Disney's Long Term DVC Strategy

[Tatebeck]

Thats the hope The tot doesnt bother me because I only pay it when I stay there. My direct contract will be used for restricted resorts only including fl ones is the plan for now. I dont think many dvc buyers will like to stay at offsite resorts at least I dont so i dont see that having much affect. My random wild guess is vdh at $140s to $150s stabilized and riv at $110 within the next 5 years

I'll guess $120ish for VDH and $110ish for RIV in the same time frame. (And actually think RIV could get a boost after it sells out and they raise the direct sold out price even higher and be the same as VDH around $120)

I just think that any fully restricted resort will just hold far less value than direct (by design) for the foreseeable future just due to the lack of flexibility. Or at least until there are so many restricted resorts we forget all about how resale SAP used to be

 

[Girlstar30]

I'll guess $120ish for VDH and $110ish for RIV in the same time frame. (And actually think RIV could get a boost after it sells out and they raise the direct sold out price even higher and be the same as VDH around $120)

See ya in 5 years I do hope they build more cali resorts even at the expense of my vdh if that is the case

 

[cruisehopeful]

The TOT at VDH is very unsavory. However, VDH is always booked up. Every hotel in Anaheim has the tax. I don't think the TOT will make a difference in resale prices. It might stop people from buying who don't vacation regularly in the area. For those of us who do, it's a normal cost. I hate it, but it's at every hotel and so is expensive parking and resort fees.

 

[PolyRob]

*But I will say that could see it staying higher if no other DVC locations open at DL in the next few years and DL Forward brings DL right to VDH's door

I fully expect a new DVC resort with DL Forward. The kicker would be if the tax is negotiated into dues like VGC and VDH becomes the only CA property with the ToT. That on top of VGC being internal to the resort and VDH being an external tower compared to whatever resort is added (I would guess cash and DVC) adds a ton of variables!

All that to say buy it if you want to stay there

 

[Girlstar30]

Some people cheer on restrictions to devalue so they can buy the resort cheaper but I just dont like the idea of being able to stay at only one resort although many dont mind it. I dont think any of them are low enough for that. Maybe I would do it at vdh for $60 a point and that probably isnt happening ever

 

[Girlstar30]

The TOT at VDH is very unsavory. However, VDH is always booked up. Every hotel in Anaheim has the tax. I don't think the TOT will make a difference in resale prices. It might stop people from buying who don't vacation regularly in the area. For those of us who do, it's a normal cost. I hate it, but it's at every hotel and so is expensive parking and resort fees.

Yeah its pay the tot or dont stay and we're staying I think its easier on me too because its so studio heavy and we love that so its not such an expensive shock esp cuz the most we stay is two days. Now I did consider staying in a grand villa and when I saw that tot I was like no sir lol. I would bend for a special occasion tho!

 

[cruisehopeful]

I fully expect a new DVC resort with DL Forward. The kicker would be if the tax is negotiated into dues like VGC and VDH becomes the only CA property with the ToT. That on top of VGC being internal to the resort and VDH being an external tower compared to whatever resort is added (I would guess cash and DVC) adds a ton of variables!

All that to say buy it if you want to stay there

I think it's an Anaheim issue and not anything that DVC could avoid. Maybe they can put it into the trust and let all the trust members share the tax. Not sure there's any other way around it.

 

[Girlstar30]

I fully expect a new DVC resort with DL Forward. The kicker would be if the tax is negotiated into dues like VGC and VDH becomes the only CA property with the ToT. That on top of VGC being internal to the resort and VDH being an external tower compared to whatever resort is added (I would guess cash and DVC) adds a ton of variables!

All that to say buy it if you want to stay there

That would be worse for the owner tho if tot was rolled into the dues I would actually be relieved I bought vdh instead. No way im paying vgc prices so vdh would be the correct choice for me in this scenario. It is fun to speculate what new hotel it could be. If its some kind of marvel/superhero theme id be out too. I really like Pixar hotel but it wont be that

 

[PolyRob]

I think it's an Anaheim issue and not anything that DVC could avoid. Maybe they can put it into the trust and let all the trust members share the tax. Not sure there's any other way around it.

I remember researching it a bit and IIRC there was a previously negotiated resort then the Disney/Anaheim relationship went south so that was taken off the table. If DL Forward does go through I imagine some negotiations could happen since it will be adding a ton of jobs and money to the area

 

[Girlstar30]

Either way you pay for California whether its a high upfront cost or tot unfortunately I dont see something getting better with a third future resort. Im sure it will have something to screw it up like a high pit point chart

 

[Cfabar1]

As I understand it, Anaheim politics are unlikely to allow a favorable deal like VGC to come through again in the near to medium term….

 

[PolyRob]

That would be worse for the owner tho if tot was rolled into the dues I would actually be relieved I bought vdh instead. No way im paying vgc prices so vdh would be the correct choice for me in this scenario. It is fun to speculate what new hotel it could be. If its some kind of marvel/superhero theme id be out too. I really like Pixar hotel but it wont be that

VGC does it and the dues are actually lower than VDH so it's not impossible.

 

[Girlstar30]

As I understand it, Anaheim politics are unlikely to allow a favorable deal like VGC to come through again in the near to medium term….

I wonder if Disney regrets their decisions if they played any part in the reason tot couldnt be rolled in and/and or their souring relationship with the city.

From what ive gathered, it seems like initial vdh sales and demand was one of the highest if not highest dvc has seen and now it has fallen drastically. If it was doing hot like poly in sales I dont think they'd be selling at current prices

 

[Girlstar30]

VGC does it and the dues are actually lower than VDH so it's not impossible.

People say its wasnt possible because of the city not letting them do this anymore. I dont know enough about it to comment but the dues are already high enough for me not to want tot rolled in unless they lowered them and theyre not gunna do that for a future resort i dont think

 

[cruisehopeful]

I remember researching it a bit and IIRC there was a previously negotiated resort then the Disney/Anaheim relationship went south so that was taken off the table. If DL Forward does go through I imagine some negotiations could happen since it will be adding a ton of jobs and money to the area

As I understand it, Anaheim politics are unlikely to allow a favorable deal like VGC to come through again in the near to medium term….

People say its wasnt possible because of the city not letting them do this anymore. I dont know enough about it to comment but the dues are already high enough for me not to want tot rolled in unless they lowered them and theyre not gunna do that for a future resort i dont think

I don't remember the exact details, but significant parts of Downtown Disney were closed for the building of a 4 or 5 star resort. It took out the movie theater, ESPN, and the Rainforest Cafe, as well as some smaller stuff. It was not going to be a DVC and was going to be the nicest/most expensive hotel in Anaheim. It was rumored to have an entrance to Galaxy's Edge in Disneyland. I think Rainforest Cafe was going to be the lobby restaurant or at least one of the restaurants at the hotel.

Disney and the City of Anaheim had lots of negotiations and when it was said and done, the city gave more than they wanted to. Somewhere in the permitting process, it was realized that the address of the hotel was wrong and the paperwork was nulled. The City didn't want to give Disney the discounts that the first contract held. Both sides played hardball and the project was thrown out.

Will the City of Anaheim give a special deal to Disney in the future? Who knows. Anaheim as a city was literally nothing without Disney. It's one of the main human trafficking hubs in the nation and full of addiction and crime. The City is absolute crap. Maybe they feel like they are special with the convention center at this point and with Angel's stadium. I would think that they would support the growth of Disney and I guess they are now with Disneyland Forward, allegedly.

 

[VGCgroupie]

The current listed contracts are ones that aren't selling...

You have to look at the sold contracts to get the actual selling value. Sellers can ask for whatever they want, but you have to look at what they are actually selling for.

Here is the Feb 2026 selling report from DVC Resale Market.
https://www.dvcresalemarket.com/blog/dvc-resale-average-sales-prices-for-february-2026/

It had been in the $150s and $160s and dropped to an average of $137 in February. And that is with low resale inventory across the board, so it could still be a bit inflated even at $137

You really need a broader picture than just one company's sales to declare that VDH has fallen into the 130's. Also DVCRM does not list how large the contracts were that caused that lower average. I can counter with Fidelitys report for Feb that shows contract size and higher than 130's. https://www.fidelityrealestate.com/blog/february-2026-average-dvc-resale-price-per-point/

Lastly one month of a dip in sales does not make for an overall drop in average. If you see all the preceding months it was much higher. So that 130 could very well have been a very large contract or one desperate seller.

 

[broncofan]

Vdh is $188 with MB for a 150 point contract right now when stacking all incentives... a $160 resale price is great and higher than most unrestricted resorts go resale and its restricted. This higher resale price actually made me feel more comfortable buying there. I do not think it will go down to riv levels seeing as there are only two California resorts for the time being

I agree with you it isn't likely to fall to the same levels as Riviera - but I do think the current resale price is supported by the lack of supply as it takes some time for a sufficient owner base to develop and age in the membership to be looking to sell.

Riviera requires a buyer who just loves that resort. VDH just needs someone who wants the points exclusively for Disneyland.

The TOT does make a difference - on top of dues at $10.54 it's pretty steep. But who am I kidding - I'm probably out of the market as our kids are getting older anyway. I still like to imagine buying more

To your point, the gap right now isn't all that much more than Polynesian direct vs resale. The question is whether that gap will grow and if so by how much.

 

[Girlstar30]

I don't remember the exact details, but significant parts of Downtown Disney were closed for the building of a 4 or 5 star resort. It took out the movie theater, ESPN, and the Rainforest Cafe, as well as some smaller stuff. It was not going to be a DVC and was going to be the nicest/most expensive hotel in Anaheim. It was rumored to have an entrance to Galaxy's Edge in Disneyland. I think Rainforest Cafe was going to be the lobby restaurant or at least one of the restaurants at the hotel.

Disney and the City of Anaheim had lots of negotiations and when it was said and done, the city gave more than they wanted to. Somewhere in the permitting process, it was realized that the address of the hotel was wrong and the paperwork was nulled. The City didn't want to give Disney the discounts that the first contract held. Both sides played hardball and the project was thrown out.

Will the City of Anaheim give a special deal to Disney in the future? Who knows. Anaheim as a city was literally nothing without Disney. It's one of the main human trafficking hubs in the nation and full of addiction and crime. The City is absolute crap. Maybe they feel like they are special with the convention center at this point and with Angel's stadium. I would think that they would support the growth of Disney and I guess they are now with Disneyland Forward, allegedly.

Thank you for the detailed explanation. It makes me really upset that they got rid of the movie theater and rainforest cafe. Rainforest cafe is a very unique restaurant and fun for the whole family, it was a great fit for Disney and we miss it. The movie theater would have been convenient to vdh and things to do are always welcome. We would have loved to see hoppers there and other disney movies during our stay.

I forgive them slightly because Din Tai Fung is awesome and I love Portos but they got rid of two of my favorite things since the fancy hotel wasnt going to be dvc then I dont really care that they didnt build it esp since they built vdh for us. Im glad anaheim didnt give disney what they wanted in this scenario but they probably should have because like you mentioned it is not a very desirable place without disney. I do think the packing district makes it a little more desirable as well, but not enough to think they are all that

 

[Girlstar30]

I agree with you it isn't likely to fall to the same levels as Riviera - but I do think the current resale price is supported by the lack of supply as it takes some time for a sufficient owner base to develop and age in the membership to be looking to sell.

Riviera requires a buyer who just loves that resort. VDH just needs someone who wants the points exclusively for Disneyland.

The TOT does make a difference - on top of dues at $10.54 it's pretty steep. But who am I kidding - I'm probably out of the market as our kids are getting older anyway. I still like to imagine buying more

To your point, the gap right now isn't all that much more than Polynesian direct vs resale. The question is whether that gap will grow and if so by how much.

The tot did give me pause at first too. I actually wasn't even considering purchasing it because it had "that weird tot" Ive heard very positive things from people staying i think it has the reputation of being the "fun" Cali resort while vgc is the "fancy" one. Really id like to own all of them

 

[tidefan]

The TOT at VDH is very unsavory. However, VDH is always booked up. Every hotel in Anaheim has the tax. I don't think the TOT will make a difference in resale prices. It might stop people from buying who don't vacation regularly in the area. For those of us who do, it's a normal cost. I hate it, but it's at every hotel and so is expensive parking and resort fees.

Maybe, but the percentage tax on a $200 hotel room (or even better, one booked on points) is way less than the TOT at VDH...