IF I were shopping for resale RIV…

[jolynne28]

Not saying I am, not saying I’m not. But what would be the sweet spot for price per point, factoring in stripped vs non vs loaded? Do you think the market for RIV right now is reasonably priced, or should it be lower due to restrictions? It seems that a lot of resale buyers are direct RIV owners looking to add on. I’m not seeing a lot of action on the board for RIV currently, but not sure if that’s just an anomaly.

I know I know, we need to stay there before we buy, but we never stayed at BWV and that worked out great. I’m looking at contracts and realizing that RIV is cheaper than BWV right now, with nearly 30 years longer on the contract. Kind of hard to ignore that.

 

[Mouseforward]

Resale is on a slow downtrend for the last 2 years. If you are free to pick any use year you can get it at 100-110 for 100 points but for a use year like October I am still seeing that sellers will not go below 125-130

RIV being restricted to just staying at RIV makes it less than BWV for now but BW will dip in a few years when there are less than 15 years left.

 

[Brian Noble]

The right price is the one that has value for you.

I suspect RIV is still a little too early in its life cycle to have much in the way of resale inventory on the market. On the other hand, once RIV is no longer in active sales, owners there looking to add on will have a hard choice to make: buy restricted resale points, or take your chances at the 7 month mark with more direct points. I'm not sure how that will end up balancing itself out.

 

[atthebeachclub]

I think sub $100/pt starts getting into reasonable territory. Maybe similar to SSR pricing or lower.

 

[atthebeachclub]

You might also want to scan OCCOMPT to see non Disney transactions for Riviera.

 

[Brian Noble]

I don't think there is likely to be substantial movement in the next year or two unless some larger macro-economic shock comes along. So, you have time to kick the tires and see how you like it before considering buying restricted resale points. I definitely would do that before buying a resale contract here.

But, for those who like the resort, owning resale is likely to be very attractive relative to renting.

 

[Sandisw]

For me, who loves RiV, I’d spend around $120/point…I cant give you a stripped contract number because we do buy…but I might look twice if someone had it under $100.

Once this goes into sell out, I do think it will stabilize around $110 to $130 range.

 

[D-Trick]

It seems that a lot of resale buyers are direct RIV owners looking to add on

...or they're owners of other unrestricted points (i.e. other direct or grandfathered resale).

I have yet to see anyone who has made an educated/uneducated purchase of Riviera resale as their first and only contract.

 

[Sandisw]

...or they're owners of other unrestricted points (i.e. other direct or grandfathered resale).

I have yet to see anyone who has made an educated/uneducated purchase of Riviera resale as their first and only contract.

Definitely seen reports here over the years…not a lot, but some….now, who knows if adding on has happened, but definitely first time buyers have picked it up

 

[Sprinkles&Sprints]

I agree with ~$100 depending on the size of the contract. I’d like another 50 pts at Riv but given what most small resale contracts are going for, I’ll probably just add on direct.

 

[Cfabar1]

I'd say 90-110 seems to be the right number for me in theory...

but it isn't my favorite resort, and I'm not a huge fan of the restrictions (though I actually don't think restrictions are going to matter too much in the long run as a user experience assuming you buy lots of points at one resort and book immediately at 11 months and don't travel at in-demand times).

 

[fflmaster]

Maybe I am crazy, but with the restriction on Riveria resale ONLY being allowed to stay there would make the price maybe around 75 or lower for me.

For me, being able to use points at multiple resorts is what gives DVC real value. Take that away and you have a timeshare that only goes to one location. Even more restricted then a marriot timeshare.

 

[🍀TwinsMom]

DVC Fan has the past two years of data. Lowest Riv resale was $117, highest was $133, recent was around $120ish. I think it stays around $120 until it's sold out and then it climbs. By then BCV/BWV will be +/-15, Riviera direct will be $250+ and resale will be a steal for a hot minute until folks come to their senses and start buying it up. My prediction is it jumps to $155 within five years.

 

[Jwaire]

You do realize most of the RIV owners have mortgages and there's no way they're going to sell their contracts at $75 per point?

You'd have to be pretty desperate or be forced to in case of a divorce disagreement, death, etc. to even go to $100 for a normal size contract.

What was the lowest RIV even was available direct? $165 or something with incentives? It debuted around $195 a point in 2019 before incentives, but I seem to recall there was an out-of-the-ordinary incentive during/right after the pandemic that brought it down quite a bit.

 

[Chili327]

Not saying I am, not saying I’m not. But what would be the sweet spot for price per point, factoring in stripped vs non vs loaded? Do you think the market for RIV right now is reasonably priced, or should it be lower due to restrictions? It seems that a lot of resale buyers are direct RIV owners looking to add on. I’m not seeing a lot of action on the board for RIV currently, but not sure if that’s just an anomaly.

I know I know, we need to stay there before we buy, but we never stayed at BWV and that worked out great. I’m looking at contracts and realizing that RIV is cheaper than BWV right now, with nearly 30 years longer on the contract. Kind of hard to ignore that.

https://www.dvcrofr.com/dis-data/pricing-tool

 

[atthebeachclub]

Maybe I am crazy, but with the restriction on Riveria resale ONLY being allowed to stay there would make the price maybe around 75 or lower for me.

For me, being able to use points at multiple resorts is what gives DVC real value. Take that away and you have a timeshare that only goes to one location. Even more restricted then a marriot timeshare.

You are not crazy. I don’t feel there is a lot of draw for resale Riviera, outside current owners. It isn’t very flexible as a resale offering, and availability is potentially going to become more of an issue over time as more direct contracts become resale contracts. It really doesn’t have the same draw as non restricted properties on the resale market.

 

[atthebeachclub]

You do realize most of the RIV owners have mortgages and there's no way they're going to sell their contracts at $75 per point?

You'd have to be pretty desperate or be forced to in case of a divorce disagreement, death, etc. to even go to $100 for a normal size contract.

What was the lowest RIV even was available direct? $165 or something with incentives? It debuted around $195 a point in 2019 before incentives, but I seem to recall there was an out-of-the-ordinary incentive during/right after the pandemic that brought it down quite a bit.

The thing is, it’s a marketplace, and the demand and supply will meet to create the price, which is a range made of many individual datapoints. Your personal datapoint is high. My personal datapoint isn’t. I did see a Riv resale that sold recently in occompt at $95/pt.

We’re all pontificating about what the right price will be, but only time will tell. And as an individual, none of this matters to you if you hold the contract forever.

 

[🍀TwinsMom]

Really, RR Crescent area resort with 30+years at $120pp-ISH seems like a steal to me. Up to you if you want to bite.

 

[zavandor]

Be aware that you are not buying into a vacation club, according to the definition of the Florida law. You are buying a single resort that is sold by another company under the commercial name "Vacation Club". I think this makes it far less valuable than other resorts belonging to a vacation club.
But that is me, I like to try different resorts every time I visit, maybe you only want to stay at Riviera in the next 45 years (or how many left), so restrictions are meaningless to you. But there are a lot of people like me, so interest in the long run will be lower for restricted resorts. How that will impact resale values is impossible to predict.

 

[jolynne28]

You might also want to scan OCCOMPT to see non Disney transactions for Riviera.

I'm really bad at using that site, and I also forget how to compute price per point. I should make a note in my DVC folder.