Seeking Marriott Purchase Advice

[rjb172]

New to timeshare purchase, but have been learning lots on TUG! I'm asking your guidance in making a well informed investment : )

I've been renting mostly Marriott OceanWatch averaging $1,000/week during shoulder season (March/late August). My actual rental rates have varied from $800-2,000 (usually at the lower end of this scale), but renting at these rates often involves considerable searching and waiting until last minute for an owner needing a renter. My work schedule is flexible so this generally hasn't been an issue, but the recent changes to RW making everything a managed listing adds considerable fees and makes it more difficult to rent at a bargain rate since that's where most of the supply is. I also feel a bit guilty renting from owners at what is likely a loss for them. I'm wondering if ownership can achieve the same outcome for about the same cost and open up more options.

I'm considering two very different purchase options:

Option 1:
Grand Chateau EOY 2BR lockoff. Maintenance fees seem as low as they come for Marriott. I would lock off and make two deposits into II with the hope of trading for 2BRs at Oceanwatch, Barony, or Grande Ocean in March/late August. Is this a reasonable trade expectation?

• Pros: Low acquisition cost, low annual MFs, more likely to pass ROFR
• Cons: Possibility of trade devaluation, possibly difficult to offload the deed if needed

Option 2:
OceanWatch 2BR platinum season. I would rent out the reserved summer week with the expectation of making a bit more than the annual MF. If it doesn't rent, we would use it. My personal travel would be fulfilled with shoulder season Getaways - March/late August in Myrtle or HHI, preferably at Marriotts. Is it reasonable to rely on Getaways like this? I'm not interested in purchasing gold season here since I've always been able to rent in gold season for less than the MF.

• Pros: Likely easy to rent, no reliance on the "discretionary benefit" of trades, easy to offload and recover initial investment cost if needed
• Cons: High acquisition cost, higher MFs, reliance on Getaways inventory for personal travel, more difficult to pass ROFR

What would you do? Any other options you would consider? Or should I just keep renting?

 

[jp10558]

I think if you're doing good with renting, then keep doing that. I don't know if you'd save money doing exchanges...

 

[vacationtime1]

If it's not broken, don't fix it.

You currently successfully rent two weeks per year @ $1,000/ week. You have no upfront costs, flexibility if you don't want to travel any given year, and have no ongoing obligations.

It is tough to trade for much less than $1,000 per unit when you consider MF's, Interval membership cost, and exchange fees.

Renting your unit for profit can be a PITA and comes with risk. Do you really want to hassle buying a unit, eventually selling the unit, dealing with advertising, tenants, payments, and then paying taxes on the "profit"?

If you are really getting what you want at present, why change?

 

[dioxide45]

Your situation sounds very familiar. I think we spoke at OceanWatch a couple weeks ago. I'm the guy with the YouTube channel.

The advice provided here is sound and seems very much the same as what we discussed. I suspect the inventory you are renting is coming from points owners who have used their Chairman's or Presidential discounts to secure reservations at 30% off the points price using points that come from lower maintenance fee ownership. Otherwise, if they are renting a week they own, they are taking a heavy loss on their rental. Something you would have to keep in mind also trying to rent out the week. Though Platinum OceanWatch should rent for well above maintenance fees.

The benefit to buying a trader is the ability to expand beyond OceanWatch/SC with consistency and perhaps into higher season for lower cost than the maintenance fees. I don't recall spring or early fall OceanWatch or even Hilton Head Island weeks in Interval International Getaways. If they do show up there, the prices may be higher than what you are paying to rent from owners now. So, you would still be relying on renting from individual owners.

I've suggested to the mods that this thread be moved to the Marriott forum as you may get more responses there.

 

[rjb172]

If it's not broken, don't fix it.

You currently successfully rent two weeks per year @ $1,000/ week. You have no upfront costs, flexibility if you don't want to travel any given year, and have no ongoing obligations.

It is tough to trade for much less than $1,000 per unit when you consider MF's, Interval membership cost, and exchange fees.

Renting your unit for profit can be a PITA and comes with risk. Do you really want to hassle buying a unit, eventually selling the unit, dealing with advertising, tenants, payments, and then paying taxes on the "profit"?

If you are really getting what you want at present, why change?

Thanks for the feedback. I've updated my post with some more context that renting at low rates involves a lot of searching and a "wait and see" game for last minute deals. I realize that a lot of time also needs to go into effective trading, so the time investment is probably a wash. Renting directly from owners has also become more challenging with the recent changes of RW offering managed-only listings. I haven't booked anything as a RW managed listing, but that's where most of the supply is and the fees are significant (as has been well discussed here on TUG).

 

[rjb172]

Your situation sounds very familiar. I think we spoke at OceanWatch a couple weeks ago. I'm the guy with the YouTube channel.

The advice provided here is sound and seems very much the same as what we discussed. I suspect the inventory you are renting is coming from points owners who have used their Chairman's or Presidential discounts to secure reservations at 30% off the points price using points that come from lower maintenance fee ownership. Otherwise, if they are renting a week they own, they are taking a heavy loss on their rental. Something you would have to keep in mind also trying to rent out the week. Though Platinum OceanWatch should rent for well above maintenance fees.

The benefit to buying a trader is the ability to expand beyond OceanWatch/SC with consistency and perhaps into higher season for lower cost than the maintenance fees. I don't recall spring or early fall OceanWatch or even Hilton Head Island weeks in Interval International Getaways. If they do show up there, the prices may be higher than what you are paying to rent from owners now. So, you would still be relying on renting from individual owners.

I've suggested to the mods that this thread be moved to the Marriott forum as you may get more responses there.

Yes, it was great to meet you in person!

Point well taken that I should probably just keep renting, but I feel like my ability to continue renting at such low rates is a bit unsustainable, especially with the changes to RW which is where most of the supply is.

It's definitely helpful to know that Getaways aren't readily available for what I'm looking to achieve, so I shouldn't rely on that.

If you were considering buying a trader as a newbie today, would MGC be on your list, or would you still purchase Grande Vista/Harbour Lake?

 

[buzglyd]

Yes, it was great to meet you in person!

Point well taken that I should probably just keep renting, but I feel like my ability to continue renting at such low rates is a bit unsustainable, especially with the changes to RW which is where most of the supply is.

It's definitely helpful to know that Getaways aren't readily available for what I'm looking to achieve, so I shouldn't rely on that.

If you were considering buying a trader as a newbie today, would MGC be on your list, or would you still purchase Grande Vista/Harbour Lake?

I was looking at the same thing as you. I would buy MGC. I’d never stay there but with Marriott preference in II, I could always get something. I’ve sold 3 of my timeshare units so I’m down to two. I’m a maybe now because I can rent points since I can elect my Vistana unit in abound.

 

[dioxide45]

If you were considering buying a trader as a newbie today, would MGC be on your list, or would you still purchase Grande Vista/Harbour Lake?

Grande Chateau would be my top contender if I were looking to purchase today. Perhaps even a three bedroom since it locks off into a 2BR and a 1BR. Grande Vista is a little risky given with changes to Florida laws related to replacement reserves. I would hold out a few more years before considering Grande Vista. Even still, I think Grand Chateau maintenance fees will remain lower than Grande Vista over the longer term.

 

[Dean]

Grande Chateau would be my top contender if I were looking to purchase today. Perhaps even a three bedroom since it locks off into a 2BR and a 1BR. Grande Vista is a little risky given with changes to Florida laws related to replacement reserves. I would hold out a few more years before considering Grande Vista. Even still, I think Grand Chateau maintenance fees will remain lower than Grande Vista over the longer term.

GC would also be my top option for this. If we ignore purchase price this option would cost almost $3000 for the 2 weeks exchanges. It would give access to different inventory but likely less control since you can't guarantee the actual check in day (Fri, Sat or Sun). If I were in this situation I'd just continue renting.

 

[DRH90277]

A bit confused over the Grande Chateau numbers being used here. I own there and my 2026 maintenance fees were $1,577 for the 2-bedroom lock-off. I bought a second Platinum week in August of 2024 for $2,500 plus closing costs. I enrolled this one in 2025 and it yields 3,275 Abound points. These are incredible traders through Interval but one needs to explore the exchange options available. I think the trading potential is understated in these writings. But it's ok as I like the lack of competition.

 

[Dean]

A bit confused over the Grande Chateau numbers being used here. I own there and my 2026 maintenance fees were $1,577 for the 2-bedroom lock-off. I bought a second Platinum week in August of 2024 for $2,500 plus closing costs. I enrolled this one in 2025 and it yields 3,275 Abound points. These are incredible traders through Interval but one needs to explore the exchange options available. I think the trading potential is understated in these writings. But it's ok as I like the lack of competition.

I own GV, WR, GC & HL all mainly for exchanging with GV, WR & GC only for exchanging.. I'm not impressed with any of them from an exchange standpoint, the major benefit is simply the internal exchange preference and even then one has to plan well and temper expectations. 2026 weeks in general seem to be trading less well than 2025 and GC seems to be lower than GV at the present time all else equal.

 

[GrayFal]

If you frequent the sightings board you would find that GC has lost a LOT of juice.
GV On the other hand is a member of the Florida Club and you can reserve at OP or BP with excellent exchange results.
YMMV

 

[davidvel]

A bit confused over the Grande Chateau numbers being used here. I own there and my 2026 maintenance fees were $1,577 for the 2-bedroom lock-off. I bought a second Platinum week in August of 2024 for $2,500 plus closing costs. I enrolled this one in 2025 and it yields 3,275 Abound points. These are incredible traders through Interval but one needs to explore the exchange options available. I think the trading potential is understated in these writings. But it's ok as I like the lack of competition.

What did you pay to enroll it?