Royal Haciendas questions

[blackjack]

Hi all,

Looking for some info to better understand how this resort works. I am interested in making a purchase at either the Royal Sands or Royal Haciendas. I enjoy vacationing in this area of Mexico and now that they have gone the route of AI for exchangers, perhaps, I need to look at possibly buying into these resorts. I have been to Royal sands and know more about that resort. As with the Haciendas, I am clueless.

Here are a couple of questions that I have. Of course, any additional info would be greatly appreciated as well as far as purchasing into the resort. Are all maintenance fees the same in the different phases? How many phases are there? Any difference in decoration and sq ft? Any transfer fees? What is the best way to transfer the unit? Are there transfer companies that provide escrow services since these require a few thousand dollars to purchase. I just want to be able to protect myself instead of just paying money to the seller directly.

Thanks in advance!

Jack

 

[buceo]

We do own at both and like them both (a lot) I'd say equally. They are different, for just 45mn apart it's a different vacation. If I picked one I'd go by which area you like Cancun or Playa. Currently the RH is more isolated, need a shuttle or cab to town, but with ongoing development who knows how long that will last. Do you golf, scuba, dine in/out etc all play a role in where.

Both resorts have two phases. MF by phase is the same. Top floor units at the RH are a little larger & MF a bit higher, broke the $1,000 "barrier" this year.

Units are comparable, RH are newer/nicer with granite and jet tubs on the balcony. We like the closets at the RSs better than the RHs. I think overall construction of the RSs is better, a more solid building. I'm guessing they think Cozumel will buffer the hurricanes and it's only four floors tall.

I agree it's a great area, great stepping off point to lots of stuff.

 

[maja651]

We own at both as well. We MUCH prefer the Haciendas. We are no longer into the party club scene, so don't miss that in Cancun.

Here is a list of why we prefer the Haciendas:

1. Units are much nicer- love the jacuzzi on the patio, the open kitchen, the nicer furniture, etc.
2. We prefer the calmer sea and reef in front of the Haciendas. We like to snorkel there and kayak as well.
3. Haciendas has a really nice walking beach. We like to walk into Playa, like to walk to the beach massage ladies just north of the Haciendas (for an amazing $25 hour long massage right on the beach), like to walk to small beach type restaurants north of the resort, etc.
4. We like the spas by the pools. Fun to spend happy hour in those spas, as well as an option for rainy days.
5. We like Playa. Love to walk 5th avenue, eat at the restaurants, drink at the bars, see the locals with their dogs, etc.
6. We like to explore the Riviera Maya and the ruins in the area. Playa is a better location than Cancun for doing that.
7. We like the quiet feel of the Haciendas. It never seems crowded, and is always easy to find a chair in the beach.

Hoe that helps!

 

[sdbrier]

You'll probably get as many different answers as there are Royal owners, but I do think it depends on how you enjoy your vacation.

We like to rest and relax and just hang out at the resort, so for us The Haciendas is the best. Our favorite staff however is The Mayan. It has yet to be duplicated at The Haciendas for great service. We love the look and feel at The Haciendas as well. Some say it is to spread out, but it does feel less crowded that way. It just seems quieter than other resoert, but it is to each his own.

One last peace of advice, buy resale!

Also sent you a PM

 

[X-ring]

(The RH) is only four floors tall.

I believe that a local ordinance limits all resorts to 4 stories.

 

[buceo]

I'll add I think it very much worth it to try before you buy. I even think the unit location is very important and worth getting what you want. The view from within the unit & balcony, Phases I & II at the Sands have a different feel (& volume), I really like a south facing unit at the Sands in the winter, top floors avoid floor noises etc...We really take advantage of the city bus service in Cancun, just great.

 

[blackjack]

Thanks to all that chimed in.

Of course, I am going to try to buy resale so I guess I would need referrals on which closing company to use that can protect both parties?

I am using legal timeshare transfers now for SDO unit but there was really no money exchange. For RH and RS, I would probalby be paying a few thousand. Thanks again!!!

I have traveled to Playa Del Carmen and love it there so that is why I am so interested in the RH as opposed to RS. However, RS is wonderful and Cancun beaches are just amazing!!!

Best,
Jack

 

[buceo]

...I have traveled to Playa Del Carmen and love it there so that is why I am so interested in the RH as opposed to RS. However, RS is wonderful and Cancun beaches are just amazing!!!

Best,
Jack

Yup a week at each, back to back and you are good to go.

 

[pjrose]

Before buying, I'd suggest renting a week at the RH from an owner. You can avoid the AI with the "owner loan" that ISCO will send to transfer the week into your name, and find out if you really like it. It is gorgeous, but a different experience than the other Royals.

With some exceptions - e.g. penthouse units - all units are exactly the same within a given resort, same size, same decor. Penthouse units tend to have a few upgrades.

As far as transfer, ISCO (Royal Resorts' "arm" that deals with sales, rentals, paperwork, maintenance fees.....phone 800-530-5050) handles that quickly and easily for about $140 last time I checked. You do not need to pay an expensive $500 or so "transfer fee" to the owner.

I think ISCO may have a low-cost escrow program, can't remember.

Here's how we, as sellers, did it:

The buyer and we exchanged letters of agreement as to the purchase price, amount of deposit, etc.

buyer sent us deposit, and we sent buyer letter acknowledging same and sent ISCO our signed membership agreement with a letter saying NOT to release (i.e. change the name on) the membership until we confirmed that all money had been paid us.

buyer checked with ISCO that they had the signed paperwork, and sent us the rest of the money.

We informed ISCO that we had been paid in full, and to go ahead and transfer the name.

They did not charge us anything for this, other than the ~$140 transfer fee.

PJ

 

[blackjack]

Yup a week at each, back to back and you are good to go.

Hi Glenn,

Sounds like a great plan!!! is that what you have, the two consecutive weeks at RH and RS? Get both weeks with one airfare!!!

Jack

 

[blackjack]

Thanks PJ!

Before buying, I'd suggest renting a week at the RH from an owner. You can avoid the AI with the "owner loan" that ISCO will send to transfer the week into your name, and find out if you really like it. It is gorgeous, but a different experience than the other Royals.

With some exceptions - e.g. penthouse units - all units are exactly the same within a given resort, same size, same decor. Penthouse units tend to have a few upgrades.

As far as transfer, ISCO (Royal Resorts' "arm" that deals with sales, rentals, paperwork, maintenance fees.....phone 800-530-5050) handles that quickly and easily for about $140 last time I checked. You do not need to pay an expensive $500 or so "transfer fee" to the owner.

I think ISCO may have a low-cost escrow program, can't remember.

Here's how we, as sellers, did it:

The buyer and we exchanged letters of agreement as to the purchase price, amount of deposit, etc.

buyer sent us deposit, and we sent buyer letter acknowledging same and sent ISCO our signed membership agreement with a letter saying NOT to release (i.e. change the name on) the membership until we confirmed that all money had been paid us.

buyer checked with ISCO that they had the signed paperwork, and sent us the rest of the money.

We informed ISCO that we had been paid in full, and to go ahead and transfer the name.

They did not charge us anything for this, other than the ~$140 transfer fee.

PJ

 

[blackjack]

Any idea on what is good price to pay for a oceanfront unit for March or April? Not spring break week. I try to avoid too much crowds!!!

Thanks
Jack

 

[BoaterMike]

Here is a list of why we prefer the Haciendas:

1. Units are much nicer- love the jacuzzi on the patio, the open kitchen, the nicer furniture, etc.
2. We prefer the calmer sea and reef in front of the Haciendas. We like to snorkel there and kayak as well.
3. Haciendas has a really nice walking beach. We like to walk into Playa, like to walk to the beach massage ladies just north of the Haciendas (for an amazing $25 hour long massage right on the beach), like to walk to small beach type restaurants north of the resort, etc.
4. We like the spas by the pools. Fun to spend happy hour in those spas, as well as an option for rainy days.
5. We like Playa. Love to walk 5th avenue, eat at the restaurants, drink at the bars, see the locals with their dogs, etc.
6. We like to explore the Riviera Maya and the ruins in the area. Playa is a better location than Cancun for doing that.
7. We like the quiet feel of the Haciendas. It never seems crowded, and is always easy to find a chair in the beach.

These are excellent points and similar to our likes. I would also add that from Playa, it's just a 45 minute ferry ride to Cozumel for an occasional day trip. But, on the other hand, I still like a trip to Isla Mujeres as well.

There is just a different feel to the RH. The "vibe" is so relaxed and the owners/guests seem to be more relaxed and friendly. We traded in to the RS one time, and we did not get the same feel. (Sorry, RS owners. Perhaps we just picked a bad week.)

In any event, our next purchase is likely to be at Royal Haciendas.

Mike

 

[Gussie]

On eBay now, with just under 4 hrs left, Haciendas wk 17. The unit number in the ad looks to me like beach front even tho description says ocean view. Description also says RCI but RH trade in II.

 

[buceo]

Hi Glenn,

Sounds like a great plan!!! is that what you have, the two consecutive weeks at RH and RS? Get both weeks with one airfare!!!

Jack

Yes, makes for a nice vacation home that way. Personally I like Ocean Front at the RH better than the RSs. Gets down to details but looking at the beach from ocean front at the Sands you'll likely need to be on your balcony looking up and down from inside you see blue or black. However an ocean front, ground floor at the RHs near the palapa restaurant wouldn't suite me. Too many strolling by your patio. Anyway I think you'll appreciate a unit that meets your own tastes, worth thinking about IMHO.

 

[blackjack]

I tried to bid on it and went pretty high for me but I wasn't the high bidder. Still seems like a great deal nonetheless. Hope a tugger snatched it.

 

[pjrose]

Wow, that went for a great price!

 

[chalucky]

A RH week 1 every other year just went for slightly more than 3K on Ebay...I thought that was a great deal. We paid just a little less than 3K for our every other year week 47 at RH and I thought that was a steal.

 

[kenie]

We also prefer the Haciendas.
We spent a week at the Sands and then the Haciendas in May, and for us, the vibe is just so much more relaxed.
We picked up an eoy lock-off so we could keep exchanging in without getting hit with the AI fee.
At one time we were actively looking for a specific resale week but it is usually an easy exchange at the time we want.

 

[DomenickG]

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[radmoo]

[Q

We leave next Sat for 2 weeks at Haciendas. We were there last year for the first time. We purchased EOY 2 years ago. Just wondering about massages and restaurants walking north and the walk into Playa along the beach. How s the walking, what footwear would you recommend?


UOTE=maja651;1321093]We own at both as well. We MUCH prefer the Haciendas. We are no longer into the party club scene, so don't miss that in Cancun.

Here is a list of why we prefer the Haciendas:

1. Units are much nicer- love the jacuzzi on the patio, the open kitchen, the nicer furniture, etc.
2. We prefer the calmer sea and reef in front of the Haciendas. We like to snorkel there and kayak as well.
3. Haciendas has a really nice walking beach. We like to walk into Playa, like to walk to the beach massage ladies just north of the Haciendas (for an amazing $25 hour long massage right on the beach), like to walk to small beach type restaurants north of the resort, etc.
4. We like the spas by the pools. Fun to spend happy hour in those spas, as well as an option for rainy days.
5. We like Playa. Love to walk 5th avenue, eat at the restaurants, drink at the bars, see the locals with their dogs, etc.
6. We like to explore the Riviera Maya and the ruins in the area. Playa is a better location than Cancun for doing that.
7. We like the quiet feel of the Haciendas. It never seems crowded, and is always easy to find a chair in the beach.

Hoe that helps![/QUOTE]

 

[maja651]

Massages and walk into playa

You can get a beach massage right next door from Mareazul. There are ladies right there near that dock that you walk under when walking south towards Playa. They said you can also use the Spa facilities there if you get a massage from them. I believe the cost was about $50 to $60 for an hour. Walking north, if you walk just past that dock you see after you pass the resort right next door, about a 20 minute walk, there are ladies right there with a massage tent. We paid $25 for an hour long hot stone massage! However, it was not very relaxing because there are guys right next to them selling jet skis, and they were loud and annoying.

You really don't need shoes to walk to Playa via the beach, but you will need some if you decide to walk into town when you get there.

Regarding restaurants walking north, when you see the dock, a little past it, where the massage tent is, you will see a sign for Coco's Cabanas. There is a dirt road leading to it. Cute palapa style boutique hotel with nice outdoor restaurant. They have a resident dog (Pancho) there too. They even let me walk him to the beach last year. It was so much fun! Great food and nice owners (Helmut and Sylvia). We always make a stop there when visiting the Haciendas!

Hope this helps!

Michelle

 

[jlhemenway]

Jack -- talk to Bill Coghill through this Sands/Haciendas web site http://www.myroyalsands.com/Index.html

 

[radmoo]

We met with our salesgirl today. We currently own EOY odd A side at Haciendaas as well as a full villa at Mrriott Canyon Villas. She wants to entice to upgrade to annual ownership l. . Said that Royals will no longer trade through II, only through RCI but then backed off of that one. This year we traded our banked Marriott week with II for back to back here at Haciendas and we hope to do thus in the future a well . She also said some guests told her tht lMarriott would no longer be trading though II. We may well upgrade to annual usage but probably not until I retire. Any light TUGGERS can shed will be greatly appreciated, as always.

We are having GREAT time and see no negative effects of AI.

 

[Phydeaux]

Did you get the rain yesterday? Downpour in Cancun, but we were on Isla. Downpour there also. Hidalgo was ankle deep. Hot and sunny again today. We're havin a great time also.