How to Get Out of a Hilton Grand Vacations Timeshare, Including Diamond and Bluegreen

How do I get out of my Hilton Grand Vacations timeshare?

If you are still inside your state’s cancellation window, cancel in writing now, because that is free and returns your money. Otherwise, ask Hilton Grand Vacations in writing about HGV Transitions, its in-house program for owners who want to leave, and check what your ownership would really sell for. HGV Owners call 800-932-4482, legacy Diamond and The Club owners call 877-374-2582, and Embarc and Extraordinary Escapes members call 800-767-2166. HGV describes the program only as an option “For those who are eligible” and keeps the qualifying criteria behind its owner login. Bluegreen owners should call Bluegreen Customer Care at (844) 757-6932, because we could not confirm whether HGV Transitions covers them. If there is no resale value and HGV turns you down or quotes a price you can’t accept, a free consultation and file review from an attorney-backed exit firm is one route to consider.

Who is Hilton Grand Vacations now?

Hilton Grand Vacations is a separate company from Hilton hotels. It became an independent public company on January 3, 2017, when Hilton spun it off, and it uses the Hilton Grand Vacations brand under license from Hilton. On August 2, 2021, it acquired Diamond Resorts International’s parent company. On January 17, 2024, it acquired Bluegreen Vacations Holding Corporation for $1.6 billion including net debt, and in 2025 it began rebranding certain Bluegreen properties to Hilton Grand Vacations brands. At the end of 2025 it reported more than 720,000 members across its clubs.

Your contract is one of three products, according to HGV’s 2025 annual report, and which one you hold may change what HGV offers you:

• An HGV deeded week: “fee-simple, deeded in perpetuity,” generally equal to one week a year or every other year at one resort.
• A Diamond trust interest: a beneficial interest in a “Collection,” represented by an annual or biennial allotment of points. HGV says purchasers “do not acquire a direct ownership interest in the resort properties in the Collection.”
• A Bluegreen ownership: “a points-based use right in perpetuity coupled with a freehold estate,” conveyed to the trustee of the Bluegreen Vacation Club.

What is HGV Transitions?

HGV’s public page says: “For those who are eligible, HGV Transitions may offer Members and Owners an easy and respectful way” to leave. It tells owners to “Click the Get Started button below to read our HGV Transitions FAQs, review the qualifying criteria and inquire about your options for exiting your vacation ownership.” The form behind that button requires you to sign in.

HGV’s listing on responsibleexit.com, the exit directory run by ARDA, the developers’ trade group, names HGVClub, The Club, and Embarc/Extraordinary Escapes members and “our legacy Diamond owners” among the owners it serves, with options ranging from forbearance, loan modification, and payment plans that keep you in the ownership to exiting it.

Cost: not published.

Who it works for: owners HGV considers eligible. The criteria are behind the login.

What disqualifies you: not published. We could not confirm whether HGV requires the loan to be paid off, the fees to be current, or a minimum ownership period.

The FTC tells owners exploring an exit to “start by contacting your timeshare company directly,” and for HGV and Diamond owners that means HGV Transitions. When you log in, save or print the FAQs and qualifying criteria. Then ask in writing whether you qualify today, what the exit costs in total, how long it takes, and what you receive at the end.

Does HGV Transitions cover Bluegreen owners?

We could not confirm it. HGV’s directory listing names Diamond owners but not Bluegreen owners. Bluegreen’s own exit page names no program and does not mention HGV Transitions. It says: “We provide simple and safe exit solutions tailored to your specific circumstances,” warns that “there are many unscrupulous timeshare resale and ‘relief’ companies,” and routes owners to Customer Care at (844) 757-6932. Call that number and ask, in writing, which exit program applies to your Bluegreen ownership and what it requires.

Will HGV take it back or let you sell it?

HGV says it doesn’t have to take it back. Its annual report states: “While we do not have an obligation to repurchase intervals previously sold, most of our VOIs provide us with a right of first refusal on secondary market sales. We monitor sales that occur in the secondary market and exercise our right of first refusal in certain cases.”

If you try resale, HGV’s own resale FAQ, dated 2022, sets out the costs. It tells sellers to “expect to pay a commission,” approximately 25% of the sales price. It says “The loan will need to be paid in full before ownership is transferred.” It lists an Ownership Change fee of $425, a Membership Activation fee of $609 per timeshare, and an estoppel fee of $70. Check whether those figures are still current before you list. The same FAQ warns that resale solicitations asking for an upfront fee are often scams and says “Legitimate companies will accept payment from proceeds at closing,” so be wary of anyone asking for money upfront. Compare completed sales of similar HGV, Diamond, or Bluegreen interests, not asking prices; after a 25% commission and transfer fees, a low sale price can leave you with little or nothing. Our resale guide covers the rest.

How much does the HGV loan cost you?

HGV’s 2025 annual report says its loans are “generally structured as 10-year, fully-amortizing loans that bear a fixed interest rate typically ranging from 2.5% to 25% per annum.” At the end of 2025, “the average loan outstanding was approximately $25,000 with a weighted average interest rate of 14.7%.” Bluegreen’s last annual report as an independent company put its weighted average rate at 15.3% for 2022.

HGV also tells investors that its underwriting does “not include traditional ability-to-pay factors such as income verification.” Its loan portfolio of about $4.3 billion had annual default rates of 9.86% in 2025, 10.77% in 2024, and 8.56% in 2023. HGV counts a loan as in default at 121 days past due, and says that when a member defaults, “we ultimately return their VOI to inventory for resale and that member no longer participates in our Clubs.”

“Prepayment is permitted without penalty,” HGV says. Few lenders will refinance against the timeshare itself, because it has almost no resale value. If you qualify for a lower rate, a personal loan can replace the HGV loan. Before you refinance in order to qualify for HGV Transitions, get HGV’s written answer on whether a paid-off loan would change its decision. The ownership and the loan are separate obligations; our loan payoff guide explains how to price both.

Why does HGV keep offering an upgrade?

Existing owners buy most of what HGV sells. Its annual report says that “74%, 72% and 70% of our contract sales were to our existing owners” in 2025, 2024, and 2023. ARDA’s industry-commissioned 2026 study found the same pattern across the industry, with 61% of 2025 sales volume going to people who already owned.

With numbers like that, an HGV Transitions call or an owner update can turn into an offer to buy more. An upgrade is a new contract with more points, a higher annual bill, and, if you finance it, a new loan. Don’t sign anything at that call or meeting, and if the reply to your request to leave is an upgrade offer, treat it as HGV’s no. See the upgrade trap guide.

Can I still cancel with rescission?

If you are still inside your state’s cancellation window, yes. Cancelling returns what you paid, which no other route on this page does. Nolo puts the window at 3 to 15 days depending on the state and says the right is typically nonwaivable. Send the notice the way your HGV contract specifies, keep proof it arrived, and confirm your deadline with our rescission deadline tool.

What have regulators done about HGV, Diamond, and Hilton timeshares?

Arizona attorney general and Diamond Resorts. Arizona’s attorney general announced an assurance of discontinuance requiring Diamond to pay the state $800,000, including $650,000 for consumer restitution. The attorney general alleged that Diamond employees’ “actions and statements violated the Arizona Consumer Fraud Act,” citing statements about maintenance fee increases, resale and buy-back programs, renting, and travel discounts. A relinquishment program let qualifying Arizona buyers who purchased between January 1, 2011 and January 23, 2017 return their timeshares “with no further obligations,” if they filed a complaint describing the misrepresentations by May 23, 2017. The releases are undated; ABC15 in Phoenix reported the deadline on May 12, 2017. The program has closed, but it is a record of a regulator opening an exit for owners who described misrepresentations at the sale.

New York attorney general and Hilton, October 2014. Hilton Resorts Corporation “agreed to stop using a clause in its timeshare purchase agreement that disclaimed responsibility” for certain statements by its sales staff about reservations, use rights, and rental, resale, and buyback options. The release mentions no payment. The attorney general’s release is undated; ABA Journal reported the agreement on October 17, 2014, and reported that Hilton said the agreement was not spurred by any formal complaint, investigation or settlement. Both matters predate HGV’s ownership: Diamond’s settlement came before HGV bought it in 2021, and the New York agreement before HGV’s 2017 spin-off.

If a salesperson told you something about resale, rental, or fees that turned out to be false, write it down now. Our guide to sales presentation misrepresentation covers what makes that a claim.

What if HGV says no?

Get the refusal in writing and ask exactly what disqualified you. If it was the loan, the loan section above applies. If you were offered a resale listing or forbearance, neither one ends the ownership.

Disclosure: Candid Yak works with Vacation Ownership Consultants, a timeshare exit firm, and may be paid when readers hire it.

Vacation Ownership Consultants (VOC), an attorney-backed exit firm in Scottsdale, Arizona, says in its Hilton guide that “many owners report the program is selective” about the cases it accepts. That is VOC’s account of what owners tell it, and VOC is an interested party. VOC’s published process also starts with the developer: “Contact your resort and check the resale market.”

If your HGV, Diamond, or Bluegreen ownership has no resale value and the developer has refused or named a price you can’t accept, the next step to consider is a free consultation and file review. With VOC, that means sending your billing statements, purchase agreement, and deed, if there is one, through its eligibility form. Its team then works out what your ownership may qualify for and gives you a free file review, and enrolling for its one-time flat fee comes only after that, if you choose it. The firm’s home page says it doesn’t “discuss billing until we’ve made sure you qualify.” VOC’s review is free; ask any other firm what it charges before you send documents.

An attorney-backed exit firm is one route to consider if HGV refuses you, including Bluegreen owners who can’t get a clear answer about which program applies. A legitimate firm reviews your contract and payment history before it quotes anything. Where the method calls for it, the firm retains an attorney who deals with HGV on your behalf and looks for specific problems with how the timeshare was sold, such as a salesperson who pitched it as an investment. In our view, a lawyer’s letter is harder to ignore than a phone queue. No firm can promise how HGV will respond.

HGV’s annual report says the Diamond business “has been significantly targeted by organized activities of third parties” claiming to provide transfer or exit services. Bluegreen’s 2022 annual report said Bluegreen believed exit firms “have encouraged such owners to become delinquent and ultimately default on their obligations.” Regulators have documented the worst of it. Washington’s attorney general said in 2020 that “Reed Hein does business under the name Timeshare Exit Team,” and its 2021 settlement release says more than 2,800 Washingtonians paid the company upfront fees from just under $3,000 to tens of thousands of dollars per exit, and that it at times advised customers to stop paying their resorts. In April 2026, after an FTC investigation, a federal court ordered Christopher Carroll, a top operator of a timeshare exit scheme run through a company called Consumer Law Protection, to pay $140 million. Before you hire anyone for an HGV, Diamond, or Bluegreen ownership, check that the firm:

• Tells you to get HGV’s or Bluegreen’s written answer before you sign or pay anything, and says so if HGV Transitions may still be open to you.
• Never tells you to stop paying, which is the behavior both HGV and Bluegreen tie to exit companies in their filings.
• Quotes one flat fee in writing, says what happens to it if the developer refuses, and never claims a connection to HGV, Diamond, or Bluegreen.

See our red flags page for everything else to check. Keep paying while you work through this. HGV says that once a loan is more than 120 days past due, recovery “could include a deed-in-lieu of foreclosure or foreclosure.” Our foreclosure guide covers what follows.

The order to work in

Within your cancellation window? Check your rescission deadline and cancel in writing today; it is free and returns your money.

Then go to the developer, in writing. HGV or Diamond owners: log in, save the HGV Transitions criteria, and ask whether you qualify and what it costs. Bluegreen owners: get the name and rules of your exit program from Bluegreen Customer Care. Check resale value at the same time, and sign nothing if you are offered an upgrade.

Still owe on the loan? HGV allows prepayment without penalty, so price a lower-rate personal loan, but first get HGV’s written answer on whether a payoff would change its decision.

No resale value, and HGV said no or named a price you can’t accept? Get a free consultation and file review from an attorney-backed exit firm that passes the checks above.

Other routes: if you have documents showing a salesperson misled you, your own attorney can review a claim. If the loan is paid off, you can list through HGV’s resale program or a licensed broker who takes payment only from the sale proceeds; HGV’s FAQ puts the commission at about 25%. Run the exit cost calculator on what staying costs.

Disclosure: Candid Yak works with Vacation Ownership Consultants, a timeshare exit firm, and may be paid when readers hire it. This page’s author, Kira Fairbank, is a manager at Vacation Ownership Consultants. We cite its published case data on this page where marked.

This is general information, not legal advice. HGV sets its exit criteria privately and can change them, and your options depend on your contract, your loan, and the law in your state. Before you sign a release, refinance to qualify for one, or stop any payment, put your contract in front of an attorney licensed in your state.