——作者：Scott D. Berman & Aran Ryan;
摘自美国度假村协会Developments杂志2009年3期
近几个季度以来，国家（美国）经济增长形势发生迅速转变，有深度经济衰退的迹象。由于消费者和商家在减少可有可无的花费支出，以及商界内的公司裁员，表面上看，旅行模式正在发生迅速变化。
但表层下面，变化稍慢，意义却深远，因为当地团体从基础上审视自己的经济。谁是稳定的雇主？哪些为本地餐馆、零售业和娱乐业带来生意？什么活动能为税收带来收益，保证当地的服务？在目前的经济形势下，这些讨论变得更重要、更直白。
这种形势下，分时度假有个重要的议题需要大家一起来讨论。ARDA国际基金会委托PricewaterhouseCoopers研究的最新结果证明了分时度假在就业、收入和税收方面的重要性。这个调查能够在讨论中使社团和领导者认识到分时度假村在经济形势不乐观时的重要地位，应为讨论的有效部分。此文开头是这份调查的介绍，然后是与其他行业的比较，以关于分时度假村在度假村行业里的重要地位的思考结束。
这篇调查研究名为《2008年分时度假业对美国经济的影响》。结果基于分时度假实体机构的调查回复，包括506个分时度假村，占现存美国分时度假村的31%，约58400分时度假房间，占现美国存分时度假房间的32%，51亿美元的分时度假销售额，占美国分时度假销售总额的49%。度假村、分时度假公司、交换公司的大力支持是此项研究经济价值的关键。另外，4700位分时度假业主参与了在线调查，提供了近期他们体验美国分时度假的珍贵信息。
分时度假业对经济的影响主要有三个方面。第一，直接影响，是与分时度假相关的消费支出 – 其中包括分时度假权益的购买、度假村业主维护费用、和业主/嘉宾分时度假期间的消费支出 – 这为分时度假村和公司、分时度假村建设项目相关行业和为分时度假者提供商品和服务的行业创造了就业机会。
直接影响催生一轮消费支出，在这个过程中，美元通过美国经济实现循环，支持了第二分类：非直接影响。分时度假业从大量的其他行业购买商品和服务，从而在那些行业里创造了就业机会及消费采购的多次发生。同时，在直接影响所成就的岗位上工作的人员把可支配收入的一部分用在购买其他行业的商品和服务。此轮消费所创造的就业机会或者倍增程序指的是非直接经济影响，也是经济影响的重要因子。
第三，分时度假通过分时度假公司、业主和其他度假村嘉宾的活动，以及该行业对经济其他领域的非直接影响，为联邦政府、州政府、当地政府带来了可观的税收（指的是财政影响）。例如，分时度假设施带来了实实在在的不动产税收占用税收，以及分时度假从业者获得的薪水和相关收入通过各种渠道为联邦政府、州政府和地方税收贡献着力量。
影响
直接影响
·分时度假业活动创造了279,00个直接就业机会，105亿美元直接工资收入和其他收入。
·分时度假业主共进行了约720万次分时度假旅行，平均每次旅行有3.4个人参与，共计2460万个分时度假旅行者。分时度假平均每次出行消费1870美金，总额消费约为135亿美金。新业主和老业主在购买分时度假权益上消费支出了106亿美元，为现有度假村运营、未来维修以及度假村设施及室内的翻新贡献了50亿。共促成分时度假销售上292亿（小数进位）的直接相关产出。
·度假村直接影响大，分时度假村、公司办公室、呼叫中心、off-site销售场所雇佣了大约152,200人，这些人共获取57亿工资和其他相关收入。其中，52,900人受雇于分时度假销售和市场运营，99,300人受雇与分时度假村运营。分时度假雇员平均收入为37,000美元，高于住宿行业的31,000美元，接近服务行业的39,000。2007年分时度假村的入住率为80.2%， 美国酒店行业的入住率是63.1%。
·为了跟上消费者需求的步伐，行业内对现有度假村不断扩建的同时，也在开发新度假村，这些直接度假村建设影响催生了约22,200个工作岗位，带来了11亿工资及相关收入。除了度假村建设影响，度假村维护以及现有设施改进上的持续投资催生了分时度假村运营上的就业机会，及其他经济领域中其他企业提供服务而产生的非直接工作岗位。
·业主和嘉宾在分时度假期间的直接度假消费在度假村目的地（如，餐馆、零售网点、旅游景点）为商家创造了约105,400个工作机会和37亿个人薪资及相关收入。
间接影响
其他行业也受到分时度假的影响，比如分时度假雇员用他们的所得去消费，分时度假公司从别的商家购买商品和服务。基于这些间接影响，分时度假创造了475亿的消费支出，309000就业机会，148亿美元的个人薪资及相关收入。
财政影响
·分时度假村共交纳房产税约4.3亿美元。该支出主要来源于分时度假业主的年度支付。另外，分时度假公司的办公设施和销售及其他辅助设施缴纳了3000万房产税。占用税共1.1亿，主要来自租赁分时度假房间的度假人员。因此，分时度假房产税和占用税收共计约5.7亿。另外，分时度假公司和他们的雇员共交纳12亿个人所得税。这些税和分时度假其他业务产生的84亿，共为联邦、各州和当地政府贡献了102亿年度财政税收。
·总的来说，分时度假共带来了770亿的产出，588,800全职和兼职工作岗位，250多亿的个人薪资及相关收入，100亿多的税收。
行业对比
与其他行业进行就业和税收的比较对于正确地为分时度假发展与其经济重要性定位十分有帮助。正如行业对比表格所示，分时度假所雇佣员工多于所列其他行业。比如美国博物馆和历史遗迹2006年雇佣了约123，200员工，而分时度假公司和交换公司2007年雇佣了152，200员工。而且，分时度假自2002年 – 2007年间，雇员数量每年以6.7%的比率增长，而高尔夫球场和乡村俱乐部的年增长率仅有1.6%。
分时度假消费者的消费支出也在迅速增长。分时度假业主和嘉宾在购买新的分时度假产品、维修费用以及度假期间的消费共支出292亿美元。与此相比，2006年，高尔夫会员和乡村俱乐部消费支出约193亿美元。
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|
2002
|
2005
|
2007
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年度变化(2002-2007)
|
|
入住率
|
酒店
|
59%
|
63%
|
63%
|
|
|
分时度假村
|
79%
|
79%
|
80%
|
|
|
雇员数量
(小数进位)
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Marinas
|
23,000
|
27,500
|
28,300*
|
5.3%*
|
|
博物馆和历史遗迹**
|
116,100
|
120,900
|
123,200
|
1.5%*
|
|
高尔夫场和乡村俱乐部
|
290,000
|
304,600
|
309,400*
|
1.6%*
|
|
分时度假物业
|
110,000
|
133,400
|
152,200
|
6.7%
|
|
消费者消费支出(亿)
|
Marinas
|
$34
|
$37
|
$39
|
3.8%
|
|
博物馆和历史遗迹**
|
86
|
101
|
115*
|
7.6%
|
|
高尔夫场和乡村俱乐部
|
175
|
185
|
193*
|
2.4%
|
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分时度假物业 – 分时期间
|
$177
|
$226
|
$292
|
10.5%
|
|
|
|
*为2006年数据；年度增长进行相应调整
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**包括博物馆，历史遗迹和其他此类场所
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来源：美国人口调查局、史密斯旅游调查、PricewaterhouseCoopers
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度假村行业的角色
以上所述的分时度假村不断发展的经济影响对当地经济有重要意义，分时度假村在未来几年的发展中将起其重要作用。许多分时度假村正在朝着全年高入住率的的商业方向发展。
这从两方面强化了度假村的基础。一方面，稳定的全年入住率保证了对当地服务的稳定需求。这降低了旺季住宿压力，平衡了淡季活动减少的冲击，帮助维持了全年的就业机会。另一方面，由于分时度假业主提前购买了住宿时段，他们可以不用考虑酒店住宿成本去度假。经济不稳定时期，分时度假村通过这种方式支持旅游业的发展。
在经济艰难时期，当持续增长的失业新闻及缩水的家庭收入占据头版头条时，分时度假的经济影响 – 尤其是对当地的直接影响 – 意义重大。当业界的普遍平均入住率达80%时，分时度假村的就业机会为当地居民带来了稳定的收入。同时，每个分时度假人群1870美元的平均消费支出也为当地经济带来新的消费，刺激了经济活动的进一步发展。
2009年经济发展的一切困难都将出现在分时度假领域，尤其是与新的项目和销售相关的活动。这也是分时度假与当地机构组织建立联系的大好机会。强化分时度假体验的价值，使业主权益最大化，经营商和度假村目的地机构的管理者就能够保持、甚至提高该领域的经济效益。
AIF Releases Economic Impact Study
By Scott D. Berman and Aran Ryan
As recent quarters have illustrated, the rising tide of national economic growth has turned quickly, bringing expectations of deep recession. On the surface, we see the rapid changes in travel patterns as consumers and businesses reduce discretionary spending and companies reduce workforces across the economy.
Beneath the surface, the changes are somewhat slower but no less profound, as local communities take stock in the foundations of their local economies. Who are the steady employers? What are the sectors that draw new spending to the local area to fuel restaurants, retail, and entertainment? What activities support the tax revenues necessary to maintain local services? Such discussions will be made more important and frank by the current economic climate.
In this context, the timeshare sector has a powerful story to be discussed pragmatically and openly. The results of PricewaterhouseCoopers’ recent research, commissioned by the ARDA International foundation demonstrate the importance of the sector in terms of jobs, income and tax revenues. This research can be an effective part of discussions to remind communities and leaders of the important role timeshare resorts play in diverse, growing economies. This research comes at an important time. This article begins with an introduction to the research and comparisons to other sectors and concludes with thoughts on the important position of timeshare resorts in resort communities.
The research study is Economic Impact of the Timeshare Industry on the US Economy 2008 Edition; the results are based on a survey response of timeshare entities, covering 506 timeshare resorts with approximately 58,400 timeshare units an d $5.1 billion of timeshare sales. This sample represents 31 percent of existing US timeshare resorts, 32 percent of existing US timeshare resort units, and approximately 49 percent of US industry sales. The strong participation of resorts, timeshare companies, and exchange companies has been critical to the economic rigor of the study. In addition, more than 4,700 timeshare owners responded to an on-line survey, providing valuable information on their most recent US timeshare vacation.
The economic impact of the timeshare industry may be considered in three categories. The first, direct impacts, is the spending related to the timeshare industry – including purchases of timeshare ownership interests, owner spending on resort maintenance fees, and owner/guest spending during timeshare vacations – which supports jobs at timeshare resorts and companies, businesses involved in timeshare resort construction projects, and businesses that provide goods and services to timeshare vacationers.
The direct impacts initiate a spending process in which dollars are cycled through the US economy, supporting a second category: indirect impact. The timeshare industry purchases goods and services from a variety of other industries supporting jobs in these industries, and supporting additional rounds of purchases. Meanwhile, the employees holding direct-impact jobs spend a portion of their disposable income on goods and services from other sectors of the economy. The jobs supported by this cycle of spending, or multiplier process, are referred to as the indirect economic impact and are quantified in an economic impact model.
Thirdly, the timeshare industry supports significant levels of tax revenues for federal, state, and local governments (referred to as fiscal impact) through the activities of timeshare companies, owners, and other resort guests, and through the indirect impact the industry has on other sectors of the economy. For example, timeshare facilities support substantial property and occupancy tax revenues, and the significant payroll and related income earned by timeshare employees supports federal, state, and local taxes in a variety of ways.
Impacts
Direct
·Timeshare industry activities supported 279,800 direct jobs and $10.5 billion of direct salaries, wages, and other income.
·Timeshare owners took approximately 7.2 million timeshare vacations. With an average of 3.4 travelers per visitor party, this amounted to 24.6 million timeshare travelers. Timeshare traveling parties spent an average of $ 1,870 per trip, yielding total estimated spending of $13.5 million. New and existing owners spent approximately $ 10.6 billion on purchases of new timeshare ownership interests, and contributed $5.0 billion to current resort operations and future maintenance and refurbishment of unit accommodations and resort facilities. This combined total of $29.2 billion in purchases represents direct timeshare related output (reflects rounding).
·Direct resort impacts were substantial, as timeshare resorts, corporate offices, call-centers, and off-site sales offices employed an estimated 152,200 people who earned $ 5.7 billion in salaries, wages and related income. Of these employees, 52,900 were employed in timeshare sales and marketing operations, and 99,300 were employed in timeshare resort operations. The average timeshare employee earned $37,000 in salaries, wages, and related income, which is higher than the $31,000 earned per employee in the accommodations sector and close to the service sector average of $39,000. Timeshare resorts operated with an average occupancy rate of 80.2 percent in 2007, compared to the average US hotel occupancy of 63.1 percent.
·Direct resort construction impacts, which occurred as the industry expanded existing resorts and built new ones to keep pace with consumer demand, supported approximately 22,200 jobs and $1.1 billion in salaries, wages and related income. In addition to these resort construction impacts, ongoing resort spending on maintenance and capital improvements to existing facilities supports jobs at timeshare resort operations and, in the case of services provided by outside firms, indirect jobs in other sectors of the economy.
·Direct vacation expenditure impacts, generated by owner and guest spending during timeshare vacations, supported approximately 105,400 jobs and $3.7 billion in salaries, wages, and related income at businesses in resort destinations (i.e., restaurants, retail outlets, and visitor attractions).
Indirect
Other sectors of the economy were indirectly impacted by the timeshare industry for example, timeshare employees spent their disposable income and timeshare companies purchased goods and services from other businesses. Through such indirect impacts, the timeshare industry supported an estimated $47.5 billion of purchases, 309,000 jobs, and $14.8 billion in salaries, wages, and related income.
Fiscal
·An estimated $430 million in property taxes was paid on timeshare resorts. This expense was mostly covered by annual contributions paid by households that own timeshares. In addition, the corporate offices of timeshare companies and sales and support facilities paid an estimated $30 million in property taxes. An estimated $110 million in occupancy taxes were paid, primarily by vacationers renting timeshare accommodations. Therefore, timeshare property and occupancy taxes totaled an estimated $570 million. In addition, timeshare businesses and their employees paid an estimated $1.2 billion in payroll and personal income taxes. These taxes, plus approximately $8.4 billion generated by other activities supported by the industry, resulted in a total of $10.2 billion in annual tax revenues to federal, state, and local governments.
· In total, the timeshare industry economic impact supported an estimated $77 billion of output; 588,800 full-and part-time jobs; more than $25 billion in salaries, wages and related income; and more than $10 billion of tax revenue.
Industry comparisons
To help put the economic importance and growth of the timeshare industry in perspective, it is useful to consider employment and revenue estimates for other industries. As shown in the industry comparisons table, the timeshare industry employs more people than several other industries noted. For example, US museums and historical sites employed an estimated 123,200 people in 2006, while timeshare companies, and exchange companies employed 152,200 in 2007. Also, timeshare sector employment grew at a 6.7 percent annualized rate from 2002 to 2007, compared to just 1.6 percent annualized growth at golf courses and country clubs.
Timeshare consumer spending is also growing rapidly. Timeshare owners and guests spent an estimated $29.2 billion on purchases of new timeshare, maintenance fees, and purchases during timeshare vacations. For comparison, during 2006, patrons of golf courses and country clubs spent an estimated $19.3 billion.
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|
|
2002
|
2005
|
2007
|
Annualized change (2002-2007)
|
|
Occupancy rate
|
Hotels
|
59%
|
63%
|
63%
|
|
|
Timeshare resorts
|
79%
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79%
|
80%
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|
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Number of employees (rounded)
|
Marinas
|
23,000
|
27,500
|
28,300*
|
5.3%*
|
|
Museums and historical sites**
|
116,100
|
120,900
|
123,200
|
1.5%*
|
|
Golf courses and country clubs
|
290,000
|
304,600
|
309,400*
|
1.6%*
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Timeshare establishments
|
110,000
|
133,400
|
152,200
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6.7%
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|
Consumer spend (billions)
|
Marinas
|
$3.4
|
$3.7
|
$3.9
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3.8%
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Museums and historical sites**
|
8.6
|
10.1
|
11.5*
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7.6%
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Golf courses and country clubs
|
17.5
|
18.5
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19.3*
|
2.4%
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Timeshare establishments – for and during interval owned
|
$17.7
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$22.6
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$29.2
|
10.5%
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*figures shown are for 2006; annualized growth is adjusted accordingly.
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**includes museums, historical sites and similar institutions.
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Source:U.S. Census Bureau, Smith Travel Research, and PricewaterhouseCoopersLLP.
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Role in resort communities
The growing economic output of timeshare resorts described above is valuable to local economies, and timeshare resorts have an important role to play in the years ahead. The business model of many timeshare resorts is geared toward achieving high levels of year-round occupancy.
This can serve as a stabilizing base for resort communities in two ways. First, a more stable year-round occupancy level helps to support stable year-round demand for local services. This reduces the pressure to build excess capacity for peak periods, hedges the fall-off in activity during low-season periods, and helps support year-round jobs. Second, because timeshare owners have purchased their interval in advance, they can vacation without the discretionary cost of a hotel room. This provides a way for timeshare resorts to help support travel during periods of economic uncertainty.
In these challenging times, when news headlines report increasing unemployment and contracting household income, the economic impact of the timeshare industry – particularly its direct impact on local communities – is especially meaningful. With industry-wide occupancy rates averaging 80 percent, the employment base at timeshare resorts constitutes a stable source of income for local residents. Meanwhile, the $1,870 average spend per timeshare vacationer party brings new spending to the local economy, fueling further economic activity.
The difficulty economic environment expected through 2009 will present challenges for the timeshare industry, particularly related to new developments and sales. This is balanced by the significant opportunity that exists for the timeshare sector to renew its connections with local communities. By focusing on the value offering of the timeshare vacation experience and maximizing owner usage, operators and resort destination community leaders can maintain or even grow the sector’s valuable economic benefits.
Cited from Developments March 2009