In a competitive resort market like Orlando, it seems there’s always a new timeshare resort advertising its ‘Grand Opening.’ While some of these properties become landmarks, many simply fade from view; eclipsed by the next newer, larger, or more luxurious developments. At present, there are over eighty Orlando timeshare resorts, and counting… There are, however, a very select few resorts that transcend Orlando’s timeshare cacophony; your stable neighbor in a sea of constant change. Resorts like Marriott’s Grande Vista, just off I-4 near SeaWorld.
Located on 164 acres of prime Central Florida real estate, Marriott’s Grande Vista opened in 1997. Development continued through the 2000′s, and is now completed. The resort became the first Marriott Vacation Club property to offer the Faldo Golf Institute, which features personalized golf instruction inspired by 6-time major winner Sir Nick Faldo. The on-site Grande Vista Golf Club is a 9-hole, par 32 course, set amongst preserved Florida wetlands. Other Grande Vista resort amenities include a full-service spa, a fitness center, and numerous pools and spas located throughout.
Owners and guests at Marriott’s Grande Vista have a choice of luxurious studio, one, two, and three-bedroom villas, all with private balconies and free WIFI. Larger units come totally loaded, with full-kitchen, washer/dryer, flat screen TV, and whirlpool tub. Marriott is known for its superior maintenance and upkeep, and accommodations at Grande Vista are no exception: TripAdvisor reports 80% of its users describe the resort as either ‘excellent’ or ‘very good.’
Marriott’s Grande Vista is currently the largest Marriott Vacation Club resort, with a total of 1,616 units in a total of 24 buildings. Given the sheer size of the property, and thus the number of timeshares that have been sold there, the resort has managed to keep a fairly low profile. In the course of writing this article, I spoke to a few frequent Orlando visitors (self-described ‘timeshare junkies’), most of whom had no idea Grande Vista was one of the city’s largest resorts. Part of this is marketing strategy: Rather than using street-level OPCs, operating out of Orlando’s ubiquitous ticket booths, Marriott schedules timeshare tours through its existing hotel clientele and owner referrals. The sales strategy at Grande Vista is also an innovative one: Little to no pressure. Simply put, this is a resort people want to own. Marriott salespeople are there to explain the product, not to create desire for it.
While you probably won’t find brightly colored hot air balloons marking the entrance, Marriott Grande Vista timeshare offers unrivaled amenities, quality accommodations, beautiful grounds, and a solid, stable ownership experience!
Browse available Marriott timeshare resales at low for sale by owner prices, or view all Orlando timeshares.
February 15th, 2011
Should you use a Real Estate Broker to sell your timeshare? It’s a question that comes up often, as owners consider the various ways to approach selling timeshare. There really is no short answer, so let’s take a look at a few scenarios where using a Broker might come up:
Timeshare Brokers That Charge Upfront Fees and Commissions
I don’t believe in “two bites at the apple” – and Real Estate Laws in most locales prohibit Real Estate Brokers from accepting advance fees anyway. If you want to sell your timeshare through a Real Estate Broker, then choose one that works on a commission-only basis. If you cannot find a Broker to sell your timeshare on commission, you’ll have to sell the timeshare by-owner. There may be (and probably will be) upfront expenses to the Broker with whom you list, but asking for money upfront demonstrates a lack of confidence that should raise red flags for myriad reasons.
On-Site Timeshare Resale Programs
For some time now, one of the most popular pages on our website is a step-by-step guide I wrote on How to Sell Your Timeshare. In it, I suggest checking first with your resort to see if there is an established on-site resale program. These programs usually begin after the resort has fully sold out, and management responsibilities have passed to the HOA/POA. On-site resales are handled by a Real Estate Broker – one who is intimately familiar with your resort, resale values, and transfer procedures. Plus, you won’t be required to pay an up-front fee.
If this is an option for you, then look no further: You’ve found someone with the means, motive, and opportunity to sell your timeshare at current market value!
(A note of caution: Many resorts will tell owners that an on-site program is coming soon… Don’t get caught up spending thousands more in maintenance fees waiting for on-site resales to materialize. Either your resort has a program, or it doesn’t.)
High-End & Niche Vacation Ownership Resales
If you own a fractional quarter-share in Aspen, an ultra-luxury residence club, or Disney Vacation Club points, then there are Real Estate Brokers who specialize in your niche, and are more than willing to sell your timeshare at a fair price and solely on commission (and you’re doubtfully reading this post anyway.) With respect to fractionals and residence clubs, the sale prices are high enough to make handling resales profitable for a Broker. With Disney points, demand is high enough to keep a Broker busy – The Timeshare Store specializes in selling DVC points resale with no upfront fee.
Selling The Typical Timeshare – By Broker or By Owner?
If you are selling the “typical” timeshare – one without an on-site resale program, and one that is not in a high-end or niche market – then you fall into the vast majority of timeshare owners that want to sell. You may find yourself unable to locate a Real Estate Broker who will take your listing, but, if you do, the decision of whether to sell with a Broker or By Owner should be based on your desired outcome.
Real Estate Brokers are men (and women) of action; I have great respect for them. Brokers are likely to work towards a quick sale of your timeshare. Brokers are likely to be working with motivated and highly-informed buyers. Brokers are likely to consider the state of the market now when suggesting a sale price for your timeshare. Brokers are likely to minimize their upfront cost on your behalf…
As has been stated in this blog, and elsewhere, postcard companies/relief companies have literally flooded the market with near-zero priced timeshares over the last couple years. If the resale value of your timeshare must be based solely on past results, be prepared to take an enormous loss at time of sale.
Choosing to sell timeshare by owner, whether by advertising on your own or with a timeshare resale company, means you decide what the asking price will be. (Your asking price should be less than current developer pricing.) Selling timeshare by owner allows you to bait the hook, and wait to catch the right buyer – one that, perhaps, just heard the developer sales pitch at your resort, and has a higher perception of value. You won’t be limited to only the most informed buyers, making only the most bottom-line of offers. Selling your timeshare with by-owner advertising is really not selling at all, in a traditional sense, it’s putting it out there in a visible fashion – where it can be found by a willing buyer.
Currently, there is no accurate way to appraise the value of a timeshare – a fact that should delight timeshare owners, as their values mustn’t be tied to the depressed market of the last few years. By advertising your timeshare by-owner, you are free to pursue a fair resale value. When an interested buyer presents themselves, you might consider bringing in a Real Estate Broker to close the deal – after all, that’s what they do.
January 25th, 2011
One of the goals of writing this blog has been to spark conversations about selling timeshare, and the timeshare resale market. I believe that by exchanging ideas, both within the industry and with individual owners, a path forward will emerge – one that facilitates stronger resale values for owners, and fosters a more positive view of timeshare ownership. It’s in this spirit that I dutifully read the blogs and articles about timeshare resales that appear in my feed reader. Sadly, most of what’s out there is either spammy auto-generated nonsense, or simply a rehash of news stories appearing elsewhere. That said, times they are a changing…
Recently, some thought provoking dialogue has been taking place on the Wall Street Journal Online Community boards – an effort spearheaded by Richard Marquette, a commission-only timeshare broker. Topics have included resale values, ownership transfer procedures, and avoiding timeshare scams. Mr. Marquette is a vocal opponent of paying any fee to advertise your timeshare – a great concept if your timeshare can be listed on a commission only basis. (Timeshare brokers often limit themselves to high-line properties like Disney, Hilton, etc.) Overall, though, the dialogue has been informative and positive thusfar.
Elsewhere on the internet one of my favorite timeshare commentators, Mark Silverman – Timeshare Examiner, has been hard at work producing an exhaustive analysis of the secondary timeshare market. Mr. Silverman is a print journalist and radio commentator with a real love for the timeshare product that shows through in his perspective. He’s also probably also the only person talking about timeshare that can be reasonably considered unbiased. (Which is why we’ve linked to his website since the start of this blog.) Take the time to read his series of articles on the timeshare resale market and you won’t regret it!
There will always be conflicting ideas about how timeshares should or should not be sold, and that’s okay. Anyone with the courage of their convictions shouldn’t be threatened by an opposing viewpoint. What’s needed is an honest and open dialogue about the industry’s struggles. We can start with the common ground: timeshare owners should not pay a company that calls and tells them the timeshare is already sold, relief companies (or postcard companies) are poisonous to resale values, and timeshare owners deserve a robust resale market. Beyond that, only good can come from having more intellectually honest discussions about selling timeshare.
January 20th, 2011
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