Navigating the Sale: Your Comprehensive Guide to Selling Marriott Timeshare Points
Are those Marriott Vacation Club points you once eagerly accumulated now feeling like a burden? Perhaps your travel habits have changed, your family dynamic is different, or those annual maintenance fees are becoming a concern. Whatever your reason, you're not alone if you're considering selling. While the idea of selling a timeshare can feel overwhelming, especially with the complexities of the secondary market, it's absolutely achievable with the right approach.
Ready to unlock the equity in your Marriott points? Let's dive in and tackle this together!
Step 1: Understand Exactly What You Own
Before you can even think about selling, you need to be crystal clear on the specifics of your Marriott Vacation Club (MVC) ownership. This isn't just about how many points you have; it's about the type of ownership and all the associated details.
Sub-heading 1.1: Gather Your Documentation
Start by digging out all your original purchase documents. This includes:
Your Deed or Purchase Contract Agreement: This will confirm your legal ownership and whether it's a deeded interest or a beneficial trust interest.
Latest Maintenance Fee Bill: This provides crucial information about your annual fees and the "use year" for your points.
Any Other Assessments or Bills: Keep track of any additional fees you might incur.
Your Marriott Vacation Club Membership Details: This includes your membership number, your home resort (if applicable), and your annual point allotment.
Confirmation of Your Use Year and Point Allotment: Know precisely when your points refresh and how many you receive annually.
Usage Frequency: Is it annual, every-other-year (EOY), or something else?
If you can't find these documents, don't panic! You can typically call Marriott Owner Services. Be prepared to take detailed notes during your conversation, as they can help you confirm all the specifics of your ownership. You may also find information by logging into your online account at my-vacationclub.com.
Sub-heading 1.2: Differentiate Between Marriott Bonvoy Points and Marriott Vacation Club Points
It's crucial to understand the difference.
Marriott Bonvoy Points are loyalty points earned through hotel stays, credit card spending, etc. These are not the same as timeshare points and are generally not directly sellable for a significant cash value through typical resale channels.
Marriott Vacation Club (MVC) Points are the "currency" of your timeshare ownership, representing a deeded real estate interest or a beneficial interest in a trust. These are what you are looking to sell on the resale market.
Step 2: Explore Your Options for Selling
You have a few avenues to consider when selling your Marriott timeshare points. Each has its pros and cons, and understanding them will help you choose the best path for your situation.
Sub-heading 2.1: Contact Marriott Directly (The Developer's Program)
Marriott Vacation Club itself has a Timeshare Exit program and a team of Exit Specialists.
Pros: This can be the most straightforward and secure option. If you're in good financial standing (up-to-date on maintenance fees and paid off your mortgage), Marriott may offer to buy back your points. They are also equipped to guide you through various solutions, even if you're not in good standing.
Cons: Marriott's buyback offer might be lower than what you could potentially get on the secondary market. They may also have a waiting list for certain properties. It's often referred to as a "deed-back" program, where they take the ownership back, sometimes for a fee.
It's always a good idea to start here to understand their current offerings and if your specific ownership qualifies.
Sub-heading 2.2: Utilize the Timeshare Resale Market
This is where the majority of timeshare sales happen. The resale market connects current owners with interested buyers. This usually involves working with a licensed real estate brokerage specializing in timeshares.
Pros: You often have the potential to achieve a higher sale price than through a developer buyback program. Licensed brokers handle the complexities of the sale, including advertising, negotiations, contracts, and navigating the Right of First Refusal (ROFR). Many reputable brokers operate on a no upfront fee model, meaning they only get paid commission when your timeshare sells.
Cons: The resale market can be slower than direct sales to the developer. The value you receive will likely be significantly less than your original purchase price, as timeshares generally depreciate. You'll also be responsible for commissions and closing costs.
Sub-heading 2.3: Consider "Do-It-Yourself" Selling
Platforms like RedWeek.com and Timeshare Users Group (TUG) allow owners to list their timeshares for sale directly to other consumers.
Pros: You avoid brokerage commissions, potentially saving you money. You have direct control over your listing and pricing.
Cons: This option requires significantly more effort and knowledge on your part. You'll be responsible for:
Creating a compelling listing with photos and accurate descriptions.
Responding to inquiries and negotiating with buyers.
Preparing a sales contract.
Setting up escrow for funds transfer.
Handling the Right of First Refusal (ROFR) paperwork.
Recording the deed.
Submitting all documentation to Marriott for title change.
Lack of professional guidance can lead to pitfalls if you're not familiar with timeshare legalities.
Step 3: Choose Your Resale Partner (If Applicable)
If you decide to go the resale market route (which is often recommended for peace of mind and professional handling), selecting the right brokerage is paramount.
Sub-heading 3.1: Research Reputable Timeshare Resale Companies
Look for companies with:
Specialization in Timeshares: A traditional real estate agent who sells houses typically isn't equipped for the nuances of timeshare sales.
No Upfront Fees: Be extremely wary of companies that demand large upfront fees for "marketing" or "listing" your timeshare. Reputable brokers work on commission.
Positive Reviews and Accreditation: Check their ratings with organizations like the Better Business Bureau (BBB) and industry associations like ARDA (American Resort Development Association).
Licensed Real Estate Agents: Ensure they employ licensed agents who understand timeshare transactions.
Experience: Look for companies with a long track record in the timeshare resale market.
Some widely recognized names in the timeshare resale brokerage space include:
Fidelity Real Estate
Timeshare Broker Associates (TBA)
Timeshares Only
RedWeek.com (offers full-service resales program too)
Sub-heading 3.2: Get a Free Consultation
Contact a few different companies and get a free consultation. They should be able to:
Review your ownership details.
Provide a realistic market valuation for your points.
Explain their selling process in detail.
Answer all your questions about fees, timelines, and legal aspects.
Step 4: Determine a Realistic Asking Price
This is often the most challenging part, as timeshares typically sell for significantly less than their original purchase price on the resale market. Be realistic! Timeshares are not an investment and do not appreciate in value like traditional real estate.
Sub-heading 4.1: Research Comparable Listings
Look at active listings for similar Marriott Vacation Club points packages (same resort, number of points, usage frequency) on reputable resale platforms like RedWeek.com, Timeshare Broker Associates, or Fidelity Real Estate.
Pay attention to sold prices, not just asking prices. This gives you a better idea of what buyers are actually paying.
Sub-heading 4.2: Factor in Your Specifics
The value of your points will depend on several factors:
Number of Points: Higher point allotments may command higher prices, but also narrower buyer pools.
Home Resort: Some Marriott resorts are more desirable on the resale market than others.
Usage Type: Annual vs. every-other-year.
Current Year's Points: Have you used them, banked them, or are they available for the buyer? This can impact the sale price.
Maintenance Fees: Higher annual fees can make your points less attractive to buyers.
Any Outstanding Loans or Fees: You'll need to clear these before or during the sale.
A good timeshare broker will help you price your points competitively to attract buyers.
Step 5: List Your Marriott Timeshare Points for Sale
Once you've chosen a partner and determined your price, it's time to list!
Sub-heading 5.1: Create a Compelling Listing
Accurate and Detailed Description: Provide all the information a potential buyer would need, including the number of points, home resort, use year, usage frequency, and any unique features or benefits.
High-Quality Photos: If your ownership is tied to a specific resort or unit type, include appealing photos of the resort amenities, unit interiors, and surrounding areas.
Highlight Benefits: Emphasize the flexibility of MVC points, access to Marriott's vast network, and any other perks.
Sub-heading 5.2: Marketing and Advertising
Your chosen brokerage will typically handle this, leveraging their website, network, and digital advertising to reach prospective buyers. If you're selling DIY, you'll need to actively market your listing on relevant platforms.
Step 6: Navigate Offers and Negotiations
Once your listing is live, be prepared for offers.
Sub-heading 6.1: Receiving Offers
Your broker will present you with any offers received. These offers may come with contingencies or specific terms.
Sub-heading 6.2: Negotiation
Your broker will act as your advocate, negotiating with the buyer on your behalf.
Be prepared to negotiate on price, closing costs, and sometimes even point availability. Buyers will often look for deals, and being flexible can expedite the sale.
Your agent will discuss the offer amount, transfer fees, and commission, as well as which party will pay for what.
Step 7: The Closing Process
Once an offer is accepted, the real work of transferring ownership begins. This is where a specialized timeshare closing company or title company comes into play.
Sub-heading 7.1: Contracts and Escrow
Sales Contract: Your licensed real estate agent will prepare the contracts for both you and the buyer to sign. This can often be done electronically.
Escrow: The buyer's funds will be held in an escrow account by a neutral third party (the title company) until all conditions of the sale are met and the ownership transfer is complete. This protects both parties.
Sub-heading 7.2: Right of First Refusal (ROFR)
Marriott, like most developers, has a "Right of First Refusal" (ROFR) clause in their contracts. This means that after you and a buyer agree on a price and sign a contract, Marriott has the option to step in and buy the timeshare themselves at the exact same terms and price as the agreed-upon sale.
Marriott exercising ROFR is relatively rare, but it does happen. If they do, they become the buyer, and the sale proceeds as agreed. If they waive their ROFR, the sale continues with your original buyer.
Your closing company will submit the necessary paperwork to Marriott to get their ROFR waiver or exercise decision. This process usually takes a few weeks (often within 30 days, sometimes less).
Sub-heading 7.3: Title Transfer and Recording
Once ROFR is waived (or exercised by Marriott), the title company will prepare the new deed (if applicable) and other transfer documents.
The deed is then recorded with the appropriate county, officially transferring ownership.
Marriott is notified of the ownership change and their records are updated.
Step 8: Receive Your Proceeds
After the closing is complete, the title company will disburse the funds from the escrow account to you, minus any agreed-upon commissions, closing costs, and outstanding fees.
Congratulations! You've successfully sold your Marriott timeshare points!
10 Related FAQ Questions
Here are some common questions about selling Marriott timeshare points, with quick answers:
How to determine the value of my Marriott timeshare points?
You can get a realistic valuation by consulting a licensed timeshare resale broker specializing in Marriott Vacation Club, who will consider factors like your point allotment, home resort, usage frequency, and current market trends.
How to avoid timeshare resale scams?
Be extremely cautious of companies demanding large upfront fees, unsolicited calls claiming to have a buyer, or those who advise you to stop paying your maintenance fees. Stick with licensed, reputable brokers who operate on a no-upfront-fee commission model.
How to prepare my Marriott timeshare points for sale?
Gather all your ownership documents, confirm your annual point allotment and use year, and ensure all maintenance fees are current. If you have used your current year's points, be upfront about this as it may affect the sale price.
How to deal with the Right of First Refusal (ROFR)?
Your chosen timeshare resale company will handle the ROFR process. After you accept an offer, they will submit the contract to Marriott, who then has a set period to decide whether to exercise their right to purchase the points at the agreed-upon price.
How to sell Marriott Vacation Club points without upfront fees?
Work with a reputable licensed timeshare resale brokerage that operates on a commission-only basis. They will only get paid once your timeshare points are successfully sold and the transaction is closed.
How to transfer Marriott timeshare points to a new owner?
The transfer of ownership is typically handled by a specialized timeshare closing company or title company. They prepare the legal documents, manage the escrow funds, and ensure the deed is recorded and Marriott's records are updated.
How to sell Marriott timeshare points if I still owe a mortgage?
You will typically need to pay off the outstanding mortgage balance as part of the closing process. The proceeds from the sale will first be used to satisfy the mortgage, with any remaining balance going to you.
How to sell Marriott timeshare points if I have unused points for the current year?
You can either use these points before the sale closes, offer them to the buyer as an incentive, or bank them for future use (if permissible by MVC rules and the sale timeline allows). Be transparent about the point status with your buyer.
How to manage expectations when selling Marriott timeshare points?
Understand that timeshares typically sell for significantly less than their original purchase price on the resale market. Be realistic about the potential selling price and the time it might take to find a buyer.
How to get out of Marriott timeshare maintenance fees after selling?
Once the sale is legally complete and the ownership has been transferred and recorded with Marriott, you will no longer be responsible for the maintenance fees. The closing company will provide confirmation of this transfer.
