by 12/31/16 and, if the transfer is complete prior to that time, you could be getting the bill as the owner of record.
 
MF timing follow up

Thanks for the info regarding the MFs. I checked the contract and it clearly states that my first MFs are due 1/2018.

Whew!

Steven
 
sdp1969 said:
Thanks for the info regarding the MFs. I checked the contract and it clearly states that my first MFs are due 1/2018.

Whew!

Steven
Click to expand...
Just make sure either you're credited as part of the closing OR they are prepaid because you will be responsible once it's closed no matter what a the contract says.
 
Congrats Steven!
In all the discourse on price, MF's, trading value, etc., the difference in actual use of a 2BR vs a 3BR kinds fell through the cracks. Depending on your family dynamics, a 3BR unit can provide a different vacation experience. Great for bigger families, makes multi-generational travel easier, facilitates inviting other family members or friends along, etc.. Also, kids grow up, and eventually families may get larger, and traveling with in-laws and grandkids is so much easier in a 3BR.

I can tell you from personal experience our 3BR enabled us to eek out a 4 generation trip. We lost my Mom shortly afterwards :-(, making that trip even more priceless. It's wonderful having my grandson talking about next year as he returned from this year's trip.

So 2BR vs 3BR can't just be boiled down to cost; it affords different vacation opportunities that, depending on your family circumstances, may transcend money.
 
Got a Grand Vista 3BR platinum for 5K!!

Hey everyone,
The Mariott Grand vista platinum 3BR w lockout passed ROFR at 5K!!
I will be closing this week.
TUG saved me 3K as I was willing to pay 8K before listening to all of your advice.

THANK YOU ALL VERY MUCH!!

Steven
 
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