A timeshare is a form of shared property ownership, typically used for vacation real estate like condos, resorts, or apartments. You buy the right to use a property for a certain period of time each year, typically one week. The two main types are deeded and Right To Use. Your ownership would be a fixed week, a floating week, a combination of fixed + floating and/ or a points based system.
A floating week is a form of ownership with timeshare that will give the owner flexibility. You are not tied to a fixed week.
A fixed week is a set week that is automatically booked each year. Some Developers will allow you to deposit the week and reserve another week within their system. Other Developers will allow you to deposit the week and book within an exchange program such as RCI or Interval International.
Think of timeshare points as currency. Each point carries a value that is used to book your stay. It varies from Developer to Developer. The points programs are extremely flexible. Most Developers allow you to bank your points into the next year or borrow from the following year.
Biennial timeshare means that you would get your points or week every other year. With this type of ownership, typically you would only pay the maintenance fees on the use year. i.e. If you own a biennial odd year deed, you would get the points during the odd years and pay the maintenance fees on the odd years. Some companies do allow the maintenance fees to be split and paid on an annual basis.
Timeshare maintenance fees are necessary to help maintain the resorts. They ensure that your resort will look beautiful for years to come and will keep the units updated. The maintenance fees include operating expenses, reserve fees and taxes. These will be shown as line items on your maintenance bill.
A lockout (or lock-off) unit refers to two separate units that share a connecting door, allowing them to be combined into a larger, single unit when desired. This setup is commonly seen in hotels and vacation properties.
We would be happy to help you determine the value of your timeshare. Simply fill out the following form and we can send you a marketing analysis. https://timeshareprofessionals.com/sell-my-timeshare
We do not charge an upfront fee to sell your timeshare. You should NEVER pay someone upfront. We charge a commission once your units sells and is closed.
Selling a timeshare follows a process similar to selling a home. Here’s a general overview of how it works:
We begin by collecting details about your timeshare and preparing a Comparative Market Analysis (CMA). This helps determine the current market value by comparing similar units recently sold.
Once you're ready to move forward, we provide an Exclusive Listing for electronic signature. This agreement authorizes us to list and market your property. There is no upfront cost to list, and you may cancel at any time.
After the agreement is signed, your property is posted to the Timeshare Brokers Multiple Listing Service (MLS) and actively marketed until it sells. All advertising efforts are covered by us.
Once your timeshare sells, there are typically two fees involved
We only receive payment once your unit is sold, so our goal is to secure the highest marketable price in the shortest time possible. Click here to start the process
If you owe on the mortgage or are behind on your maintenance fees, you can still sell but you would need to pay it off and bring your maintenance fees current prior to closing.
Club Programs: HGV offers two club programs: Legacy and Max. These are programs that sit on top of the ownership.
https://www.hiltongrandvacations.com/en/resorts-and-destinations This list includes the resorts for DRI and BG as well. Not all of these resorts will be available to resale owners. Please refer to the Legacy info above.
The closing costs that will be included in your Hilton purchase include closing costs, HGV Activation Fee, HGV Transfer Fee, Estoppel and HGV Club dues. The total will be approx. $2200.
Your closing costs include document preparation, order the estoppel to verify maintenance fees and taxes and status of points, standard recording fees, obtaining waiver Right of First Refusal from Developer, forwarding proper documentation to the resort to complete the transfer and disbursement of funds. Closing costs are estimated under normal circumstances. If additional work is necessary, the buyer and seller will be charged accordingly.
Hilton charges a one-time activation fee when buying a timeshare on the resale market. This fee is charged as part of the process to activate that specific ownership into the program and make it active in the club to trade and exchange. Without this you would be limited to your deeded resort only. Typically, this fee is paid directly to Hilton after the transfer has taken place, but before the buyer is able to access their ownership’s ability to book vacations. This must be paid regardless of being a current HGVC member.
An estoppel is a letter from the resort developer which describes the legal status of a timeshare property, including any restrictions on use, any pending fees, point balances, loan balances, and any other pertinent information regarding the ownership. Ordering an estoppel from Hilton is required before starting the transfer, and many times, a closing company will automatically do this as part of the transfer process.
Hilton charges a one time "change of ownership" fee when buying a timeshare on the resale market. This fee is charged as part of the process to finalize the transfer of the ownership into your name. The fee is paid directly to Hilton after the transfer has taken place, but before the buyer is able to access their ownership’s ability to book vacations. The Transfer Fee is also fee the property management company charges to update their record with the new owner information.
Club dues will be due after the closing. Thereafter, they will be on your annual statement.
Yes, but you must follow Hiltons rules. You can only rent your home week. i.e. If you own an 8000 pt Gold season at Seaworld you would book a week during the Gold season in a 2 bdrm for 7 nights.
You can save your points into next year per the fee schedule for the current year, with the lowest being if you save by 8/31 and increases on 9/1 and 12/1.
You can borrow points at no charge from the next year.
Your Club points expire at the end of each calendar year. If you have unused Club points, you can save them into the next year for a fee. Once you rescue the unused points, you have until the end of that calendar year to use. i.e. If you have points in 2025, you have until the end of 2026 to use
RCI.COM is the official website of RCI (Resort Condominiums International), one of the largest timeshare exchange companies in the world. Here's a breakdown of what it is and what it does:
RCI allows timeshare owners to:
If you own a timeshare at an RCI-affiliated resort, you can:
To use RCI, you need:
Introduced with the acquisition of Diamond Resorts, this product lets you own a set of points in a collection of resorts, while HGV retains the deeded interest in those resorts.
Both products operate on a points exchange basis. Your points allotment is determined by the destination, resort, collection, season, and unit size you own. These points can be used to enjoy travel within the internal network of resorts, through external exchange programs, or converted to Hilton Honors points for stays at Hilton Hotels worldwide.
Trust Ownership-A Trust is owned by the Vacation Club. The Vacation Club holds all property legal ownership(deeds). To be a member of the vacation club, a quantity of Vacation Ownership Interest (VOI) points must be bought. Those points give a buyer priority to use (PUP) that VOI (unit and date period). Units not claimed for Priority Use Period(PUP) become General Inventory which anyone may book with their points. The expenses of the various locations are “pooled” by the Trust and all club membership in the Trust pays the same maintenance fee per point. A Base Fee Ownership, independent from quantity of points, may be charged in addition to Club dues.
Deeded Ownership- The buyer is a member of a Property Owners Association. The Association members pay costs and expenses of THAT property. The Association may also be a member of a larger business and also pay fees required from that business.
A DEEDED interest is for US properties, it's FEE SIMPLE forever, and a new deed must be recorded to convey interest.
A MEMBERSHIP CERTIFICATE, aka Fractional certificate with Hilton Europe properties, is for NON-DEEDED properties (can you imagine trying to get a deed prepared and recorded in Italy of Scotland? - I can't)
So the developer decided that the property is worth x number of millions of points, and each issued certificate is for a fraction of that total. They file a form of Governing Document stating the total points, etc etc.
Some fractional points are in perpetuity/no expiration date/forever, and some are like a leasehold interest, where there is an expiration/and/or renewal date when they can be extended.
For Europe and Mexico, there is usually a RIGHT TO USE with an expiration date, often with an underlying leasehold - the resort leases the land from the locals or government.
If you buy a Hilton Resort timeshare on resale you will have access to only the original Hilton resorts and the original affiliate resorts. You will not get access to any resort that was originally from Diamond resorts, Embarc or Bluegreen resorts. They are all now Hilton resorts but not available unless you are in the max club program which resale does not get. You will get the Legacy club program and only have access to the original Hilton Resorts. There are about 60 original resorts. When you purchase on the resale market, you can access most of the Diamond, Embarc and Bluegreen resorts through RCI.
The costs include a purchase price, closing cost, transfer fee, an HGV activation fee, HGV club dues, and an estoppel fee. If the seller has the current years points available, they may want reimbursement for the maintenance fees and taxes they have paid in exchange for the points they are giving you
You can make reservations 9-12 months in advance if you book exactly what you own. This means you are booking a 7 night reservation at your home resort in your season and unit size. This would be referred to as your “home week” per the Club rules. There is no fee to do this booking. You can book 9 months and sooner if you plan to book anything different such as the resort location, the size unit, the length of stay. There is a fee for this per the current year fee schedule.
Open season reservations are available when there is unused inventory and can be booked 30 days in advance of check in. Discounted rates apply.
Your HGVClub membership also includes membership into the Hilton Honors program which can be used to book Hilton Hotels.
Prior to December 31, 11:59 PM Eastern Time (“ET”) of the current year, HGVClub Legacy Members and HGV Max Legacy Members may convert any number of their current year or next year’s allotment of ClubPoints into Hilton Honors points at the conversion ratio of 1 ClubPoint to 13 Hilton Honors points for a current-year reservation at a Hilton branded hotel.
HGVClub Legacy Members may convert all or a portion of their next year’s ClubPoints on an annual basis at the current ratio of 1 ClubPoint to 16 Hilton Honors Points. HGVClub Legacy Members whose ClubPoints are attributable to ownership at one of the resorts carrying the “Hilton Club” name may convert Club Points to Hilton Honors Points on an annual basis at the elevated conversion ratio of 1 to 32 when converting all or any portion of their next year’s allotment at such resorts.
Yes! We work with you until you receive your welcome kit from Hilton and even after that! We are happy to answer any questions you may have.
Many of the developers have the right of first refusal on their units. Prior to exercising their right of first refusal most developers will wait for the Seller to be under contract with a buyer. They will then step in as the buyer and take over the contract. The Seller will receive a letter from the developer explaining their action. The buyer also receives 100% of his money back.
No. Buying resale does not qualify you to be part of the Elite or Max programs. To be a part of the Elite (under Legacy) or Max programs, you would need to own a minimum number of qualified annual club points. (Qualified means you had to purchase them directly from Hilton).
The MAX program is a program that allows you access to former Diamond and Blue Green properties. You may be become HGV Max members through the purchase of an ownership interest at a Club Resort from an HGV Max authorized sales center. HGV Max is not available to persons who acquire an ownership interest at a Club Resort via the secondary resale market.
No – purchasing a resale will not qualify you for the Max Club Program. Max qualifications require the purchase to be retail. Max is nothing more than a club program that sits on top of the ownership that gives you access to former Diamond and Blue Green resorts.
NO - The diamond product trust or deed resale comes with use limitations. You do not get the club program (Max or Legacy). If you buy a Diamond deed it will be limited to using at only that resort. if you buy a trust you will be limited to only the resorts in the trust collection you buy. This is a practice that came from Diamond and HGV has kept.
That depends on what you own and what you buy.
If you own an HGVC/HC deed/RTU and buy a resale HGVC/HC deed/RTU (RTU- is for some properties that are not deeded) then yes the points combine into one account and can be used for booking purposes together.
NO, the points do not combine. This makes you a dual owner with two different products under two different online accounts (Accessible through one console with one login). The points do not combine for booking purposes and do not qualify for membership status level - however if you are in MAX, you may be able to contact member services to have them book for you in the 6 mth booking window combining the points. (Note: this has worked for some owners and not for others so no promises here)
Yes, you would have the same membership #.
It would be one account but you may have to contact member services for booking.
No, you would only pay one Club dues. Your current deed and your new deed must be in the same names for it to be one account and one set of Club dues.
No – Resale points do not qualify for Max membership and status level increases. Only annual retail purchased points qualify for the Max Membership status.
Your maintenance fees may increase on average 3%-5% but can vary based on operating expenses and reserve needs There have been situations where it could be a lower or a higher
You will first be charged a late fee and then sent to collections.
Unfortunately, you can’t just give your timeshare back to Hilton. You can contact the Transitions team to see what your options are at transitions@hgv.com or call them at 800-579-3919
When you purchase on the resale market, the only benefits you do not receive are the points do not count towards the Elite Status or the MAX program.
If you book the unit you own, during the season you own at the resort you own for 7 nights (your Home week), there is no booking fee. If you book outside of this criteria, there is a booking fee. See the fee schedule for the current year.
We ask for a deposit of $500 which can be paid with a credit card. You pay the balance at the time of the closing with a cashiers check, wire transfer or credit card(some resorts do not apply). If you choose to use a credit card for the balance, there is a 4% fee.
Yes, we recommend Debbie Ely with Vacation Club Loans. https://www.vacationclubloans.com/tag/debbie-ely/
There will be a cancellation period ranging from 3 days to 15 days depending on the state and country. If you are within the recission period, you can legally cancel the contract with no obligation to you whatsoever. You should send a certified signature required letter to the Developer stating that you want to cancel. The address will be on your contract. Be sure to include your full names that are on the contract, the name of the resort and what you were purchasing and the contract # and to post mark the request with in our cancellation period, HGV will go by post mark.