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Bluegreen Expands Fee-Based Service Business Through Contracts with Four Resorts

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  • Bluegreen Expands Fee-Based Service Business Through Contracts with Four Resorts

    Boca Raton-based Company will manage resort, sales and marketing activities for properties in New Hampshire, Virginia, Massachusetts and the Bahamas

    BOCA RATON, Fla.--(BUSINESS WIRE)--Jul. 15, 2009-- Bluegreen Corporation (NYSE: BXG), a leading provider of Colorful Places to Live and Play®, recently announced new agreements with Parkside Williamsburg Resort in Williamsburg, VA; The Soundings Seaside Resort in Dennis Port, Mass. (Cape Cod); Blue Water Resort in Nassau, Bahamas; and South Mountain Resort in Lincoln, NH.

    Under the agreements, Bluegreen will provide a customized suite of timeshare services and product offerings. Bluegreen will manage operations at each resort, as well as provide specialized, fee-based services in the areas of sales and marketing, title and escrow, property management, and risk management. In certain of these agreements, Bluegreen will also provide design and development planning and mortgage servicing and collections, also on a fee basis. All four properties will become part of the Bluegreen Vacation Club® portfolio.

    “With their considerable track record in all facets of the vacation ownership industry, we believe Bluegreen is the ideal partner to help independent developers succeed,” said Andy Anderson, President of the Parkside Williamsburg Resort. “Bluegreen’s emphasis on the customer coupled with a history of solid performance, geographic diversity and scale of operations, allows my team to focus on project development and financing at a local level. We think this is a wonderful marriage of talents.”

    For Bluegreen, these agreements will add approximately 180 units of resort inventory that will be sold through the Bluegreen Vacation Club. In addition, each property brings with it the opportunity for additional phased development, including the construction and end-loan financing.

    “We think our size provides significant efficiencies at each property while allowing us to do what we do best—managing the overall vacation experience for Bluegreen Vacation Club members, ” said Bluegreen Management Services President Dave Pontius.

    “We announced in January that we would actively pursue growth through fee-based services, which require minimal capital, if any. We couldn’t be happier with the interest shown in our services and the quality of properties we now have under contract,” said President and CEO John M. Maloney, Jr. He added, “This benefits both independent developers and their lenders. And for Bluegreen, it represents an opportunity to further evolve our business model and strengthen our financial profile while generating cash revenues and earnings.”
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  • #2
    There have been a lot of rumors surrounding whether or not we will have new resorts in the Bluegreen Vacation Club. Well, we now have the answer. We will have 4 new resorts in the above locations. Several owners have noticed that Bluegreen Rentals.com has been offering a few of the above locations for rent. That is developer inventory from those resorts that they are renting on behalf of the resort developers.

    The above is a press release from Bluegreen regarding their fee-based service business. Basically, Bluegreen is managing these resorts on behalf of resort developers. They are also going to sell timeshare intervals as part of the Bluegreen Vacation Club. So, every time they sell inventory at these resorts, it gets placed into the Club. But, it is going to be one unit at a time, instead of the whole resort being available to the Club. So, the availability of reservations at the new resorts will take time as customers make purchases at those resorts.

    Basically, Bluegreen is working with third party resort developers to put timeshare infrastructure around their resorts and making them part of the Club. So, Bluegreen doesn't have to put the capital up to build the resort. A third party developer does. This gives them the opportunity to expand the Club, earn revenue from services instead of margin on the sale of inventory. And, we benefit from the expansion.

    Way cool, huh?
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    • #3
      So does that mean if 1 customer buys 1 week on a 2bdrm, that 1 week goes into the inventory, or that unit (52 weeks) goes into the inventory?

      Interesting deal.

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      • #4
        Originally posted by VA_Traveller
        So does that mean if 1 customer buys 1 week on a 2bdrm, that 1 week goes into the inventory, or that unit (52 weeks) goes into the inventory?

        Interesting deal.
        I am not up to speed on the fine details. But, what I was told is that units will be placed into the Club as they are sold. Obviously, that begs the question of what happens if they sell one week in a unit? What happens to the other 51 weeks? I'm not sure. Maybe they just become part of the rental inventory for the resort.

        If anyone finds info about these resorts, please post it here so we can discuss it.
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        • #5
          I think these are the web pages for each resort.

          Blue Water Resort Nassau - Guanahani Village - Bahamas - townhouse vacation resort and hotel alternative (Bahama's)
          Parkside Williamsburg Resort (Williamsburg)
          TheSoundingsSeasideResort (Mass)
          InnSeason Resorts - South Mountain (NH)

          The NH one seems to be part of another group. I wonder if BG will expand upon that agreement with them..?

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          • #6
            Okay, it looks to me like all of these properties have rentals. That makes more sense now.

            My guess is that all of the resorts plan on becoming mix use resorts where there are hotel and timeshare units for use. The deeding will be tricky if they intend to only offer usage one week at a time. My guess is they will convert the property by an entire unit. That's because deeding has to be changed from hotel usage to condo/timeshare usage. Many states require a filing with the state with condo documents in order for it to be legally valid titling of the property. I'm sure that is the value add Bluegreen is offering.

            Interestingly, since these are all existing properties, financing may not be an issue. The resort owner may provide seller based financing for the points sold. So, they would get consisent maintenance fees plus a monthly annuity for the loan. This could be an excellent way for Bluegreen to solve it's credit availability problem. I don't know if this is what is happening. But, it certainly crossed my mind as a way to move forward in the absence of credit.
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            • #7


              Yaaay!!! Bluegreen just keeps making things better for us.

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              • #8
                Several thoughts:

                Originally posted by BocaBum99
                In addition, each property brings with it the opportunity for additional phased development, including the construction and end-loan financing.
                1) This appeals to me. If you have already sold timeshares at a resort, probably the choice weeks have already been sold before BG gets into the picture. By having a new building, all of those units can go into the Vacation Club so Club Members have a chance at getting choice weeks. BG can build just one building and doesn't have to build infrastructure such as roads, offices, check-in area, pool, etc., doesn't have to go through as much zoning headaches, etc., etc.

                2) I don't care for sharing a resort with hotel renters. My feeling is that they don't care for the place as much as owners and exchangers and also aren't as considerate of others.

                3) Blue Water in Nassau will take a lot of points which will compete with the Presidential Suite. As the kids would say, "Awesome".

                4) Overall, looks like a good move for BG and for the Vacation Club.

                Charles

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                • #9
                  Charles,

                  I agree with your observations. Let me add onto it. I don't believe these resorts were timeshare resorts. I think they were operated as hotel operations.

                  If that's the case, Bluegreen can come in and remodel units on an entire floor and make it available only to timeshare owners. So, this can be done:

                  1) without financing the construction of the building. just cost to remodel.
                  2) if the property is paid off, then the seller can provide end user financing with Bluegreen processing the loans as they do today.

                  If I were Bluegreen and the resort, this is what I would do. I don't think it works to have any given unit set up as both a rental and partially a timeshare.
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                  • #10
                    One more thing. I am pretty sure that these resorts will be more like Club Associate Resorts than full Club resorts. Bluegreen people will be handling hospitality. But, there won't be a lot of inventory until it is converted and/or sold.
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                    • #11
                      Originally posted by BocaBum99 View Post
                      Charles,

                      I agree with your observations. Let me add onto it. I don't believe these resorts were timeshare resorts. I think they were operated as hotel operations.
                      Jim,

                      From what I can tell, at least Blue Water and South Mountain had timeshare units.

                      Charles

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                      • #12
                        Originally posted by crwisconsin View Post
                        Jim,

                        From what I can tell, at least Blue Water and South Mountain had timeshare units.

                        Charles
                        Okay. That's good to know.
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                        • #13
                          Originally posted by crwisconsin View Post
                          Jim,

                          From what I can tell, at least Blue Water and South Mountain had timeshare units.

                          Charles
                          I checked TUG and found:

                          Blue Water Resort Nassau - Guanahani Village - Bahamas (0469 GUV) is rated slightly less than Christmas Mountain Village (115 XMA) and a lot less than Timbers at Christmas Mountain (3662 XMA). (I wonder if people going to the Caribbean have more money and higher expectations than the rest of us??)

                          Parkside Williamsburg Resort (8721) does have timeshares. On TUG it had only 1 review which was positive and was rated above Timbers at Christmas Mountain. The timeshares appear to have opened in Fall, 2008 (Financially bad timing).

                          InnSeason Resorts South Mountain (ISM) has no TUG rating and no reviews.

                          The Soundings Seaside Resort was not listed on TUG. However, on their home page

                          TheSoundingsSeasideResort

                          there is a link to "SOUNDINGS OWNERS" which shows a lot of construction photos. Timeshare sales were made in the preconstruction phase. I don't know if construction was finished but there was a lawsuit. The article says that units should open up soon after the article was written.

                          Lawsuits entangle Dennis developer (Cape Cod Times, Hyannis, Mass.) - 31 May 03:00

                          Charles

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                          • #14
                            Jim........Will Bluegreen ever buy or do they even have the option to purchase or take over some of it's existing Club Associate Resorts, like "Players Club" in Hilton Head ?????? How does that work exactly and will it ever happen????

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                            • #15
                              Originally posted by BeerTentRich
                              Jim........Will Bluegreen ever buy or do they even have the option to purchase or take over some of it's existing Club Associate Resorts, like "Players Club" in Hilton Head ?????? How does that work exactly and will it ever happen????
                              It will never happen. Why? Because those resorts are already sold out. No intervals to sell. They would have to buy out current owners and then resell the property.

                              In the past several years, Bluegreen had been purchasing out hotels/motels and completely remodelling them. That gives them a ton of inventory at a new resort to sell.

                              Now, with credit tight, they have changed the model to have other developers front the capital and they provide services for those developers to generate cash.
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