顾名思义，timeshare就是“share time”的意思。它指顾客购买一个房产（大部分是度假村的公寓楼单元）的一部分时间的使用权，比如每年内的某一个星期，同时拥有这段时间内这个房子的产权。
虽然这个产权不是完整意义上的房产产权，无法用来进行房产增值的买卖，但这个限时产权是可以出售的，也就是说，房主拥有限时产权的地契，可以把时限内的房屋使用权出售给别人。
Timeshare，骗钱的鬼把戏？
Timeshare这种房地产经营方式一般都在度假村内进行，因此我们中文习惯称之为-分时度假。最早期的时候有一批房地产开发商用这种方式来吸引投资人筹措建房资金，可惜他们筹到钱后就无耻的卷款潜逃了，于是timeshare落下了一个坏名声，说起timeshare大家就认为这是骗钱的鬼把戏，立刻跳出三丈保持安全距离。
其实，现在出售的timeshare早都是建筑好了的度假村公寓，不存在交了钱没有房的尴尬。如果你了解它，知道它的经营理念究竟是什么，很有可能它会成为适合你的一种旅游投资计划。
大部分timeshare度假村公寓都建在风景如画的旅游胜地，配套设施齐全，拥有游泳池、网球场、高尔夫球场等室外娱乐设施。公寓内部装修豪华，以一房一厅的房型为例，一般都配备全套厨房设施，包括烤箱，炉子，洗碗机，锅碗瓢盆和餐具，有的还有基本的调料。厅里家具设施一应俱全，沙发一般可以打开作为客床。电视大多是厅和主卧各有一个。每星期有专人来置换毛巾与床单。有的房型还包括双人按摩浴缸，观景阳台等，取决于度假村的位置和公寓的具体设计。基本上，这样的公寓都属于豪华公寓系列，条件优越远超过大酒店的普通套房。
这样的度假村如果按照市场价格对外出租的话，一般每天的价格在几百加币左右。因为它的建筑风格是面向普通家庭的，而一天几百加币的价格又非绝大多数家庭能够承受，所以出租不可能成为度假村的主要来源。于是度假村们普遍采取了timeshare经营的方式，向游客们出售公寓的使用权。
Timeshare使用权详解
一般的北美家庭每年全家外出度假的时间基本在一个星期左右，于是使用权的出售也以星期为单位，每套公寓可以出售52人次。顾客支付一笔钱购买一个公寓一个星期的使用权，得到一张房契，拥有契约规定时段的终生使用权。尽管是限时房契，但和任何房地产买卖一样，拥有房产就要向政府交纳年财产税，当然，这个要由房主按年支付，再由度假村统一代交，类似于国内住宅小区的税务费和管理费。
比如说，在佛罗里达州的奥兰多市Disney乐园附近拥有一套两房一厅可容纳6人的度假村公寓一个礼拜的使用权，房主需要在购买时交纳$15000，以后每年交纳$300的税金，保险和管理费。
那么一个游客为什么要花这么多钱去购买这样一套并不真正属于自己的公寓呢？
有什么特别的好处让人甘心花费许多银子，而且每年还要交钱？
拥有timeshare与住旅馆非常类似于买房和租房的关系。对于一个热爱旅游的家庭，假设每年出门旅游一次，一家人住宿一个礼拜税后花费700加币，那么30年里就总共支付给旅馆21000加币。如果拥有timeshare，就相当于一次性支付一生里的度假住宿费用。同时因为timeshare买卖等同于房产买卖，其产权可以转让或者出售，在地产不贬值的情况下，对于频繁旅游的家庭来说这确实是一项非常合算的投资。即使每年仍然要支付300加币的杂费，但比起700加币来说仍要小很多。
为什么很多人购买了timeshare后极其后悔呢？
我们依旧用上面的例子，假设如果不购买timeshare一个普通家庭每年出门度假一个礼拜在旅馆住宿上的花费是700加币，那么购买timeshare的花费的$15000要用37年半才能收回。也就是说，购买timeshare的花费加上每年的300加币年费，相当于连续37年半不断出去旅行，每次住宿花费在700加币。这样一算，如果买房的好处过37年多才能开始正式开始享受，好象没什么人愿意把钱压着三十多年后才享用福利吧！
Timeshare-新颖的旅游投资概念
最适合购买timeshare计划的是年轻人，高收入，而且非常热爱旅游的人士。
而事实上，一般出售timeshare计划的度假村在向顾客推销之前都要事先调查顾客的家庭收入，一定要符合才可以。不同的度假村有不同的价位，这个规定也不尽相同，不过大都要超过六万的年收入才合格。
那么有朋友会说了，既然目标客户群都是热爱旅游的高收入年轻家庭，一般说来这样热爱旅游的人都喜欢每年去不同的地方，很少有年年去同一个地方度假的。这就引出了购买timeshare的另一个好处，也是另一个卖点：在全世界范围内交换公寓。
现在美国主要有两大私有房产交换组织，Interval International (II) 和RCI，大部分度假村都是这两大组织的成员之一。房主在向组织交纳每年几十美元的会费后，就可以把自己拥有的公寓时段存入房产银行进行交换。不管交换目标是夏威夷的昂贵五星度假村，还是墨西哥小山村里价格便宜的普通旅馆，交换费都是统一的，大概在100美金左右。
除此之外，因为两个组织都是世界性的交换机构，其“银行储蓄”的数量是巨大的，每个会员度假村一般都在不同时段有没置换出去的闲置公寓。这些闲置公寓也被提供到组织里供会员以周为单位购买更多的旅游假期，价格根据地点和时间差异很大。促销的时候，很可能以200块的价格拿下平时要花1000多美金才能住到的超级豪华旅馆。这也是为什么销售timeshare的度假村总在宣传他们是在销售一种新的旅游理念：只要安排得当，花平民的钱，也能享受富豪级别的豪华待遇。
有了庞大的世界级旅游置换组织的支持，timeshare确实可以说是一种新颖的旅游投资概念，但它并不适用于所有人，而且非常取决于购买者当时谈判下来的价格和时段。过去几年，很多度假村还出售那种隔年住一个星期的便宜计划，总价在五、六千美元，隔年交一次管理费，但因为有置换组织的存在，中间没有计划的那年还可以通过置换银行以非常低廉的价格购买闲置的公寓时间，十几年就可以收回旅游投资的成本而享受净收益。有些房主更可以利用置换组织的优势，经营相关的旅游业务，把花出去的钱变成商业投资。
但目前看来，timeshare的价格和管理费都处于上涨趋势，直接从度假村购买是非常不划算的行为。如果感兴趣的话，最好通过二手市场，低价购买以前管理费较低的timeshare。购买的时候一定要注意自己购买的时段是什么，是52个星期随便挑呢，还是大假，比如圣诞或者国庆节都不能使用。
Timeshare根据时段选择的不同和度假村星级的不同价格差异很大，真正购买前一定要打听清楚，注意管理费的额度，不要因为销售人员的述说而动心，购买了并不适合自己的产品。
低价 公寓 卡尔加里 17万以下
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