RedWeek Full Service Listings

[ski_sierra]

Just wanted to post this for new buyers and for people who are looking to sell their weeks.

I find RedWeek Full Service Listings deceptive. They don't tell their upfront closing costs and they add $300 to 500 to the cost of the deal. Sometimes it is enough to make it unworkable.
So I don't click on Redweek Full Service ads anymore.

They do have a better alert system than TUG. TUG sends you a blanket new listing alert while Redweek provides you with a link to the new listing.

Several eBay sellers are also in the same category. I find these tricks pretty stupid especially since they are dealing with resale buyers. Anybody who has spent enough time to read about resale is not going to fall for their hidden fees.

 

[SteelerGal]

I’ve purchased and sold through Redweek Full Service and they are aligned w/ other brokers. I always ask a series of questions so I know the cost including any possible fees. I am from the camp, “Ask instead of assuming”.

 

[ski_sierra]

I’ve purchased and sold through Redweek Full Service and they are aligned w/ other brokers. I always ask a series of questions so I know the cost including any possible fees. I am from the camp, “Ask instead of assuming”.

Agreed. Informed people can always find deals.

I think redweek's tactic of hiding closing fee, transfer fee, admin fee and disclosing only if you ask is not beginner friendly. Yes, some other brokers are also that way.

Luckily my first purchase was from a broker who quoted an all-in price in the ad. No hidden fees. I prefer such brokers when I have a choice.

 

[dayooper]

Just wanted to post this for new buyers and for people who are looking to sell their weeks.

I find RedWeek Full Service Listings deceptive. They don't tell their upfront closing costs and they add $300 to 500 to the cost of the deal. Sometimes it is enough to make it unworkable.
So I don't click on Redweek Full Service ads anymore.

They do have a better alert system than TUG. TUG sends you a blanket new listing alert while Redweek provides you with a link to the new listing.

Several eBay sellers are also in the same category. I find these tricks pretty stupid especially since they are dealing with resale buyers. Anybody who has spent enough time to read about resale is not going to fall for their hidden fees.

We bought our Flamingo though Full Service. It was also our first purchase as well. Communication was very poor in the beginning, but the hidden fees were the worst part of the deal and I PM’d the owner on that. As a first purchase, I think it was a good choice. They led me through the process and I learned a bunch on what to look out for. If I were to purchase through them again, I would request to use my own transfer group, as 1st American was expensive and slow.

 

[geist1223]

The one time I bought through Redweek it was $1 plus closing. I told Redweek I would not pay closing. The seller ended up paying the Redweek charges.

 

[cali-gal]

I was a little surprised when I asked about an EOY at Point at Poipu that was also handled by Redweek full service listings. On top of the sales price, and only disclosed by email, is an additional $1000, a $50 estoppel fee, a transfer fee of $250, and an administrative fee of $99.

 

[ski_sierra]

I was a little surprised when I asked about an EOY at Point at Poipu that was also handled by redweek full service listings. On top of the sales price, and only disclosed by email, is an additional $1000, a $50 estoppel fee, a transfer fee of $250, and an administrative fee of $99.

yeah.. it's a bit shady.

I'm going to leave negative reviews for redweek on yelp and trust pilot.

 

[cali-gal]

Even more unusual, to me, is that the broker didn't know the view category. When she told me the unit number, I was able to figure it out because of the map posted here on TUG. That's one of the FIRST things I want to know when I'm purchasing.

 

[ski_sierra]

Often the weeks are incorrectly categorized on supposedly "Redweek verified listings". I have been disappointed with too many ski resort listings that are listed as high season but are in mud season.

 

[Saintsfanfl]

Even more unusual, to me, is that the broker didn't know the view category. When she told me the unit number, I was able to figure it out because of the map posted here on TUG. That's one of the FIRST things I want to know when I'm purchasing.

Many brokers rarely know the number of bathrooms or the bed configuration, or any anything remotely meaningful about the property. If they are an actual licensed broker why are they spending time selling resale timeshares anyway?

What is Redweek full service doing to earn their fees? Every time I tried to buy through full service the answer was "let me ask the owner". I started using redweek rental verification for the extra $14.99 on shorter term rentals because they do the contract and payment and offer the guarantee to the renter but somebody has to convince me on the full service resale which seems ridiculous.

 

[richardm]

I am a fan of Redweek in most cases- as I do feel they provide a good classified venue for rentals.. However, I am at a point where I make EVERY effort to avoid the "full service" ads... I'm not sure which brokers they are using for this service, but I've found most of those agents to simply be incompetent with the exception of a "Paula"..... I understand that a large number of timeshare owners don't really understand what they own, so I accept there will be some confusion and errors with the advertised information (even though they are supposed to be pre-verified). However, the long delays- miscommunication- and apparent failure of Redweek's representatives to even simply read and comprehend an email is extremely sad.. If you are a timeshare owner and considering paying the premium to "upgrade" to this service, I would have to recommend against it.......

 

[mla]

I was a little surprised when I asked about an EOY at Point at Poipu that was also handled by Redweek full service listings. On top of the sales price, and only disclosed by email, is an additional $1000, a $50 estoppel fee, a transfer fee of $250, and an administrative fee of $99.

Hey, there. So what would we like to see disclosed on the posting? All potential fees? The challenge we have is that a lot of DIY postings don't include the transfer fees and such as part of the listed price. So if we do it on the full-service postings, we put those owners at a disadvantage.

Can you give me an example of a RedWeek posting (DIY or a broker) that you think does it the right way?

@cali-gal, what was the additional 1k for?

Thanks,

Maurice

 

[ski_sierra]

Hey, there. So what would we like to see disclosed on the posting? All potential fees? The challenge we have is that a lot of DIY postings don't include the transfer fees and such as part of the listed price. So if we do it on the full-service postings, we put those owners at a disadvantage.

Let me rephrase: your justification for hiding your fees is that there are some DIY sellers who don't disclose all those fees. So you have decided to match the behavior of the worst sellers. In other words, a Redweek full service listing is "guaranteed hidden fees" listing.

I'm sure some DIY sellers don't disclose all the costs involved because they are not aware of all the costs involved. So it's very interesting to see that Redweek knows the fees involved but intentionally hides them.

I also like how creative you guys are with naming the fees. There is an administration fee along with a closing fee. What is the difference?

I think I have a simpler explanation for why the fees are hidden: these fees are not necessary. In most scenarios, a buyer can use LT Transfers and get the transfer done quicker and cheaper.

Note to sellers: do yourself a favor and don't sign up for a "guaranteed hidden fee" listing and turn off potential buyers.

Note to Buyers: ask the seller to pay Redweek's hidden fees. Many of those fees are unnecessary so seller should pay them since they chose to list with Redweek full service.

 

[ski_sierra]

I also wanted to make others aware of a long thread on this issue. I haven't read all the posts but this is the first post with a disappointing experience.

https://tugbbs.com/forums/index.php...re-sellers-about-redweek-full-service.270077/

I don't know if this is the right place to post my frustration. But, here goes. I've now twice attempted to purchase timeshares via redweek. On both transactions which were "full service" transactions.

Let this be a warning to sellers about Redweek's Full Service service. Unless you really just do not want to sell your timeshare, listing on Tugs yourself maybe a much better way to go.

 

[mla]

Let me rephrase: your justification for hiding your fees is that there are some DIY sellers who don't disclose all those fees. So you have decided to match the behavior of the worst sellers. In other words, a Redweek full service listing is "guaranteed hidden fees" listing.

I'm asking for an example of how you like the fees disclosed. I do want to make the full-service postings competitive with DIY, obviously. Maybe we can figure out way to get the fees into the DIY postings (lead the owner through questions about who they intend to use for closing, etc.) When I'm shopping for a house, I expect there will be additional closing fees.

We do use licensed closing companies. I believe that's why they are higher than some other options. Although I believe we're ok using anyone that both parties are ok with.

 

[ski_sierra]

For every resort that Redweek has an active full-service (FS) listing, I'd like to see all the mandatory fees on all listings (DIY as well as FS): recording fees, estoppel fees, resort transfer fees, etc. I don't expect Redweek to have that info for all resorts, but if you have a full-service listing for a resort, you should have that info in a database (I hope).

Any other fee imposed by Redweek such as "administrative fee" should be disclosed up front in each FS listing.

IME, what makes Redweek's prices uncompetitive is not the fact that DIY listings don't include fees but Redweek's fees are extremely high. Note: I believe Redweek's fees are lower than Sell My Timeshare Now/Timeshare Broker Services currently.

Let us know what action Redweek decides to take, if any. If no action is taken, TUGgers can continue to assume that Redweek full service listings are nothing but guaranteed hidden fees listings similar to Sell My Timeshare Now.

 

[echino]

When I see a Redweek Full Service listing for sale, I don't even bother inquiring because I know closing will be about $1,000, when I can get the same thing for $200 by using other closing companies. Same thing as SMTN.

 

[WVBaker]

I just purchased one on Redweek Full Service and made it very clear that the seller would pay all closing, transfer and any Redweek fees.

Everything went through with my taking that stance right from the beginning and refusing to budge. You have nothing to lose as they either take it or wait for another buyer.

SMTN listings I don't even try.

 

[mla]

I would love to use LT transfers more. They have such an excellent reputation here and I know they're less expensive. People freak me out though about the lack of licensing and the idea that it may put us at risk.

 

[SteelerGal]

I would love to use LT transfers more. They have such an excellent reputation here and I know they're less expensive. People freak me out though about the lack of licensing and the idea that it may put us at risk.

I have used them at least 5x this year. They process ppwk and are excellent. I wouldn’t worry.

 

[mla]

I have used them at least 5x this year. They process ppwk and are excellent. I wouldn’t worry.

Do we know of any *brokers* that use them? That's what I get the pushback on... that it puts the brokers at risk. We make exactly $0 on the closing costs, so I would be more than happy to decrease those, all else being equal.

 

[SteelerGal]

Do we know of any *brokers* that use them? That's what I get the pushback on... that it puts the brokers at risk. We make exactly $0 on the closing costs, so I would be more than happy to decrease those, all else being equal.

No. Most brokers I have worked w/ are using in-house or sometimes the larger entities such as First American.

 

[mla]

Inspection of DIY resale postings at one of our resorts:

1. "Timeshare's closing, transfer and escrow will be handled by a licensed, insured and fully underwritten title agency"

2. No mention of closing costs

3. "Buyer to pay closing costs, resort transfer fee, and administrative fee."

4. No mention

5. "Buyer to pay closing costs, resort transfer fee, and administrative fee."

6. No mention

7. No mention

8. No mention

9. No mention

10. No mention

So, why the focus on full-service resales? Do you try to skip over most of the DIY too or is there some difference? It seems like the vast majority of DIY postings don't provide any details on closing costs.
Not that I'm advocating for that... just that if you expect all additional fees to be listed, we need to improve the majority of our postings, no?

Do you skim through them looking for people who do provide those details?

 

[echino]

DIY postings which do not mention closing are usually open to whatever closing company I suggest as a buyer. In that case, I suggest LT Transfers or a similar company and it will cost me $200. While Redweek Full Service quotes about $1,000.

 

[WVBaker]

While Redweek Full Service quotes about $1,000.

Which is just one reason why I refused to be strong armed by Redweek Full Service listings.

We all know this is a supply and demand market and there are far more sellers than buyers. They should be happy that someone, anyone, wants to buy their timeshare. If I'm willing to buy your timeshare, I'll buy it on my terms not yours. Redweek needs to learn this. It's no problem if they don't because, I'll simply move on to the next seller. Should there not be one at the moment, I'll wait. There's little doubt that one will come along soon.

Redweek, SMTN and all the others need to learn one simple fact. This is a buyers market, not a sellers market.