Cyber Monday Travel Deals!

Don't miss these special travel deals, available for 24 hours only! Starting at 5 AM on Monday November 30th. Put a lifetime of vacations under that special someone's tree. A unique gift that will surely put a smile on their face and give them memories that will last forever.

http://stores.ebay.com/Yes-eMidsouth-for-Timeshares

item #230395512187 - Hilton Grand VC at Seaworld Orlando Florida Timeshare

Q.

What kind of view does the room have??? What level floor?

A.

This is a Hilton Grand Vacation Club points timeshare. There is 3,500 points. As far as view and floor these are things that can be requested at the time of booking your vacation.

Thank you for your interest,

Jennifer Sluppick
jennifer@emidsouthinc.com
901-347-0713

Hilton Grand VC at Seaworld Orlando Florida Timeshare

Q:

Have you ever sold a Hilton Grand VC before? I have found that Hilton always refuses the sale and then buys it from the seller directly. The buyer is then left with a no-purchase. Have you found this too?

A:

Hilton does have an FROR on the sales, however usually do not have a problem as long as the sales price is not ridiculously low. In the event that they do exercsie the FROR, all monies collected from the buyer are immediately refunded.

Thank you for your interest,

Jennifer Sluppick
jennifer@emidsouthinc.com
901-347-0713

Myrtle Beach S Carolina RCI/II Annual Float Timeshare (350267076611)

Q:

I send information, but I have not received response. Please let me know what hold is and what the next step is.

A:

I sent you an email on Oct 29 that explains the closing process. At this point the deed is with the county for recording. Once they are done with it and we receive the deed in-house the closing company will begin the transfer through the resort. At this point you will receive another letter from us with a pdf copy of the deed attached. When the transfer is complete you will receive another letter from us and the closing company will mail the actual deed to you.
I hope this helps explain the process.

Thank you for your business,

Jennifer Sluppick
jennifer@emidsouthinc.com
901-347-0713

item #270480242215 - Branson Missouri RCI Silver Floating Lockoff Timeshare

Q:

Where is "Red-high" defined? When is that? What is Lock-out? How many RCI points are associated with this offer? Thanks.

A:

Red is part of the color code used by RCI. If you go on their page you will see the color codes and times listed on the left hand side of the resort page on RCI. I have this listed as red in the ad. Because this is a floating 1-52 it actually encompasses all of the time periods. We always list the highest time on the floating units. A lock-out means one side can be completely locked away from the other. Because of this you can choose to only use one side of the unit and then later be able to use the other side effectively making it like you have two weeks. This is a floating week and not points. It is affiliated with RCI but has not been converted to points. If you have any further questions feel free to ask.

Thank you for your interest,

Jennifer Sluppick
jennifer@emidsouthinc.com
901-347-0713

item #350275539447 - Garden City Beach S Carolina Kingfisher Inn Timeshare

Q:

Do i understand this correctly? For winning bid plus 150 transfer fee I will get this unit for 1 week every year in April and all I have to pay is the yearly maint fee of a little over 300?

A:

Yes you do understand this one hundred percent. That is exactly right. What a great deal!!!

Thank you for your interest,

Jennifer Sluppick
jennifer@emidsouthinc.com
901-347-0713

Do Wyndham Points Roll Over from Year to Year?

Q: will you be getting any 2010 points to use? Or you get points starting 2011? Those points can be used from the time you get them until your next allotment of points right?

A: Your first award will be 2011. Points do not roll over from one Use Year to another, so it is important to always be aware of your current year's points balance.

You do get a free RCI account with Points ownership, so if you aren't going to use your points, you can make a reservation at a chosen resort, and then actually bank that reserved week with RCI, and this will give you two years to use your week with RCI's exchange program.

Happy to answer further questions.

Best,

It's Crunch Time for Timeshares

It's Crunch Time for Timeshares
FOR years, people eager to find a cheaper alternative to buying a vacation home have chosen timeshares as a guaranteed way to have a place in a desirable resort. Although they faced additional costs like yearly fees for upkeep and a percentage of the resort’s property taxes, they could vacation in the same unit or even exchange their timeshare for use at partner resorts.
But now many timeshare owners are scrambling to get rid of their units, even at a considerable loss, to escape fees and, in some cases, mortgages.
The upside to this trend is that a handful of buyers are picking up some great deals, and resorts that were often hard to get into or were too expensive have now become available and more affordable.
Ava Dunlow of St. Simons Island, Ga., was searching on eBay for timeshares when she saw a listing she couldn’t believe. A summer week at the Sea Scape Beach & Golf Villas in Kitty Hawk, N.C., where her family already owned two weeks, was up for sale. A two-bedroom lockout, a unit that can be separated into two apartments, was selling for considerably less than the $3,000 she paid for a smaller unit several years ago.
“When I saw it for $500 on eBay, I had to buy it,” said Ms. Dunlow, 60. “I’ve started to get a little bit of the fever. I’ve got to quit buying, so I don’t have too many maintenance fees.”
Timeshare sales dropped 8 percent last year, the first time sales have fallen since the American Resort Development Association began tracking sales 34 years ago. In 2007, timeshare sales rose 6 percent from 2006, to $10.6 billion.
“Timeshares used to be the little engine that could, whether the economy was up or down,” said Howard Nusbaum, the association’s president and chief executive. “We were the one piece that always outperformed the market.”
Today as Americans pull back on traveling and rein in their spending, developers, like Marriott International, Starwood Hotels & Resorts and Wyndham Worldwide, are closing sales centers, suspending new projects and reporting drops in timeshare sales.
For individual owners who want to unload their timeshares, selling in a recession has grown more difficult. Prices have slumped as timeshare listings have grown on eBay and Craigslist, so sellers must now offer more to stand out. High on the list are offers to pay closing costs and maintenance fees; sometimes bonus weeks are even thrown in to sweeten the deal.
“This is the best time to buy and the absolutely worst time to sell,” said Brian Rogers, the owner of the Timeshare Users Group (www.tug2.net), an online service in Orange Park, Fla. “A few years ago you got 50 cents on the dollar. Now you’re lucky if you get 10 cents on the dollar.”
If a seller is still paying a mortgage on a timeshare, it can be nearly impossible to sell a unit because most buyers won’t take over loan payments.
Five years ago, India and Roscoe Johns bought a weeklong timeshare in Kissimmee, Fla., for just over $11,000 because they thought it would be a good way to vacation with family. They never had time to return, however, and decided to sell it last year when Ms. Johns lost her job and her husband’s overtime was reduced. With $9,000 still owed on the unit, they have not found a buyer and have fallen behind on their payments. Her calls to the resort for financial assistance have gone nowhere, Ms. Johns said.
“We still are paying what we can or whenever we can, and they’ve been accepting it,” said Ms. Johns, 37, of Hanover, Md. “I’ve thought about foreclosure.”
Some sellers and resort operators are resorting to more drastic measures. Cindy Montrose, an owner and board member at a Colorado timeshare, has been giving away weeks on behalf of the resort for the last year to anyone who will take one. The units are two and three bedrooms and are near well-known ski resorts.
The catch? Anyone who wanted a week had to pay an $11 county filing fee and assume an annual maintenance fee of $380 to $420.
It’s the only way she can fill up the resort, Twin Rivers, and collect more maintenance fees to renovate the 1960s-era complex. Some owners have just stopped paying the annual charges.
“There are people we can’t foreclose on because we can’t find them,” Ms. Montrose, 54, said.
For George Marine of Commack on Long Island, Ms. Montrose’s deal was too good to pass up. He had bought three other timeshares in the last year at deep discounts, but had never snapped up one under terms like these. Shortly after he saw the ad on a timeshare Web site, he contacted the resort and said he wanted one of the three-bedroom units.
“What downside is there?” said Mr. Marine, 40, who owns nine timeshares over all. “I didn’t plan on buying four, but the prices were ridiculous.”
Mr. Marine said one of the first things he looked for was a reasonable maintenance fee. His most profitable timeshare is his two-bedroom unit at the St. James Club Resort & Villas in Antigua, for which he pays $525 in annual fees for each week. He has considered using the unit himself but can’t turn down the money. Each May, the same person rents the apartment for $2,350 a week.
“I’m definitely coming out ahead,” he said.
A CHANGING BUSINESS PICTURE
The turnaround in the timeshare business has meant big changes for the top players in the industry.
Wyndham Worldwide is reducing timeshare sales and trimming 4,000 jobs in its timeshare division because of a lack of financing. The hotel giant, whose brands include Super 8 and Ramada, expects sales this year of $1.2 billion, down from $2 billion in 2008.
“At the time we made the decision, towards the end of 2008, it was unclear if the capital markets would ever open again,” said Stephen Holmes, Wyndham’s chief executive.
The outlook has dimmed for prospective buyers, too. Before the bust, hotel companies routinely offered financing up to 90 percent of the purchase price on timeshares.
“If you could sign your name and you wanted to buy it, they would sell it to you,” said John Melicharek, head of the hospitality industry practice at the law firm of Baker Hostetler in Orlando, Fla.
Timeshare companies now demand that buyers have higher down payments and good credit scores to qualify for a loan. At Marriott International, 80 percent of buyers used to receive financing, but now only half do, said Ed Kinney, vice president for corporate affairs at Marriott Vacation Club International in Orlando. Wyndham, which once required a 10 to 15 percent down payment, has since increased it to 15 to 20 percent, Mr. Holmes said.
Starwood has cut back incentives, like free nights, for owners. “Obviously, we’re watching every dollar,” said David Matheson, spokesman for Starwood Vacation Ownership in Orlando.

FOR years, people eager to find a cheaper alternative to buying a vacation home have chosen timeshares as a guaranteed way to have a place in a desirable resort. Although they faced additional costs like yearly fees for upkeep and a percentage of the resort’s property taxes, they could vacation in the same unit or even exchange their timeshare for use at partner resorts.
But now many timeshare owners are scrambling to get rid of their units, even at a considerable loss, to escape fees and, in some cases, mortgages.
The upside to this trend is that a handful of buyers are picking up some great deals, and resorts that were often hard to get into or were too expensive have now become available and more affordable.
Ava Dunlow of St. Simons Island, Ga., was searching on eBay for timeshares when she saw a listing she couldn’t believe. A summer week at the Sea Scape Beach & Golf Villas in Kitty Hawk, N.C., where her family already owned two weeks, was up for sale. A two-bedroom lockout, a unit that can be separated into two apartments, was selling for considerably less than the $3,000 she paid for a smaller unit several years ago.
“When I saw it for $500 on eBay, I had to buy it,” said Ms. Dunlow, 60. “I’ve started to get a little bit of the fever. I’ve got to quit buying, so I don’t have too many maintenance fees.”
Timeshare sales dropped 8 percent last year, the first time sales have fallen since the American Resort Development Association began tracking sales 34 years ago. In 2007, timeshare sales rose 6 percent from 2006, to $10.6 billion.
“Timeshares used to be the little engine that could, whether the economy was up or down,” said Howard Nusbaum, the association’s president and chief executive. “We were the one piece that always outperformed the market.”
Today as Americans pull back on traveling and rein in their spending, developers, like Marriott International, Starwood Hotels & Resorts and Wyndham Worldwide, are closing sales centers, suspending new projects and reporting drops in timeshare sales.
For individual owners who want to unload their timeshares, selling in a recession has grown more difficult. Prices have slumped as timeshare listings have grown on eBay and Craigslist, so sellers must now offer more to stand out. High on the list are offers to pay closing costs and maintenance fees; sometimes bonus weeks are even thrown in to sweeten the deal.
“This is the best time to buy and the absolutely worst time to sell,” said Brian Rogers, the owner of the Timeshare Users Group (www.tug2.net), an online service in Orange Park, Fla. “A few years ago you got 50 cents on the dollar. Now you’re lucky if you get 10 cents on the dollar.”
If a seller is still paying a mortgage on a timeshare, it can be nearly impossible to sell a unit because most buyers won’t take over loan payments.
Five years ago, India and Roscoe Johns bought a weeklong timeshare in Kissimmee, Fla., for just over $11,000 because they thought it would be a good way to vacation with family. They never had time to return, however, and decided to sell it last year when Ms. Johns lost her job and her husband’s overtime was reduced. With $9,000 still owed on the unit, they have not found a buyer and have fallen behind on their payments. Her calls to the resort for financial assistance have gone nowhere, Ms. Johns said.
“We still are paying what we can or whenever we can, and they’ve been accepting it,” said Ms. Johns, 37, of Hanover, Md. “I’ve thought about foreclosure.”
Some sellers and resort operators are resorting to more drastic measures. Cindy Montrose, an owner and board member at a Colorado timeshare, has been giving away weeks on behalf of the resort for the last year to anyone who will take one. The units are two and three bedrooms and are near well-known ski resorts.
The catch? Anyone who wanted a week had to pay an $11 county filing fee and assume an annual maintenance fee of $380 to $420.
It’s the only way she can fill up the resort, Twin Rivers, and collect more maintenance fees to renovate the 1960s-era complex. Some owners have just stopped paying the annual charges.
“There are people we can’t foreclose on because we can’t find them,” Ms. Montrose, 54, said.
For George Marine of Commack on Long Island, Ms. Montrose’s deal was too good to pass up. He had bought three other timeshares in the last year at deep discounts, but had never snapped up one under terms like these. Shortly after he saw the ad on a timeshare Web site, he contacted the resort and said he wanted one of the three-bedroom units.
“What downside is there?” said Mr. Marine, 40, who owns nine timeshares over all. “I didn’t plan on buying four, but the prices were ridiculous.”
Mr. Marine said one of the first things he looked for was a reasonable maintenance fee. His most profitable timeshare is his two-bedroom unit at the St. James Club Resort & Villas in Antigua, for which he pays $525 in annual fees for each week. He has considered using the unit himself but can’t turn down the money. Each May, the same person rents the apartment for $2,350 a week.
“I’m definitely coming out ahead,” he said.
A CHANGING BUSINESS PICTURE
The turnaround in the timeshare business has meant big changes for the top players in the industry.
Wyndham Worldwide is reducing timeshare sales and trimming 4,000 jobs in its timeshare division because of a lack of financing. The hotel giant, whose brands include Super 8 and Ramada, expects sales this year of $1.2 billion, down from $2 billion in 2008.
“At the time we made the decision, towards the end of 2008, it was unclear if the capital markets would ever open again,” said Stephen Holmes, Wyndham’s chief executive.
The outlook has dimmed for prospective buyers, too. Before the bust, hotel companies routinely offered financing up to 90 percent of the purchase price on timeshares.
“If you could sign your name and you wanted to buy it, they would sell it to you,” said John Melicharek, head of the hospitality industry practice at the law firm of Baker Hostetler in Orlando, Fla.
Timeshare companies now demand that buyers have higher down payments and good credit scores to qualify for a loan. At Marriott International, 80 percent of buyers used to receive financing, but now only half do, said Ed Kinney, vice president for corporate affairs at Marriott Vacation Club International in Orlando. Wyndham, which once required a 10 to 15 percent down payment, has since increased it to 15 to 20 percent, Mr. Holmes said.
Starwood has cut back incentives, like free nights, for owners. “Obviously, we’re watching every dollar,” said David Matheson, spokesman for Starwood Vacation Ownership in Orlando.

RCI Gold Crown ~ Branson Missouri ~ Floating Timeshare Item number: 230388567972

Q:

I am looking at the timeshare in Stonebridge village. I am learning about timeshares and the meaning of some of the terms. Can you tell me if the mentioned timeshare is deeded or a right to use. If I understand it correctly, a deeded property is mine but a right to use is only good for so many years? Is this correct and if it is can you tell me how long this one is good for? I also would like to know if there is a membership with RCI or II included in the timeshare that I am looking at. Is this one also in the Oakridge part?

Thanks for your help.

A:

This particular timeshare is deeded. Your information on Right to Use is not entirely correct as there are some RTU’s that are perpetual. This means that they do not expire. Most RTU’s are in other countries and the Caribbean. This resort is dually affiliated. The membership is not included as the exchange companies are separate entities from the resort. This resort is tradable through RCI or II and you can join either or both. The exchange company’s fees will apply. This is an Oakridge condominium in Phase III, Unit 757 AB, building 15.

Thank you for your interest,

Jennifer Sluppick
jennifer@emidsouthinc.com
901-347-0713

item #270477084051 - 75,100 RCI Points Annual Timeshare

Q:

How can there be a color or only certain weeks available when it is an rci points property....points are points gary

A:

Every RCI points contract starts out as a regular week at a resort. We have found a lot of potential buyers like to know about the original week. We include this information in the ad for those who are interested in that. As far as the points you are right points are points.

Thank you for your interest,

Jennifer Sluppick
jennifer@emidsouthinc.com
901-347-0713

#230392542628 - 72 Monarch Grand Vacation Points / II Resale Timeshare

Q:

How often is the $254.88 maintenance fee charged and does that include property taxes? if not how much are the property taxes? also is this pacific monarch resorts and does it include unlimited day visits and how long is left on this membership? also are any liens taxes or fines due on this parcel?

A.

This is actually set up so you pay $63.72 quarterly. Yes that amount includes property taxes. Yes this is pacific monarch resorts. I believe you are allowed to use the property at any time as an owner. You are welcome to call the resort and verify that. This is a perpetual right to use so there is not expiration. All of our timeshares go through a process to verify that they are current and paid. This is fee if any fees or liens.

Thank you for your interest,
Jennifer Sluppick
jennifer@emidsouthinc.com
901-347-0713

item #230386361517 - 140,000 Wyndham Points RCI Red Annual Deed Timeshare

Q:

Please confirm this is not just points but a lifetime condo unit converted to points and what exact unit it is for deed purpose ? As it is a big resort looking to find out exactly where the unit is from the beach thanks

A:

This is deeded lifetime. This is points though and you would not get the deeded week and unit. Booking points is based on availability. If you book far enough in advance you can usually get anything you ask for.
Thank you for your interest,
Jennifer Sluppick jennifer@emidsouthinc.com 901-347-0713

Free Golf for Timeshare owners on Hilton Head Island, South Carolina

Q: Hi; Could you tell me if I buy this timeshare are there golf privileges that go with it. For example, how much to play a round of golf at the Robert Trent Jones golf course. Thanks.

A: Hi Nicole,

There are no golf privileges at Village at Palmetto Dunes that we know of. The four that have free daily golf for four (cart fee only) are Island Links, Coral Reef, Coral Sands and Port O'Call.

We have several there. Let me know what you're looking for and happy to help.

Kind regards,

Francene Watsonwww.wholesaletimeshare.com
A Division of eMidsouth, Inc.
800-858-1478 Central Office

#350265729269 - Branson Missouri RCI Gold 154K Wyndham Point Timeshare

Q:

Can points NOT used in an even year be used in ODD years?

A:

Ok this is slightly complicated. Not directly. However, you can do what they call pooling your points. In order to pool your points you must do it prior to the beginning of your use year. It is a $39 fee. After pooling your points they can be used for three subsequent years. I hope I have explained that clearly enough. If you have any further questions feel free to ask them.
Thank you for your interest,
Jennifer Sluppick jennifer@emidsouthinc.com 901-347-0713

Special Holiday Products

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This chubby chef’s got something to hide. . . Retail Price: $29.95 Sale Price: $15.96 The scrumptious scent of fresh-baked pumpkin pie Retail Price: $12.95 Sale Price: $6.90 Enhance the elegance of your next gathering Retail Price: $14.95 Sale Price: $7.97

North Carolina Lakeside Timeshare

Q: I am looking for a timeshare on a North Carolina lake, creek, river, any fixed week between 24-32? Have any? thanks, b

A: Hi Barbara,

Let me take a look and see what we have. I see that we have some in Banner Elk--one is a week 28, but I need to take some time to see about proximity to water, etc.

Here is the Banner Elk listing:

http://cgi.ebay.com/ws/eBayISAPI.dll?ViewItem&item=350264210543

Let me know if that is getting close.

Q: I really liked that one, although proximity to water is unclear, but I need 2 or 3 bedrooms. Thanks, b

A: Hi Barbara,

I am continuing to look for you--we have some coming down the pike but I don't have enought details yet. I am trying to get you a fixed week, but right now I am coming up with points options in that area.

Here are a couple to consider.

Fontana Village Resort (RCI 1758)--it's on our year-end blowout. It 70 Points--equivalent to a 2BR, to use any time of the year.

http://www.rci.com/RCI/RCIW/RCIW_index?body=RCIW_rdMain&client=RCI&gatewayURL=/RDGateway/RCI_RDGIndex?body=RCI_RDGResortIDSearch&N=0&Ns=P_ResortName&resortCode=1758&client=RCI

Here is the link to our ad:
http://cgi.ebay.com/ws/eBayISAPI.dll?ViewItem&item=270467823326

I have 77,000 Wyndham Points at Wyndham Resort Fairfield Mountains nearing. The RCI number is 0195. Have you thought about Wyndham Points? We are having a sale on them right now, and this could be a powerful way to go.

Here's a link to look at the resort:

http://www.rci.com/RCI/RCIW/RCIW_index?body=RCIW_rdMain&client=RCI&gatewayURL=/RDGateway/RCI_RDGIndex?body=RCI_RDGResortIDSearch&N=0&Ns=P_ResortName&resortCode=0195&client=RCI


Let me know what you think. I am sure we can find a good match for you

item #270469989229 - Los Cabos Mexico Annual Floating / II Premier Timeshare

Q:

Sorry one more question...am I guaranteed usuage in 2010? Meaning it won't be fully booked already for the year.

A:

Yes, you would have a week next year. I am not sure what will be available, however if you were to purchase this, we could have our closing company attempt to book a week for you. Most resorts will allow us to do that, but there are some that will not allow it until the transfer is complete. We will however do our best to accommodate the new owner of this timeshare.

item #230381647453 - Occidental Grand Aruba Netherlands Antilles Timeshare

Q:

On top of the maintenance fee of 485, winner will have to pay all inclusive fee (100 something per day per adult), while being there? Am I correct?

A.

That would be correct. The all inclusive includes:1. Unlimited meals, snacks & beverages
2. Full open bar with international brands
3. 6 restaurants, 4 bars & 1 Disco with bar
4. Limited in-room dining (continental breakfast from 7am to 11am)
5. Free-form pool with 2 whirlpools
6. Fitness room
7. Tennis & scuba clinics
8. Daily activities program by the pool & beach area
9. Chaise lounges & towel service at the pool & beach areas
10. Sports: 2 tennis courts, water polo, aqua aerobics,snorkeling & kayaking. 11. Nightly shows & entertainment
12. Kids Club with supervised activities (ages 4–12) 13. Taxes & gratuities
'
Thank you for your interest,

Jennifer Sluppick jennifer@emidsouthinc.com 901-347-0713

Timeshare

Q:

Good Morning Jennifer. I would like to know how long it takes to get our title and papers once it has been paid for. Also will you send something telling us how to call and reserve for a week. Can you save a week for the next year or does it have to be used each year? Can you split the week? If so are there anynmore charges we should know about? Thank you for your help.

A.

We try to get everything done within 30 days. Although this does heavily depend on the county and can take longer. It varies from resort to resort what their process is. Usually you just call and reserve your week if it is floating. If you belong to an exchange company you can bank your week and use it next year. Splitting the week also depends on the resort, but more than likely no. The annual or biennial maintenance fee depending on which ad you are looking at. If you join an exchange company they have all their own fees for trading weeks and membership.

Thank you for your interest,

Surfside Beach So. Carolina RCI Silver Crown Timeshare item #270460158633

Q:

This is a floating week timeshare, weeks 20 through 38. Do you always get the week you choose or have to take whatever is available. It is deeded week 27

A:

You can choose and it is based on availablity. The biggest thing I tell people with floating timeshares is book as far in advance as possible. As soon as the resort allows you to book your unit book it. The further ahead you are the more likely you are to get the week you want. Thank you for your interest,
Jennifer Sluppick jennifer@emidsouthinc.com 901-347-0713