Things To Look For When Buying A Condo Thinking of Buying a Condo Hotel? Here Are 20 Things You Need to Know!

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Thinking of Buying a Condo Hotel? Here Are 20 Things You Need to Know!

1. What is a Condo Hotel or Condotel?

Consider a condo hotel (sometimes called a condotel or hotel condo) buying a condominium, even if it’s part of a four-star caliber hotel. So, as an owner, while you’re on vacation, you’ll enjoy the same four-star services and amenities you’d find in a typical condominium.

2. What kind of services and facilities are found in condo hotels?

If you can imagine the nice things you would find in an upscale hotel, you can picture a condo hotel. Features usually include resort-style pools, full-service spas, state-of-the-art fitness centers, fine-dining restaurants, concierge service, and room service.

In some places, such as Las Vegas, you’ll find condo hotels with their own casinos, retail areas, and entertainment venues. In places like Orlando, you’ll find condo hotels with their own water parks and convention facilities.

3. What is the difference between a condo hotel and a traditional condominium?

The big difference between a hotel and a condo hotel is that a hotel typically has one owner, either an individual or a corporate, but a condo hotel is sold by the unit. Therefore, a 300-room condo hotel may have 300 unit owners.

4. Is it clear to hotel guests whether they are staying in a condo hotel or a traditional hotel?

A hotel guest would never know that a hotel has multiple owners because the property is run like a traditional hotel and is often under the management of a well-known hotel company such as Hilton, Hyatt, Starwood, Trump or W. Also, each of the individual condo hotel units will look similar to each other in design and decor, just like a traditional hotel.

5. Who typically buys condo hotels?

They are primarily marketed to people who want a vacation home but don’t want to deal with the hassles typically associated with second-home ownership, such as maintaining the property or finding tenants in the off-season.

6. What is the demographic of the typical condo hotel buyer?

The spectrum of condo hotel buyers is quite broad. There are families who want a second home in a vacation spot. There are baby boomers who are at or near retirement and want somewhere to “winter.” There are also many investors who buy condo hotel units and never intend to use them; They are in it for the potential real estate appreciation.

7. Can you stay in a condo hotel?

Condo hotels are not typically offered as a primary residence. In fact, many of them limit the unit owner’s use of the condo hotel unit (typically 30-60 days per year) because the unit is expected and necessary in the hotel’s nightly rental program where it can be offered to guests and generate revenue.

8. Who gets paid when your condo hotel is rented out?

The hotel management company splits the rental revenue with the individual condo hotel owner. While the exact percentage varies by property, a typical rent split is in the 50%-50% range.

9. Who finds hotel guests and then cleans and maintains the condo hotel units?

A hotel management company markets the property and books the hotel to guests. It also maintains the unit and ensures smooth operation of all hotel services and facilities.

10. What are the advantages/disadvantages of buying a condotel over buying a typical rental property?

Benefits include:

· Hassle-free ownership; Landlords are not a problem

· Rental income to offset some or perhaps all of the ownership costs

· A fantastic vacation home available to use whenever you want

Real estate investment at a time when other investments may seem less attractive

· Strong likelihood of appreciation

Pride of Ownership — “I have a piece of Trump”

Disadvantages include:

· Annual cash flow may be equal to or less than annual cost of ownership

· Pets are generally not welcome.

· Owner’s condo hotel units can be rented out whenever the owner desires, so advance reservations are required to guarantee availability.

· A condo hotel unit is subject to the same downturns in the market that affect all hotels in a competitive market set: hurricanes, terrorist threats, warm northern winters, gas prices, etc., all of which can affect unit occupancy rates. and income from it.

11. Are condo hotel units difficult to finance?

Not at all, but they usually take 20% down, while condos can be bought for less cash. It’s also important to make sure you’re using a mortgage broker who has had success in closing condo hotel financing deals. Most banks still don’t do it, but more and more are getting involved as condo hotels become more available.

12. How long have condo hotels been around and where are they located?

Condo hotels have been around for decades, but the boom in four-star and five-star condo hotels in the Miami area began around 2000. The Miami-Fort Lauderdale area still has the most condo hotels, but areas like Orlando and Las Vegas are developing condo hotel properties at an even faster rate and may soon overtake South Florida. Other up-and-coming areas are places like the Bahamas, Panama, Dominican Republic, Mexico, Canada and Dubai.

13. How much does a condo hotel unit cost?

It’s like asking how much a car costs. There are different types of condo hotels. Some need more money than others, of course.

There are condo hotels as cheap as $100,000. These are typically found in properties that have converted their use from an existing hotel. They are the size of hotel rooms, lack kitchen facilities, luxury franchises and other first-class amenities.

Then there are four-star or higher properties that can start in the $300,000 to $400,000 range, but can go up to $800,000 for studio units alone. One- and two-bedroom units cost significantly more than studios. Of course, studios are fully furnished and finished, and will be significantly larger in size than a typical hotel room, and a name like the St. Regis, Ritz, or W may attract guests.

14. What are general maintenance costs?

Average $1.00 to $1.50 per sq. ft., but the most luxurious properties range from $2.00 sq. ft. ft. can be more than

15. Can you buy condo hotel units after construction, or can you buy condo hotels before construction?

Unless you’re in a rush to start a vacation or need to complete a 1031 exchange, it’s best to buy condo hotels in pre-construction as soon as possible. That’s when prices are the lowest and the selection of units is the largest. You may wait two years or more before closing and taking possession of your condo hotel unit, but you will have locked in the price and benefited from maximum appreciation.

16. Do investors want to know more about Condotels?

There’s a lot more to buying this type of real estate than the old phrase “location, location, location.” While most condo hotels are located in desirable resort and business area locations, the most important thing is a good franchise with a strong reservation system.

Also, don’t be fooled by aggressive fare splitting. One way or another, the property developer will have to staff, maintain and operate the hotel and services such as restaurants, bars, spas and pools from its income. If he is giving you a very favorable share of the rent, he is likely to charge you a higher monthly maintenance fee. Of course, it goes both ways. If the maintenance split offered is closer to 50-50, your maintenance should also be more reasonable.

17. Any suggestions for investors to choose which condo hotel to buy?

Get good advice. This means you don’t want to rely on a pitch from an onsite salesperson at a condo hotel. You will want to speak with a broker who specializes in condo hotels and who has knowledge and understanding of the entire condo hotel market, not just the facts related to one property. He or she will listen to your wants and needs and then make recommendations on which properties match your needs. You will have the opportunity to compare and consider the pros and cons of each available property.

A good broker can be the difference between you buying a problematic condo hotel that doesn’t live up to your expectations, or when you sell, giving you years of great vacations, good annual income, and substantial profits.

18. Does it cost more to use a real estate broker to buy a condo hotel than to buy the unit yourself?

No. With new condo hotel properties, prices are always set by the developer and are the same whether you buy directly from the onsite seller at the property or through a broker.

The broker’s commission is always paid by the developer, and the price is fixed in advance regardless of whether an outside broker participates in the sale. Since a broker’s representation is free for buyers, it makes sense to seek their help and take advantage of their advice before making a purchase.

19. How can potential buyers find a good condo hotel broker?

Ask friends for broker recommendations or search online for “condo hotel broker.” Visit the condo hotel broker’s website and see if the information they provide seems comprehensive and unbiased. If their website is focused on selling homes or office space and condo hotel information is an afterthought, read clearly. Your best bet is to work with an expert condo hotel broker.

20. How can buyers learn about new condo hotel properties coming to market?

Condo hotel brokers can be good sources of information because they learn about properties before they are released to the general public. Another option is for them to subscribe to a condo hotel newsletter like the one we publish called Condo Hotel Property Alert. We offer it for free on our website http://www.CondoHotelCenter.com and each edition features a different condo hotel property coming to market.

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