Redweek listings are just sitting online, not many are renting, a new phenomena and a waste of money for owners at $59 for verify/ protect

[SmithOp]

We have a week at Kingsland in November on RW and haven't had any interest. We dropped the price once. It almost seems that HGV is renting some of their unused rooms because there are a lot of rooms without the seller being listed. Makes me wonder.

HGV rents on their hotel site Hilton dot com, perfectly legal. When people convert HGV points to HHonors points they get the timeshare usage. If you read the rules HGV can also take unused units in Open Season.

 

[rickandcindy23]

I have rented two on Redweek with verify/ protect over the last few weeks.

 

[amycurl]

Glad to hear that, Cindy! I know that you're struggling to figure out new usage/rental patterns and portfolio changes over the past few years.

 

[rickandcindy23]

Glad to hear that, Cindy! I know that you're struggling to figure out new usage/rental patterns and portfolio changes over the past few years.

Yes, and I have had so many verify/ protect listings that didn't rent.

I rented a June WorldMark West Yellowstone 2 bedroom for $2,000. WorldMark points can be a very nice thing to own for use and for rental purposes.

The SDO President's week premium one bedroom rented. It was not a huge profit, probably only about $300 net, but better than depositing.

I have so many SBR that I had to deposit into II after a terrible rental year. I was counting on our daughter to rent the weeks, which she is usually able to do,and really, if I have her in charge, she doesn't like me involved in renting them as well. Next year, she is competing with me because I want 0 deposits of SBR for 2025. I was renting those for cost after the beginning of August and only rented a few. I could use the profit of renting at least half myself for 2025. It would be nice to not be in the hole next year.

I will be renting Shadow Ridge for 2026, every one of them will be up for rent, 2 bedrooms. If I can get MF's back, that's all I care about, and MF's are very high now on Shadow Ridge. Marriott updated the units, and I am sure they are nice, but I expect the fees to increase like they did in 2024.

 

[Tennis Player Peggy]

It's been probably 5 years since I listed a rental on Redweek (which never rented). I was about to list it on Redweek when I realized how the fee structure had changed. I see they now have a $39, $49 and $59 options. I see that the $49 and $59 options are Verified and Protected.

Questions: Do the renters in both of those options have to pay the approximate 10% fee (but not the $39 option)? I see some listings that are listed as Redweek Verified but NOT Redweek Verified and Protected...how do they get that flag and do those renters pay the fee? For Frenchman's Cove, those listings seem to be the ones that are renting (just the RW Verified). Finally, if I try to rent it myself and not go through the RW Verified & Protected, how do I handle the transaction? I'm sorry for the dumb question but I've never rented out before. I know there is probably a ton of info out there but I TUG a little hard to navigate! Thanks in advance!

 

[rickandcindy23]

There are contracts on TUG. I can email you the one that I use. It's a great contract. I use it all of the time, thanks to @Timeshare Von for sharing it.

Because it costs me nothing to add guest to my Vistana weeks, I actually add the guest name before I ask for 50% down. That is in the contract, 50% down, the additional 50% at 60 days before the start date.

I have rented hundreds of reservations, and I rarely had any issues.

The important thing is to not ask too much for what you are renting. I see some ridiculous asking prices on weeks that I own.

The verify/ protect CAN be a good option, but there is no guarantee that the week will rent.

People are extremely oblivious as to the cost of using RW verify/ protect. One woman said she wanted to use that service to rent a week from me. I told her I have the week listed on Koala, and if she wants that service, she can rent that way. She saw the price on Koala and told me she wouldn't rent that way because it's expensive. "No kidding, lady!" But Redweek is even more. Stop paying the extra fees as a renter! Easy- breezy!


RW verify/ protect: $60
Success fee: $99

I will clear $1,149

RW makes this amount:

They are charging a service fee of $140 on the rental.

Redweek makes $140+$159=$299 on my $1,300 rental. I make $1,149.

Koala listing, $0 for the listing, which means no upfront cost. I put $1,149 as the amount I want to clear to make the same price, to the penny:

It's quite a bit cheaper to book the same exact thing on go-koala.com

So these nincompoops who tell me they want to pay through RW and I tell them to go to Koala to rent the same thing for much less, and they say, "Koala is way more money to rent!" No, it really isn't.

Even better would be TUG, if we had the traffic on TUG Classifieds for my rentals. Koala doesn't even have the traffic. Only RW has the traffic, and they are making some big bucks on owners.

 

[rickandcindy23]

And by the way, I am at 11 rentals on DVC Rental Store, the exact amount over MF's I was trying to get on Redweek and Koala. But the ad on RW had me down $30 per rental. I am making more from DVC Rental Store, $20 per point for reservations I reserve and list. It's fantasmically fantastic!

Advertising on RW myself was not working. This is due to the RIDICULOUS listings of 1 and 2 bedrooms that are exchanges from II of Disney inventory.

I am disgusted that this is still allowed to occur. It's hurting DVC owners directly. Just because you can get DVC inventory, that doesn't give you the right to rent it out like you own it. It is not your points, your initial purchase, your justifiable rental.

 

[TolmiePeak]

I am disgusted that this is still allowed to occur. It's hurting DVC owners directly. Just because you can get DVC inventory, that doesn't give you the right to rent it out like you own it. It is not your points, your initial purchase, your justifiable rental.

I guess I don't understand why you have so many timeshares? Sure you are renting them out but is that worth the time and hassle you are having to put up with here?

 

[rickandcindy23]

This is a rental at Boulder Ridge Villas, Disney's Villas at Wilderness Lodge, Christmas week! Disclosed are the fees of up to $200. You can look it up. How can owners compete? This is RW, and this particular renter has a lot of listings on RW for DVC rentals. This is not just a one-rental deal for this person:

 

[rickandcindy23]

I guess I don't understand why you have so many timeshares? Sure you are renting them out but is that worth the time and hassle you are having to put up with here?

Getting rid of some, a bunch are gone. Not that I need to justify anything to anyone, but I do tend to be a little compulsive. Just sayin'. If you think I should be insulted by your comments, which you have made before, you need to know that I am absolutely not hurt in the least.

I can get out of anything that I have left with a simple deedback or giveaway. I am not stuck with anything, well, except Foxrun week 52, but it's an okay trader.

 

[TolmiePeak]

Getting rid of some, a bunch are gone. Not that I need to justify anything to anyone, but I do tend to be a little compulsive. Just sayin'. If you think I should be insulted by your comments, which you have made before, you need to know that I am absolutely not hurt in the least.

I can get out of anything that I have left with a simple deedback or giveaway. I am not stuck with anything, well, except Foxrun week 52, but it's an okay trader.

May I suggest you get my approval before buying any additional timeshares?

 

[WaikikiFirst]

It's fantasmically fantastic!

Love to see someone awesomely appreciating "Getting It Done" in the free market. Here's to DVC

 

[WaikikiFirst]

they say, "Koala is way more money to rent!" No, it really isn't.

Koala should lower list prices by $110 and institute a $110 "Just Be Glad We Ain't Redweek" fee

 

[Tennis Player Peggy]

There are contracts on TUG. I can email you the one that I use. It's a great contract. I use it all of the time, thanks to @Timeshare Von for sharing it.

Because it costs me nothing to add guest to my Vistana weeks, I actually add the guest name before I ask for 50% down. That is in the contract, 50% down, the additional 50% at 60 days before the start date.

I have rented hundreds of reservations, and I rarely had any issues.

The important thing is to not ask too much for what you are renting. I see some ridiculous asking prices on weeks that I own.

The verify/ protect CAN be a good option, but there is no guarantee that the week will rent.

People are extremely oblivious as to the cost of using RW verify/ protect. One woman said she wanted to use that service to rent a week from me. I told her I have the week listed on Koala, and if she wants that service, she can rent that way. She saw the price on Koala and told me she wouldn't rent that way because it's expensive. "No kidding, lady!" But Redweek is even more. Stop paying the extra fees as a renter! Easy- breezy!

This is one of my ads, currently on RW:

View attachment 100023

RW verify/ protect: $60
Success fee: $99

I will clear $1,149

RW makes this amount:

View attachment 100025
They are charging a service fee of $140 on the rental.

Redweek makes $140+$159=$299 on my $1,300 rental. I make $1,149.

Koala listing, $0 for the listing, which means no upfront cost. I put $1,149 as the amount I want to clear to make the same price, to the penny:

View attachment 100026

It's quite a bit cheaper to book the same exact thing on go-koala.com

So these nincompoops who tell me they want to pay through RW and I tell them to go to Koala to rent the same thing for much less, and they say, "Koala is way more money to rent!" No, it really isn't.

Even better would be TUG, if we had the traffic on TUG Classifieds for my rentals. Koala doesn't even have the traffic. Only RW has the traffic, and they are making some big bucks on owners.

Thanks for all of this info. It's very helpful! I've decided that I'm going to go ahead and just try the RW Verified & Protected. I have researched what they are going for and I am going to price it such that the buyer will pay what they'd pay if I didn't do the V & P. I really just want to cover my maintenance fees and the RW fees. We have 3 Marriott weeks, which I know isn't all that much but it's still hard to keep up with, especially when we do non Marriott trips!

 

[rickandcindy23]

I look at OKW listings on RW a lot after not renting several of my reservations. There is a 2 bedroom that rented 8/30-9/6, an exchange rental that wasn't verified. Most everything else on RW is verified/ protected, except a few. $60 X about 50 listings, that is a lot of money RW is making for verify/ protect fees and nothing is renting.

But honestly, these owners of OKW are nuts because they are asking some really high prices for their reservations. Studios for $400+ per night, some are less, but really, when your cost is only about $10 per point? Why not try $20 per point net, add in the cost of RW ad and verify/ protect fee, and see if you can rent for a more reasonable price.

This week is 80 total points:

I reduced the price for my Sheraton Desert Oasis small one bedroom because it wasn't moving, and mine was the lowest price to start. You cannot price your rental based on what others are asking. You have to be the lowest option, and sometimes it has to be far lower. My December OKW wasn't moving on RW, and I was asking $1,000 for five weeknights. That was $20 per point, I was not even adding in the $30 listing fee because I was using the listing a second time. DVC Rental Store rented that one in two hours for $20 per point.

Is anyone else disgusted with the greed of RW?

 

[rickandcindy23]

Thanks for all of this info. It's very helpful! I've decided that I'm going to go ahead and just try the RW Verified & Protected. I have researched what they are going for and I am going to price it such that the buyer will pay what they'd pay if I didn't do the V & P. I really just want to cover my maintenance fees and the RW fees. We have 3 Marriott weeks, which I know isn't all that much but it's still hard to keep up with, especially when we do non Marriott trips!

The one good thing I have to say about verify/ protect is you don't have to pay the credit card fees, like when you rent yourself, and the $99 covers it.

So if you have a rental that is $4000, and the renter wants to pay Paypal with a credit card, that fee is just under 3%. The $99 RW gets from you does cover the fee you would pay as the owner of the week because 3% of $4,000 is $120. Now your ad just cost you $30, if you are paying $60 for verify/ protect.

I can debate both sides of the issue.

I just think it's wise to price your week lower than everyone else. RW adds fees during the booking process.

 

[Tennis Player Peggy]

I look at OKW listings on RW a lot after not renting several of my reservations. There is a 2 bedroom that rented 8/30-9/6, an exchange rental that wasn't verified. Most everything else on RW is verified/ protected, except a few. $60 X about 50 listings, that is a lot of money RW is making for verify/ protect fees and nothing is renting.

But honestly, these owners of OKW are nuts because they are asking some really high prices for their reservations. Studios for $400+ per night, some are less, but really, when your cost is only about $10 per point? Why not try $20 per point net, add in the cost of RW ad and verify/ protect fee, and see if you can rent for a more reasonable price.

This week is 80 total points:

View attachment 100040

I reduced the price for my Sheraton Desert Oasis small one bedroom because it wasn't moving, and mine was the lowest price to start. You cannot price your rental based on what others are asking. You have to be the lowest option, and sometimes it has to be far lower. My December OKW wasn't moving on RW, and I was asking $1,000 for five weeknights. That was $20 per point, I was not even adding in the $30 listing fee because I was using the listing a second time. DVC Rental Store rented that one in two hours for $20 per point.

Is anyone else disgusted with the greed of RW?

How easy is it to lower my price if I go with the RW Verified & Protected?

 

[Tennis Player Peggy]

The one good thing I have to say about verify/ protect is you don't have to pay the credit card fees, like when you rent yourself, and the $99 covers it.

So if you have a rental that is $4000, and the renter wants to pay Paypal with a credit card, that fee is just under 3%. The $99 RW gets from you does cover the fee you would pay as the owner of the week because 3% of $4,000 is $120. Now your ad just cost you $30, if you are paying $60 for verify/ protect.

I can debate both sides of the issue.

I just think it's wise to price your week lower than everyone else. RW adds fees during the booking process.

Good point about the cc fees. I would not have even thought about that!

 

[SmithOp]

I guess I don't understand why you have so many timeshares? Sure you are renting them out but is that worth the time and hassle you are having to put up with here?

You have to understand that there is a cottage industry renting timeshares, and many members on TUG participate, in addition to TUG members that just own and use their timeshares.

I appreciate being able to learn how these small rental members operate, no need to make snarky comments.

 

[rickandcindy23]

How easy is it to lower my price if I go with the RW Verified & Protected?

You can lower your fee any time you want. You just go to edit your ad and you can change the price. It's super easy, and I have done it many times.

 

[rickandcindy23]

You have to understand that there is a cottage industry renting timeshares, and many members on TUG participate, in addition to TUG members that just own and use their timeshares.

I appreciate being able to learn how these small rental members operate, no need to make snarky comments.

There was a gentleman, very loved on TUG, who no longer posts, but I know he is alive and well and probably moved on from timeshare rentals. He owned a lot of Bluegreen points. Anyway, his name was BocaBum99. He always said that renting timeshares allowed him to travel for free. That's what we used to be able to do. We would stay free at our timeshares we own because our rental income paid for us to do it.

It was a great plan. Lasted a good 14-15 years. Wyndham stopped us from renting three years ago. It was a not just a hand slap for us, it's been an ordeal that has me considering giving it all back. Then I book a suite room at Nashville resort for 6,000 points for two nights (that's $36 total for two nights), request an upgrade and get upgraded to a 2 bedroom lockoff without extra expense. Makes me step back on my anger a bit.

Bluegreen stopped owners from renting before Wyndham did. This hurt a lot of owners but not many are talking about it, they just get out.

Hilton/Diamond is probably moving that way, if they haven't already.

Marriott Abound points, supposedly you shouldn't rent anything that is not on your deed, same with Westin and Staroptions because Marriott runs that as well.

Disney allows 20 reservations in guests' names per year. That can create some issues for some. If you own a lot of Disney points, you better get some big rentals, not just a night here and there. Better book the 100-150 point rooms to rent.

WorldMark is run by Wyndham, and I see it going the way of Wyndham at some point, but for now it's safe.

Deeded weeks are safe, like our Val Chatelle fixed weeks (CO ski season), Westin Ka'anapali, Sheraton Broadway Plantation, Sheraton Desert Oasis, Westin Willow Ridge, and of course our Grand Palms (we had four and sold 3).

I can deedback the Sheratons, if the rentals don't pick up.

My Val Chatelle ski weeks rent very well but I don't make much on those, as the resort is older and really hasn't had many updates, other than new soft goods and new hot tubs way too often, but a great location.

 

[chapjim]

Am I the only one who has paid any attention to Florida's Sales & Use Tax on Short-Term Rentals?

All these posts about rentals and it seems nobody is concerned. I never see it mentioned by anyone else.

 

[dioxide45]

Am I the only one who has paid any attention to Florida's Sales & Use Tax on Short-Term Rentals?

All these posts about rentals and it seems nobody is concerned. I never see it mentioned by anyone else.

I wonder if DVC rental store is collecting and remitting that tax? Their listings indicate it includes taxes and fees, but they don't break it down.

 

[rickandcindy23]

I was assured that yes, DVCRentalStore.com does collect taxes:

 

[rickandcindy23]

Am I the only one who has paid any attention to Florida's Sales & Use Tax on Short-Term Rentals?

All these posts about rentals and it seems nobody is concerned. I never see it mentioned by anyone else.

Redweek collects the tax. Koala doesn't yet, and they expect owners to maybe do that?

Redweek doesn't collect tax for Hawaii rentals but I thought they did, so I was surprised by that info.