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Marriott Grand Chateau
Marriott Shadow Ridge
Marriott Ocean Pointe
Marriott Destination Club Points
Hilton Grand Vacation Club Las Vegas Blvd
Grand Colorado on Peak 8
Spinnaker French Quarter Resort Branson
Doug- I was wondering- in the system you mentioned where there were converted point weeks and where others retained their week ownership- how did that impact the MF's? IF Plat. week owners get more points than Bronze week owners (which probably is a given) and IF MF's are charged per point, that Plat. owner that converted to points would be paying more than the Bronze week owner, and theoretically the Plat. week owner's MF's would rise and the Bronze week owner's decrease. What about the Plat. or Bronze week owner that chooses not to convert? What happens to their MF's- can you have a situation where a converted Plat. week pays more than a non-converted Plat. week and a converted Bronze week pays less than a non-converted Bronze week? The MF issue is I guess my biggest concern when a new program is superimposed on an old.
I am not saying that point based systems don't have their merits- just that superimposing one on a functioning system may be fraught with issues.
The HOA still sets the MF's. It doesn't matter if you own a deeded week that was converted to points or a deeded week that wasn't converted to points. they all pay the same MF.
The trust based ownership is different. In the trust based points system, all of the MF's from all weeks deposited into the trust are added together, then divided by the total number of points to get the cost per point. The advantage is that the MF's are supposed to be diluted and you pay an average of all the resorts in the trust.
I don't see Marriott going to a trust based ownership but, I haven't seen their idea of a points based internal exchange program. I suppose it is a possiblity but, mentioning is likely to set some off on a tangent never before seen on TUG.
What you're talking about most resembles the Hilton system. That is were all two bedroom owners pay the same MF regardless of what season they own. A two bedroom Gold season recieves 5,000 points yet a 2 bedroom Platinum season recieves 7,000 points. Both own a 2 bedroom unit and both pay the same MF for their 2 bedroom unit.
The difference is in the sales price. It for this reason that it's usually recomended that you only consider platinum weeks on the resale market since you'll be paying the same MF regardless of how many points you buy. A bronze, gold and platinum 2 bedroom units MF's are the same no matter what the point total.
Marriott already does this with most of their timeshares. My 3 bedroom Silver season week at Ocean Pointe has the same MF's that the Platinum owner pays. The only difference is that the property taxes are divided up a little differently. As a Silver season owner, I pay a lower amount of the property taxes than does a Platinum owner.
Of course I paid several thousand less up front to buy that Silver season week. I expect that because I own a silver season week it will have fewer points alloted than the Platinum week. When you think about it, Interval gives those Silver season weeks lower trade power than Platinum weeks right now anyway. It's not like I'm losing anything from the way it stands now.