ROFR Exercised/Passed

[chapjim]

The two most recent postings by @raddoc and @chapjim really illustrate two different approaches to acquiring resale. Raddoc's purchases has a higher up front cost, but lower MF's of just under $.08/point. Chapjim picked up what appears to be three weeks for next to nothing, but I would estimate the MF's to be just under $.16/pt. Doing some rough math (using a 5% increase in MF's) I would guess it would take about 5-6 years before raddoc's deal gains an advantage over chapjim.

No right or wrong way to go here, but I am in Camp Raddoc as I am looking at a 10-15 year time frame and like having really low cost reservations.

I'm 77 y/o. My horizon is a bit different.

 

[letsgobobby]

is this

Then you should by 3 bedroom platinum Craig Lodges. Relatively inexpensive, about £7k, and low MFs, 0.076 and only pay £195 legal fee to close and a £347 fee to activate the points, if you want that week in HGV. The 1 bed plat are much cheaper, I paid less than $2k for most of ours, but have MFs at 0.09.

resort owned by HGVC or at risk for becoming an orphan if HGVC pulls out?

 

[dayooper]

is this

resort owned by HGVC or at risk for becoming an orphan if HGVC pulls out?

This is an affiliate resort but HGVC owns the Craigendarroch Suites which are on the same property.

 

[HuskerATL]

This is an affiliate resort but HGVC owns the Craigendarroch Suites which are on the same property.

And they share amenities so even though it is managed, it is probably about as safe as you can be for a managed property

 

[GT75]

Received notification a couple of days ago from the broker that HGVC/developer waived ROFR for my offer at Ocean Oak platinum season 2BR Ocean Front at $23K. When I get all of the paperwork, I will add it to the rofr.net db.

 

[HuskerATL]

@GT75 is now taking offers for OO OF requests....

I know you like OO so this is a good purchase for you.

 

[chapjim]

Parc Soleil, 2 BR, Gold, 8000 points
Even, first use 2024
Passed ROFR @ $2.25
Posted in ROFR.net

 

[amycurl]

@chapjim, is this part of a strategy of disinvestment in Wyndham and reinvestment in HGVC? Are you planning to rent some of this, or is it all just for you? Absolutely *no* judgement here; genuinely curious. That's a lot of points purchased in a short time frame.

 

[chapjim]

@chapjim, is this part of a strategy of disinvestment in Wyndham and reinvestment in HGVC? Are you planning to rent some of this, or is it all just for you? Absolutely *no* judgement here; genuinely curious. That's a lot of points purchased in a short time frame.

Sent PM.

 

[rjp123]

McAlpin, 1BR, Platinum, 15,360 points
Annual, first usage 2023
Passed ROFR @ $405

2 weeks for $460 total?

Sent from my Pixel 7 using Tapatalk

 

[raddoc]

The District Platinum 1 Bdr (11,520 points) - passed ROFR at $2750.
Annual, first use in 2023.

Posted on ROFR.net

Signed purchase agreement for one annual deed but when I got the estoppel and deed, it turned out that it was actually two EOY units (one even years, one odd years). Other than HGVC charging me an extra $655 club activation fee (which the seller agreed to split) I think I prefer having two EOY units. Gives me more flexibility to adjust points in the future.

 

[CalGalTraveler]

Nice purchase. Thanks for sharing. How does the EOY give you more flexibility?

 

[HuskerATL]

The District Platinum 1 Bdr (11,520 points) - passed ROFR at $2750.
Annual, first use in 2023.

Posted on ROFR.net

Signed purchase agreement for one annual deed but when I got the estoppel and deed, it turned out that it was actually two EOY units (one even years, one odd years). Other than HGVC charging me an extra $655 club activation fee (which the seller agreed to split) I think I prefer having two EOY units. Gives me more flexibility to adjust points in the future.

How is the use different than an annual? I would think it would be the same. Maybe harder to resale in the future but does give you two options in retail upgrades.

 

[raddoc]

Nice purchase. Thanks for sharing. How does the EOY give you more flexibility?

Because of the ability to borrow points I have been thinking of EOY units more like "annual half units" rather than "full units EOY" (or to use a staffing term: 0.5 FTE/year - full time equivalent). I'm thinking in two year blocks.

If I didn't need 11,520 points every year, I could sell one of the EOY units and average 5760 points/year while still being able to make Home Priority Reservations every year as well as maintain access to the owners lounge. If I wanted to use all 11,520 points on an off year, I could borrow all of the following year's points. If I didn't want to use them on an off year, there is no cost to save the points since they're coming the next year.

Conversely, if I did want more than 11,520 points every year but didn't want to have 23,040 points I could sell one of the EOY units and purchase an annual 11,520 unit. That would average out to 17,280 points/year over a two year period.

I wasn't planning on two EOY units but I think it does give flexibility to adjust my point levels in a smaller increment. I didn't think about two options for retail upgrades but that could be icing on the cake in the unlikely circumstance that I do trade in for a retail purchase.

 

[AmIInTheRightPlace]

Elara, 1 BR, Gold, 5440 points
Annual, first use 2023
Passed ROFR @ $1.00
Posted in ROFR.net

 

[raddoc]

West 57th, Platinum Studio Plus (8400 points) - passed ROFR at $4000
Annual, first use 2023
Week 52 (New Year's event week)

I had a lot of uncertainty on how to value the NY event week. There were listings for non-event week 8400 point annual SPs for $1500 and I have seen one sell on Ebay for $10. Ultimately I decided that it would be hard to go wrong with having a week in NYC for New Year's for $4000. It should be a fun week and I believe I should be able to rent it for significantly more than the annual MF on the years that I won't be there.

 

[brial05]

To be clear, everyone here and on rofr.net are reporting the sales price and not the cost per point, is that correct?

i.e. When someone here is it passed for $1, that means the sales price was a single dollar and not $5,440 as an example???

Studying rofr.net I am seeing Platinum units go for prices that I have never seen before:

Hilton Grand Vacations Club at Tuscany Village

3/4/2023

Platinum

Annual

1BR

N/A

$1.00​

Passed

chapjim

Times have changed...
When I purchased from Seth any Platinum 1BR was at least a few thousand all in, at these prices you could be all in for less than 1k, wow!

 

[dioxide45]

To be clear, everyone here and on rofr.net are reporting the sales price and not the cost per point, is that correct?

i.e. When someone here is it passed for $1, that means the sales price was a single dollar and not $5,440 as an example???

Studying rofr.net I am seeing Platinum units go for prices that I have never seen before:

Hilton Grand Vacations Club at Tuscany Village

3/4/2023

Platinum

Annual

1BR

N/A

$1.00​

Passed

chapjim

Times have changed...
When I purchased from Seth any Platinum 1BR was at least a few thousand all in, at these prices you could be all in for less than 1k, wow!

Yes, people should be reporting total price, not price per point. However, it is user reported data and people can enter anything into those fields. @chapjim

 

[The Colorado Kid]

Marriott Heritage Club at Harbour Town is not marked with an asterisk and has no info listed for ROFR...does this merely indicate nobody has ever posted any ROFR data for this specific property?

 

[chapjim]

Yes, people should be reporting total price, not price per point. However, it is user reported data and people can enter anything into those fields. @chapjim

The prices I post here and on rofr.net are selling prices, exclusive of closing, transfer costs, etc.

 

[dioxide45]

Marriott Heritage Club at Harbour Town is not marked with an asterisk and has no info listed for ROFR...does this merely indicate nobody has ever posted any ROFR data for this specific property?

It looks like Heritage Club should have an asterisk;

Marriott's Right of First Refusal ("ROFR")

ROFR Policy Most Marriott timeshares include a clause in the legal documents affecting the timeshare giving Marriott the right to purchase a Marriott timeshare that an owner proposes to sell to a third party. If Marriott exercises its right, it must do so under the same terms as those the owner...

tugbbs.com

 

[The Colorado Kid]

@dioxide45 Thanks so much as always for your help!

 

[dayooper]

Yes, people should be reporting total price, not price per point. However, it is user reported data and people can enter anything into those fields. @chapjim

Most, if not all of the entries are the price of deed. Many platinum 1 bedroom deeds at places with high MF ratio's are difficult to sell. The majority of the LV deeds are more expensive up front, but have a much better MF ration. My 2 bedroom at the Boulevard has lower MF's than some 1 bedroom deeds in Florida yet they are both worth the same amount of points.

 

[secondtwelve]

Elara, 1 BR Grand, Platinum, 11200 points
Annual, first use 2024
Passed ROFR @ $5,500