AKV - Kidani Village Units Declared*UPDATED 1/26 - Post#130*

[wdrl]

Today's declaration of additional Phases for AKV represents the first declaration since November 21, 2008. By comparison, DVD has made 7 declarations for Bay Lake Tower in that period. I have read that BLT sales have far exceeded those of AKV, SSR and VGC, but I have been curious how well AKV sales have really been.

In order to track AKV sales, I reviewed deeds recorded on the Orange County Comptroller website. You can access this site and view deeds sold by DVD. Each deed shows a recorded date, the resort and Unit number, the number of points, and the ownership interest, as represented by a percentage of total points allocated to that Unit. The deed also shows the UY.

I limited my review to those Units declared by DVD in the last two Amendments, which are the 17th and 18th Amendments. The 17th Amendment declared 5 Phases, while the 18th Amendment declared 4 Phases. Each Phase has 3 to 5 Units assigned to it, and each Unit has one or two 2-bedroom villas, or one Grand Villa, assigned to it. For example, Unit 101A has one Grand Villa assigned to it, Unit 101B has one 2-bedroom villa assigned to it, and Unit 101C has two 2-bedroom villas assigned to it. The number of points allocated to each Unit is based on the composition of the Units: a Grand Villa Unit has about 36,125 points; a single 2-bedroom Unit has about 16,290 points; and a double 2-bedroom Unit has about 32,580 points.

In the 17th and 18th Amendments, DVD declared 37 Units representing about 763,520 points. As of September 3, 2009, DVD has sold 1,639 contracts and 265,457 points, or about 34.8% of the total for these two Declarations. DVD would have to sell another 498,063 points before it would have to make another Declaration.

This data does not include deeds recorded for Units that were previously declared. However, DVD continues to sell points for Units declared in prior Amendments. In fact, if a buyer wants a March, April, or September UY, DVD is using Units that were previously declared rather than Units that are part of the 17th and 18th Amendments. Eventually, those prior Units will be sold out, and DVD will assign those UYs to the newer Units.

It is interesting to note that for about the same period, DVD has sold over 12,000 contracts and over 2,000,000 points for BLT (see http://www.disboards.com/showpost.php?p=33334313&postcount=121). DVD has also sold about 739 contracts and 102,035 points for SSR's TreeHouse Villa Units that were declared in January 2009 (see http://www.disboards.com/showthread.php?t=2265909). I have no data available on VGC sales.

 

[TSMIII]

Nice analysis wdrl.

So BLT is outselling AKV roughly 10 to 1 and outselling SSR-THV 20 to 1 over that time period.

Considering that info, the pending increase to $120 per point for BLT seems appropriate. I know some have speculated that the increase may be designed to slow down BLT sales in favor of more AKV & THV sales but now I'm inclined to think otherwise.

I think it is simply a case of charging what the market will bear.

Also, considering the obvious preference of direct buyers for BLT over AKV or SSR-THV, it appears that the best way to increase sales at AKV & SSR will be to sell out BLT first, leaving only AKV & SSR available in any meaningful quantities if buying from Disney.

 

[DenLo]

perfect thanks.

I like the extra door for some reasons but other not.

Glad you mentioned the two queen beds tho. As we will want that.

8 of us -- all practically adults. (2 teenagers that are really adults now - 16 and 18).

So we will want the master for mom and dad (50th anniversary and all)....probably the two queens for us gals..and we will have to guys on the sofa in the living room.

Thanks a bunch!

I also have the same question as tinkerific on the animals. I really want to see the okapi and giraffes. Didn't know if they were everywhere or on one side more than the others. If anyone knows?

You're welcome. I too wish for an okapi and giraffes, but I don't think that will happen. Okapi's are related to giraffes but are more reserved and do not herd. So I don't think Disney will put them together in such a small savanna. I guess we could get a room along the north end of the necklace and pick either a Pembe room or a Sunset savanna room and then see the animals not on the room's view during our walks back to the check in area. I believe there are viewing areas to sit and watch animals too. I'm not sure where exactly. Here's a map of Kidani that might make what I was trying to say more understandable. http://dvcnews.com/index.php/resorts/animal-kingdom-villas/maps-a-photos.

 

[gkrykewy]

Nice analysis wdrl.

So BLT is outselling AKV roughly 10 to 1 and outselling SSR-THV 20 to 1 over that time period.

Considering that info, the pending increase to $120 per point for BLT seems appropriate. I know some have speculated that the increase may be designed to slow down BLT sales in favor of more AKV & THV sales but now I'm inclined to think otherwise.

I think it is simply a case of charging what the market will bear.

Yep, I too found the numbers very interesting. As Wdrl mentioned, however, there are still AKV points being sold out of prior declarations. When we bought an add-on in March, we received Jambo House points (August UY). I would be interested in seeing total AKV sales numbers that would include those sales.

I also wonder what the disparity was between AKV and SSR when AKV was "the new hotness" and SSR had superior incentives as a result (2007-ish).

Concerning the price increase, I believe AKV and SSR are also going up to $120, aren't they? DVC already had AKV much more steeply discounted during the summer than BLT, and I imagine this disparity will (and should) increase.

 

[bgsnmky]

You're welcome. I too wish for an okapi and giraffes, but I don't think that will happen. Okapi's are related to giraffes but are more reserved and do not herd. So I don't think Disney will put them together in such a small savanna. I guess we could get a room along the north end of the necklace and pick either a Pembe room or a Sunset savanna room and then see the animals not on the room's view during our walks back to the check in area. I believe there are viewing areas to sit and watch animals too. I'm not sure where exactly. Here's a map of Kidani that might make what I was trying to say more understandable. http://dvcnews.com/index.php/resorts/animal-kingdom-villas/maps-a-photos.

You can't really tell where the animals are tho.... meaning where are the Okapis kept!

 

[DenLo]

You can't really tell where the animals are tho.... meaning where are the Okapis kept!

Whoops, sorry, the Okapi (only one) is on the new Pembe savanna that opened September 1st. And it can roam around anywhere on that savanna.

 

[bgsnmky]

QUOTE=DenLo;33525182]Whoops, sorry, the Okapi (only one) is on the new Pembe savanna that opened September 1st. And it can roam around anywhere on that savanna.[/QUOTE]


Thanks...I am hoping by nex June there will be more!

I am always trying to catch these guys on the safari ride. Just love them! I want to pet one.

I know I know...I can't...but I just wanna...how cool to see a baby one!

 

[AKV707]

Very interesting numbers. Clearly BLT is leading the way. Not going to outdo AKV for us however. So, by following the declarations, does this mean that it will be a while until members stay in the northern section where Pembe is? At this rate, it could be years before those units are declared into inventory. Am I right?

 

[wdrl]

Very interesting numbers. Clearly BLT is leading the way. Not going to outdo AKV for us however. So, by following the declarations, does this mean that it will be a while until members stay in the northern section where Pembe is? At this rate, it could be years before those units are declared into inventory. Am I right?

Fortunately for you, me, and all DVC members, you are not right!! As TSMIII points out in his Post #95, Disney has declared 154 AKV villas for the DVC. That means that on any given day, DVC members cannot book more than 154 AKV villas. However, we can book any of the completed villas in the entire resort, including those in the northern section.

 

[DoctorK]

Disney has declared 154 AKV villas for the DVC. That means that on any given day, DVC members cannot book more than 154 AKV villas.

Does that mean that Disney can rent out the completed but not declared villas for cash? If so, would that inventory only be available to DVC members paying cash through MS or anyone paying cash through CR?

 

[DVC Mike]

Does that mean that Disney can rent out the completed but not declared villas for cash? If so, would that inventory only be available to DVC members paying cash through MS or anyone paying cash through CR?

DVC members can book only the declared inventory using points.

The undeclared inventory is owned by DVD and can be rented via cash.

 

[DenLo]

QUOTE=DenLo;33525182]Whoops, sorry, the Okapi (only one) is on the new Pembe savanna that opened September 1st. And it can roam around anywhere on that savanna.

Thanks...I am hoping by nex June there will be more!

I am always trying to catch these guys on the safari ride. Just love them! I want to pet one.

I know I know...I can't...but I just wanna...how cool to see a baby one![/QUOTE]

The Denver Zoo had a baby okapi and it was cute. It would be fun seeing a baby run around the savanna. We can hope that one day--.

 

[dgaston]

Whoops, sorry, the Okapi (only one) is on the new Pembe savanna that opened September 1st. And it can roam around anywhere on that savanna.

Just back from Kidani 9/20 to 9/26. There are 2 Okapi on the Pembe Savanna, and one is pregnant according to the CM at the pool overlook. They feed the animals there around 4 pm and it's fun to watch. The red river hogs run to get to the truck! One of the African hornbills kept offering a small dead snake to the CMs too, but wouldn't give it up.

Our room 7734 faced the end of the Sunset Savanna, but just 3 rooms down the overlook in the hall was the Pembe (on the over side of the hallway), so these rooms are definitely available for use. They are a long way from the lobby, and a verrry long walk from Jambo.

 

[wdrl]

AKV sales continue to move along at a steady but slow pace. I have been tracking AKV sales for just the last two Declarations (Amendments #17 and #18). Through 9/30/2009, Disney has sold 303,102 points of the 763,520 points that it declared in Amendments #17 and #18.

Since 9/03/2009, Disney sold 37,645 points for these specific Units. Disney also continues to sell AKV points for previously declared Units, but these sales are significantly less than the sales for the Units that comprise Amendments #17 and #18. At this rate, I expect it will be at least 6 to 9 months before we see another declaration of units for AKV.

 

[wdrl]

I think DVD has made an error in the 18th Declaration. As TSMIII points out, the floor plan drawings attached to the Declaration shows Unit 113a as consisting of two 2-bedroom villas. These drawings also show that Phase 113 consists of Units 113a, 113b, 113c, and 113d. However, in the actual language amending AKV's Declaration of Condominium (see page 1, last paragraph), the Declaration states that Phase 113 consists of five residential Units identified as Unit 113A, 113B, 113C, 113D, and 113E. So, either the drawings are in error, or the text is inaccurate. Either way, I'm curious how long it takes before someone corrects it.

It looks like we have an answer to whether AKV's Phase 113 has 4 Units or 5 Units. On 11/20/2009, a deed was recorded on the OCC website for Unit 113A. It shows 39,580 points are allotted to that Unit. Thus, it must be a "double" Unit with 2 2-bedroom villas assigned to it. If 113A is a "double" Unit, then I suspect there will not be a Unit 113E. There are only 5 2-bedroom villas in Phase 113, and if Unit 113A has 2, then that leaves 1 each for Units 113B, 113C, and 113D.

 

[Monorail Purple&Gold]

Will work on updating diagrams of rooms declared this week.

 

[wdrl]

For the past several weeks, I have been compiling data on AKV sales as recorded on the Orange County (FL) Comptroller's website. The first AKV deeds were recorded at OCC on March 9, 2009. Through December 8, 2009, approximately 23,269 deeds representing 3,873,725 points have been recorded.

There are 4,472,160 points in the 191 Units that have been declared by DVD. The size of a Unit varies, with some containing a single two-bedroom villa and some containing multiple villas or Grand Villas. DVD has made 18 Declarations for AKV. Eleven declarations were made in the first year, but there have been only three declarations in the last 15 months. The slowdown in AKV declarations coincides with the slowdown in AKV sales once BLT came on the market.

Of the 4,472,160 declared points, 1,804,780 points belong to Jambo House Units. Kidani Village has 2,667,380 points, and this number will grow as more AKV Units are declared. As an aside, Jambo House has slightly less points allotted to it than the Villas at Wilderness Lodge, which has approximately 1,962,300 points assigned to it. BLT has 3,614,295 points declared to date, and will have about 5,825,540 points once it is fully declared.

As you can see by looking at the chart, December is the dominant UY at AKV. By comparison, February is the dominant UY at BLT. It is apparent to me that DVD does not spread the points equally among the 8 UYs.

While compiling this data, I ran across a couple of recorded deeds that had less than 25 points. I don't know if this was an error that was subsequently corrected, or if DVD actually sold contracts for under the supposed 25-point minimum.

When reviewing this data, keep in mind that it was a labor-intensive effort on my part to compile the data. I probably made some errors in adding up the number of contracts and the number of points sold. In addition, the OCC website's search feature has some quirks in it that can be exasperating. For example, a search for Unit 64A deeds might have a Unit 64B deed show up, or even a deed for Saratoga Springs or another resort. I tried to correct for these quirks, but I offer no guarantees. Nevertheless, I am confident that my counts of contracts and points sold are fairly accurate. I am even more confident that the number of Units and points allotted to each Unit and UY are accurate.

 

[TSMIII]

wdrl - tremendous job! Thank you for doing this. Your hard work is appreciated.

 

[wdrl]

AKV has now exceeded over 12,000 master contracts. On 12/10/09, I noticed several AKV deeds with master contract numbers over 12,000. By comparison, BLT is just now approaching 12,000 master contracts, while SSR has over 67,300 master contracts.

It also looks like all the current special incentives and promotions for AKV have boosted AKV sales. This past summer, BLT outsold AKV by a 3 or 4 to 1 ratio, based on recorded deeds at the OCC website. But lately, the two resorts' weekly sales have been about equal. At this rate, we might see another AKV declaration by the end of January.

 

[franandaj]

There are 4,472,160 points in the 191 Units that have been declared by DVD.

I'm glad to join this discussion, but who is DVD?

Is all of Kidani open now? We'll be there in about a month and just curious.