Need some Hyatt buying advice

[wolverines]

I'm at the resort now, and at the owner's meeting this week they said that they are very close to getting approval from the wildlife people to begin building. The plan to add 2 more buildings as soon as possible, but they will be a little bit larger (5 floors instead of 3, exact same size units and floorplans). One building will be next to building 3, and the other will be on the other side of the check-in building.

They told me in the sales pitch that they were close to building as well, hence the "push" to close out the other buildings. It's highly likely that 3-4 of the original planned buildings (near the eagles) will never get built. They also said they are raising prices 30% for the new buildings. Hard to tell what was the sales pitch and what was true.

Our paths may have crossed. I left the day of the owners meeting (they had wine and cheese out later that day as I was leaving).

 

[wolverines]

Hi...

I'm a former Hyatt salesman -- and a current Hyatt owner. (I bought a week for myself. I didn't buy a resale, because when you get down to it, the resale weeks are rather limited, and if you want "such-and-such view" for "such-and-such week" at "such-and-such resort" you had better buy it. I wanted my "worst case scenario" to be Key West for the Boat Parade.)

I've seen a lot of posts extolling the virtues of buying 2000-2200 point weeks (Diamond or Platinum). Instead of the lower-priced weeks.

Why, I wonder?

Scoop, welcome and thanks for chipping in. I think bdh said it well. I've read a lot of posts and I don't think everyone said you should buy 2000-2200 point weeks as much as they were saying you should get at least 2000 points to really take advantage of the HVC. Your method of 2 1300 point weeks works great. As bdh said though, the additional MF, if you plan on keeping this for a lifetime, eventually eats into the up front cost savings of buying a lower point week so for some they'd rather step up for a platinum or diamond week.

As a former salesman, do you have any other tips or advice on the system? I'm all ears if you do!

 

[mesamirage]

For most, it is the basic math of money and points.

Using the lowest cost for possible purchase prices and maintenance fees the equation would be - Two 1300 point resale weeks at $7,500 each equals 15K - their yearly MF of $900 each equals $1,800. One 2200 point resale week would be 19K and have a similar $900 MF. So in 5 years the MF's on the 1300 point weeks will total $9,000 while the MF's on the 2200 point week will be $4,500. So the 4K purchase price savings of buying two 1300 point weeks has now been burned up by the MF and each year after that will put you farther in the red.

No doubt that with the two 1300 point weeks you will have an extra 400 points to use over the one 2200 point week, however as the MF's continue to eat your lunch, the value of the extra of the 400 points is eroded. Note that since I've used what I believe to be the lower end of resale prices that will pass ROFR and cost for MF, I'm sure you can plug in other numbers to make the equation produce a different scenario.

Regardless of what point value weeks are purchased, if bought correctly (minimizing cost) and used correctly (maximizing usage), the HVC timeshare product is hard to beat when it comes to bang for the buck - the examples of your usage, while not typical, shows what can be done with manipulation of the points.

This is just a matter of math... and unless you way overpay for a 2200 point week, eventually I believe the 2200 week will be the better value because of the "math" you decribe above. One other thing about the 1300/1400 point weeks... you are much more likely to get a SMOKING hot deal on one than you are with a 2200 point week since with the 2200 point week the owners paid primo for the week when the purchased it, its a high demand calander week, and Hyatt exercises ROFR. Bottom line you are much less likely to find a SMOKING hot 2200 point week (Now 1880 is a different story).

I'm just highlighting both sides.... now I decided after already owning an 1880 point resale week to go with the low points weeks to "enhance" my existing week.... but my math was a bit different. When I crunched the numbers because of the SMOKING deals I got on my 1400 and 1300 point weeks my math added up to a 11 year timeframe before I was behind in total costs versus if I purchased a 2200 point week... plus I have an additional 500 points a year with my 1400+1300=2700 vs a 2200 point week. So again it is a "math" decision and both can be winning decisions.

Bottom line is that you are a Hyatt Owner and you are already $$$ Thousands $$$ ahead because you went resale!!

Happy Hunting!!

 

[mesamirage]

Hi...

I'm a former Hyatt salesman -- and a current Hyatt owner. (I bought a week for myself. I didn't buy a resale, because when you get down to it, the resale weeks are rather limited, and if you want "such-and-such view" for "such-and-such week" at "such-and-such resort" you had better buy it. I wanted my "worst case scenario" to be Key West for the Boat Parade.)


When you get down to it, when you exchange, a point is a point is a point is a point.

Thats funny.... in two paragraphs you state two complete opposite things.. Now we do forgive you since you are a former Hyatt salesman that you can't get past the fact that resale is the ONLY way to purchase, because unless you DO stay in that EXACT week/view/unit... ANY other stay with Hyatt will instantly become a point is a point is a point is a point stay.

Sorry I have to "point" this out... because I don't want any misconception on the Hyatt Forum that it ever makes since to purchase from the developer if you know that the whole resale concept exists.

One other note... who is to say that you can't shop resale for that given week/view/unit anyhow?? It just takes more time.... and its not like you get to select from ALL the units from the developer, many many times the unit/week/view you want is already sold and you have to compromise on part of what you want.... buying resale is the same... you CAN hunt for a certain type week if thats important to you.

Cheers!!

 

[bdh]

who is to say that you can't shop resale for that given week/view/unit anyhow?? It just takes more time.

We searched and waited for specific weeks and units at Sunset Harbor - while it took some time, those are the HRPP weeks we use every year without question.

Diamond weeks can be had for $19K?

19K 2200 pt weeks are not laying around like the bargain 1300 & 1400 pt weeks - but they do exist. As far as the ROFR goes, what will pass one day will not pass the next as there are just too many variables with Hyatt on this to make any guarantees. I've seen it go both ways, weeks that should have been taken by Hyatt but weren't and others that were taken that just don't seem to make sense.

 

[ScoopKona]

Thats funny.... in two paragraphs you state two complete opposite things.. Now we do forgive you since you are a former Hyatt salesman that you can't get past the fact that resale is the ONLY way to purchase, because unless you DO stay in that EXACT week/view/unit... ANY other stay with Hyatt will instantly become a point is a point is a point is a point stay.


Cheers!!

I don't think buying points with a fallback position is "opposite."

Let's assume the least expensive San Antonio resale -- any point level.

Assuming that every few years Interval cannot get you what you want, and neither can Hyatt (and the hotel point program is essentially bogus)*, that leaves you with:

a) Going somewhere that doesn't really appeal to you.

or

b) Going to San Antonio for your deeded week.

Bottom line, the least expensive weeks out there are San Antonio 1st floor resales with no view. If you love San Antonio, great! If you're into timeshare for the diving/skiing/exotic travel, I recommend buying somewhere you'd actually use once in awhile.

When I bought mine (and yes, I bought from the developer - and yes, I paid a bit too much). By the time the developer cash incentives (and my commission) were applied, I got my 3rd floor sunset view Key West boat parade week for about $10K. The least expensive bronze week at Post Oak was going for about $7K. But I think that's $3,000 well spent.

I ended up leaving Key West last year due to a family member's failing health and settled in Las Vegas (where I do not sell timeshare). I am very glad that I spent the extra for exactly what I want, where I want and when I want.



* Five nights in the good hotels trade for 90000 hotel points, which eats up your entire Diamond week, and you can only do it once every 2 years. I hardly ever mentioned the hotel program. (Every other tour I got a couple that seemed to think they could buy a week and essentially live in Grand Hyatts for life, or that they could buy and go on Celebrity cruises every three weeks.)

 

[DeweyWhopper]

Just an update. We resisted the temptation and are now searching resale. Thanks again for all the last minute help. I'll check with remax and the others suggested and keep you guys posted. Seems like the goal is to shoot for a 2200 point week for around 20k at one of the lower MF resorts (of which CP is one from what I've read).

Out of curiousity, has anyone used their HVC to trade into either Disney or Atlantis? Those are the other places the family really liked. I have no desire to own at Disney but can see us going there a few more times before the kids get older and now that we've stayed at an actual timeshare we cannot go back to a hotel room. They also really like Atlantis and wouldn't mind going back there, but not in a hotel.

Thanks.

Yes to DVC, we traded in to a Two bedroom at Old Key West and also into a two bedroom at Boardwalk Villas two different years in a row.

 

[ScoopKona]

As a former salesman, do you have any other tips or advice on the system? I'm all ears if you do!

Yes:

1) Learn the HRPP travel windows inside and out. Just know them like you know the months of the year. If you want a X-mas week in a Hyatt resort, that means you'll need to put your request in before week 25. Fantasy Fest in Key West is either 42 or 43, so put in that request in February.

In my experience most of the people who buy are either procrastinators or they can't be bothered to learn the system. (Then they get annoyed when they call Thanksgiving looking for X-mas in Puerto Rico and can't get it.)

They let their week roll out of HRPP, so thats when the inventory becomes available.

2) If you ski, put in requests for multiple resorts for the same week. I had some owners with thousands and thousands of points. They'd call each year and reserve Breck, Beaver Creek and Aspen simultaneously. Then a week before their vacation, they'd find out where the best skiing is and drop the other two requests. Ski weeks aren't that hard to pick up, if you don't mind which mountain you're on.

3) Use the websites -- both https://www.hyatt.com/vacations/ and intervalworld.com

Each week, get on both sites and get a feel for what is available and when. For instance, Hawaii is an easy II trade, especially at short notice because Hawaii trips are cancelled OFTEN. St. Maartin is usually easy to get, if you're OK with the Pelican (it was refurbished a couple years back, it's not so bad).

Learn the places that have getaways but not exchangable resorts -- Rome and Barcelona, for instance. You can't trade there, but you can rent a week for about the same cost as one DAY in a hotel.

Interval's concierge service is a great way for picking up show tickets, etc. Interval's travel service often beats Orbitz, Hotwire, etc.


Anything specific you need to know?

 

[Perrygirl]

combining hyatt pts

Not true about not being able to combine points! As long as the ownership is titled in the same exact name(s) - they can be held in the same HVC account and the points can be combined. That's how I own mine and the points from my two resale units are combined.

Do you get treated differently at the Hyatt if you combine pts from low season for platinum or diamond? How hard is it to do?

 

[steve1000]

Perrygirl -

See my response to your question in the other thread you started. It is not difficult to combine points but you need to make sure, given the particular weeks you own, that the points will be credited at or about the same time so that the points for each ownership week will both be available to be combined at the time the reservation would be likely to clear. You also need to make your reservation request early.

 

[mesamirage]

Do you get treated differently at the Hyatt if you combine pts from low season for platinum or diamond? How hard is it to do?

We combine the points from our 3 different point weeks all the time... if deeded correctly so that Hyatt puts them in the same account they become a bucket of points that can be combined however you would like... points are points are points... no gottcha's, no special rules.

Enjoy!!

 

[Perrygirl]

Perrygirl -

See my response to your question in the other thread you started. It is not difficult to combine points but you need to make sure, given the particular weeks you own, that the points will be credited at or about the same time so that the points for each ownership week will both be available to be combined at the time the reservation would be likely to clear. You also need to make your reservation request early.

To combine points for Christmas what would you suggest. I am a little confused about the whole HRPP and CUP. We always book at least a year ahead with Marriott and Westin. But it seems that it is more complicated with the certain week you own. If I bought two wk 30s for example when is the earliest that I can call for Christmas of the next year because it would be too late for Christmas of the same year. Right? Confusing

 

[steve1000]

I believe you can call to make your reservation request 18 months prior to the requested week. You don't need to have the points in your account when you make the request. They just need to be in the account when the reservation request becomes available. You are correct that because of the time the points are credited in week 30 that it may be too late to get a reservation for Christmas in the same year -as that would likely have become available in week 25 (6 months prior to week 51). If the points are still in your account the following year on week 25 (and you made your request early enough) the reservation request may be filled.

However, note that if it doesn't fill by week 24 (of that following year) the points will only remain in club use period (CUP) status until week 30 and after that will be moved to the limited club use period (LCUP) status where reservations can only be made within a 60 day window from the reservation date. So by waiting for week 24 of the following year to see if your reservation request fills - you are taking a chance that if it doesn't fill - that you will need to make a pretty quick alternative reservation or, after week 30, deal with the LCUP restriction. This is why a week 30 is not as conducive to making a Christmas reservation as a week 24 or earlier week.

 

[Kal]

...I am a little confused about the whole HRPP and CUP...

Unfortunately the terminology is a bit of a challenge at first, however after playing with the points for awhile it becomes second nature.

For starters just consider the 12-month period following receipt of your annual points as a single period i.e. CUP. If you don't plan to use your owned unit/week (the "HRPP unit") then the HRPP term has no meaning. If however you DO plan to use your HRPP unit then the HRPP use period establishes a 6-month block of time for you to confirm your decision. During HRPP your owned unit/week is reserved exclusively for you.

So again, if you're just using the point value of the HRPP unit to stay elsewhere, an exclusive reservation of that unit has no meaning.

 

[benjaminb13]

$16,000 for a diamond or platinum?

pat- 2000 pts

 

[benjaminb13]

wolverines
You may want to give Seth Nock a call-if you still plan on buying resale- Hes real good, honest and knows his stuff
Good luck

 

[Carlsbadguy]

Hyatt where to buy

If you don't plan on going to your home resort every year and are just looking for 1300 or 1400 points to start does it matter which resort you buy at and which week you are deeded. I am looking at the resale market and plan on using this mostly for 3-4 day short trips, midweek in order to maximize usage.
Also do you lose points you haven't used in a year and is a year a calendar year or 12 months from your deeded week.

 

[benjaminb13]

Do you have flexibility when your travel? Or do you have to travel during peak seasons?

 

[Kal]

If you don't plan on going to your home resort every year and are just looking for 1300 or 1400 points to start does it matter which resort you buy at and which week you are deeded. I am looking at the resale market and plan on using this mostly for 3-4 day short trips, midweek in order to maximize usage.
Also do you lose points you haven't used in a year and is a year a calendar year or 12 months from your deeded week.

Points-are-points, so if you won't be using your owned week, then just find the best price at any resort.

You receive your points 12-months prior to the week you own. It's not a calendar year basis. Those points remain in your account for 18 months. The last 6-months has certain restrictions on how you make reservations.

 

[Carlsbadguy]

I have flexibility when I travel. What are the restrictions on points during the last 6 months. Also is there al ink somewhere to a point chart for all the resorts. What would be a good price for 1300 or 1400 points

 

[Kal]

Go HERE and see if this helps. If there are still questions, let us know.

 

[benjaminb13]

I have flexibility when I travel. What are the restrictions on points during the last 6 months. Also is there al ink somewhere to a point chart for all the resorts. What would be a good price for 1300 or 1400 points

with flexibility - you can maximize the use of your points- 1300-1400 may be all you need - A lot of Hyatt resorts have bronze seasons- check out Kals website- its real helpful and can show you how many points are needed.
Also since some resort have different silver or bronze seasons- you can get an idea of how to plan your travels and spend a week or more with your points if you plan properly- Bronze and silver season weeks are very inexpensive- I would purchase in beach House- also check out sedona pricing.