Buying a HGVC On the Open Market

[HuskerATL]

That looks like a good price for a 2 bed platinum week. Closing fees look normal. Not sure what the service fee is though. Hilton will bill you the club dues and activation. That is about another $1k.

You can compare to other sales in rofr.net

When you look there, the other 2 bed plat weeks are more than $2k.

 

[Successful4life]

TUG Family, does this sounds like a good deal?

Resort: Flamingo
Annual Points: 11,200
Sale: $2000
Closing Costs: $450
Resort Transfer Fee: $598
Estoppel Fee: $99
Service Fee: $349
Club Dues: (paid upon sale by buyer)
Club Activation Feepaid upon sale by buyer)
First Year Use: 2026
Maintenance Fees 2026: Is Buyer’s responsibility

That looks like a your price for a 2 bed platinum week. Closing fees look normal. Not sure what the service fee is though. Hilton will bill you the club dues and activation. That is about another $1k.

You can compare to other sales in rofr.net

When you look there, the other 2 bed plat weeks are more than $2k.

I believe the service fee is for the realtor on Redweek, but not 100% sure.

 

[Jamlam2025]

I’d call that price a reasonable deal. Really depends how long you want to wait/shop to get a good/great deal.

 

[Zenichiro]

TUG Family, does this sounds like a good deal?

Resort: Flamingo
Annual Points: 11,200
Sale: $2000
Closing Costs: $450
Resort Transfer Fee: $598
Estoppel Fee: $99
Service Fee: $349
Club Dues: (paid upon sale by buyer)
Club Activation Feepaid upon sale by buyer)
First Year Use: 2026
Maintenance Fees 2026: Is Buyer’s responsibility

What is the Maintience fee? Is it platinum season? Who’s selling it?

**Never mind I see I was behind in posts

 

[HuskerATL]

What is the Maintience fee? Is it platinum season? Who’s selling it?

Should be $1,380 for the 2 bed platinum week... That is 11,200 points

 

[Successful4life]

Should I be suspicious? Redweek is advertising several Vegas 11,200pts with low maintenance fee:

• Home Resort: Hilton Grand Vacations on the Boulevard
• Point Allotment: 11,200
• Maintenance Fee: $1,131.61
• Banked Points: 0
• Anniversary: January
• Ownership Type: Deeded
• Use: Annual

$4,750 (Maint. Fee: $1,132)​

 

[HuskerATL]

Should I be suspicious? Redweek is advertising several Vegas 11,200pts with low maintenance fee:

• Home Resort: Hilton Grand Vacations on the Boulevard
• Point Allotment: 11,200
• Maintenance Fee: $1,131.61
• Banked Points: 0
• Anniversary: January
• Ownership Type: Deeded
• Use: Annual

$4,750 (Maint. Fee: $1,132)​

Always double check the info in ads. Look at the property, unit type, season, and points. This 11,200 point week should be a 2 bed plat season and has $1,173 MFs

When you are buying, this is what the estoppel provides so that you can make sure that it is correct

 

[Zenichiro]

I looked back at previous years on HGVCMFS and never saw a $1131.61. Seems sus for sure

 

[Jamlam2025]

i thought $1131 was the boulevard 2br fee for 2025.

 

[Successful4life]

Feedback is appreciated for the latest consideration. 11,200 pts eoyo, 1 br platinum. It is a $1000 over my budget. I made a $3000 offer, but this was the reply:

Purchase Price	$ 4000
Approx Closing Cost	$775
Transfer Fee	$504.00
HGVC Club Dues	$230.00 paid annually ($255 international)
Estoppel Fee	$102
HGVC Club Activation Fee	$736
Total Purchase Price	$ 6347

 

[HuskerATL]

Feedback is appreciated for the latest consideration. 11,200 pts eoyo, 1 br platinum. It is a $1000 over my budget. I made a $3000 offer, but this was the reply:

Purchase Price	$ 4000
Approx Closing Cost	$775
Transfer Fee	$504.00
HGVC Club Dues	$230.00 paid annually ($255 international)
Estoppel Fee	$102
HGVC Club Activation Fee	$736
Total Purchase Price	$ 6347

I am not a EOY fan. To me, that is expensive for an EOY.

 

[Successful4life]

I am not a EOY fan. To me, that is expensive for an EOY.

I appreciate and respect your feedback

 

[ljmiii]

Feedback is appreciated for the latest consideration. 11,200 pts eoyo, 1 br platinum. It is a $1000 over my budget. I made a $3000 offer, but this was the reply

Unless you're looking to use the week as a week every other year (which I do at Lagoon Tower) you should think of it as a 5,600 point deed with slightly different saving/borrowing rules. In other words, almost never worth buying because of the closing/transfer fees.

If it was a 22,400 point EOY deed then the purchase would become worthwhile....but as it is, no.

 

[Jamlam2025]

Unless you're looking to use the week as a week every other year (which I do at Lagoon Tower) you should think of it as a 5,600 point deed with slightly different saving/borrowing rules. In other words, almost never worth buying because of the closing/transfer fees.

If it was a 22,400 point EOY deed then the purchase would become worthwhile....but as it is, no.

I used this approach when evaluating the EOY too where a 11200pts EOY should be priced at 5600pts annually. So if you weren't going to buy a 5600pt annual deed for $3000, you shouldn't buy the 11200 EOY deed for $3000 - especially true if the EOY is your only deed.

Note that the $230 annual due is required every year even if its a EOY deed. The annual maintenance fee is every other year for EOY.
When i bought, I wanted to try out the system using a EOY deed too but all the fees and transaction costs made EOY unappealing to me.

I do think the $0.10/point maintenance fees rule of thumb is a good one but if you can get one around $0.12-$0.14/point MF for free (with seller picking up some closing costs). That's a decent option too. I recommend spreadsheets to figure out what you're comfortable with spending.

 

[BingoBangoBongo]

I am not a EOY fan. To me, that is expensive for an EOY.

I agree that a EOY is different and isn’t a good choice for most as their only deed. That being said, I own three. (as well as an EY 11,200 pt Elara). The reasons I own the three I do are:

1BR Platinum District (11,520)- reasonable MF’s for a bHC deed and access to All Inclusive, which has saved me thousands of dollars in the past five years. This is the last EOY I would sell, if I were divesting at some point.​

1BR Premier Platinum Kings Land (20,160 pts). Almost like having an EY deed with 11,200 and extremely low MF’s/point. This is the first one I bought after the initial EY Elara. Another keeper.​

1BR+ Platinum Valdoro offers fixed ski week, but not a commitment every year with reasonable MF’s. Also comes with a Floating week, and each have 9920 points, so again kind of like having a 10,000 point EY. I have owned this for three seasons and have rented the ski week twice. No offers in 2024, but I can use the points either way. This is a deed that I may either jettison at some point, or use differently if we move West in the future.​

Bottom line is that I would much rather own a great EOY than a crappy EY. You just have to understand how they work and the +/- of them. I get about 33,000 points a year and I have used all of my 2026 points and have about 5000 2027 points left, but will likely have those committed to some stays in the next 30 days,

 

[Jaredcg20]

Feedback is appreciated for the latest consideration. 11,200 pts eoyo, 1 br platinum. It is a $1000 over my budget. I made a $3000 offer, but this was the reply:

Purchase Price	$ 4000
Approx Closing Cost	$775
Transfer Fee	$504.00
HGVC Club Dues	$230.00 paid annually ($255 international)
Estoppel Fee	$102
HGVC Club Activation Fee	$736
Total Purchase Price	$ 6347

I got a EOY kings land platnium deed (16,800) for 2000 that closed summer of 2025 for 2,000 total purchase price (although didn't incude the HGVC activation fee and club dues that comes from HGVC AFTER closing), so I feel like you can find a better price. With that said maybe the maintence fees are better on yours, we just wanted to ensure we had the homeweek in Hawaii if we ever wanted to use it. We also only wanted even year deed because we can't travel everyyear to use the points. For what it's worth we are going to KL this summer but we used points to get 2 bedroom for 11 nights intead of our homeweek for 7 days (which is a nicer 2 bedroom, but 4 less nights obviously)

 

[Successful4life]

Sounds like you landed a good deal. I am still taking my time looking. Thanks for sharing.