Raintree Cabo and Westin Cabo

[Perrygirl]

Raintree is another vacation club it seems with points but it is called and sold as Westin on redweek and other websites. Are they both on the same grounds the pictures are the same. Someone please explain. I am thinking of purchasing and do not want make a big mistake. Crazy they range in value from 2000 to 15000. That is a big difference. Thanks

 

[chellej]

The westin properties can be purchased with or without the raintree vacation club (points).

If you purchase a westin membership you can only do internal exchanges among the westins in Mexico - cabo, cancun, etc.

Raintree includes properties in other locations like whistler, Teton, Park City, etc

 

[x3 skier]

Actually, I think you mean the Club Regina timeshares. They are located adjacent to Westin Hotels in Los Cabos, Puerto Vallarta and Cancun (and another location I have not been to yet). They are not part of the Westin Chain of hotels but you can use all of the Westin facilities.

Club Regina is separate from Raintree but Raintree handles all their reservations etc in the States. You can buy just a Club Regina membership or a Raintree Membership that allows for use of Club Regina properties as well as additional uses in Park City, Whistler Canada and other locations. Raintree does have a plethora of types of memberships so you need to check closely.

When you check the property, make sure which type of deal you are getting, just Club Regina or Raintree that includes Club Regina properties.

I have just a Club Regina membership and it works for me.

Cheers

 

[Perrygirl]

Club Regina at cabo what do you advice?

I am thinking about buying. Prices seem good but no holidays. Any advice? I would like to rent it out too to make money. What is a good price for a two bedroom and one bedroom? Thanks

 

[T_R_Oglodyte]

I am thinking about buying. Prices seem good but no holidays. Any advice? I would like to rent it out too to make money. What is a good price for a two bedroom and one bedroom? Thanks

If you have to ask these questions, you are not ready to rent it out to make money.

I usually clear a bit of money over and above expenses renting Raintree units. I also paid to learn how to do that - both dollars in taking some losses learning how to do it and time in knowing what are the best units, how to price them, how to advertise them. Which leads back to knowing what ownerships are the best ones to buy and how much to pay to be able to rent cover expenses.

I figure that knowledge is worth somewhere around $3000. Rest assured I am not going to share that information for free, particularly when I would merely be teaching someone how to compete with me.

If you are willing to make the same investments in time and money that I and some other Raintree owners here have done - which includes using information on this board to learn more about Raintree, about renting TS, and other items - you can learn how to own and rent Raintree to cover expenses.

---

Note that I use the phrase "cover expenses", and not "make money". It's very tough to actually "make money" renting Raintree units. You can have income that exceeds expenses, but getting enough income to give a return on capital that is competitive with other uses of the same money is pretty hard. You can cover expenses as a hobby, so the ownership doesn't drain you. But if you are interested in owning so you can make money renting, you need to be looking at some business other than renting timeshares.

 

[x3 skier]

Check eBay for Club Regina auctions. There is at least two or three new ones every week. Most go pretty cheap (<$200) plus all the fees. Total is usually around $1000 ~ $1500.

Cheers

 

[Perrygirl]

Club Regina at cabo what do you advice?

No you misundertsood my question about price on Regina Cabo. I want to make about $1000 plus after maintenence fees. I have several timeshares I rent, Westin, Marriott and Sheraton but have never looked at Regina before. So is about $5000 a good price for a two bedroom oceanview? There are some on ebay one bedroom going for $200 what is wrong with them? That is why I am asking ya'll that own Raintree already. Plus buying to rent vs own is very different. I am not willing to pay as much as I am sure you are not either. Thanks

 

[T_R_Oglodyte]

No you misundertsood my question about price on Regina Cabo. I want to make about $1000 plus after maintenence fees. I have several timeshares I rent, Westin, Marriott and Sheraton but have never looked at Regina before. So is about $5000 a good price for a two bedroom oceanview? There are some on ebay one bedroom going for $200 what is wrong with them? That is why I am asking ya'll that own Raintree already. Plus buying to rent vs own is very different. I am not willing to pay as much as I am sure you are not either. Thanks

No, I don't think I misunderstood. You want to buy a unit that you can rent out and make money. And you want us to tell us what you should buy and how much you should pay so you don't have to do invest the time and effort to figure that out yourself.

As I said, those of us who rent Raintree units have invested time and money to learn that information, and that information has real commercial value.

If you want to rent Raintree you need to be willing to make that same investment. If you are not willing to make that investment, stick with the Westin, Marriott, and Sheraton systems that you already know and are working with successfully.

 

[x3 skier]

So is about $5000 a good price for a two bedroom oceanview? There are some on ebay one bedroom going for $200 what is wrong with them?

Nothing wrong with them and if you pay $5000, you have paid $4000 too much. I have no clue about renting. I have stayed at Cabo, PV and Cancun as an owner and as a trader and all have been the same.

 

[Perrygirl]

thanks skier

Unlike the person above believes, I have been reading and studying after working all day for over a week. I read every night for about 2 hours. Until my family complains. Thanks very much. I am trying to read and gather information this is a strange timeshare with three different names and hard to get the straight story and not be deceived. Thanks for a quick easy answer. So I can keep reading research.

 

[T_R_Oglodyte]

Unlike the person above believes, I have been reading and studying after working all day for over a week. I read every night for about 2 hours. Until my family complains. Thanks very much. I am trying to read and gather information this is a strange timeshare with three different names and hard to get the straight story and not be deceived. Thanks for a quick easy answer. So I can keep reading research.

I didn't say you hadn't been. I took me about two years to get to a point where I felt I understood the system well enough.

Shoot, if it only took two or three weeks to master Raintree I wouldn't mind sharing the info. Nor would I consider the knowledge worth several thousand dollars.

If you spent two or three years acquiring information needed to operate successfully in an endeavor, would you pass it along to anyone who just comes by and asks you to share what you know?

*****

X3 Skier has given some decent advice about pricing, but understand that valuation can change quite a bit with details of the ownership. The first thing you need to do is get your arms around what the market value is for Club Regina ownerships. And you won't get that from two weeks of study. Frankly, you need about six months of observation of sales to really get your arms around it. And even then all you will have is some kind of a range.

But after you've know what market value is you can work out your financials from there.

***

FWIW - about four years ago I seriously considered getting inot Club Regina in a more signifcant way. I was looking to build a business where I might be doing a minimum of $20,000 per year in rentals within five years and more than $80,000 in ten years. I registered my web addresses and was working out a financial plan. But after putting together the financials I didn't see where I could get a return that would have been worth the time involved to run the business, the expense of setting u a website, and get a return on capital that was commensurate with the risk.

I will just mention that not all Club Regina memberships are the same, even though they might be (accurately) be for identical units (e.g., a Junior Suite, Prime season). Within that single classification there are at least five permutations, with some different rights. Some of those differing rights can directly influence the return you can make when renting (and by corollary how much they are worth to purchase). Those differences don't mean much if you buy to use, but if you buy to rent they are worth knowing as it can affect your bottom line.

 

[x3 skier]

Last words

Like I said, I have a nice simple Club Regina Membership good for the weeks I want to use and am happy with it. I usually go in April/May after three months skiing in Steamboat Springs. I checked into getting a Raintree membership but one look at their various options made my head hurt so I just picked up a pure Club Regina only deal on eBay.

I have no clue on renting timeshares and no desire to either. I can think of much better ways to use my time and money. I do have both a fractional unit and a full ownership condo and rent them out through the management companies for the properties. I get enough to cover my expenses and the appreciation of both has been excellent, much better than I ever expected.

Cheers