Shopping for Vistana Village resale very very confusing

[pharmlivin]

I am begining to explore Vistana Villages (mandatory) so that would be Bella or Key West from what I learned from TUG boards. Vistana Resort on the other hand is not madatory upon resale. Many timeshare resale sites as well as e-bay seem to describe these resorts as one and the same complete with the same pictures. Are these resorts distinct and in different locations? I think Vistana Beach Club is far down in Jensen beach. Vistana Villages, Vistana Beach Club, Vistana Resort...totally confusing. Most ads are not clear about the actual unit location within Vistana Villages and some boast about "POINTS" but on further inspection they may be refering to RCI points not STAROPTIONS. I think it is very confusing and very easy to make a wrong purchase. Is it just me...too easily confused? Thanks for any comments and advice.

PS I am a TUG member - need to update my status

 

[ocdb8r]

I'm sure someone more experienced will chime in, but I think I can get you started...

Vistana Resort and Vistana Villages are part of the same complex. The different sections (Lakes, Cascades, Bella...etc.) are all part of what I can best describe as like a big apartment community (interior roads, some shared facilities). Each "section" was basically a different development phase. The "Villages" section which includes Bella and Key West (and I think Amelia) are the "mandatory" resorts (and the newer phases).

Anytime you see "Vistana Resort" it should be accompanied by clarification that it is Lakes or Cascades. These are the non-mandatory sections/phases.

Anytime you see "Vistana Villages" it is mandatory. (Keep in mind this assumes the seller has correctly described what they are selling, usually at the least they should be able to tell you what section the contract is from if you ask for clarification).

Beach Club is totally different and not part of StarOptions at all...

You're right, not simple but hopefully that gives you some clarification.

 

[Sea Six]

I'm sorry, but the Vistana Resort and Vistana Villages are not part of the same complex. The Vistana Resort is on 535 just off I4, and the Vistana Villages are on International Drive. They are about 2 or 3 miles apart.

 

[jerseygirl]

Vistana Resort is on 535 and Vistana Villages is several miles away -- they're not part of the same complex.

Vistana Resort was developed many years ago by another developer named Vistana. It has many phases, e.g., Courts, Falls, Spas, Fountains, Lakes, Cascades, and probably one or two more. Starwood bought out Vistana, and a couple of resorts originally developed by Embassy, and started Starwood Vacation Ownership. Shortly thereafter, they created the Starwood Vacation Network. At that time, Lakes and Cascades were still in active sales and those who bought from the developer were offered the opportunity to join the Network (along with owners who bought directly from the prior developer). When these Lakes/Cascades owners sell their units in the secondary market, the new owners are not eligible to join the network ("Voluntary Resort").

Vistana Villages was originally developed as a fully "mandatory" resort and resale buyers were permitted to join the network. However, the newest phase (or two) were sold as "voluntary," so it pays to be careful when deciding which phase to buy. Typically, because they do not include internal trading privileges, voluntary resorts are worth far less than mandatory resorts on the resale market.

There's an excellent article in the advice section (see top right of the page) that explains this better than I can. And, there's more information that you can possibly need contained in these pages.

Don't make a quick buying decision without fully understanding what you're buying -- and definitely don't make a payment without fully verifying the resort/phase/voluntary or mandatory status/etc. You're correct that there are MANY bad ads out there. Some are innocent (Starwood definitely doesn't explain the mandatory/voluntary thing to prospective buyers) but some could be intentionally misleading in an effort to obtain a better price.

 

[DeniseM]

PS I am a TUG member - need to update my status

Here are the instructions to do that: http://www.tugbbs.com/forums/showthread.php?t=53

 

[Transit]

Many resale ads are just full of incorrect information. As stated already you must determine their accuracy.

 

[DeniseM]

If you use a reputable escrow company, and the TS is not as advertised, it should be kicked out of escrow or resolved through negotiations between the owner and seller. In other words, if it's not what they promised, a reputable closing company should catch it.

 

[johnmfaeth]

I agree fully with Denise and will go a little further. In my opinion, the escrow agent has the responsibility of having a clear definition of what is being transferred and that definition agreed to by both buyers, before depositing an escrow check and thus taking responsibilty for the proper disbursement of funds.

A good closing company, again in my opinion will demand that definition of what is being transferred in FULL detail, in writing, and agreed to by both parties. Then escrow can be deposited and that definition used to determine when things are "closed" and purchaser risk reasonably mitigated.

That definition can exist in the form of an email where the other party says "I agree". It can be more formal. Content may be further mandated by ROFR submission reguirements of the resort.

The closing company is not a broker setting up a deal and must be careful not to practice brokerage without a license. But once a buyer and seller are together, they represent neither and have obligation to the consumation of the transfer. That responsibility demands an up front definition IMHO. Once escrow has been fully or partially funded, that should already be in hand.

The earlier in the process a "disconnect" is discovered, the less the impact. That may result in the continuation of negotiations or the termination of the deal. But those will happen with both parties in their original positions and sooner rather than later when expections will be failed. What is the definition of disappointment but failed expectations?

Furthermore, it should be rare that that it will be discovered later as the closing company should point out what is needed early on such as the seller's deed or obtain it online for them (as one example). Again a small amount of work effort before escrow begins can save what become big headaches later.

I recommend that the purchaser do the best level of due diligence they can reasonable muster. Not all purchasers possess that skill set. But the closing company serves as a backstop.

I suppose at a certain point in a disputed situation, where the parties absolutely cannot reach agreement or mutually agree to cancel, that the closing company would be forced to follow the escrow management regulations of their home state. They typically have some stated procedure for turning things over to arbitration. It is hard to even imagine a good closing company letting such a problem fester that large. I fortunately have no experience in that area.

 

[DeniseM]

THANKS John! - I was hoping that an expert might just accidentally show up and clarify that for us!

 

[SDKath]

You think that's confusing, try buying SDO!

Vistana Resort = never mandatory. Only Lakes and Cascades are part of SVO.

Vistana Villages = only Bella and Key West Mandatory. Rest are Voluntary.

Careful about 2BR versus 2BR LO auctions/ads too. Big difference in StarOptions based on the layout.

Katherine

 

[Transit]

At VV if your'e at the main pool and looking at the waterfall, the buildings behind it are called the Gardens and are also mandatory Please correct me if I'm wrong .This is not metiioned much here but iit was offered to me when I was tring to book there once.It is one of the first sections built with the Bella section.

 

[lprstn]

I own at the Fountains and bought it because the resale agent at Holiday Group (Claudia Myatt) told me that it was a Floating week that I could split between the Sheraton Vistana and the Vistana Beach Club (in palm beach). I could split it 4days/3days or 2day/3day/2day between both resorts either consecutively or broken up within the same year. I jumped at it because it was flexible. Now, did I use it ... only once. I have traded it ever since. If I had it to do over again I would have only bought my Wyndam. Touche' but if I had to have a weeks resort, I truly prefer the floating week that I can break up between resorts. I bought it, a 2br, for $3200 and probably should have held out to buy it for less. So my advice is to call the Sheraton Vistana and find out the specifics of the section you plan on purchasing.

 

[pointsjunkie]

I am begining to explore Vistana Villages (mandatory) so that would be Bella or Key West from what I learned from TUG boards. Vistana Resort on the other hand is not madatory upon resale. Many timeshare resale sites as well as e-bay seem to describe these resorts as one and the same complete with the same pictures. Are these resorts distinct and in different locations? I think Vistana Beach Club is far down in Jensen beach. Vistana Villages, Vistana Beach Club, Vistana Resort...totally confusing. Most ads are not clear about the actual unit location within Vistana Villages and some boast about "POINTS" but on further inspection they may be refering to RCI points not STAROPTIONS. I think it is very confusing and very easy to make a wrong purchase. Is it just me...too easily confused? Thanks for any comments and advice.

PS I am a TUG member - need to update my status

are you purchasing to requalify or just to own with starwood?

 

[somerville]

When buying a timeshare you need to be proactive in performing due diligence. Don't wait for the escrow company to find a problem, as you may still be obligated to pay an escrow fee.

I saw a timeshare advertised on eBay by timesharebyowners. Most of their postings are way overpriced, and they don't provide very good descriptions. They had advertised a unit at Vistana Villages. When I asked them some questions about the interval, it turned out that it was at Vistana Resort and was in the Courts section, which has gotten some poor reviews lately. I suggested that they revise their listing, since there is a big difference between Vistana Resort and Vistana Villages. They ignored my suggestion.

 

[calgarygary]

This thread, and many like it here on TUG and over on the dis should be a lesson for the marketing gurus. We are experienced ts owners, many who have stayed at either VR or VV and we can't keep them straight. Stop using similar names for resorts in similar locations unless you are trying to feed the predatory practices of resale sellers!

 

[Transit]

This thread, and many like it here on TUG and over on the dis should be a lesson for the marketing gurus. We are experienced ts owners, many who have stayed at either VR or VV and we can't keep them straight. Stop using similar names for resorts in similar locations unless you are trying to feed the predatory practices of resale sellers!

All they have to do is change the name to Westin Villages and add 10k to the price.

 

[arlene22]

This thread, and many like it here on TUG and over on the dis should be a lesson for the marketing gurus. We are experienced ts owners, many who have stayed at either VR or VV and we can't keep them straight. Stop using similar names for resorts in similar locations unless you are trying to feed the predatory practices of resale sellers!

And while they're at it, change StarOptions to something else that doesn't sound so much like StarPoints!

 

[calgarygary]

All they have to do is change the name to Westin Villages and add 10k to the price.

I'm ok with that as long as they don't increase the mf, I already own there and it would increase the resale value nicely.

And while they're at it, change StarOptions to something else that doesn't sound so much like StarPoints!

Common sense....probably doesn't exist in the offices of Starwood, don't you agree Nodge?

 

[pharmlivin]

Thanks all

for your insightful and very helpful comments and valuable advice. I guess it ultimately boils down to "Buyer Beware" and "Buyer Be Educated". Thank goodness for TUG...thanks again.