Massanutten resort fees massive jump?

[jp10558]

I was just looking in RCI today at my "bonus cert" for a last call type vacation at the exchange fee rate. And I don't know if this is specific to that search or not, but as recently as January of this year I booked Extra Vacations at Regal Vistas for the ~$95 resort fee. Today looking at the bonus cert the "Pay Resort Later" - which I think is the resort fees - shows as $252! That's like 3x and basically matching HGV fees (which are too high IMHO). Even the cheaper Eagle Trace is claiming $180 or so.

Not really thrilled as I like Massanutten, but it could drive me back to Williamsburg / Colonies say which is still $30 resort fees!

Or book more time at Smugglers Notch with $57 resort fees and similar mountain stuff from my perspective.

 

[WorldT]

While the resort fee went up I think in 2024 , it went up by a few dollars. Regal Vista, Woodstone, Eagle Trace, Shenandoah Villas, and The Summit all have a $9 per bedroom per night resort fee. I believe it was $7 before that (at least for The Summit)
A 2 bedroom for a week comes out to $126 and a 4 bedroom comes out to $252.

 

[escanoe]

Ignore this post. @WorldT has it right further down.

I think they are showing cleaning fees that Massanutten doesn’t charge you unless you stay less than 7 days.

The way they are trying to disclose and highlight fees is good directionally, but it has not been perfected.

 

[Clov9974]

I own at Woodstone. I believe that Management is raising a lot of fees at Massanutten to try to keep the fees down, (even though the fees increase at a higher than inflation annually ) They have so many acres of property at this resort to maintain.

 

[WorldT]

I think they are showing cleaning fees that Massanutten doesn’t charge you unless you stay less than 7 days.

The way they are trying to disclose and highlight fees is good directionally, but it has not been perfected.

The $252 is the resort fee for a 4 bedroom Summit. I paid it the last time I was there. It is half that if you are in a 2 bedroom.
It is not the cleaning fee. A cleaning fee only applies if your stay is less than 7 days.

 

[jp10558]

Ok, well, then I guess we're still not really sure what we'll get via RCI, but for a 4BR that's more acceptable I guess. Though I still think $126 for a 2BR is at the top end of what I will pay without looking elsewhere as well.

 

[escanoe]

if you own there, it is discounted a little.

 

[kwelty]

Massanutten's Mountainside Villas fees are less, $78 for the week. These are probably the largest units there but they are somewhat dated. They have a different HOA than all the others, that's why their fee is less.

 

[WorldT]

Massanutten's Mountainside Villas fees are less, $78 for the week. These are probably the largest units there but they are somewhat dated. They have a different HOA than all the others, that's why their fee is less.

I thought they and Eagle Trace used to be less. However, RCI is now showing all of them the same. I know for sure that The Summit is $9 per room because I have paid that. I also know that @escanoe is correct, owners have a small discount.

 

[escanoe]

Here is what it was in 2023 and 2024.So they have not increased it since the summer of 2024.

 

[jp10558]

Here is what it was in 2023 and 2024.So they have not increased it since the summer of 2024.

I kind of find it astonishing they charge resort fees to owners. Is this common? I know HGVC has stupid resort fees for RCI (which I can't really defend in any way) but when you stay on your owned points the only thing you might pay is parking(at least at the ones I've stayed at).

 

[dioxide45]

I kind of find it astonishing they charge resort fees to owners. Is this common? I know HGVC has stupid resort fees for RCI (which I can't really defend in any way) but when you stay on your owned points the only thing you might pay is parking(at least at the ones I've stayed at).

I think the parking only applies to a few select locations. Most properties either don't have parking fees or don't charge owners for them when they do. Those that do charge owners a parking fee are in urban locations where parking is premium and the parking facility might not even be owned by the HOA. Is there a parking fee at Ocean Oak?

 

[jp10558]

I think the parking only applies to a few select locations. Most properties either don't have parking fees or don't charge owners for them when they do. Those that do charge owners a parking fee are in urban locations where parking is premium and the parking facility might not even be owned by the HOA. Is there a parking fee at Ocean Oak?

I don't remember that one - I know Ocean Enclave charged for Valet but self parking was free for owners (and owners got a decent discount on the valet), McAplin you paid for valet from a 3rd party, but I don't recall charges at like MarBrisa or Flamingo (unless you wanted the "valet replacement" spots right outside the door).

 

[escanoe]

I kind of find it astonishing they charge resort fees to owners. Is this common? I know HGVC has stupid resort fees for RCI (which I can't really defend in any way) but when you stay on your owned points the only thing you might pay is parking(at least at the ones I've stayed at).

In my perfect world there would be no resort fees. (It would all be in MFs.)

But I actually prefer and think it is more fair to charge everyone resort fees versus only those exchanging in. I exchange a lot and don’t see it as fair to simply soak those exchanging in. Anyone using the the resort should pay versus shifting the costs exclusively to those exchanging in.

I have also found that resort fees do devalue trading power (as rational people in general factor in total costs and are less likely to trade into places with high resort fees). I don’t think Massanutten could shift much more of the burden proportionately to those trading in.

Also if you ever book a (usually discounted) week at Massanutten and check out early, be sure to go by the front desk and get a pro-rated portion of your exchange fee back.

 

[escanoe]

….but when you stay on your owned points the only thing you might pay is parking(at least at the ones I've stayed at).

Getting nitpicky here, but pointing out as an HGVC owner this isn’t necessarily true. It is true they don’t charge you if you use your owned points on their internal exchange and in some instances (more HVC) if you use DeX which they own. If you use you owned points to exchange in through an exchange they don’t own (RCI), they charge you pretty heavy resort fees in many instances.

 

[jp10558]

Getting nitpicky here, but pointing out as an HGVC owner this isn’t necessarily true. It is true they don’t charge you if you use your owned points on their internal exchange and in some instances (more HVC) if you use DeX which they own. If you use you owned points to exchange in through an exchange they don’t own (RCI), they charge you pretty heavy resort fees in many instances.

Sorry, I thought "owned points" implied the internal exchange / the direct HGVC system. But yes, RCI gets charged the fees. I doubt it's very common to use HGVC points via RCI (and pay $299 exchange plus resort fees) vs a direct booking but I guess it can happen.

 

[escanoe]

Sorry, I thought "owned points" implied the internal exchange / the direct HGVC system. But yes, RCI gets charged the fees. I doubt it's very common to use HGVC points via RCI (and pay $299 exchange plus resort fees) vs a direct booking but I guess it can happen.

The bHC properties can be a good deal to use your HGVC points to exchange into through the HGVC RCI portal based on how the points grid works. Especially ones like the District that do not charge a resort fee. It is a way to point stretch.

A week in a 1BR at the District bHC is only 5,440 HGVC points from 12/18 to 12/25 through the RCI portal.

Booked through the HGVC internal system the room would cost at least 8,160 points.

An exchange fee for a 3 night stay is only $139, while you have to keep an eye on the resort’s fees.

 

[pedro47]

Does Massanutten sales staff still ask you to attend their timeshare sales presentation after paying the high resort fees.

 

[WorldT]

Yes, they do. There is an incentive to attend: gift card or resort credit.

 

[dioxide45]

Perhaps The Resort Companies Inc. (owner of Massanutten) it looking for more revenue to pay for their purchase of Keyholder Vacations?

The Resorts Companies, Inc. Acquires Keyholder Vacations

This seems to be an interesting acquisition. I understand Keyholder Vacations is the company that owns and operates World of DVC (DVC Rental Store, DVC Resale Market and Monera Financial). The Resort Companies is who owns and operates Massanutten Resort...

tugbbs.com

 

[pedro47]

Yes, they do. There is an incentive to attend: gift card or resort credit.

Ok, how long is the sales presentation. 90 minutes or 2 hours.

 

[WorldT]

Ok, how long is the sales presentation. 90 minutes or 2 hours.

I don't remember exactly. But I believe it was 90 mins. Remember, they will always make it longer if you allow them.

 

[JohnnyO]

I don't remember that one - I know Ocean Enclave charged for Valet but self parking was free for owners (and owners got a decent discount on the valet), McAplin you paid for valet from a 3rd party, but I don't recall charges at like MarBrisa or Flamingo (unless you wanted the "valet replacement" spots right outside the door).

HGVC Marbrisa and Grand Pacific Palisades now charges a parking fee per vehicle ($35+) for exchangers. If one is an owner there they do not charge the parking fees even if you're there on an exchange. It used to be a "resort fee" and it didn't matter if you had multiple vehicles as long as it matched the bedrooms. Personally I feel it's abusive to charge per vehicle. If you look at their annual budget there is a revenue line item for parking/resort fees and it's a substantial part of their revenue stream.