Newbie Considering Re-sale Market???

[luke6t6]

Hi,

I am considering purchasing a significant contract at Animak Kingdom Villas. I've tried to research the issue as much as possible, but I am seeing quite a range of "price per points" that the AKV's seem to be going for on the resale market.

My question is: What would be a fair price to pay for 250+ points, while hopefully ensuring that DVC won't exercise the ROFR.

Thanks in advance.

Luke

 

[timandjanl]

Have you looked at the "ROFR LIST thread" that's a few down from this one? Check out the first post in the thread. It has a compilation of resale sales from board members. Might help you get an idea. Good luck!

 

[sndral]

I haven't seen AKV taken by Disney via ROFR and I've been following listings for AKV for quite awhile. Asking prices have recently spiked upwards, whether anyone is currently getting what they are asking is another question - the other thing is the higher priced stripped contracts take longer to sell, so they show up on the listings for a long time - the decent deals seem to get snapped up pretty fast right now. You can always offer what you are willing to pay and keep trying until someone accepts your offer.

 

[KAT4DISNEY]

I would not base an offer on any attempt to survive ROFR. There doesn't seem to be any definite pattern. And AKV is not a resort that has seen much for ROFR.

 

[luke6t6]

Seller is asking $83 per point. Offered $70. They countered with $80. That still seems high to me based on recent resale stats. Thoughts on countering the counter offer??? Seems to me that low $70's is where the overall market is

Thanks,

Luke

 

[Jetsetter42]

It really depends....is this a loaded or stripped contract? That will greatly affect the price per point.

 

[luke6t6]

Don't know. Can you explain the difference? Thanks.

It really depends....is this a loaded or stripped contract? That will greatly affect the price per point.

 

[KalamityJane]

Loaded means it has banked points from 2012 and/or 2013 and still has 2014 and 2015 points. Stripped means they have already used most or all of those points.

 

[luke6t6]

Thanks K.J.

Most of the 2013 points are available, and all of the 2014 points are available.

Loaded means it has banked points from 2012 and/or 2013 and still has 2014 and 2015 points. Stripped means they have already used most or all of those points.

 

[JustTinking]

ROFR shouldn't be an issue for AKV as Disney have not sold out, and are still selling it direct. That may change in a few months.

The current direct price from Disney for AKV is $150/pt. So anywhere in the $70's or $80's is still a significant discount. Given your current negotiations, I would counter in the high $70's, closer to where the seller is. If you are not comfortable with that and think you are overpaying, then walk away from this one. There seems to be plenty of AKV inventory and that probably won't change soon. Is there a specific UY you are looking for?

 

[Kidanifan08]

I think the days of getting AKV in the $60's are over for now, even for large contracts, unless they are stripped. I paid $72/pt for a 100 point contract back in April. The seller had a loan and could not go any lower. Sellers and their brokers know that DVC resales are commanding a higher price than a year ago, and the good broker should be counseling the seller to list a little higher. $80 or even $83 per point is still a huge savings from the current $150/pt plus $12/pt incentive that is offered for a contract the size you are looking at.

With that said, I would think you could get it for somewhere in the mid-70's for a contract of the size you are considering. There is generally a fairly good supply of 160-300 pt AKV contracts, so there is a fair amount of competition for the sellers. If getting something for less than $75/pt is what you want, it will take some patience, but you should be able to get it. Just watch the major resale websites daily for new listings. I even would watch contracts to see how long they were listed and try to bid on the ones that have been there for awhile, thinking that the seller would be anxious to just be done with the process and take a lower price.

Unfortunately, there are still many AKV contracts where the sellers have a sizable mortgage and they may not be able to go too low. If a seller is being too rigid, all you can do is move on.

Good luck! Our home resort is AKV, and we love it!

 

[Deb & Bill]

Seller is asking $83 per point. Offered $70. They countered with $80. That still seems high to me based on recent resale stats. Thoughts on countering the counter offer??? Seems to me that low $70's is where the overall market is

Thanks,

Luke

If you want the contract, you pay closer to or what the seller is asking. If you don't really want it, go ahead and offer what you think the overall market is. Ask for them to pay all the 2013 member fees (you don't want to reimburse them for those fees).

 

[kydisneyfans]

We have an AKL contract at ROFR now-160 points at $70.50 per point. It has a few 12 points, all of 13-14-15 points available. We should know this week if approved.

I'm seeing asking prices of well above $80 at AKL now, and upper 70s to low 80s at Saratoga(we looked there first in the mid 60s in August).

Considering we just entered at $70 3 weeks ago on a smaller contract(usually a few more dollars per point), I think $80 is too high for that size contract.

On the flip side, you are still 40%+ off Disney rates.

 

[BWV Dreamin]

There has been one AKV 150 pt. contract accepted at $70/pt. fully loaded and a 150/pt. VWL contract accepted at $70/pt. with 50 2013 points and all 2014 points. They are both in ROFR since last week. So there are still sellers accepting these prices. The problems have been with the brokers. They either don't want to present the offers or don't tell the sellers what has been passing ROFR and that maybe they should consider these offers.

 

[Nabas]

There has been one AKV 150 pt. contract accepted at $70/pt. fully loaded and a 150/pt. VWL contract accepted at $70/pt. with 50 2013 points and all 2014 points. They are both in ROFR since last week. So there are still sellers accepting these prices. The problems have been with the brokers. They either don't want to present the offers or don't tell the sellers what has been passing ROFR and that maybe they should consider these offers.

In the last month, DVC resale inventories are way up, higher than they were in May 2013.

For some perspective, the total available WDW resale properties available from 6 DVC resale sites now stands at 348, compared to 274 when prices were appreciably lower.

If inventories remain high, DVC resale prices should be due for a price correction this winter.

If I were in the market to purchase another DVC, I'd be in no rush at today's prices.

 

[BWV Dreamin]

Inventory traditionally increases in the fall due to impending MF's due in January. So those interested in selling will do so around this time to get out of paying those annual MF's.

I would rather see what the inventory looks like in late winter, early spring. This may be a truer indicator of actual increased/decreased inventory, thus supply and demand influencing prices.

I would personally not be waiting for the inventory factor. Rather, work on the brokers to present your offer and educate the seller. Even though there is SUPPOSED to be a fiduciary agreement, in the end, its their commission that matters most to them.

 

[Sandisw]

IMO, you should offer and be willing to pay what you feel is a good deal for the contract you are getting.

When I bought, I made up my mind where I waned to be and went out looking for a contract that would work. It took me 4 tries to find an owner to sell me my BWV at what I considered a good price and 2 tries for my most recent BLT contract.

If you really want this one and are comfortable going higher, do so...if not, try for another one. Eventually, you will find one that seems to work well...

Good luck!

 

[Dean]

I think the days of getting AKV in the $60's are over for now, even for large contracts, unless they are stripped. I paid $72/pt for a 100 point contract back in April. The seller had a loan and could not go any lower. Sellers and their brokers know that DVC resales are commanding a higher price than a year ago, and the good broker should be counseling the seller to list a little higher. $80 or even $83 per point is still a huge savings from the current $150/pt plus $12/pt incentive that is offered for a contract the size you are looking at.

With that said, I would think you could get it for somewhere in the mid-70's for a contract of the size you are considering. There is generally a fairly good supply of 160-300 pt AKV contracts, so there is a fair amount of competition for the sellers. If getting something for less than $75/pt is what you want, it will take some patience, but you should be able to get it. Just watch the major resale websites daily for new listings. I even would watch contracts to see how long they were listed and try to bid on the ones that have been there for awhile, thinking that the seller would be anxious to just be done with the process and take a lower price.

Unfortunately, there are still many AKV contracts where the sellers have a sizable mortgage and they may not be able to go too low. If a seller is being too rigid, all you can do is move on.

Good luck! Our home resort is AKV, and we love it!

I think this upswing is temporary but with the Poly coming, it may take a couple of years for things to trend back down. Whether it's worth waiting and missing out on a couple of years depends.