What is the main difference between Pacaso and Timbers?

Timbers offers fractional interests in resort properties, with limited scheduling and few short-term options. Pacaso gives true deeded ownership in unique, fully furnished homes, with flexible booking, home-specific storage, and the ability to build equity.

Is Pacaso right for you compared to Timbers Resorts?

Pacaso is for owners seeking true ownership and a sense of belonging in a second home, with designer furnishings, comfort, and flexible, fair scheduling. Timbers may appeal to those wanting resort-style hospitality, but availability and personalization are limited.

How much does it cost to own a Pacaso home compared to Timbers?

The number of shares available at Timbers varies by resort property, with no financing options. Pacaso offers 1/8 shares in unique homes, averaging around $700K, with financing up to 70% LTV for easier entry and potential equity growth.

Does Pacaso offer financing options?

Yes, Pacaso offers competitive financing for up to 70% of the home’s purchase price.

How does Pacaso’s SmartStay™ scheduling work?

SmartStay™ lets owners view and book stays in real time, accounting for seasonality and local events while adapting to each owner’s preferences over time.

What destinations can I access with Pacaso?

Pacaso has homes in over 40 premier destinations worldwide, including Napa Valley, Aspen, Paris, London, Cabo, and Jackson.

Does Pacaso allow home swaps?

Yes. Pacaso owners can swap time across its network of luxury homes, providing flexibility to enjoy multiple destinations while maintaining ownership of their home.

Is Pacaso a full-service ownership experience?

Yes. Pacaso manages acquisition, renovation, and design. Each home is fully furnished and professionally managed, offering a turnkey luxury ownership experience.

What responsibilities do Pacaso owners have after purchase?

Since Pacaso handles day-to-day management—including maintenance, cleaning, and scheduling—owners can enjoy the benefits of a luxury second home without the ongoing responsibilities of traditional ownership.

What does it mean to own a Pacaso home through an LLC?

Pacaso homes are owned through a property-specific LLC, with buyers purchasing a share of that entity. The LLC structure helps limit personal liability and simplify co-ownership, while Pacaso professionally manages both the home and the LLC. If an owner defaults, Pacaso assumes financial responsibility—protecting the remaining owners.

Comparing resort living and luxury vacation home co-ownership

Pacaso vs. Timbers Resorts

Both Timbers and Pacaso offer ownership of luxury real estate. Timbers properties are located within premier resorts, while Pacaso homes are private residences in sought-after vacation markets.

Rear exterior and view of Loma Vista with the pool and hot tub with poolside lounge area and vineyard view.

What to know about Timbers

What is Timbers Resorts?

Timbers Resorts is a global collection of world-class luxury resorts that blend upscale travel experiences with real estate ownership. The portfolio spans distinctive destinations worldwide, with a focus on personalized service, comfort, and memorable stays.

What Is the full Timbers Resorts offering?

Timbers offers multiple ownership paths, including Private Residence Club interests, Whole Ownership homes, Social Memberships for amenity access, and Estate Lots for custom-built residences — each paired with resort-style services and experiences.

How does Timbers Resorts fractional ownership work?

Timbers Private Residence Clubs offer deeded ownership in a luxury residence within a resort. Owners receive guaranteed annual vacation time, full access to resort amenities, and the ability to stay across Timbers’ global portfolio of residences.

What is Timbers Resorts?
Timbers Resorts is a global collection of world-class luxury resorts that blend upscale travel experiences with real estate ownership. The portfolio spans distinctive destinations worldwide, with a focus on personalized service, comfort, and memorable stays.
What Is the full Timbers Resorts offering?
Timbers offers multiple ownership paths, including Private Residence Club interests, Whole Ownership homes, Social Memberships for amenity access, and Estate Lots for custom-built residences — each paired with resort-style services and experiences.
How does Timbers Resorts fractional ownership work?
Timbers Private Residence Clubs offer deeded ownership in a luxury residence within a resort. Owners receive guaranteed annual vacation time, full access to resort amenities, and the ability to stay across Timbers’ global portfolio of residences.

Pacaso vs. Timbers Resorts

Ownership comparison

Category	Pacaso	Timbers Resorts
Ownership type	1/8 – 1/2 co-ownership shares via LLC	Deeded real estate in a private residence
Destinations	40+ global markets	Over a dozen world-class resorts
Real estate ownership	Yes; Each share represents real ownership of the home	Yes; Purchasing deeded real estate
Cost structure	$200k-$2M per share	Not published on their website
Scheduling	SmartStay™ app-based booking	Lottery system
Financing	Integrated financing up to 70% LTV for qualifying buyers	Does not offer financing
Home swap network	80% of Pacaso homes are eligible for a global home swap	The Timbers Reciprocity Program grants owners access to the entire portfolio of private residences
Owners per home	Up to 8	Varies by property
Best for	True ownership, long-term belonging	Luxury vacationers who enjoy variety and resort amenities

How does Timbers compare to Pacaso?

Destinations
Timbers properties are located in over a dozen high-end resort destinations around the globe. Pacaso focuses on 40+ carefully selected markets, including Napa, Aspen, London, and Paris.
Scheduling
Timbers ownership typically includes fixed or reserved usage windows with a lottery system for scheduling. Pacaso’s SmartStay™ technology enables self-service booking with built-in fairness and year-round flexibility.
Investment cost
Timbers ownership often requires a higher upfront investment and ongoing dues, with fractional shares that vary from property to property. Pacaso offers real estate ownership through 1/8th shares, with average share prices around $700,000 in comparable luxury homes.
Access flexibility
Timbers Resorts Reciprocity Program allows access to a collection of resort residences, often with longer, pre-set stays. Pacaso owners enjoy both home access and the ability to swap stays across a growing global network of homes.
Management
Timbers provides hospitality services within its resort properties. Pacaso fully manages homes year-round, offering the benefits of ownership without the ongoing responsibilities.
Financing options
Timbers does not currently promote any financing on their website. Pacaso allows buyers to finance up to 70% LTV.

Equity, luxury, and flexibility

Why choose Pacaso's co-ownership model?

Rosemary Shores rear outdoor living area at night with exterior light illuminated and patio furniture arranged in a circle around a coffee table directly next to the rectangular pool.

Equity, luxury, and flexibility

Why choose Pacaso's co-ownership model?

Curated luxury homes: Professionally designed homes in 40+ premier destinations, like a Napa Valley estate for ~$700K per share.
Full-service management: Dedicated Home Manager and concierge support ensures every detail is handled, from cleaning to ongoing home maintenance.
SmartStay™ scheduling: App-based booking puts flexibility at your fingertips, letting you reserve your San Diego beach home—or any property—in minutes.
Global swap network: Swap stays across destinations worldwide, such as trading a Paris apartment for a stay in a Cabo villa, maximizing variety and vacation opportunities.
Integrated financing: Make ownership more accessible with built-in financing, letting you acquire a $3M home for roughly $700K per share.

Invest in your dream second home with Pacaso

A Napa second home estate with a large outdoor terrace, guest house and vineyards

Invest in your dream second home with Pacaso

Pacaso makes luxury second home co-ownership simple and accessible. Enjoy real estate equity ownership in premier destinations around the world, from mountain retreats to beachside villas. With fully managed homes, concierge-level services, and SmartStay™ scheduling, Pacaso combines effortless luxury with the long-term value of real estate ownership.

Pacaso FAQs

What is the main difference between Pacaso and Timbers?
Timbers offers fractional interests in resort properties, with limited scheduling and few short-term options. Pacaso gives true deeded ownership in unique, fully furnished homes, with flexible booking, home-specific storage, and the ability to build equity.
Is Pacaso right for you compared to Timbers?
Pacaso is for owners seeking true ownership and a sense of belonging in a second home, with designer furnishings, comfort, and flexible, fair scheduling. Timbers may appeal to those wanting resort-style hospitality, but availability and personalization are limited.
How much does it cost to own a Pacaso home compared to Timbers?
The number of shares available at Timbers varies by resort property, with no financing options. Pacaso offers 1/8 shares in unique homes, averaging around $700K, with financing up to 70% LTV for easier entry and potential equity growth.
Does Pacaso offer financing options?
Yes, Pacaso offers competitive financing for up to 70% of the home’s purchase price.
How does Pacaso’s SmartStay™ scheduling work?
SmartStay™ lets owners view and book stays in real time, accounting for seasonality and local events while adapting to each owner’s preferences over time.
What destinations can I access with Pacaso?
Pacaso has homes in over 40 premier destinations worldwide, including Napa Valley, Aspen, Paris, London, Cabo, and Jackson.
Does Pacaso allow home swaps?
Yes. Pacaso owners can swap time across its network of luxury homes, providing flexibility to enjoy multiple destinations while maintaining ownership of their home.
Is Pacaso a full-service ownership experience?
Yes. Pacaso manages acquisition, renovation, and design. Each home is fully furnished and professionally managed, offering a turnkey luxury ownership experience.
What responsibilities do Pacaso owners have after purchase?
Since Pacaso handles day-to-day management—including maintenance, cleaning, and scheduling—owners can enjoy the benefits of a luxury second home without the ongoing responsibilities of traditional ownership.
What does it mean to own a Pacaso home through an LLC?
Pacaso homes are owned through a property-specific LLC, with buyers purchasing a share of that entity. The LLC structure helps limit personal liability and simplify co-ownership, while Pacaso professionally manages both the home and the LLC. If an owner defaults, Pacaso assumes financial responsibility—protecting the remaining owners.

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