Ram's Horn on Ebay

[Gibson]

Hi Emily,

I have been watching some of the posts and corresponding with some of the interested parties with as many answers as I can provide as GM of the resort. RHV has never had a special assessment nor are we considering one. All the improvements are being made through our resort budgets. We are an Association Managed Resort and pay no outside management fees and so have more dollars available for improving our homes and resort. Our reservation system is very flexible and is on a floating reservation basis within the resort, so you can reserve the same week every year, or else try a different one each year. Deborah

 

[Gibson]

Hi June,

You can get request updated price lists by going to rhvrealty.com

Deborah, GM

 

[Gibson]

Hi Kurt,

You are right. Fall is very popular. The two weeks of the year that book the farthest out are weeks 40 & 41. We run about 85% plus occupancy year round. Our ski weeks (particularly Feb and March) are very heavily booked with RCI guests as we do have downhill skiing about an 75 minutes away (Eldora) and snowshoeing and X-Country sking within 15 minutes. We become a good alternative to those RCI members that aren't able to get into the major ski areas for a Colorado Ski experience. With RMNP at our doorstep and wildlife all around us, we stay nearly full most of the year, if not with owners, with RCI guests and renters. Hope this helps, Deborah, GM

 

[PA-]

Hi Emily,

I have been watching some of the posts and corresponding with some of the interested parties with as many answers as I can provide as GM of the resort. RHV has never had a special assessment nor are we considering one. All the improvements are being made through our resort budgets. We are an Association Managed Resort and pay no outside management fees and so have more dollars available for improving our homes and resort. Our reservation system is very flexible and is on a floating reservation basis within the resort, so you can reserve the same week every year, or else try a different one each year. Deborah

You are GM of the property. Yet you say it's self managed?? Do you draw a salary?

 

[PA-]

I'm going to call the auction company tomorrow and try to find out
about the internet bidding...I'll post anything I find out...
Deb

Yes, you can register to bid via the internet. if you do, though, you'll have to pay an extra $100 per WEEK (not per winning bid). So if you're the high bidder and buy 2 weeks, you pay $200 technology fee, 10% auction fee, plus $250 TOTAL closing (not per week). The $250 closing fee applies to 1 or 100 weeks purchased, since they'll all be on the same deed.

 

[Gibson]

Hi Emily,

Most RHV white and blue weeks were upgraded by RCI to red season (only 11 true white weeks remain) in 2002. Therefore most RHV owners trading a white or blue week are really trading a true red weeks. Because we're Estes Park's only Gold Crown Resort, located at the entrance to RMNP (about 3 million visitors a year) our owners have extremely high trading values.

Deborah, GM

 

[Gibson]

Hi Robert,

Saw your posting about a summer week in Estes Park. RHV is primarily a fractional ownership resort with most owners owning between two and thirteen weeks a year, in a variety of seasons. For the first time in several years there are a couple of red weeks on the resale market. You can request information at rhvrealty.com Deborah, GM

 

[Gibson]

Hi Emily,
Rams Horn Village became homeowner controlled through a proxy vote with over 90% support of its members in 2002. A new volunteer Board of Managers was seated with six homeowner Managers and one developer Manager. Each Manager brought with them expertise in areas including board management, law, finance, accounting, business management, engineering, personnel, and purchasing. A few months later, after evaluating alternatives, the Board terminated developer management and hired its own experienced General Manager (me). I report directly to the Board, and yes, it is a paid position. Deborah

 

[Robert D]

Deborah, few questions. You say that RHV is the only gold crown TS in Estes Park. Is the Worldmark not Gold Crown or 5 Star? Does RHV also trade on II? I'm in II, not RCI, mainly because II has higher end resorts such as Marriott and Hyatt. Can you trade a RHV week on II? Lastly, what is the minimum price that they will accept for a summer week? I am assuming that the summer weeks will have a reserve price on them. Thanks.

 

[Gibson]

Deborah, few questions. You say that RHV is the only gold crown TS in Estes Park. Is the Worldmark not Gold Crown or 5 Star? Does RHV also trade on II? I'm in II, not RCI, mainly because II has higher end resorts such as Marriott and Hyatt. Can you trade a RHV week on II? Lastly, what is the minimum price that they will accept for a summer week? I am assuming that the summer weeks will have a reserve price on them. Thanks.

No, I don't believe Worldmark is Gold Crown. RHV does not trade with II. It is my understanding that the auction will not sell red weeks alone, but only paired with two white weeks. There are a couple of single red weeks available on the resale market starting at $15,000. you can request info on these at rhvrealty.com. It is rare at RHV to purchase a single red week. Most owners own multiple week, multi season packages. Hope this helps. Deborah

 

[Deb from NC]

Hi all,
I can't really figure out how the internet bidding will work. Can anyone
fill me in? (I'll be on a plane the day of the auction, so unless I can
do something in advance I'm out of luck on this one...)
Deb

 

[Gibson]

Hi all,
I can't really figure out how the internet bidding will work. Can anyone
fill me in? (I'll be on a plane the day of the auction, so unless I can
do something in advance I'm out of luck on this one...)
Deb

Hi again Deb. I was going to e-mail you again tonight, but saw your post. We were able to get through to the auction house today. We were told that they will be accepting pre-bids after all. They are supposed to have the pre-bid form for us by mid week (hopefully this means Wednesday). If I hear anything further, I'll e-mail you again. Deborah

 

[mmthomas]

If RHV has flex reservations why are there various color categories? Please explain who and when a summer week can be reserved by.

 

[philemer]

No, I don't believe Worldmark is Gold Crown. RHV does not trade with II. It is my understanding that the auction will not sell red weeks alone, but only paired with two white weeks. There are a couple of single red weeks available on the resale market starting at $15,000. you can request info on these at rhvrealty.com. It is rare at RHV to purchase a single red week. Most owners own multiple week, multi season packages. Hope this helps. Deborah

Correct. WorldMark Estes Park is not Gold Crown. It's not even Silver!!

 

[Gibson]

Hi mmthomas,
The original season designations in the Association Declaration designated 21 red, 20 white and 11 blue weeks per year. Most RHV owners own some of each season, with most ownin 2 to 13 weeks per year (RHV is a fractional). When RCI upgraded the seasons to nearly all red, the Association could not alter the Declaration. So, for the purposes of exchange most RHR white and blue weeks exchange for red through RCI. For the purposes of reserving at RHV, you must own red season to reserve summer our holiday weeks at RHV.
We saw your request for information on ownership on our e-mail earlier this afternoon. We will be responding shortly. Thank you for your interest. Deborah

 

[colovaca]

more info now available

The auctioneers web site now has more documents than when I checked before. There is now a list of weeks available (which totals more than the number advertised) and a list of sales in the last three months. Retail cost has been $9,000 - $15,000 per week.

 

[rickandcindy23]

I wonder what they are expecting to get for the weeks they are selling. The thing is, Eldora ski area is about as close to Denver than it is to Estes Park, so I don't think of Estes Park as a ski town at all, which is why their "white" time is in January. A true ski resort is bright red from the end of December, all the way through the first week of April.

The resort won't trade very well during most of the year, is my guess. Summer and early fall will be the popular months. Spring will be cold and Rocky Mountain National Park doesn't even open until late spring. I love Estes Park, but I love every mountain area in the off-season, when it is quiet (because no one wants to go there ). Buy these weeks with the knowledge that most ski resorts are within a few minutes of skiing, not 90 minutes. The prices are probably going to be in the $5,000 and up range, which is way too high for my blood. I would buy a ski week at any number of resorts in Colorado over Estes Park.

 

[rickandcindy23]

That surprises me, if true. I would think that fall weeks, while not as popular as summer, would be in decent demand for viewing fall colors, experiencing the elk bugling, Scottish Festival, etc.

I would think that winter in Estes Park would be a lower season because, although in the mountains, it is not near any ski resort.

Kurt

Kurt, this is very true. But the colors are over and done by the time summer is over. The bright yellow aspen leaves are long gone by the time the calendar hits 9/21, the first day of fall.

I find it very interesting that this resort, just because it is newer, is causing such an interest. There are many really great resorts in Colorado that are on the other side of the road to Rocky Mountain National Park--they all have ski areas that are very close, and they are also in very quaint little towns.

I don't get it, I guess. We have summer and fall weeks at Twin Rivers that we are literally willing to give away to anyone who wants them, but Twin Rivers is 27 years old. Who wants something old? Well, we bought when it was brand new and still love it there. We just decided to put Select Comfort king beds in the master bedrooms and flat screen televisions in the lower two bedrooms. But we will never compete with brand new, no matter that we have brand new kitchens with granite counters.

 

[colovaca]

What's on the otehr side of the park?

Cindy, your comments make sense. I am looking in colorado and am not that big a skier. I usually ski on day trips. Are you suggesting Grand Lake as an option? What area/resorts would you recommend for winter use by non-skiers that would still have some trade or resale value. I agree that skiing out of Estes would not suit me.

 

[Deb from NC]

Cindy,
I was interested in Rams' Horn because it was near Rocky Mtn Nat'l park-
I'm not much of a skier! So how far are the resorts you mentioned from
the park? I was hoping that these weeks at Ram's Horn wouldn't cost that much at an auction...I certainly wouldn't pay $ 5K for a non-red week.
(Maybe wishful thinking on my part) Does the resort you own have views
of the mountains? I may be looking for another option if the Rams Horn
weeks are too expensive!
Deb (from NC ...so I don't get to CO too often!)

 

[PA-]

Cindy,
I was interested in Rams' Horn because it was near Rocky Mtn Nat'l park-
I'm not much of a skier! So how far are the resorts you mentioned from
the park? I was hoping that these weeks at Ram's Horn wouldn't cost that much at an auction...I certainly wouldn't pay $ 5K for a non-red week.
(Maybe wishful thinking on my part) Does the resort you own have views
of the mountains? I may be looking for another option if the Rams Horn
weeks are too expensive!
Deb (from NC ...so I don't get to CO too often!)

Hiring an auction company to handle the sales the way Ram's Horn is doing is a VERY expensive proposition. They certainly aren't expecting anything close to Ebay pricing. Unless you must have this SPECIFIC timeshare, you're obviously much better off buying via ebay in one of the other timeshares in Colorado. There are other timeshares that are very close to Rocky Mountain National Park. Silvercreek and the Winter Park area are closest (other than Estes Park). Estes park is different though; a little more avant garde and upscale, which sometimes means more expensive and crowded. It just depends on what you want. Don't buy blind, know what you want/need and what you're getting. Be sure to do your due diligence to investigate any litigation/problems with the developer, etc.

 

[sandcastles]

We've been going to Estes Park for about 35 years now. We stayed at Ram's Horn over Labor Day for the first time since it has been TS. We stayed there before when it was rental cabins.

I don't really think of Estes as being a high-end type place. If fact I don't really like the town of Estes that much any more. We can't find any restaurants there that we like. But for scenery and for hiking it is by far our favorite place that we have been in Colorado. RMNP has trails for everyone. My husband and grandson have done some major trails complete with rock climbing and sliding down glaciers. I have stuck with the easy trails. Even with these there was some beautiful views and nice waterfalls.

Rams Horn units were nice, they had several nice activities (many involved food) and the location can't be beat.

 

[rickandcindy23]

There was a "buy it now" week 27, one bedroom in Estes Park that went for the Buy It Now price of $2.00 a few months ago. I was shocked at the low price. It was a nice resort, one I wouldn't mind owning--Craig's Lodge. Beautiful place. I tried to talk Rick into it, but he just wouldn't have it.

As PA- already said, there are many nice resorts in Winter Park and at the ski resort Silver Creek. None are Gold Crown or Five-Star, but still nice.

Rumor has it that Silverleaf Resorts is building a new resort on and around a current lodge in Winter Park. We have an abundance of resorts near Winter Park already, but the ski weeks are always hard to come by.

 

[Robert D]

We were in Estes Park a year ago this past August and drove thru Ram's Horn. Estes Park is a nice little town but the allure is not the town of EP, it's Rocky Mountain National Park, which is an incredible place. I don't agree the Ram's Horn is in that great a location. Yes, it's not far from one of the entrances to RMNP but from what I remember, it's right next door to a trailer park and not in the mountains. We stayed in a small resort in the mountains on Fall Creek about a half mile from the other RMNP entrance near Estes Park, and I thought it was a much better location, in the mountains and absolutely beautiful. RHV is located on a flat piece of land right by one of the bigger highway intersections in EP. The resort looked very nice but it is a lot of individual buildings, not the like a high end Hyatt, Marriott, or Starwood. However, RHV is one of only three TS's in EP and is the best of the three. However, EP is a very seasonal destination - basically mainly summer months when the RMNP is fully accessible and kids are out of school. It sounds like they are coupling the summer weeks with an offseason week, which I don't think I'd buy at most any price. My observation in looking at the prices of TS's in highly seasonal areas is that you only want to own the highest season unless you really like visiting in the offseason. On example is Vail / Avon. The ski season weeks are very expensive and highly sought after, the shoulder seasons are close to worthless, and the summer seasons can be bought for a song. EP strikes me as just as seasonal (probably more so than Vail because a lot of people visit Vail in the summer) except the big season is summer.

 

[rickandcindy23]

Cindy, your comments make sense. I am looking in colorado and am not that big a skier. I usually ski on day trips. Are you suggesting Grand Lake as an option? What area/resorts would you recommend for winter use by non-skiers that would still have some trade or resale value. I agree that skiing out of Estes would not suit me.

Trade value is kind of like beauty, because it is in the eye of the beholder. I am very happy with the trade value of my Twin Rivers ski week 1 through II, but this year they didn't offer an accommodations certificate for the week, which they have always done in the past. After this year, I would expect them to offer an AC again, because they ran out of all ski weeks at all of the resorts in Colorado a few months ago.

Resale value is another thing altogether. If you get a week for a cheap price, you can sell it for what you paid for it. If you get one for free, you may be able to sell it for a small profit. I don't care about resale value of anything I buy anymore because I buy cheap and buy what I want to own. I haven't felt ripped off since our first two developer purchases.

Breckenridge area is very popular in summer, but the ski weeks, wherever you buy, are highly valued for trading purposes by RCI, though II sure doesn't value a ski week anymore than they value summer. I couldn't pull anything more with my ski week than I could my summer week at Twin Rivers.