Trading valuations of various Marriott units.

[thinze3]

Just for the fun of it, I submitted a sampling of several Marriott units to Redweek/DAE for free trading points valuations. All units were submitted as 2BR with the slleeping capacity of 8. The date used for all units was June 29 - July 6, 2008. For this reason, I picked a sampling of units that typically have a strong summer demand. Some of the units may actually trade stronger in mid-February, but these numbers are for summertime only.

I didn't find anything surprising except for maybe Grand Vista. With all the supply in Orlando, I think Grand Vista came in a bit stronger than I expected. Obviously with that supply comes a strong demand as well.


Maui Ocean Club..........3060
Waiohai......................2952
Grand Ocean...............2796
BeachPlace Towers.......2396
Newport Coast............2274
Grande Vista...............2205
Ocean Pointe...............2109
Manor Club.................1937
Legends Edge.............1917

 

[pwrshift]

I'm guessing that BeachPlace would have been even higher during their 'prime' season of Pres Week to Spring Break.

 

[thinze3]

I'm guessing that BeachPlace would have been even higher during their 'prime' season of Pres Week to Spring Break.

That is a good possibility which is why I stated "Some of the units may actually trade stronger in mid-February, but these numbers are for summertime only." However, some resorts like Ocean Pointe may actually trade better with a gold week than a platinum. But trying that evaluation now would not be apples to apples.

 

[Transit]

I didn't find anything surprising except for maybe Grand Vista. With all the supply in Orlando, I think Grand Vista came in a bit stronger than I expected. Obviously with that supply comes a strong demand as well.

There are tons of TS in Orlando but only a limited amount of really great ones. The good rooms in the top 20 TS's there go quick during highly requested weeks contrary to popular belief. GV would certainly fit into the cat of one of the better TSs in Orlando.

 

[rsackett]

I am supprised by the relitivly low showing of Manor Club and Ocean Point. I know Ocean Point would have been higher in the winter but thought it would do betted in the summer.

 

[camachinist]

The week the OP picked at NCV is a fixed week and sells for 40K+ from the developer. Considering the oft-discussed lousy way Marriott handled platinum season at NCV (demand for July-August), one would think Redweek would have a clue, but, then again

Guess I won't be submitting any of our NCV weeks anytime soon...

Pat

 

[thinze3]

I am supprised by the relitivly low showing of Manor Club and Ocean Point. I know Ocean Point would have been higher in the winter but thought it would do betted in the summer.

If you look online at II, you will see plenty of availability at MMC & MLE and some availability at MPB. Not too much of a surprise to me.

The week the OP picked at NCV is a fixed week and sells for 40K+ from the developer. Considering the oft-discussed lousy way Marriott handled platinum season at NCV (demand for July-August), one would think Redweek would have a clue, but, then again ...

I don't think price matters to any of the trading companies, only the supply, demand and resort quality. If you look at the weeks above NCV, they are all very strong resorts. I probably would have listed NCV right where it is, about equal to MBP, but below the other three. The only surprise to me is MGV. I would have listed it down with MMC & MLE as there always appears to be decent availability.

IMO

 

[camachinist]

I don't think price matters to any of the trading companies, only the supply, demand and resort quality.

In a vacuum, perhaps; I will submit that the developer price can reflect those parameters and does at NCV, with July 4th week commanding a 20-25% price premium over the surrounding platinum weeks. There will be only ~750 July 4 intervals available at NCV each year at full build-out. They normally rent for upwards of 400.00/nt on Redweek, much more than a typical NCV platinum week (I usually rent ours for 250-300/nt). These factors are known to Redweek Try a different summer week at NCV for comparison. I think the answer will be telling. I also think, given any other period, the ranking is accurate, but that July 4 week is "undervalued". Grande Ocean, which carries similar rental prices for the period, is "valued" substantially higher (2796 vs 2274, about 22%).

I'm not "sticking up" for NCV, as I'll never use Redweek for exchanges, but merely sharing some info from our ownership (and landlord) experience.

Pat

 

[thinze3]

You are correct on the rentals. They are definately higher that 4th of July week. I do see that one at NCV has actually rented. I have always thought that rents paid should be a good indicator of supply and demand.

It also appears that MGO and MAW both have slightly higher rentals on that same week, but both below MMO. Nothing on redweek to compare at MBP.

There is a good chance that DAE (they do the Redweek evaluations) did actually undervalue that week.

 

[WA_Traveler]

Ko Olina

Was Ko Olina one of the location you submitted? I'm surprised it is not on the list. That's where we've been thinking of buying.

 

[davewasbaloo]

One question I wonder - what is the trading power of the European units - Village Ile de France, Club Son Antem, Marbella Beach Resort and Playa del Andaluzia compared to these much vaunted Us locations. I know we swapped into Newport Beach with no problem (trading Ile de France) and Hawaii seemed to be ok. So it makes me curious. Any way I can find out?

 

[thinze3]

One question I wonder - what is the trading power of the European units - Village Ile de France, Club Son Antem, Marbella Beach Resort and Playa del Andaluzia compared to these much vaunted Us locations. I know we swapped into Newport Beach with no problem (trading Ile de France) and Hawaii seemed to be ok. So it makes me curious. Any way I can find out?

I will try and then get back to you.

 

[camachinist]

I guess you're the unofficial Redweek Marriott exchange points guru now

Here's the current stats for NCV on Redweek:

User Rating:
4.5 out of 5 / 33 reviews (rate it)
Timeshare Rentals

76 timeshare rental postings, $107 - $400 per night
see details below
Timeshare Resales

12 timeshare resale postings, $12,700 - $58,500
see details below
Timeshare Exchanges

0 timeshare exchanges
21 provisional weeks
see details below

Note the number of folks who are interested in exchanging NCV through Redweek. Interestingly, there is a provisional July 4, 2008 week in that mix. Resale pricing is skewed by someone offering two platinum weeks as a bundle for 58.5K. July 4 (and a few other summer weeks) are priced at 400/nt. BTW, I have always gotten my listed asking price for our NCV rentals (for 3 years in a row), just in case some might think the asking prices don't reflect real world rentals.

I personally think the European resorts will do well on Redweek, but it wouldn't hurt for owners to run their own comparisons and contact RW if the numbers look wrong.

I'll experiment more with our NCV intervals, as we own in both seasons there, and post the results. Maybe I'll change my mind

Pat

 

[thinze3]

The fact that NCV has a platinum season that lasts seven months and that most of those owners want to book in July and August, definately creates a very high demand for those weeks. With July 5th being smack dab in the middle as a platinum plus, I can only imagine is a highly sought after week. I just wonder how many outsiders put it high on their list as a trade destination. NCV is on my list of places to visit, along with others like Grand Ocean, Maui, and all the Carribean resorts.

 

[Dean]

These valuations are in line with where I would have expected them to be. I think a more complete list would have a few surprises for the group but not many. Thanks for posting the information. For the summer beach options 4th of July is about the top week for each of them. I think it'd be interesting to change the comparison around to compare the top weeks at each resort and then representative Gold/Silver/Bronze weeks at each as applicable. There will be a few weeks that are outliers such as weeks 22 & 23 at Grande Ocean which are Gold while those same weeks are Platinum at BB and SW.

 

[rsackett]

If you look online at II, you will see plenty of availability at MMC & MLE and some availability at MPB. Not too much of a surprise to me.
IMO

I still am suprised, MMC shows none that week, MSE shows lock-off and 1 bedroom units, no two bedroom units. Ocean Point shows only lock-off units.

On the other hand, Grand Vista shows lock-off, one bedroom, and two bedroom units aviable. At both MGV & MGR.

I am still suprised that Grand Vista showed more value than the other two.

Ray

 

[davewasbaloo]

I will try and then get back to you.

You are a star, many thanks. have been curious about this ever since I bought.

 

[davewasbaloo]

I just wonder how many outsiders put it high on their list as a trade destination. NCV is on my list of places to visit

Actually, as a Disney fan and native Californian, having NCV as an option was a big contributor for wanting to buy. Along with all the Orlando options.

 

[thinze3]

OK, here is an updated list of Redweek/DAE points offers, including a couple of European resorts. The only new surprises to me are Grand Chateau and Aruba. After reading a few of the posts here on Tug recently, I wasn't expecting MGC to score as high as it did. I also did not expect MSU to score so high. WOW! Makes you wonder what MSU would be in February, doesn't it?

I also included a 3BR at Grand Vista just for the fun of it so that you can see the difference between a 2BR and a 3BR.

Please understand that these last few added resorts were valued a week later than the first few. There is a very slight possibility that one week is worth a point or two, but not likely being still more than six months out. Though these resorts normally trade with II and not with DAE, I believe that DAE has done enough trading of their own to come up with a system that acurately offers similar relative values to various resorts and/or locations to those of both II and RCI.
IMO

Aruba Surf Club..............3323
Maui Ocean Club.............3060
Waiohai..........................2952
Ko Olina.........................2952
Grand Ocean...................2796
BeachPlace Towers...........2396
Grand Chateau................2382
Playa Andaluza................2284
Newport Coast.................2274
Grande Vista...................2205
Ocean Pointe...................2109
Village d'Ile-de-France.....1949
Manor Club......................1937
Timber Lodge..................1934
Legends Edge..................1917


Grand Vista 3BR...............2857
.

 

[Dean]

OK, here is an updated list of Redweek/DAE points offers, including a couple of European resorts. The only new surprises to me are Grand Chateau and Aruba. After reading a few of the posts here on Tug recently, I wasn't expecting MGC to score as high as it did. I also did not expect MSU to score so high. WOW! Makes you wonder what MSU would be in February, doesn't it?

I also included a 3BR at Grand Vista just for the fun of it so that you can see the difference between a 2BR and a 3BR.

Please understand that these last few added resorts were valued a week later than the first few. There is a very slight possibility that one week is worth a point or two, but not likely being still more than six months out. Though these resorts normally trade with II and not with DAE, I believe that DAE has done enough trading of their own to come up with a system that acurately offers similar relative values to various resorts and/or locations to those of both II and RCI.
IMO

Aruba Surf Club..............3323
Maui Ocean Club.............3060
Waiohai..........................2952
Ko Olina.........................2952
Grand Ocean...................2796
BeachPlace Towers...........2396
Grand Chateau................2382
Playa Andaluza................2284
Grande Vista...................2205
Newport Coast.................2274
Ocean Pointe...................2109
Village d'Ile-de-France.....1949
Manor Club......................1937
Timber Lodge..................1934
Legends Edge..................1917


Grand Vista 3BR...............2857
.

Assuming these were all 4th of July as above, the two surprises to me are Aruba and the fact that Kauai was as high as Oahu for that time, esp for 2 BR units. Personally I think there are some explanations for both and that these will change over time IF redweeks gets more action long term with higher end Marriotts. Great information, thanks for going to the trouble and for posting it.

 

[thinze3]

Assuming these were all 4th of July as above, the two surprises to me are Aruba and the fact that Kauai was as high as Oahu for that time, esp for 2 BR units. Personally I think there are some explanations for both and that these will change over time IF redweeks gets more action long term with higher end Marriotts. Great information, thanks for going to the trouble and for posting it.

The resort in Kauai was Waiohai, which is a relatively small resort. I received an owners' update yesterday that stated Waiohai had one of the highest owner occupancies in all the MVCI system and ran 98% total occupancy for 2007. Most likely the relatively small number of available units deposted helps keep the demand up. All in all, I agree, Kauai probably is a bit overbuilt with TS's and is not that tough of a trade.

 

[davewasbaloo]

Thinze3 - many thanks for sharing. I'm surprised our Paris unit is so much lower, especially when it is more expensive than some of the others. Oh well, we chose the one we would be most likely to revisit. Thanks again.

 

[thinze3]

Thinze3 - many thanks for sharing. I'm surprised our Paris unit is so much lower, especially when it is more expensive than some of the others. Oh well, we chose the one we would be most likely to revisit. Thanks again.

Hey, look below Paris and you will see one of my resorts, Legends Edge. I am going there is June and can't wait!

We all know that these numbers are not II's numbers (if II even uses numbers). Also, II's system probably allows their numbers to change on a daily basis based on many factors, including deposits and requests. Most likely scenario, your Paris and my Legends Edge could both probably trade into Hawaii, we just might not be first in line.

Remember, deposit early and request early!

 

[Dean]

Hey, look below Paris and you will see one of my resorts, Legends Edge. I am going there is June and can't wait!

We all know that these numbers are not II's numbers (if II even uses numbers). Also, II's system probably allows their numbers to change on a daily basis based on many factors, including deposits and requests. Most likely scenario, your Paris and my Legends Edge could both probably trade into Hawaii, we just might not be first in line.

Remember, deposit early and request early!

I still think Marriott made a major mistake by not making Doral and LE lockoff's. I think both would have sold much better and at a higher price had they. I know I would have bought at least one as I was one of the first to get the sales info when it was announced. When I saw they were not lockoff's, I dropped it like a hot potato even though I live about 2 hours away and was looking for a trading unit to use part of the time. Enjoy your trip.

 

[radmoo]

Marriott Canyon Villa

Does anyone have any info as to ranking and/or trade value of Canyon Villa? I've read a few posts that say these are really popular and easy trade and rent. We locked ours off, deposited 1BR w/II and received AC which we'll use for Orlando in March. We've reserved studio Oct 12-19 but we'll probably rent that out. I'm hoping it won't be difficult rental.
Happy New Year to all Tuggers!