New to Timeshare seeking for tips

Hi all Last month we went to Mazatlan, Mexico for vacation and came back with one-week timeshare package unexpected @ Emerald Bay. I am trying to understand how the timeshare works; but after reading your discussions, I am confused and wondered why would I want to pay for something ($10K) , annual due, annual membership, then when you want to book/exchange your timeshare you have to pay again, or most of the time, you can't even get what you want? After all, what is the benefit of buying timeshare? I try to educate myself on this area while looking for ways to minimize costs to have a decent vacation week that I regretfuly bought. Anyone has any tips, suggestions, or advices, please help me to understand it. Thank you very much

They all work differently, and according to the T/S program you bought, posters here would need to know exactly what your contract states.

Unfortunately, your time to recind, if a T/S RTU perchase, has expired under Mexican rules.

Helpful sdditional sites include www.tugbbs.com or the www.timeshareforums.com.

Also search for ' The Timeshare Beat" for some help.

When going to these forums, first ask under the newbies section. Make sure you include dates of purchase, so the discussion will not continue on your right to recind.

Then search the forums for the areas you unit is located in, and see if you note any owners (or contract holders if it is a type of Holiday Club) and see what they say.

I guess you have found your unit under the Redweek for sales and e bay. And the pricing for weeks or points seems so much lower than what you paid....but many of us have learned after the fact not to buy from the developer....since resale pricing is so much less.....sometimes there are tons of weeks for $1.00.....but those people usually failed to understand how to use the product they bought.

Usually, (unless it a kind of Holiday Club) you will be required to pay maint fees and taxes for the week you have a deed or RTU for ( Right to Use....a specific time...like a long term lease....that you have contracted to use a unit for)

In the USA and most foreign resorts, buying in means you are responsible fot your week or points in the unit. It is set up as a condominum and if owned or leased, you are the resposible party to pay you share for that time period.

You need to pay whether you use your week there or if you ask for a trade to somewhere else. When you trade into another unit, most do via a group they need to join or pay for....like RCI or Interval. There are a few exchange companies that you do not need to pay to join, some include Dial An Exchangs, San Francisco Exchange (will only accept top weeks in top resorts), Timex, Trading Places International and for course Redweek (here, where you posted)

When you trade a week, you are suppose to get a like for like. That doesn't always work. But usually the exchanger is happy.

Sometimes there are extra fees the resort expects you to pay. The biggest one I have seen (that is part of the owners maintance fees, but an extra for exchangers, or traders) is at Summglers Notch, Vermont. I believe last summer, it was $250 for a exchanger to pay for activities that the owners don't pay for ( its in their maint fees). If you are lucky enought to get a Disney Vacation Club unit in a trade, you will pay approx $100 over what owners pay. If you get to stay at the Marriott Beach Place in Ft LAyd, you get to pay a parking fee (daily) owners do not pay. Yes, its like fees up the bazoo.

Some Mexican exchanges into certain resorts also REQUIRE an all inclusive fee...and that could run into much money.....many T/S owners find its not wise to exchange into these units....because its cheaper to get a package (from the USA) from a travel agent that includes the AI, airfare, and the unit.

I hope this scratch the surface is a start. I could xontinue, but I'm sure others will also give advice. Please make sure you find the UNBIASED sites for the info, and those not afraid to share all the information, not just dribs they want to communicate.

You need to learn as much as possible, so you will find the best value you are able to for what you bought.

Also attache

Thanks for your quick response. However, I am sure what you mean by "...posters here would need to know exactly what your contract states. Unfortunately, your time to recind, if a T/S RTU perchase, has expired under Mexican rules."

Yes, I am required to pay maint fees and taxes for the week I have a deed or RTU for but no specific time frame. Is it called Floating?

I'll check out the websites you recommended. Thanks again.

TO MARTY:

You have to talk the BOSS into getting a better BBS format. It can't be that much money for the lowest priced one that a place like Jel Soft sets up.

Even when RCI had their own Ask Madge....it was a BBS that was much easier to follow. The more posts here, the more impossible it gets to follow. (Is Randy the BOSS???? Hey RANDY!!! )

Sorry KIM......Following posts here is harder than running a special ed class with levels from preschool to college.

Some folks get caught up in some other kind of purchase where they "buy" a set of weeks with a place that might be called a Holiday Club. They may use as many weeks as they want (even in succession) and must pay maint fees only if & when they use the time. But they own nothing, and if the club goes 'away'.... so might the time they 'pre bought'

The rules for T/S in each resort is also governed by the HOA rules, or the management rules, so, it is hard to help unless one is familiar with those rules at the specific resort or management company.

Most T/S in the USA are owned by the users and their HOA pay ther management company to run the place. ( Disney is not owned by DVC points owners....they are under a long term lease, and have no voting powers...an example).

That is why specific rules for use at each resort are hard to figure out. ( And sometimes, the rules the management companies and exchange companies are so fluid (they change so often) it takes a real brain to keep up. And many smart folk quit the game.....and just rent through Redweek and other places....it is really easier, as long as you have an idea of where you have picked to travel.

kekouri wrote:

TO MARTY:

You have to talk the BOSS into getting a better BBS format. It can't be that much money for the lowest priced one that a place like Jel Soft sets up.

Even when RCI had their own Ask Madge....it was a BBS that was much easier to follow. The more posts here, the more impossible it gets to follow. (Is Randy the BOSS???? Hey RANDY!!! )

Sorry KIM......Following posts here is harder than running a special ed class with levels from preschool to college.

Some folks get caught up in some other kind of purchase where they "buy" a set of weeks with a place that might be called a Holiday Club. They may use as many weeks as they want (even in succession) and must pay maint fees only if & when they use the time. But they own nothing, and if the club goes 'away'.... so might the time they 'pre bought'

The rules for T/S in each resort is also governed by the HOA rules, or the management rules, so, it is hard to help unless one is familiar with those rules at the specific resort or management company.

Most T/S in the USA are owned by the users and their HOA pay ther management company to run the place. ( Disney is not owned by DVC points owners....they are under a long term lease, and have no voting powers...an example).

That is why specific rules for use at each resort are hard to figure out. ( And sometimes, the rules the management companies and exchange companies are so fluid (they change so often) it takes a real brain to keep up. And many smart folk quit the game.....and just rent through Redweek and other places....it is really easier, as long as you have an idea of where you have picked to travel.

Hi Kenneth,

We are very aware that improvements need to be made to our forums. I've been told that improvements are coming. Much of the IT resources have been going to the exchange program recently but we hope to have more flexability soon here.

Thank you for your patience.

Marty

Sorry for the rant :(

marty8084 wrote:

kekouri wrote:

TO MARTY:

You have to talk the BOSS into getting a better BBS format. It can't be that much money for the lowest priced one that a place like Jel Soft sets up.

Even when RCI had their own Ask Madge....it was a BBS that was much easier to follow. The more posts here, the more impossible it gets to follow. (Is Randy the BOSS???? Hey RANDY!!! )

Sorry KIM......Following posts here is harder than running a special ed class with levels from preschool to college.

Some folks get caught up in some other kind of purchase where they "buy" a set of weeks with a place that might be called a Holiday Club. They may use as many weeks as they want (even in succession) and must pay maint fees only if & when they use the time. But they own nothing, and if the club goes 'away'.... so might the time they 'pre bought'

The rules for T/S in each resort is also governed by the HOA rules, or the management rules, so, it is hard to help unless one is familiar with those rules at the specific resort or management company.

Most T/S in the USA are owned by the users and their HOA pay ther management company to run the place. ( Disney is not owned by DVC points owners....they are under a long term lease, and have no voting powers...an example).

That is why specific rules for use at each resort are hard to figure out. ( And sometimes, the rules the management companies and exchange companies are so fluid (they change so often) it takes a real brain to keep up. And many smart folk quit the game.....and just rent through Redweek and other places....it is really easier, as long as you have an idea of where you have picked to travel.

Hi Kenneth,

We are very aware that improvements need to be made to our forums. I've been told that improvements are coming. Much of the IT resources have been going to the exchange program recently but we hope to have more flexability soon here.

Thank you for your patience.

Marty

========== Our eager participation is indeed making these threads long! However, this is the fastest site around. We never have to sit and watch the beach ball spin!

I just went across a very informative website for Timeshare owners, especially for the beginners like me. www.tug2.net. It covers in detail things we need to know about timeshare. Hope it helps.

Kim: Thats the www.tugbbs.com site mentioned in the second thread.

A lot of companies used tat site to help them get started with good ideas. And more owners get help for the max use of their T/S interest.

kekouri wrote:

Kim: Thats the www.tugbbs.com site mentioned in the second thread.

A lot of companies used tat site to help them get started with good ideas. And more owners get help for the max use of their T/S interest.

============

Don't forget, however, that hardly any two timeshares are exactly the same in how they function. They each have their own rules which you must learn and follow to get the most benefit. One may let you make a reservation 13 months ahead; another says only 6 months. One lets you reserve into your next use year with that year's points with no hassle; another will require you to pay next year's maintenance fees ahead to do that or simply not allow it at all. Get to know your own property.

Yes, you do have to pay an exchange fee if you want to go through an exchange company to go somewhere other than where you bought. However, your resort may have related resorts into which you can make that is called an "internal exchange" for low fees or none. Ask them.

By the way, I don't find Emerald Bay in the RCI Directory. Who do they use as an exchange company? Interval International (II)? MD

Its listed under RCI as this:

Pueblo Bonito Emerald Bay... Gold Crown weeks resort

Didn't note its listing under II.

kekouri wrote:

Its listed under RCI as this:

Pueblo Bonito Emerald Bay... Gold Crown weeks resort

Didn't note its listing under II.

========== Ah! I was hunting under E not P. Pueblo Bonito seems to be a very popular resort group with the folks on RedWishes. Congratulations! It should rent well. Did they tell you whether you can trade among the various Pueblo Bonito resorts without extra charges? That is true for Mayan Palace in Mexico and may well be true for your resort group also. Take a look at www.pueblobonito.com if you have not already done so. MD