Vistana, Westin & Sheraton Deedback program

[ellerj]

Here's the contact information for Deedbacks. Yes, you just contact them and let them know you want to return the property back to them. The process was pretty buttoned up.

https://www.marriottvacationclubs.com/s/exit

We also contacted https://www.marriottvacationclubs.com/s/exit and were told there are no opportunities for deed back so I am not sure it is a one size fits all. Our fees were also paid for 2025.

 

[Theodore Borromeo]

I’m helping a family member get rid of their TS at the Sheraton Cascades in Florida. Does anyone know if that resort is part of the deed back program?

 

[dioxide45]

I’m helping a family member get rid of their TS at the Sheraton Cascades in Florida. Does anyone know if that resort is part of the deed back program?

The only way to know is to contact Marriott Vacations. It costs nothing. Though the family member will probably need to be the one to do it.

 

[DPR]

I own a 1 week, annual 2bdm lock off at Desert Willows (81,000 opt) and a Flex week (81,000 opt) and need to sell/ give back. Is there any advantage of determining their current value as a negotiating tool in dealing with the buyback process? Is there truly no value? I’m hearing Marriott needs to buy these back because they have nothing else to sell. And I’m seeing option costs ranging around .566 per option

 

[dioxide45]

I own a 1 week, annual 2bdm lock off at Desert Willows (81,000 opt) and a Flex week (81,000 opt) and need to sell/ give back. Is there any advantage of determining their current value as a negotiating tool in dealing with the buyback process? Is there truly no value? I’m hearing Marriott needs to buy these back because they have nothing else to sell. And I’m seeing option costs ranging around .566 per option

Is it Westin Flex? If so, it might have a little, and I mean a little value. Perhaps a couple thousand, but you might be lucky to give at away. If it is Sheraton Flex, then it will have $0 resale value. The 2BR Desert Willow is only Gold Plus season, thus has $0 value given the maintenance fees.

 

[GerryWA]

I own a 1 week, annual 2bdm lock off at Desert Willows (81,000 opt) and a Flex week (81,000 opt) and need to sell/ give back. Is there any advantage of determining their current value as a negotiating tool in dealing with the buyback process? Is there truly no value? I’m hearing Marriott needs to buy these back because they have nothing else to sell. And I’m seeing option costs ranging around .566 per option

No , i had pretty much same thing. If you can get them to take back for free you will be lucky. There is no negotiating.

 

[DavidnRobin]

I own a 1 week, annual 2bdm lock off at Desert Willows (81,000 opt) and a Flex week (81,000 opt) and need to sell/ give back. Is there any advantage of determining their current value as a negotiating tool in dealing with the buyback process? Is there truly no value? I’m hearing Marriott needs to buy these back because they have nothing else to sell. And I’m seeing option costs ranging around .566 per option

WDW - no value. If Westin Flex - some value.
MVC takes them back for no cost (w/ mortgage and MF paid) and sell at full price. What a great business! What other business does this?

 

[AbelowDS]

Not free anymore. Marriott/westin/sheraton now charges $400 for a deed back. Just paid it yesterday to give back a Sheraton Vistana Lakes annual floating week

 

[daviator]

Not free anymore. Marriott/westin/sheraton now charges $400 for a deed back. Just paid it yesterday to give back a Sheraton Vistana Lakes annual floating week

I think I’d walk away and let them foreclose before I’d pay them to take it back.

The best option is to sell or give it away, but some timeshares just won’t find a taker, so your options are limited.

 

[jw0]

Not free anymore. Marriott/westin/sheraton now charges $400 for a deed back. Just paid it yesterday to give back a Sheraton Vistana Lakes annual floating week

I can confirm they are still charging $400. I'm starting the process for my 2BR annual Sheraton Broadway Resort in Myrtle Beach. They are also asking me to pay 2026 fees and keep the 2026 use year, so they will take it back for starting in 2027. Hopefully it'll be an easy process for the $400.

 

[Mickey55]

Has anyone who owns at Harborside Atlantis ever been successful in a deed back with Vistana/Marriott? I've searched on TUG but based on the answers it appears to be NO. I've been in contact with Vistana, Marriott, and Harborside directly and all have said, "no program as of yet but we will put you on our list in case one is established." Just thought I would ask here in case I've missed something. I'm a new TUG user and have posted my deeded Harborside on the FREE board.

 

[rickandcindy23]

First, always try to give your week away yourself. The Sheraton Broadway Resort, weeks 9-43, 47 of the Myrtle/ Plantation phase is not worth negative $400. It's worth giving away. Same with Sheraton Desert Oasis, and many others.

I wouldn't take Vistana in Orlando for free, but there are some that are easy to give away. Don't automatically go to Vistana for a deedback.

We have FREE Timeshares as a forum on TUG. Many timeshares have value to someone else. Don't assume that because you don't want it, it's not worth anything.

 

[TUGHarry]

First, always try to give your week away yourself. The Sheraton Broadway Resort, weeks 9-43, 47 of the Myrtle/ Plantation phase is not worth negative $400. It's worth giving away. Same with Sheraton Desert Oasis, and many others.

I wouldn't take Vistana in Orlando for free, but there are some that are easy to give away. Don't automatically go to Vistana for a deedback.

We have FREE Timeshares as a forum on TUG. Many timeshares have value to someone else. Don't assume that because you don't want it, it's not worth anything.

Hey Rick you mentioned that you would not take Vistana in Orlando even for free, while some other weeks are easier to give away. Could you elaborate on why those Vistana weeks are unattractive, even at zero cost? Is it mainly due to maintenance fees, resale difficulty, internal booking rules, or exchange value?

For context, I currently own HGVC weeks and was considering adding some Marriott or Sheraton club weeks for diversification. I attended a Sheraton presentation in Vistana Resort where they claimed it’s essentially the same thing as owning MVC. Based on the comments here, that doesn’t seem to be the general consensus.

I’m trying to better understand the real-world differences between HGVC and Marriott or Sheraton from owners who have experience with both, especially beyond what the sales presentations highlight.

 

[GrayFal]

Hey Rick you mentioned that you would not take Vistana in Orlando even for free, while some other weeks are easier to give away. Could you elaborate on why those Vistana weeks are unattractive, even at zero cost? Is it mainly due to maintenance fees, resale difficulty, internal booking rules, or exchange value?

For context, I currently own HGVC weeks and was considering adding some Marriott or Sheraton club weeks for diversification. I attended a Sheraton presentation in Vistana Resort where they claimed it’s essentially the same thing as owning MVC. Based on the comments here, that doesn’t seem to be the general consensus.

I’m trying to better understand the real-world differences between HGVC and Marriott or Sheraton from owners who have experience with both, especially beyond what the sales presentations highlight.

There are two phases at Sheraton Vistana Villages Orlando that come with mandatory StarOptions. They are Bella and Key West. They can be purchased resale for $0-$2500 and have full access to the SVN or all Vistana resorts thru their internal points system. I am going to Hawaii for two weeks this year using the StarOptions from Orlando. While you can't access/convert to Abound Points, they have great value within the Vistana System and to use in Interval International for priority exchanges into Vistana and Marriott resorts.
I am not interested in Sheraton Broadway Resort or Desert Oasis as resale weeks can not participate in SVN.

A "downside" of owning any resort in Orlando is that you (and @rickandcindy23) are blocked from trading into other Orlando resorts specifically Disney Vacation Clubs. Since that is not my goal for my Vistana ownership, it's not important to me.


We don't all place the same value on certain ownerships.

 

[dioxide45]

Hey Rick you mentioned that you would not take Vistana in Orlando even for free, while some other weeks are easier to give away. Could you elaborate on why those Vistana weeks are unattractive, even at zero cost? Is it mainly due to maintenance fees, resale difficulty, internal booking rules, or exchange value?

For context, I currently own HGVC weeks and was considering adding some Marriott or Sheraton club weeks for diversification. I attended a Sheraton presentation in Vistana Resort where they claimed it’s essentially the same thing as owning MVC. Based on the comments here, that doesn’t seem to be the general consensus.

I’m trying to better understand the real-world differences between HGVC and Marriott or Sheraton from owners who have experience with both, especially beyond what the sales presentations highlight.

Since you toured at Sheraton Vistana Resort, they were probably trying to sell Sheraton Flex points. These have $0 resale value and can even be hard to give away. Resale points can only be used to book the following resorts from 12-8 months from checkin.

• Sheraton Broadway Resort (Myrtle Beach, South Carolina)
• Sheraton Desert Oasis (Scottsdale, Arizona)
• Sheraton Kauai Resort Villas (Poipu, Kauai, Hawaii)
• Sheraton Lakeside Terrace (Avon, Colorado)
• Sheraton Mountain Vista (Avon, Colorado)
• Sheraton Steamboat Resort Villas (Steamboat Springs, Colorado)
• Sheraton Vistana Resort Villas (Orlando, Florida)
• Sheraton Vistana Villages (Orlando, Florida)
• Vistana's Beach Club (Jensen Beach, Florida)

You can't use Sheraton Flex to reserve any of the other Vistana (mainly Westin) resorts using points (StarOptions). In order to book those other resorts you have to go through Interval International for an exchange. Due to this restriction, very few people are willing to buy them resale. Thus lots of supply on the resale market and very little demand.

As for Sheraton Vistana Resort in Orlando (the one in Lake Buena Vista on 535), it is considered a voluntary resort. Any resale purchases of this property also have restrictions in that you don't get points at all. You can only use your home resort week or exchange through Interval International.

The only only Vistana property I would consider buying resale in Orlando is Sheraton Vistana Villages. We own two weeks. As mentioned above, they need to be in the Bella or Key West phases only. This is because those phases are considered mandatory and the ability to use points (StarOptions) transfers to resale buyers. They can be used to book any of the Vistana resorts at 8 months from checkin.

 

[Hindsite]

I attended a Sheraton presentation in Vistana Resort where they claimed it’s essentially the same thing as owning MVC. Based on the comments here, that doesn’t seem to be the general consensus.

The "essentially the same thing" that Sheraton Sales were referring to is that direct bought Sheraton ownership, of any type, will be enrolled in the Marriott Vacation Club points system called Abound, so it can be made to work in just the same way as MVC Trust points bought resale or direct. Sheraton ownership, whether bought direct or resale, does not however work the same as MVC weeks (bought direct or resale) in Interval International. MVC use II as their internal weeks exchange platform, so there is a period of time (around 21 days) when MVC weeks are available to other MVC weeks owners only in II, and then a few days when they are available to Sheraton and Westin owners before going out to general II inventory.

Depending on where and whey you want to go with your potentially new Sheraton or MVC ownership, will drive what route you go resale. If you want to consistently go to MVC resorts that are usually available via II, then a resale platinum MVC lock-off week can be a good choice and get good value. If you want to go to resorts that are generally available via VSN, then a resale Sheraton or Westin mandatory resort is a good choice. Westin St John is a good example, as its rarely/never available via II, but can be available via VSN.

If you are looking to use the MVC Abound points exchange system then your choices are limited to buying Sheraton, Westin, MVC direct or MVC Trust points resale. Other resale choices don't come with the ability to use Abound without an additional direct purchase.

 

[rickandcindy23]

Hey Rick you mentioned that you would not take Vistana in Orlando even for free, while some other weeks are easier to give away. Could you elaborate on why those Vistana weeks are unattractive, even at zero cost? Is it mainly due to maintenance fees, resale difficulty, internal booking rules, or exchange value?

For context, I currently own HGVC weeks and was considering adding some Marriott or Sheraton club weeks for diversification. I attended a Sheraton presentation in Vistana Resort where they claimed it’s essentially the same thing as owning MVC. Based on the comments here, that doesn’t seem to be the general consensus.

I’m trying to better understand the real-world differences between HGVC and Marriott or Sheraton from owners who have experience with both, especially beyond what the sales presentations highlight.

There is an easy answer for why I wouldn't want to own Vistana in Orlando. It's too easy to trade into, and most of it is not the quality of Vistana Villages, which has pretty high maintenance fees.

Sheraton Broadway Resort deeded weeks, 2 bedroom and 2 bedroom lockoff units, have great value. They trade into Hawaii resorts, which is great, historically. I have had great luck with trading into Westins, but there are no guarantees, and Interval International just downgraded our trading power on everything we own, including our Marriott and Sheraton weeks.The downgrade happened a few months ago. I don't know what the future holds for exchanging. It seems more a crapshoot than it has been in the past.

I wouldn't fall for any spiel about Sheraton Flex. We attended a presentation while at Sheraton Steamboat Springs this summer and I had to tell the guy upfront that Sheraton Flex has $0 value resale. He was not happy with my saying that.

 

[ljmiii]

I wouldn't fall for any spiel about Sheraton Flex...

Pretty much true for any trust product. They are almost always a clever way for developers to combine a bunch of lousy deeds they are unable to sell with a few good ones that theoretically give prospective buyers access to the resorts/units/dates they actually want.

The only exception I've seen is the Westin Aventuras trust which is just three Mexican resorts at which people actually want to stay. I have no interest in Cancun...but I've considered it since that's the only way to buy into the Westin Los Cabos.

 

[TUGHarry]

There is an easy answer for why I wouldn't want to own Vistana in Orlando. It's too easy to trade into, and most of it is not the quality of Vistana Villages, which has pretty high maintenance fees.

Sheraton Broadway Resort deeded weeks, 2 bedroom and 2 bedroom lockoff units, have great value. They trade into Hawaii resorts, which is great, historically. I have had great luck with trading into Westins, but there are no guarantees, and Interval International just downgraded our trading power on everything we own, including our Marriott and Sheraton weeks.The downgrade happened a few months ago. I don't know what the future holds for exchanging. It seems more a crapshoot than it has been in the past.

I wouldn't fall for any spiel about Sheraton Flex. We attended a presentation while at Sheraton Steamboat Springs this summer and I had to tell the guy upfront that Sheraton Flex has $0 value resale. He was not happy with my saying that.

Thanks for the detailed explanation, that’s helpful. I’m not interested in trust or Flex products, and resale value and ongoing costs matter to me. I do see value in Interval International, especially the Getaway deals.

From your experience, what’s the best way to get access to Interval International with the lowest ongoing annual maintenance fees and minimal risk? Is there a particular type of resale deed or brand that works well purely for II access without being a long-term MF burden?

 

[dioxide45]

Thanks for the detailed explanation, that’s helpful. I’m not interested in trust or Flex products, and resale value and ongoing costs matter to me. I do see value in Interval International, especially the Getaway deals.

From your experience, what’s the best way to get access to Interval International with the lowest ongoing annual maintenance fees and minimal risk? Is there a particular type of resale deed or brand that works well purely for II access without being a long-term MF burden?

Something like this is going to be cheapest.

Ocean Landings Resort in Cocoa Beach Florida

I have two studios I am giving away. Week 38 Unit B213 & Week 40 Unit AA117. I have paid the 2025 maintenance fee and I will include the use of those weeks. Annual maintenance fee is about $330.00 USD

tugbbs.com

 

[TUGHarry]

Something like this is going to be cheapest.

Ocean Landings Resort in Cocoa Beach Florida

I have two studios I am giving away. Week 38 Unit B213 & Week 40 Unit AA117. I have paid the 2025 maintenance fee and I will include the use of those weeks. Annual maintenance fee is about $330.00 USD

tugbbs.com

Thanks, that makes sense. I reached out, but it looks like that one may no longer be available. I’ll keep an eye out for similar low-MF options. Appreciate the guidance.

 

[amycurl]

I own at fully independent resort where an owner-board directly hires and supports the manager. I have traded through II for holiday weeks/whale oceanfront in Maui and the Big Island, Marriotts all of the globe, Spring Break weeks in Aruba, etc. You can get a shoulder-season week at the same 40-unit timeshare for just a few hundred dollars in deed work (done directly by the resort.) Any of these weeks would be good traders in II. MF are under $800/year, all-in.

Harbor Ridge, ME: HOA-owned weeks available for FREE!

As many of you know, I am on the board of Harbor Ridge resort in Southwest Harbor, ME. This is the *only* timeshare on Mount Desert Island, which is where Bar Harbor and the vast majority of Acadia National Park is located. With only 40 units, the resort is a Premier II resort and is governed by...

tugbbs.com

Please contact me if you want more info.