The Exclusive Vacation Ownership Partner of Hilton

1. What is Hilton Grand Vacations?

Hilton Grand Vacations Inc. (NYSE: HGV) is a vacation ownership company that develops, markets, and operates timeshare resorts under an exclusive brand license from Hilton. HGV serves more than 720,000 club members worldwide. The company operates approximately 180+ resorts (including the Bluegreen Vacations portfolio acquired in 2024) under four brands: Hilton Grand Vacations Club, Hilton Club, Hilton Vacation Club, and Bluegreen Vacations.

HGV operates independently from Hilton Hotels Corporation. Hilton does not own, develop, or sell HGV products. HGV licenses the Hilton brand and integrates with the Hilton Honors loyalty program under a long-term licensing agreement.

HGV has grown through two major acquisitions. In August 2021, HGV acquired Diamond Resorts International (DRI) for approximately $1.4 billion, adding 48 sales centers and more than 20 new markets. In January 2024, HGV completed the acquisition of Bluegreen Vacations for approximately $1.5 billion, adding roughly 70 resorts and expanding the company’s reach into drive-to leisure destinations across the United States. This article covers HGV’s ownership structures, resort portfolio, financial performance, and international operations.

Last updated: April 2026. Sources: HGV FY2025 10-K filing, Q4 2025 earnings release, HGV investor relations.

2. Hilton Grand Vacations Company Overview

The table below summarizes key corporate data for Hilton Grand Vacations as of full year 2025 results.

For full year 2025, HGV reported total revenue of $5.05 billion, up from $4.98 billion in FY2024. Q4 2025 net income was $48 million ($0.55 diluted EPS). On an adjusted basis, Q4 net income was $76 million ($0.88 adjusted diluted EPS). Q4 results were affected by $61 million in net construction deferrals related to the Ka Haku development in Waikiki. The company repurchased 3.5 million shares for $150 million during Q4 2025.

3. How Does Hilton Grand Vacations Ownership Work?

Week-Based Ownership Foundation

HGV’s ownership structure is fundamentally week-based. Buyers purchase an interest in a specific resort, tied to a specific week or season. The underlying unit of ownership divides a resort’s calendar year into 52 weeks. Each week carries a ClubPoints value based on the resort, unit size, season, and view.

Ownership forms include annual (every year), biennial (every other year), partial week, fixed week (same week number each year), and floating week (any week within a designated season). HGV has recently introduced Right to Use (RTU) ownership on select properties. The specific ownership forms available vary by property.

ClubPoints System

ClubPoints are HGV’s internal currency. Each ownership interest carries an annual allocation of ClubPoints based on the week, resort, and unit type. Owners use ClubPoints to book stays across the HGV portfolio. Points requirements vary by destination, season, and accommodation size. Annual points charts are published for each resort.

Owners have the option to bank unused ClubPoints to the following year (Rescue Points) or borrow from the next year’s allocation (Advance Points). ClubPoints also convert to Hilton Honors points at published ratios.

HGV Max

HGV Max is the company’s unified exchange platform. It was introduced to consolidate three legacy systems: the original Hilton Grand Vacations Club, Diamond Resorts International (acquired August 2021 for $1.4 billion), and Bluegreen Vacations (acquired January 2024 for $1.5 billion). HGV Max provides cross-booking access across all three legacy portfolios. Members enrolled in HGV Max use ClubPoints to book at any participating property in the combined network. Cross-booking between the HGV and Bluegreen portfolios launched in July 2025.

Hilton Club

Hilton Club is HGV’s premium urban brand. Properties include The Quin in New York City, The Residences in Washington D.C., Liberty Place in San Francisco, and Ka Haku in Waikiki (opening Q3 2026). In Japan, The Bay Forest Odawara and The Beach Resort Sesoko carry the Hilton Club designation. Hilton Club properties offer higher-tier finishes, smaller unit counts, and a Hilton Honors conversion ratio of 32:1 (ClubPoints to Honors points).

4. Hilton Grand Vacations Resort Portfolio

Following the 2024 Bluegreen acquisition, HGV operates approximately 180+ resorts across the combined portfolio. The legacy HGV portfolio consists of approximately 70+ resorts concentrated in Hawaii, Florida, Nevada, Colorado, South Carolina, New York, Washington D.C., San Francisco, and Japan. The Bluegreen portfolio adds approximately 70 drive-to leisure destinations across the U.S.

Hawaii (14 resorts across 4 islands)

Hawaii is HGV’s largest and highest-profile market. Properties span Oahu (6 resorts including the Hilton Hawaiian Village campus, The Modern, and the forthcoming Ka Haku), Maui (Ka’anapali Beach), the Big Island (Kings’ Land, Kohala Suites, Bay Club, Ocean Tower, The Grand Islander), and Kauai (The Point at Poipu). Ka Haku, a Hilton Club, is a 32-story, 213-suite luxury tower in the heart of Waikiki, expected to open Q3 2026. It will be the first Hilton Club in Hawaii and HGV’s 14th property in the state.

Florida

Multiple resorts in the Orlando area (Tuscany Village, Las Palmeras, Parc Soleil, SeaWorld area properties) and South Florida. The Bluegreen acquisition added additional Florida properties.

Nevada

Elara (a Hilton Club) and other Las Vegas properties on or near the Strip.

Urban (Hilton Club)

The Quin (New York), The Residences (Washington D.C.), Liberty Place (San Francisco), The District (Nashville), The Central (Phoenix). Ka Haku (Waikiki) will join this collection in 2026.

Japan (3 properties)

The Bay Forest Odawara, a Hilton Club: Located in the Odawara/Hakone area, approximately 60 minutes from Tokyo by bullet train. A resort-style property with forest and ocean views.

The Beach Resort Sesoko, a Hilton Club: Located on Sesoko Island, Okinawa. A beachfront property developed in partnership with Mori Trust. Opened in 2021.

Tradimo Kyoto Gojo, a Hilton Grand Vacations Club: Opened March 18, 2026. HGV’s first property in Kyoto and third in Japan. Features 63 one-bedroom suites designed with kyo-machiya (traditional Kyoto townhouse) influences. Located one stop from Kyoto Station, within easy reach of World Heritage sites, the Gion district, and Nishiki Market. The building was acquired in 2024 (formerly Citadines Kyoto Karasuma Gojo) and renovated with Japanese cypress, bamboo, and traditional design elements.

Bluegreen Vacations Portfolio

Approximately 70 resorts across the U.S. focused on drive-to leisure destinations. Locations include the Smoky Mountains, Myrtle Beach, Wisconsin Dells, Atlantic City, the Ozarks, and other regional vacation markets. The Bluegreen portfolio serves a different demographic than the legacy HGV portfolio, with lower average price points and proximity-based vacation patterns.

5. How Does Hilton Honors Work with HGV Ownership?

Hilton Honors Connection

HGV operates under a long-term brand license with Hilton. Hilton does not own or sell HGV products. HGV owners receive Hilton Honors elite status based on their ownership level. Higher-tier owners receive Gold or Diamond status, which provides benefits at Hilton hotels including room upgrades, executive lounge access, and bonus points.

ClubPoints convert to Hilton Honors points. The conversion ratio varies by property type. Hilton Club properties offer a 32:1 ratio (32 Honors points per ClubPoint). Standard HGV properties offer a 25:1 ratio. Converted Honors points are deposited into the owner’s Hilton Honors account and can be used at any Hilton hotel worldwide.

6. Where Does Hilton Grand Vacations Operate Internationally?

HGV’s owned resort portfolio is concentrated in the United States and Japan. International access beyond owned properties is available through exchange networks.

Japan

Japan is HGV’s largest international market. HGV has operated in Japan since 2003 and has more than 75,000 members there. The company operates three owned properties (Odawara, Sesoko, Kyoto) and maintains sales galleries across Japan. Japanese buyers represent a significant portion of ownership purchases at HGV’s Hawaii properties, particularly the Hilton Hawaiian Village campus in Waikiki.

The March 2026 opening of Tradimo Kyoto Gojo expanded HGV’s Japan footprint to three properties. HGV has partnered with the Kyoto Tourism Board and supports local cultural preservation initiatives including the Jidai Matsuri and Aoi Matsuri festivals.

Exchange Networks

RCI is HGV’s primary exchange network. HGV owners enrolled in the exchange program have access to RCI’s network of 4,200+ affiliated resorts in 110+ countries. The Bluegreen portfolio also connects to RCI. Select legacy programs connect to Interval International. Exchange provides international access to destinations where HGV does not own properties.

Hilton Hotel Access

Through Hilton Honors points conversion, HGV owners gain access to Hilton’s global hotel network of 7,000+ properties across 23 brands in 126 countries. This is not direct resort access but an indirect path to international accommodations through the loyalty program.

7. How Does HGV Compare to Other Vacation Ownership Companies?

HGV is one of the two largest vacation ownership companies by annual revenue, essentially tied with Marriott Vacations Worldwide at approximately $5 billion in FY2025. By property count, HGV operates the largest portfolio following the 2024 Bluegreen acquisition, with 180+ resorts. Travel + Leisure Co. ($4.02 billion revenue) ranks third among publicly traded vacation ownership companies.

HGV’s competitive position rests on three factors: the exclusive Hilton brand license, the depth of the Hawaii portfolio (14 resorts across four islands), and the Japan market presence (three owned properties, 75,000+ members, established sales infrastructure).

Recent Strategic Developments

• Diamond Resorts Acquisition (August 2021): Acquired Diamond Resorts International for approximately $1.4 billion. Added 48 sales centers and 20+ new markets. DRI members were integrated into the HGV Max platform.
• Bluegreen Acquisition (January 2024): Acquired Bluegreen Vacations for approximately $1.5 billion. Added ~70 resorts and ~220,000 owners. Cross-booking through HGV Max launched in July 2025.
• Ka Haku Development (Q3 2026): 32-story, 213-suite Hilton Club tower in Waikiki. HGV’s 14th Hawaii resort and first Hilton Club in the state. Sales launched November 2024. Construction restarted after COVID-related pause.
• Tradimo Kyoto Gojo (March 2026): Opened as HGV’s third Japan property. 63 one-bedroom suites. Acquired the former Citadines building in October 2024, renovated, and opened within 18 months.
• HGV Max Expansion: Unified exchange platform now connecting legacy HGV, DRI, and Bluegreen portfolios under a single booking system. Ongoing integration continues to expand cross-booking access.
• Capital Returns: HGV repurchased 3.5 million shares for $150 million in Q4 2025. The company has returned record amounts of capital to shareholders.

8. What Should You Know Before Buying Hilton Grand Vacations?

The following considerations are editorial guidance from VacationPlaces. They are not purchase recommendations.

Understand the Week-Based Structure

HGV ownership is fundamentally week-based. Your purchase ties to a specific resort, season, and unit type. ClubPoints provide flexibility to book elsewhere, but your annual allocation and maintenance fees are determined by the underlying week. Understand what you own before focusing on where you want to travel.

Developer vs. Resale Pricing

HGV sells new ownership interests through its direct sales channel. A resale market exists where owners sell their interests at prices often well below developer pricing. Resale purchases carry restrictions: they do not qualify for HGV Max enrollment or the full range of exchange benefits available to developer purchasers. Evaluate whether the developer-only benefits justify the price difference for your travel patterns.

Compare Hawaii vs. Japan Ownership

If you are considering HGV ownership as a buyer in Japan, understand the structural differences. Japan domestic properties (Odawara, Sesoko, Kyoto) are registered real estate under Japanese law. Hawaii properties are deeded under Hawaii state law. The legal frameworks for inheritance, transfer, resale, and taxation differ significantly. Maintenance fees for Hawaii properties are denominated in U.S. dollars. Consult a qualified advisor on the cross-border implications before purchasing.

Review the Rescission Period

After signing a purchase contract, buyers have a limited window to cancel without penalty. The duration varies by jurisdiction. In Japan, an 8-day cooling-off period applies under the SCT Act for continuous service contracts. Read the contract before signing and note the rescission deadline.

Total Cost of Ownership

The purchase price is the initial cost. Annual maintenance fees, club dues, exchange fees, and special assessments are the ongoing costs. Maintenance fees increase over time. Budget for both the upfront investment and the annual obligation before purchasing.

9. What Should Existing HGV Owners Know?

HGV Max Integration

If you are a legacy HGV, DRI, or Bluegreen owner, review your HGV Max enrollment status. HGV Max provides cross-booking access across the combined portfolio. Understand which properties are available through your enrollment level and what additional fees apply for cross-booking.

Bluegreen Cross-Booking

Cross-booking between the legacy HGV and Bluegreen portfolios launched in July 2025. If you have not explored the Bluegreen properties, review the available drive-to destinations. The Bluegreen portfolio offers a different vacation style (regional, drive-to) compared to the resort and urban destinations in the legacy HGV portfolio.

Japan Properties for International Owners

The three Japan properties (Odawara, Sesoko, Kyoto) are bookable through HGV Max and ClubPoints. Kyoto (Tradimo Kyoto Gojo) opened in March 2026 and offers one-bedroom suites one stop from Kyoto Station. If you have not visited HGV’s Japan properties, the Kyoto opening adds a cultural destination to the Hawaii and resort-focused portfolio.

Ka Haku (Waikiki, Q3 2026)

Ka Haku, a Hilton Club, is expected to open Q3 2026. It is the first Hilton Club in Hawaii. If you are a legacy HGV owner, note that Ka Haku does not have a Home Resort Priority Window under current club rules. Booking access will follow standard HGV Max or legacy club booking windows. Review the points chart for Ka Haku before planning stays, as Hilton Club properties typically carry higher points requirements.

Resale and Exit Considerations

The resale market for HGV ownership varies by property. High-demand Hawaii weeks (particularly at the Hilton Hawaiian Village campus) retain value better than lower-demand mainland properties. If you are considering selling, research current resale pricing through licensed timeshare resale brokers. Be wary of unsolicited offers from third parties claiming to have a buyer for your ownership.

Frequently Asked Questions

What is Hilton Grand Vacations?

Hilton Grand Vacations Inc. (NYSE: HGV) is a vacation ownership company that operates approximately 180+ resorts under the Hilton brand. HGV is the exclusive vacation ownership partner of Hilton but operates as a separate company. HGV’s ownership is fundamentally week-based, with ClubPoints used as internal currency for booking across the resort portfolio through the HGV Max exchange platform.

Is HGV the same as Hilton Hotels?

No. HGV and Hilton Hotels Corporation are separate companies. HGV licenses the Hilton brand under a long-term agreement. Hilton does not own, develop, or sell HGV vacation ownership products.

How many resorts does HGV have?

HGV operates approximately 180+ resorts following the 2024 Bluegreen Vacations acquisition. The legacy HGV portfolio has 70+ resorts concentrated in Hawaii (14), Florida, Nevada, and Japan (3). The Bluegreen portfolio adds approximately 70 drive-to leisure destinations across the U.S.

What is HGV Max?

HGV Max is HGV’s unified exchange platform. It consolidates booking access across three legacy portfolios: the original Hilton Grand Vacations Club, Diamond Resorts International (acquired 2021), and Bluegreen Vacations (acquired 2024). Members enrolled in HGV Max use ClubPoints to book at any participating property in the combined network.

Does HGV have properties in Japan?

Yes. HGV operates three properties in Japan: The Bay Forest Odawara (Hilton Club, near Tokyo), The Beach Resort Sesoko (Hilton Club, Okinawa), and Tradimo Kyoto Gojo (opened March 2026, 63 one-bedroom suites near Kyoto Station). HGV has operated in Japan since 2003 and has more than 75,000 members there. Japan domestic properties are structured as registered real estate under Japanese law, not RTU.

What is HGV’s annual revenue?

Hilton Grand Vacations reported $5.05 billion in total revenue for fiscal year 2025. Source: HGV FY2025 10-K filing.

What is Ka Haku?

Ka Haku is a 32-story, 213-suite Hilton Club property under construction in Waikiki, Oahu, Hawaii. It will be the first Hilton Club in Hawaii and HGV’s 14th property in the state. Expected opening: Q3 2026.

Information in this article is current as of April 2026. Vacation ownership programs, pricing, and resort facilities are subject to change. Please consult each company’s official materials before making purchase decisions. VacationPlaces does not endorse or recommend any specific product.