Why is Disney ROFR mainly BCV?

[Brian Noble]

Administratively, that would be difficult, if not impossible, to enforce.

 

[rice00]

BCV is by far the most popular resort. It is also the the DVC resort with the fewest rooms. It's location is extremely conveinent for both Disney studios and EPCOT.

 

[Sammie]

Administratively, that would be difficult, if not impossible, to enforce.

Not with the new resort key system coming.

 

[aggiemullins]

What if they restricted the use of SAB to direct sale purchases only. SAB not available to resale purchasers!!!!

Then theoretically the ones with resale contracts who couldn't use SAB would have lower dues because they wouldn't have to pay for their fair share of SAB use and I couldn't ever see Disney turning down perpetual income where they would have to make up the difference for the upkeep.

 

[Brian Noble]

Not with the new resort key system coming.

Interesting. But, labeling with both resort *and* the source of points for booking is something that I'd suspect might be beyond the Disney IT department's capabilities. We'll see, I guess, but past performance does not give one a lot of hope.

 

[roypup]

Interesting. But, labeling with both resort *and* the source of points for booking is something that I'd suspect might be beyond the Disney IT department's capabilities. We'll see, I guess, but past performance does not give one a lot of hope.

I don't see how this would be terribly difficult for them. Since the new system treats points as a payment source, it would be easy for them to know how and at what resort points are used in a booking. This would make it far easier to enable features on the new room keys, such as "pool access".

This is all speculation though: Given maintenance fees are charged once a year they would have to notify owners of the change prior to the budget being voted on and remove the pool support that owners at BCV pay for.

 

[scot@dvcstore]

Simple supply and demand for the property.

 

[Brian Noble]

I don't see how this would be terribly difficult for them.

This is the same company that deployed a web site that flat out didn't work for several months (the "new" Disney Parks site when it first debuted), and that botched a system upgrade to the point of being unable to accept resort charges for several days just this fall. Don't under-estimate the level of difficulty of seemingly small accounting changes, or, equivalently, over-estimate their degree of competence.

 

[Lampman]

Is it possible to check the existing contracts versus the ones that are sold after ROFR. Could there be modifications in the new contracts which make it easier to do the 50 year extension like OKW without all the drama?

 

[VLee]

Paid $90 per pt for a resale at BCV because I wanted a certain use year and it was a small contract to add to my existing points there.

 

[dumbo_buddy]

we will be submitting our contract to disney shortly on 200 pts $80/pt August UY.

we REALLY want beach club but are trying not to get our hopes up as it seems that everything's getting ROFR'd lately.

it'll be hard to not be disappointed with bad news. still, we don't love beach club enough to pay $118/pt for it!

 

[ORD2KOA]

looking back at the two threads that show which disney contracts have passed and which have not it is clear that disney is willing to take back BCV.

but why? doesn't seem that the prices have been extremely low.

and when compared to the other properties of BWV SSR and OKW the BCV price is much higher.

does disney see this resort as one that can be booked with more cash reservations? or are they looking at selling new contracts with an extended expiration year?

what is everyone else think on why

I think it's because they're selling one week blocks to RCI. We own DVC but also HGVC, and we when I looking at the RCI link for HGVC owners, we can book BCV (no other resort, just BCV) directly through the RCI website.

 

[TisBit]

I believe that they are ROFR the contracts for more reasons than resales and I wouldn't be surprised if it is for some type of extension/resort modification that they have dreamed up. Disney is putting a lot of cash out to take in a LOT of contracts at that resort and I don't think the demand is that high. While there are people buying directly through disney, it is mostly because they know that it will be difficult with the ROFR's that are happening to get a resale.

If you search the Orange County site, BCV is not selling any more contracts than other existing resorts (BLT, AKV and SSR are still majority of sales and OKW has a lot of sales, after that there are just sporadic handfulls of the other DVC units).

I also think we have to keep in mind while BCV has become somewhat of a phenomenon here on the DIS and is highly raved about, I don't think a normal walk in buyer is really looking at it. Most contracts you hear about are add on's and not high point ones to justify the number of points they have ROFR'd.

So, to summarize, I think there is a plan being developed for the resort....the question is just what is that plan?

 

[n2mm]

So is it pretty much impossible to buy BCV via a resale?

You can buy it, but it won't be cheap like the other resales. I've been watching too to purchase there. I guess we are different, but no one in our family really cares too much for SAB. We are happy at the quiet pool. I would also love to see a nice quiet pool added to BLT one day.

 

[ogguls22]

I own at BCV also - if I were to sell does that mean I might have a hard time selling because Disney might ROFR the sale? BTW - this post is in no way intended to be a "for sale" post.

 

[mjc2003]

Just to clear up a few things from an outsider perspective; we are in ROFR right now for a BCV contract.

1) We have stayed there the last two Novembers. We were there last November with a reservation for a 1 BR, but switched a week before to a 2 bedroom. This was Nov 9-20, and they extended us a 40% discount on the 2 BR (during the tail end of W&F). So, clearly the limited number of villa's, limited further by those kept separate for cash, is a factor. I can get a room right now during W&F, easily. Somebody speculated earlier in this thread that they don't offer the 40% off villas at BCV; not true. They do, and I am one of the customers who has benefited. I would suspect they will again this fall.

2) Before buying resale, we spoke with Disney about buying direct. There is no wait list for BVC, any size contract we wanted was available. We talked initially doing a 4-500 pt contract split with a family member; I was told, "Whatever number of points you want, they're available".

3) With regards to the notion that SAB might ever get taken away, while I realize that this is a possibility (as are many things in life), we had multiple discussions last year with DVC members at the resort. The universal sentiment was that SAB was a HUGE factor in their membership. Also, since it is often crowded but big enough to handle the crowds, and they never allow pool hopping there, then why would they cut the access? To what end? It's clearly part of the cause for the demand of the BCV memberships, so why eliminate one of their big selling points? (On this note, the Disney rep was selling me hard on BVC b/c of SAB). The result would be that many members would sell, and the demand (minus the SAB selling point) would be gone, so Disney would not ROFR contracts anymore (my opinion) and we'd see them selling for $60 like the others. If they took away SAB from members, I would sell for whatever price and go elsewhere, simply b/c how am I going to tell my kids they can't go in the pool? That's the first thing they want to do when we get there, when they wake up in the morning, and come home from the parks! I'm sure this is true for everybody with kids, so this would create quite a stir.

4) I think they buy of the contracts b/c there are very few of them and it's an easy way for them to keep a market at BCV, whether artificial or not. With such little inventory, they can prop up the aura. They can't do this at some of the bigger properties b/c they'd simply be left with too much inventory. But, as I said earlier, there ARE points available now, today, through Disney, so it's they are not buying up points b/c of there is a wait list. There are probably 10-15 contracts available right now via resale, versus hundreds at OKW, SSR, etc... It's much easier to control the pricing on that small handful of contracts.

Ultimately, I believe the pricing is what it is b/c they are controlling the market, and this is something they simply cannot do at the resorts with 5x the inventory. They can limit supply at BCV and create (artificial?) demand. In a sense, the rapid growth of BCV has, in some ways, gotten too big for them to handle pricing as they would ideally like.

These are just my thoughts, what do I know?

 

[dlhvac]

PASSED - Beach Club Villas (2042):

100 BCV $86 (passed 9/18)
150 BCV $85 (passed 9/18)
025 BCV $85 (passed 10/01)
150 BCV $84 (passed 10/01)
150 BCV $82 (passed 10/08)
100 BCV $85 (passed 10/26)
150 BCV $83 (passed 10/26)
150 BCV $84 (passed 11/17)
200 BCV $83 (passed 11/18)
270 BCV $84 (passed 12/10)
150 BCV $84 (passed 12/18)
200 BCV $83 (passed 12/18)
100 BCV $84 (passed 1/7)
150 BCV $80 (passed 1/7)
270 BCV $84 (passed 1/7)
150 BCV $80 (passed 2/25)
100 BCV $80 (passed 3/11)
074 BCV $83 (passed 3/18)
025 BCV $85 (passed 3/18)
200 BCV $75 (passed 3/22)
250 BCV $85 (passed 3/22)
200 BCV $80 (passed 4/2)
100 BCV $80 (passed 4/8)
100 BCV $80 (passed 5/11)
200 BCV $80 (passed 5/13)
280 BCV $78 (passed 5/21)
300 BCV $78 (passed 6/1)
100 BCV $80 (passed 6/10) 100 BCV $76 (passed 7/30)
100 BCV $82 (passed 7/30)
150 BCV $80 (passed 9/3)
150 BCV $79 (passed 9/3)
100 BCV $84 (passed 9/21)
200 BCV $84 (passed 9/30)

ROFR'D - BCV: (bought back)

150 BCV $83 (bought back 10/01)
150 BCV $75 (bought back 10/08)
400 BCV $65 (bought back 10/08)
270 BCV $82 (bought back 10/13)
150 BCV $79 (bought back 10/26)
210 BCV $80 (bought back 10/26)
750 BCV $55 (bought back 10/26)
072 BCV $80 (bought back 11/12)
150 BCV $82 (bought back 11/12)
270 BCV $82 (bought back 11/12)
350 BCV $80 (bought back 11/12)
400 BCV $70 (bought back 11/12)
500 BCV $56 (bought back 11/12)
150 BCV $80 (bought back 11/17)
275 BCV $82 (bought back 12/18)
150 BCV $80 (bought back 1/7)
160 BCV $82 (bought back 1/7)
175 BCV $76 (bought back 1/7)
300 BCV $80 (bought back 1/7)
150 BCV $78 (bought back 2/8)
200 BCV $74 (bought back 2/8)
270 BCV $75 (bought back 2/8)
500 BCV $76 (bought back 2/8)
210 BCV $71 (bought back 2/11)
150 BCV $79 (bought back 2/22)
175 BCV $82 (bought back 2/22)
200 BCV $76 (bought back 2/22)
224 BCV $75 (bought back 2/22)
270 BCV $80 (bought back 2/22)
300 BCV $80 (bought back 2/22)
500 BCV $80 (bought back 2/22)
700 BCV $53 (bought back 2/22)
150 BCV $81 (bought back 3/22)
224 BCV $77 (bought back 3/22)
210 BCV $70 (bought back 4/8)
250 BCV $70 (bought back 4/16)
300 BCV $70 (bought back 4/30)
400 BCV $73 (bought back 4/30)
450 BCV $68 (bought back 5/13)
250 BCV $80 (bought back 5/26)
450 BCV $69 (bought back 5/26)
500 BCV $70 (bought back 5/26)
250 BCV $70 (bought back 6/10)
300 BCV $60 (bought back 6/10)
400 BCV $70 (bought back 6/10)

 

[KAT4DISNEY]

I own at BCV also - if I were to sell does that mean I might have a hard time selling because Disney might ROFR the sale? BTW - this post is in no way intended to be a "for sale" post.

It doesnt' mean you will have a hard time selling - what it means is that you will most likely get a better price for it than if you owned at a different resort. If a buyer really wants to buy the contract they will need to bid at a price level that Disney will most likely not ROFR. Or - you may get someone bidding who wants a deal and if that price is acceptable to you then the buyer is taking a risk that Disney will ROFR the contract but no risk to you because you will then receive the payment from Disney instead of the individual buyer if it is ROFR'd.

 

[been2marceline]

I think Disney can rent the rooms out for cash rates easily. Maybe they are keeping the points? My rationale is that on DVC villas, the promotion is 40 percent off of all dvc deluxe villas except NOT bcv. Any thoughts?

Promotion?

 

[TisBit]

With regards to the notion that SAB might ever get taken away, while I realize that this is a possibility (as are many things in life), we had multiple discussions last year with DVC members at the resort. The universal sentiment was that SAB was a HUGE factor in their membership. Also, since it is often crowded but big enough to handle the crowds, and they never allow pool hopping there, then why would they cut the access? To what end? It's clearly part of the cause for the demand of the BCV memberships, so why eliminate one of their big selling points? (On this note, the Disney rep was selling me hard on BVC b/c of SAB). The result would be that many members would sell, and the demand (minus the SAB selling point) would be gone, so Disney would not ROFR contracts anymore (my opinion) and we'd see them selling for $60 like the others. If they took away SAB from members, I would sell for whatever price and go elsewhere, simply b/c how am I going to tell my kids they can't go in the pool? That's the first thing they want to do when we get there, when they wake up in the morning, and come home from the parks! I'm sure this is true for everybody with kids, so this would create quite a stir.

The clause about SAB is most likely included for the same reason TOTW lounge and the Attic were specifically mentioned in POS contracts as being excluded from the DVC Villas. If Disney ever signifcantly changes/alters or even decides to close SAB, they do not want members to have any leg to stand on that it was part of the resort and Disney violated the POS and removed an amnenity. I doubt you will ever see SAB taken away from BCV owners unless they significantly enlarged the DVC portion of the resort and SAB just couldn't handle it.

As for the point availability, that goes to my theory that Disney has begun purchasing the contracts to stock up on the points for whatever secret plans they might have. There are other small resorts that they could scoop up some points from, but the BCV ROFR's are much more deliberate.....