Westin Resale

[Mongoose]

If I buy a Westin Resale, what type of junk fees am I looking at? I know many have transfer and activation fees.

 

[EnglishmanAbroad]

Typically escrow fees, title insurance, deed preparation fee, recording and transfer fees. Vary dependent upon what/where you are buying.

 

[dioxide45]

I believe most Westin deeds just have a $25 transfer fee payable to Vistana. You will have the usual closing costs, escrow and recording fees but I wouldn't call those junk fees. I think Lagunamar transfers may be more expensive due to the nature of the transfer and how it is set up. St John and also Harborside can be prohibitively expensive for closing costs.

 

[GerryWA]

I believe most Westin deeds just have a $25 transfer fee payable to Vistana. You will have the usual closing costs, escrow and recording fees but I wouldn't call those junk fees. I think Lagunamar transfers may be more expensive due to the nature of the transfer and how it is set up. St John and also Harborside can be prohibitively expensive for closing costs.

If I buy a Westin Resale, what type of junk fees am I looking at? I know many have transfer and activation fees.

if Redweek has one of the Westin types you are considering call or email them and ask what fees are involved for the buyer.

 

[Mongoose]

How do you Westin/vistana owners feel about the product? How does it compare to HGVC?

 

[daviator]

The Westin timeshare product is excellent. I've never stayed at a HGVC property so can't compare, but I bought into Westin twenty years ago because of the relatively high brand standards and I have not been disappointed, although some things have become more challenging since MVC took over. The Sheraton properties are a lower standard, probably comparable to Marriott Vacation Club in my view, but still very acceptable.

There are pros and cons to the various ways of owning in the Vistana system (weeks ownership, points programs like Westin Flex and Sheraton Flex, property-specific points programs, and now Abound) but I think an enrolled weeks ownership provides the maximum flexibility. If you don't care about Abound access then a mandatory weeks ownership gives you full access to VSN and II which provides a lot of flexibility.

 

[Mongoose]

I know I want to buy at a mandatory resort. What is the downside at buying at Vistana Villages Bella/Key West compared to Kierland. They seem to be less expensive and have lower MFs. I'm thinking I would use it primarily in Scottsdale and Hawaii. It would be unlikely to use it at the home resort. I think I recall the Home Resort booking being 12 months at the Staroptions being 8 or 9 months. With the Staroptions is there still availability? Any other downsides?

 

[dioxide45]

I know I want to buy at a mandatory resort. What is the downside at buying at Vistana Villages Bella/Key West compared to Kierland. They seem to be less expensive and have lower MFs. I'm thinking I would use it primarily in Scottsdale and Hawaii. It would be unlikely to use it at the home resort. I think I recall the Home Resort booking being 12 months at the Staroptions being 8 or 9 months. With the Staroptions is there still availability? Any other downsides?

Kierland has a much lower maintenance fee to StarOption ratio.

 

[daviator]

In my opinion, the #1 rule of timeshares is buy where you want to go. If you want to go to Hawaii regularly, buy in Hawaii. It will cost more, but you'll have much greater ability to book when you want to book, and you'll be able to do so earlier, and you'll get better room placement.

Having said that, it is possible to book Hawaii and Kierland at 8 months when the Home Resort Preference Period ends, it's just harder and you're competing with a lot more people. You'll need to do it right at midnight eastern time 8 months to the day in advance of your checkin day, and you still may not always get what you want, especially if you're trying to go during the summer when everyone with school-age kids is competing with you.

Some folks here will tell you to do exactly what you are suggesting, and it can work, but as more owners elect for Abound, the inventory available in VSN may decline and it may get even tougher. It's hard to know for sure, especially since Maui demand is temporarily lessened because of the fires there.

 

[byeloe]

I know I want to buy at a mandatory resort. What is the downside at buying at Vistana Villages Bella/Key West compared to Kierland. They seem to be less expensive and have lower MFs. I'm thinking I would use it primarily in Scottsdale and Hawaii. It would be unlikely to use it at the home resort. I think I recall the Home Resort booking being 12 months at the Staroptions being 8 or 9 months. With the Staroptions is there still availability? Any other downsides?

Kierland will hold it's value better and it can potentially rent for 2x MF if needed

 

[CalGalTraveler]

A 2 bdrm Villages is only 81k or 97500 (lockoff) SOs. A 2 bdrm at Kierland is 148,000 SOs.

You won't get 2 bdrms in Hawaii unless you combine multiple years or deeds which drives up your cost per week. At $1600 to $1900 / week x2 you might as well buy Hawaii.

In addition, with hurricane insurance and government reserve mandates your MFs will increase faster. JMHO, I wouldn't buy any real estate in Florida right now.

 

[Mongoose]

A 2 bdrm Villages is only 81k or 97500 (lockoff) SOs. A 2 bdrm at Kierland is 148,000 SOs.

You won't get 2 bdrms in Hawaii unless you combine multiple years or deeds which drives up your cost per week. At $1600 to $1900 / week x2 you might as well buy Hawaii.

In addition, with hurricane insurance and government reserve mandates your MFs will increase faster. JMHO, I wouldn't buy any real estate in Florida right now.

I was thinking about 81,000. When we go to Hawaii we don’t stay put for a week we hop around. At 8months out can you book 3-5 night stays?

 

[rickandcindy23]

I second CalGalTraveler's recommendation to buy in Hawaii, if that is where you want to be. Even an ocean view unit can be had for about the same amount of money as a Kierland, and with more SO's. Look at advantagevacation.com for some prices. You might be amazed.

The entire SO thing was never important to us. We decided that using the SO's is not as important as the view we could book with our home resort, so we bought what we wanted to stay in year after year. We do get the SO's, but we don't really use them.

 

[Mongoose]

Kierland has a much lower maintenance fee to StarOption ratio.

Kierland has a much lower maintenance fee to StarOption ratio.

Kierland comes with Staroptions. Are you thinking Flex?

 

[CalGalTraveler]

We own Hawaii OF and WKV 2 bdrms. We use the WKV to add room for family. We save $1000/week over owning IV or OV in Hawaii. We also like the lockoff capability to get another week somewhere else if we only need a 1 bdrm or studio. Not going to get lockoff flexibility with 81k Villages.

 

[dioxide45]

Kierland comes with Staroptions. Are you thinking Flex?

No, not sure why you are thinking that based on my post. I am saying the maintenance fees per staroption are lower at Kierland than it is at Vistana Villages.

 

[Mongoose]

No, not sure why you are thinking that based on my post. I am saying the maintenance fees per staroption are lower at Kierland than it is at Vistana Villages.

Ah, I misread your post.

 

[rickandcindy23]

We own Hawaii OF and WKV 2 bdrms. We use the WKV to add room for family. We save $1000/week over owning IV or OV in Hawaii. We also like the lockoff capability to get another week somewhere else if we only need a 1 bdrm or studio. Not going to get lockoff flexibility with 81k Villages.

That is absolutely true, and I am glad you pointed that out. Kierland is great for SO MF's per dollar. I haven't taken that plunge yet, but never seeing the inventory at 8 months, not sure how I would make those work for us. It's an unknown.

Meanwhile, it was a PIA to book our 3/15 week for 2025 last night at Westin in our center OF one bedroom. So many errors, so many retry the search buttons, but finally I did get it at about 30 minutes after the window opened.

 

[alwysonvac]

I know I want to buy at a mandatory resort. What is the downside at buying at Vistana Villages Bella/Key West compared to Kierland. They seem to be less expensive and have lower MFs. I'm thinking I would use it primarily in Scottsdale and Hawaii. It would be unlikely to use it at the home resort. I think I recall the Home Resort booking being 12 months at the Staroptions being 8 or 9 months. With the Staroptions is there still availability? Any other downsides?

I was thinking about 81,000. When we go to Hawaii we don’t stay put for a week we hop around. At 8months out can you book 3-5 night stays?

Similar to HGVC, if you're trying to book during high demand times, you should book at the 8 month mark.
I also own mandatory weeks at Vistana Villages and generally book at the 8 month mark.

Here's a link to your thread from last year regarding StarOption availability.

Looking at StarOptions from a Mandatory Resort

If I pick up 81,000 staroptions from a mandatory resort, what are my chances at being able to use it in Hawaii and Phoenix?

tugbbs.com

 

[Tucsonadventurer]

I was thinking about 81,000. When we go to Hawaii we don’t stay put for a week we hop around. At 8months out can you book 3-5 night stays?

Yes, you can start any day and book what is available

 

[DavidnRobin]

There are more considerations than just purchase price and SO/MF.

As mentioned, buy where you want to go.

The ability to resell your ownership if needed.

Also, the ability to rent. We recouped our original WKV P+ purchase prices by renting out over the years.

Value in Abound if bought resale prior to August 2022, or plan to requal.
WKV P+ converts to <50 cents per MVC Club Point when electing Abound.

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[rickandcindy23]

There are more considerations than just purchase price and SO/MF.

As mentioned, buy where you want to go.

The ability to resell your ownership if needed.

Also, the ability to rent. We recouped our original WKV P+ purchase prices by renting out over the years.

Value in Abound if bought resale prior to August 2022, or plan to requal.
WKV P+ converts to <50 cents per MVC Club Point when electing Abound.

Sent from my iPhone using Tapatalk

Agree. Resale value is also a consideration.

So far, before the fire, we have been able to rent our studio at Westin South for almost the cost of maintenance fees of the entire 2 bedroom lockoff. That is a nearly free stay for us. I don't think next year will be as lucrative, but I am sure I can still rent the studios for a decent amount. Maybe a few hundred less next year.

 

[EnglishmanAbroad]

Agree. Resale value is also a consideration.

So far, before the fire, we have been able to rent our studio at Westin South for almost the cost of maintenance fees of the entire 2 bedroom lockoff. That is a nearly free stay for us. I don't think next year will be as lucrative, but I am sure I can still rent the studios for a decent amount. Maybe a few hundred less next year.

Lots of competition for rentals this year with almost 1500 listed on Redweek at WKORV/WKORVN including 150+ for the 4th of July week alone. I'd sell ours but after fees the WNORVN 2BR IV are now worth less than a year's MFs so trying to find a way of spending the Abound points we elected for.

 

[rickandcindy23]

Lots of competition for rentals this year with almost 1500 listed on Redweek at WKORV/WKORVN including 150+ for the 4th of July week alone. I'd sell ours but after fees the WNORVN 2BR IV are now worth less than a year's MFs so trying to find a way of spending the Abound points we elected for.

I think resale value tanked after the fires.

 

[Ken555]

How do you Westin/vistana owners feel about the product? How does it compare to HGVC?

I’ve stayed at several HGVC properties and I’d say the unit itself is very comparable to Westin in terms of quality but overall Westin is better. The buildings, on the other hand, are much older at HGVC (at least, those that I visited). Of course, like Marriott, HGVCs smaller unit sizes don’t have washer/dryer in the unit and don’t have as amenity-rich a limited kitchen as Westin.

I’ve been considering HGVC as my next timeshare purchase, so even with the differences I see it has value and the limitations won’t stop me from eventually buying.

I haven’t personally dealt with the reservation process, though I have seen their reservation web site, and while it has its own program rules to be aware of the biggest differences IMO to Westin is that it has reservation fees for shorter stays and other incidental booking fees IIRC. However, the HGVC reservation web site itself, especially in the ease of viewing resort availability, is leaps and bounds ahead of Westin.


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