Maui Bay Villas (MBV) Resale Tracking

[HuskerATL]

Explain this for me. I’m unsure how you are saying this works.

Folks want out of a SC property and contacts HGV. They push it to a resale broker who tries to sell it and finds a seller but Strand then takes it via ROFR... That is about it. There is always a chance that Strand doesn't take it though.

There are actually some dishonest brokers who know that deeds will be taken via ROFR but find buyers just to get sellers paid and out.

 

[mountainboy]

I thought I would start a thread for resale tracking at MBV since it’s a fairly new resort and just not a lot of info yet on resales. This can be a nice consolidate thread to share resale questions, experiences and for my personal experience I’ll continue to update this thread with my purchase experience.

Purchase: 2 Bedroom Penthouse (2PX)
Points: 38,400 (Platinum)
2025 MF: $3,520.97
Contract Price: $28,000 (full 2025 points). Buyer pays closing and 2025 MFs

For this purchase I am working with Diane at Timeshare Broker Sales. I found Diane here through Tug2 and referrals in the HGVC forum (thank you)

Here is my timeline:

Feb 3, 2025 - Offer of $28k submitted and Diane is coordinating directly HGVC Resale department , informed seller is international (Japan) [List price $68.5k]
Feb 11, 2025 - Offer accepted
Feb 13, 2025 - Buyer Signed Sales Agreement
Feb 14, 2025 - Seller Signed Agreement
Feb 14, 2025 - TRCS Closing Escrow Established and contract moving to HGVC

it's intriguing. compared to a Vegas deed which is 11,200 points and might be $5000 all in you paid six times as much for three and a half times the points; but will save 1/3 or so in MFs every year. Over time you'll come out ahead.

Those maintenance fees might be off. According to hgvcmfs.com the MF for a 2 bedroom penthouse at MBV is $3,520.97 for 2025. The MF per point is .09169 in that case. I attached a screenshot. I would triple check that MF before buying.

I noticed a separate tax line in the MF, and you’re right about the amount. It’s $3520.97. I’ve updated my original post with the new information.

With updated MFs + your other purchases (SeaWorld & Vegas) curious if you had looked into Scotland, Craig Lodges?

You will likely have 38,400 + 2x 11,200= 60,800 points, I believe

This one is 28k + closing fees (with Diane Nadeau+ HGV transfer/activn etc) + MF for 2025= approx 28k + 2.5k + 3.5k= 34k

Craig lodge, from HGV direct resale, Elite qualifying, 11,200 pts, 2 BR approx 4.5k GBP + 195 GBP closing fee; if new to HGV, only 1-time 330 GBP HGV activn fee for all intervals activated at same time (330 each, if already HGV member); ready to use (as RTU) in 2 weeks (vs a bit longer closing with HGV stateside as 'deed' etc) + DEX access (= Maui, Ka'AnaPali Beach club, Cabu Azul etc, 2 yrs out) : 5 such weeks would give one 56k HGV points and HGVC Elite Premier with lots of benefits (like @HuskerATL has kindly shared in many posts here). All for about the 34k, you are spending for just this one...

If you are already past cooling off period, no worries, all good, you still saved a lot off retail & will be using MBV anyways, as above.

If still in cooling off period, may look into it.

(Sorry, friends look out for friends, hence asking; otherwise Happy for the Awesome purchase!
+ for any other newbie like me looking thru it later, for learning).

 

[HuskerATL]

With updated MFs + your other purchases (SeaWorld & Vegas) curious if you had looked into Scotland, Craig Lodges?

You will likely have 38,400 + 2x 11,200= 60,800 points, I believe

This one is 28k + closing fees (with Diane Nadeau+ HGV transfer/activn etc) + MF for 2025= approx 28k + 2.5k + 3.5k= 34k

Craig lodge, from HGV direct resale, Elite qualifying, 11,200 pts, 2 BR approx 4.5k GBP + 195 GBP closing fee; if new to HGV, only 1-time 330 GBP HGV activn fee for all intervals activated at same time (330 each, if already HGV member); ready to use (as RTU) in 2 weeks (vs a bit longer closing with HGV stateside as 'deed' etc) + DEX access (= Maui, Ka'AnaPali Beach club, Cabu Azul etc, 2 yrs out) : 5 such weeks would give one 56k HGV points and HGVC Elite Premier with lots of benefits (like @HuskerATL has kindly shared in many posts here). All for about the 34k, you are spending for just this one...

If you are already past cooling off period, no worries, all good, you still saved a lot off retail & will be using MBV anyways, as above.

If still in cooling off period, may look into it.

(Sorry, friends look out for friends, hence asking; otherwise Happy for the Awesome purchase!
+ for any other newbie like me looking thru it later, for learning).

This is another discussion though. The cost for this is a bit more than we paid for about 100k points between Blvd and Craig.

If it is about 0.068 MF/pt then that part is really good.

 

[Jace]

With updated MFs + your other purchases (SeaWorld & Vegas) curious if you had looked into Scotland, Craig Lodges?

You will likely have 38,400 + 2x 11,200= 60,800 points, I believe

This one is 28k + closing fees (with Diane Nadeau+ HGV transfer/activn etc) + MF for 2025= approx 28k + 2.5k + 3.5k= 34k

Craig lodge, from HGV direct resale, Elite qualifying, 11,200 pts, 2 BR approx 4.5k GBP + 195 GBP closing fee; if new to HGV, only 1-time 330 GBP HGV activn fee for all intervals activated at same time (330 each, if already HGV member); ready to use (as RTU) in 2 weeks (vs a bit longer closing with HGV stateside as 'deed' etc) + DEX access (= Maui, Ka'AnaPali Beach club, Cabu Azul etc, 2 yrs out) : 5 such weeks would give one 56k HGV points and HGVC Elite Premier with lots of benefits (like @HuskerATL has kindly shared in many posts here). All for about the 34k, you are spending for just this one...

If you are already past cooling off period, no worries, all good, you still saved a lot off retail & will be using MBV anyways, as above.

If still in cooling off period, may look into it.

(Sorry, friends look out for friends, hence asking; otherwise Happy for the Awesome purchase!
+ for any other newbie like me looking thru it later, for learning).

I could still do this , I'm not giving up the Maui deed as I want that resort in our portfolio.

Point me the right discussion area to help me understnd HGV memeber vs HGVC owner ? I want to keep this focused on MBV resale.

 

[mountainboy]

I could still do this , I'm not giving up the Maui deed as I want that resort in our portfolio.

Point me the right discussion area to help me understnd HGV memeber vs HGVC owner ? I want to keep this focused on MBV resale.

Perfect! Own where you stay is always nice!

Discussion re HGV(C) Elite benefits:

2025 HGVC, HCNY, HGV Max Club Rules, Fees and Tips

2025 HGVC, HCNY, HGV Max Club Rules, Fees and Tips (1) Hilton Grand Vacations Club (HGVC) 2025 Club Rules & Fees & Resorts Club Point Charts and Open Season Rates - Post #2 2022, 2023, 2024, and 2025 Fee Change Comparison - Post #3 2022, 2023, 2024 and 2025 Open Season Rate Change Comparison -...

tugbbs.com

May search @HuskerATL 's many excellent posts re this & re Craig Lodge etc also

Enjoy the Awesome HGV(C) journey!
TY!

 

[WaikikiFirst]

Points: 38,400 (Platinum) 2025 MF: $3,520.97 Contract Price: $28,000

Nice. If I could get my wife to use more HGVC pts, I'd go for one of those. I wouldn't use them at MBV though.
The simple equation I gave approx 18 months ago says that is worth $36,760 in 2023 $s, so add 10% for inflation and you get $40,528. And again, that means you wouldn't want to PAY $40K for it, but you could get $40K of value out of it, even if you use it for only 10 yrs.

 

[WaikikiFirst]

simple equation

for people who think this TS resale mkt isn't really "well-behaved", even efficient I daresay, do this:
assume $28K + $2k = Ttl Initial Cost. assume you could make 8%/yr on $30K. That = $2400. Add that to the MF and you get approx $6K/yr total carry cost.
Divide $6K by the #Pts. You get $0.16/pt, which is just the MFs that an "avg" HGVC deed that you could buy resale for "not much" pays.

 

[WaikikiFirst]

the sellers lost a ton.

as do all sellers who buy directly from HGVC or these other developers. Disney an exception?
These lost less than you think (but not a LOT less) because they put Yen into a US$-denominated asset while the Yen was depreciating. Over the last 3 yrs, J-Yen has lost 25% vs US$ so they salvaged some value by "being in $s" for TBA period of time.

 

[WaikikiFirst]

also assume given this deed was with the HGVC resale department that could mean the original sellers were in distress or stopped paying

Not necessarily the case from what I was told. HGVC has 3 or 4 or 5 "official" brokers they use to TRANSACT these deeds when the owners contact HGVC about buying it back. Owner still using & paying MF, but wants to sell. If in Japan, they are not sure how to do it, so first contact is to call HGVC. HGVC knows owner won't give it away. HGVC wants/needs a 3rd party assessment of its value before taking it back at "$N". HGVC puts it into the inventory of the 3 or 4 or 5 "official" brokers and one of those handle the transaction. That is what brokers do.
HGVC may well ROFR it, but they want a "fair" price at which they would do that, or else the TS biz gets even worse publicity.
I do believe it was Diane who told me that, but pieces were filled in by > 1 broker.

 

[BingoBangoBongo]

as do all sellers who buy directly from HGVC or these other developers. Disney an exception?
These lost less than you think (but not a LOT less) because they put Yen into a US$-denominated asset while the Yen was depreciating. Over the last 3 yrs, J-Yen has lost 25% vs US$ so they salvaged some value by "being in $s" for TBA period of time.

One thing you don’t take into account there is the increases in MF’s on a low MF vs a higher MF deed. 5% on $1000 MF deed is $50 and would be $90 on an $1800 MF deed. This gets compounded every year.

 

[dayooper]

One thing you don’t take into account there is the increases in MF’s on a low MF vs a higher MF deed. 5% on $1000 MF deed is $50 and would be $90 on an $1800 MF deed. This gets compounded every year.

It all goes up by percentage. If I have the same amount of points via 1 or 2 deeds, it really doesn’t matter. They both will go up. Great reason to own a low MF deed/deeds.