Bluegreen is about 25% to get developer options. But what it does is allow the developer to sell every week like it's a prime week. Still, I think DVC is worth more being points than it would be as fixed weeks or floating weeks within a season and that was that portion of the Point (no pun intended). Many of the points systems are worth less because one often does not get all the options with the resale purchases. Resales that do include the options go for more but still a fraction.
Absolutely agreed.
Wyndham used to include the "VIP" benefits on resale, but discontinued doing so. The drop in resale was modest because the market has (correctly, IMO) determined that the VIP benefits are worth little---perhaps 10% of retail pricing. Other systems (like Starwood's) do have a much broader split depending on whether it's a Mandatory resort or not, and TravelShare seems to have had a significant impact on WorldMark resale pricing. I'm not certain, but it seems that Bluegreen's "authorized resellers" command only a modest premium, not a significant one. Diamond/Sunterra is the system I'm least familiar with (and with the various forms of Club/Trust deeds, possibly the most complicated.)
With BG points the sale price is about double for resales that are qualified vs those that are not. With each system it's going to depend in large part on the perceived value of the options that are restricted for non qualified resales. With DVC there is no difference, with BG there is a very big difference currently.
Boy that's another long night at the bar discussing that one. The truth is that the cost of unit maint is the same year round and there are modest savings for off season to general resort management, housekeeping, etc. The problem is that while a fixed week or season system has lower season owners paying more as a percent of what it would cost for them to rent for cash, it's not that they're overpaying compared to what the true costs are. The truth is that the maint fees for off weeks are often more than the inherent value of the unit for truly seasonal resorts. From a purely $$$ standpoint points actually has the reverse problem for seasonal resorts, those that have fewer points are actually being subsidized by those that have more. Reason being is there is an inherent cost to the system for each member. Those points systems that are the most fair have a per member charge then so much per point on top of that. That approach also encourages larger points packages and thus fewer members so an even larger savings to the system.
Interesting. That's a higher spread than I had gathered, though I confess I'm not looking all that hard. I need another timeshare like I need an extra hole in my head...
That's true. I'm considering things only from the owner-value end, not the per-owner cost end. But, from the perspective of an owner wondering whether or not he's going to continue to pay on a mud-season week, or allow it to go into foreclosure (or worse, pay an up-front fee or postcard outfit to take it off his hands), that's probably the perspective that matters.
Wyndham's works this way; they have a sliding scale of program fees. Smaller packages pay higher per-point costs, with a minimum charge. Larger packages pay more in absolute terms, but lower per-point.
It does vary more given there's no ROFR. This has been a change in the last 18 months or so given that BG has stopped offering many of the benefits to those that don't buy from an authorized resale agent. For Gold (must buy from BG going forward) 2 months extra to book any and all reservations, can cancel up until 10 days out with NO penalty, access to select connections (similar to BVTC but using Shell's resorts), multiple upgrade options and the like. Still the points are worth 2 to 10 times the value of the underlying week at many of the resorts and for many weeks.
While it's a hard pill to swallow for owners there, having a few very seasonal, poor quality and poorly run resorts fail is likely a good thing for the market as a whole.
