Wyndham Deed Location - What risks?

[Cain_Dogg Junior Member Find all posts View Profile Close Cain_Dogg]

I bought points in Wyndham yesterday - First time share, so still a little skeptical. I was told that the property where the deed is based really only affects the maintenance and taxes (other than having an additional 3-months to register a vacation there). This property was said to have the lowest maintenance fees available. My question is, are there any risks in owning a deed based in one resort versus another?

BTW - My wife and I are very excited about participating in this new experience.

[timeos2 Senior Member Find all posts View Profile Close timeos2]

you got it

You hit the applicable items. The only addition is the ever present chance of a special assessment - especially at low average fee resorts. You should be fine. You cannot predict or easily avoid a future SA.

[bnoble Senior Member Find all posts View Profile Close bnoble]

One caveat: if your home resort is still under active sales, some speculate that Wyndham subsidizes fees to keep them low, only to end subsidy when sales end.

As an aside: if you bought points from the developer, and have not considered a resale purchase, you may wish to consider rescinding until after you've researched the secondary market.

[Bill4728 Super Moderator Find all posts View Profile Close Bill4728]

There can be a very important reason to own one Wyndham resort over a different one. That is that the owners at the resort get first shot when making reservations. It called ARP (advanced resevation period). You as an owner can reserve at 13 months before checkin. For some places like hawaii or Washington DC this can be a big deal.

PS as B noble said, if you bought this direct from Wyndham, you could likely save 90% or more by buying resell instead. If you did buy direct, rescind now and check your options as to buying resale.

[T. R. Oglodyte Moderator Find all posts View Profile Close T. R. Oglodyte]

It's not simply a matter of lowest maintenance fees; it's really a question of how may points you get for those maintenance fees.

If you want into the system, you should look for a resale that gives the best combination of points awarded, low purchase price, and low fees.

******

And you should rescind that purchase while you can. Resale prices for Wyndham are typically around $0.01 to $0.02 per point - about 90% less than what you paid Wyndham.

[Cain_Dogg Junior Member Find all posts View Profile Close Cain_Dogg]

You hit the applicable items. The only addition is the ever present chance of a special assessment - especially at low average fee resorts. You should be fine. You cannot predict or easily avoid a future SA.

Thanks for each of your responses. I have been researching more here, at tuggbbs, and on google. As for this special assessment, it seems that it is a one time assessment cost which may be incurred under certain circumstances, and goes to cover costs such as additional repairs not anticipated and covering insurance deductibles. Can a special assessment fee become permanent? What are some examples that others have experienced with special assessments?

[Jya-Ning Silver Contributor Find all posts View Profile Close Jya-Ning]

Kingsgate SA last for 3 years. And part of it will stay forever.

You should rescind first, then do your study and research. That way, you have enough time to figure all the issues.

Some resort does not put in SA, but they do put reserve, and it is also very costly.

Jya-Ning

[Theo Senior Member Find all posts View Profile Close Theo]

No, not "permanent"...

Can a special assessment fee become permanent? What are some examples that others have experienced with special assessments?

By definition, a "special assessment" is a stand alone charge. For example, resorts in coastal Florida (the location of virtually all of my ownerships) are obviously subject to occasional, unpredictable hurricane damage. With million dollar deductibles on the insurance policies, guess who makes up the difference when costly damages are sustaned ? You have guessed correctly --- it's the owners --- via "special assessments"....