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Sell, Rent, Buy a Real Estate Shared investment

Real Estate Shared specializes in every aspect of Real Estate Real Estate Shared property resales. If you want to sell your

Real Estate Shared property or just want to rent out the Property Real Estate Shared is experienced in providing Real Estate Shared property owners with the technology and Worldwide exposure necessary to get your Real Estate Shared Property sold! For over 10 years the professionals at Real Estate Shared have been dedicated to providing people with the best Real Estate Shared property resale services the internet has to offer. Our vast inventory of discounted Real Estate Shared property s has helped more Real Estate Shared property buyers, renters, and sellers than any other company online.

Real Estate Shared property is a form of ownership or right to the use of a property, or the term used to describe such properties. These properties are typically resort condominium units, in which multiple parties hold rights to use the property, and each sharer is allotted a period of time (typically one week, and almost always the same time every year) in which they may use the property. Units may be on a part-ownership or lease/"right to use" basis, in which the sharer holds no claim to ownership of the property.

The notion of the term "time-share" was originally created in Europe in the 1960s. A developer in the French Alps, was experiencing trouble finding customers for his high priced resort. Realizing that coffee shops sold cake only by the slice (since the entire cake was too expensive and could not be consumed at one sitting) he marketed his resort by encouraging guests to "stop renting a room" and, instead, "buy the hotel". Success followed and the concept of partial ownership was embraced by developers worldwide, boosting sales of surplus condominium units at a time when the resort industry was depressed. Real

Due to the promise of exchange, these units, called "vacation ownership" by the industry, often sell regardless of their deeded resort (most are deeded into a certain resort site, though other forms of use do exist). What is not often disclosed is that all differ in trading power. If one is in Hawaii or Southern California it will exchange extremely well; however, those areas are some of the most expensive in the world, subject to demand typical of a highly trafficked vacation area. The vast majority of inventory flows briskly through two international exchange companies: 


Real Estate Shared property Industry

This concept has attracted many resort developers and prominent hoteliers, such as Starwood, Wyndham, Accor, Hyatt, Hilton, Marriott, and Disney. Vacation ownership has proven to be lucrative for stakeholders in these major resort families, due to its popularity with vacation-goers. This form of lodging has spawned a variety of products sold on similar occupancy schemes; cars, planes, boats, condo-hotel units and luxury fractional properties (at which affluent guests may stay for as long as a quarter of a year, and which often command a six-figure price tag)

Real Estate Shared property Scope of the industry

The scope of today's Real Estate Shared property industry in the USA is well documented. The ARDA International Foundation (AIF), which is the research arm of the American Resort Development Association(ARDA), reports there are 1,604 Real Estate Shared property  resorts, with 154,439 units, in the USA as of January 1, 2006 (AIF 2006). Though reportedly fewer than six % of U.S. households own one, the prevalence of vacation ownership continues to expand. Approximately 4.4 million households own one or more U.S. weekly intervals or points-equivalent as of January 1, 2007, an increase of sixteen % from the prior year.

About half of the resorts in the USA are currently selling, generating sales of $8.6 billion in 2005

The global scope of the industry is not as readily quantified. Interval International, one of the two major exchange companies, reports there are 1,800 resorts in nearly 80 countries, with 2004 worldwide sales estimated at nearly $11.8 billion (Interval International 2006). RCI has more than 4,000 resorts in nearly 100 countries.

A 2001 report estimated there to be 5,425 Real Estate Shared property  resorts worldwide, of which around 31% are situated in North America, 25% in Europe,8 16% in Latin America (where Mexico leads with 40% in the region). Emerging resorts in Asia offers 14%, led by Japan, but with Thailand and India increasingly prominent.

Real Estate Shared property Legislation

The industry is regulated in all countries where resorts are located. In Europe, it is regulated by European and by national legislation. In 1994, the European Communities adopted "The European Directive 94/47/EC of the European Parliament and Council on the protection of purchasers in respect of certain aspects of contracts relating to the purchase of the right to use immovable properties on a Real Estate Shared property  basis", which was subject to recent review which resulted in the adoption on 14 January 2009 of the European Directive 2008/122/EC.

Real Estate Shared property Methods of use

Owners can:


Recently, with most point systems, owners may elect to:


Some developers, however, may limit which of these options are available at their properties.

Owners can elect to stay at their resort during the prescribed period, which varies depending on the nature of their ownership. In many resorts, they can rent out their week or give it as a gift to friends and family.

Real Estate Shared property Exchanging Real Estate Shared property

Much lauded is the idea of owners exchanging their week, either independently or through several exchange agencies, to stay at one of the thousands of other resorts worldwide. There are many exchange agencies, two of which are the largest: RCI and Interval International (II). Together they have over 7,000 resorts. They have resort affiliate programs and members can only exchange affiliate resorts. It is most common for a resort to be affiliated with only one of the larger exchange agencies, although resorts with dual affiliations are not uncommon. The Real Estate Shared property  resort one purchases determines which of the major exchange companies can be used to make exchanges. RCI and II charge a yearly membership fee and fees for when they find an exchange. They also bar members from renting weeks for which they already have exchanged.

Owners can also exchange their weeks or points through independent exchange companies. Owners can exchange without needing the resort to have a formal affiliation agreement with the companies.

Sometimes, owners may also arrange a direct exchange. This requires locating an owner with the location and weeks both mutually desire. This form of exchange saves money on exchange fees and is often sought after. Several bulletin boards have been created to help Real Estate Shared property owners meet other owners and swap.Real Estate Shared property

This type of lodging may take different forms depending on the seller. The vast majority consist of one week of ownership – i.e., 1/52 year – but some developers sell point-based systems that are a different form of vacation currency that allow hotel stays, car rentals, and stays at large networks of resorts.

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Real Estate Shared property Varieties

Real Estate Shared property Deeded versus right to use

A major difference in types of vacation ownership is that between deeded and right to use contracts.

With deeded contracts the use of the resort is usually divided into week long increments and these are sold as fractional ownership and are real property. As with any other piece of real estate the owner may use his or her week, rent his or her week, give it away, leave it to his or her heirs or sell the week to another prospective buyer. The Owner is also liable for his portion of real estate taxes, which usually are collected with condominium maintenance fee. Potentially owner can even deduct some property related expenses, such as real estate taxes, from his taxable income.

While this form of ownership can offer additional security to the owner as a form of physical ownership, deeded ownership can be as complex as outright property ownership in that the structure of deeds varies according to local property laws. Leasehold deeds are common and offer ownership for a fixed period of time after which the ownership reverts to the Freeholder. Occasionally, leasehold deeds are offered in perpetuity however many do not convey ownership of the land but merely the apartment or 'unit' of accommodation.

With right to use, the purchaser has the right to use the property in accordance with the contract but at some point the contract ends and all rights revert to the property owner. In other words, the right to use contract grants the right to use the resort for a specific number of years. In many countries there are severe limits on foreign property ownership, so this is a common method for developing resorts in countries such as Mexico. Care should be taken with this form of ownership as the right to use often takes the form of 'club membership' or right to use the reservation system. Where the reservation system is owned by a Company not in the control of the owners, the right of use may be lost with the demise of the controlling Company.

A variant form of real estate-based Real Estate Shared property that combines features of deeded Real Estate Shared property  with right-to-use offerings was developed by Disney Vacation Club (DVC) in 1991. Purchasers of Disney Vacation Club Real Estate Shared property  interests, whom DVC calls "members," receive a deed conveying an undivided real property interest in a Real Estate Shared property  unit. Each DVC member's property interest is accompanied by an annual allotment of "vacation points" in proportion to the size of the property interest. Like right-to-use products, DVC's vacation points are highly flexible, and may be used in different increments for vacation stays at DVC resorts in a variety of accommodations from studios to three-bedroom villas. In addition, DVC's vacation points can be exchanged for vacations worldwide in non-Disney resorts or may be "banked" into or "borrowed" from future years.

DVC's deeded/vacation point structure, which has been used at all of its Real Estate Shared property  resorts, has been adopted by other large Real Estate Shared property  developers including Hilton and Hyatt.

Real Estate Shared property Fixed week ownership

The most basic unit is a fixed week; the resort will have a calendar enumerating the weeks roughly starting with the first calendar week of the year. An owner may own a deed to use a unit for a single specified week. For example, week 26 normally includes the Fourth of July holiday, week 51, Christmas and so on. If an owner owned Week 26 at a resort he or she could use that week every year.

Real Estate Shared property Floating

Sometimes units are sold as floating weeks. The ownership will be specific on how many weeks the owner owns and from which weeks the owner may select for the owner's stay. An example of this may be a floating summer week where the owner may request any week during the summer season generally weeks 22 through 36. In this example there would be competition for prime holidays such as the weeks of Memorial Day, Fourth of July and Labor Day. The weeks when schools may still be in session would not be so high in demand. Some floating contracts exclude major holidays so they may be sold as fixed weeks.

Real Estate Shared property Rotating

Some are sold as rotating weeks, commonly referred to as flex weeks. In an attempt to give all owners a chance for the best weeks, the weeks are rotated forward or backward through the calendar, so one year the owner may have use of week 25, then week 26 the next year and then week 27 the year after that. This method does give each owner a fair opportunity for prime weeks but it is not flexible.

Real Estate Shared property Vacation clubs

Major international hotel chains such as Hilton, Accor and Marriott have introduced their own Vacation Ownership Programs which are based on point systems. The share of membership is sold is either deeded or with right to use the club's services for a certain number of years.16

There are also Vacation Clubs that may own units in multiple resorts in different locations, offering services to a private customer base for exclusivity.17 Some clubs consist only of individual weeks at other developer's resorts. Vacation clubs cater to a wide range of economic backgrounds and income levels.

Real Estate Shared property Points programs

Resort based points programs are also sold as deeded and as right to use. Points programs annually give the owner an amount of points equal to the level of ownership. The owner in a points program can then use these points to make travel arrangements within the resort group. Many points programs are affiliated with large resort groups offering a large selection of options for destination. Many resort point programs provide flexibility from the traditional week stay. Resort point program members, such as World Mark by Wyndham, may request from the entire available inventory of the resort group.

A points program member may often request fractional weeks as well as full or multiple weeks stays. The number of points required to stay at the resort will vary based on a points chart. The points chart will allow for factors such as:

Real Estate Shared property Types and sizes of accommodations

These properties tend to be apartment-style units ranging in size from studio units (with room for two) to three and four-bedroom units. These larger units can comfortably house large families. Units normally include fully equipped kitchens with a dining area, dishwasher, televisions, DVD Players and more. It is not uncommon to have washers and dryers either in the unit or easily accessible on the resort. Kitchens are equipped to the size of the unit, so that a unit that sleeps four should have at least four glasses, plates, forks, knives, spoons, and bowls so that all four guests can sit and eat at once.

Units are usually listed by how many the unit will sleep and how many the unit will sleep privately.

Sleep privately refers to the number of guests who will not have to walk through another guest's sleeping area to use a restroom. These resorts tend to be strict on the number of guests per unit. Unit size can affect demand at a given resort where a two-bedroom unit may be in higher demand than a one-bedroom unit at the same resort. The same does not hold true comparing resorts in different locations. A one-bedroom with a great location may still be in higher demand than a resort with less demand. An example of this may be a one-bedroom at a great beach resort compared to a two-bedroom unit at a resort located inland from the same beach.

Real Estate Shared property Critique of Real Estate Shared property concept

Critics contend Real Estate Shared property units are often overpriced, especially in places such as Mexico and Florida where almost every resort offers this style of accommodation.18

The United States Federal Trade Commission provides consumers with information regarding Real Estate Shared property s.19 Real Estate Shared property s are also known as Universal Lease Programs (ULPs). Due to the nature of Real Estate Shared property , they are considered to be securities under the law.

Some individual Real Estate Shared property owners also complain about the annual maintenance fee (which includes property taxes) being too high.

Pricing is compared to staying at hotels in the long term, when interest and fees are not included. However with a hotel you do not have a fixed payment, upfront cost, fixed schedule, and set locations.

Real Estate Shared property Secondary Market

The secondary market for Real Estate Shared property s consists of rentals and resales initiated by the owner. Resale transactions involve the owner permanently transferring his or her deed or right to their Real Estate Shared property to another party. Rental involves the owner transferring all or part of their week or interval to another party, without transfer of ownership. This typically takes the form of an owner renting one week to a traveller who uses it as one would use a hotel or other vacation rental. Either transaction can be accomplished entirely by the owner, or with the assistance of a third party, or broker.

Real Estate Shared property Real Estate Shared property resales

Real Estate Shared property s are generally treated as real property and can be resold to another party. However, most Real Estate Shared property s do not appreciate in value, and therefore should not be considered a money-making investment. Additionally, as much as 50 % or more of the original purchase price of a Real Estate Shared property  from a developer or resort went towards marketing costs, sales commission, and other fees, which realistically can never be recouped by the owner. Most Real Estate Shared property s resell for the nominal price as low as $1 US, so the new owner only takes responsibility of the maintenance and other recurring fees. Resale price can be considered a market price of the Real Estate Shared property .

There are brokers and agents who specialize in reselling Real Estate Shared property  units on behalf of their owners. This arrangement typically involves listing fees, commissions, or both, being paid by the owner to the broker/agent. In return, the broker/agent markets the resale to prospective buyers. This marketing can take the form of printed materials, Internet postings, radio and television advertisement, and direct telephone solicitations. Most of the fees associated with third party resales are up-front and non-refundable, regardless of whether the unit sells, or for how much.22

Real Estate Shared property Donate Real Estate Shared property to charity

Another option for Real Estate Shared property owners who are seeking to sell their property is to donate it to charity. There are two concepts that need to be understood. The type of donation process and the IRS implications of the donation.

First, very few charities accept Real Estate Shared property donations. They must be able to convert the Real Estate Shared property to cash. They do not want to become obligated as owners for the same annual bills that face all owners. Unless a charity can convert it to cash by resale, rent, or use, it is a liability instead of an asset. Those charities that do accept them perform in two ways. Most have the donor continue to hold title while they have an experienced broker sell the Real Estate Shared property. This takes time and effort with usually low cash offer so, unless it's a very valuable secondary market Real Estate Shared property, they will reject it if they can't sell it within 45 days. The second is type of charity hard to find. The charity actually takes title into their own name without a resale, rent or use intended. Their cash conversion process is to charge an acceptance fee. They take on the obligation but usually ignore all bills and threats of collection until the resort decides to take back the deed.

The IRS says if the Real Estate Shared property is sold by the charity within a 36 month time of donation the actual cash received in what can be an income deduction. If the Real Estate Shared property is not sold a maximum of $5,000 can be deducted without an appraisal. To receive a higher appraisal an appraiser must do it. It must include actually sold Real Estate Shared property s with specific information only found on the sales contract or recorded deeds, must use replacement costs of land and improvements (resort prices) in the computation, and is not to use distressed sales as comparable.

Real Estate Shared property Real Estate Shared property rentals

Depending on the terms of the Real Estate Shared property contract, an owner may rent their week or interval to another party in exchange for payment to the owner.

There are many third parties that will rent Real Estate Shared property s on behalf of their owners as one time event, or an annual occurrence. The broker/agent will find a suitable renter in exchange for fees and commissions. In addition to a hands-off experience for the owner, third parties typically handle the money transfer as well.

The obstacle of finding a suitable renter remains the same, with the added liabilities associated with renting any real property—namely, ensuring payment prior to transferring the use to the renter, and coverage for any damage to the unit by the renter.

List of house types

Houses can be built in a large variety of configurations. A basic division is between free-



Standing or detached dwellings and various types of attached or multi-user dwellings. Both sorts may vary greatly in scale and amount of accommodation provided. Although there appear to be many different types, many of the variations listed below are purely matters of style rather than spatial arrangement or scale. Some of the terms listed are only used in some parts of the English speaking world.

Real Estate Shared property Detached single-unit housing

Main article: Single-family detached home Real Estate Shared


Real Estate Shared property Semi-detached dwellings

Main article: Semi-detached Real Estate Shared

Real Estate Shared property Attached Multi-unit housing

Main article: Multi-family residential Real Estate Shared

Specific terms under various American federal, state, or local laws dealing with fair housing, truth in advertising, and so forth, have been prescribed and engender specific legal meanings. For example, in American housing codes, all "apartments" must contain a kitchen, bathing facilities, and a sleeping area, or else that term may not be used. This generates various differences within the English-speaking world, and the terms such as "single-family", "two-family", or "three-family" building, residence, house, home, or property can be generic and thus convey little or no building plan (style of building) information. Such terminology is most common in advertising and real-estate markets that offer leasing of such units, or sales of such buildings.

Multifamily home features Real Estate Shared


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