Thoughts on this offer

[GrampaTim]

At one time, a resale Grand Pacific Seapointe and Grand Pacific Palisades could be enrolled into HGVC but that has been stopped. I purchased a resale deed many years ago from the Palisades resale department and they included the HGVC enrollment at no cost. A number of years ago, HGV took over sales from Seapointe and Palisades (foreclosures and deedbacks). HGV uses those as a slightly cheaper option into HGV/Max. However, if someone purchases a Seapointe or Palisades direct to get into HGV/Max, and they decide to sell at some point, both the HGV point allotment and Max will disappear on the resale leaving just the underlying deed. This makes it a poor choice, IMHO.

Those resale Seapointe and Palisades deeds out there now were grandfathered in but when they sell, HGV enrollment will go away.

At a sales update, I was recently offered a Seapointe, 9280 point deed for $35,000. I purchased three*



*not true. You could buy the same resale Seapointe underlying deed for a $1

Over time our Seapointe purchases included 3 units. 2 are fixed week 32, a 1 bdr and a 2 bdr, and the third was a floating week with points. The last one is now owned by one of my sons. They accommodated our growing family through the years. Our total cost for all 3 was under $30K. We’ve owned for 29 years and certainly got our money’s worth. In fact when we were using points with RCI ( before the rental programs and consequent inventory shrinkage ) we often got 3 or 4 vacations out of our one floating week.

The money for our hour with the sales people will cover a nice meal out for our family.

 

[HuskerATL]

At one time, a resale Grand Pacific Seapointe and Grand Pacific Palisades could be enrolled into HGVC but that has been stopped. I purchased a resale deed many years ago from the Palisades resale department and they included the HGVC enrollment at no cost. A number of years ago, HGV took over sales from Seapointe and Palisades (foreclosures and deedbacks). HGV uses those as a slightly cheaper option into HGV/Max. However, if someone purchases a Seapointe or Palisades direct to get into HGV/Max, and they decide to sell at some point, both the HGV point allotment and Max will disappear on the resale leaving just the underlying deed. This makes it a poor choice, IMHO.

Those resale Seapointe and Palisades deeds out there now were grandfathered in but when they sell, HGV enrollment will go away.

At a sales update, I was recently offered a Seapointe, 9280 point deed for $35,000. I purchased three*



*not true. You could buy the same resale Seapointe underlying deed for a $1

I thought that was the case and was confused. I knew folks had enrolled but didn't know that is stopped. Sounds similar to the Coylumbridge issue.

 

[GrampaTim]

I want to thank everyone for their input. I’ve been a TUG member for a lot of years and refer people here all the time.

We enjoyed hearing about some of the options, and appreciate the clarifications on what the program actually provides ( HVGC and DEX ).

Of course we declined the offer. However, we did explore the idea of making a resale purchase, and the input about II. In the end we’ve decided to not do anything right now and we’ll see what shakes out in the coming months. Thanks for all the helpful insights.

 

[GrampaTim]

I thought that was the case and was confused. I knew folks had enrolled but didn't know that is stopped. Sounds similar to the Coylumbridge issue.

Enrollment has always been attached to some type of purchase. We looked into it from the beginning of the affiliation but there was always a $$$ catch of some sort.

 

[HuskerATL]

Enrollment has always been attached to some type of purchase. We looked into it from the beginning of the affiliation but there was always a $$$ catch of some sort.

I know for Craig Lodges, who is an affiliate, when you buy the resale from the resale office there, at closing the finance person will ask you if you want to enroll the points in HGV since it is optional. We have at that time, not later but third party brokers also sell those resale weeks and people can later contact HGV to enroll and I think existing owners who aren't enrolled can anytime but Craig Lodges are an affiliate that is managed by HGV not an external exchange so maybe that is the difference.

 

[RX8]

Enrollment has always been attached to some type of purchase. We looked into it from the beginning of the affiliation but there was always a $$$ catch of some sort.

True today but it was not always true. About 7-10 years ago one could purchase a Seapointe or Palisades on eBay and enroll it into HGVC. In fact, in 2012 I had won an eBay auction for a two bedroom Palisades that was listed as HGVC 8400 points (13440 today). However, the estoppel revealed it was a one bedroom (and listed the reduced points) and I backed out. When I was shopping many years ago, many brokers also had resale Seapointe and Palisades for sale that included HGVC enrollment, including Judi Kozlowsk (a respected HGVC reseller/broker).

 

[GrampaTim]

True today but it was not always true. About 7-10 years ago one could purchase a Seapointe or Palisades on eBay and enroll it into HGVC. In fact, in 2012 I had won an eBay auction for a two bedroom Palisades that was listed as HGVC 8400 points (13440 today). However, the estoppel revealed it was a one bedroom (and listed the reduced points) and I backed out. When I was shopping many years ago, many brokers also had resale Seapointe and Palisades for sale that included HGVC enrollment, including Judi Kozlowsk (a respected HGVC reseller/broker).

If you owned HGVC you could add a resale. We’ve never encountered a time when you could join these two if you didnt already have an ownership. Perhaps you could but no one we knew ever did.

 

[RX8]

If you owned HGVC you could add a resale. We’ve never encountered a time when you could join these two if you didnt already have an ownership. Perhaps you could but no one we knew ever did.

I’ll clarify my understanding, based on my purchase and studying the GP/HGVC relationship over the last 12 years. One had the option to join HGVC if the Seapointe or Palisades resale contract to be purchased was previously enrolled in HGVC. If it wasn’t already enrolled by the prior owner then you could not enroll after the fact. If you owned a Seapointe or Palisades deeded week and wanted to enroll them in HGVC then a new purchase was required as you point out. They used that angle quite a bit in their sales spiel.

I believe that the Palisades internal resale department could add HGVC to a non-enrolled week to make it more appealing. Those resale purchases were considered a direct HGVC purchase and were eligible for elite status (how I purchased my week). It is my opinion that HGVC did not like the Palisades resale department undercutting them and they eventually took over resales and the Palisades resale department was shut down.

One of the bigger changes today is that HGV has stopped allowing HGVC membership from transferring on resale. Those out there with HGVC membership is grandfathered for continued HGVC club membership but they will not be able to sell it as HGVC eligible. When I purchased my week, I had an addendum to my contract added that stated HGVC would transfer if I sell it myself (contract stated Grand Pacific Resorts would need to sell it for it to transfer). Will see how that will hold up when/if I decide to sell.

 

[GrampaTim]

I’ll clarify my understanding, based on my purchase and studying the GP/HGVC relationship over the last 12 years. One had the option to join HGVC if the Seapointe or Palisades resale contract to be purchased was previously enrolled in HGVC. If it wasn’t already enrolled by the prior owner then you could not enroll after the fact. If you owned a Seapointe or Palisades deeded week and wanted to enroll them in HGVC then a new purchase was required as you point out. They used that angle quite a bit in their sales spiel.

I believe that the Palisades internal resale department could add HGVC to a non-enrolled week to make it more appealing. Those resale purchases were considered a direct HGVC purchase and were eligible for elite status (how I purchased my week). It is my opinion that HGVC did not like the Palisades resale department undercutting them and they eventually took over resales and the Palisades resale department was shut down.

One of the bigger changes today is that HGV has stopped allowing HGVC membership from transferring on resale. Those out there with HGVC membership is grandfathered but they will not be able to sell it as HGVC eligible. When I purchased my week, I had an addendum to my contract added that stated HGVC would transfer if I sell it myself (contract stated Grand Pacific Resorts would need to sell it for it to transfer). Will see how that will hold up when/if I decide to sell.

Exactly.

The tension existed because most Grand Pacific sales people were ethical and honest real estate pros. When an owner offered a resale for $7,000, HILTON WOULD GRAB THEM UP CLAIMING ROFR and the resale department lost their income. Hilton then marked that unit to $30,000. The resale department had to close.

 

[RX8]

Grand Pacific Palisades deeds do not have ROFR. HGVC would not have a right to ROFR a Grand Pacific deed. That said, Hilton may have strong armed Grand Pacific to take over the resales (deedbacks and foreclosures) so they make out even better than ROFR because they get those for nothing and sell them for $30,000.

I agree that the Palisades resale department was honest and ethical. In fact, the person who handled my transaction for the resale department is now a member of the Palisades board.

 

[GrampaTim]

They did not have the right but they still tried. I was one of the last ones to get a unit through the resale department and was warned ahead of time what might happen. Then the board signed an agreement for Hilton to do all resales. Of course when the board is all GP staff…

 

[cd5]

Another possibility is to join one of the exchanges like II or RCI depending on what Grand Pacific trades with. That way you don't need to buy anything. Simply trade what you've got week for week.

If you can trade into II you can get Marriotts, Westins, Hyatts (sparingly) and Disney. Also Third Key but I do not know how that works.

Plus Embarc as well as many Diamond locations. Trading with II continues even though DEX is now offered to mbers of these.

 

[mountainboy]

Actually we use our time here every year … 29 in a row and have no interest in changing that. The meeting yesterday raised questions, so I did research here, and elsewhere.

In the past we used RCI quite successfully but we dropped it when inventory became limited. We had a 3rd unit on points but gave that to our son with the RCI membership.

One huge deterrent right now is that most timeshares are not pet friendly, and we have a new rescue that likes to travel. Overall it is far cheaper for us to just get rooms that allow pets and not invest further in timeshares …

You have been excellent advice by HGVC Gurus, as above!

CSP is part of GPR; you CAN exchange via GPX, their internal exchange, if you want, as pointed out by @SmithOp & @RX8 .

CSP, GPP CAN be booked via DeX EU for prime summer weeks; I know someone who booked them for July 4th, early August etc for 2026, months ago, via DeX (will respect their privacy & not share details here). But likely not worth spending good money for CL etc, if that does not align with your travel plans (+ learning new tricks of the system etc). May meet with @SmithOp , if you are both staying at CSP currently to review more..

With your love for CSP & intent to keep using, I would strongly recommend to NOT buy more TS and certainly not buy Retail HGV junk trust points; save your 12k or 35k etc for countless stays at Pet-friendly resorts/hotels with your rescue-paw-baby. Enjoy the precious time with your family & don't let the sales weasels make you waste your precious time & money on selling you a dream, which does not align with your likely travel plans. Best!

 

[SmithOp]

I attended the wine get together this evening, only four of us there. The others were long time owners that only use their deeded week 32. One woman said she attended the OU and was offered "Hilton" points for her unit if she purchased HVC trust points for $35k. She told the salesman she wanted to keep and use her fixed deeded week. He said something bizarre, that she would have to give up her week at least once every three years for points so they could make it available for exchange (DEX or MAX I presume).

The BS these guys come up with...she just repeated no way Jose.

The concierge left a message on my cell phone and addressed me as the previous owners name, I just took over this week last fall. The reservation was in my name but apparently the concierge arranging OUs has outdated info. I just ignored the message. They had already called me last week and offered $250 until I told her I got it resale, then she said I wasn't eligible, oh darn.

Incidentally, it's a shame how they took over the clubhouse and filled it with sales cubicles. They have sales centers at Palisades and MarBrisa, the pressure is surely on to sell all those DRI / HVC trust points.

 

[HuskerATL]

I attended the wine get together this evening, only four of us there. The others were long time owners that only use their deeded week 32. One woman said she attended the OU and was offered "Hilton" points for her unit if she purchased HVC trust points for $35k. She told the salesman she wanted to keep and use her fixed deeded week. He said something bizarre, that she would have to give up her week at least once every three years for points so they could make it available for exchange (DEX or MAX I presume).

The BS these guys come up with...she just repeated no way Jose.

The concierge left a message on my cell phone and addressed me as the previous owners name, I just took over this week last fall. The reservation was in my name but apparently the concierge arranging OUs has outdated info. I just ignored the message. They had already called me last week and offered $250 until I told her I got it resale, then she said I wasn't eligible, oh darn.

Incidentally, it's a shame how they took over the clubhouse and filled it with sales cubicles. They have sales centers at Palisades and MarBrisa, the pressure is surely on to sell all those DRI / HVC trust points.

I make then figure out that I am resale. The best approach is to the ultimate access event before the meeting... Then is you get there and say that, you got the evening free...

 

[GrampaTim]

They count on us to not be knowledgeable. The week 32 owners are generally wiser then they expect, and a bit more possessive. The big problem here is that the original deal was for GP and Hilton to collaborate on Marbrisa. Palisades and Seapointe were clearly excluded. Unfortunately all of our board members for here ( and they are the same for multiple GP properties ) are employees of GP and they use proxies to block any “owners” who actually use the property from being on the board. Many of us have tried over the years.

When they were offering cash for updates they started at $300. Now they are down to $250. They told me they wouldn’t be here for very long which suggests this was a failed effort. Meanwhile the clubhouse was rented out fairly regularly for events, and that was steady income. They may not be seeing it now.

Originally there was a sales office on site, and the couple who staffed it were highly regarded. However, they were GP employees and not your standard timeshare salespeople.

Most week 32 original owners want to use their weeks here, and are not concerned about exchanging. Thus, it’s a non-starter from the beginning, and yes, they do require that a “HGVC linked” week be deposited in the exchange once every 3 years. That would be a turn off for most. That might not have been an issue for us since the 1 bedroom we would have linked might not be needed some years.

When we discussed it, at our age, we like coming here but our other travels we will want more flexibility than timeshare exchanges will offer. We studied the options, and have a better understanding of what we didn’t know thanks to the responses here, but in the end it will be easier for us to plan our trips without timeshare units. ( We already do that with no hassles, and more convenient locations in our destinations ). We actually don’t need a kitchen or multiple rooms for those trips.

We are also confident that we can unload these two units ( Week 32 at the beach ) on the resale market, so we’re good.

 

[mountainboy]

When they were offering cash for updates they started at $300. Now they are down to $250. They told me they wouldn’t be here for very long which suggests this was a failed effort.

I thought they just added to the Sales team at CSP, per @GT75 's recent trip & @JohnnyO 's info update re CSP...

 

[GrampaTim]

I thought they just added to the Sales team at CSP, per @GT75 's recent trip & @JohnnyO 's info update re CSP...

They are selling points and HGVC. They are not selling Seapointe. In fact I was told by the salesperson Seapointe is not up to Hilton standards but Hilton would improve that which didn’t make sense.

They now have people coming who are staying elsewhere. This morning they were from Marbrisa.

Owners here are not happy with their presence.

 

[RX8]

They are selling points and HGVC. They are not selling Seapointe. In fact I was told by the salesperson Seapointe is not up to Hilton standards but Hilton would improve that which didn’t make sense.

You can’t believe anything that sales says. I just had an update a couple of weeks ago and they offered me Seapointe to get me to the elite max level.

 

[GrampaTim]

You can’t believe anything that sales says. I just had an update a couple of weeks ago and they offered me Seapointe to get me to the elite max level.

Hilton does have the contract to sell the weeks taken back by GP but they tell people here they are not taking Seapointe weeks. It’s very convoluted. For us it was an easy no thanks.

 

[mountainboy]

@GrampaTim , @RX8, @SmithOp , @JohnnyO , @GT75 & others: does CSP have elevators in all/some Bldgs? (asking for folks with knee/mobility issues: ? just 1st floor room, or some other rooms in other Bldg's with better views, accessible by elevators)?
Also, what type of a 1 Bedroom does one get at CSP by booking using HGVC points? (whatever is available or does booking a KING bed vs a Queen bed make a difference (re B vs C vs D type 1 BR at CSP)?
Booking for next year, but curious what we get from HGVC points side..
TY!

 

[JohnnyO]

There are elevators and I believe all the buildings with rooms have access to eachother and the elevators. I don’t know if that’s changed since the remodel for code. Best for you to contact the resort front desk and ask. Not sure about the beds. Haven’t stayed there in some time.

 

[Pennytx]

Actually we use our time here every year … 29 in a row and have no interest in changing that. The meeting yesterday raised questions, so I did research here, and elsewhere.

In the past we used RCI quite successfully but we dropped it when inventory became limited. We had a 3rd unit on points but gave that to our son with the RCI membership.

One huge deterrent right now is that most timeshares are not pet friendly, and we have a new rescue that likes to travel. Overall it is far cheaper for us to just get rooms that allow pets and not invest further in timeshares …

I travel frequently with my youngest son who has a small dog
Westgate and Vacation Village are pet friendly
Massanutten now has some pet friendly options
Just a thought
Good luck

 

[GrampaTim]

@GrampaTim , @RX8, @SmithOp , @JohnnyO , @GT75 & others: does CSP have elevators in all/some Bldgs? (asking for folks with knee/mobility issues: ? just 1st floor room, or some other rooms in other Bldg's with better views, accessible by elevators)?
Also, what type of a 1 Bedroom does one get at CSP by booking using HGVC points? (whatever is available or does booking a KING bed vs a Queen bed make a difference (re B vs C vs D type 1 BR at CSP)?
Booking for next year, but curious what we get from HGVC points side..
TY!

There are 2 elevators so no problem. You can call a month out to get a room assignment. All have ocean views but some are better than the others. The 2 bedroom has a King but someone told me the 1 bedrooms are queens. I dont use HGVC points. The 2 bedroom units are the most spacious. People tend to go offsite a lot during the day and use the lobby or firepit and outdoor areas at night. San Diego is full of places to visit and explore. Also downtown Carlsbad is nice.

 

[GT75]

The building (rooms 130-133, 230-233)farthest from the Lobby doesn't have an elevator. There are only two elevators so sometimes it is just easier to use the stairs.