I recently had a conversation over lunch with Shauna Zielinski, a licensed real estate associate with the Progressive Real Estate Agency who specializes in Disney Vacation Club resorts. The topic of conversation was the consistent high demand for Disney Vacation Club condo rentals and resales.
"Disney is one of the world's most recognizable brands." Stated Shauna. "As such, the Disney Vacation Club timeshare system is able to easily overcome the common negative stereotype of timeshare vacation ownership and therefore maintains consistent demand year after year!".
"The biggest change this year" she continued "is that as the economy has begun to improve more owners have decided to use their points themselves. This has lowered the rental supply and increased consumer demand, helping to push prices to more than double the timeshare owners maintenance fees and taxes. Timeshares should never be sold as a financial investment, but I do tell my resale buyers that Disney Vacation Club reservations (DVC) have consistently rented at a profit for years!"
Disney Vacation Club does restrict the commercial renting of its timeshare points program, but often this is misunderstood by owners. The restriction does not stop owners from renting their unused points to guests, as long as the primary intention of ownership and usage is for the DVC owner's personal usage and enjoyment. DVC members can either rent their points through a by-owner advertising venue such as http://myresortnetwork.com, or can use the services of a respected rental brokerage to ensure they have a safe and secure transaction.
Regardless of how the reservation is rented, both the DVC member and the tenant should always insist on an independent third party escrow company to hold the rental payment until after check in. Costs for rental escrow have continued to decrease as more competition has come into the industry including local timeshare closing companies such as PCS Title and even online services such as DepositGuard.
When I asked Shauna about rental pricing she gave the following advice:
"I normally recommend DVC owners set their asking price based on the actual points used for the reservation. $13. to $14. per DVC point is a reasonable expectation, and after a broker's rental commission of $2. per DVC point- the net rental proceeds to an owner is normally more than double the annual per point assessments at most resorts."
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Showing posts with label Maintenance Fees. Show all posts
Showing posts with label Maintenance Fees. Show all posts
Disney Offers to Buy Back DVC at Aulani Contracts After Maintenance Fee Miscalculation
"...We want everyone to be satisfied with their purchase. If you decide that the changes described in this letter and the enclosures are not acceptable to you, you may cancel your purchase by sending us written notice within 30 days of your receipt of this letter .... Upon receipt of your signed and notarized re-conveyance documents, we will refund all amounts you have paid to us, plus interest, (and, if applicable, cancel your mortgage and note) within 20 days...."
Disney Vacation Club Maintenance Fees and Property Taxes
At the beginning of each calendar year, all Disney Vacation Club owners will receive a statement of Annual Dues for their share of the common expenses, reserves and ad valorem taxes at their Home Resort. Annual Dues are based on calendar years, not on Use Years so they are always considered to be due in January. Dues may be paid in full as a lump sum payment on or before January 15th. Due are considered to be late on February 15th, or on the check-in date if there is a reservation made for earlier in the year.
Members may also choose to pay for their dues with a monthly payment plan. This option is only available as a direct debit from a US checking account. Member services can provide you with details about the monthly debit option.
If a member does not maintain an account in good financial standing, Disney retains the right to restrict that members usage and may also cancel any reservations made from the account.
If a member's annual dues fall into arrears, Disney Vacation Club may submit the account for collections and also may foreclose on the ownership.
I have posted a historic breakdown of the per point maintenance fees for each Disney Vacation Club resort under the specific resort overview. Click the resort name in the window to the right to view the general information and overview of any DVC resort.
Members may also choose to pay for their dues with a monthly payment plan. This option is only available as a direct debit from a US checking account. Member services can provide you with details about the monthly debit option.
If a member does not maintain an account in good financial standing, Disney retains the right to restrict that members usage and may also cancel any reservations made from the account.
If a member's annual dues fall into arrears, Disney Vacation Club may submit the account for collections and also may foreclose on the ownership.
I have posted a historic breakdown of the per point maintenance fees for each Disney Vacation Club resort under the specific resort overview. Click the resort name in the window to the right to view the general information and overview of any DVC resort.
Disney Vacation Club's The Villas at Disney's Aulani Resort and Spa- General Information & Overview
92-1185 Ali'inui Drive
Kapolei, Oahu, HI 96707
(808) 674-6200
Disney Vacation Club has expanded into the tropical paradise of Hawaii! The newest DVC destination just opened its doors in 2011 and has given Disney Vacation Club owners access to the romance and adventure of beautiful Hawaii. Ownerships at this resort will be conveyed as a deeded leasehold that expires on January 31, 2061. This resort consists of more than 400 vacation homes, a mixture of grand villas, 2 bedroom villas, and lockout villas (which can be split into a 1 bedroom villa and a studio villa).
The designers of Aulani have worked to respect traditional Hawaiian architecture and traditions to create a unique resort experience that blends the magic of Disney with the true history and culture of Hawaii. The resort will feature an incredible volcano themed pool area, exercise facility, spa, restaurants, snorkel lagoon, stingray pool, gorgeous beach access, and much more. Plus, as always- the resort will be carefully designed to thrill children of all ages. A planned activity for kids that is creating quite a stir is the Menehune Hunt, a scavenger hunt where children solve clues to try and locate eighty small wooden statues hidden throughout the resort grounds!
Maintenance fee history for Disney's Aulani Villas:
2012: $5.96 per point
2011: $5.73 per point
Click HERE to view the Disney Vacation Club at Aulani Resort point chart.
Click HERE to sell your Disney Vacation Club at Aulani Villas timeshare
Click HERE to buy a DVC at Aulani Resort and Spa ownership
Click HERE to rent a Disney vacation at a Disney Vacation Club resort
Hawaii Governor Hopes to Increase Daily Transient Tax for Timeshare Resorts
The State Government of Hawaii also imposes a daily transient accommodations tax based on the number of Vacation Points required for the stay. The State requires that the tax be collected from the guest occupying the timeshare, and this tax is collected only if the accommodation is used. This "daily usage tax" is not included in the annual maintenance fees computed by Disney, but instead is collected by the front desk.
Currently, the transient tax is assessed as one-half of the per point maintenance fee ($5.73 per point for Disney's Aulani Resort) multiplied by the number of Vacation Points used for the reservation and then multiplied by the tax rate of 7.25%.
Currently in 2011 the transient accommodations tax per point is $0.2077 per point.
However, the Governor of Hawaii had proposed legislation to increase this transient tax to a rate of 9.25% based on 150% of the per point maintenance fee. If this would have passed in 2011, the transient accommodations tax per point would have increased to $0.795 per point.
This would have been a substantial increase for anyone who uses a timeshare resort in Hawaii, Disney or otherwise. I've shown data below from a potential DVC vacation at Aulani to help put this proposed increase in perspective.
A two bedroom oceanview villa confirmed for July 1 to July 8, 2011 would require 553 Disney Vacation Club points. At the current rate of transient accommodations tax- the amount charged at check out would be $114.86. If this tax increase had been passed by the state of Hawaii- the amount charged at check out would have increased to $439.64.
ARDA-ROC is the primary lobbying organization for timeshare owners, and the organization posts alerts for new legislation that it believes would be harmful to the timeshare industry. You can follow these updates for the state of Hawaii by clicking HERE.
Currently, the transient tax is assessed as one-half of the per point maintenance fee ($5.73 per point for Disney's Aulani Resort) multiplied by the number of Vacation Points used for the reservation and then multiplied by the tax rate of 7.25%.
Currently in 2011 the transient accommodations tax per point is $0.2077 per point.
However, the Governor of Hawaii had proposed legislation to increase this transient tax to a rate of 9.25% based on 150% of the per point maintenance fee. If this would have passed in 2011, the transient accommodations tax per point would have increased to $0.795 per point.
This would have been a substantial increase for anyone who uses a timeshare resort in Hawaii, Disney or otherwise. I've shown data below from a potential DVC vacation at Aulani to help put this proposed increase in perspective.
A two bedroom oceanview villa confirmed for July 1 to July 8, 2011 would require 553 Disney Vacation Club points. At the current rate of transient accommodations tax- the amount charged at check out would be $114.86. If this tax increase had been passed by the state of Hawaii- the amount charged at check out would have increased to $439.64.
ARDA-ROC is the primary lobbying organization for timeshare owners, and the organization posts alerts for new legislation that it believes would be harmful to the timeshare industry. You can follow these updates for the state of Hawaii by clicking HERE.
Disney Vacation Club's The Villas at Disney's Grand Californian Resort- General Information & Overview
1600 South Disneyland Drive
Anaheim, CA 92802
(714) 635‐2300
The very first DVC resort in California opened its doors in September of 2009. Ownerships at this resort are conveyed as a deeded leasehold that expires on January 31, 2060. This is Disney's smallest vacation club resort consisting of only 48 vacation homes: 23 two bedroom villas, 23 lockout villas, and 2 grand villas. This resort is the sister property to Disney's Grand Californian hotel.
Designed to complement the Redwood forest theme of the Grand Californian, these villas feature architecture and decor that creates the ambiance of a mid 1900's western mountain lodge- all within walking distance to the Disneyland Resort and theme parks. Amenities include several themed pool areas including the Redwood, Fountain, and Mariposa pools, the world class Mandara Spa, a state-of-the-art fitness center, restaurants, grocery, arcade, and children's activities and child care at Pinnochio's Workshop.
Recent maintenance fee history for Disney's Villas at the Grand Californian:
2012: $4.33 per point
2011: $4.07 per point
2010: $3.94 per point
2009: $3.82 per point
Click HERE to view the DVC Villas at Disney's Grand Californian Resort point chart.
Click HERE to sell your Disney Vacation Club at Disney's Grand Californian Resort timeshare
Click HERE to buy a DVC at Disney's Grand Californian Resort ownership
Click HERE to rent a Disney vacation at a Disney Vacation Club resort
Disney Vacation Club's Bay Lake Tower at the Contemporary Resort- General Information & Overview
4600 North World Drive
Lake Buena Vista, FL 32830
(407) 824‐1000
What was Disney's most anticipated DVC resort opened its doors in August of 2009. Ownerships at this resort are conveyed as a deeded leasehold that expires on January 31, 2060. This resort consists of 295 vacation homes: 148 two bedroom villas, 133 lockout villas, and 14 grand villas.
The sister property to Disney's Contemporary Resort, this deluxe DVC destination overlooks Bay Lake and features incredible views of the Magic Kingdom! The resort connects to the Contemporary with an elevated walkway, and has direct access to Disney's famous monorail system. The villas feature full kitchens, washer/dryers, and many offer huge bay windows to provide the famous view. Amenities are shared with the Contemporary, and include the themed Bay Cove pool area, the Top of the World lounge, restaurants, grocery, tennis, a fitness center, marina, lakeside beach area, playground, and plenty of planned activities for the children!
Recent maintenance fee history for Disney's Bay Lake Tower:
2012: $4.22 per point
2011: $3.90 per point
2010: $3.78 per point
2009: $3.67 per point
Click HERE to view the DVC Bay Lake Tower at the Contemporary Resort point chart.
Click HERE to sell your Disney Vacation Club at Disney's Bay Lake Tower timeshare
Click HERE to buy a DVC at Bay Lake Tower at Disney's Contemporary Resort ownership
Click HERE to rent a Disney vacation at a Disney Vacation Club resort
Disney Vacation Club at Disney's Animal Kingdom Villas- General Information & Overview
291 Osceola Parkway
Lake Buena Vista, FL 32830
(407) 938‐3000
Disney's next resort opened its doors in July of 2007 as the sister resort to Disney's Animal Kingdom Lodge. Ownerships at this resort are conveyed as a deeded leasehold that expires on January 31, 2057. This resort consists of 458 vacation homes: 140 two bedroom villas, 250 lockout villas, 46 studio villas, and 22 grand villas. The deluxe resort was designed to embrace the art and culture of Africa, combining traditional architecture and decor with views of exotic animals throughout the surrounding savannah. Guests can see antelope, giraffes, exotic birds, and other African animals in a pristine natural setting. Amenities include themed pool areas for adults and children, nature trails alongside three savannah areas, restaurants and shopping, grocery, fitness center, tennis, hot tubs, and children's activities and child care.
Recent maintenance fee history for Disney's Animal Kingdom Villas:
2012: $5.44 per point
2011: $5.02 per point
2010: $4.95 per point
2009: $4.86 per point
2008: $4.71 per point
2007: $4.62 per point
Click HERE to view the DVC Villas at Animal Kingdom Lodge point chart.
Click HERE to sell your Disney Vacation Club at Disney's Animal Kingdom Lodge timeshare
Click HERE to buy a DVC at Disney's Animal Kingdom Resort ownership
Click HERE to rent a Disney vacation at a Disney Vacation Club resort
Disney Vacation Club at Disney's Saratoga Springs Resort and Spa- General Information & Overview
1960 Broadway
Lake Buena Vista, FL 32830
(407) 827‐1100
The largest DVC resort opened its doors in May of 2004. Its legal name is Disney's Saratoga Springs Resort, a leasehold condominium. Ownerships at this resort are deeded as a ground lease that expires on January 31, 2054. This resort consists of 888 vacation homes: 360 two bedroom villas, 432 lockout villas, 60 three bedroom Treehouse villas, and 36 grand villas.
This deluxe resort is themed after Saratoga Springs, NY in the late 1800's. The resort is located across the lake from Downtown Disney, and offers both riverboat and bus transport for guests. This vast 65-acre lakefront resort has been built in four phases, and the final phase was recently completed- adding the unique Treehouse Villas. These villas are built upon pedestals in a wooded area along the river, creating the magical
atmosphere of a luxury tree house experience! Amenities at this resort include a renowned full service spa, direct access to the Lake Buena Vista Golf Course, themed pool area and children's pool, exercise room, marina, tennis, sauna, hot tubs, restaurants, grocery, and planned activities.
Recent maintenance fee history for Disney's Saratoga Springs Resort:
2012: $4.73 per point
2011: $4.52 per point
2010: $4.46 per point
2009: $4.34 per point
2008: $4.21 per point
2007: $4.12 per point
2006 $3.98 per point
2005: $3.83 per point
Click HERE to view the Disney's Saratoga Springs Resort & Spa point chart.
Click HERE to sell your Disney Vacation Club at Disney's Saratoga Springs timeshare
Click HERE to buy a DVC at Disney's Saratoga Springs Resort ownership
Click HERE to rent a Disney vacation at a Disney Vacation Club resort
Disney Vacation Club at Disney's Beach Club Villas Resort- General Information & Overview
1900 North Epcot Resort Boulevard
Lake Buena Vista, FL 32830
(407) 934‐8000
What is perhaps Disney's most popular resort opened to guests in July of 2002. Its legal name is Disney's Beach Club Villas, a leasehold condominium. Ownerships at this resort are deeded as a ground lease that expires on January 31, 2042. This resort consists of 208 vacation homes: 78 two bedroom villas, 74 lockout villas, 20 one bedroom villas, and 36 studio villas. This deluxe resort is the sister property to Disney's Yacht and Beach Club Resorts.
DVC's Beach Club Villas are located across the lake from the Boardwalk Resort, and are within walking distance to a private entrance for Epcot. This deluxe resort is themed after the seaside cottages of Newport, and offers an incredible vacation experience for all ages. Amenities include Stormalong Bay- a themed sand bottomed pool area with one of the highest resort slides on Disney property, a pristine lakeside beach area, marina, health club, tennis, playgrounds, bike rentals, volleyball, arcade, and children's activities.
Recent maintenance fee history for Disney's Beach Club Villas:
2012: $5.50 per point
2011: $5.28 per point
2010: $5.15 per point
2009: $5.00 per point
2008: $4.80 per point
2007: $4.63 per point
2006 $4.48 per point
2005: $4.27 per point
Click HERE to view the DVC Beach Club Villas Resort point chart.
Click HERE to sell your Disney Vacation Club at Disney's Beach Club Villas timeshare
Click HERE to buy a DVC at Disney's Beach Club Villas ownership
Click HERE to rent a Disney vacation at a Disney Vacation Club resort
The Villas at Disney's Wilderness Lodge Resort- General Information & Overview
801 Timberline Drive
Lake Buena Vista, FL 32830
(407) 824‐3200
The DVC Villas at Wilderness Lodge opened to guests in November of 2000. Its legal name is The Villas at Disney's Wilderness Lodge, a leasehold condominium. Ownerships at this resort are deeded as a ground lease that expires on January 31, 2042. This resort consists of 136 vacation homes: 44 two bedroom villas, 45 lockout villas, 27 one bedroom villas, and 20 studio villas. This deluxe resort is the sister property to Disney's Wilderness Lodge hotel.
This incredible Disney destination is themed to evoke the spirit of an elegant wilderness lodge in the Pacific Northwest and features artificial geysers and hot springs. Amenities include themed pool areas, direct lake access, a marina and lakeside beach area, sauna, exercise room, mercantile, full service spa, planned activities, and all the renowned magic of a classic Disney vacation!
Recent maintenance fee history for Disney's Wilderness Lodge Resort:
2012: $5.61 per point
2011: $5.35 per point
2010: $5.20 per point
2009: $5.04 per point
2008: $4.87 per point
2007: $4.73 per point
2006 $4.61 per point
2005: $4.35 per point
Click HERE to view the Villas at Disney's Wilderness Lodge point chart.
Click HERE to sell your Disney Vacation Club at Disney's Wilderness Lodge timeshare
Click HERE to buy a DVC at Disney's Wilderness Lodge ownership
Click HERE to rent a Disney vacation at a Disney Vacation Club resort
Disney's Boardwalk Villas Resort- General Information & Overview
2101 North Epcot Resort Boulevard
Lake Buena Vista, FL 32820
(407) 939‐5100
Disney's BoardWalk Villas opened to guests in June of 1996 and was the first DVC resort built with a sister hotel onsite, Disney's BoardWalk Inn. Its legal name is Disney Vacation Club at Disney's BoardWalk Villas, a leasehold condominium.
Ownerships at this resort are deeded as a ground lease that expires on January 31, 2042. This resort consists of 383 vacation homes: 149 lockout villas, 130 one bedroom villas, 97 studio villas, and 7 grand villas.
This deluxe Disney resort is built on the shore of Crescent Lake, and is themed to create the ambiance of Coney Island in the early 1900's. There is an authentic wooden boardwalk which encircles the lake with restaurants, shopping, a retro dance hall, midway games, and street performers. Guests can rent bicycles or pedicabs (multi-seat pedal vehicles) to cruise around the lake, or simply relax at a cafe by the water and
listen to the cycling pianist! Luxury villas offer full kitchens, dining areas, and laundry facilities. On site amenities include themed restaurants, an interactive feature pool area for adults and children, general store, exercise facilities, sauna, hot tubs, and planned activities for all ages. Guests at this resort can walk to a private Epcot entrance.
Recent maintenance fee history for Disney's Boardwalk Villas Resort:
2012: $5.62 per point
2011: $5.46 per point
2010: $5.36 per point
2009: $5.21 per point
2008: $5.04 per point
2007: $4.85 per point
2006 $4.69 per point
2005: $4.41 per point
Click HERE to view the Disney's Boardwalk Villas Resort point chart.
Click HERE to sell your Disney Vacation Club at Boardwalk Villas timeshare
Click HERE to buy a DVC at Boardwalk Villas Resort ownership
Click HERE to rent a Disney vacation at a Disney Vacation Club resort
Disney's Hilton Head Island Resort- General Information & Overview
22 Harborside Lane
Hilton Head Island, SC 29928
(843) 341‐4100
The third DVC resort opened in March of 1996. It also was created as a term-for-years ownership that expires on Jan 31, 2042. It's legal name is Disney Vacation Club at Hilton Head Island Horizontal Property Regime. It consists of 102 vacation villas (76 2BR Villas, 21 Lockout villas, and 5 Grand Villas).
This luxury resort provides spacious cottage-style villas on the vacation playground of Hilton Head Island. Minutes away, there is a 13,000 square foot private beach house located on 3½-acres of beachfront property that is exclusive to Disney guests. The beach house features a pool, snack bar, and comfortable relaxation center where you can cool down after a hot day on the beach. Other resort amenities include themed pools area for children and adults, a fishing pier, exercise facilities, grocery, and activity programs for all ages. Recreation, dining, and shopping opportunities are also nearby.
Recent maintenance fee history for Disney's Hilton Head Island Resort:
2012: $5.93 per point
2011: $5.68 per point
2010: $5.57 per point
2009: $5.36 per point
2008: $5.16 per point
2007: $4.98 per point
2006 $4.34 per point
2005: $4.04 per point
Click HERE to view the Disney's Hilton Head Island Resort point chart.
Click HERE to sell your Disney Vacation Club at Hilton Head timeshare
Click HERE to buy a DVC at Hilton Head Island ownership
Click HERE to rent a Disney vacation at a Disney Vacation Club resort
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