Re Grand Pacific Resorts: Why are Maintenance Fees much higher at Seapointe vs Palisades & others?

[mountainboy]

Quick Q for owners of Grand Pacific resorts: MFs at Seapointe appear much higher than Palisades, or Carlsbad Inn or SCBC or Coronado for same size unit (looking at listings for these).
I know they were doing extensive renovations at this resort (but they have done so at Carlsbad Inn also). Is this just temporary or are the fees at CSP higher than others, in general?
Thoughts?
(saw the posts listing MFs & see GPP posted there but nothing re Seapointe or other GP resorts for most years).
@RX8 , @klpca , @buzglyd @GrampaTim & other GP (esp owners?
TY!

 

[klpca]

Quick Q for owners of Grand Pacific resorts: MFs at Seapointe appear much higher than Palisades, or Carlsbad Inn or SCBC or Coronado for same size unit (looking at listings for these).
I know they were doing extensive renovations at this resort (but they have done so at Carlsbad Inn also). Is this just temporary or are the fees at CSP higher than others, in general?
Thoughts?
(saw the posts listing MFs & see GPP posted there but nothing re Seapointe or other GP resorts for most years).
@RX8 , @klpca , @buzglyd @GrampaTim & other GP (esp owners?
TY!

I know that the reserves had to be increased at Seapointe after the renovations and balcony repair.

 

[mountainboy]

I know that the reserves had to be increased at Seapointe after the renovations and balcony repair.

? temporary increase.
Are they usually comparable to other GP resorts in the area like Palisades, Carlsbad Inn or Coronado, SCBC etc?
TY!

 

[buzglyd]

I don’t own Carlsbad Inn anymore but Seapointe has the property taxes included in the maintenance fee and Carlsbad Inn I paid separately.

 

[mountainboy]

I don’t own Carlsbad Inn anymore but Seapointe has the property taxes included in the maintenance fee and Carlsbad Inn I paid separately.

were they fairly similar, to your recollection? (nothing stood out with one being much more than others)? TY!

 

[buzglyd]

were they fairly similar, to your recollection? (nothing stood out with one being much more than others)? TY!

Pretty close yes.

 

[mountainboy]

Pretty close yes.

Great! (Saw some listings where there appeared significant difference (higher at SP than GPP etc) but could be due to folks likely including taxes in some & not in others, or putting 2024 vs 2025 numbers etc)
TY!

 

[RX8]

Grand Pacific Palisades also includes property taxes in the fees. Can’t speak for Carlsbad Inn and Seapointe about their annual fees but with both being close to the ocean, which can result in higher maintenance costs, I would think that would be reflected in their annual fees.

 

[jsparents]

I own at CBI, GPP and Mar Brisa (GP week). My maintenance fees at CBI do not include property taxes. For comparison, I have a 1 bedroom at CBI and my property taxes are $75.34. My maintenance fees are $989.12 (assessments), $452.46 (capital reserves) for a total of $1441.58. Add property taxes and its $1516.92. My GPP includes property taxes and the breakdown is as follows: $1116.30 (assessments), $403.44 (reserves) and $185.88 (property taxes) for a total of $1705.62. This is for a 2 bedroom unit.

I thought I had my Mar Brisa statement already, but guess not. Hope this helps.

 

[mountainboy]

I own at CBI, GPP and Mar Brisa (GP week). My maintenance fees at CBI do not include property taxes. For comparison, I have a 1 bedroom at CBI and my property taxes are $75.34. My maintenance fees are $989.12 (assessments), $452.46 (capital reserves) for a total of $1441.58. Add property taxes and its $1516.92. My GPP includes property taxes and the breakdown is as follows: $1116.30 (assessments), $403.44 (reserves) and $185.88 (property taxes) for a total of $1705.62. This is for a 2 bedroom unit.

I thought I had my Mar Brisa statement already, but guess not. Hope this helps.

Thx for sharing!
Looks very similar between the two (not much of a bump at GPP with 2BR vs 1 BR at CBI.
To clarify CBI= Carlsbad Inn Beach resort (& not Coronado Beach resort), right?
TY!

 

[mountainboy]

Realize MFs are up everywhere.....

https://www.wsj.com/personal-finance/how-to-buy-a-week-in-paradise-for-1-d141ebee?st=DNj5x8&reflink=desktopwebshare_permalink

 

[4TimeAway]

Realize MFs are up everywhere.....

50% in a decade doesn't sound to terrible.

Bet there are alot more Junk Fees (parking, HK, and my favorite resort fees...).

Its still a fun game of trying to take more and better vacations for about the same as you were spending before. I think I'd still look at Hawaii vs. CA/NV/FL but that's just my preference and again you get to play the game your way.

Also, I still prefer to spend a bit of money on the best week/deed I can get resale and assume if I don't want it giving it away will be easier than getting a free week that is not exactly something I want.

 

[jsparents]

Thx for sharing!
Looks very similar between the two (not much of a bump at GPP with 2BR vs 1 BR at CBI.
To clarify CBI= Carlsbad Inn Beach resort (& not Coronado Beach resort), right?
TY!

Yes - CBI Carlsbad Inn

 

[mountainboy]

50% in a decade doesn't sound to terrible.

Bet there are alot more Junk Fees (parking, HK, and my favorite resort fees...).

Its still a fun game of trying to take more and better vacations for about the same as you were spending before. I think I'd still look at Hawaii vs. CA/NV/FL but that's just my preference and again you get to play the game your way.

Also, I still prefer to spend a bit of money on the best week/deed I can get resale and assume if I don't want it giving it away will be easier than getting a free week that is not exactly something I want.

Agree re junk fees. Esp resort fees in folks who are owners, exchanging into related sister properties in same owner (like GPX)..
Newbie here. Don't have any TS as yet but learning as YOLO + FOMO = bad financial decisions.
Hoping to get a nice summer week at a GPX property in SoCal and a good HGVC (pt/MF) without over-spending, so I can enjoy the vacay vs spending too much time & effort on trying to get value out of all the MFs etc.
Thx for the great advice everyone! Truly appreciated!

 

[buzglyd]

Agree re junk fees. Esp resort fees in folks who are owners, exchanging into related sister properties in same owner (like GPX)..
Newbie here. Don't have any TS as yet but learning as YOLO + FOMO = bad financial decisions.
Hoping to get a nice summer week at a GPX property in SoCal and a good HGVC (pt/MF) without over-spending, so I can enjoy the vacay vs spending too much time & effort on trying to get value out of all the MFs etc.
Thx for the great advice everyone! Truly appreciated!

I'm not sure if you think HGV points will transfer on a resale Seapointe or GPP. That ship sailed a long time ago.

 

[mountainboy]

I'm not sure if you think HGV points will transfer on a resale Seapointe or GPP. That ship sailed a long time ago.

Sorry, should have clarified: Intend to get 2 separate things.
1. GPX in SoCal.
2. HGV.
Intend to get both over time, separate transactions.
Agree, NO HGV points with GPX resale.
TY!

 

[buzglyd]

Got my Seapointe statement. For the record, I have a fixed week 35 1BR C unit.

Assessments 2025 $956.75
Capital Reserves $819.91
Property Tax $83.94
Total $1860.98

I drove by yesterday and the place looks great all freshly painted.

Mine is converted to HGV points or I might look for a cheaper Las Vegas alternative.