Question about Wyndham Timeshare Cost and Maintenance Fees.

[BooBoo61]

I recently attended a Wyndham TS presentation. After looking at a few different resorts being offered, I noticed that the price was based on Wyndham points. It didn't seem to matter which resort we spoke about, the only change in price was based on how many Wyndham points I wanted to buy at the resort in question. Also, the annual maintenance fees seemed only to be based on how many points were being purchased, not on the actual maintenance expenses of that particular resort.
Is this a correct perception?
If I were to buy a resale Wyndham Points TS and buy extra (resale) points, would my maintenance fees for that resale unit go up proportionally to the amount of extra points I purchased?

 

[DeniseM]

Yes - the more points you own, the higher the MF.

 

[BooBoo61]

Yes - the more points you own, the higher the MF.

*If I were to buy Wyndham points on Ebay to add to the total points that came with my TS purchase, those extra points would raise my MF for that year?
*Are these points permanently purchased or just purchased until I use them up?
*If they are just purchased until I use them up, when I use up those extra points, will my MF go back down the following year if I don't purchase any more?

 

[DeniseM]

You can't rent points, so when you buy points on ebay you are buying the ownership of the points, and they MF that goes with them.

When an owner says they "rent their points," what they are really doing is making a reservation using their points, and renting the actual reservation.

*When you are looking at ebay Ads, be aware that not all Wyndham ownerships are in points. With some, you buy a deed for one week at a resort, but not points.

 

[BooBoo61]

What are the pros and cons of owning a Wyndham TS with weeks vs points?

 

[uscav8r]

I recently attended a Wyndham TS presentation. After looking at a few different resorts being offered, I noticed that the price was based on Wyndham points. It didn't seem to matter which resort we spoke about, the only change in price was based on how many Wyndham points I wanted to buy at the resort in question. Also, the annual maintenance fees seemed only to be based on how many points were being purchased, not on the actual maintenance expenses of that particular resort.

Is this a correct perception?

If I were to buy a resale Wyndham Points TS and buy extra (resale) points, would my maintenance fees for that resale unit go up proportionally to the amount of extra points I purchased?

The more points you own, the more mf you pay.

Your intuition regarding mf particular to a resort is sort of correct. It is a mostly fixed cost spread out over all the (millions) of points of ownership at that resort. You never see the resort's total annual mf (unless you review the annual budget), but you are assessed pro rata depending on how many points you own out of the total available at that resort. This shows up as a mf/1000 points ratio.

Some resorts have low $mf/1000 points. There is some debate on why some are lower than others, but there is some correlation with the amount needed to book a particular type of room. At newer resorts, it often takes (a lot) more points to book, say a 2 BR than older resorts (231-285k vs 154k for example).

I own at one resort where the mf are $5.24/1000 points and another where it is a little over $4/1000. Club Wyndham Access is the proxy for "average" with the rate roughly at $5.56/1000.

Owning at a specific resorts get you Advance Reservation Priority to book at that resort 10-13 months out. At 10 months, "points are points" and can be used anywhere in the system.

So a lower price (in terms of mf) points get you the same room as more costly points.

Buying a low mf resort via resale carries a premium vs a high mf resort (say $1500-3000 vs $1 for a 300k contract), however. You have to run your numbers to see which direction makes $$ sense for you.


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[persia]

The Developers are selling CWA (Club Wyndham Access) points. They don't have a home resort, it's a basket of resort points, and the MF are averaged over those resorts. This is really good if you don't have to be somewhere at a specific event/season. It also protects you from special fees that might occur at individual resorts.

What typically is sold "resale" are points at individual resorts, although CWA has been around long enough to see it in resale sometimes.

 

[BooBoo61]

The more points you own, the more mf you pay.

Your intuition regarding mf particular to a resort is sort of correct. It is a mostly fixed cost spread out over all the (millions) of points of ownership at that resort. You never see the resort's total annual mf (unless you review the annual budget), but you are assessed pro rata depending on how many points you own out of the total available at that resort. This shows up as a mf/1000 points ratio.

Some resorts have low $mf/1000 points. There is some debate on why some are lower than others, but there is some correlation with the amount needed to book a particular type of room. At newer resorts, it often takes (a lot) more points to book, say a 2 BR than older resorts (231-285k vs 154k for example).

I own at one resort where the mf are $5.24/1000 points and another where it is a little over $4/1000. Club Wyndham Access is the proxy for "average" with the rate roughly at $5.56/1000.

Owning at a specific resorts get you Advance Reservation Priority to book at that resort 10-13 months out. At 10 months, "points are points" and can be used anywhere in the system.

So a lower price (in terms of mf) points get you the same room as more costly points.

Buying a low mf resort via resale carries a premium vs a high mf resort (say $1500-3000 vs $1 for a 300k contract), however. You have to run your numbers to see which direction makes $$ sense for you.


Sent from my iPhone using Tapatalk

I understood everything up until the last statement "Buying a low mf resort via resale carries a premium vs a high mf resort (say $1500-3000 vs $1 for a 300k contract), however. You have to run your numbers to see which direction makes $$ sense for you."
Would you please explain what you mean by "carries a premium vs a high mf resort".

 

[ronparise]

I understood everything up until the last statement "Buying a low mf resort via resale carries a premium vs a high mf resort (say $1500-3000 vs $1 for a 300k contract), however. You have to run your numbers to see which direction makes $$ sense for you."
Would you please explain what you mean by "carries a premium vs a high mf resort".

not uscav8r...but here goes

Maintenance fees vary from resort to resort, and
the number of points required for a week, vary from resort to resort

To compare one resort to another we often talk in terms of maintenance fees per 1000 points, one resort might be $5/1000, another $6/1000 another at $4/1000

Generally speaking you will pay more to buy a contract that has a low mf rate than one with a high rate, ie you will pay a premium for a low mf contract

To put it concrete terms. If I was to sell you my National Harbor , or Panama City Beach, or Bali Hai contracts I'd ask a penny a point, but I would sell you my Palm Aire, contract for a half a cent or less, and Id give you my Tamarack
ie you will pay a premium for my low mf contracts

(by the way nothing is for sale)

 

[persia]

The OP might be better buying CWA points than a specific resort.

 

[lcml11]

*If I were to buy Wyndham points on Ebay to add to the total points that came with my TS purchase, those extra points would raise my MF for that year?
*Are these points permanently purchased or just purchased until I use them up?
*If they are just purchased until I use them up, when I use up those extra points, will my MF go back down the following year if I don't purchase any more?

What you are referring to appears to actually be two different general issues. The first is being described is where you buy a contract, points or weeks off of E-Bay. The second is where you buy X points and when the points are done they are done.

I have heard of a point package, no change to ownership of the underlying contract, for as low as $3 dollars per thousand points with something like a $135 dollars for guest passes, reservations fees, whatever. You may want to check TUG Market Place to see if any are currently available.

Wyndham point rentals are currently under the points section for rent in TUG Market Place.

None of these are my adds under the Point section.

 

[uscav8r]

The OP might be better buying CWA points than a specific resort.

CWA is certainly the "Easy Button" but with (very) little homework, resorts with better mf rates can be found. Everyone is different, with ARP needs being the other major discriminator.

 

[uscav8r]

I understood everything up until the last statement "Buying a low mf resort via resale carries a premium vs a high mf resort (say $1500-3000 vs $1 for a 300k contract), however. You have to run your numbers to see which direction makes $$ sense for you."
Would you please explain what you mean by "carries a premium vs a high mf resort".

Ron has it right (thanks for jumping in), but here are some examples to illustrate my point.

http://www.ebay.com/itm/131173310923?_trksid=p2055119.m1438.l2649&ssPageName=STRK%3AMEBIDX%3AIT
vs.
http://www.ebay.com/itm/131155571395?_trksid=p2055120.m1438.l2649&ssPageName=STRK:MEBIDX:IT

Sapphire Valley has a really high MF rate north of (estimated) $6.50/1000. The link is to a 210k annual contract for $1. Browse all the Completed Listings for SV. All of them had 0 bids for a $1 price. This likely means a seller would need to pay closing costs or perhaps prepay some of the mf costs to sell it (in other words, it has negative value).

South Shore, on the other hand, is a very low MF resort at around $4.20/1000 points, and you can see from the link that a 210k every other year contract sold for about $1135. To compare apples to apples, if South Shore were an annual contract instead, it probably would have sold for around $1900-2300 total cost.

The difference in mf rates between those two work out to about $475 annual difference. You could make up the difference in purchase price in about 5-6 years by going for South Shore instead of Sapphire Valley. And the listing I showed you for SV has an even worse rate of $9.9/1000 points , but I suspect that is either a typo, or due to the fact that it could be two converted fixed weeks.