Is the TS grass really greener?

[VegasBella Member Find all posts View Profile Close VegasBella]

I'm trying to decide what to buy. I've narrowed it down a lot so far already. I know the location I want (Carlsbad, Oceanside, San Clemente... ) and I know the season (Summer). I know I want a unit with a full kitchen and preferably a 2 bedroom. I think I want the resort to have a pool (if maint. was really cheap and the resort was on the beach then maybe not - but a pool is preferred). I know I want a deeded ownership not points. I want to buy a resale. I want the purchase to be as inexpensive as possible with low maintenance fees. Basically, I want it all!

For me, the consistency is very important. I want the stress of vacationing gone. I literally spend weeks planning vacations and then even the best vacactions I end with "I wish I had done more research and had known about XYZ." I know that's not going to stop (since we vacation more than once per year and well, I'm neurotic I guess) but at least some of it can go away if we buy a timeshare.

I think a timeshare makes a lot of sense for our family for a number of reasons:
- my husband is self-employed and his income fluctuates and even though we're always fine with money he stresses out about it a lot and we end up postponing vacations as a result
- my favorite vacation memories are ones where my family took regular yearly vacations (for example, to my grandfather's vacation home for Thanksgiving and to a Summer family camp in the woods). I want my kids to have something like that
- my family is vegan and so having a kitchen when we vacation is a huge bonus (healthier food, less stress)
- there's enough to do in that area of California that I don't think we'll get bored
- we're reasonable people and would be willing to walk away from our timeshare without expecting any money (we wouldn't have a problem selling on ebay for $1 if we decided we didn't want it anymore)

Does this all sound reasonable or am I imagining something that doesn't exist? Am I just thinking the grass is greener on the timeshare side?
Should I just rent or is the owner's grass really greener?

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

You won't find a 2 bedroom in those locations with low annual fees. Southern California coast is on the high side for annual dues.

You are looking at it as a vacation home. When you really consider it a vacation home, the overall fees are much easier to deal with. That being said, reading your post makes it look to me like renting is a better option for you.

These are not exact, just my personal opinion of the trends I've seen-
a low purchase price for a fixed summer week in a 2 bedroom at the beach $8,000.
Annual dues (including taxes, reserves, etc) $1,000.
With those figures, you would be paying about $2,000/per use week for the first 8 years, assuming that annual dues don't go higher - which is a very poor assumption.
Anyway, that give you an idea of renting vs. owning for the next 8 years. You can rent the same week from a mega owner for $2,000 - $3,000. If there is a tidal wave and the resort falls apart, you wouldn't be stuck with a special assessment as a renter.

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

Here's a link to where some of the megarenters advertise.
http://www.redweek.com/browse/North+...bad-timeshares

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

I think you should rent until you find what you are looking for. I think you should find out if such a resort exists and then get a general idea of how much they sell for when they do come up for sale. I'm on the other side of the country so a mid Atlantic East coast resort that is like you are describing you would probably looking at an older unit that would have MFs around $600. It would rarely come up for resale and would cost $3000-$5000 or more when it does. Comparable rentals would go for $1000-2500 for a week depending on view. Newer nicer resorts would have MF's closer to $700-$1000 and would rent for $1250-$3000 for the week and would have an upfront cost of $10,000-$20,000 resale.

[VegasBella Member Find all posts View Profile Close VegasBella]

I've been browsing redweek.com and found some good options. Are you guys saying most owners will reject lowball offers?

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

I strongly agree with renting rather than buying.

I wouldn't limit your browsing to redweek.com. There are many other web sites with rentals. My favorite is MyResortNetwork.com. I am a member of Redweek but I feel that MyResortNetwork is much better and you don't have to join anything.

http://www.myresortnetwork.com/

Just do a general search for timeshare rentals in those areas.

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

Once you find what you want, then look for an opportunity to buy in at a good price. I think you are headed the right direction with an own to use approach. You probably should visit some of the resorts you are thinking about to get a better picture of what is there. Renting is one way to do it. Another is to go down on check-in day and ask to look around. Many resorts will let you do that. The bargain basement for buying timeshare is eBay. I would also ask the resorts you are interested in if they maintain lists of owners wanting to sell. That is often a good source of resales.

[philsfan Administrator Find all posts View Profile Close philsfan]

I've been browsing redweek.com and found some good options. Are you guys saying most owners will reject lowball offers?

You never know until you try. I would not be afraid to offer what I would want to pay but I would also not be surprised by a bad reaction or no response at all.

The only timeshare in San Clemente I would want to own is San Clemente Cove. There are no 2 bdr units there. The others are far away from where you want to be. Oceanside and Carlsbad have some choices. Since you don't want points, that leaves out the WorldMark and Wyndham resorts. You might have some luck with finding a Select season (summer) floating week at Tamarack Beach resort. I have occasionally seen them at reasonable prices. Southern California Beach Club has 2 bdr units and is right on the beach, one medium sized wave from a swimming pool in your living room.

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

I've been browsing redweek.com and found some good options. Are you guys saying most owners will reject lowball offers?

Offer whatever you are willing to pay. The worst thing that can happen is they will say no. Then, go on to the next seller and make same offer. You will find someone willing to agree to a lowball price. You just don't know how long until you get it. It may be the first seller. It may be the 20th seller.

[tonyg Goomba & Super Moderator Find all posts View Profile Close tonyg]

You seem to have the right idea about timesharing and you seem to think it is something you can enjoy. Your vision of the end of ownership is good and realistic, even if a bit negative. Now you need to ask some questions and find the best place for your ownership. Once you find where you want to buy and get opinions on that resort, start looking at pricing. There are lots of weeks out there that people would be happy to sell and if you offer too little, you can always raise your offer. I owned 9 weeks at one time and reduced that to a single week of ownership. In the past 2 years, I've bought 4 more weeks- one costing only $ 1. Prices are rising, but the plethora of weeks on the market will keep that rise sporadic and slow. Take your time and choose wisely.

[JLB Please excuse me, I'm a Dick. Not a moron just a Dick Find all posts View Profile Close JLB]

No.

rent

try craigslist

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

I'm not familiar with all the resorts in Southern California but I own something similar to what you are looking for in Florida.
I own an older resort, with an owner controlled board that keeps the MF's low yet does upgrades when necessary but they are masters at maintaining things in good working order.
It's got an awesome beach right outside the door.

I bought my week at Enchanted Isle www.eiresort.com on ebay about 15 years ago for around $1600.
It was a mid summer week with an oceanfront room. 2 bedrooms 2-1/2 baths.
MF's are only $500 a year even after 15 years.
Never had a special assessment til this year and it's very minimal and I NEVER trade it to other resorts.
I own it to use it. As a matter of fact I own other TS's to trade back into this place we love it so much.
I watched ebay for a while before finding the perfect unit.
Don't neglect to check ebay.
There are some great deals on there if you know what you are buying.

Have you considered HGVC (Hilton Grand Vacation Club)?
They have ownerships that you could purchase as biennial use which would keep your MF's low.
I own a biennial unit in Orlando at a one of the club resorts yet I use my points at the beach resorts on the SW Coast of Florida in the nicer resorts when I am not staying at Enchanted Isle. It's a great club system and offers something they call "open season".
Open season is rentals that are open to club members only of unbooked inventory within 30 days of check in.
I have been pleasantly surprised to be able to routinely get 2 bedrooms on the beach or at some of their Orlando resorts even during the high season thru renting thru the club. The fees are about $120 a night for week days for a 2 bedroom and around $140 for weekends.
Because many of the Grand Pacific resorts are affiliates thru HGVC you have access to rentals in the affiliates as well.
You have to call in to book these as they are not online to book except for Marbrisa, Pallisades and Seapointe.
This way you could own for around $500-$600/year but could points stretch by filling in with renting from the club.
You can check out HGVC here: http://www.hiltongrandvacations.com
Although I own a biennial unit I do about 5 stays a year in the HGVC club system using points and renting.
You are allowed to borrow points from future years even before you pay your MF's and can make reservations in RCI if you see something you want. HGVC seems to get some special inventory perks in RCI.com.
I love my HGVC. It's a great toe into a nice niche TS system.

[VegasBella Member Find all posts View Profile Close VegasBella]

Thank you all so much for the input so far.

I've heard good things about the HGVC points system but I'm really hesitant to do points. To me, the primary reason to get into timshare ownership is for consistency, not flexibility. Cash is flexible. It's more flexible than points. What I want is a consistent vacation for the next 10-15 years.

We've been to MarBrisa and we've been to Pacific Palisades. We liked them both. From what I've seen and heard about Seapointe I think we'd like that too. But those three are still developer controlled. So from what I understand from the other thread is that buying at a place that the developer is still in sales means the maintenance fees are likely to increase substantially. So I think Carlsbad Inn, Southern California Beach Club, or another timeshare make more sense. From most of your advice it looks like we should go spend time at those resorts first before considering buying. Seems like all the money I'm going to save from buying a resale is going to be spent on research.

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

We've been to MarBrisa and we've been to Pacific Palisades. We liked them both. From what I've seen and heard about Seapointe I think we'd like that too. But those three are still developer controlled. So from what I understand from the other thread is that buying at a place that the developer is still in sales means the maintenance fees are likely to increase substantially. So I think Carlsbad Inn, Southern California Beach Club, or another timeshare make more sense. From most of your advice it looks like we should go spend time at those resorts first before considering buying. Seems like all the money I'm going to save from buying a resale is going to be spent on research.

Grand Pacific Palisades and Seapointe are very member friendly. They aren't member controlled, but they annual (sometimes more often) meetings that you can attend and voice your ideas. They actually listen and if possible, make changes. MFs are high for any beach resort because they take a beating from the salt in the air. I am always amazed that Seapointe is so clean and in such good shape.

I haven't stayed at SCBC in Oceanside, but I have been to all the others. They are all great choices, for very different reasons. They have activities and tours. Carlsbad Inn is walking distance to many restaurants. Seapointe is basically across the highway from the beach and they supply everything that you need for a beach day - even wagons to pull your stuff to the beach in. Grand Pacific Palisades is very family friendly and you cannot beat the view during the flower season.

If I had to give you any downsides to them, I'd say for Seapointe the train goes behind the resort and I enjoy it, but many people do not. There are no restaurants/stores within walking distance. Grand Pacific Palisades downside is probably lot of kids running around all the time. Carlsbad Inn first floor units can be very dark, as some are below sidewalk level. I've heard SCBC can be a bad location during summer season because of rowdy people at the beach making noise all night in front of the resort.

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

I've heard good things about the HGVC points system but I'm really hesitant to do points. To me, the primary reason to get into timeshare ownership is for consistency, not flexibility. Cash is flexible. It's more flexible than points. What I want is a consistent vacation for the next 10-15 years.

If you pick the right week, you can be very consistent with a points system. We could go to Wilderness Wildlife Week in Pigeon Forge every year without working at it, or early June or most of August in any number of the BG resorts, ditto. People who want to do Fourth of July at Big Cedar every year have a terrible time, but many other weeks at the owned resorts are not a challenge; even when tied to the school system, it can be done and, if you're flexible a week or two either direction, done pretty easily. Since you have to pay that yearly fee, you'd be motivated to get your reservation in early. With Bluegreen, if we decided we wanted to go the same place every year in August, we'd have a lot of choices. Late June or early July, we wouldn't have as many choices, but still quite doable eleven months out (i.e., when you can first make reservations). I could just put a yearly reminder on my calendar and call at eleven months and get the same week at the same resort every time. The unit might vary but I don't think that'll matter with your goal of consistency.

Whether this is true of the California resorts with HGVC, I have no idea, but I'm guessing you could always get something in the Carlsbad area if not the same resort (just like going back to the same hometown every year, but staying with different relatives sometimes ).