Manhattan Club

I own 3 weeks a the Club and want to sell or rent a week. The have been especially unhelpful expect to offer to buy it at the same price as any buyer. I recently got a cold call from a FL company who wants to advertise it from me for an upfront $500 fee. They have also said they handle all of the closing procedures but that is doubtful. What is my best way to sell or rent it. I am confused about what works from reading all of the forums. Has anyone actually sold or rented a unit?? The company in florida that sounds like a scam is Premium TimeShare Depot. Has anyone heard of them??

bernards15 wrote:

I own 3 weeks a the Club and want to sell or rent a week. The have been especially unhelpful expect to offer to buy it at the same price as any buyer. I recently got a cold call from a FL company who wants to advertise it from me for an upfront $500 fee. They have also said they handle all of the closing procedures but that is doubtful. What is my best way to sell or rent it. I am confused about what works from reading all of the forums. Has anyone actually sold or rented a unit?? The company in florida that sounds like a scam is Premium TimeShare Depot. Has anyone heard of them??

For less than $100 total, you can advertise on several sites.

In addition to RedWeek, the other popular sites are: TUG, My Resort Network, bidshares, Vacation Timeshare Rentals, craigslist, and eBay.

These sites have either no or very minimal fees to post an ad. There are some companies that will sell your TS on a commission basis, but the commissions are not cheap. One place I knew would take 15%-20% with a minimum of $1500.

There are thousands of timeshares on the market. Do the research and price it very competitively.

Good Luck

Mike,

Thanks for your very helpful follow up message. Have you actually sold a timeshare?

bernards15 wrote:

Mike,

Thanks for your very helpful follow up message. Have you actually sold a timeshare?

While you are trying to sell your MC, you should definitely list it for rent. Many people look for rentals; you might even be able to rent with an option to buy. In this economy, the key is all in the pricing. IMHO, if someone has a high demand TS in a high demand location, it will sell/rent.

bernards15 wrote:

Mike,

Thanks for your very helpful follow up message. Have you actually sold a timeshare?

I sold 9 timeshare weeks via Redweek and other internet listing sites. No way on earth would I even consider paying someone an upfront fee to list my timeshare in a database that no one will ever see ... all upfront fee companies (in the hundreds to thousands of dollars) are scams .... all they want is the upfront fee.

The Manhattan Club is very popular and you should be able to sell or rent it on the above aforementioned internet listing sites and price it competively as Mike said. You can puruse the internet listing sites to see what others have their Manhattan Club weeks priced at, however be aware that just because a week is listed at a certain price doesn't mean it will sell at that price. Good luck, you've gotten some very good advice from Mike.

Yes as a matter of fact I have not only heard of them I used there service and continue to use them. In addition to that they also assisted in teaming me up with a buyer for another timeshare my sister and I purchased together. I found them to be helpful, honest, and nice to work with.

laurieb158 wrote:

Yes as a matter of fact I have not only heard of them I used there service and continue to use them. In addition to that they also assisted in teaming me up with a buyer for another timeshare my sister and I purchased together. I found them to be helpful, honest, and nice to work with.

SHILL ALERT !!!!!

I too was contacted by Premium Timeshare Depot. I pray on us Timeshare owners. When we bought this luxury we probably thought we would always use it,but our situation has changed. I am comtemplating doing business with PTD. But I cannot find any information from the local BBB. Can we keep eachother updated? I think this is the only way to see if these transactions are posible and safe. Thank you,

BEWARE, SHILL ALERT

bernards15 wrote:

I own 3 weeks a the Club and want to sell or rent a week. The have been especially unhelpful expect to offer to buy it at the same price as any buyer. I recently got a cold call from a FL company who wants to advertise it from me for an upfront $500 fee. They have also said they handle all of the closing procedures but that is doubtful. What is my best way to sell or rent it. I am confused about what works from reading all of the forums. Has anyone actually sold or rented a unit?? The company in florida that sounds like a scam is Premium TimeShare Depot. Has anyone heard of them??

Premium Timeshare Depot is a scam. I was cold called by "Jack Bruce" 407-215-9933 05Oct09 and was regaled with stories of how easy it is for him to secure 18 to 22k for selling my unit to conventioneers. All I needed to do was pay $500 for advertising fees to list my timeshare. I put him off by saying I had been burned by scammers before and could he please send me more information about his company so I could research before buying. I also inquired as to how he located my phone number. He replied that he found it on record with the title listing as part of the public record. There is no logical way that a cell phone I initiated after purchasing the timeshare is a matter of public record listed on the title. I have since received a phone call from him each business day. He sent an email with 3 Word attachments, a direct link to the company website, and two links to the company listing in Florida.

www.PremiumTimeshareDepot.com

http://www.orlando.org/index.php?xsearchfield%5B0%5D=name&xsearch%5B0%5D=premium+land+depot&xsearch_id=company_search1&src=directory&srctype=company_lister&view=company&submenu=business_directory&submit.x=12&submit.y=8

http://orlandoinfo.com/members/directory/splash.cfm?partnerid=111380&searchSite=members&searchCategory=directory&Category=REALEST&IsPriCat=1

Please be aware of the following pulled from BBB.gov upon searching for Premium Timeshare Depot, LLC: (http://centralflorida.app.bbb.org/newsearch2.asp?ComID=073300175003582) "In the State of Florida - the collection of advanced listing fees from Florida residents, regardless of the location of the property, and owners of Florida timeshares is prohibited. Section 721.20(6), Florida Statutes, prohibits the collection of any advance fee for the listing of any timeshare estate or timeshare license, and requires that any seller of a timeshare plan be a licensed real estate broker, broker associate or sales associate as defined in Section 475.01, Florida Statutes." Please note the business operates under two addresses: Altamont Springs (see below) and 7002 Hiawassee Overlook Drive Orlando, FL 32835 Phone: (866) 745-7922

word attach 1: Premium timeshare depot

151 s. Wymore road suite 5000

ALtAMONtE SPRINGS, Fl 32714

Owner’s name: Date: Ad/Contract#:

Address: SAMPLE CONTRACT

City/state/zip:

Home Phone: Cell: Work: ______________________________________________________________________________________

Resort name: Resort code:

City: State: Country: USA

Week#: Unit: Float:

Bedrooms: Bath (s): Occupancy:

Deed: YES Lease: N/A Usage: Annual

Rental Price: $ Asking Price: Paid to date: YES

______________________________________________________________________________________

Owner(s) and Premium Timeshare Depot agree and acknowledge that:

1. Premium Timeshare Depot is an advertising company that will help promote the rental of my timeshare by pooling together advertising resources from other renters. The advertising fees of ninety nine dollars is applied to marketing expenses to maximize the exposure of my property. Premium Timeshare Depot will purchase abstract of title and estoppel status on my property, that fee represents four hundred ninety nine dollars of the total charge stated on the bottom. These documents are for my records. If any broker, any other company, or you personally can rent your timeshare before our advertising program produces a rental at your listed price we will refund any money spent on marketing.

2. Premium Timeshare Depot assumes that my timeshare unit will be rented within 6 month. I will notify Premium Timeshare Depot should there be any change in status of my property prior to the expiration of this 6 month period. Premium Timeshare Depot will automatically renew my advertising at the company’s expense until my timeshare unit is rented.

3. Premium Timeshare Depot will forward, in writing and directly to me, all inquiries regarding my

timeshare thus permitting me to negotiate the terms of the rental of my timeshare unit.

4. Premium Timeshare Depot is not a real estate broker, Premium Timeshare Depot cannot be

involved in any negotiations for the resale of my timeshare. No exceptions.

5. Premium Timeshare Depot will never collect any commissions or fees from the sale of my timeshare unit.

6. By signing this contract all owners agree to the Terms and Conditions stated in this contract, additionally, all owners agree that they have received Packet D containing the amendments that add new laws in the subsections.

7. Enclosed is a check or money order made payable to Premium Timeshare Depot or I have authorized Premium Timeshare Depot to charge my:

.

() VISA () MASTERCARD () AMERICAN EXPRESS () CHECK () MONEY ORDER

Property owners pay a One-Time, Non-Recurring Advertising fee, Title search, Estoppel letter: $0.00

All owners must sign below:

______________________________________ ________________________

Owner’s Signature Date

* Please sign and date and fax back at 407-389-5193,

To confirm your understanding and acknowledgement of this agreement all calls will be taped for your protection. Right of Cancellation is 7 days from date of contract. Allow five to seven business days for credit to appear on account.

151 S. Wymore Road Suite 5000*Altamonte Springs, FL 32714*Tel 866-745-7922 Fax 407-389-5193

www.Premiumtimesharedepot.com

word attach 2: Premium timeshare depot

151 S. WYMORE ROAD Suite 5000

ALtAMONtE SPRINGS, FL 32714

151 S. Wymore Road Suite 5000, Altamonte Springs, FL 32714

Office: 407-215-9933 Toll Free: 866-745-7922 Fax: 407-389-5193

Dear Prospective Client,

Thank you for your interest in Premium Timeshare Depot. As you may already know, timeshare is the largest growing segment of the travel industry. Premium Timeshare Depot specializes in co-op advertising, marketing and promotion of timeshares worldwide; offering rapid exposure for the advertising of rental and resale of your timeshare property.

On behalf of our clients, we advertise and promote weekly to travel agents, convention coordinators, large corporations, and especially the British, the Irish and the Canadians.

We utilize all of the most effective methods to advertise your timeshare to potential buyers: • Direct Announcements • Direct Corporate Contacts & Referrals • Web Site Listings • Print Ads & Brochures • E-mail Advertising We handle all promotions and advertising of your timeshare; however, you maintain full control of your property. Once a potential buyer has expressed an interest in buying your timeshare, you will receive an email followed by a letter. You have the right to accept or decline any offer. If you accept, we can refer you to one of our partnering title companies or you can choose an attorney or title company on your own.

In your advertising packet you will receive two written guarantees: If any broker, any other company, or you personally can sell your timeshare before our advertising program produces a buyer at your listed price we will refund your advertising fee. Premium Timeshare Depot also guarantees to promote and advertise you timeshare until it is sold.

In order for Investors and other potential clients to know your timeshare is available, we have to promote it. Premium Timeshare Depot has a one-time advertising fee for that purpose. This advertising fee covers all the advertising and promotion for the sale of your timeshare for as long as you own the property.

Premium Timeshare Depot offers you the best service at one of the most competitive rates available in the timeshare marketing industry! For more information on how we can help you capitalize on your investment, please contact our Marketing and Advertising Department at (866)745-7922. We look forward to hearing from you and thank you for your consideration. Sincerely,

Premium Timeshare Depot

word attach 3: Premium timeshare depot

151 s. Wymore road suite 5000

ALTAMONTE SPRINGS, Fl 32714

866-745-7922

Fax: 407-389-5193

RECOVERY PROGRAM

At the time of first rental and/or resale PTD will assist in the recovery of your monies through our recovery program once any transaction is complete. We will send a complete recovery file of existing original contract, our contract showing that you are our client, copy of first rental and/or resale agreement, and a copy of checks. If within 48 hours they have not responded you then have the option to make a second call to the D.O.A which will fine them and open an investigation; the majority of companies are going to credit your money back. All I need you to do is resend a copy or copies of any contracts you signed. The requirements are as follows; must be a Florida company still in business.

Please be aware of the following pulled from BBB.gov upon searching for Premium Timeshare Depot, LLC: (http://centralflorida.app.bbb.org/newsearch2.asp?ComID=073300175003582) the State of Florida - the collection of advanced listing fees from Florida residents, regardless of the location of the property, and owners of Florida timeshares is prohibited. Section 721.20(6), Florida Statutes, prohibits the collection of any advance fee for the listing of any timeshare estate or timeshare license, and requires that any seller of a timeshare plan be a licensed real estate broker, broker associate or sales associate as defined in Section 475.01, Florida Statutes."

If that's the case, then why haven't all upfront fee companies in Florida, that are still in operation and are rampant across that state, been arrested and jailed if what they are continuing to do what is against the law? How are they continuing to get away with their scams?

jayjay wrote:

Please be aware of the following pulled from BBB.gov upon searching for Premium Timeshare Depot, LLC: (http://centralflorida.app.bbb.org/newsearch2.asp?ComID=073300175003582) the State of Florida - the collection of advanced listing fees from Florida residents, regardless of the location of the property, and owners of Florida timeshares is prohibited. Section 721.20(6), Florida Statutes, prohibits the collection of any advance fee for the listing of any timeshare estate or timeshare license, and requires that any seller of a timeshare plan be a licensed real estate broker, broker associate or sales associate as defined in Section 475.01, Florida Statutes."

If that's the case, then why haven't all upfront fee companies in Florida, that are still in operation and are rampant across that state, been arrested and jailed if what they are continuing to do what is against the law? How are they continuing to get away with their scams?

I don't know the answer to your question jayjay, but I have to assume most of these predators target individuals who don't live in Florida and aren't aware of the law. I had no idea until I read the entire page on Florida's BBB report for PTD. Consequently, there is no report filed with the police. I also assume that each offense would be considered insignificant by police departments due to the nature of the crime and the small amount of money involved.

This is the part I was referring to .... it looks to me that the statute means it prohibits any resale company from taking an upfront fee and that only licensed real estate brokers or associates are allowed to sell timeshares ... thanks for posting that statute:

Section 721.20(6) "Florida Statutes, prohibits the collection of any advance fee for the listing of any timeshare estate or timeshare license, and requires that any seller of a timeshare plan be a licensed real estate broker, broker associate or sales associate as defined in Section 475.01, Florida Statutes."

jayjay This is the part I was referring to .... it looks to me that the statute means it prohibits any resale company from taking an upfront fee and that only licensed real estate brokers or associates are allowed to sell timeshares ... thanks for posting that statute:

You're welcome jayjay. I agree with your assessment of the statute. I wasn't aware of it and wanted to post it with hope it could help others as well.

Try posting it on craigslist or ebay. It can be paid for thru paypal.

jayjay wrote:

Please be aware of the following pulled from BBB.gov upon searching for Premium Timeshare Depot, LLC: (http://centralflorida.app.bbb.org/newsearch2.asp?ComID=073300175003582) the State of Florida - the collection of advanced listing fees from Florida residents, regardless of the location of the property, and owners of Florida timeshares is prohibited. Section 721.20(6), Florida Statutes, prohibits the collection of any advance fee for the listing of any timeshare estate or timeshare license, and requires that any seller of a timeshare plan be a licensed real estate broker, broker associate or sales associate as defined in Section 475.01, Florida Statutes."

If that's the case, then why haven't all upfront fee companies in Florida, that are still in operation and are rampant across that state, been arrested and jailed if what they are continuing to do what is against the law? How are they continuing to get away with their scams?

Allow me to clear things up for a few confused people. The statute states that no advance listing fee can be taken by any licensed realtor or broker...Which is a total catch 22 since you won't find any realtors or brokers that will deal with your TS rental or resale outside of the brokers at the resort themselves which only offer a back assward rental program where you make the booking first and they try to fill it. Usually ends in you losing your week or points, or at best collecting a small $ amount. What you will find out there is alot of marketing companies as well as a few brokers or realtors with there own websites who will MARKET not LIST your timeshare. Of course there is alot of different ways to market your property. The majority out there are internet marketing companies that strictly use the internet and charge you an upfront listing fee, take your money and literally throw you on a list longer then you can see and you will never hear from them.Very few sales are completed this way, look at Timeshares Only the largest internet listing comp in the BIZ and they have propertys for $1 that are still sitting. Therefore causing alot of disgruntled people saying that they got "ripped off" when really ther were confused thinking they were listing the property on say the MLS like you would normally do when wanting to sell real estate, the thing most people forget is this is a fractional piece of deeded real estate and you only own the week or a certain amount of points. For those that are educated in the biz know there is alot of red tape and grey areas. When looking for a company to deal with your timeshare be sure of two things: they market face to face (the same way it was done the day you bought and to the right faces someone who can afford. Most importantly make sure they can prove where they present your property by verifying said memberships. Companies that belong to ARDA (as red week does) and have multiple other memberships or resources to move your property are going to have a better chance of doing so for rental or resale. Thanks for your time whoever reads this.

Someone knows what they are talking about hmmm.

mike1536 wrote:

bernards15 wrote:

I own 3 weeks a the Club and want to sell or rent a week. The have been especially unhelpful expect to offer to buy it at the same price as any buyer. I recently got a cold call from a FL company who wants to advertise it from me for an upfront $500 fee. They have also said they handle all of the closing procedures but that is doubtful. What is my best way to sell or rent it. I am confused about what works from reading all of the forums. Has anyone actually sold or rented a unit?? The company in florida that sounds like a scam is Premium TimeShare Depot. Has anyone heard of them??

They will take your $500 and put your listing on their website. Here's a test...do a Google search for "Timeshare Resales". Premium TimeShare Depot does not even show up in the search results. Now you tell me how many people are going to find that site.

For less than $100 total, you can advertise on several sites.

In addition to RedWeek, the other popular sites are: TUG, My Resort Network, bidshares, Vacation Timeshare Rentals, craigslist, and eBay.

These sites have either no or very minimal fees to post an ad. There are some companies that will sell your TS on a commission basis, but the commissions are not cheap. One place I knew would take 15%-20% with a minimum of $1500.

There are thousands of timeshares on the market. Do the research and price it very competitively.

Good Luck

PTD is not an internet based company we recieve little if any inquiries from the internet.

I am new to this RedWeek site, so please excuse me if this is an old topic. Are there any other Manhattan Club owners who (like me) are never able to get use of their weeks becuase of "sell outs', even when you call the DAY that advance booking is allowed?

I believe that the MC management has deliberately oversold the facility, and that we were fraudulently mislead by their sales staff into believeing that our suite would be availbe, even on short ("hey, if you are stuck in NYC unexpectedly, just call and come use your suite") notice.

I am so frustrated and angry at the management's attitude and incompetence (NO hotel security, YEARS waiting for elevator upgrades, Year -plus without the owners lounge) I am interested in seeing if other owners are interested in filing a class-action suit.

Any interest>?

bobs667 wrote:

Are there any other Manhattan Club owners who (like me) are never able to get use of their weeks becuase of "sell outs', even when you call the DAY that advance booking is allowed?

I'm somewhat confused, do you own a deeded week? If so, they cannot let anyone else have that week, you own it.

If it's a floating week, you have to call well in advance and reserve a week you desire .... when we owned a floating week at a popular resort on the Florida panhandle, I called a year in advance to reserve the week I wanted.

The Manhattan Club is one of only a very few timeshares in NYC, so it's understood that reservations would fill early for floating weeks.