Are you considering selling your Marriott timeshare? It's a common thought, and you're not alone in wanting to understand the process and potential returns. While the initial promise of timeshare ownership often highlights luxurious vacations, the reality of changing life circumstances, annual maintenance fees, and the desire for more flexibility can lead owners to explore their exit options.
Let's be upfront: selling a timeshare, especially a Marriott timeshare, is not like selling a traditional piece of real estate. You will almost certainly not get back what you originally paid for it. The resale market for timeshares operates very differently, and understanding these dynamics is crucial for setting realistic expectations. However, with the right approach and a clear understanding of the steps involved, you can successfully navigate the process.
This comprehensive guide will walk you through everything you need to know about how much you can sell a Marriott timeshare for, and the detailed steps to achieve that sale.
The Reality of Marriott Timeshare Resale Value
Before diving into the "how," let's address the "how much." It's essential to have a realistic understanding of what your Marriott timeshare might sell for. Unlike traditional real estate that often appreciates over time, timeshares generally depreciate significantly from their original purchase price. This is due to several factors:
High Initial Markup: The direct sales price from developers includes substantial marketing, sales commissions, and overhead costs, which are not recovered on the resale market.
Perpetual Maintenance Fees: Buyers on the resale market are taking on the commitment of annual maintenance fees, which can be a deterrent and impact the perceived value.
Abundant Supply: There's a significant supply of timeshares on the resale market as many owners look to exit their contracts.
Developer Right of First Refusal (ROFR): Marriott, like many developers, often has a Right of First Refusal, meaning they can step in and buy back the timeshare at the agreed-upon resale price. While this can sometimes be a quick exit, they are typically only interested in properties that align with their current inventory needs or are priced very low.
Restrictions on Resale Purchases: Marriott Vacation Club has distinct programs (Legacy Weeks vs. Destination Points/Abound by Marriott Vacations). Buyers on the resale market of Legacy Weeks may face restrictions, such as not being able to convert their weeks into Marriott Rewards Points or not being able to join the Destination Points program. This can limit their flexibility compared to buying directly from Marriott, impacting resale value.
So, how much can you expect? It varies wildly based on factors like:
Location of the Resort: Highly sought-after destinations like Hawaii, Aruba, and Newport Coast generally hold more value (though still significantly less than original purchase) than less popular or older resorts (e.g., some Orlando properties might be difficult to even give away).
Type of Ownership: Whether it's a deeded week (fixed or floating) or a points-based ownership (Marriott Vacation Club Destination points). Deeded weeks for highly desirable times and locations might fetch more than less flexible options. Marriott Vacation Club points also have a resale market, but their value often depends on the number of points and the ability to transfer associated benefits.
Season/Usage Period: Platinum or Gold season weeks (peak times) will be more desirable than off-season weeks.
Unit Size: Larger units (e.g., 2-bedroom vs. 1-bedroom) or those with desirable views can command a slightly higher price.
Maintenance Fees: Lower annual maintenance fees make a timeshare more attractive to potential buyers.
Current Market Demand: The overall health of the timeshare resale market.
In many cases, you might sell a Marriott timeshare for a fraction of what you paid, sometimes even for just enough to cover a year or two of maintenance fees, or even just for the cost of transfer and closing. Some owners even "give them away" for free, with the buyer only paying closing costs, just to escape the ongoing financial obligation.
Step 1: Understand Your Marriott Timeshare Ownership Inside Out
This is where your journey begins! Before you can even think about selling, you need to be an expert on your specific timeshare.
1.1: Locate and Review All Your Documents
Your Original Purchase Contract: Dig this out! It's the most critical document. Look for details on your ownership type (deeded week, points), the specific resort and unit, the use year, and any associated restrictions.
Deed (for deeded ownerships): This legally transfers ownership to you. You'll need it for the sale.
Annual Maintenance Fee Statements: Ensure you are up-to-date on all your fees. Any outstanding balances will need to be settled before or during the sale.
Marriott Vacation Club Member Information: If you own points, understand how many points you have, your banking/borrowing rules, and any limitations on transferring those points on the resale market.
Right of First Refusal (ROFR) Clause: Most timeshare contracts, especially Marriott's, contain a ROFR clause. This gives Marriott the right to purchase the timeshare back at the same price and terms you've negotiated with a third-party buyer. This is a significant hurdle in the resale process. Be prepared for this, as it can add time to the sale.
1.2: Determine Your Ownership Type and Key Features
Deeded Week vs. Points: Do you own a specific week at a specific resort (Legacy Weeks), or do you own points in the Marriott Vacation Club Destinations program? The resale market for these can differ.
Fixed vs. Floating Week: If deeded, is your week fixed to a particular calendar week each year, or does it float within a certain season? Fixed weeks can be easier to market to specific buyers.
Unit Size and View: What size is your unit (studio, 1-bedroom, 2-bedroom, etc.)? Does it have a desirable view (oceanfront, pool view)? These details impact desirability.
Season: Is your usage in a high-demand (Platinum, Gold) or low-demand (Silver, Bronze) season?
Any Encumbrances: Do you have any outstanding loans on the timeshare? Any unpaid maintenance fees or special assessments? These must be cleared for a successful sale.
1.3: Contact Marriott Vacation Club (Carefully)
Marriott has an "Exit Specialists" program. You can contact them to explore your options. However, be aware:
Their primary goal is often to keep you as an owner or guide you to solutions that benefit them.
They may not offer you a buy-back option unless your timeshare fits a very specific need for their inventory.
They might suggest options like converting to points (if you own a week and haven't already), or even refer you to preferred resale brokers (who may or may not be the best option for your specific situation).
Use this contact as a way to gather information about your specific ownership and any official Marriott programs, but proceed with caution.
Step 2: Research the Current Resale Market and Set a Realistic Price
Now that you know what you own, it's time to understand its potential value in the current market. This is perhaps the most challenging and crucial step.
2.1: Browse Timeshare Resale Marketplaces
Online Platforms: Sites like RedWeek.com, Fidelity Real Estate (fidelityrealestate.com), and SellMyTimeshareNow.com are reputable marketplaces where owners list their timeshares for sale.
Search for Similar Properties: Look for Marriott timeshares at your exact resort, with the same unit size, season, and ownership type. Pay close attention to the asking prices and, if available, sold prices. This will give you the best indication of market value.
Be Realistic: You will quickly notice that resale prices are significantly lower than original purchase prices. Do not let emotions cloud your judgment here.
2.2: Consult with Reputable Timeshare Resale Brokers (No Upfront Fees!)
Seek Experts: Timeshare resale is a specialized niche within real estate. A traditional real estate agent likely won't have the expertise.
Crucial Rule: AVOID ANY COMPANY THAT ASKS FOR LARGE UPFRONT FEES. This is a red flag and often a scam. Legitimate timeshare resale brokers work on commission, similar to traditional real estate agents, meaning they get paid after the sale closes.
Get Free Valuations: Reputable brokers will offer a free, no-obligation consultation and can help you determine a realistic asking price based on current market trends for your specific Marriott timeshare. They have access to data on recent sales of comparable properties.
Examples of Reputable Resale Companies: Fidelity Real Estate, Timeshare Broker Associates (often affiliated with RedWeek), and others that operate on a commission-only basis.
2.3: Factor in All Costs
Remember that your asking price isn't just what you get. You'll need to consider:
Brokerage Commission: If you use a broker, they will take a percentage of the sale price.
Closing Costs: These typically include title transfer fees, recording fees, and potentially other administrative costs. These can sometimes be negotiated with the buyer.
Outstanding Fees: Any unpaid maintenance fees or special assessments must be paid before closing.
A common scenario is that the selling price might barely cover these associated costs, or even result in a net zero or slightly negative return, simply allowing you to escape the ongoing maintenance fee burden.
Step 3: Choose Your Selling Strategy
You have a few options for how to sell your Marriott timeshare. Each has its pros and cons.
3.1: Selling Through a Licensed Timeshare Resale Broker
Pros:
Expertise: They understand the complexities of timeshare sales, including ROFR, closing procedures, and marketing to the right buyers.
Wider Reach: They have established platforms and marketing channels to expose your listing to a broader audience of potential buyers.
Handle Paperwork: They manage the contracts, negotiations, and coordination with the title company, significantly reducing your administrative burden.
No Upfront Fees: The best brokers operate on a commission basis, aligning their success with yours.
Cons:
Commission: You'll pay a percentage of the sale price as commission.
No Guarantee of Sale or Price: Even with a broker, there's no guarantee of a quick sale or a high price.
3.2: Listing on a "For Sale By Owner" (FSBO) Marketplace
Pros:
Potentially Higher Net Return: You avoid brokerage commissions.
More Control: You set the price and handle negotiations directly.
Cons:
Requires More Work: You'll be responsible for creating an attractive listing, responding to inquiries, negotiating, and navigating the entire closing process (including ROFR, title transfer, and escrow).
Limited Reach: While platforms exist, you might not reach as many potential buyers as a broker.
Risk of Scams: Be extremely wary of unsolicited offers or individuals asking for personal information or upfront fees.
Complexity of Closing: Handling the legal transfer of a timeshare yourself can be very complex. You will likely need to engage a reputable timeshare closing company.
3.3: Contacting Marriott's Official Exit Program (Last Resort, Be Cautious)
Pros:
Direct Channel: It's the most direct way to deal with the developer.
Potentially Less Hassle: If they offer a buy-back, it could be a straightforward process.
Cons:
Unlikely to Offer Much (if anything): As mentioned, Marriott typically buys back only under specific circumstances and usually at a very low or zero price for you.
Goal is Retention: Their "exit specialists" are trained to try and keep you as an owner.
Step 4: Prepare Your Listing and Market Your Timeshare
Once you've chosen your strategy, it's time to make your timeshare appealing to potential buyers.
4.1: Gather High-Quality Photos and Details
Photos are Key: If possible, take recent, high-quality photos of your specific unit (if you have them) or general photos of the resort and its amenities. Good visuals are crucial.
Detailed Description: Provide all relevant information:
Resort name and location
Unit size (number of bedrooms/bathrooms)
View
Week number/season (if deeded) or number of points (if points-based)
Annual maintenance fees
Any special features or benefits (e.g., specific amenities, proximity to attractions).
Highlight the benefits of resale: Emphasize the significant savings compared to buying directly from Marriott.
4.2: Choose Your Listing Platform
Reputable Resale Websites:
RedWeek.com: A highly popular marketplace for both rentals and resales. You pay a listing fee, but it's generally reasonable. Many transactions occur here.
Fidelity Real Estate, SellMyTimeshareNow: These are broker-run sites that will list your property if you work with them.
Avoid Craigslist or generic classifieds: The risk of scams is much higher.
4.3: Set a Competitive and Flexible Price
Don't Overprice: This is the biggest mistake sellers make. An overpriced timeshare will sit on the market indefinitely. Based on your research in Step 2, price it competitively.
Be Open to Negotiation: Buyers in the resale market are looking for a deal. Be prepared to negotiate and consider offers below your asking price.
Consider "Make Offer" Option: Some platforms allow buyers to submit offers, giving you flexibility.
Step 5: Navigate Offers, Contracts, and Closing
This is the transactional phase, where careful attention to detail is paramount.
5.1: Reviewing Offers and Negotiation
Legitimate Offers: A legitimate offer will typically come from a serious buyer or through your broker.
Don't Rush: Take your time to review all terms.
Negotiate Wisely: Be prepared to counter-offer. Consider whether the buyer will cover closing costs or if you will split them.
5.2: Drafting and Signing Contracts
Use a Licensed Timeshare Closing Company: This is absolutely critical, especially if selling FSBO. A reputable closing company specializes in timeshare transfers, handles the escrow of funds, prepares the necessary legal documents, and ensures the deed is properly transferred and recorded. They will also assist with the ROFR process.
Key Contractual Elements: The contract will specify the purchase price, closing costs, effective date of ownership transfer, and any contingencies.
5.3: Right of First Refusal (ROFR) Process
Notify Marriott: Once a buyer and seller agree on terms, the contract is typically submitted to Marriott (often by the closing company) for their ROFR review.
Waiting Period: Marriott usually has a specific timeframe (e.g., 30-60 days) to exercise their ROFR.
Marriott's Decision:
If Marriott Exercises ROFR: They will purchase the timeshare from you at the agreed-upon price and terms. This can be a surprisingly smooth exit.
If Marriott Waives ROFR: They decline to purchase, and the sale can proceed with your chosen buyer.
Do not consider the sale final until the ROFR process is complete.
5.4: Closing the Sale
Transfer of Funds and Deed: The closing company will hold the buyer's funds in escrow and, once all conditions are met (including ROFR waiver and clear title), will transfer the deed to the buyer and disburse funds to you (minus any agreed-upon deductions like commissions or closing costs).
Notify Marriott of New Owner: The closing company will also submit all necessary paperwork to Marriott to officially transfer ownership records and ensure the new owner is responsible for future maintenance fees.
Congratulations! You've successfully sold your Marriott timeshare.
Frequently Asked Questions (FAQs)
Here are 10 common "How to" questions related to selling a Marriott timeshare, with quick answers:
How to calculate the realistic resale value of my Marriott timeshare?
Quick Answer: Research current listings and recent sales of identical or very similar Marriott timeshares on reputable resale websites like RedWeek or through a licensed, no-upfront-fee timeshare broker for a free valuation. Be prepared for it to be significantly less than your purchase price.
How to avoid scams when selling my Marriott timeshare?
Quick Answer: Never pay large upfront fees to a company promising to sell your timeshare. Legitimate brokers work on commission. Be wary of unsolicited calls or emails, and always verify a company's credentials and reviews.
How to handle the Right of First Refusal (ROFR) with Marriott?
Quick Answer: Once you have a signed purchase agreement with a buyer, the contract must be submitted to Marriott for their review. Marriott typically has a set period (e.g., 30-60 days) to decide if they want to buy it back at the same terms, or waive their right, allowing your sale to proceed. A good closing company will manage this for you.
How to find a reputable timeshare resale broker for Marriott?
Quick Answer: Look for licensed real estate brokers specializing in timeshares who do not charge upfront fees and operate on a commission-only basis. Check their Better Business Bureau (BBB) rating and online reviews. Fidelity Real Estate and Timeshare Broker Associates are commonly mentioned.
How to sell my Marriott timeshare if I still owe money on it?
Quick Answer: You can sell a timeshare with an outstanding mortgage. The remaining loan balance will typically be paid off from the proceeds of the sale during the closing process. Ensure you disclose this to your broker or closing company.
How to sell a Marriott timeshare if I have accumulated points?
Quick Answer: Marriott Vacation Club Destination Points can be sold on the resale market. The process is similar to selling a deeded week, but you'll need to specify the number of points and the use year. Be aware that resold points may have some limitations for the new owner compared to points purchased directly from Marriott.
How to deal with outstanding maintenance fees when selling a Marriott timeshare?
Quick Answer: All outstanding maintenance fees and any special assessments must be paid in full before or at the time of closing. This is typically a condition of the sale and ensures a clear title transfer to the new owner.
How to prepare my Marriott timeshare for a quick sale?
Quick Answer: Price it competitively and realistically (often significantly lower than similar listings to attract immediate attention). Provide clear, attractive photos, and a detailed description. Be responsive to inquiries and flexible during negotiations.
How to transfer the deed of my Marriott timeshare to a new owner?
Quick Answer: Use a licensed and bonded timeshare closing company. They will prepare the new deed, ensure it's properly signed, notarized, and recorded with the appropriate county, and handle the notification to Marriott for ownership transfer.
How to rent out my Marriott timeshare if I can't sell it immediately?
Quick Answer: Listing your timeshare for rent on platforms like RedWeek.com can help offset maintenance fees while you continue to look for a buyer. Ensure you understand Marriott's rules regarding renting out your specific ownership.
