There are basically four types of listings used by licensed real estate brokers:

• Non-Exclusive Listing:  This is the least restrictive type of listing to the seller, and the type we use and recommend for timeshare listings. The seller can list with any number of brokers and if it sells, the listing is null and void to the other brokers.
  
  
• Exclusive Right to Sell:  Also known as an Exclusive Listing. With the type of listing, the seller is giving the broker the exclusive right to sell the property. If it sells, no matter who sells it, whether it is sold by the owner himself or any other broker, the listing broker is due a commission. If an outside broker sells it, the seller is liable for two commissions, one to the listing broker, and one to the broker who procured the buyer. Great consideration should be given before entering into an exclusive listing, because it is the most restrictive listing to the seller. Given to the wrong broker, it just ends up tying up the property without selling. Time shares are so difficult to sell, so it is recommended to not give only one broker the exclusive right to sell it. This type of listing mainly protects the broker. The seller is not allowed to list with other brokers or sell it himself without owing the broker a commission.
  
  
• Exclusive Agency:  This type of listing gives the right to sell to only one agency. The seller can sell on his own, but not through any other broker, without the liability of paying a commission to the listing broker if the property is sold. Again, this is a very restrictive listing to the seller.
  
  
• Net listing:  In a net listing, the seller agrees to a net price on close of sale, and the broker can keep any amounts in excess of that net amount regardless of the ultimate sales price. While not illegal, the net listing has led to numerous abuses and misrepresentations. As a result, the real estate department of most states discourages them and requires full disclosure of the final selling price to the seller and buyer.

Finding the Right Selling Help

Have you paid an upfront listing or appraisal fee to sell your time share?  Then what happens next?  The Lights Are On, But Nobody's Home. That expression can be said of many time share classified advertising websites.

Non-licensed time share advertising companies who know NOTHING about time shares have put up thousands of websites, not to help you sell your time share but to gain revenue by selling ads.  

A real estate broker only makes money if he sells your time share. He is on commission and must perform or he makes nothing. Ever notice the difference in level of service when you are at a store where the salesman is on commission? The ones not on commission don't care, whereas the salesman on commission works really hard to make that sale. A similar principle applies on the Internet. We have numerous sellers tell us their time share sat on the market for years with such advertising companies until the seller found us and we quickly sold it.

Many of the classified ad websites look and sound very appealing, but if you go to the Better Business Bureau online and enter their company name you will find many of them, even the prominently found ones on leading search websites, have been kicked-out due to unresolved complaints. Only a licensed broker can act as an agent to sell your deeded time share. Non-licensed advertising companies can only refer the buyer to you. What will you do if a miracle happens and you obtain a buyer from such an ad?

You'll need a broker to negotiate the many details of the sale, address the many problems a closing agency won't handle, and someone to see that you are protected throughout the sale. A licensed time share broker knows the ropes, and must follow stringent laws already established for your protection.

Why not just use a licensed, experienced, professional timeshare broker to begin with?!

Understand that placing an ad on the net with a company with no physical location, no agents, no license, is not the same as dealing with a licensed experienced professional time share broker who has many methods of obtaining buyers and experience in managing all the problems clear through to the close of the sale.

Yes the problems arise AFTER you have a buyer, and during the closing process!  Internet classified ad websites don't deal with these problems, so why not deal with a licensed time share professional to begin with?  The only sure way to protect yourself from wasting your time and money on upfront fees, appraisals, or non-licensed classified ad websites, is to list for sale only with a licensed broker, only if the commission is due at the close of sale and only if there are no other up-front fees no matter what they are called.

An appraisal is nothing more than an estimate of value based upon offer and acceptance. A successful time share real estate broker should have a record of sales and should be able to tell you what your time share is worth as a routine part of his/her job.

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