Looking for 11200 HGVC points resale at the Elara - how much?

[skepticalone]

What's reasonable to pay for one of these timeshares with $979 MFs?

 

[GT75]

What are the closing costs?

 

[skepticalone]

What are the closing costs?

Last broker who reached out to me wanted "$1,084 for Escrow, recording fee, doc prep, admin fee and Hilton’s resort transfer fee ($474 of this quote amount is Hilton’s resort transfer fee). Once closed, 2 to 4 weeks after ownership is in your name HGVC will bill you directly for the annual HGV Club dues in the amount of $209 and their one-time points activation fee of $695. Both these fees are not part of the closing costs and are billed directly to you and you can pay HGV Club directly by credit card."

 

[hgvcdude]

I paid 4-5K with closing cost each for 2 of these. I sold them for almost 8K each +closing cost. I heard some guy got one of these for $1,500, but that seems to be a unicorn/miracle situation. I think it's a great buy if you can get it for 4-5K.

 

[skepticalone]

I paid 4-5K with closing cost each for 2 of these. I sold them for almost 8K each +closing cost. I heard some guy got one of these for $1,500, but that seems to be a unicorn/miracle situation. I think it's a great buy if you can get it for 4-5K.

Where did you find them? Owner counter offer was $5900 + closing costs.

 

[hgvcdude]

Where did you find them? Owner counter offer was $5900 + closing costs.

I found them both on ebay like 2 years ago. I wouldn't pay a penny over 5K + closing cost for it. But I only buy the good deals. $5900 + closing cost isn't bad for that, but i'd try to get them a little lower. The buyer is always in the drivers seat for these. Sellers just want to get rid of it.

 

[GT75]

11,200 pts and MFs at Elara would be 1BR Grand. MF/pt ratio = 0.874.

But I only buy the good deals. $5900 + closing cost isn't bad for that, but i'd try to get them a little lower.

I would agree with your statement. It really comes down to how bad you want it and how long you are willing to wait.

btw, the 1BR Grand+ and 1BR Grand Premier would command higher prices.

 

[hgvcdude]

11,200 pts and MFs at Elara would be 1BR Grand. MF/pt ratio = 0.874.


I would agree with your statement. It really comes down to how bad you want it and how long you are willing to wait.

btw, the 1BR Grand+ and 1BR Grand Premier would command higher prices.

I agree, these command a high price. I sold 2 of these for almost 8K each plus fees. I heard some guy got one of these for $1500 + fees recently and it passed ROFR, but that's a unicorn for sure.

 

[skepticalone]

I agree, these command a high price. I sold 2 of these for almost 8K each plus fees. I heard some guy got one of these for $1500 + fees recently and it passed ROFR, but that's a unicorn for sure.

You read that on ROFR.net?

 

[hgvcdude]

You read that on ROFR.net?

I think I saw it on the ROFR thread here on TUG.

 

[WaikikiFirst]

What's reasonable to pay for one of these

Define "reasonable"?
How old are you? How many years do you think you will use it?
How risk-averse are you?
Here is a vanilla calc that I showed before. It is tilted toward not having 20+ yrs of usage and being slightly risk averse to putting a big chunk of capital into a TS. Less risk averse & more certain of decades of use mean you'd be willing to pay more
"Metric" is the result. When "Metric" is 2.0 or higher, lousy deal. Lousy. Metric @ 1.70 would be "reasonable". 1.50 would be V Good. 1.30 & below -= excellent. So, the #s thrown out in this thread all fit, other than the person who bought 2 of these for >$8000. That person had better be < 30 yrs old and expect to get 30-40 yrs of use. Specific closing costs don't vary so much. Whether buyer wants to consider HGV fees as "closing costs" is up to he/she

MF	$ 979	$ 979	$ 979	$ 979	$ 979	$ 979	$ 979
price	$ 1,000	$ 2,000	$ 3,000	$ 4,000	$ 5,000	$ 6,000	$ 7,000
closing	$ 1,100	$ 1,100	$ 1,100	$ 1,100	$ 1,100	$ 1,100	$ 1,100
pts	11200​	11200​	11200​	11200​	11200​	11200​	11200​
metric	$ 1.19	$ 1.34	$ 1.49	$ 1.63	$ 1.78	$ 1.93	$ 2.08

 

[TolmiePeak]

Correct me if I'm wrong but if you are going to keep these for 10+ years the maintenance fee / point is the most important consideration. True?

 

[WaikikiFirst]

if you are going to keep these for 10+ years the maintenance fee / point is the most important consideration

Yes, but someone can definitely overpay for that. It is a balance. Heck, when HGV offered to sell me a week deed for $44,000 my 2nd reaction was
"If I give you $44,000, I expect that I am PREPAYING many many yrs of MFs, iow, let's discuss how many yrs it will be before I have to pay any MF. $0. How many years?"

 

[TolmiePeak]

Yes, but someone can definitely overpay for that. It is a balance. Heck, when HGV offered to sell me a week deed for $44,000 my 2nd reaction was
"If I give you $44,000, I expect that I am PREPAYING many many yrs of MFs, iow, let's discuss how many yrs it will be before I have to pay any MF. $0. How many years?"

Well sure no one is going to pay $44k resale. There are resale 2 bedroom contracts at Elara for $9,000. I think I'll just keep doing research here and figure out if there is any reason to buy at Elara vs. one of the other Las Vegas properties. The Elara location is better than the other properties. Not sure about the Flamingo as that casino has gone downhill.

 

[Chris-ATX]

There is a HUGE range of /asking/ prices.

Looking even in the TUG listings you will see a large range. Even larger on RedWeek. Saw one Elara 11,200 point asking $25k, smh

I don’t know what they are closing for… it’s a big difference between asking and a contract closing. And as others have said - depends on your desired timing.

I’ve tried working with some of the realtors around, but I’m not certain they even communicated my offer to the seller on at least one of the deals I was looking at. The listing was high, so I offered what I was willing to pay. I’m not convinced this offer was ever relayed. But that’s a different story not relevant here.