Timeshare maintenance fees in TN

[moonstone]

We own a timeshare in TN that was bought out by Diamond and is now part of Hilton Grand. We got it for free in 2010 or 11. Our maint. fees almost doubled from what we were originally paying compared to the last few years after Diamond took over. This morning we got a letter saying there could be a huge new increase due to property tax increases if TN timeshares are reclassified as commercial properties instead of their current residential status. I dont know why a timeshare would be classed as residential in the first place, it is a commercial (for profit) business. Anyway, I will be supporting the bill keeping timeshares as residential. Here is the letter we got;

Dear Owner,

We are reaching out with an important update that could directly impact your timeshare ownership in Tennessee.

Some counties in the state have started reclassifying timeshare properties as commercial instead of residential. Because state law does not currently define how timeshares should be taxed, this change could result in property tax increases of up to 60% for Owners like you.

What’s At Stake

- Without new legislation, Owners could face a 60% or greater increase in property taxes.
- Timeshares have never been classified as commercial properties in any other U.S. state.
- This issue threatens the long-term affordability of ownership for Tennessee Owners.

Happening This Week: Legislative Hearing on March 11

House Bill (HB) 889, which confirms that timeshare properties should be taxed as residential, is scheduled for a subcommittee hearing on Wednesday, March 11, 2026. Lawmakers are reviewing the bill tomorrow, and hearing from Owners could make a critical difference.

Make Your Voice Heard Today

The American Resort Development Association (ARDA) has created a simple online form that automatically sends your message of support to Tennessee legislators. It takes just a few moments. Simply click here Support HB 889

Why Your Support Matters

Timeshare Owners deserve fair, consistent and predictable property tax treatment. Passing HB 889 ensures assessments for shared ownership resort properties are aligned with appropriate residential classifications throughout Tennessee. With the hearing just a day away, timely Owner engagement is critical. Thank you for taking a few moments to share your voice on this important issue. Together, we can protect your ownership. We appreciate your prompt attention and continued loyalty.

Sincerely,

Neil Hutchinson, Senior Vice President
Association Management Services & Brand Operations
Hilton Grand Vacations


~Diane

 

[andre10056]

And the hits just keep on comin'.

It's amazing to me that changes always seem to be made to the timeshare owner's detriment. Just once I'd like to hear that a prospective legal or tax authority change would fortuitously BENEFIT timeshare owners.

I, too, would not delay in sending in that ARDA form (and will do so unless it asks me where I live in Tennessee).

 

[jp10558]

I sent it in, annoying that you can only specify one resort, I have 2... When I tried to do it again for the second resort it said you already used this campaign and try again in 24 hours...

 

[dioxide45]

I dont know why a timeshare would be classed as residential in the first place, it is a commercial (for profit) business.

I think this is where timeshares are unique and can't just be put in one bucked or another. To the timeshare owner, who is paying the taxes through an HOA assessment, it certainly is not commercial. The timeshare entity that sells timeshares is commercial, but they aren't the ones paying property taxes. Timeshares aren't the same as hotels. It seems TN wants to go the way of Maui and grab as much tax revenue as possible.

I would suspect this is one effort where ARDA, ARDA-ROC and owners are all on the same side.

 

[rickandcindy23]

Timeshares on Maui are billed as commercial properties, 7X the amount of property taxes private homeowners pay for the exact same type of property. $520 per week for Hono Koa property taxes. That's over $25,000 per year.

 

[pedro47]

I think this is where timeshares are unique and can't just be put in one bucked or another. To the timeshare owner, who is paying the taxes through an HOA assessment, it certainly is not commercial. The timeshare entity that sells timeshares is commercial, but they aren't the ones paying property taxes. Timeshares aren't the same as hotels. It seems TN wants to go the way of Maui and grab as much tax revenue as possible.

I would suspect this is one effort where ARDA, ARDA-ROC and owners are all on the same side.

This is moment when ARDA, ARDA-ROC should flex it muscle to protect the timeshare resorts in Tennessee.IMHO.

 

[Cheapseater]

The Tennessee Legislative website shows House Bill 0889 as dealing with business tax deadlines with no amendments added in either the House or the Senate. If accurate, then the bill number must be wrong.

 

[TUGBrian]

just imagine if ARDA fought against upfront fee scammers like they do tax increases!

 

[Snazzylass]

"Timeshares have never been classified as commercial properties in any other U.S. state."

Hmmm.... possible, since most are built like condos. However, TN does not have income tax. So you know they have to get their $$ somehow. And, it sounds like this is a county-by-county issue? Not something I'm going to do a deep dive into since it does not affect me. (Goodness, I've got enough on my plate already. LOL!)

It's a fair question, though. Perhaps T/S should be assessed like hotels, no?

And, by the way, I'm all for non-owner occupied residences to be taxed aggressively

 

[2rebecca]

We own a timeshare in TN that was bought out by Diamond and is now part of Hilton Grand. We got it for free in 2010 or 11. Our maint. fees almost doubled from what we were originally paying compared to the last few years after Diamond took over. This morning we got a letter saying there could be a huge new increase due to property tax increases if TN timeshares are reclassified as commercial properties instead of their current residential status. I dont know why a timeshare would be classed as residential in the first place, it is a commercial (for profit) business. Anyway, I will be supporting the bill keeping timeshares as residential. Here is the letter we got;

Dear Owner,

We are reaching out with an important update that could directly impact your timeshare ownership in Tennessee.

Some counties in the state have started reclassifying timeshare properties as commercial instead of residential. Because state law does not currently define how timeshares should be taxed, this change could result in property tax increases of up to 60% for Owners like you.

What’s At Stake

- Without new legislation, Owners could face a 60% or greater increase in property taxes.
- Timeshares have never been classified as commercial properties in any other U.S. state.
- This issue threatens the long-term affordability of ownership for Tennessee Owners.

Happening This Week: Legislative Hearing on March 11

House Bill (HB) 889, which confirms that timeshare properties should be taxed as residential, is scheduled for a subcommittee hearing on Wednesday, March 11, 2026. Lawmakers are reviewing the bill tomorrow, and hearing from Owners could make a critical difference.

Make Your Voice Heard Today

The American Resort Development Association (ARDA) has created a simple online form that automatically sends your message of support to Tennessee legislators. It takes just a few moments. Simply click here Support HB 889

Why Your Support Matters

Timeshare Owners deserve fair, consistent and predictable property tax treatment. Passing HB 889 ensures assessments for shared ownership resort properties are aligned with appropriate residential classifications throughout Tennessee. With the hearing just a day away, timely Owner engagement is critical. Thank you for taking a few moments to share your voice on this important issue. Together, we can protect your ownership. We appreciate your prompt attention and continued loyalty.

Sincerely,

Neil Hutchinson, Senior Vice President
Association Management Services & Brand Operations
Hilton Grand Vacations


~Diane

Where in TN do you own? My parents and I both own in the Gatlinburg area, and neither of us got this letter. My parents own at Bent Creek (now under Hilton—used to be Diamond), and I own at Gatlinburg Town Square, which is managed by Capital Vacations.

Obviously, I don’t want fees to go up, but even with a 60% property tax increase, it would only come out to about $17 a year for my two-bedroom. It’s not great, but it’s manageable. Or, am I missing something here?

Honestly, this feels like ARDA just putting together these online forms to get all the “little fish” (us) to help out the “big fish” (Hilton, Capital Vacations, Wyndham, etc.) that own tons of timeshare units. If they really wanted to help owners like me, they’d set up a simple form to automatically message Soleil Management every time they bump my maintenance fees up another $110+ a year. That is not manageable long-term.

 

[moonstone]

Where in TN do you own?

As shown in my profile to the left, we own at Sunrise Ridge which is just outside of Pigeon Forge, TN. It was also bought out by Diamond several years ago and more recently by Hilton. We are not happy owners!

~Diane

 

[Kozman]

As shown in my profile to the left, we own at Sunrise Ridge which is just outside of Pigeon Forge, TN. It was also bought out by Diamond several years ago and more recently by Hilton. We are not happy owners!

~Diane

I owned at Sunrise Ridge up until 6 or 7 years ago. After Diamond took over my maintenance fee skyrocketed 23% in one year and they were very restrictive on how you could use your unit. I tried to bank with Trading Places and they rejected it. That is when I quit paying the maintenance fee. I got threatening letters but about a year later they sent me a deed back to sign, notarize and return. I was out. I'm glad I rebelled early on.

 

[moonstone]

I owned at Sunrise Ridge up until 6 or 7 years ago. After Diamond took over my maintenance fee skyrocketed 23% in one year and they were very restrictive on how you could use your unit. I tried to bank with Trading Places and they rejected it. That is when I quit paying the maintenance fee. I got threatening letters but about a year later they sent me a deed back to sign, notarize and return. I was out. I'm glad I rebelled early on.

Glad to hear your experience of walking away. We are shocked at the rise in our fees (almost double in 13 or 14 years since we got it) and are seriously considering walking as well. We got it for free and we have had a lot of great vacations with the RCI points it gets us (we have never stayed there) but now that we are snowbirds and away from home for 6 months a year, we dont really need all those points plus our FL beach timeshare. I think we will probably hang onto the RCI membership for EVs and LCs.


~Diane

 

[moonstone]

We just received the following email from HGV (who bought out Diamond, who bought out the previous owners of Sunrise Ridge Resort).

Dear Sunrise Ridge Resort Owner,

We know how important it is for you to stay up to date about any changes that may impact your vacation ownership. We are writing to inform you that Hilton Grand Vacations has entered into an agreement with Lemonjuice Solutions to transfer the management agreement and developer rights for Sunrise Ridge Resort, effective July 1, 2026. As of that date, the resort will no longer be managed by HGV.

We understand that you may have questions regarding how this transition affects your ownership. Below is a summary of your available options.

About This Change & Your Ownership

HGV is working with the new management company to support a smooth transition for Owners. You may choose from one of the options outlined below. In all cases, your account must be current, including payment of the 2026 maintenance fee. You must communicate your selection no later than June 30, 2026:

• 1. Become a U.S. Collection Member. You may relinquish your deeded ownership in exchange for membership in the U.S. Collection at no cost to you. The developer will cover all title transfer fees.
  2. Retain Your Ownership. You may choose to retain your current ownership. Management of the resort will transition to Lemonjuice Solutions effective July 1, 2026. At this time, plans for the property have not been announced. Lemonjuice will communicate directly with Owners on any updates after July 1, 2026.
  3. Terminate Your Ownership. You may elect to terminate your ownership and transfer the title back to the developer. Your account must be current, and you will be responsible for any title transfer fees.

As part of this transition, management of the Amber Vacation Club program will also transfer to Lemonjuice Solutions. If you choose to retain your ownership, Lemonjuice Solutions will manage all future Amber Vacation Club reservations.

To help us understand your preference, or if you have questions about your ownership or Destination Xchange membership (if applicable), please contact Member Services at 888-494-4482.

If no decision is received by June 30, 2026, your ownership will automatically continue under the new management company.

Thank you for the opportunity to serve you.

Hilton Grand Vacations

I am pretty sure we will opt for #3. Now we are wondering how much their title transfer fees will be as we see this as an easy out. I have mentioned before our maintenance fees have really risen (doubled in 15 yrs) since we got it and we are no longer happy owners. I will look for a different free RCI resorts package with much less maintenance fees since we really enjoy using the points to take 10-13 night long vacations.

~Diane