Marriott's Ocean Pointe Owners and Friends

[MikeM132]

With the push to points, it is getting so much harder to get weeks when you want them or exchange for weeks at other properties.

Has not been my experience at all. Much gossip about Interval being worthless but I have, in the past 3 years, received every exchange I wanted and was also able to upgrade. Be careful about talk of the death of weeks. Marriott has nothing to sell but points. I have been in sales many years. You push what you have to sell and bad salesmen berate other products. My take is points are certainly more flexible but pretty much everything else you hear of their advantage is sales BS. And from my recent experience at sales presentations they are almost desperate to get weeks owners to convert to points. Probably for two reasons.. A sales of points and opening resort opportunity for points owners. The only place weeks have not worked for me is Hawaii at that new one on the big island which is points only (and a hotel conversion).

 

[MikeM132]

Actually, the MF's for weeks are increasing more rapidly than MF's for points. My average increase of MF's at 6 resorts was over 15%, while the MF's for points increased less than 10%. My cost per point for a silver week at Ocean Pointe is now higher than trust point cost. This previously was my best value for cost per point, but that is no longer the case. Even without the large reserve increase, operating costs at OP went up substantially. I think that MVC management is trying to get more weeks owners to convert them to points. I would do it myself if it didn't cost me anything, but I know that will never happen.

Maybe this year, but my Grande Vista week for example I can convert to 2750 DC points. My week maint fee is about 1600. MF on those same points (which are not enough to buy back my week) are 1800. My Maui week (just gifted to daughter) I got 4900 points. 3300 in MF. And again, not enouh to reserve my week back. My maint fees were about 3000. And, from what I heard at Maui DC users had to pay 30 or so day to park (guy checking for 2 weeks ahead of me Jan 2022 was going to pay about 700 and was livid. Tug is the best source for real world info not sales talk and rumors.

 

[Superchief]

What was your average MF increase percent without the Ocean Pointe outlier?

About 12%. Newport Coast is now my only resort for which my cost per point is lower than the Trust cost per point. I've heard conflicting information regarding the new Florida law and reserve funding. I think the OP GM may be overstating the reserve funding impact for timeshares in Florida. If all Florida resorts have to fully fund the reserves, the MF's for all of them will go up substantially and make them no longer affordable for many people. I own three in Florida.

Note: The maintenance fee portion for Ocean Pointe was up 11.4%, so its increase alone was higher than the trust point increase even without the additional assessment for the roof.

 

[MikeM132]

I've heard conflicting information regarding the new Florida law and reserve funding. I think the OP GM may be overstating the reserve funding impact for timeshares in Florida.

Note: The maintenance fee portion for Ocean Pointe was up 11.4%, so its increase alone was higher than the trust point increase even without the additional assessment for the roof.

The GM at OP said ALL Florida but a long term board member said only condos within 3 miles of the coast. And I'm not comparing the increase in MF, I am comparing the actual MF. At. 68x per point, point MF are higher than other week resorts I've looked at by a substantial margin.

 

[dioxide45]

The GM at OP said ALL Florida but a long term board member said only condos within 3 miles of the coast. And I'm not comparing the increase in MF, I am comparing the actual MF. At. 68x per point, point MF are higher than other week resorts I've looked at by a substantial margin.

From what I understand by looking at different articles, the 3 miles within coast just determines how early they have to do a milestone inspection. Normally 30 years from original occupancy. If within 3 miles of the coast, it has to be done 25 years after initial occupancy. Interestingly, none of the Ocean Pointe buildings would have required an inspection under the law yet.

Florida Condo Safety Legislation - Icard Merrill

Florida legislators have now passed a new law that modifies certain rights and duties of condo associations across the State of Florida.

icardmerrill.com

 

[MikeM132]

From what I understand by looking at different articles, the 3 miles within coast just determines how early they have to do a milestone inspection. Normally 30 years from original occupancy. If within 3 miles of the coast, it has to be done 25 years after initial occupancy. Interestingly, none of the Ocean Pointe buildings would have required an inspection under the law yet.

Florida Condo Safety Legislation - Icard Merrill

Florida legislators have now passed a new law that modifies certain rights and duties of condo associations across the State of Florida.

icardmerrill.com

I can tell you the new sliding doors they are putting in are way heavier and sealed vastly better than my Andersen at home. I'm guessing impact resistant. They did a real nice job. We're in Cobia which was recently completed.

 

[dioxide45]

One thing I think I am understanding though is that the HOA must do a reserve study every three years. I beleive they must base the fully funding of reserves off this study vs. off previous Florida statutory requirements for capital repairs.

 

[Superchief]

The GM at OP said ALL Florida but a long term board member said only condos within 3 miles of the coast. And I'm not comparing the increase in MF, I am comparing the actual MF. At. 68x per point, point MF are higher than other week resorts I've looked at by a substantial margin.

That is true if you are using the platinum week point allocation for your calculations. However, the cost per point for gold and silver weeks are much higher. Had I known this when I purchased my weeks, I would have purchased a platinum week or no week at all. We usually don't go to the resorts during high season, so we would have been better off buying the points.

 

[tatmtr7]

Any updates on the replacement of the Kingfish roof? As we sometimes stay in Kingfish am somewhat concerned about noise, construction equipment etc.
We arrive in mid February.
Thanks

 

[GTLINZ]

Has anyone been recently and can give a status on the extent of the seaweed at our beach? We normally have some, and sometimes a lot, but it has been hitting other beaches also and getting talked about. We are due to go there soon.

 

[gln60]

Any updates on the replacement of the Kingfish roof? As we sometimes stay in Kingfish am somewhat concerned about noise, construction equipment etc.
We arrive in mid February.
Thanks

We had a Abound Points 1 BR OF Villa at Ocean Pointe for September that we cancelled because we have the same concerns that you stated..there have been a bunch of poor reviews by vacationers on trip advisor lately and we didn’t want to take a chance…we decided to book a week at Oceana Palms for the same dates in September.

 

[PsuFrh]

Has anyone been recently and can give a status on the extent of the seaweed at our beach? We normally have some, and sometimes a lot, but it has been hitting other beaches also and getting talked about. We are due to go there soon.

We were there in early March and no problems with seaweed. The property was well maintained and the beach area was very nice. A little problem getting chairs at the pool. The property was at 98% full.

 

[hangloose]

We were in OP late April. Weather was gorgeous! Very little seaweed. While we did not stay in Kingfish, we did walk down and visit the pool there. Construction was definitely underway, but didn’t seem overly obtrusive to us…at least from the poolside noise. We thought OP as a resort was looking good!

 

[Superchief]

I spoke with someone today who was at Ocean Pointe last week. He said the plume of seaweed passed through the area last week and the beaches have already been cleaned. He enjoyed his stay there and said the resort and beach were in great shape.

 

[GTLINZ]

We had a Abound Points 1 BR OF Villa at Ocean Pointe for September that we cancelled because we have the same concerns that you stated..there have been a bunch of poor reviews by vacationers on trip advisor lately and we didn’t want to take a chance…we decided to book a week at Oceana Palms for the same dates in September.

We have been going to Ocean Pointe for many years and this year will be our 13th consecutive year. I have learned to ignore a lot of the reviews if they fit in a few categories:
1) I am a Marriott xxx member and you did not give me the service i expect (which is common in a timeshare)
2) I booked thru an external service (not marriott.com or interval) and did not get the room/view i expected. Or i booked thru marriott.com and did not get the view i expected (lower floor). The first floor has no view ...
3) A lot of people don't like Kingfish. And the Kingfish roof replacement recently has rightly generated a lot of bad reviews for folks staying in that building. We like to visit that building sometimes but thankfullly have never had to stay there. I think it is not only isolated from activities and resources but it is also exposed to harsher elements and harder to maintain. I do read many reviews from folks who love it. I think the roof situation is a newer and valid complaint.

 

[gln60]

We stayed at Ocean Pointe 2 years ago and enjoyed our stay..we were in a OV 2BR Villa thru II exchange…We were able to exchange into Oceana Palms for the same dates as the Ocean Pointe reservation so we decided,all things considered,to make the change…we love the area and the fine restaurants within a 20 minute drive..another member posted pics of a new sun deck at Oceana Palms that we are looking forward to.

 

[Quilter]

We were at OP for 5 weeks in Feb. and March. Our first time back during the Winter season since leaving March '20. It was so good to see our OP friends.

We had 3 different room types. Started out in oceanfront studio (1 week, Pompano), oceanside 1 bedroom (2 weeks Cobia), oceanfront 1 bedroom (2 weeks Cobia).

We have mixed feelings about Kingfish. We like it because of the beautiful views straight down the beach all the way to The Breakers in Palm Beach, the small resort feel, the proximity to inlet and quick beach access. But then it's nice being on the main campus and close to the action. While I was glad to see it being well-cared for by getting a whole new roof we didn't want to stay there this Winter. We've been updating our own home and wanted to escape construction noise and contractors while on our trip. The people we saw who did stay at the building it was business-as-usual by sitting around the pool and getting out to the beach. Que sera sera. Good sports.

We (finally) went out to the lovely beach. That beautiful, crystal blue water beckoned me in but I was stuck just admiring it from a distance until the final week. Cracked my knee cap in January and for the first several weeks was still sporting a leg brace. No sand walking. After some PT and getting released from the brace I got closer with our new set of Tommy Bahama chairs and umbrella from Costco. Still couldn't brave the rolling current at the shoreline. It was especially strong during this winter as we had quite a few windy days. Finally had a calm day and DH and I linked arms to step sideways into the gentler surf. Bliss.

Yes, there was bits of seaweed. Oceanside Beach Services does a good job of raking and burying it at the shoreline. There they say it disappears back into sand. Other clumps of it they throw into the dune area where it nourishes the health of the dunes. And we know the dunes are natural protection during storms.

We're looking forward to our return in July. Such a different experience at that time of year. The water will be much warmer. (Hoping for no hurricane ). Flying down then so we'll be renting beach ensemble from Oceanside.

 

[LMOR]

I would appreciate hearing from those who have had experience buying a week on the secondary market. I am familiar with ROFR. What documentation should I ask the seller for to check ownership etc.? Thank you.

 

[TheTimeTraveler]

I wouldn't attempt buying any week directly thru anyone unless you were to use a reputable "middleman" to handle the transaction for you, i.e. money and transfer of title.

When I buy a resale week I always use;

.
www.LTTransfers.com
.

I think there are questions to ask a seller prior to purchase: When will first use actually begin? Is any existing loan fully paid off? Is seller aware of any current or anticipated special assessments, and who is responsible for them? Is this an annual use week or an every other year (EOY) week? Who pays what and how much for the closing process, i.e. buyer or seller? I sometimes ask the seller to reserve a week for me during my first year of use if it benefits my ownership.

Make sure you get the size of the unit you want and in the season that you want.

Best of luck!




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[LMOR]

Thank you. The property is at Ocean Pointe where I already own weeks. I had not thought of asking about loans. Should I ask for a copy of the deed prior to accepting the purchase agreement? A third party company will handle the legal due diligence and oversee payment and deed transfer. The seller has reservation at the resort for 2024 which can be cancelled or conveyed to me.

 

[TheTimeTraveler]

You can ask for a copy of the Deed but I am not sure exactly what that will accomplish if you are using a competent 3rd party to handle the transfer for you. You can obtain a copy of any recorded Deed on your own (as Deeds are public records) at anytime.

Personally? I think I would be more concerned at looking at the confirmed reservations and if it works into my particular game plan.




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[LMOR]

I looked up the title company the seller wants to use and all looks fine. Just wanted someone else's opinion about seeing the deed. Thank you

 

[MOXJO7282]

Deleted.

 

[GTLINZ]

Just returned from a great week at OP. The sargassum was not any worse than usual - but we did have some new accumulation which was mostly in one day.

Our room was in Sailfish. An owner who spoke to us always stays in Kingfish said it was their worst experience in 20+ years of coming there. Contant pounding and noise and enough rusty water hitting their windows and lanai to make the lanai unusable. They said they did not work on the building at night or on the weekends.

 

[billymach4]

Just returned from a great week at OP. The sargassum was not any worse than usual - but we did have some new accumulation which was mostly in one day.

Our room was in Sailfish. An owner who spoke to us always stays in Kingfish said it was their worst experience in 20+ years of coming there. Contant pounding and noise and enough rusty water hitting their windows and lanai to make the lanai unusable. They said they did not work on the building at night or on the weekends.

I am at Kingfish. Hardly noticed any disturbing noise or work.