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Re: Buying Marriott Vacation Club Resale (by Ann C.):

mnop wrote:

mike1536 wrote:

If Marriott exercises its ROFR, can the owner refusing Marriott's "offer" and going back to the original buyer and ask for more $$. Maybe an extra thousand or so from the buyer will be enough to stop Marriott from the ROFR.

IMO, Marriott's (and others) practice of ROFR borders on unethical. They "hang around" like vultures waiting for the undervalued sale. Then they will buy a unit for below market value, then double (maybe triple) the price, and resell. If ROFR is exercised, Marriott should at least offer a price closer to THEIR market value.

A better system would be for the owner to be able to offer it to Marriott first, BEFORE listing it on the open market.

========== I strongly agree with Mike. While timeshare companies have a right to focus on earning a healthy profit I view the ROFR as used quite often in an unethical manner. The Compnies have the ability to sell at top dollar, while owners are hampered. By forcing the owners to use less efficient methods (fraught with many unethical re-sale companies) the owners sell at far lower prices. There is no reason the Companies should be taking advantage of their owners like this.

It OK to make a healthy profit. But not at the extreme loss of their owners. IMHO this is equivalent to exotic fasion companies using 3rd world labor to reap huge profits. It's not the profit I have a problem with, its the cost to the owner (or the wage earner's subsistance living) while realizing the profit that bothers me.

Thank you carvana for addressing my question! I would have liked to read other owners concur rather than have the thread drift, but I'm happy to hear this is a benefit to the Marriott re-sale owner. I spoke with II and they were pretty vague and directed me to Marriott. I asked because last year during a Marriott presentation the sales person said resale didn't have the 24 day window (among other things) and I was uncertain how much was true and which was false.

The FROF is in the contract when you purchase from Marriott. You can't go back and change prices once you submit the contract to Marriott. When the buyer signs off on it, it is up to Marriott to approve or disapprove. As real estate values continue to go up, it only makes sense that Marriott takes back the ocean and top ski weeks as that is what is selling. Someone said that their is an Evergreen week that is listed for 21k. If the seller purchased thru Marriott in the beginning,I don't see why this person doesn't list it with Marriott today and probably have it sold as they have a waiting list of people wanting to purchase these. With that said, they would net approximately 20,840 after the 40% commission is paid out versus 21k...if they were to truly get the 21k on resale thru redweeks? The seller makes out and gets his money. I would have to think he purchased on the outside Market and Marriott is not listing it for this reason because they could certainly use the week as they have a waiting list of people looking to buy Platinum Evergreen two bedrooms.