Sharket Timeshare Market Research Methodology

1.      Introduction

2.      Acquiring Timeshare Resale Data

a.      Publicly Available Sources of Timeshare Data

i.     County Data

ii.     How we use county data

iii.     Issues with County data

b.      Timeshare Broker Sales Data

i.     Characteristics of Broker data

ii.     How we use broker data

iii.     Issues with broker data

c.      Online Auction Timeshare sales Data

i.     Characteristics of Auction Data

ii.     How we use auction data

iii.     Issues with Auction data

d.      Off Market Sales Data

i.     Characteristics of Off Market Sales Data

ii.     How we use off market sales data

iii.     Issues with off market sales data

3.      Refining Data For Import

a.      How We Define a Developer

b.      Types of Resale Transactions

c.      Excluded Timeshare Sales Data

i.     Best Definition of Timeshare Resales – From One Owner to Another

ii.     Family Trusts and Bulk Buyers and Sellers

iii.     Transfers Between Family Members

iv.     Zero Dollar Sales Transactions

v.     Multiple Timeshare Weeks on one sale

vi.     We exclude more than 85% of all the data we collect

d.      Data Enhancements

i.     Usage Details

ii.     Inventory Control Numbers

1.      Resolving for view

2.      Resolving for Number of Bedrooms

3.      Resolving for Season

4.      Resolving For Number of Points

4.      Processing Data For Import

a.      Analyzing Timeshare Resale Data

b.      Matching Legal Descriptions to Resort Names

c.      Matching Inconsistent Variations in Resort Legal Descriptions

d.      Computer vs. Human Matching

e.      Matching Resort Phases Where it Matters

f.       Expert Judgement

5.      Building the Standard Data Schema and Import

6.      Results

a.      Our Average

b.      How accurate are the averages?

c.      Chart Example

i.     Chart With $0 included

ii.     Chart with $0 excluded

d.      Collaborative Effort

i.     Link to questions/comments

7.      Summary

8.      Disclaimer

 

Introduction

The Sharket research data team goes to great lengths to compile the most accurate, comprehensive and up-to-date database of actual timeshare resale transactions in the world.

We have developed an exacting and disciplined process to acquire, refine, process, enhance and report on data about timeshare resales transactions at more than 1400 of the most widely transacted timeshare resorts for the North American consumer. You can read why we do this here.

Considerable thought and effort has gone into identifying and obtaining data from diverse sources in order to create the most comprehensive resource for timeshares resales information. We believe the result is a resource that is useful to existing timeshare owners and prospective buyers of resales, as well as brokers and agents specializing in timeshare resales, resort managing entities, and condo or homeowners association boards.

What follows is an explanation of our methodology in preparing this data for publication on the sharket.com web site.

Acquiring Timeshare Resale Sales Data

Timeshare is a singular term used to describe many different forms of vacation ownership. While in the United States we typically think of fee simple deeded real estate interest, there are also leasehold and right-to-use (RTU) properties. Each form of ownership presents its own challenges with respect to obtaining valid transaction data.

Here we describe in general terms where our data comes from, various characteristics of the data, how we use the data from each source and known issues with each particular data source.

Publicly Available Sources of Timeshare Data

Most typically, the fee simple and leasehold deeded timeshare sales are recorded in the land sales records of the local county. Of the 3,141 counties and county equivalents in the U.S. we have found timeshare sales transactions in more than 370 counties and timeshare resales transactions in more than 289 counties. Most of the data on Sharket for U.S. timeshare resales comes from these data sources.

Characteristics of County data

County clerks offices or recorders offices have the potential to capture useful information about timeshare sales. Since timeshare is a form of real estate, generally all of the same information that is captured by recorders for sales of single family homes are also captured for timeshare sales.

Information in the recorder’s office starts with the deed of sale – typically a Warranty Deed. The completeness of information on deeds can vary from transaction to transaction generally depending on who prepared the deed. Deeds prepared by developers, real estate brokers, title companies, transfer companies and resort managing entities are usually the most accurate and complete especially in cases where the title company conducted a title search on the chain of ownership. However, not all deeds are prepared by professionals and the completeness of the data varies substantially across the U.S. This is largely due to the fact that anyone can record a document with the county recorder’s office and standards vary from county to county and state to state as to what is required.

Top 25 Counties – Timeshare Resales
Orange Co, FL
Clark Co, NV
Osceola, FL
San Diego Co, CA
Horry, SC
New York, NY
Maui, HI
Lee, FL
Maricopa Co, AZ
Kauai, HI
Orange Co, CA
Coconino, AZ
Taney, MO
El Dorado, CA
Riverside Co, CA
Summit, UT
Broward Co, FL
Honolulu, HI
Douglas, NV
Dare, NC
Volusia, FL
Collier, FL
Hawaii, HI
Palm Beach Co, FL
Brevard, FL

 

Because a timeshare deed conveys ownership, and because the usage rights can vary substantially from one timeshare interval to another, often usage rights information is recorded in the deed, sometimes in the deed itself or in an Exhibit or Appendix included in the recorded document. The ownership and usage details serve to document and convey to the new owner exactly what they are buying and what usage rights they are entitled to. This information is stored in the records kept by the resort, the resort’s HOA (home owners or condominium owners association) or the resort’s managing entity (resort management or property management company). This includes information such as owner’s name, unit number, unit size (the number of bedrooms), whether the timeshare is deeded or right to use, the usage week number (e.g. Week 26) if a fixed usage week or the usage season the week is assigned to if a floating week or floating within season, the location or view of the timeshare unit (e.g. ocean front, ocean view or garden view).

The new owner will provide a copy of the recorded deed to the resort or its managing entity to assert right of ownership and transfer of the timeshare in the resort’s records. If the information does not match the resort’s records, the new owner may not have the rights they think they are entitled to. Therefore a fair amount of due diligence usually goes into the usage information appearing on the deed.

We capture as much of this information as the county provides in its index files and we enhance the county data with our own deed lookups for a percentage of records for some resorts. (See Data Enhancements below.)

How We Use County Data

We use the legal description to identify the resort, the grantor and grantee name to identify resale transactions, the date of the sale to determine when the sale took place, the sale amount to determine the resale price, the name and location of the county to calculate sales by city, county and state, etc. Sometimes counties capture other useful information such as week number and we use this data if it is available.

Issues With County Data

Public records at the county level often contains a tremendous volume of transactions that do not qualify as a timeshare resale as defined by our data rules (See Best Definition of Timeshare Resales below). The removal of these records is a fairly tedious manual process which leaves the possibility of human error.

Financial data can be difficult to obtain from some counties. Sometimes the amount of documentary tax stamps or similar fees are directly proportional to the selling price of a timeshare and can be used as a proxy for the selling price when deeds state questionable amounts e.g. $10. However, this method only gives us a range of the transacted dollar amount and requires some assumptions on our part that the parties to the transaction are paying the actual tax based upon the actual transacted amount. Some errors in actual resale price may occur as a result.

For a variety of reasons we may not be able to obtain absolutely every record of timeshare sales recorded in county data and some valid resales may be missing from Sharket data as a result. However, we believe the data we do have is the best data available overall and is fairly representative of resales at the resorts in our database.

Our goal is to display as many actual resale data points as possible and to show a typical resale price and we believe we have been able to achieve this with the data available to us.

Timeshare Broker Sales Data

Real estate brokers who specialize in timeshare are in an excellent position to compile useful data on actual timeshare resales.

Characteristics of Broker Data

Broker actual sales data is typically based on a listing and listings tend to have the most complete information about a timeshare week. Week number, deeded or right to use, fixed or floating, number of points, season, view, etc. are almost always included in data from brokers.

How we use Broker Data

We use only reports of actual sales and not listing prices from brokers. Therefore typically we use data from these sources only to acquire resale transactions at resorts outside of the U.S. or to verify pricing estimates and trends we are seeing on Sharket. We use resort name, sale date, sales price, and other useful information that is often captured such as week number, season, number of points, number of bedrooms, view, etc.

Issues with Broker Data

Broker sales are ultimately recorded so they will constitute a duplicate of sales data we obtain from county recorders. Fortunately most broker level transactions occur at resorts with sufficient transaction volume so as not to materially influence the data we publish. For some resorts, broker data is the only available source of timeshare resales

Online Auction Timeshare Sales Data

We compile various data points from publicly accessible auctions of timeshare resales and use this data in various ways.

Characteristics of Auction Data

Auction data is a form of listing data and may not represent actual sales transactions for a variety of reasons. An auction marked “sold” may never close due to various factors affecting the transaction that occur outside the auction or after the auction has occurred. However, there is useful pricing signal and demand signal information that is generated by auctions. In addition, since these are essentially a form of listing, there is often significant detail regarding the timeshare offered for sale such as week number, season, number of bedrooms, number of points, etc. These details are very useful in providing perspective on the relative value of one timeshare versus another at the same resort.

How we use Auction data

Typically we use auction sales data for resale transactions for resorts outside the U.S. where official records are difficult to obtain and we may include it in calculating some metrics for various analytical reports. We also sometimes include this data source in the data we publish for some U.S. resorts where we believe the auction data is a useful complement to other data or where it is the only source of data available to us in an effort to provide a more accurate picture of resale values. One example of this is the use of auction data to verify clusters of resale values where the reported values are extremely low.

Issues with Auction data

As is true of broker sales, auction sales if fully consummated will result in a deed filing with the county recorder’s office and would thus represent a duplicate of data we already have. Auction data is not verifiable for each individual transaction so an assumption is needed that a vast majority of transactions consummate on the various existing platforms.

Off Market Sales Data

From time to time we may acquire other sources of data, for example, from bulk buyers and sellers of timeshare resales who are known to us to be reliable sources of information.

Characteristics of Off Market Sales Data

Off market sales data is an unfiltered form of sales data and may not represent actual externally verifiable sales transactions for obvious reasons. This data is obtained through a variety of sources such as individual reports, persons of special knowledge, resort contacts and a variety of other sources.

How we use Off Market Sales Data

We use off market data quite rarely. Typically we use off market sales data for resale transactions for resorts outside the U.S. where official records are difficult to obtain.

Issues with Off Market Sales Data

While there are a number of obvious issues with off market sales data, we may include some data to provide some guidance where no critical mass of other data is available..

 

Refining Data for Import

Because each data source has its own unique peculiarities we analyze each source of data to fully understand it, assess its appropriateness and accuracy to determine what steps will be needed to import the raw data into our database for the reporting of timeshare resale transactions.

An initial effort is required to distinguish between timeshare resales and developer sales. This is a critical step. While we find the developer sales data to be interesting, we currently only publish timeshare resale data on Sharket. Therefore we must identify and isolate just the resale transactions. In most cases this step requires examining the grantor (seller) and grantee (buyer) on the deed and determining whether the parties to the sale are timeshare owners (consumers) or developers.

How We Define a “Developer”

We generally consider a developer to include any grantor or grantee name that appears to be a corporate entity such as a known timeshare developer (e.g. Marriott, Hilton, Wyndham, Disney, Bluegreen, etc.) or that has the hallmarks of a business name (e.g. with Inc, Corp, Corporation, LLC, or Trust, etc. in name), a homeowners association name, or the name of the resort itself, etc. This is not an insignificant step because approximately 90% of all timeshare deed filings in the U.S. are developer sales. And while it is not an exact science with 100% accuracy, we make every reasonable effort to correctly identify developers vs. owners in the transaction data to give the clearest possible picture of the resale market.

Types of Resale Transactions

Through research we have identified four typical combinations of buyer and seller entities that generally follow the life cycle of a timeshare:

      • Developer to Owner ( the original sale by the timeshare resort developer to the first timeshare owner)
      • Owner to Owner (a true timeshare resale)
      • Owner to Developer (cases where the developer reacquires or buys back the week or takes a deed back from an owner)
      • Developer to Developer (usually a “land sale” or equivalent bulk sale of timeshare weeks from one timeshare developer to another)

Excluded Timeshare Sales Data

The categories other than Owner to Owner sales all involve a developer (as we define it) on one side of the transaction or the other and with few exceptions we do not consider those transactions to be reflective of resale values and therefore we exclude this data from our reporting of timeshare resales.

Best Definition of Resales – From One Timeshare Owner to Another

We are most interested in Owner to Owner sales because they constitute what we consider to be a true or valid resale between timeshare owner consumers and those transactions we believe are most useful in determining what a timeshare week is worth. When a situation occurs where a willing buyer and a willing seller come together and agree to a sale transaction, that is likely to be a good indication of the current market value.

Exceptions to Corporate Exclusion– Family Trusts and Some Bulk Buyers and Sellers

One exception to our exclusions of corporate name entities is family trusts. Family trusts often contain the words Family Trust in the name making them fairly easy to identify and we consider these to be legal entities for holding what would otherwise be an individual ownership of a timeshare and so we do include them in our resale data.

Another exception is certain bulk buyers and sellers of timeshare weeks who are known to us to be transacting legitimate sales or transfers of ownership from existing timeshare owners and subsequently selling again to individual timeshare buyers.

Transfers Between Family Members

To the extent practical, we attempt to identify and exclude transactions that are transfers between family members (e.g. transfer of ownership in divorces, transfers due to inheritance, living parents giving their timeshare to their children, etc.) This is probably the most error prone step in our process. We do the best we can to exclude these but we know it is not 100%.

Zero Dollar Sales Transactions

We exclude transactions from county records that show zero dollars for the sale amount. While it is true many timeshare sales take place where the transacted amount is $0, we have determined that these records typically comprise corrective deed filings that were made to correct misspelling of names. We often also frequently find some other detail of the prior recorded deed, quit claim deeds and other types of filings with the county recorder that do not accurately reflect a true resale transaction.

Multiple Timeshares in One Sale

With one exception, we attempt to exclude multiple timeshares that are included in a single deed filing because they tend to show an artificially high price versus the average. Two timeshare weeks included in the same deed where each week is priced at the average price of all weeks at the resort will result in a deed filing with a sale price equal to double the average price making comparisons misleading. The exception is Marriott Destinations Points deeds which by their very nature almost always include multiple points interests in a single timeshare sale. Marriott sells the points in fairly small increments and bundles the increments together to form a single timeshare interest, therefore we consider them to be a single timeshare sale. Although we exclude multiples to the best of our ability, our process is not exhaustive and there may be multiples in our data for many resorts especially at the higher price points.

We Exclude More than 85% of All Data We Collect

Taken altogether, after excluding developer sales and other factors, we end up excluding approximately 85% – 90% of all the timeshare sales data we are collecting in order to arrive at a net collection of what we consider to be only the most valid, most representative of timeshare resale transactions. That’s a lot of data out the window but we feel it makes for a better, more accurate timeshare resales history database for Sharket.

Data Enhancements

Timeshare is a fairly homogenous product as far as the physical real estate is concerned. After all there are a potential 52 owners for every 2 bedroom 2 bath condo in a timeshare resort. They all own the identical unit. And typically all the timeshare units within a particular resort are identically or comparably furnished, same furniture quality, same number of TVs, etc.

Usage Details

When it comes to usage, details can and most often do matter. And they matter more at some resorts than others. Ownership characteristics such as Week Number, number of Points, Usage, Season, and View can often have an impact on the value and desirability of one timeshare vs. another at the same resort in the resale market.

Peak season “Platinum” weeks at a beach resort are almost always in higher market demand and command a higher price than low season weeks. An oceanfront location vs. an ocean view can also make a difference. At many resorts, only the very best weeks with the best location or views command any significant demand and pricing premium in the timeshare resale marketplace.

Very often the details about the timeshare week are spelled out on the deed and for certain resorts where we believe the details are important, we make an effort to capture them for at least a percentage of the sale records that we have. This is a manual process (typically performed at the local recording office) that requires inspecting each deed and pulling out the details specific to the week. Our team has reviewed tens of thousands of deeds to enhance our data.

Processing Data for Import

After assembling the raw data we next process the information into one consistent format through a series of steps. Many of the steps require significant interpretation.

Analyzing Timeshare Resales Data

We analyze each data source to determine what steps will be needed to import into our standard data schema for timeshare resales. Depending on the data source, processing steps may include tying together multiple tables of index data from a particular county recorder’s office to create a complete record of the resale transaction.

For example, data from one county in Florida comes in five data files, each of which holds multiple columns of data for each timeshare sales transaction. These tables need to be joined together correctly in order to see the entire sales record and then additional views on the data are required in order to distinguish between developer sales and resales. Additional columns are added to the table to store possible data enhancements. Approximately 80 separate database programming and data processing steps are required in order to obtain the desired data for Sharket from the just this one county.

Matching Legal Descriptions to Resort Names

Once in the database, even more work is performed. In particular, the way counties refer to resorts is far different than the way they are known to timeshare owners and the public. The legal description found in county data is often cryptic and bears no resemblance to the actual resort name known to the public.

For example in Hawaii, we know of 109 timeshare resorts. Of those, we have obtained resale transaction data for 63 resorts. However, we have found more than 1300 different variations of the legal descriptions for these 63 resorts. That just comes with the territory in any large data project and we strive for high accuracy in matching the correct resort to the legal description.

 

Hawaii Resorts – Legal Description in Data Actual Resort Name
01 NAPILI WAY FILE PLAN 1001 One Napili Way
227 LAWERS CONDO MAP 3920 Wyndham at Waikiki Beach Walk
227 LEWERS Wyndham at Waikiki Beach Walk
227 LOWERS CONDO MAP 3920 Wyndham at Waikiki Beach Walk
27 LEWERS CONDO MAP 3920 Wyndham at Waikiki Beach Walk
277 LEWERS CONDO MAP 3920 Wyndham at Waikiki Beach Walk
ALI KAI II HANALEI FILE PLAN 6 Alii Kai Resort
BANYON BUIILDING BANYAN HARBOR
BAY CLUB WAIKOLOA BCH RES FILE Hilton Grand Vacations Club at Waikoloa Beach Resort
BAY CLUB WAIKOLOA BCH RES MAP Hilton Grand Vacations Club at Waikoloa Beach Resort
BAY CLUB WAIKOLOA BCH RESIDENC Hilton Grand Vacations Club at Waikoloa Beach Resort
BAY CLUB/VAIKOLOA BCH RES MAP Hilton Grand Vacations Club at Waikoloa Beach Resort
BAY CLUB/WAI KOLOA BCH RES MAP Hilton Grand Vacations Club at Waikoloa Beach Resort
BANYAN CONDO MAP 835 BANYAN HARBOR
HANALEI BAY RISORT FILE PLAN 5 Hanalei Bay Resort
KA EO KAAI PH III MAP 1128 RHC/Ka’Eo Kai Resort
LA WAI BEACH RES CONDO MAP 835 Lawai Beach Resort
PRINCEVILLE ORCEAN RESIDENCE V Westin Princeville Ocean Resort Villas
ROYAL GDN VACATION Wyndham Royal Garden at Waikiki
WBKL VACATION SUITES PH 02 Hilton Grand Vacations Club at Waikoloa Beach Resort

 

A sample of the 1320 unique legal descriptions for Hawaii resorts and matching resort name

A great deal of time and effort goes into matching the correct resort name as it is known to the timeshare owners and the public and the Sharket database.

Matching Inconsistent Variations in Resort Legal Descriptions

The legal description is a data element that contains many inconsistencies due to typos, misspellings, keyboard entry errors, etc. that occur either in the original deed filing or somewhere in the county data processing operation or other data processing and data compilation operations before we receive the data. For example, consider the various ways Westgate Lakes resort in Orlando is described.

Westgate Lakes Legal Description Variations
RESORT FACILITY WESTGATE VACAT
WESGATE LKS I
WESGATE LKS II
WESGATE LKS III
WESGATE LKS IV
WESGATE LKS V
WESTAGATE LKS I
WESTAGATE LKS II
WESTAGATE LKS III
WESTGATE LAKE I
WESTGATE LAKES 02
WESTGATE LAKES 03
WESTGATE LAKES 04
WESTGATE LAKES I
WESTGATE LAKES PH 02
WESTGATE LAKES RESIDENCE & SPA
WESTGATE LK I
WESTGATE LK II
WESTGATE LK IV
WESTGATE LKS
WESTGATE LKS 1
WESTGATE LKS 1H
WESTGATE LKS H
WESTGATE LKS HI
WESTGATE LKS I
WESTGATE LKS I #1900-1914
WESTGATE LKS I #2100-2134
WESTGATE LKS I #2600-2648
WESTGATE LKS I #2600-2664
WESTGATE LKS I 1500-1513
WESTGATE LKS I 1500-1534
WESTGATE LKS I 1700-1765
WESTGATE LKS I 1900-1966
WESTGATE LKS I 2600-2633
WESTGATE LKS I 2600-2666
WESTGATE LKS I BLDG 2200
WESTGATE LKS I BLDG 900
WESTGATE LKS I UN #2500-2511
WESTGATE LKS I UN #2600-2664
WESTGATE LKS II
WESTGATE LKS II 1100-1111
WESTGATE LKS II 1200-1243
WESTGATE LKS II 1300-1331
WESTGATE LKS II 1600-1634
WESTGATE LKS II 700-738
WESTGATE LKS II UN #1100-1114
WESTGATE LKS II UN #1400-1428
WESTGATE LKS III
WESTGATE LKS III #1000-1065
WESTGATE LKS III #400-431
WESTGATE LKS III #500-556
WESTGATE LKS III 600-643
WESTGATE LKS III BLDG 400
WESTGATE LKS III UN #1000-1017
WESTGATE LKS III UN #1000-1026
WESTGATE LKS IV
WESTGATE LKS IV 300-329B
WESTGATE LKS IV 300-345C 300-3
WESTGATE LKS IV UN #300-323A
WESTGATE LKS PH II
WESTGATE LKS UN #11A
WESTGATE LKS UN #317B
WESTGATE LKS UN #358A
WESTGATE LKS V
WESTGATE LKS V #100-23A-23D
WESTGATE LKS V #90-108
WESTGATE LKS V 100-63C
WESTGATE LKS V BLDG 100
WESTGATE LKS V UN #100-32B
WESTGATE LKS V UN #100-52D
WESTGATE LKS V UN #80-509
WESTGATE LKS V UN #90-305
WESTGATE LKS VWESTGATE LKS V
WESTGATE LKS1
WESTGATE LKSWESTGATE LKS

 

Computer vs. Human Matching

Matching data programmatically with computer code works best when the data is consistent. Relying on fuzzy matching or partial matching tends to introduce its own errors and produces many false positive and false negative matches. As a result, correct matching entails a largely manual effort.

We are able to successfully match the resort to only about 40% of sale records programmatically. The other 60% must be matched manually. The data we have acquired to date has required over 1500 hours of data processing staff time to manually match resort names. We have assembled a team of data processors and title examiners to assist us with this effort. Even so approximately 2%-3% of county data simply cannot be matched to a resort name either because the legal description is actually a whole ownership condominium and not a timeshare or because we simply cannot identify the resort name from the information contained in the data.

Matching Resort Phases Where It Matters

Many resorts are built in phases and in some cases the product quality or desirability varies from one phase to another. At some resorts, market demand and resale value can vary significantly from one phase to another or between various sequences of unit numbers. Where the legal description or other information includes the phase number we are often able to distinguish between phases and create a separate resort listing for each phase. Sometimes the phases are distinguished only by unit numbers in which case we attempt to map the correct unit number to the correct phase. All of this is strictly a tedious manual process and not without errors.

Expert Judgement

Use of Expert Judgement within the scope of this methodology may be employed with discretion in order to accurately enhance the data.  Expert Judgement may include but is not limited to extrapolating data from prior transactions, aggregating data such as the aggregation of homogenous points based resorts with no “home resort” benefits, excluding data such as developer or corporate holdings.

Building the Standard Data Schema

We retain the original data from each source and create additional tables in our database to hold one or more views on each data source to assist in building a standardized schema that is suitable for publishing on the Sharket website. Our standard schema includes columns for the sales transaction related data such as date of sale and sales price. Plus resort specific data such as resortid, resortname, resort group name (where the resort belongs to a brand or resort group e.g. Wyndham, Marriott, Hilton, Disney, etc.). And timeshare specific data such as unit number, week number, season, number of points, number of bedrooms, etc. We also maintain some meta data about the data such as the source of the data.

blog-image-01Partial View of Standard Schema for Sharket

 

Results

The results of our methodology in compiling records of timeshare resales, we believe, is that Sharket provides the best and most comprehensive sales history data that it is practical to provide. We know of no other source that provides as much detail for as many resorts as Sharket.

Sharket Resort Resale Charts

For each timeshare resort for which we have data we publish a chart of resale transactions.

blog-image-03

Scatter Style Charts

Our charts are displayed in scatter plot form with a time line across the horizontal dimension and a price scale along the vertical dimension. This we believe provides the most useful display of resale transactions.

Each sale is represented by a dot on the chart. By hovering over the individual dots it is possible to view all the details that we have available for that sales transaction. We believe this is the best way to answer questions such as, why did one timeshare week sell for so much more (or less) than another timeshare week at the same resort?

blog-image-02

Our Average or Typical Price

Each chart also displays a moving average trend line. There are different types of mathematical averages (mean, median, and mode) used in statistical calculations. There are advantages and disadvantages to each type.

Mean averages (calculated by adding up the total of all prices and dividing by the number of sales) are easily skewed in one direction or the other by a few very low priced sales or a few very high priced sales resulting in a distorted picture of average selling prices that an owner might reasonably expect to receive or a buyer might reasonably expect to pay. A result of the skewed data is a high standard deviation which indicates the mean is not going to represent a typical sales price.

Therefore, we use a median or midpoint average. The median is that point at which half the sales are above and half are below the particular price point. Median values are not as easily skewed by a few outlier data values at the high or low end and we believe this is the preferable and more informative type of average to use compared to the mean average. The disadvantage, if any of the median is that the median value calculated may not actually occur in the data as an actual selling price. In other words, it is possible that no timeshare has ever been bought or sold for the exact amount of the median. Since we display each actual value, we believe that’s perfectly acceptable and the advantages outweigh this one aspect.

How Accurate Are The Averages?

The accuracy of the average depends on the location of the timeshare resort and the availability of data at that particular resort. Accuracy is obviously improved with each additional data point. Averages that include a critical mass of sales data are more accurate. Over time as we compile more data our averages will become more accurate.

Collaborative Effort

As with any successful collaborative effort, the input we receive from the community will greatly benefit the output. This is particularly important for the smaller resorts and international resorts where actual sales data is significantly more difficult to ascertain. We appreciate receiving notification of sales for these resorts so we may expand our reporting footprint.

Summary

While considerable thought and effort has been made to create the most comprehensive resource for timeshares resales information, we continue to refine our methodology and data sources. Our goal is to report accurate data on which stakeholders can make informed decisions and make the data easy to understand by displaying in chart form and providing a Saleabilty Score and Resort Rank. To our knowledge Sharket is the largest database of actual timeshare resales in the world and the only one offering a scoring and ranking of resorts based on market factors.   We hope it is a resource that is useful to you.

Disclaimer

©Sharket Research, LLC a part of Sharket, LLC (collectively “Sharket”) 2016. All rights reserved. Redistribution, reproduction and/or photocopying in whole or in part of are prohibited without express written permission. This information has been prepared solely for informational purposes based on data generally available to the public from sources deemed reliable. No data or any part of the scores, rankings and results (Content) may be modified, reproduced, reverse-engineered or distributed in any form by any means without the prior written permission of Sharket. This Content does not constitute an offer of services where Sharket does not have the necessary licenses. The Content is provided on an “as is” basis. The Content shall not be used for any unauthorized or unlawful purposes. Sharket and its third party data providers do not guarantee the veracity, currency, accuracy or completeness of the data. Sharket is not responsible for any errors or omissions, regardless of the cause, for the scores, rankings and data from the use of the Content. The Content is the exclusive property of Sharket and retains all proprietary rights therein.

Company
Connect