Today, Holiday Inn Club Vacations goes online with their newest program. From their press release "Starting today, travelers who are seeking a richer vacation experience can rent vacation villas online at www.hiclubvacations.com, a dedicated website where consumers can book a spacious one-, two- or three-bedroom villa just like they would any Holiday Inn hotel room."

In addition, owners of Orange Lake Country Club will have benefits from the Holiday Inn franchise. Everyone will benefit: Orange Lake owners, Holiday Inn Club owners, and the general public. It will combine the availability of RCI resorts (4,000 resorts), Holiday Inn Club some 4,100 hotels, plus the direct availability of Orange Lake resorts.

Orange Lake Country Club has long been one of my favorites. Not only is it well located near all the Orlando attractions like Walt Disney World, Sea World, Epcot, and Universal Studios, but it has one of the most fabulous on site pool complexes in Florida. Orange Lake also happens to be one of our best selling timeshares on the resales market. So, you really can't go wrong with this improved owners' package of benefits - especially when you buy your timeshare at a discount.

Check out these deals on Orange Lake Country Club timeshares for sale by owners!

By the lake at Orange Lake Country Club, timeshare in Orlando Florida.

From the Associated Press via www.forbes.com comes an update about the timeshare giants Wyndham and Marriott. Wyndham announced it is laying off 4,000 employees, (they called it "cutting 4,000 jobs") in response to a decline in their timeshare sales projected for 2009 of $1.2 billion from $2.0 billion in 2008. Wyndham's projected $1.2 billion in timeshare sales still sounds fairly strong with all things considered. Credit continues to be the issue with Wyndham financing about 70% of their sales. They will no doubt raise the bar when qualifying their buyers. So far this year, Wyndham's stock has plummeted 75%.

I look in on Marriott's blog from time to time. The Chairman and CEO of Marriott International writes on their blog fairly often. Yesterday a guest writer, Arne Sorenson, Marriott's chief financial officer, seemed quite positive in saying "Today, we're increasingly nimble in responding to demand trends. This includes our timeshare business, which we believe will weather the downturn just fine." This is likely due to a good balance sheet and a $1 billion line of credit still in place for Marriott. These days, it is all about the credit.

If you have ever had the experience of being in the "wheel house" of a big ship, you know that if you want to make a sharp turn, you have to have some speed going into the turn, and turn the helm at the right time. Our economy, like a big ship, cannot turn on a dime, but sectors of our economy whether it is hotel and tourism, manufacturing, or oil and gas can make the changes they need to survive. Let us all hope that their respective "helmsmen" are making the changes they need to keep up in this rapidly changing economy.

Ships in San Diego Bay, courtesy of www.PDPhoto.org

In addition to "ocean view", some timeshare buyers are looking for high speed internet connections, WIFI, 42" plasma HD televisions, IP phones and more.

What's a timeshare developer to do? At the first glance, investing in fiber optic cables, HD televisions, and internet access seem too expensive to install, support, maintain, and upgrade. If you look a little deeper into the process of a buyer's decision, you'll find that they are looking for amenities that imply luxury, attention to detail, and the "wow" factor. In addition, the cost of fiber optic systems continues to drop while the cost of copper cables skyrockets. For example, a General Electric press release describes one of their new fiber optic systems: "GE Digital Energy announces the Multilin HardFiber System which eliminates the need for thousands of copper wires in a substation and replaces them with a few fiber optic cables. By eliminating the need to install and maintain thousands of copper wires, used for signaling and monitoring in electrical substations, utilities can save up to 50% of protection and control installation and maintenance costs, while at the same time increasing worker safety and power system reliability." (source) This product may be for power or industrial use, but the basic theory is the same: fiber optics are cheaper to maintain, can carry far more data than copper, and are now the same cost or less than copper.

Having said all that, if a timeshare buyer is impressed with the high tech amenities of their resort they will more likely recommend it to their peers.

In a previous blog article I talked about the timeshare resorts that have wireless internet access. The timeshares who have WIFI also have timeshare owners that are very pleased with that service and likely recommend their resort to others.

What about those 42" plasma HD televisions? The entertainment factor of a timeshare condo will make an impression on a timeshare buyer. While it may not be feasible to place High Definition hardware in place, it would be wise to build out the project so that when costs come down, the infrastructure will be in place to upgrade it quickly.

Yes we want the ocean view, palm trees, or mountains. But more and more, buyers are looking for a forward thinking resort - and the amenities that come with it.

It is not too often that it gets this cold here on Lake Conroe Texas. After all, we are tucked into the southeast corner of Texas, not far from the Gulf of Mexico. How cold is "this cold"? I think the thermometer went down to 32 degrees last night. Naturally this arctic blast has me thinking of palm trees, beaches, emerald water - the Bahamas. Featured as one of the top destinations by www.travelchannel.com the Bahamas has a lot to offer.

They specifically describe Paradise Island and the Harbourside Resort Atlantis timeshare resort. They describe Atlantis as having "several hundred rooms, seventeen restaurants, a dozen bars, an aquarium and a water park located on the property." There are several other hotels on Paradise Island, and many of them have made arrangements with Atlantis for their guests to have full access to the guest services offered by Atlantis.

If you are going to book a hotel, remember to start one or two months in advance to get a better rate. For even more affordable accommodations, consider a timeshare - especially at Harborside Atlantis. But, don't pay the retail price, buy from a timeshare owner on the resale market.  You'll save thousands and have more to spend on your dream vacations. If you buy a Harborside Atlantis timeshare on the resale market, you'll save anywhere from 20% to as much as 50% off the going resort rate. Plus, you will have a much better room for your stay and more amenities close at hand.

Harborside Resort Atlantis timeshare Bahamas

In a recent timeshare study by Stroman Realty, Inc they listed their top ten best selling timeshare resorts from over a five year period.  Here they are:

1. Sheraton Vistana Orlando, FL
2. The Manhattan Club, NY, NY
3. Orange Lake Country Club, Orlando, FL
4. Marriott’s Desert Springs Villas Palm Desert, CA
5. Hilton Grand Vacation Club Flamingo Las Vegas, NV
6. Hilton Grand Vacation Club Sea World Orlando, FL
7. Worldmark by Wyndham Resorts
8. Marriott’s Cypress Harbour, Orlando, FL
9. Marriott’s Desert Spring Villas II Palm Desert, CA
10. Marriott’s Grande Ocean Resort, Hilton Head, SC

It was no surprise that five of the top ten best selling timeshares were in Orlando Florida.  Orlando has the highest concentration of timeshare condos and markets them profusely.  In addition, Walt Disney World attracts millions of visitors to Orlando Florida.

Marriott timeshares also accounted for four of the top ten timeshares sold.  The quality and name of Marriott drives their sales year after year.  They have also had a large role in "dressing up" the timeshare industry's reputation. Over the next few weeks we will be looking at each resort from an owner and buyer's points of view.

If you are ready to buy or sell timeshare properties, now is the time to do it.  If your circumstances have changed since you first bought your timeshare and you can no longer use it every year, it may be time to sell.  Having to pay timeshare maintenance fees for something you do not use is, at the least, frustrating.

There is a wealth of information about buying and selling timeshare available at www.rpmls.com. 

Great photo of Venice Beach, courtesy of www.pdphoto.org

You will be asking yourself that question when you get ready to sell your timeshare. Why? Because the answer to that question may determine whether or not you will sell your timeshare or keep it. The only "official" guidance that has been offered came from the American Resort Developers Association who said that timeshares will usually sell for 50% to 75% of a retail price. But, with averages being just that, averages, that may not help you much.

Stroman Realty, Inc, has published a report that draws data from thousands of timeshares sold on the secondary market. Even though the rule of averages still applies, the following graph from that report gives timeshare owners a good indication that the resales value of their timeshare is going up quickly. The chart below shows that from 2003 to 2007 the average resales price of a two bedroom high season timeshare grew from $7,505 to $11,031. That's great news for anyone contemplating selling their timeshare. So, if you've been thinking about it, right now is a great time to sell!

How many times have you heard the pitch: "You get a free weekend at a fabulous timeshare resort, in exchange you would be required to attend a 90 minute presentation"?  The offers come in many forms with varying requirements.  The temptation is the free lodging. But what is the risk of such a timeshare travel deal?

You could be placed in a tiny room in a bad location.  There may be undisclosed fees.  The "90 minute presentation" may turn into an all day event where you are held hostage by a series of sales people. You may even spend thousands on a timeshare purchase that you never intended to spend.  USA Today posted an article today about such a proposition.  They recommend that if you intend to buy a timeshare, buy the timeshare from an owner, not the resort. "If you buy in at the developer's asking price, a timeshare "investment" almost always loses value. That's why most experts recommend you buy a timeshare on the resale market rather than a "retail" timeshare." (source)

In addition, when you buy resale you will not be on the receiving end of a high pressure timeshare sales pitch.  There are many ways to go about finding just what you want.  www.rpmls.com is a great choice.  There you have many choices and a professional staff to assist you in your search.

Buy resale, not retail. Don't assume that a timeshare travel deal from the home resort is the best value!

Central Florida Investments, Inc, parent company of Westgate Resorts, Inc, has closed their Houston sales office and laid off 106 employees. (source)  This office has been doing "off-site" sales of timeshares for their network of Westgate Resorts.  Their office, located on Richmond Ave, featured a full sized model of one of their timeshare units to present to their buyers. They called this their preview gallery. The reason they gave the Texas Workforce Commission for the layoffs was that they "experienced an unforeseen business emergency brought on by the collapse of the credit markets." They were not able to sell their notes to their usual buyers, and the cash flow stopped. So far that all sounds like a normal by product of a severely tight credit market.

The reason this story caught my attention was because of the sales tactic of "off site" sales. I know that Westgate would not have kept the office open for the last 4 years if it were not successful. But, how hard must it be to sell a timeshare (at a top retail price) that may be actually sitting hundreds or thousands of miles away? Richmond Ave in Houston is nice, but it is not as popular destination as Las Vegas, Orlando, Hawaii, or others. So what kind of confidence can the consumer have when buying a timeshare in Vegas without going there? And how hard must it be for a sales person to close a deal when the buyer is not able to enjoy all the benefits and excitement of the terrific destination? Then, I'd wonder how high is their rate of cancellation compared to on site timeshare sales?  You'd think it would be harder to hold a buyer in this kind of deal.

I'd love to hear from any of you who used to work there or who have done "off-site" sales for timeshare developers!

Take a look at how we sell timeshares with no hassle, no pressure, and always "off-site".

Polo Towers Timeshare in Las Vegas

"What is my timeshare worth?" "Do I need an appraisal on my timeshare before I sell it?" "What is my timeshare's value?" I hear these questions and other variations of it every day. Everyone who is thinking of selling their timeshare wants and needs an answer in order to come up with the best strategy for selling their timeshare.

Stroman Realty, Inc's website www.timesharelink.com has an in depth study of that very issue. You can find the entire article here: "Setting your timeshare sales price".

Long held industry advice is that the average timeshare will sell for about 25% to 50% of the current retail price from the resort developer. The problem with averages is just that - they are averages. An average will not take into account specific locations, supply and demand, amenities, developer's reputation, and many other things.  For example, a timeshare that gives you a fixed week during peak ski season in Breckenridge will be worth more than the same unit and resort during off season. Or, a Manhattan Club timeshare that guarantees you New Year's eve will be worth more than the same timeshare two weeks earlier.

The quality of service the resort gives to the owners also comes into play. Interval International and RCI rate their resorts with the quality of service being a large factor in deciding if they are a Gold Crown or Five Star timeshare. That will also influence the value of a timeshare when you get ready to sell it.

How about "a room with a view"? The article found at www.timesharelink.com says "A room with a view is not limited to areas near the beach or ocean. Some resorts may have rooms on one wing that is obstructed by another building while an adjoining wing may have a view of the downtown area. A resort may also have multiple views where one area of the resort gives owners a view of a mountain landscape, while another view overlooks a lake or the heart of the city."

Ultimately the value of a timeshare is in the memories of great vacations you have enjoyed by owning it. But when it comes time to sell it, it is harder to put a dollar amount on those memories. And, what if you never even used the timeshare? You'd have little or no emotional investment in it and would likely just prefer to get rid of it.

Either way, take a look at the guide I mentioned if you need help in figuring out what your timeshare is worth. Now that would be time well spent!

Yesterday's announcement from Disney that they will give free admission to one theme park on your birthday, brings up one important thing on my "to do list" - buy a Disney Vacation Club timeshare on the secondary market. After all, why should I pay the going rate at the resort when there are owners who would be willing to sell me their DVC for much much less?  I'd get the same product but for thousands less!

But how would I find the right resort, make sure the owner knows exactly what they own, and get the deal closed? What about escrow, closing companies, and transfer of ownership at Disney?

If you are really serious about buying or selling Disney Vacation Club timeshares, then you should utilize the services of timeshare resales specialists like those at www.rpmls.com. They have the size, experience, and systems to get the right deal and do it right the first time! With thousands of timeshare properties sold and closed, their experience would be the "steak" you need - with none of the "sizzle" so many seem to offer.

Disney Vacation Club's proximity to Walt Disney World, their amenities, and attention to detail would make any timeshare owner confident that they made the right decision - especially when you buy your DVC timeshare from another owner.