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February 1, 2007
Vacation Ownership: Where Do We Go From Here?
Vacation Ownership, the hottest trend in the hospitality industry has re-branded itself. Once known as “Time-Shares”, the taboo term within the real estate community has become “Vacation Ownership" and "Interval Ownership." Vacation Ownership allows the purchaser the right to use various vacation properties under the same corporate ownership or management. Purchasers of Interval Ownership real estate will be provided with a deed or similar real estate instrument used to record ownership with the local or regional government. These owners may have access to the one property they have purchased or the option to use similar properties in an exchange program.
The largest and most respected entities in the hospitality industry have invested in the Vacation and Interval Ownership concept including Marriott (Vacation Club), Ritz-Carlton (Club), Four Seasons (Residence Club), Hyatt (Vacation Club), Hilton (Grand Vacations), Starwood (Vacation Ownership) and others. The hospitality companies provide their management expertise and reservation systems to the projects. Developers desire the “hospitality relationship” since name recognition provides respectability and marketing power to their developments.
Overall, I believe most in the hospitality industry look favorably on this trend. Such projects are either new construction or the extensive renovation of an existing property. The projects bring an influx of workers into the community increasing employment opportunities from construction (short term) to operations (long term). In discussion with friends who have bought into these projects, the new owners build a lasting relationship with the destination and property, providing word-of-mouth marketing promoting the destination and property to their friends and family.
While traditional resorts have been the domain of this resurgence of the interval ownership concept, the urban timeshare may be the next hot opportunity. As a resident of New York City, I can attest to the desirability of an urban destination for leisure and business. As I watch the tourists from our office window negotiating Times Square, I have to contemplate many of those visitors are potential customers of the “urban timeshare.” As urban vacations have become popular with the baby-boomer generation, vacation/interval ownership will follow the demand. Hilton is planning a property on West 57th Street in Manhattan. Ritz-Carlton offers a hybrid hotel/residence on New York's desirable Central Park South. I would suggest Asian cities including Hong Kong, Shanghai, Seoul, and others are the next logical market for urban timeshare development, capturing the leisure and business client.
What do I see as the “Future Trends”?
At present, 15% of vacation/interval ownership properties are branded. Look for this to increase as major hospitality brands desire to diversify their portfolios and reap the financial and branding benefits of management contracts.
Europe and the Caribbean will continue to grow with the demand of the baby-boomer generation. Asia, the Indian sub-continent and other urban markets with expanding business opportunities and high demand for residential real estate will be considered the next frontier.
Urban timeshares, while initially expensive to develop, will cater to a mix of leisure and corporate buyers. This group is wishing to insure availability and fixed costs coupled with underlying equity appreciation.
Timeshares will cater to various socioeconomic groups and interests.
In resort communities, larger units and better amenities will become the standard as the baby-boomer generation desires to travel with multiple generations of their family and/or friends.
Soon, you will be debating which to visit, your pied-a-terre in New York, your slope-side condo in Vail, your beachfront cabana in the Caribbean or your flat in London. The world is your “vacation/interval ownership” playground.
Posted by joseph.sobin at February 1, 2007 1:13 PM
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Maybe someone could look into the fraud that takes place at some lesser respectable resorts. Ones that promise exchanges that they will never deliver once they have your money. Lifestyle Holidays Vacation Club have been particularly devious at scamming the vacationers. For example, promising exchanges on Captain's Suites aboard Cruise ships etc. that when you try to book, are fictitous. Selling weeks with options for villas at $699/wk but when you try to book, are never available. What recourse do we have when we are conned by these resorts?
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