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"Value" (by KC):

tracey75 wrote:

Ken, If you bought resale and it is a decent location and time of year and a well run resort that you can't easily find a rental for less than MF;s there is no reason you couldn't sell it for what you paid. If this BBB rentals is valuing a timeshare in the $15,000-$30,000 range it has got to be something extraordinary like DVC or ocean front Hawaii, or similar that can rent for 2X's or more MF.

There are probably a decent number of timeshares that could sell in the $500-and even as high as $2000 range if you are patient and active in seeking the right buyer. If you have one that fits into that category you have to decide if it is worth it to wait for the buyer who fits with exactly what you own and can see that higher value or to reduce it to $0-$500 for a quicker sale. Probably anything that could rent for 90-130 of the MF;s falls in that category.

I must respectfully disagree with some of your generalizations. After 35 years of timeshare experience, I believe that I have a solid grasp on both resale market value and rental ranges --- at least at the specific properties at which I have owned intervals for many years now.

Each one of my very carefully chosen fixed weeks, all of them at small, very well run "independents", all of them in peak demand seasons (none are within any "chain") are each easily worth a minimum of $5,000 per week in the resale market and would (and do) sell at that price (or perhaps up to $700 or $800 more than that) very easily, although I have no interest whatsoever in selling. I have been offered that much (unsolicited) by other owners on several different occasions in recent years, but I am not at all interested in selling.

If I was a potential tenant seeking to rent the weeks that I own (these particular fixed weeks are only very rarely found offered or available to rent at all), they consistently command only up to 150% of the annual maintenance fee amount --- and no more. Even for rentals of those prime weeks directly from the resort (if / when available at all), the total weekly rental fee, even with occupancy taxes, is STILL a bit less than twice the maintenance fee amount.

I know there are geographic variations (e.g. Hawaii, some oceanfront Marriots, etc.). I know my own (none being "high end") resorts and area and demand very well, but claim no knowledge outside of my own personal experience and orbit. You are certainly correct however that there are low demand weeks in low demand locations that are very difficult to sell --- or to rent out for even enough to cover maintenance fees (if even rentable at all).