People are loosing their homes in the second home market. With over encumbered properties due to high loan cost or adjustable loans going to the moon, there has to be a way to help owners stay out of foreclosure with their second homes.

Now there is help with fractional ownership. This concept is rapidly growing as an alternative to full ownership of vacation homes. Fractional vacation homes are not a new however. Vacation homebuyers have, for decades, split ownership and use of second homes to defray costs for vacation properties that are often used infrequently. Historically, the one-quarter fractional vacation home has been the time-tested resort product and has sold successfully for many years to unrelated parties. In these developments, however, services, project amenities, and management are often minimal, particularly at the lower and mid-range of the market.

So what can we do to make this concept better and help the seller? When you first locate a potential vacation home that is of interest, you will then want to negotiate with the seller. If all goes well, and you can both agree on terms, you will then want to place (helping the seller) the home in a Land trust. Land Trusts are a legal entity that holds title to a property.

When the seller transfers their property out of their name and places it in another entity, a trustee has to be named for the management of the trust. You can use entities such as your lawyer, nonprofit corporations, or a title holding company. The trust then owns the property, and the sellers name is omitted from the ownership record (which is the deed or title).

However, the seller still owns the trust. The seller is the beneficiary of the trust.

Ok, so now, here is how we create the "FBO" fractional beneficiary ownership. We will want to assign a 1/10 share of the land trust to you the investor, and 1/10 share of the land trust to the seller. We are then able to arrange 8 other investors (FBO's) to take 1/10 share of the remaining Land trust. Each investor becomes a co-beneficiary of the land trust.

Obviously, it is a little more detailed than that, but here's the bottom line. You are able to take a once very expensive home that was located on the beach and break the cost down by 1/10 fraction of the land trust per investor.

When you take control of your vacation home with fractional beneficial ownership, you now control the trust allowing you 5 weeks per year of vacation time. Also, each new investor (FBO) receives 5 weeks of vacation time as well. This allows each investor up to two months of home ownership privileges at a top-of-the-line, luxury property but at a fraction of the cost of whole ownership. This type of real estate arrangement is ideal if you want the benefits of owning an impressive second home complete with personalized services, and can be located in a very exclusive community.

So now you have helped the seller out of a truly bad situation, you have helped other investors be able to vacation like a millionaire, and you helped yourself to a profitable and very lucrative land deal that you can duplicate over and over. You also have the added advantage of asset protection and very little money out of your pocket to take control of these million dollar properties.

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