How We Do Business
Every transaction we close follows the same contract terms. This is Section 4, and below it is a plain-English explanation of what each line actually means.
We represent both sides of every transaction. Sellers list with us under these exact terms, and they know the fee structure before they sign the listing agreement. When a buyer asks us to change who pays what during the offer process, they're asking us to go back to the seller with a different deal than the one they listed under. That's not something we'll do.
The fee structure isn't something we adjust per transaction, but that doesn't mean you're stuck at a number you don't like. Your offer price per point is what moves. If closing costs more than you want to spend, lower your per-point offer to get there.
It's also worth knowing how sellers evaluate offers. They're focused on their net, what they actually walk away with. Asking to shift fees while also offering less per point usually leaves the seller in the same place or worse. A clean offer at the right per-point price tends to go a lot further.
What the Highlighted Lines Actually Mean
Closing Costs Buyer pays
Closing costs go to the title company for transferring the deed into the buyer's name, managing the escrow funds, and handling all the paperwork with Disney. The buyer pays because they're the one getting the deed put in their name. That's been the standard on the secondary market for as long as DVC resale has existed. Every legitimate DVC resale company uses the same structure.
This isn't a negotiating point. The seller listed under these terms, and we don't change them transaction by transaction.
Disney's $500 Administration Fee Buyer pays
Disney charges $500 to add the new owner to the DVC membership system, activate their account, and link their reservations access. The buyer is the one being added to the system. Disney charges the new owner. This fee goes directly to Disney and isn't adjustable by us or the title company.
Annual Dues Reimbursement (January through November closings) Buyer reimburses seller
Whoever has usage of the current year's bankable points pays the dues on them.
The seller paid annual dues on the full contract at the start of the year. When you close between January and November, you're getting the current year's bankable points, meaning those points are yours to use, rent, or bank. You have the usage. So you cover the dues on them by reimbursing the seller for what they already paid.
If dues are $9 a point and you're getting 150 bankable points, that's $1,350. You're not paying the seller a bonus. You're paying the carrying cost on points you're actually receiving. Every DVC resale company structures it this way because it's the only fair approach to a mid-year transfer.
Note: if the seller borrowed any of next year's points, you'll be reimbursed for the annual dues on however many of next year's points are no longer bankable. The same rule applies in reverse.
December Closings No reimbursement required
December closings work differently. There's no current year dues reimbursement, but the reason is that the buyer pays the following year's annual dues in advance at closing. So instead of reimbursing the seller for the current year, the buyer is covering next year's dues upfront as part of the closing costs.
Seller Borrowed From Next Year's Allotment Seller reimburses buyer
Again, the same rule. If the seller borrowed ahead and used points from next year's allotment, those points are no longer bankable for the buyer. The buyer is taking ownership of a contract where part of next year's point allotment has already been spent. The seller had usage of those points, so the seller is responsible for the annual dues on them.
The seller reimburses the buyer for however many of next year's points are no longer bankable, calculated at the most current dues per point rate for that resort. The buyer ends up whole: either they have the points, or they're compensated for the dues on the ones the seller used.
Requests We Can't Accommodate
"Can I ask the seller to pay all or a portion of the closing costs?"
Sorry, no. Closing costs are the buyer's responsibility. Every seller lists with us under these terms, so changing them during the offer process isn't something we're able to do.
If you'd like to bring your total down, adjusting your per-point offer is the right way to get there.
"Can I ask the seller to waive the annual dues reimbursement?"
Whoever has usage of the bankable points pays the dues on them. If you're receiving bankable points for this year, expect to pay the dues on those points.
Note: if the seller has borrowed some of next year's points, you'll be reimbursed for the annual dues on the next year's points that are not bankable.
"Can I ask the seller to cover Disney's $500 Club Activation Fee?"
The $500 (CAF) Club Activation Fee is charged by Disney, not by DVC Sales. Every resale buyer pays it and we have no ability to waive it or shift it to the seller.
The fee is the same regardless of which resale broker you buy through.
