OK, then that price. Even at that, you would have really high point demands, really high maintenance fees, and you'd only be able to book RIV, nowhere else. I'd say $10-$15 / point lower than that, then I'm really running the numbers to see if it makes sense.We all hate the resale restrictions on Rivera, but is there a resale price point that would make you buy? Let's put a floor price at the cheapest prices currently available via resale at any DVC resort.
We all hate the resale restrictions on Rivera, but is there a resale price point that would make you buy? Let's put a floor price at the cheapest prices currently available via resale at any DVC resort.
I agree. If I could only use those resale points at Riviera, they would have to be nearly free or totally free. I don't want to bother with renting out my points (and from the Covid nightmare, I wouldn't want to use a broker either).I'd personally base it on how many times I'd stay at Riviera and probably consider my own reselling of it to be $0/pt.
$20/pt (rental/rack price) - $8.31 (dues) = $11.69/pt.
If I would only stay there once, I'd pay $11.69/pt. Twice, $23.38/pt. Three times, $35.07., etc. The most I'd be willing to pay would probably be 40% of direct pricing. At full price that's $78/pt. At the current sales price, that would be about $62/pt.
If I were buying direct, it's not the resale restrictions that scare me off - it's the high point chart and the high starting MFs. I'd need more points to stay there - though admittedly current incentives ease that a little - but I'm concerned the MFs would be excessively high over time. If I were buying direct, I wouldn't care as much about resale restrictions because I'm not purchasing to eventually resell, and I think it will still have a decent resale value down the road should I choose to sell.Can someone please explain exactly what it is about the resale restrictions that is scaring you off?
To me the points are inherently worth less than most other resorts because of the point chart and the MFs. So there’s that.Can someone please explain exactly what it is about the resale restrictions that is scaring you off?
Is it the fact that if you decide to sell 10, 20, 30 years from now, that you will not fetch as high as a resale price per point? I'm interested in this because I have seen Riviera resale advertised for approximately $140 per point. This is about a $55 price different from direct. This is almost on par with every other resort. The difference is between $50-70 let's say. Do you think that 20 years from now, the price difference for Riviera will plunge far ahead of the other resorts and this is why this scares you?
Or is it because 10, 20, 30 years that half of the contracts will be resale, therefore booking at 11 months will be tougher because Riviera owners will not be holding out for the 7 month window to book something else. Therefore, theoretically, the percentage of rooms booked at Riviera between 11-7 months will be higher than at other resorts? Is this the issue? But how does this compare to other resorts like VGF that currently have the same problem?
Or is it something else? I'm just trying to grasp the actual tangible reasons as opposed to the generic "resale restrictions" statement.
Thanks
P.S. the person selling 190 points for $155 and the person selling 195 points for $140 on a major site have both lost their minds when the incentives for a new 200 point contract put that price at $170 - with lower closing costs. Don’t compare it to the list price of $195.Can someone please explain exactly what it is about the resale restrictions that is scaring you off?
Is it the fact that if you decide to sell 10, 20, 30 years from now, that you will not fetch as high as a resale price per point? I'm interested in this because I have seen Riviera resale advertised for approximately $140 per point. This is about a $55 price different from direct. This is almost on par with every other resort. The difference is between $50-70 let's say. Do you think that 20 years from now, the price difference for Riviera will plunge far ahead of the other resorts and this is why this scares you?
Or is it because 10, 20, 30 years that half of the contracts will be resale, therefore booking at 11 months will be tougher because Riviera owners will not be holding out for the 7 month window to book something else. Therefore, theoretically, the percentage of rooms booked at Riviera between 11-7 months will be higher than at other resorts? Is this the issue? But how does this compare to other resorts like VGF that currently have the same problem?
Or is it something else? I'm just trying to grasp the actual tangible reasons as opposed to the generic "resale restrictions" statement.
Thanks
With the current incentives I think that it could make sense as a direct purchase for people who love higher end properties (by Disney standards), prefer Epcot/DHS to MK, and plan to own for 20+ years. Even with the point chart and MFs, for a direct purchase it's still cheaper than VGF, and it's all 1 building which I know some prefer.Personally, I don’t think RIV is even worthy of the direct prices. If Disney wants to get serious about selling this DVC property they better get creative. The location is below average, the point chart makes zero sense, and the amenities are average at best.
When I did the tour last year I just kept thinking to myself ‘this is a $150/point property max’ given the location and rich point chart. Prior to COVID sales weren’t great and now it will be interesting to see if RIV sells out before 2023 (I’m taking the over).With the current incentives I think that it could make sense as a direct purchase for people who love higher end properties (by Disney standards), prefer Epcot/DHS to MK, and plan to own for 20+ years. Even with the point chart and MFs, for a direct purchase it's still cheaper than VGF, and it's all 1 building which I know some prefer.
Can someone please explain exactly what it is about the resale restrictions that is scaring you off?
Is it the fact that if you decide to sell 10, 20, 30 years from now, that you will not fetch as high as a resale price per point? I'm interested in this because I have seen Riviera resale advertised for approximately $140 per point. This is about a $55 price different from direct. This is almost on par with every other resort. The difference is between $50-70 let's say. Do you think that 20 years from now, the price difference for Riviera will plunge far ahead of the other resorts and this is why this scares you?
Or is it because 10, 20, 30 years that half of the contracts will be resale, therefore booking at 11 months will be tougher because Riviera owners will not be holding out for the 7 month window to book something else. Therefore, theoretically, the percentage of rooms booked at Riviera between 11-7 months will be higher than at other resorts? Is this the issue? But how does this compare to other resorts like VGF that currently have the same problem?
Or is it something else? I'm just trying to grasp the actual tangible reasons as opposed to the generic "resale restrictions" statement.
Thanks
With the current incentives I think that it could make sense as a direct purchase for people who love higher end properties (by Disney standards), prefer Epcot/DHS to MK, and plan to own for 20+ years. Even with the point chart and MFs, for a direct purchase it's still cheaper than VGF, and it's all 1 building which I know some prefer.