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