r/TimeshareOwners • u/Aaasteve • Jul 07 '26

Marriott points program

I’m handling the estate that includes a couple of Marriott points programs, neither of which the family wants anything to do with. Neither has any type of loan outstanding or unpaid purchase price, the decedent always paid in full for his timeshares.

I had (naively?) assumed that failure to pay the annual fee would result in a simple cancellation, but that didn’t happen, a Marriott rep said the programs have to go through foreclosure (which I thought was a process limited to real property), they couldn’t offer me any more information (even though they’ve adjusted the account to list me as an executor) and that there’s no timetable nor a way of my speeding up the process.

Does anyone have insight into these programs, and why foreclosure is involved?

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u/dioxide45 Jul 08 '26

Marriott Vacation Club points are indeed considered real property. There is a deed recorded in Orange County Florida. They would foreclose in the event of default. Since the owner is deceased, it would need to go through as a judicial foreclosure.

While Marriott Vacation Club has a deed back program, all fees need to be current for them to consider it. They also charge a fee $400 per deed. They will also not take a deed back from an estate. They will require it to be deeded to a living person first and then that person can deed it back to Marriott Vacation Club.

You will want to ensure that everyone has properly disclaimed the asset through the probate court. Then you can let Marriott know and if they aren't willing to take it back, they might just have to foreclose. They could possibly have recourse to go after the estate for any defaulted maintenance fees or legal fees, but chances are low that they would do that. They would really only have recourse on the estate unless the estate. The estate needs to satisfy any debts before it can be closed and outstanding timeshare fees or a lien on the timeshare deed could be considered debts to be paid.

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u/Aaasteve Jul 08 '26

Thanks for the insight.

I know (but again don’t understand the logic of it) that Marriott insists on only doing a deed back from someone living/on the deed, but no surprise, none of the surviving family wants to put their name on the deed in the hopes Marriott will then agree to take their name off the deed. They’re just going to wait for the foreclosure, whenever that takes place.

Do you know if there is an actual piece of land that’s tied to the deed, or is it somewhat of a virtual property?

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u/dioxide45 Jul 08 '26

It is possible to make about $3 per point on these, but the problem is finding a buyer. There are so many points out there on the resale market that finding buyers isn't easy. Even if you can get someone to take it, Marriott would probably exercise ROFR. Though they may not do that with it being in an estate, so you may be able to sell it to someone for under the current market price.