Non-Marriott Premier Resort 3BR's Trading Power

[Seaport104]

Any thoughts in how much bearing does unit size in II have?

I have been toying with the idea of buying a 3BR non-Marriott unit but Premier resort rated in a peak week outside of the overbuilt areas of Orlando/Williamsburg/Vegas. I'm hoping this would give me an edge for requesting a 3BR unit via OGS when I need it for family vacations.

Thoughts?

 

[Saintsfanfl]

The number one factor is resort and location. After that size. Basically all things equal size will trump. That should be obvious but it did not used to be that way.

Larger units did seem to be way out of whack not long ago but it appears they did a tweak at the beginning of this year. 3BR Gold Marriott's were trumping 2BR platinum prime Marriott's but that isn't happening any more. The tweak was needed.

I have Premier 4BR non-Marriott lock-offs and they seem to trade very well. They are in overbuilt areas and they still do very very well. You just cannot ever count on using it for a Marriott search, or anything else where preference is needed. Anything that can make it through a Marriott preference I can get with just the 2BR sides. It will work fantastic at searches for 3BR non-Marriotts.

 

[tschwa2]

If it doesn't lock off when you don't need the extra trading power it may be overkill and a waste of the presumably higher MF's. Most of the time you will probably be trading into 2 br's as there just aren't a lot of 3 br that get deposited. You will still have to wait through the preference period if trying to exchange into Starwood or Marriott in which case the better weeks will still be taken by smaller units that have priority in many cases.

 

[Saintsfanfl]

If it doesn't lock off when you don't need the extra trading power it may be overkill and a waste of the presumably higher MF's. Most of the time you will probably be trading into 2 br's as there just aren't a lot of 3 br that get deposited. You will still have to wait through the preference period if trying to exchange into Starwood or Marriott in which case the better weeks will still be taken by smaller units that have priority in many cases.

This is true. There just are not enough larger unit deposits not named "preference". In my case I can more easily split my lock-off and get two units equal or larger to a 3BR than I can get a 3BR with the full 4BR.

 

[Seaport104]

Thanks for the input.

Also, is there a way in II that you can search which resorts have 3 BR's (without looking at each resort)

Looking to research if there are reasonable maintenance fees for 3 BR's out there that trade in II that are outside of Branson, Vegas, Williamsburg and Orlando.

 

[Saintsfanfl]

Thanks for the input.

Also, is there a way in II that you can search which resorts have 3 BR's (without looking at each resort)

Not that I know of except for filtering on current availability

Looking to research if there are reasonable maintenance fees for 3 BR's out there that trade in II that are outside of Branson, Vegas, Williamsburg and Orlando.

Are you excluding those areas due to it not trading well? Over built is a misnomer. They are overbuilt for the low season because that that is the supply needed for the high season. High season in the places you mentioned trade very well because the demand is there. They don't rent out well for a variety of other reasons but they trade perfectly fine.

Most people don't consider Hilton Head over built but the fact is that it is by far more overbuilt during the low season than Orlando is. It's not even close. Orlando doesn't have a true low season compared to January in Hilton Head or mud season on the slopes.

To reiterate, you generally don't want a rental business using those high supply areas, but that is a different matter.

 

[Seaport104]

Not that I know of except for filtering on current availability



Are you excluding those areas due to it not trading well? Over built is a misnomer. They are overbuilt for the low season because that that is the supply needed for the high season. High season in the places you mentioned trade very well because the demand is there. They don't rent out well for a variety of other reasons but they trade perfectly fine.

Most people don't consider Hilton Head over built but the fact is that it is by far more overbuilt during the low season than Orlando is. It's not even close. Orlando doesn't have a true low season compared to January in Hilton Head or mud season on the slopes.

To reiterate, you generally don't want a rental business using those high supply areas, but that is a different matter.

I'm excluding those areas only because I figure that if I use a peak week in a nonoverbuilt area, it would outtrade the same 3BR premier resort in an overbuilt area.

Good point re HHI. So maybe I'll go back to looking for a week 51 or 52 in Orlando. Westage 3 BR's and a 4BR Week Fixed 51/52 came up recently but I opted out because (1) it's Westgate (2) maintenance fees were above $1,000.

 

[tashamen]

Also, is there a way in II that you can search which resorts have 3 BR's (without looking at each resort)

Yes, this is very easy. Go to the directory, click on Advanced search, and then click on unit size: 3BR. There are 515 resorts with 3 BRs.

 

[Saintsfanfl]

I'm excluding those areas only because I figure that if I use a peak week in a nonoverbuilt area, it would outtrade the same 3BR premier resort in an overbuilt area.

I think your assumption is probably correct all else being equal, but it depends on how much power you need and how much you are willing to pay for it. In most cases an Orlando week 51/52 will more than suffice, but II appears that they may have a fluid power scale that fluctuates based on existing supply. Because of this a comparable high demand unit in a lower supply area may win out. It's a tough thing to figure but I think the power will end up being too close in comparison to make it a factor. Many really high demand weeks in lower supply areas can be rented out for a hefty enough profit that it makes it a loss in value when you deposit.

I like to also factor in the ability to owner occupy, rent out, and possibly unload and because of this I would never touch Westgate.

 

[Saintsfanfl]

Yes, this is very easy. Go to the directory, click on Advanced search, and then click on unit size: 3BR. There are 515 resorts with 3 BRs.

Nice. Never messed with advanced search to find this out. Thanks for the info.

 

[Beefnot]

Yes, this is very easy. Go to the directory, click on Advanced search, and then click on unit size: 3BR. There are 515 resorts with 3 BRs.

Well I'll be.

 

[Seaport104]

Yes, this is very easy. Go to the directory, click on Advanced search, and then click on unit size: 3BR. There are 515 resorts with 3 BRs.

Ditto! Thanks for the information!

 

[Seaport104]

I think your assumption is probably correct all else being equal, but it depends on how much power you need and how much you are willing to pay for it. In most cases an Orlando week 51/52 will more than suffice, but II appears that they may have a fluid power scale that fluctuates based on existing supply. Because of this a comparable high demand unit in a lower supply area may win out. It's a tough thing to figure but I think the power will end up being too close in comparison to make it a factor. Many really high demand weeks in lower supply areas can be rented out for a hefty enough profit that it makes it a loss in value when you deposit.

I like to also factor in the ability to owner occupy, rent out, and possibly unload and because of this I would never touch Westgate.

Thanks for the input, good to sound out ideas here. I'm glad you affirmed my decision to lay off that Westgate fixed weeks. Seems like a company I do not want to get involved with.

 

[Saintsfanfl]

Thanks for the input, good to sound out ideas here. I'm glad you affirmed my decision to lay off that Westgate fixed weeks. Seems like a company I do not want to get involved with.

I am probably :deadhorse:.

Even with a fixed week it is not worth the risk. There is only one decision maker, and he makes all of the decisions on "behalf" of the HOA's. He changes the rules whenever he feels like it so I would not put anything past him. We know the floating resale weeks are completely dead and the fixed weeks seem "ok", but who knows what tomorrow will bring.

 

[gmarine]

IMO, your best choice if you might need a three bedroom is Worldmark credits. Trading power is excellent with both II and RCI. Maintenance fees are very reasonable as well. Fees on 12000 annual credits which is enough for a 3 bedroom II resort is about $800.

 

[Seaport104]

IMO, your best choice if you might need a three bedroom is Worldmark credits. Trading power is excellent with both II and RCI. Maintenance fees are very reasonable as well. Fees on 12000 annual credits which is enough for a 3 bedroom II resort is about $800.

I always read good things about Worldmark on Tug and I haven't looked into it before only because they seem to be concentrated on the West Coast and I'm in Northeast.

Maybe I should look into since it looks like I can change up the unit type I am depositing for the exchange so I do not have to purchase a separate 3BR unit. Did I get that right?

Whats the going rate for the purchase of 12,000 annual credits?

 

[gmarine]

I always read good things about Worldmark on Tug and I haven't looked into it before only because they seem to be concentrated on the West Coast and I'm in Northeast.

Maybe I should look into since it looks like I can change up the unit type I am depositing for the exchange so I do not have to purchase a separate 3BR unit. Did I get that right?

Whats the going rate for the purchase of 12,000 annual credits?

Recent sales on Ebay are under $4000 for 12K credits and many include extra banked credits.

Yes, you are correct. You can make a request for a 3 bedroom unit. Or a two bedroom unit and when using request first you are only charged the credits for the type of unit you are confirmed for. If you use a 3 bedroom unit to search with but end up confirming a two bedroom unit you are only charged the credits for the two bedroom unit.

I'm in NY and have never traveled to a Worldmark resort but have used it to trade into Disney using RCI and Atlantis and Marriott using Interval.

 

[Seaport104]

Recent sales on Ebay are under $4000 for 12K credits and many include extra banked credits.

Yes, you are correct. You can make a request for a 3 bedroom unit. Or a two bedroom unit and when using request first you are only charged the credits for the type of unit you are confirmed for. If you use a 3 bedroom unit to search with but end up confirming a two bedroom unit you are only charged the credits for the two bedroom unit.

I'm in NY and have never traveled to a Worldmark resort but have used it to trade into Disney using RCI and Atlantis and Marriott using Interval.

Thanks! I'll definitely research a bit more on Worldmark. I didn't realize the flexibility regarding the unit types for trading until now. Thanks again!