First Riviera ROFR

[muppets3d]

I'd say that the alternative is not locking yourself into a timeshare commitment until 2074 in the State of California . Maybe I'd have a different view if I Iived on the West Coast and planned to visit DL regularly.

I think people over there are used to heavy tax burdens and living in a nanny state, so it's not as big of a deal.

 

[DonMacGregor]

I will confess they are tempting me. I am out of comped SkyClub visits for the year, and still have at least one more round trip for this Medallion Year.

You gotta have the AmEx Platinum/Sky Miles Reserve combo, LOL. 25 Sky Club visits annually between the two.

Of course, there IS the $1,345 combined annual fees, but I use the annual companion pass to erase the Sky Miles Reserve annual fee, and the Platinum has other benefits to offset its fee, so I look at all of those visits as free.

 

[maui22]

Interesting to watch the boards at various times. Sometimes there are complaints renters use bots making it impossible for people with home resort advantage to even be able to book their resort at high demand times. Other times, it is a good thing that home resort advantage becomes higher and higher after it is sold.

 

[sndral]

I think people over there are used to heavy tax burdens and living in a nanny state, so it's not as big of a deal.

It’s likely more a question of how much the alternatives cost - VGC resale looks like it’s running at around $250 per point, which is a solid $100 per point higher than even the most in demand Florida property - paying cash to stay at the DLH or any neighboring hotel you’ll pay the same 15% DOT so in a buyer’s mind that’s a wash . If you pay cash to stay at WDW you’ll pay 12.5% (6% resort tax + 6.5% sales tax,) indeed, I believe that those who rent out their DVC points should be paying the state of Florida that 12.5%, at least w/ the way Anaheim/DVC has set VDH up the taxes will be collected.
CA is definitely a different market.
As for why, you could look at the demand side of the CA market & point to the fact that CA has the highest population of any state in the U.S., or CA’s 4+ trillion economy v. Florida at less than half that & the states w/in driving distance of Orlando w/ GDPs in the mere billions, or CA’s higher earnings, or it’s higher COLA, but I think the difference lies in the supply side - unlike Florida w/ it’s 9 DVC resorts, CA has had only 1 very small DVC resort, so it’s very much been a niche market. Will VDH follow VGC’s pattern once sold out & be priced higher than direct prices - I doubt it. Would I personally buy VDH, no, but it’s a bargain compared to the only other option - resale VGC.

 

[jolynne28]

Even if it was true - and I don’t think it is. Then DVC should start buying up a lot of contracts to avoid LLC’ getting them. That said in this case it could be the truth that the buyer was a LLC as the instant price tool shows the exact same price. But DVC took it because of the price.

If DVC wanted to avoid LLC’ buying up contracts all they had to do is enforcing the “No rentals allowed” policy for LLC’. When one or more LLC’ starts getting blood on their hands the word will spread on SoMe about cancelled reservations from LLC’

Then we will see a flood of new contracts up for sale - then DVC could potentially have a ROFR feast.

When I was tracking RIV resales on the comptroller site, from Dec-April there was one particular LLC that bought up maybe 5-7 contracts give or take. They got some pretty good deals, one that I still have a record of was from February, 250pts at $85/pt.

 

[Mouseforward]

When I was tracking RIV resales on the comptroller site, from Dec-April there was one particular LLC that bought up maybe 5-7 contracts give or take. They got some pretty good deals, one that I still have a record of was from February, 250pts at $85/pt.

That sounds like the " instant sale offer" is being used more than we realize since we have not seen that price advertised.

I have my own instant sale offer going ... I will pay $75 a point for CCV no questions asked quick sale

 

[muppets3d]

When I was tracking RIV resales on the comptroller site, from Dec-April there was one particular LLC that bought up maybe 5-7 contracts give or take. They got some pretty good deals, one that I still have a record of was from February, 250pts at $85/pt.

I guess Riviera is still quite popular for rental bookings.

 

[Mouseforward]

I guess Riviera is still quite popular for rental bookings.

It looks good for the rental sites so they can say " look we save you 50% off rack "

The rack rates at RIV are quite " optimistic"

 

[muppets3d]

It looks good for the rental sites so they can say " look we save you 50% off rack "

The rack rates at RIV are quite " optimistic"

Are cash bookings at Riviera slowing? I don't know. I know at one time the snapple fact constantly repeated on here (copium perhaps) was DVC was okay with the slow sales of Riviera because cash bookings were strong. Of course since that time, DVC has reportedly declared all of the inventory into the association and so they are ready to sell it out I'm sure.

 

[Mouseforward]

Are cash bookings at Riviera slowing? I don't know. I know at one time the snapple fact constantly repeated on here (copium perhaps) was DVC was okay with the slow sales of Riviera because cash bookings were strong. Of course since that time, DVC has reportedly declared all of the inventory into the association and so they are ready to sell it out I'm sure.

I would have to be knocked on the head before I paid $800 for a studio or $600 for a tower studio. Especially when I can get beach club for less.

I’m not saying I talk to a ton of people, but when I have had conversations (usually the awkward forced ones in the hot tubs) it’s always been DVC or children of DVC. Never cash guests.

 

[disneylandtour]

It looks good for the rental sites so they can say " look we save you 50% off rack "

The rack rates at RIV are quite " optimistic"

50% off??? Rental sites moved on from that a while ago. Here's the new version... (rental site name cropped out to comply with site rules)

 

[disneylandtour]

I would have to be knocked on the head before I paid $800 for a studio or $600 for a tower studio. Especially when I can get beach club for less.

I’m not saying I talk to a ton of people, but when I have had conversations (usually the awkward forced ones in the hot tubs) it’s always been DVC or children of DVC. Never cash guests.

Yes, because most cash guests make sure to get their money's worth out of the parks and water parks--all of which DVC regulars have seen a million times. So hello hot tub.

That is, I don't think the hot tub is the best way to figure out the cash vs timeshare occupancy of any resort hotel.

 

[Jimmy Geppetto]

When I was tracking RIV resales on the comptroller site, from Dec-April there was one particular LLC that bought up maybe 5-7 contracts give or take. They got some pretty good deals, one that I still have a record of was from February, 250pts at $85/pt.

 

[PolyRob]

I would have to be knocked on the head before I paid $800 for a studio or $600 for a tower studio.

This cracked me up! I can relate 100%

 

[airjay75]

If you pay cash to stay at WDW you’ll pay 12.5% (6% resort tax + 6.5% sales tax,) indeed, I believe that those who rent out their DVC points should be paying the state of Florida that 12.5%, at least w/ the way Anaheim/DVC has set VDH up the taxes will be collected.

This part of your post got me thinking and doing a little bit of research. I think you're right about FL with respect to sales taxes - that is something you likely owe on any short-term rental in FL. I'm a little less certain on the resort tax, but I think it also probably applies - that said, it is difficult to pay a tax if you can't easily determine whether it applies. Of course, a key differentiator between CA and FL, is that there isn't any tax in FL that applies to simply using your points as an owner like they do in CA.

In California, in addition to the TOT, there appears to be a recently enacted 15% short-term rental tax that folks renting out their DVC points "should" be paying on their rentals. So, a total tax of 30% on all short-term rentals in the City of Anaheim, although at VDH, Disney will collect the TOT part of that for you.

And, of course, you have federal and state income taxes to be concerned with in either state (well, not FL if you're a Florida resident since there is no state income tax).

Of course, these sorts of taxes tend to be as effective as the mechanisms used to enforce them. And, they are difficult to enforce. All interesting though.

 

[AstroBlasters]

I'd say that the alternative is not locking yourself into a timeshare commitment until 2074 in the State of California . Maybe I'd have a different view if I Iived on the West Coast and planned to visit DL regularly.

West Coast = Best Coast

 

[airjay75]

West Coast = Best Coast

In terms of picturesque beauty and weather, I completely agree. On tax policy? Well, I’d say you’ve got some states on the East Coast that are better, at least for DVC timeshare owners .

 

[muppets3d]

West Coast = Best Coast

I've heard the west coast described "the most expensive weather in the world"