Inquiry Regarding Foreclosure

[REXON21]

I am a foreigner and I have no plans to live in the United States. I only visit occasionally for travel.
If, in the future, I end up with one or two HGV contracts that have no resale value and I am unable to transfer them,
what would happen if I stop paying the maintenance fees? Would the property go into foreclosure?
Since I am a foreigner with no U.S. credit history at stake, I am curious about how the foreclosure process works in this situation.
After foreclosure, wouldn’t the property simply be taken back and the case closed? (There is no loan on the contracts.)
As long as it does not cause any issues when I visit the U.S. for travel, I’m not too worried.
This may sound extreme, but as a foreigner, would intentionally allowing the contract to be foreclosed by not paying
the maintenance fees be an acceptable last-resort option?

 

[leebmoore]

HGVC has a program called Transitions for deeding your membership back. Alternatively, you could advertise it on the marketplace here.

https://tugbbs.com/forums/threads/hilton-vacation-club-u-s-collection.378272/post-3219764.

Hope this helps.

 

[dioxide45]

Foreclosure is the last resort for anyone, regardless of their country of residence.

 

[GT75]

HGVC has a program called Transitions for deeding your membership back.

HGVC doesn't have this program only HVC. If you following that program you will find out that HGV doesn't always accept deeds backs and many times the program is on hold.

 

[Hindsite]

Have a go at giving it away before you resort to stopping paying.

 

[GT75]

If, in the future, I end up with one or two HGV contracts that have no resale value and I am unable to transfer them

IMO, I would suggest that you purchase a RESALE deed that will have some resale value or can easily be given away. From the wording of your statements, you haven't purchased anything yet so you are just trying to figure out an exit strategy. That is a very wise move. If you purchased a resale Las Vegas platinum deed at either Boulevard or Elara (make sure that it is HGVC and not Westgate deed) then you should at least easily be able to give it away. Look at this Sticky for some of the best HGVC deeds with the lowest MFs/pts ratio. These will have good resale value.

2026 Hilton Grand Vacations Club Maintenance Fees

* Please limit this thread to only the MF specifics and take discussions/commentary to the discussion boards. Thank you! * Owners, please report your Weeks MF's as they are billed (NOT proposed/estimated) in this format: Resort Name/Unit Size Operating Fee Reserve Fee Property Taxes (or note...

tugbbs.com

Do be clear, I only suggest purchasing HGVC resale, because HVC will be hard to even give-away for free.

 

[jabberwocky]

I agree that you should try to give away first.

Currently a foreclosure would not make you inadmissible to the US; however, if you ever decided to apply to immigrate under certain classes of visas you may have a heavier burden to explain why you would not become a public charge in the future if it came up.

 

[REXON21]

HGVC has a program called Transitions for deeding your membership back. Alternatively, you could advertise it on the marketplace here.

https://tugbbs.com/forums/threads/hilton-vacation-club-u-s-collection.378272/post-3219764.

Hope this helps.

thank you so much!

 

[REXON21]

Foreclosure is the last resort for anyone, regardless of their country of residence.

I understand. But for someone like me, who hardly ever goes to the U.S., I can’t help but think that letting it go into foreclosure might be a viable alternative.

 

[REXON21]

Have a go at giving it away before you resort to stopping paying.

It’s not an immediate problem, so no worries. Thank you for your response

 

[REXON21]

IMO, I would suggest that you purchase a RESALE deed that will have some resale value or can easily be given away. From the wording of your statements, you haven't purchased anything yet so you are just trying to figure out an exit strategy. That is a very wise move. If you purchased a resale Las Vegas platinum deed at either Boulevard or Elara (make sure that it is HGVC and not Westgate deed) then you should at least easily be able to give it away. Look at this Sticky for some of the best HGVC deeds with the lowest MFs/pts ratio. These will have good resale value.

2026 Hilton Grand Vacations Club Maintenance Fees

* Please limit this thread to only the MF specifics and take discussions/commentary to the discussion boards. Thank you! * Owners, please report your Weeks MF's as they are billed (NOT proposed/estimated) in this format: Resort Name/Unit Size Operating Fee Reserve Fee Property Taxes (or note...

tugbbs.com

Do be clear, I only suggest purchasing HGVC resale, because HVC will be hard to even give-away for free.

I already have several, so I’m planning to sell them off gradually. Thank you for your reply.

 

[REXON21]

I agree that you should try to give away first.

Currently a foreclosure would not make you inadmissible to the US; however, if you ever decided to apply to immigrate under certain classes of visas you may have a heavier burden to explain why you would not become a public charge in the future if it came up.

I was just thinking in extreme terms. I live in Asia and I have no ties to the U.S., so I wondered if letting the property go into foreclosure would simply be the end of it. Thank you for your reply.

 

[GT75]

@REXON21, you never said in what system you own (HGVC/HC at a deeded property, or HVC/DRI, or Embarc)

 

[dioxide45]

@REXON21, you never said in what system you own (HGVC/HC at a deeded property, or HVC/DRI, or Embarc)

I was under the impression that they didn’t own anything yet.

 

[GT75]

@dioxide45, so was I from the initial OP's post, but look at post #11.

 

[REXON21]

@REXON21, you never said in what system you own (HGVC/HC at a deeded property, or HVC/DRI, or Embarc)

I own multiple HGV contracts already, so I’ve been thinking about how to manage them going forward.

 

[GT75]

@REXON21 , I understand that but I am asking in what TS system (which part of HGV) do you own? In general, if you own in HGVC, you will own specific deeds at a specific resort such as Boulevard 2BR or Sunrise Lodge 1BR+. If you own in HVC, you will own trust points in a collection, such as # pts in the US collection. This matters because one TS system is usually much easier to unload, and one system is nearly impossible.

HGV has made this so confusing to everyone.

 

[REXON21]

@REXON21 , I understand that but I am asking in what TS system (which part of HGV) do you own? In general, if you own in HGVC, you will own specific deeds at a specific resort such as Boulevard 2BR or Sunrise Lodge 1BR+. If you own in HVC, you will own trust points in a collection, such as # pts in the US collection. This matters because one TS system is usually much easier to unload, and one system is nearly impossible.

HGV has made this so confusing to everyone.

I honestly didn’t understand what you meant. I didn’t know there was something called HVC. Everything I own is deeded.

 

[dioxide45]

I honestly didn’t understand what you meant. I didn’t know there was something called HVC. Everything I own is deeded.

HGV stands for Hilton Grand Vacations. That is the company that owns and operates several timeshare systems. Those include HGVC (Hilton Grand Vacations Club) and HVC (Hilton Vacation Club). There are a couple others, Blue Green Vacations and Embarc. HVC is the former Diamond Resorts program and HGVC is the deeded timeshare weeks within Hilton Grand Vacations Club. The distinction is important when trying to understand what you own.

 

[REXON21]

HGV stands for Hilton Grand Vacations. That is the company that owns and operates several timeshare systems. Those include HGVC (Hilton Grand Vacations Club) and HVC (Hilton Vacation Club). There are a couple others, Blue Green Vacations and Embarc. HVC is the former Diamond Resorts program and HGVC is the deeded timeshare weeks within Hilton Grand Vacations Club. The distinction is important when trying to understand what you own.

My ownership is deed-based HGV

 

[dioxide45]

My ownership is deed-based HGV

But both HGVC and HVC have deeds. HGV isn't a timeshare program. It's a company. Not that it matters much as the answer is the same, but you may be better to just say the name of the resorts in which you own.

 

[easyrider]

I understand. But for someone like me, who hardly ever goes to the U.S., I can’t help but think that letting it go into foreclosure might be a viable alternative.

It is a very viable alternative. In fact, it's the easiest alternative for those that are not US citizens living in foreign countries. The problem for most of us on this website with letting it go is the cost of letting it go gets distributed to the other owners. That being said, yes, walking away happens all of the time and if the foreclosure process doesn't include a deed it wouldn't cost the resort that much to assume the membership.

I thought that HGVC had deeds but HVC is a points based membership with deeds in a trust. @dioxide45

Bill

 

[dioxide45]

I thought that HGVC had deeds but HVC is a points based membership with deeds in a trust. @dioxide45

HVC does have the points based collections, but many of the resorts also have deeded weeks. I don't know for sure, but it is also possible that the points are deeded too.

 

[REXON21]

But both HGVC and HVC have deeds. HGV isn't a timeshare program. It's a company. Not that it matters much as the answer is the same, but you may be better to just say the name of the resorts in which you own.

My ownership includes Grand Islander, Grand Waikikian, Kings’ Land, and SeaWorld...

 

[brial05]

I am a foreigner and I have no plans to live in the United States. I only visit occasionally for travel.
If, in the future, I end up with one or two HGV contracts that have no resale value and I am unable to transfer them,
what would happen if I stop paying the maintenance fees? Would the property go into foreclosure?
Since I am a foreigner with no U.S. credit history at stake, I am curious about how the foreclosure process works in this situation.
After foreclosure, wouldn’t the property simply be taken back and the case closed? (There is no loan on the contracts.)
As long as it does not cause any issues when I visit the U.S. for travel, I’m not too worried.
This may sound extreme, but as a foreigner, would intentionally allowing the contract to be foreclosed by not paying
the maintenance fees be an acceptable last-resort option?

I ran this by a colleague in FL who used to work for HGVC Corp; HGVC will pursue you internationally and as I am told, internationally they are much more successful than in the US.
This of course makes sense; just because someone who purchased is a 'foreigner with no U.S. credit history at stake', does not make you less liable for the contract you signed.