Upgrade to Regal Vista

[user0x0 Junior Member Find all posts View Profile Close user0x0]

We purchased a Woostone at Massanutten for $23,500 years ago, and were extremely upset about it because we found out that we could have rescinded after 7 days, 30 days later. I don't want to make that mistake this time. We signed into the Regal Vista week 7 (Presidents week) deal for $11,500 more (and trading in our Woodstone). There are 3 main reasons we signed:

1. Our bonus week from RCI is no longer valid (only lasted 3 years). For buying the Regal, we are given 2 extra weeks that never expire (as long as we are not late paying RCI yearly).

2. I don't want to be stuck with any maintanance fees. The fee is currently $785. We were told that it would easy for them to rent just one half of the two halves we own for $500 per night, which will more than cover our fees per year. If we rescind and keep just our Woodstone, we will be paying $390 or so for maintainance, and really have no opportunity to rent. We would would be using it instead, because we have no extra weeks.

3. The Regals have their own exclusive, shared pool and ammenities.

We also receive VIP status which doesn't seem to mean much of anything.

Given that we are already stuck with the Woodstone, should we rescind?

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

We purchased a Woostone at Massanutten for $23,500 years ago, and were extremely upset about it because we found out that we could have rescinded after 7 days, 30 days later. I don't want to make that mistake this time. We signed into the Regal Vista week 7 (Presidents week) deal for $11,500 more (and trading in our Woodstone). There are 3 main reasons we signed:

1. Our bonus week from RCI is no longer valid (only lasted 3 years). For buying the Regal, we are given 2 extra weeks that never expire (as long as we are not late paying RCI yearly).

2. I don't want to be stuck with any maintanance fees. The fee is currently $785. We were told that it would easy for them to rent just one half of the two halves we own for $500 per night, which will more than cover our fees per year. If we rescind and keep just our Woodstone, we will be paying $390 or so for maintainance, and really have no opportunity to rent. We would would be using it instead, because we have no extra weeks.

3. The Regals have their own exclusive, shared pool and ammenities.

We also receive VIP status which doesn't seem to mean much of anything.

Given that we are already stuck with the Woodstone, should we rescind?

I think you should probably rescind. What week do you own in Woodstone? I really like Regal Vistas but one thing that makes President's week less desirable is that all check ins are on Sunday. So they may not have trouble renting the room but I think a lot of the renters at Massanutten come for a weekend or long weekend and not for the week. So I can see someone renting for Fri-Sun from a week 6 person and then your Sun-Mon or Sun-Tues but not your whole week. Also when you rent through the resort it goes through the HOA group. They don't guarantee they will rent out any days and you don't get paid until 4-6 weeks after the last renter checks out. I think your best chance at the highest rate is through the HOA but it certainly won't be as easy as they make it seem at the sales "update"

The bonus weeks you get with RCI are only for off season weeks and you may even need to wait to book within 45 days. You can get extra vacations and last calls to the same places for $200-299 and sometimes even less on sales and BOGO sales. Depending on the week you own you may also get enough tpu's for more than one week. I own a week 51 at Woodstone and on weeks when Christmas does not fall on that week I am out of luck but on weeks it does I can rent out half the unit to just about cover the total MF's and have enough tpu's from the other half for one summer, one winter and one fall week, each for only the internal RCI exchange fee of $139 each. Also you can get a bonus for paying your MF's early of 9-12 tpu's that you can use even if you don't deposit your week.

[user0x0 Junior Member Find all posts View Profile Close user0x0]

1. Ok, so it sounds like you're saying that the "extra" weeks really don't mean anything at all because even when we don't have any "extra" weeks, we can still purchase a week from RCI. To use our "extra" weeks as it is, we were told that we have to pay RCI a fee anyway. I think it's $200, so I really don't see the point of having "extra" weeks when, behind the scenes, we have extra weeks whenever we want them anyway. Am I correct in thinking that we don't need official "extra" weeks, and can just call RCI and get them when we want them?

2. Do you think they could have offered us a deal that starts on Friday or Saturday?

[user0x0 Junior Member Find all posts View Profile Close user0x0]

Our Woodstone is Biennial Luxury week 27.

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

1. Ok, so it sounds like you're saying that the "extra" weeks really don't mean anything at all because even when we don't have any "extra" weeks, we can still purchase a week from RCI. To use our "extra" weeks as it is, we were told that we have to pay RCI a fee anyway. I think it's $200, so I really don't see the point of having "extra" weeks when, behind the scenes, we have extra weeks whenever we want them anyway. Am I correct in thinking that we don't need official "extra" weeks, and can just call RCI and get them when we want them?

2. Do you think they could have offered us a deal that starts on Friday or Saturday?

Regal Vistas only have Sunday check ins.

The bonus weeks might save you $50-$100 over using extra vacation each (during sales they would be about the same) but is that really worth the upfront cost you are paying?


Would you rather travel on Week 7 or week 27? Your current unit is worth 18 tpu's the new unit would be worth 20 tpu's for each side but the MF is twice as much. Also I wouldn't be surprised if Regal Vistas MF's climb another $100-$200 in the next 3 years. The 2 br Casa units in Woodstone started off at about half the price of a 4 br Woodstone and once they became 60% sold they raised to just about $100 below the 4 br units (From $300 to $590 in about 4 years).

Right now there is a week 8 (for 2014) in Regal Vistas in RCI for 8 tpus (plus $139 exchange fee) or $285 for an extra vacation. Summer weeks rarely show up in RCI but they are priced at 23-25 tpus and are usually taken before they become available as extra vacations.

Summer weeks at Woodstone are in the 12-13 range for 2 br (early and late summer) and 14-15 for weeks 26-31. Most non summer and non Christmas and non New years weeks can be had for 4-8 tpus. Week 7 gets a slight bump but still would be less than a summer week. The private pool in Regal Vistas is nice but it is a seasonal unheated outdoor pool and will not mean anything if you stay in the winter. Regal Vistas would be the closest to the water park but the furthermost from the slopes.

Compared to other deals I think you got a decent price from the developer (I don't think they would have gone much lower). I have seen the same $10,000 offered for a week 7 when taking in a 1-52 float Summit annual 4 br. But still I don't think what you are getting is worth the cost. Developer sales always promise that weeks will rent easily for much more than MF's. I'm sure if you read over the rental agreement and contacted the rental group they would be positive in general but nearly so enthusiastic that it would easily rent every year.

I also just checked the rental pricing and $500 a night for each side was quite an exaggeration.

Schedule of Rates to Regal Vista Owners
(Applies per unit or rental week)

List of Fees:
Contract Listing Fee (non-refundable) No $25.00
(Check, credit card or money order only-NO CASH)
($30 fee for checks returned for insufficient funds.)

Commission 30%

Non US Citizen or No Social Security Number 30%(in addition to 30%)


Cleaning and Extra Linen:

Villa Type 2nd Usage Cleaning
Entire RL $150
Side R Only $ 75
Side L Only $ 75

Notes:
• There is a two-night minimum on reservations – your unit may rent from 2-7 nights.
• One cleaning is included in the annual common expense charge paid by the owner. The above extra cleaning fee is for a second cleaning if needed.
• If you are a Non US Citizen owner or you do not return your rental trust agreement with your social security number legibly written we are required by law to deduct an additional 30% to the above fees.
• There is no fee for withdrawing your unit from our rental program. The initial listing fee of $25.00 is non-refundable.
• Rates are subject to change without notification.

Villa Type
Nightly Weekly
Entire RL $400 $2,200.00
Side R Only $275 $1,512.50
Side L Only $275 $1,512.50

**RATES ARE SUBJECT TO CHANGE WITHOUT NOTICE**

[user0x0 Junior Member Find all posts View Profile Close user0x0]

Wow. I'd say they out-right lied to us! The entire thing doesn't even cost $500 per night!

[user0x0 Junior Member Find all posts View Profile Close user0x0]

For reference, I found where the rental prices are listed:
http://www.massanuttencondorentals.c...es/prices.html

[user0x0 Junior Member Find all posts View Profile Close user0x0]

Cancellation sent off via certified request reciept mail. A great thanks to everyone who responded. Thank you!

[user0x0 Junior Member Find all posts View Profile Close user0x0]

We recieved a call from some debt collection agency today. It was an automated system asking us to call them back. I assume it's Massanutten trying to strong-arm us into paying.

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

$11,500 would buy 20 decent rental weeks on Craigslist, with no annual fee and ongoing commitment.

$23,5000 would buy more than 40 weeks of vacation lodging on Craigslist.

[Glitter Brunello Super Moderator Find all posts View Profile Close Glitter Brunello]

Cancellation sent off via certified request reciept mail. A great thanks to everyone who responded. Thank you!

Good on ya!

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

Cancellation sent off via certified request reciept mail. A great thanks to everyone who responded. Thank you!

_________________
removed spam link

[user0x0 Junior Member Find all posts View Profile Close user0x0]

The above post from "BulantMichale" should be deleted. It's a copy of my post #8, and it was probably done by a spammer.