VGF cheaper than RIV Direct

[Sandisw]

VGF has 1, 2, and 3 bedrooms - since it is the same association, they are not selling resort studios they are selling points.

They do have them but there is no question. that VGF is now a studio heavy resort and the that adding 2 million points to the resort without a balance against the small number of larger units could play a factor for some. RIV is much more balanced.

 

[Nursemanit]

They do have them but there is no question. that VGF is now a studio heavy resort and the that adding 2 million points to the resort without a balance against the small number of larger units could play a factor for some. RIV is much more balanced.

One bedrooms are still the last to sell out - so I would not say it is studio heavy.

 

[DVCsloth]

One bedrooms are still the last to sell out - so I would not say it is studio heavy.

I think that even if the 1BR's are the last to sell out, it is still a studio heavy resort. We still won't know how much of an effect it has on availability until it gets closer to being sold out. I believe the 1br availability will be affected by people booking the 2br lock off.
ETA There were a lot of larger point contracts sold for VGF2, so I doubt they will all be used for Studios only.

 

[BWV Dreamin]

VGF has 1, 2, and 3 bedrooms - since it is the same association, they are not selling resort studios they are selling points.

The new building is resort only studios. That skews the ratio of accommodations. Sandy is point on.

 

[BWV Dreamin]

I think that even if the 1BR's are the last to sell out, it is still a studio heavy resort. We still won't know how much of an effect it has on availability until it gets closer to being sold out. I believe the 1br availability will be affected by people booking the 2br lock off.
ETA There were a lot of larger point contracts sold for VGF2, so I doubt they will all be used for Studios only.

But there in lyes the problem of more people wanting fewer inventory. I have already read where people were one and done with the resort studios. I cant even imagine the demand that will be for the traditional DVC rooms.

 

[BWV Dreamin]

We were in the process of buying more CCV points on the resale market when VGF2 went on sale. I was very surprised at the low initial price and we were very tempted to buy some. The reason we passed was the lack of larger villas in the new building. Yes, you can use your points in the old building for the 1,2, and 3 BR's but a resort so largely skewed to studios didn't interest us at all as we always book the larger rooms and were worried about competition for those units.

In the end, the nice price for unrestricted points was tempting but it didn't out sway our concerns about the make up of room types at that resort. So for us, anyway, the deciding factor was the make up of rooms - not restrictions, dues or price. Buy where you want to stay!

Absolutely agree!!

 

[DonMacGregor]

The new building is resort only studios. That screws the ratio of accommodations. Sandy is point on.

Unless my math is WAY off, before adding BPK there were a total of 6 grand villas, 47 dedicated 2BR's, and 47 each of 1BR and studios, all of which were in lock-off configuration, for a total of 147 potentially available rooms (assuming zero lock-offs).

Adding 200 "resort studios" changes those numbers to 6 GV, 47 ded. 2BR's, 200 dedicated studios, 47 lock-off studios, and 47 1BR's. Out of potentially 347 units in non lock-off configuration, 247 are studios, 47 are 2BR and 47 are 1BR (with 6 GV).

I'm gonna say that sounds pretty studio-heavy.

 

[DVCsloth]

I think something that many people are overlooking with regard to slow VGF sales is that DVC decided to announce the Poly tower right around the same time VGF went on sale, which probably stifled the initial surge in demand. I know many people - including myself - who wanted more direct points without restrictions, put a halt on their VGF purchase plans when that happened. I personally toured the studios and was preparing to purchase back in March, but finding out about the Poly tower changed everything. Now, I'm trying to decide if VGF will sell out before we know if Poly2 is the same association (no restrictions) or a new one (with restrictions). I'll always go with the option without restrictions - not because of resale value - but because 20 years down the road when multiple contracts have been resold, the competition to get into your own resort will be tremendously hard since all those resale owners cannot stay anywhere else/move at 7 months, but all other direct owners can come in and stay there at 7 months. It creates disproportionate demand down the road.

I

But there in lyes the problem of more people wanting fewer inventory. I have already read where people were one and done with the resort studios. I cant even imagine the demand that will be for the traditional DVC rooms.

That's what I am concerned about. I think they did a nice job with BPK from what I can tell, but I bought in for VGF1 Studios and 1 BR's.
Not interested in the hotel room conversion. We also own at CCV, but I like the way they converted that resort. I think the slightly higher price for Riviera is justified after this move.

 

[Sandisw]

But there in lyes the problem of more people wanting fewer inventory. I have already read where people were one and done with the resort studios. I cant even imagine the demand that will be for the traditional DVC rooms.

That was me. We typically will do 1 bedrooms and so those 300 points I bought deeded to studios wont be used for those rooms,.

We won’t really know how the imbalance is until more of those points are in the system to see the impact on the larger units.

I can say that the deluxe studios seem to be booking up just as fast.

 

[Nursemanit]

Unless my math is WAY off, before adding BPK there were a total of 6 grand villas, 47 dedicated 2BR's, and 47 each of 1BR and studios, all of which were in lock-off configuration, for a total of 147 potentially available rooms (assuming zero lock-offs).

Adding 200 "resort studios" changes those numbers to 6 GV, 47 ded. 2BR's, 200 dedicated studios, 47 lock-off studios, and 47 1BR's. Out of potentially 347 units in non lock-off configuration, 247 are studios, 47 are 2BR and 47 are 1BR (with 6 GV).

I'm gonna say that sounds pretty studio-heavy.

Yet you can easily rent a 1 BR at 7 months. So it has the right balance. Heavy would mean there are more studios than demand. It's demand vs inventory. If you can rent a 1br at 7 months what's the issue?

 

[BeachClub2014]

Yet you can easily rent a 1 BR at 7 months. So it has the right balance. Heavy would mean there are more studios than demand. It's demand vs inventory. If you can rent a 1br at 7 months what's the issue?

Maybe I'm just totally missing it, but what does the availability of 1-bedrooms at 7-months have to do with the overall balance of rooms at the resort? Genuine question, I'm just not following.

 

[Nursemanit]

Maybe I'm just totally missing it, but what does the availability of 1-bedrooms at 7-months have to do with the overall balance of rooms at the resort? Genuine question, I'm just not following.

DVC does not want empty rooms so they are matching the rooms created to demand.

If no 1 or 2 bedrooms were available to use then it would be light on 1 or 2 bedrooms

If no studios are available and it has 1 or 2 bedrooms available consistently then it is light on studios.

So availability at 7 months has everything to do with the balance and is the best metric to use.

 

[DVCsloth]

DVC does not want empty rooms so they are matching the rooms created to demand.

If no 1 or 2 bedrooms were available to use then it would be light on 1 or 2 bedrooms

If no studios are available and it has 1 or 2 bedrooms available consistently then it is light on studios.

So availability at 7 months has everything to do with the balance and is the best metric to use.

Another issue that is occurring at 7 months out you can book a week at BPK but not at VGF1 SV or LV, so this may be another example of room imbalance.

 

[Nursemanit]

Another issue that is occurring at 7 months out you can book a week at BPK but not at VGF1 SV or LV, so this may be another example of room imbalance.

Exactly - There are way too few actual DVC studios ( this is why I canceled VGF and bought RIV) They should have made 100 of BPK into true DVC studios and the rest 2 queen Resort studios.

 

[BeachClub2014]

DVC does not want empty rooms so they are matching the rooms created to demand.

If no 1 or 2 bedrooms were available to use then it would be light on 1 or 2 bedrooms

If no studios are available and it has 1 or 2 bedrooms available consistently then it is light on studios.

So availability at 7 months has everything to do with the balance and is the best metric to use.

Interesting theory. Thanks for explaining.

So what about a resort(s) that typically has availability of several room types at 7 months? Does that mean that the whole resort is out of whack?

 

[Nursemanit]

Interesting theory. Thanks for explaining.

So what about a resort(s) that typically has availability of several room types at 7 months? Does that mean that the whole resort is out of whack?

No, that means it had a good mix and that resort is just less in demand ( SSR and Kidani)

 

[Sandisw]

Yet you can easily rent a 1 BR at 7 months. So it has the right balance. Heavy would mean there are more studios than demand. It's demand vs inventory. If you can rent a 1br at 7 months what's the issue?

But how do you know that will still be the case once all those points are sold? More than 1 million points attached to those resort studios are not in the system because DVD has not yet sold them..

None of us know how this will shake out yet but regardless, half of the points sold at VGF will be deeded to studio rooms..which makes the resort studio heavy..

Basically, people looking to stay in studios have a much higher chance to get the room they want than those wanting 1 or 2 bedrooms.

 

[BeachClub2014]

No, that means it had a good mix and that resort is just less in demand ( SSR and Kidani)

Yeah, again, interesting theory.

I tend to think that if a resort has far more actual rooms of one type over the others, then it is weighted more heavily to that room category, regardless of availability at 7 months.

 

[Nursemanit]

But how do you know that will still be the case once all those points are sold? More than 1 million points attached to those resort studios are not in the system because DVD has not yet sold them.

None of us know how this will shake out yet but regardless, the bulk of the points sold at VGF will be deeded to studio rooms..which makes the resort a studio heavy resort.

What I expect you will see is a severe drop in SV VGF1 studios available ( due to more 2br being used) and good availability in LV BPK studios. But the 1 BR will still be available at 7 months ( and plenty at 11 months for owners)

Having more studios helps the 1BR user. Look at BWV - the 1BR are mostly taken after the studios sell since people want the location.

 

[Sandisw]

What I expect you will see is a severe drop in SV VGF1 studios available ( due to more 2br being used) and good availability in LV BPK studios. But the 1 BR will still be available at 7 months ( and plenty at 11 months for owners)

Having more studios helps the 1BR user. Look at BWV - the 1BR are mostly taken after the studios sell since people want the location.

That is a possibility and maybe the impact when all is said and done wont be a big deal.

But again, maybe it will.

It still doesn’t change the fact that the resort is now more than half studios which means those who own and want the larger units will have much more competition than they did before they added them.

It’s actually why we bought. We didn’t want to chance them being gone at 7 months.

While we got them most of the time, there were definitely times where I could not get a SV 1 bedroom right at 7 months with my SSR points.