NYC West 57th Developer Purchase

[deblau]

Hi Everyone,

I just purchased this:

-Even year beginning 2026
-Studio Plus, 6,000 points
-$2,194 maintenance fees including the HGV Max membership (member)
-Gold status for life
-25,000 bonus points, expires in 2 years
-500,000 HH points
-$22,100 purchase price

Is this a good deal? I know buying resale doesn’t give you the HGV Max membership. Looking for advice as I still have time to rescind. Thanks.

 

[CalGalTraveler]

Welcome to TUG

Do you anticipate visiting NYC regularly?

Rescind while you can. You only have a few days.

You can pick up the same or better unit with more points for about $3000 resale saving you $22,000 after transaction fees.

HGVC is a great system. We can help you research the right resale after you rescind.

 

[deblau]

Thanks for the response. I try to get to NYC every year. Not sure what other benefits I’m giving up by buying thru the developer other than not being a HGV Max member unless I pay for that membership.
Also, don’t the bonus incentives offset the purchase price somewhat?
I am mainly concerned with the yearly increasing maintenance fees and possible supplemental fees.

 

[GT75]

Not sure what other benefits I’m giving up by buying thru the developer other than not being a HGV Max member unless I pay for that membership.

Not really much. HGVC treats their resale owners very well. The only thing that you won't get buying from retail is elite qualified purchase and HGVC Max (trading into HVC/DRI) at 6-month mark. Neither of those benefits is worth the retail purchase price. I would suggest that you pay attention to the advice that @CalGalTraveler gave you. She owns resale at W57st. But of course, your decision.

Also, don’t the bonus incentives offset the purchase price somewhat?

Bonus pts are worth about 0.626 $/pt so 25K bonus pts would be worth about $1600 (that is if you trade them into MFs). A better option would be to book a HGVC resort. My MFs are around $0.12/pt so that would be worth $3000.

I am mainly concerned with the yearly increasing maintenance fees and possible supplemental fees.

Well, MFs will always increase each year. In general, HGVC MFs don't have possible supplemental fees because they have reserves.


I would suggest that you rescind while you have the opportunity and research your options. That "deal" which you got can still be obtained if you think that it is the right choice for you and your family.

 

[Sapper]

If you really want W 57th, I’d rescend ASAP, and go after this 8400pt W57th for $1+fees: https://www.ebay.com/itm/335848109588?_skw=w+57th+hilton&itmmeta=01JPBZD6NEAVVC9TCK9FZDQEYK&hash=item4e321b7614:g1sAAOSwb4Fnl7cs&itmprp=enc:AQAKAAAA8FkggFvd1GGDu0w3yXCmi1cJ3BcxpEE6oyjFMD+9aiGSk85vDwQAN68ekEhTe/mcDAP3Pa9M4qvK8l0m7vE7kUuxJgy6N0hWqsepvZt5sNHqNIf52uM/V01xiFcJXtpraEUXx56PJ3Pn80TqR1NyCwtzXXBoRB2dkMj2c7IJXX+LKFeJ339Zn9vZEMO0t0KRVO2cHi2YjMjqnFznhc2/Z+0AzB7APQycXIwebwNXG/M4U1JkIjWOkL7ZfmTFxNfyn5uEHFB14o48onQW6fSX9J83ZmuiMSuVbW5WqvxAyVstkRpVpj6A0gv9coieAJZokA==|tkp:Bk9SR-jqtP-yZQ

edit to add: I don’t know the seller, or have anything to do with this listing. I was just trying to give an example of what is out there.

 

[dayooper]

Hi Everyone,

I just purchased this:

-Even year beginning 2026
-Studio Plus, 6,000 points
-$2,194 maintenance fees including the HGV Max membership (member)
-Gold status for life
-25,000 bonus points, expires in 2 years
-500,000 HH points
-$22,100 purchase price

Is this a good deal? I know buying resale doesn’t give you the HGV Max membership. Looking for advice as I still have time to rescind. Thanks.

Recind while you can. You can’t do much with that. For $22k, you can get so much more resale. We are all resale and love our ownership

 

[BingoBangoBongo]

I’m just amazed you joined this site 20 years ago and that’s your first post. Welcome!

As others have shared, rescind and explore your options further. 6000 points every other year would not allow you to spend much time in NYC every year, if that is what your goal is. Take a look at the points chart and figure out how many points you truly need. Many of us thought we knew, but have added more over time.

 

[Reddart]

If you really want W 57th, I’d rescend ASAP, and go after this 8400pt W57th for $1+fees: https://www.ebay.com/itm/335848109588?_skw=w+57th+hilton&itmmeta=01JPBZD6NEAVVC9TCK9FZDQEYK&hash=item4e321b7614:g1sAAOSwb4Fnl7cs&itmprp=enc:AQAKAAAA8FkggFvd1GGDu0w3yXCmi1cJ3BcxpEE6oyjFMD+9aiGSk85vDwQAN68ekEhTe/mcDAP3Pa9M4qvK8l0m7vE7kUuxJgy6N0hWqsepvZt5sNHqNIf52uM/V01xiFcJXtpraEUXx56PJ3Pn80TqR1NyCwtzXXBoRB2dkMj2c7IJXX+LKFeJ339Zn9vZEMO0t0KRVO2cHi2YjMjqnFznhc2/Z+0AzB7APQycXIwebwNXG/M4U1JkIjWOkL7ZfmTFxNfyn5uEHFB14o48onQW6fSX9J83ZmuiMSuVbW5WqvxAyVstkRpVpj6A0gv9coieAJZokA==|tkp:Bk9SR-jqtP-yZQ

edit to add: I don’t know the seller, or have anything to do with this listing. I was just trying to give an example of what is out there.

Looks like a great deal, seller is paying 2025 MF.

I would guess this will go for ~$400-800.

Will all the fees that would end up being ~$2-3K all in, with free 2025 points.

OP, I’d rescind and jump on this deal (after checking out the seller).

I have Max, and I don’t ever anticipate using any of the benefits over the legacy HGVC properties.

 

[Eric B]

If you really want MAX, rescind, buy the W57 resale, then upgrade it to a better retail ownership. They will credit the original purchase price to the upgrade, which sill get you a better deal. You should try using the resale points first, before upgrading, to see if they are all you need anyway.

 

[CalGalTraveler]

@deblau I hope you got that rescission in the mail. You only have a few days before you are stuck with it. You mentioned that you want to go to NYC every year. 6000 every other year points will not be enough points unless you want 2 sets of weekday stays during the worst season (frozen Winter or hot summer). In addition the deed you bought is worth $0 on the resale market and would be difficult to give away so you may be stuck paying ever increasing maintenance fees until you die or take a hit to your credit.

Please rescind now.

The example shown earlier in this thread is 8400 points annually which is enough to get you to NY every year in peak season and that is going for almost nothing.

 

[Smclaugh99]

Ugh, that’s a gold EOY STP deed. You can get annual platinum STP (8400 points) for a tiny fraction of that cost. And I have yet to see HGVC exercise ROFR on these deeds, even when they are nearly free. Definitely rescind ASAP! Max is not worth it and Bonus points are fleeting.

Sean

 

[mountainboy]

Hi Everyone,

I just purchased this:

-Even year beginning 2026
-Studio Plus, 6,000 points
-$2,194 maintenance fees including the HGV Max membership (member)
-Gold status for life
-25,000 bonus points, expires in 2 years
-500,000 HH points
-$22,100 purchase price

Is this a good deal? I know buying resale doesn’t give you the HGV Max membership. Looking for advice as I still have time to rescind. Thanks.

As above, pls *RESCIND ASAP*, while you can.
Buy Platinum STP for pennies, as shared above, if you want
Welcome (back) to TUG!
Many of us have 56k HGVC points every Year, with the best HGVC Elite Premier status, for a little more than you just paid.

 

[deblau]

Thanks everyone for your valuable input. I just came back from the post office as I sent my rescission letter for a Monday arrival. The documents are very misleading as one page said 7 business days from date of signing and another document said 7 calendar days. Regardless, I purchased on March 13 and letter will be received March 17 so 4 days cover everything. I tried to fax it to the given number and it was invalid. And, when I sent to the guest services, the email ending in hgv.com bounced back so I tried hgvc.com and think it worked. HGV needs to update their documents with the accurate information. Maybe they do that on purpose so you can't rescind...haha! Definitely not consistent and correct info. Of course they don't give you a phone number to the HGV office on 142 W57th either.

 

[CalGalTraveler]

@deblau Keep a copy of your postmark with the date mailed and you will be fine. Congrats on saving $22,100 on a deed that would be worthless the day after you close. cc @TUGBrian

Resale is the way to go but if you research and still want to buy from the developer that deal will still be there.

HGVC is a terrific system. When you are ready to research resale options, we are ready to assist.

 

[WaikikiFirst]

don’t the bonus incentives offset the purchase price somewhat?

Somewhat, let us quantify: (I dont own bHC, so idk if there is something bHC unique in yours)
25,000 bonus points, expires in 2 years : worth at least 6 cents/pt, so worth $1500 or more. That expiry makes it risky to say MUCH more. Could be worth, idk, 4x or even 5x that, but you have to put the effort to use them diligently
-500,000 HH points: worth 1 cent/pt +/-, mostly minus, I think, so $5000, or half that?
Add it up = $6500 with a range of +/- possibilities, and it will take effort to monetize them, esp the expiring ones. $6500. Maybe more in the hands of an expert. Maybe much less in the hands of someone who just gets tired of the system(s) and doesn't do much with them.
Keep in mind the next time you're IN THE ROOM

 

[dayooper]

Thanks everyone for your valuable input. I just came back from the post office as I sent my rescission letter for a Monday arrival. The documents are very misleading as one page said 7 business days from date of signing and another document said 7 calendar days. Regardless, I purchased on March 13 and letter will be received March 17 so 4 days cover everything. I tried to fax it to the given number and it was invalid. And, when I sent to the guest services, the email ending in hgv.com bounced back so I tried hgvc.com and think it worked. HGV needs to update their documents with the accurate information. Maybe they do that on purpose so you can't rescind...haha! Definitely not consistent and correct info. Of course they don't give you a phone number to the HGV office on 142 W57th either.

Great choice! Just a reminder, it doesn’t matter when it arrives, just when it’s sent.

There is a deed that’s exactly what you were buying for $950 on Redweek.

You would lose Max (not worth the 6 month booking window), the HHonors points and the bonus points. This price is negotiable. There’s the same unit, but 8400 points for $1500.

 

[mountainboy]

Great choice! Just a reminder, it doesn’t matter when it arrives, just when it’s sent.

There is a deed that’s exactly what you were buying for $950 on Redweek.

You would lose Max (not worth the 6 month booking window), the HHonors points and the bonus points. This price is negotiable. There’s the same unit, but 8400 points for $1500.

Judi, the broker, is selling 8400 STP Annual Platinum for 500, so poor owners (who pay 1500 commission to the broker) are paying to get these off their hands...

 

[Chris-ATX]

Judi, the broker, is selling 8400 STP Annual Platinum for 500, so poor owners (who pay 1500 commission to the broker) are paying to get these off their hands...

And the buyer is also paying the broker through the additional fees added to the transaction beyond the normal ones

 

[brp]

Judi, the broker, is selling 8400 STP Annual Platinum for 500, so poor owners (who pay 1500 commission to the broker) are paying to get these off their hands...

And the buyer is also paying the broker through the additional fees added to the transaction beyond the normal ones

Not IME with Judi. we sold a contract that was lower than the broker fees (there were fees on both sides as I guess the seller had a broker), and she just did it as a wash. We didn't owe anything. And she got the buyers to reimburse the MFs we had paid - and we got all of that.

And we sold two contracts with her the same way. Both worked exactly like this.

Cheers.

 

[mountainboy]

Not IME with Judi. we sold a contract that was lower than the broker fees (there were fees on both sides as I guess the seller had a broker), and she just did it as a wash. We didn't owe anything.

And we sold two contracts with her the same way. Both worked exactly like this.

Cheers.

? Broker did not charge anything to buyer or seller (no baked in fees in escrow)?
Usually Judi publishes $2200 closing fees (incl the HGV activ/transfer of 1200) for most HGV locations except NYC/DC, where she anticipates $3200 closing costs. (+ usually broker's commission of 1500 for seller)

A bit confused about the transaction mechanics/$ involved for you; ? share more light)

(She has done some favors for some special people in this group, so maybe you are special & hence had more favorable pricing than most of us peasants..)

TY!

 

[brp]

A bit confused about the transaction mechanics/$ involved for you; ? share more light)

The final sale price (for each of these) was $1000. This was less than the combined fees for both brokers. It was netted out to "you give us the property, we give you nothing." Then a little while later, we got like $1063 (think it may even have been a check) for the MFs.

We have purchased a few from Judi, so maybe this was a favor. In the end, they did get $1000. Just less than their actual fees.

Had this truly gone to the buyer for $0, it likely would have been different.

And maybe the seller paid something to the brokers in addition to the $1000 to "us."

Cheers.

 

[deblau]

Rescission successful so thanks for all the input. Now I'm ready to look at Hilton resales...I would probably like either Vegas or New York mostly and can travel anytime. Is is best to just look at cost per point and cost per maintenance fees? Does it really matter where you own unless you want to go to the same place every year? Since I'm flexible to travel anytime and don't really want to travel during holidays, I can trade into the properties even though the booking windows are shortened if you're not a deeded owner. Also, I'm interested in every other year, not annual.

 

[mountainboy]

Rescission successful so thanks for all the input. Now I'm ready to look at Hilton resales...I would probably like either Vegas or New York mostly and can travel anytime. Is is best to just look at cost per point and cost per maintenance fees? Does it really matter where you own unless you want to go to the same place every year? Since I'm flexible to travel anytime and don't really want to travel during holidays, I can trade into the properties even though the booking windows are shortened if you're not a deeded owner. Also, I'm interested in every other year, not annual.

Congratulations on saving the $$ in retail.
Resale Points are points; can use any points anywhere UNLESS you want to stay in difficult to get into places (ski resorts in ski weeks etc, in which case, you should own, where you want to stay).
Many/most buy cheap Vegas deeds or Craig Lodge (Scotland) & stay in Hawaii.
If Manhattan is very important to you, then may look into the many posts re the various bHC NYC locations & deeds; lots of excellent posts at TUG re them.
Learn more, ask more Qs from experts (I am a newbie) & enjoy the HGV TS journey!

 

[ljmiii]

I would probably like either Vegas or New York mostly…

NYC (and DC) are different than anywhere else because they have Home Resort booking windows in addition to Home Week windows. If you really want to stay in NYC I would strongly recommend buying in NYC.

Vegas is a completely different story as while many of the better deeds are in Vegas there is no particular reason to buy there (as opposed to say Scotland).