Resale Pricing question

[jerseyduke]

There are 3 properties I look at regularly.
OKW, VWL, BCV.

OKW is older, its bigger, i get all that...so resale it tends to be one of the cheaper properties.

What I do not understand is the asking prices I see for BCV.

I see a lot of them higher than BLT prices (which is 165 direct, vs 130 for BCV).

BCV compared to VWL seems to run 10-20% higher than VWL (for which I see fewer resale contracts listed right now)
So supply of VWL is lower.

I know resale is at an all time high right now and i understand that.

Its just BCV prices that seem out of wack to me.

 

[DenLo]

People will pay extra for something they really want. There was a limited number of BCV contracts recently through Disney which caused a waiting list. Now people are grabbing up resale contracts for BCV like no tomorrow, just in case.

All resales have been going up in value as the economy improves. Just like in real estate some properties are hotter.

 

[RLevy29]

Remember that asking prices are negotiable. If there is a property that you really want you can make an offer. It doesn't cost anything to try and you may get lucky!

 

[dmunsil]

BCV compared to VWL seems to run 10-20% higher than VWL (for which I see fewer resale contracts listed right now)
So supply of VWL is lower.

Last month the median price recorded for BCV was $85/pt, and for VWL it was $82. So they're not that far apart.

Beach Club is popular. People like Epcot, they like the various festivals like Food & Wine and Flower & Garden. They like the area. I think Boardwalk is also popular, but there's more supply of rooms, so the median price is $80 for Boardwalk.

And BLT's median price was $98 last month, so it's still quite a ways higher than everything else, except (probably) for VGC, which we don't have clear data on.

Also, keep in mind that the prices realized from the biggest sellers like The Timeshare Store tend to skew a little higher than the market as a whole. The "distressed" sellers who are looking to get out super fast are more likely to end up at Fidelity, since that's the brokerage Disney sends you to if you call and ask how to sell your membership.

 

[GOOFY D]

I purchased my DVCs (BLT and BWV) in the latter half of 2012 and am stunned at how high prices have climbed since then.

 

[jerseyduke]

Last month the median price recorded for BCV was $85/pt, and for VWL it was $82. So they're not that far apart.

Beach Club is popular. People like Epcot, they like the various festivals like Food & Wine and Flower & Garden. They like the area. I think Boardwalk is also popular, but there's more supply of rooms, so the median price is $80 for Boardwalk.

And BLT's median price was $98 last month, so it's still quite a ways higher than everything else, except (probably) for VGC, which we don't have clear data on.

.

How did you get those numbers? Not questioning them, just curious.

I realize that resale asking prices were just that, ASKING, but that is all i looked at.

 

[dmunsil]

How did you get those numbers? Not questioning them, just curious.

I realize that resale asking prices were just that, ASKING, but that is all i looked at.

From the Orange County FL Comptroller's site. I pull down all the resale deeds for a month, enter the info from the deeds and calculate a per-point price. The price info isn't really perfect information because there's no way to know whether the contract was stripped or loaded, who paid closing costs, etc. But I figure that stuff mostly averages out.

 

[dmunsil]

Here's a post I did for June:

http://www.disboards.com/showthread.php?t=3136687

 

[Nabas]

Prices at BCV have continued to climb. Asking prices are now well into the $90s per point, with small contracts over $100 per point. VWL asking prices have been relatively flat since June, in the low $80s.

IMHO, VWL's big advantage used to be that it was the only Magic Kingdom Resort. Once the VGF and Poly DVC open, VWL just won't have the same appeal.

BCV's is just as small and only competes with the twice-as-large BWV, which has the Boardwalk. With Food & Wine Festival within walking distance and Stormalong Bay, IMHO BCV should be priced higher than VWL.

So:

1) BCV is very small, about the same size as VWL and half the size of the nearby BWV
2) BCV is within easy walking distance of the World Showcase
3) BCV has Stormalong Bay
4) BCV is within easy walking distance of the Boardwalk

 

[cindymouse6]

Well, as someone who own at 3 DVC's, BCV pool cannot be pooled hopped ..... you must stay at BCV to use the pool..... it is also the closest to Epcot, which for many adults who love Flower and Garden and Food and Wine, it is an amazing resort. we love it for the 4/5 star pool rating!!! don't know what that is this year, but we love the proximity to Epcot and the pool. We sold Boardwald but kept Beach club to buy Bay Lake... that's how much we love Beach club...

 

[Pirate Granny]

We own at all three. Bought OKW two years ago for mid $50's. We bought for the GV and also the laid back theming. Not a fan of the main pool (no zero entry), or the kiddie pool (cement hole), but love the golf course views. We bought BCV for the POOL and walk to EPCOT. We love flower and garden show, and food and wine. Bought it last year resale, two small contracts and paid low $80's. We bought VWL this spring, after I took hubby there for Christmas decorations. We loved the atmosphere, the decorations and the boat ride to MK. Purchased those for mid $70's. We are finished buying...VGF and possible Poly don't appeal to us...a very small contract at BLT may, we've stayed either the first night or last night and enjoy the pool and fireworks from the balcony...not so much the room decor, pool is OK, but small. That's what is nice about DVC, there is something that appeals to everyone. Just finished a short trip to BWV, not for me, but it was a nice room and trip, especially the walk to the studios. NOT the clown pool"