How to get my AK offer accepted?

[NHTikiBeckie]

I have been following contracts that have passed ROFR and it seems like many people have the MF and closing costs paid for by the seller. I have been offering $67 per point and asking for seller to cover those costs and I am always turned down. Any advice?

 

[DannysMom]

Just keep offering what you are willing to pay for a contract. Eventually, the right seller will come along.

If you are keeping tabs on the ROFR thread to try to keep abreast of a current fair market price, keep in mind that the ROFR thread *may* be an inaccurate representation of "fair market" -- as it can tend to be a brag Fest, with only folks that feel like they got really good deals posting their details.

Good luck!

Sent from my iPad using DISBoards App, please excuse any typos or autocorrects!

 

[bakenatj]

Just be patient and keep making offers. Maybe up your offer by a dollar and see if that gets them to bite.

Sometimes waiting a day or two then saying I can't do better than my last offer will get the seller to give in too. Just depends on how bad the seller wants to unload the contract.

 

[DannysMom]

Oh, and you may want to adjust your offers, offering slightly less per point, but with the buyer paying closing & MF. It is a mind game with sellers sometimes, similar prices for you, but the seller does not then believe they are giving up any of their profits for closing or MF.

Sent from my iPad using DISBoards App, please excuse any typos or autocorrects!

 

[puffkin]

If it makes you feel better, I am in the same boat with SSR points. I am willing to pay current year MF dues but want seller to pay closing. I feel my Price per point is on the lower end but not rock bottom. Its hard to stay patient though and I do feel that most of the brokers are not interested in negotiating. I'm sorry, but for some people $6-$7K for a smaller contract may not be a lot of money, but it is for me so I want to make sure that I get a deal I am comfortable with. You are not alone

 

[ELMC]

I would advise you to be patient. It only takes one seller to say yes, and there are many, many sellers. Prices on AKV are steadily dropping and new sellers are coming out every day, so you are in the driver's seat here.

As a pp suggested, try offering $60 per point with you paying full closing and maintenance fees. It's the same cash for you but it makes the seller feel better that they're only conceding on one out of three price points. Good luck!

 

[gardenia]

It's actually customary for the buyer to pay closing costs, so that may be putting seller's noses out of joint. As others have suggested, offer to pay the closing, but lower your per-point offer enough to offset that.

 

[NHTikiBeckie]

I have been trying for a year and a half and prices at AK were a little lower same time last year. I see so many people getting the seller to pay the closing costs that I thought that was customary. Since I only want 100 points I think that must be making it harder. Thanks all!

 

[a742246]

What you could do to save a little money. Is ask to prorate the 2013 MF's.

 

[lovin'fl]

I will say we just signed a contract for 100 AKV points and it was sent to Disney for ROFR yesterday...we are paying $66/point and are also paying the closing and 2013 MF. We went back and forth with the sellers and this is the best we could get from them...were hoping to get a bit more off, but we are pretty happy because it's a nicely loaded contract with our Aug UY (and we want to book AKV for this Xmas).

 

[LisaS]

I have been trying for a year and a half and prices at AK were a little lower same time last year. I see so many people getting the seller to pay the closing costs that I thought that was customary. Since I only want 100 points I think that must be making it harder. Thanks all!

I agree with gardenia. It is (or at least it used to be) customary for the buyer to pay the closing costs. Things changed back when Disney was exercising ROFR much more frequently. There was a theory that Disney only looked at the price per point so if you offered the buyer a higher price but had them to pay closing costs, the deal was more likely to pass ROFR so many people started doing that. When the economy turned and the market was flooded with contracts, buyers could squeeze every possible penny out of the deal so the practice has persisted.

Looking at this from the seller's perspective, they must pay a 10% broker's commission when they sell as well as some fees that Disney imposes. If they feel they are being lumbered with all of the costs associated with this transaction (MFs, closing costs, DVC's selling fees, broker's commission) and being pressed on the asking price as well, they may feel that the buyer is unreasonable. If they aren't desperate to sell, they can just wait for someone less demanding to come along.

The bottom line of course is that you can structure the deal any way you like but sometimes perception is important. If you lower your offer (price per point) and cover the closing costs, you can end up paying the same amount for your contract but leave the buyer feeling like you were reasonable and fair.

 

[DenLo]

I think with smaller contracts of 100 points are less buyers are less flexible on paying the closing cost. If you are offering them $6600 for the contract and then they pay fees, the buyer's closing costs, MFs and commission to broker. Their price per point dramatically drops.

Keep in mind the ROFR posts here on the Disboards are just a small percentage of contracts that are purchased through the resale market. And many others people that post here on the DIS aren't going to post on the ROFR thread that they paid $5 per point higher and paid MFs and closing costs. It would be too embarrassing.

 

[Saaz]

We looked at resale and direct and went direct because of use year linking(we added 50 to our 160 at AKL). Our guide was very helpful and said that the ROFR is most often excercised if they have someone on a waiting list for the same points. Price per point is a factor, but if DVC has a buyer just waiting for the points, they most certainly will buy them back at say $65 and then then around and sell them for a lot more.

 

[ELMC]

I have been trying for a year and a half and prices at AK were a little lower same time last year. I see so many people getting the seller to pay the closing costs that I thought that was customary. Since I only want 100 points I think that must be making it harder. Thanks all!

Remember, the ROFR board acts as a bit of a trophy for people. What I mean by that is that the buyers who got great deals are very quick to post their info, whereas the buyers who went in and paid asking price are less likely to do so. So you're getting a bit of a skewed picture when you use that as your guide.

I am a super lowballer and I have only gotten the seller to pay closing costs on 2 out of my 6 contacts. I've only gotten seller to pay maintenance fees on 1 out of 6. But I've compensated for that with a much lower price per point.

My advice would be to either send out dozens of low offers and hope somebody bites (it only takes one) or offer to pay $10 below asking price but full closing and split maintenance fees. That will make your offer a little more palatable to the sellers. Good luck! Oh, and please come back and let us know how it goes. Thanks!

 

[zavandor]

I think that people pay 10% commissions to the brokers base on the point value only, and not on closing cost of MR payment.
So even for you offering a higher price but asking to pay closing and MF it means paying the same total, the seller won't get the same money. The seller will pay 10% on a higher sum, so they'll earn less than if you pay closing and MF.

 

[ELMC]

I think that people pay 10% commissions to the brokers base on the point value only, and not on closing cost of MR payment.
So even for you offering a higher price but asking to pay closing and MF it means paying the same total, the seller won't get the same money. The seller will pay 10% on a higher sum, so they'll earn less than if you pay closing and MF.

Good point. I'm curious, though, what percentage of sellers do you think are that sophisticated to figure that out?

 

[DizBub]

I've been told that Disney likes it when the buyer pays closing costs as they can add that to your total per point cost in their bookkeeping. Makes it look like you paid more. Helps with ROFR.

Decide how much you want to pay total and then craft an offer that the seller can accept. Remember that AKV is a newer resort and people have paid more for it especially if they bought direct while on vacation. They most likely still owe more and that's why they are trying to sell. They NEED to get more out of it.

Good luck!

 

[Jasonkat]

I was looking at AKV, too, and I made about 5 offers for around $65 per point (200-300 pt range). All got rejected. I just kept waiting.

Then, one day, a contract I liked came up and I called immediately and offered full price because the list was 10% below typical list price for that point and resort combo (VWL $55 ppt 400 pts available now, 200 coming in August)

So my advice is simple: don't get too frustrated and wait for a motivated seller. Eventually a good contract will come along. The people who list at high price per point don't want to sell. They're just listing it to see what happens. If they wanted to sell they would lower their price. If they can't lower their price because they have a loan then they're not ready to sell yet.

 

[cfw213]

I didn't read all the responses in this thread, but I agree with those who said to up your price per point for a few dollars and ask for MFs...I think since sellers have already paid that amount and you're basically just reimbursing them, it may sting a little less.

Also, what resale websites are you looking at? I was initially using TTS and getting rejected offers left & right. I switched to Fidelity & my first offer was accepted. Could just be luck of the draw though!

 

[NHTikiBeckie]

I didn't read all the responses in this thread, but I agree with those who said to up your price per point for a few dollars and ask for MFs...I think since sellers have already paid that amount and you're basically just reimbursing them, it may sting a little less.

Also, what resale websites are you looking at? I was initially using TTS and getting rejected offers left & right. I switched to Fidelity & my first offer was accepted. Could just be luck of the draw though!

I've been offering what they are asking per point, so are you saying I should offer more than they are asking maybe? Yes, I have been trying through TTS and I am open to trying others since I don't feel like I am getting exceptional customer service or anything.