Buying directly from the developer certainly can have its advantages.

These can range from:

• special bonus packages,
• special instant on the spot financing,
• free lunches and other freebies,
• discounts and specials on Exchange Club Memberships

However, when one considers the resale market, there are endless opportunities to buy the same time and exchange privileges for a fraction of what the original owner paid.

Although these vacation packages can be of great value as vacations, they should not be bought as investments. Most Companies today are regulated by the real estate departments in the states in which they are located. They are usually specifically prohibited from telling purchasers to buy these as investments. Typically, timeshares do not go up in value. Especially with the point system, these can continually be mass produced, leading to more supply then demand.

• Although Timeshare companies continually raise their prices, do not be fooled into thinking you can charge as much or more than they do. These are multi-billion dollar Companies, with huge budgets for marketing, well-trained sales teams with incredible marketing programs, from pre-arranged tours to teams of OPCs who continually give out invitations for slick sales presentations several times a day, including movies, free food, and tons of discount tickets for hotels, restaurants, and much more. No one timeshare owner, or even a large resale Advertising Company or Real Estate Broker can compete.
  
• However, timeshare Re-sales can be a viable way of getting out from under a lease or purchase plan when for a number of reasons; it does not make sense to keep that timeshare. Many times, people find that the allure of those presentations has led them to purchase several times, more than they can afford, or more than they can actually use.
  
• With the growing trend of large Timeshare Companies and large Luxurious developments, have also come increasing annual maintenance fees. These fees in some cases, can amount to a thousand dollars or more with the larger units or substantial point membership. When you add exchange club dues and fees, transportation, special assessment fees, and miscellaneous expenses, many purchase find themselves burdened with tremendous unexpected carrying costs, especially those who have purchased too much timeshare with expensive financing costs attached.

While thousands of buyers end up returning their timeshares to the developer after literally paying in thousands of dollars in payments and maintenance fees, service, fees, foreclosure fees, and other miscellaneous fees, there are alternatives.

You can try to auction off your timeshare. You can do this yourself, or through companies specializing in these auctions. There are small online auctions, there is E-bay, and you can even advertise in your local paper. While these methods can occasionally be successful, for the most part, they can become expensive, time consuming, and more often, a complete waste of time.

A tiny ad in a national newspaper or magazine can be hundreds or thousands of dollars for one small classified ad.

Necessary research & knowledge & other requirements

• Next, the owner must have a method of displaying and exhibiting his timeshare

• Next, the owner must help the buyer with the financing, the transfer of the timeshare title or points, and Escrow or Transfer Company, arranging for the closing or transfer

• Next, the Owner must know all the restrictions and regulations for rentals and resales, from the Timeshare developer or Manager.

• Next, the Owner must understand the true value and benefits of his membership or property.

• Next, he has to spend a tremendous amount of time, explaining and educating and negotiating with his prospective customer, if he is fortunate enough to have found one.

With this in mind, remember that the average owner on his own, generates less than $2,000 for a resale and barely $400 a week for a rental, if, indeed anything.

If you are using the timeshare, then you may be getting good value. As long as you continue to use your timeshare, you may be getting the value and benefits you originally contracted for.

However, you may not be able for a variety of reasons, to use as much vacation time as you wish.

• Renting your time out may be a viable alternative. Again, an individual owner may have a very difficult and expensive experience by attempting to do this on his own, just as with an attempted resale.
  
• Although in this case, you would not need a finance or title Company, you will still have the same expensive advertising costs each time you attempt to rent. You will not know how or where to advertise to reach the maximum target market, and you may not have the legal & marketing resources or tools to prevent liability on your part to complete a legal and suitable transaction from beginning to end.

Many units have a second and third bedrooms for guests, children and friends at very reasonable prices. In addition, there are many “lockout units” available. These units can be separated into two units for even more flexibility for privacy.

If you are already an owner, you are aware of the advantages of Timeshares over more traditional hotel rooms.

If you are a traveler who is seeking something more, then Timeshare may be the answer for your vacation needs.

We can show you a variety of units available for young couples, families and retirees, from huge luxurious high rise ocean front resorts to quaint, private and luxurious villas.

Whether you are looking for a Mountainside Resort for hiking and biking, a ski vacation, or a relaxing seaside resort, we have it available, or we will find it for you.

Why not rent a fun vacation in your own private villa and explore all the possibilities before you buy!

You can have it your way! You can try something different each year, or you can go back to your favorite spot as often as you like.

Whether you have a weekend, a month or more time, we can show you how to use your leisure and vacation time to the max, and without financial worry.

We will refer licensed Finance and Title companies who specialize in Timeshares.

You can request assistance to book flights, car rentals and sightseeing through our travel Agency.

In short, you can sell, buy, rent and travel. We will help you with all your travel needs.

Banked weeks, Bonus points, Bonus Vacation Certificates, Cruises and more.

Some Vacation Companies offer their members extra bonuses like trips and cruises. These can be of value to you and may be sold to other travelers as an incentive to bid for your Timeshare, or sold separately to cover your annual fees and more!

Many timeshare owners “bank” their weeks or points with their resort or exchange club. This allows them to roll over their vacation time for a year or more. This way, if you can only travel at a certain time, you will not lose your travel benefits.

These banked weeks can be sold or rented along with your regular vacation time.

Some chains like Hilton and Marriott offer points that can be exchanged for upgrades, cruises, car rentals and more.

You need to check with your resort or exchange club to see what your particular restrictions are.

Go to search online inventory, to view all the banked weeks. You will find bonus time, cruises and banked weeks that you can buy for any trip you are planning. Many owners are flexible on price.

Timeshare and Vacation Membership is a great way to travel, but in order to take advantage of the benefits, you have to understand how the programs work.

Call us and we will walk you through your program, or we will find out for you!

How to sell or rent your property
OK, I WANT TO RENT OR SELL MY INTEREST IN MY TIMESHARE!
WHAT SHOULD I DO?

You can go to your local Real Estate Agent. Chances are, in today’s market, he will look at you whimsically. If he chooses to be polite, he will offer you a cup of coffee; ask if you might be interested in buying a home or a vacation home, or if you are interested in selling your house. Let’s be brutally frank here. Your agent, if he is worth his weight, is probably making a good 6 figure income in today’s hot real estate housing market. He is making 5, 6, percent or more on transactions on an average home price of $250,000 across America and rising steadily. That is $2500 to $12,500 or more, depending upon what other Agents may be involved in the sale. Chances are, he is selling one to three homes per month or more.

To top it off, he has a limited advertising budget and a local market. All he really has to do is show up at the office attend a few open houses, and answer the phone. With limited available housing and costs soaring, the houses are selling far faster than they can be produced. Financing costs are at an all time low and sales are at an all time high. Many brokers in the resort areas in which most timeshares are located are working with average condo and home prices of $500,000 and more.

With that in mind, you might be better off spending more for that coffee at Starbucks, and take a few moments to enjoy yourselves.  Contact Us for help.

OK, I went to a Real Estate Broker & that didn’t work. What should I do now?

Well, you can call your friendly Timeshare developer. You know those friendly, smiling salespeople that happily sold you that timeshare in the first place. The only problem is, the salesperson can’t be reached, or maybe they don’t work there anymore. It doesn’t really matter! The Company would be happy to help you buy some more timeshares or membership time, but they don’t really want to get involved in reselling your time. However, they will give you a bonus if you just buy more timeshare. With that in mind, you are desperate, frustrated and tired, and you might as well leverage out with more timeshare at a better price. This scenario is played out tens of thousands of times a year. The only problem is; you are now deeper in debt and have even heavier maintenance and other carrying costs, and you are worse off than before.

Real Estate Brokers Specializing in Timeshare Resales

Now, you try Real Estate Brokers who advertise a specialization in timeshare rental and sales. Now you feel you have found the formula. You sign a thick listing agreement that can last as long as a year or longer. You are too happy and too tired to read the small print. You find out later that the Company may charge you up to 35% or more for the sales commission. So, even if they help you sell it, by the time you finish paying the commissions and the closing costs, you are left with a few hundred dollars in your pocket, if you are lucky at best. At worst, you sell your timeshare, with the stipulation that you are still responsible for a huge lump sum payment, or substantial continuing carrying costs to offset the low price you have agreed to. Oh, by the way, even if you find another buyer, months after an unsuccessful attempt with that broker, you have not seen the overhang clause in that thick Agreement. You still have to pay him his commission even if you sell it yourself or through some other method. You have probably found out by now, that even though the broker is a franchisee of a national chain, in no way, do they endorse or assist that broker or salesperson with timeshare sales of any kind. In fact, they probably actually frown on it.  Contact us for help.

OK, I have tried selling and renting my timeshare by myself, I have tried Real Estate Brokers locally, and I have tried a National Real Estate Brokerage chain that advertises that they will resell my timeshare.
None of this worked. What do I do now?

Well, you can try giving it away. You can try your children. Chances are, they are looking for spur of the moment vacations with no responsibility or maintenance fees. Oh, they will gladly use it when you don’t, every so often, but you are still responsible for the payments and maintenance, and exchanger fees. So, you try asking your Uncle Harry, that always willing to talk tower of wisdom. He gives you a lecture on buying timeshares, and has a good meal at your expense. You can also try your lazy brother-in-law. He will be happy to fly down at your expense for a week or two to check it out while getting a good tan and a great massage. Or:

• You get a telemarketing call from a Company that specializes in Timeshare Advertising.
• This sounds great until you get to the part where they ask you for a few hundred dollars or more for a fee upfront to advertise your timeshare to thousands, or millions, of people through the Internet and other publications. Sounds good, but why should you put this money up front? After all, if you want to sell your car, your boat, your furniture, or anything else, you normally spend a hundred dollars, ,or hundreds of dollars in classified and display ads, or specialty advertising companies that will assist you. But there is no way you will spend a few hundred dollars advertising that timeshare that may have cost you $15,000, $20,000 or even $30,000 or more in a three hour presentation. Why? Because you don’t have to pay your real estate Agent before he sells your house.

But you still haven’t figured out that your timeshare is nothing like your house!

• It is not a necessity to most buyers.
  
• A salesperson can’t hold open houses there.
  
• They can’t do a Developer’s $100,000 sales presentations on the timeshare premises.
  
• If the buyers don’t buy your timeshare, they will still go on living happily ever after. They will still have a vacation, a home, a vacation home, a car, and so on.
  
• This is a travel and leisure product.
  
• Only the transfer of ownership, and only in the case of a deed, does this remotely resemble a piece of real estate.

This is a long term vacation ownership. It is not jewelry. It is not your typical real estate ownership. It is not a valuable antique car or furniture piece. It is not a valuable collectible of any kind. It may be a Gold Membership, but remember, IT IS NOT GOLD! Contact Us for help.

OK, I will pay the fee. Can I finally sell or rent my timeshare or vacation interest?

Well, maybe yes and maybe no!

• Did you bother to check the Company out?
  
• Did you find out if they are members of the local BBB and online BBB?
  
• Did you find out if they have many unresolved problems or a pattern of complaints?
• Did you bother to ask if they hold the proper licenses?
  
• Did you check their web site out?
  
• Do they actually advertise your timeshare?
• Is their web site something out of a cereal box, or is it one that is impressive, with the right facts about your timeshare.
  
• Do they have the proper documents from you?
  
• Are they checking out the resort information? If not, you may be going the right route, but just not the right Company.

Ok, I paid an up front fee, but it didn’t sell. What do I do now?

Did you check out the Company as we spelled out above, or did you find out later, much later, that this Company was operating out of a rooming house, and the money you so wisely invested, never was spent on advertising, but on buying the owner of that Company a new boat?

OK, the Company checked out, but my property still hasn’t sold or rented. What do I do now?

What have you forgotten?

OK, I have checked out the Company, done my homework, worked with my Advertising Company with a positive attitude, changed my price, and I still don’t have the results I want? What do I do now?

Not all timeshares sell or rent for the price that you want!

You may feel you have done everything possible to sell or rent your timeshare. It still hasn’t sold or rented and you don’t know who to blame!

Your success is dependent upon many factors that you and your Advertising Company do not control (including, but not limited to):

1. The national and international Economy and the changing cycles of that economy.
2. The local economy where your Timeshare is situated.
3. The financial state and/or restrictive policies of your Resort or Resort Company.
4. The current economic cycle and competitive prices of the developer’s current sales program.
5. The supply of thousands of other comparative timeshares and their competitive prices.
6. The nature and current economic state of the travel Industry.

You and your Advertising Company have done all the right things. For reasons stated above, or for unknown reasons, you still have not sold or rented your timeshare. Contact Us for help

What do I do now?

Unfortunately, there are resorts that for one reason or another are undesirable and extremely difficult to rent or sell. If you have tried everything, and you have not gotten results, this is the time when you might consider the auction or E-bay route to just get out from under this burden. You might also consider donating it to charity, where you can get a tax write-off and the charities will benefit. We can help you if you choose this avenue!

It is important to remember that most timeshares are rentable or saleable, just not always at the price you would desire.

We believe that if the resort is well-maintained and in a desirable location, it should sell or rent easily. However, the prices vary widely. Home prices can be obtained using appraisals and comparative sales. These methods do not work in the timeshare industry. While searching for comparables for the resales and rentals in the Timeshare industry on a continuing basis, we have found similar rentals for the same period of time ranging from $300 for a week to as much as $3,000 or more, for the same week. Therefore, other than the factors mentioned above, the price and the exposure of your timeshare are the two most important things that will affect the success of your Advertising!

Contact Us for help

Note: Vacation Property Trader Reserves the right to change or update Agreements, Acknowledgements, Guarantees at any time without notice.