Nevada's #1 team for Hilton Grand Vacations Club real estate. Search resort-condo and timeshare units from $200K to $800K in this Strip-corridor Hilton property — live MLS data, building-specific HOA guidance, and expert help on ownership structure.
ZIP 89109 carried 314 active listings at a $377,000 median list price in October 2026 according to NREG’s MLS analysis MLS data, spanning a wide range of Strip-corridor condos and resort properties; Hilton Grand Vacations Club's 450 units represent the Hilton-branded resort-condo tier within that ZIP. The newest listings appear below, refreshed daily from the live GLVAR feed.
See all listings in Las Vegas, NV
Listing information is provided through the MLS Internet Data Exchange program and is deemed reliable but not guaranteed. Inventory checked Oct 30, 2026, 11:17 AM Pacific; availability and prices may change.
MEDIAN LIST PRICE (ZIP 89109)
$377K
NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 29, 2026
UNITS IN THE BUILDING
450
Community records
ESTABLISHED
2004
Hilton Hotels
DAYS ON MARKET (ZIP 89109)
60
NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 29, 2026
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
September 26, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
Hilton Grand Vacations Club is an eight-acre Strip-corridor resort-condo and timeshare property established in 2004 by Hilton Hotels, with 450 units priced $200K–$800K. ZIP 89109 shows a $377,000 median list and 60-day pace per NREG’s MLS analysis; City of Las Vegas covers municipal services. Takeaways below unpack this Strip-address.
Last updated October 2026 · Sources: NREG’s MLS analysis, U.S. Census, City of Las Vegas
PRICE DISTRIBUTION
Hilton Grand Vacations Club pricing spans $200,000 for timeshare and entry interests to $800,000 for upper-floor whole-condo units, with the surrounding ZIP 89109 showing a $377,000 median list price per NREG’s MLS analysis October 2026 MLS data. The bands below show the modeled split of the ZIP area's 314 active listings.
ZIP 89109's 314 active listings break down into timeshare interests, fractional units, and whole-condo fee-simple units across multiple price filters — each link opens our live Las Vegas MLS search, with counts updated daily from NREG’s MLS analysis MLS data across ZIP 89109.
Hilton Grand Vacations Club sits within the broader Strip-corridor condo and resort market. Each card links to a relevant hub or search so you can see current inventory and compare options.
340 active listings across ZIP 89109 as of October 29, 2026 · MLS data
STAY AHEAD OF THE MARKET
Custom alerts by view orientation, ownership type, price, and beds — no spam, unsubscribe anytime. With 314 active listings across ZIP 89109 and a 50-day median DOM, whole-condo units with premium Strip views move faster than the average. Alert subscribers see new listings within hours of hitting the MLS.
Ask the district for the address-specific school assignment for the enrollment year, since boundaries change, and confirm it before you buy. Proximity to a school does not guarantee admission; charter, magnet and private schools set their own rules. Check CCSD school zoning · Nevada Report Card
CRIME DATA
Ask the law-enforcement agency that serves the address for its current reports, and compare places only across the same reporting period, boundary and offense definitions. Missing records do not mean zero crime, the FBI cautions against ranking communities on crime totals alone, and a citywide figure does not describe a particular street.
FBI crime data resources · FBI guidance on comparing communities
Hilton Grand Vacations Club delivers resort-managed Strip-corridor living: eight acres established in 2004, secured building access, pool and fitness amenities, and panoramic city and mountain views from $200K. City of Las Vegas handles municipal services, and Nevada's zero income tax keeps carrying costs competitive against any coastal alternative.
Hilton Grand Vacations Club is known as the Hilton Hotels-developed Strip-corridor resort-condo and timeshare property in ZIP 89109 — the Las Vegas building that combines Hilton brand management, resort amenities, and panoramic Strip or mountain views in a 450-unit high-rise established in 2004, with units accessible from $200,000.
It fits investors seeking Strip-adjacent rental income, professionals wanting a Las Vegas pied-a-terre, California relocators trading state income tax for resort-managed urban living, vacation-lifestyle buyers who value Hilton brand consistency, and buyers who want Strip entertainment walkable rather than a 20-minute drive.
Mornings start with a resort-managed fitness center or pool, afternoons access world-class dining and entertainment steps from the lobby, and evenings return to panoramic Strip or mountain views — with Harry Reid International Airport fifteen minutes away for frequent travelers and Downtown Las Vegas ten minutes for arena events.
Hilton Grand Vacations Club sits on the Las Vegas Strip corridor in ZIP 89109, a half-mile from the CityCenter complex. Eight acres. Walking access to Strip entertainment, dining, and convention venues.
Median, active-listing and days-on-market tiles: NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 29, 2026.
According to the U.S. Census Bureau, the tiles below compare housing and population figures for Hilton Grand Vacations Club and its surrounding area with the wider county. Each tile's label names the area it covers.
These are housing and population counts only. We don't describe who lives in a neighborhood or suggest which buyers it suits. Compare homes by their features, location, HOA terms and total cost, and use the Census source for the full tables.
Source: U.S. Census Bureau ACS 2020–2024 5-year estimates for ZIP 89109 (Hilton Grand Vacations Club is not separately tabulated) and Vintage 2025 population estimates for Clark County · Updated
POPULATION & GROWTH
Hilton Grand Vacations Club is a built-out 450-unit property — no new supply will be added — while the surrounding ZIP 89109 has held roughly steady. ZIP 89109 counted 7,770 residents in the 2010 Census and 7,728 in 2020, and the Strip corridor remains one of the most visited urban destinations in North America, keeping demand for Strip-adjacent residential product structurally supported.
Inside Hilton Grand Vacations Club, growth means turnover and demand pressure, not expansion: the 450-unit building is complete, so every new Las Vegas resident or investor seeking Strip-corridor branded residences competes for finite supply. That dynamic supports long-term value for well-positioned whole-condo interests.
Sources: U.S. Census Bureau and City of Las Vegas. ZIP 89109 figures shown because the Census does not tabulate Hilton Grand Vacations Club separately. ZIP 89109: 2010 and 2020 are decennial Census counts; the last bar is the ACS 2020–2024 5-year estimate. Last updated September 2026.
The long view: the median sold price in Las Vegas rose 144% between 2014 ($179,525) and 2026 ($438,265), across 193,480 recorded closings — Las Vegas REALTORS MLS records via Repliers.
ACTIVE STRIP MARKET
Market Competitiveness
ZIP 89109 shows a 50-day median DOM and 314 active listings per NREG’s analysis of Las Vegas REALTORS MLS data — a slower pace than suburban Las Vegas markets, reflecting the specialized ownership-structure complexity and narrower buyer pool typical of resort-condo and timeshare buildings. Well-priced whole-condo units with premium view orientation trade faster than the ZIP average.
Hilton Grand Vacations Club is a focused Strip-corridor play — resort-condo and timeshare units from $200K to $800K behind a secured entry on eight acres, developed by Hilton Hotels and operated to brand standards since 2004. Six buyer profiles below match lifestyles to unit types, followed by the honest pros and trade-offs our team walks every client through.
Ready to explore units at Hilton Grand Vacations Club? Our team knows ownership structures, HOA layers, and view-tier pricing across the Strip-corridor condo market.
Start Your Unit SearchUnit Tier Comparison
A like-for-like comparison of unit tiers at Hilton Grand Vacations Club — indicative price, dollars per square foot, days on market, and buyer fit — using ZIP-area listing data via NREG’s MLS analysis. Per-tier figures are Nevada Real Estate Group-modeled slices of the ZIP 89109 market; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Entry / Timeshare Interests | ~$220,000 | Varies | 55 | ~80 | Entry · Vacation Access |
| Mid-Tier Whole Condos | ~$365,000 | ~$484 | 50 | ~150 | Pied-a-Terre · Rental Income |
| Upper-Floor Premium Units | ~$650,000 | ~$600+ | 45 | ~30 | Panoramic Views · Premium Privacy |
Source: NREG’s MLS analysis MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89109) — per-tier medians are our modeled estimates. Listing counts updated daily via Repliers IDX.
Tier Deep Dive
Submarket 1
Deeded timeshare weeks and points-based interests at the lowest entry price — limited resale liquidity and no equity in a specific unit, but access to the Hilton Grand Vacations exchange network and Strip-corridor resort amenities.
Browse Entry / Timeshare Interests homes →Submarket 2
Fee-simple whole condos at or near the ZIP median — cleaner resale, standard MLS listing, and rental flexibility subject to HOA rules. The core product for investors and pied-a-terre buyers who want clear title and conventional resale exit options.
Browse Mid-Tier Whole Condos homes →Submarket 3
Highest floors with panoramic Strip and mountain exposures — the marquee product in the building and the units with the strongest appreciation track record. Thin inventory and individually negotiated pricing; view orientation drives value more than raw square footage.
Browse Upper-Floor Premium Units homes →Submarket 4
The lifestyle engine that makes Hilton Grand Vacations Club's address compelling: Bellagio Fountains and The Park Las Vegas walkable, Harry Reid International Airport fifteen minutes away, and the Strip's entire entertainment, dining, and convention ecosystem accessible without a car. Owning here gives access to this footprint daily.
Browse Strip-Corridor Lifestyle Footprint homes →STILL DECIDING?
BY ZIP CODE
Hilton Grand Vacations Club sits in ZIP 89109, which encompasses the Las Vegas Strip corridor including multiple resort-condo, timeshare, and standard condo buildings. The table below presents the ZIP as a single area corridor, with an honest note that Hilton Grand Vacations Club's resort-condo and timeshare pricing blends with diverse Strip-corridor inventory.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89109 | Las Vegas Strip corridor — resort condos, timeshare, high-rise residential, and hotel-adjacent units | $365,000 | ~$484 | 50 | 314 | n/a* |
Source: NREG’s MLS analysis MLS plus Nevada Real Estate Group corridor analysis. The $365,000 ZIP median blends timeshare interests, fractional units, and fee-simple whole condos across multiple Strip-corridor buildings. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
New Construction
Hilton Grand Vacations Club is a completed 2004 property — no new units are being added. Buyers wanting new construction near the Strip corridor should look to active communities in Summerlin, Henderson, or northwest Las Vegas where national builders remain active. Verify current communities and incentives before writing an offer.
Luxury Move-Up
Luxury production in master-planned communities 20–25 min from the Strip
Family & Mid-Market
Volume builder with active suburban Las Vegas presence
First-Time & Move-Up
Accessible new construction within 20–25 minutes of the Strip
55+ & Family
Active adult and family communities with strong amenity packages
Family
Value-tier new builds within 25 minutes of the Strip
Outdoor Recreation
Strip-corridor outdoor access is walkable for urban green space and Bellagio Fountains-level experiences, with larger natural recreation requiring a drive. The City of Las Vegas maintains parks throughout Las Vegas including Sunset Park — the metro's largest — about twenty minutes south of the building.
5 MIN (Walk)
The Las Vegas Strip's signature outdoor spectacle — free fountain shows every 15–30 minutes, a landscaped promenade, and conservatory gardens accessible year-round without a car or a ticket.
5 MIN (Walk)
A public outdoor park between T-Mobile Arena and New York-New York with landscaping, restaurant patio seating, and art installations — a true pedestrian green space in the middle of the Strip corridor.
20 MIN
The largest park in the Las Vegas metro — a 324-acre reservoir park with a lake, sports fields, off-leash dog area, walking trails, volleyball courts, and picnic facilities twenty minutes south.
30 MIN
America's most dramatic red-sandstone landscape with a 13-mile Scenic Loop, 26 miles of hiking trails, and world-class rock climbing about thirty minutes west via Charleston Boulevard.
25 MIN
Historic ranch and nature preserve in northwest Las Vegas with walking paths, duck ponds, birding, and a quiet contrast to the Strip environment twenty-five minutes north.
40 MIN
Mount Charleston and Lee Canyon ski resort about forty minutes north — Nevada's mountain escape and the coolest natural air conditioning in Clark County during summer months.
The Hilton Grand Vacations Club Lifestyle
Three everyday moods within steps or minutes of the building: a morning workout in the resort fitness center, an afternoon at the Bellagio Fountains promenade, and an evening at a Strip headline restaurant — with the City of Las Vegas's parks system and public transit extending the footprint further.
THIS WEEKEND'S OPEN HOUSES
All residential unit tours require advance coordination with a licensed agent and the front desk — no unaccompanied walk-ins. ZIP 89109 carries 314 active listings at a 50-day median pace, but whole-condo units with premium Strip views move faster. Call (702) 637-1759 to schedule; Nevada Real Estate Group handles all building-access arrangements and alert setup.
Budget around the specific home, not a community average. Before you compare the cost of a move to Hilton Grand Vacations Club, get these in writing:
The full step-by-step relocation checklist, from timeline to first-week setup, is in one place.
Open the relocation guideECONOMY & JOBS
Hilton Grand Vacations Club residents work across the Strip and convention economy, regional healthcare and professional services, and remote-work positions whose holders prize Strip walkability and a zero-income-tax address. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro runs on hospitality and gaming employment, with a growing tech and financial-services tier supplying the higher-income residents who favor a Strip-walkable, zero-income-tax address.
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
If you are weighing Hilton Grand Vacations Club against other Las Vegas condo and resort-condo options, this side-by-side covers the metrics buyers ask about most, updated June 2026. Sources are NREG’s analysis of Las Vegas REALTORS MLS data, the U.S. Census, and the Clark County Assessor.
| Metric | Hilton Grand Vacations Club | Strip Luxury Condos | Suburban Las Vegas | Summerlin |
|---|---|---|---|---|
| Entry Price | $200K (timeshare) | $500K+ | $350K | $450K |
| HOA Monthly | $400–$1,000 | $500–$1,500 | $50–$200 | $100–$400 |
| Ownership Types | Timeshare + whole condo | Fee-simple whole | Fee-simple | Fee-simple |
| ZIP Median List | $365K (89109) | $365K+ (Strip) | $476K (LV avg) | $728K (area) |
| Days on Market | 50 | 45–60 | 25–35 | 29 |
| Airport Drive | 15 min | 10–20 min | 20–30 min | 30 min |
| Outdoor Access | Strip walkable; Red Rock 30 min | Strip walkable | Parks nearby | Red Rock 10–20 min |
| Best For | Investors · Pied-a-terre · Strip lifestyle | Ultra-luxury branded | Family · Value | Schools · Guard-gated · Trails |
Sources: NREG’s analysis of Las Vegas REALTORS MLS data, U.S. Census QuickFacts. Demographic figures on this page are for ZIP 89109 (ACS 2020–2024); the Census does not tabulate Hilton Grand Vacations Club separately. Last updated June 2026.
Build a property-specific budget using a lender quote, the parcel tax estimate, insurance quotes and association documents. The starting amounts below are editable illustrations, not current local rates or verified fees. Compare the result with your Loan Estimate, and budget separately for maintenance, utilities and closing costs.
Inputs are assumptions, not a loan offer, insurance quote or parcel tax calculation. This simplified fixed-rate example applies the selected PMI rate below 20% down; actual mortgage-insurance eligibility, cost and cancellation depend on the loan. Maintenance, utilities, closing costs and special assessments are additional. Review the CFPB housing budget guide and confirm amounts with the relevant providers.
BUYING AND RENTING
Compare actual homes that meet the same needs over your expected time in the area. A purchase price and an advertised rent alone do not establish which option costs less. Use current quotes and separate monthly cash flow, upfront cash, and the amount you might recover when moving.
Start with the down payment, lender and closing charges, and any immediate repairs. Add principal and interest, property taxes, insurance, mortgage insurance where applicable, association dues, utilities and ongoing maintenance. Identify expenses paid outside escrow so they are included in your household budget.
For a later sale, model the remaining loan balance and selling expenses. Appreciation is uncertain; compare unchanged-price and lower-price cases as well as any growth assumption. Principal repayment builds an ownership interest, but that does not guarantee a profit or make every cash payment recoverable.
Use an actual lease offer and confirm the term, deposit, renewal provisions, parking, pet charges, utilities and renter's insurance. Record which maintenance services are included and any costs or restrictions associated with an early move. An advertised starting rent may not include every required charge.
Keep the comparison consistent: use the same time period, household needs and moving assumptions. Include the cash that remains available when a down payment is not used, without assuming a guaranteed investment return. Your need for flexibility and responsibility for repairs also matter alongside the financial figures.
There is no verified community-wide holding period or five-year equity gain shown here. Ask your lender to explain financing assumptions and have a tax professional assess any claimed tax benefit for your circumstances. Keep a copy of the quotes and dates so you can update the comparison before making an offer.
PROPERTY-SPECIFIC ASSOCIATION COSTS
A community name does not establish a property's current dues or all the associations that govern it. Obtain the applicable resale package, budget and governing documents for the exact address. Confirm the effective date and payment frequency of each fee with the association or its manager.
Identify master and sub-association dues separately. Check whether utilities, exterior maintenance, insurance, amenities or club access are included, optional or billed separately. A listing's monthly figure may omit a quarterly or annual charge, and an advertised amenity does not establish membership rights.
Ask about transfer, document, capital-contribution and other transaction fees, as well as approved or proposed assessments. Confirm who pays each item under the contract. Review available reserve and budget information; historical dues are not a guarantee of future charges.
Verify the actual rules for leasing, pets, parking, property changes and amenity access. Age restrictions and gate staffing require their own current documentation. Do not assume neighboring subdivisions or similarly named communities have identical rules, services or fees.
COMMUTE & TRANSPORTATION
Harry Reid International Airport fifteen minutes away and the Strip core walkable — Hilton Grand Vacations Club has among the strongest commute profiles of any Las Vegas residential address for frequent travelers and entertainment-industry professionals. Mean Las Vegas commutes run near 25 minutes per U.S. Census ACS data — Strip-corridor residents working at Strip-based employers often walk or rideshare rather than drive, keeping effective commute times well under that metro average.
Drive times are typical off-peak estimates for the route named; check live traffic before you rely on one.
Quick Answer
Standard Nevada escrow for a whole-condo fee-simple purchase closes in 30–45 days. Timeshare and fractional interests often take longer — club estoppel certificates and brand-specific transfer protocols add steps a standard residential escrow does not require. Request the HOA resale package and any club-transfer documentation the day you go under contract to avoid timeline surprises.
Quick Answer
Conventional lenders typically require 10–25% down on a warrantable condo in ZIP 89109. Non-warrantable buildings demand 20–30% through portfolio lenders at above-market rates. Timeshare and fractional interests generally require cash or resort financing. At the $200K entry, budget $40,000–$60,000 minimum. Verify the building's warrantable status before locking a rate.
Hilton Grand Vacations Club FAQ — 18 Answers
Units at Hilton Grand Vacations Club span $200,000 to $800,000 across 450 resort-condo and timeshare interests established in 2004 by Hilton Hotels on the Las Vegas Strip in ZIP 89109. Ownership structure matters as much as price here: a deeded timeshare week, a fractional condo interest, and a fee-simple whole unit each carry different rights, rental rules, and resale liquidity. Floor, view orientation, and unit size then set price within each tier. Call Nevada Real Estate Group at (702) 637-1759 before writing any offer so the structure is clear.
Monthly fees at Hilton Grand Vacations Club run $400 to $1,000 depending on ownership type and unit tier. Dues cover building maintenance, resort-grade amenities, common-area insurance, water, trash, and concierge operations across the eight-acre property. Resort-condo and timeshare operations cost more than standard condos to run, which accounts for the top end of that range. Pull the full resale disclosure package and have our team translate exactly what your specific interest pays for before you commit.
Rental rights depend entirely on your ownership type and the governing documents. Hilton Grand Vacations Club bylaws, CC&Rs, and any exchange-network agreements set the rules for short-term and long-term rentals, and those rules differ by interest type. Do not assume Strip-location equals automatic short-term-rental income. Request the governing documents on day one of escrow, review rental restrictions line by line, and call Nevada Real Estate Group at (702) 637-1759 to confirm what your specific interest actually permits before you factor rental income into your purchase math.
Hilton Grand Vacations Club delivers resort-grade amenities across an eight-acre Strip-corridor property: pool, fitness center, concierge, secured parking, and common-area facilities managed to Hilton brand standards. Walking access to the Strip's dining, entertainment, and convention venues is effectively part of the amenity package too. The $400–$1,000 monthly fee range reflects what it costs to maintain those standards year-round. Tour the property with a Nevada Real Estate Group agent to weigh the resort experience against lower-fee alternatives in the same ZIP.
Upper floors at Hilton Grand Vacations Club frame panoramic views of the Las Vegas Strip, city skyline, and surrounding Spring Mountains and Red Rock Canyon ridgelines. Strip-facing units are the marquee product and price toward the top of the $200K–$800K range. Mountain-facing or city-facing exposures on lower floors offer quieter outlooks at lower price points. Decide which view you are buying for before shopping; our team can line up units matching your priority orientation so you compare like for like.
Strip-adjacent properties can perform well, with rental income potential and appreciation strongest on upper floors and in premium view orientations. Nevada helps the long-term hold: no state income tax and an effective property-tax rate of roughly 0.5–0.7% per the Clark County Assessor. The critical variables here are ownership structure, fee load of $400–$1,000 monthly, and exactly what rental activity the governing documents permit. Have Nevada Real Estate Group stress-test the net-income math against competing Strip-corridor buildings before you buy.
The ZIP 89109 area is zoned for Clark County School District: John C. Fremont Elementary (6/10 GreatSchools), Fremont Middle School (5/10), and Clark High School (6/10). Private options within reasonable distance include Bishop Gorman High School (A+) and The Meadows School (A+, PreK–12). Coral Academy of Science charter rates 8/10 on GreatSchools. Because Hilton Grand Vacations Club is a resort-condo and timeshare property used frequently as a pied-a-terre or second home, school zoning is less often a primary factor than it is for owner-occupied family communities.
Hilton Grand Vacations Club units can convey as deeded timeshare weeks, points-based club interests, fractional condo shares, or fee-simple whole condos depending on the specific listing. Each structure has distinct resale implications, exchange-network rights, and rental flexibility. A timeshare week is not the same asset class as a fee-simple whole unit even if both are "in the building." Confirm the exact ownership conveyance — and the title-insurance approach for that structure — with our team before going under contract.
Standard Nevada escrow for a whole-condo fee-simple purchase closes in 30–45 days. Timeshare and fractional interests often take longer: exchange networks, club estoppel certificates, and brand-specific transfer protocols add steps that a standard residential escrow does not require. Cash purchases on whole units can close in 14–21 days. Start the HOA resale-package and any club-transfer documentation request on the day you go under contract to avoid timeline surprises.
A timeshare interest gives you the right to use a unit during specific weeks or via a points-exchange system but typically conveys limited resale liquidity and no equity in a specific unit. A fee-simple whole condo conveys title to a specific unit that you own outright, rent freely (subject to HOA rules), and resell on the open MLS. Both exist within the same building. Buyers intending to build equity, rent independently, or finance through a standard mortgage generally want the fee-simple whole unit, not a timeshare interest.
Nevada's effective property-tax rate runs approximately 0.5–0.7% of market value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.4723 once the owner claims it (homes that are not owner-occupied get a cap of up to 8%). On a $377,000 purchase, plan around $1,890–$2,640 annually in property taxes. A sale alone does not reset Nevada’s property-tax cap. Verify the parcel’s annual assessment, prior-year tax bill and the new owner’s abatement eligibility with the county assessor.
Hilton Grand Vacations Club includes secured entry, concierge or front-desk staffing, surveillance, and controlled-access parking as part of its security stack. Parking in a Strip-corridor property is structured differently from a suburban complex: verify whether your specific ownership interest includes assigned parking, how many spaces, and what guest-parking procedures the building enforces. These details are in the governing documents and the resale package; they matter more day-to-day than most buyers realize.
Hilton Grand Vacations Club competes in the Strip-corridor resort-condo tier alongside properties like Panorama Towers and similar branded residential products. Its advantage is the Hilton brand management, resort amenities, and concierge operations. Trade-offs include higher HOA fees ($400–$1,000/mo) versus non-branded condos and the complexity of timeshare vs. whole-condo ownership structures. For straight whole-condo comparisons, pull side-by-side fee loads, rental restriction policies, and reserve fund health before deciding.
Fee-simple whole-condo purchases typically qualify for conventional financing if the building meets lender occupancy and HOA requirements. Timeshare and fractional interests are almost always cash or resort-financing products; standard lenders do not underwrite them as mortgage collateral. Non-warrantable condo designations — common in buildings with high investor or short-term-rental concentrations — can limit Fannie Mae and Freddie Mac conforming loan access, pushing buyers to portfolio lenders at higher rates. Confirm the building's warrantable status with a lender before your offer.
ZIP 89109 carried 314 active listings at a $377,000 median list and $315,000 median sold price with a 60-day median DOM in October 2026 per NREG’s analysis of Las Vegas REALTORS MLS data — a notably slower pace than suburban Las Vegas markets, reflecting the mixed owner-investor-timeshare buyer pool typical of Strip-corridor condo buildings. Whole fee-simple units with strong view orientation and well-managed HOA reserves trade most cleanly. Timeshare resale markets are structurally thinner and often clear below original purchase price; know which product you are selling.
Conventional lenders typically require 10–25% down on a warrantable condo purchase in ZIP 89109. Non-warrantable buildings — common in high-investor or timeshare-heavy complexes — often demand 20–30% down through portfolio lenders at above-market rates. Timeshare and fractional interests generally require cash or resort-specific financing. At the $200K entry point, budget $40,000–$60,000 minimum. Verify building warrantable status before locking a rate.
The four risks that move money here: ownership-structure complexity (timeshare vs. fee-simple whole unit); HOA fee trajectory ($400–$1,000/mo can increase with resort operating costs); rental restriction limits that cap income potential; and non-warrantable-condo financing risk that shrinks the buyer pool on resale. None are deal-killers with proper diligence, but all must be verified in the governing documents before you commit.
Building access requires advance coordination through a licensed real estate agent and the building's front desk or concierge. Unaccompanied walk-ins are not permitted for residential unit tours. Nevada Real Estate Group coordinates showings across Strip-corridor buildings including Hilton Grand Vacations Club — call (702) 637-1759 to schedule. First-time visitors should allow extra time for lobby check-in.
Updated October 2026
STILL HAVE QUESTIONS?
Want more Nevada real estate answers like this in your Google results?
PEOPLE ALSO ASK
These are the eight queries Hilton Grand Vacations Club buyers type into Google and AI assistants — answered with verifiable specifics sourced from City of Las Vegas and Las Vegas REALTORS MLS data. Each answer cites a verifiable primary source — click any link to confirm the figure directly.
It has a Las Vegas address — Hilton Grand Vacations Club is located in ZIP 89109 on the Las Vegas Strip corridor, a ZIP that lies almost entirely in unincorporated Clark County rather than the City of Las Vegas. The building is about five minutes from the Strip core, fifteen minutes from Harry Reid International Airport, and ten minutes from Downtown Las Vegas. Mailing addresses read Las Vegas, NV 89109.
The building contains both timeshare interests and fee-simple whole condos. A deeded timeshare week gives usage rights and exchange-network access but limited resale liquidity. A fee-simple whole condo gives you title to a specific unit that you can rent and resell on the open MLS. Confirm exactly which type of interest a listing conveys before writing an offer.
Yes, for fee-simple whole-condo interests — full-time owner-occupancy is permitted subject to the governing documents. Timeshare and fractional interests may limit full-time residency based on usage rules and the club agreements. Confirm your specific interest's occupancy rights with the governing documents before assuming full-time residency is available.
ZIP 89109 — the Las Vegas Strip corridor ZIP that includes multiple resort-condo, timeshare, and hotel-adjacent residential buildings. Drive times from this ZIP run about five minutes to the Strip core, fifteen minutes to Harry Reid International Airport, and ten minutes to Downtown Las Vegas via I-15.
Yes — Hilton Grand Vacations Club includes controlled-access secured parking. Verify whether your specific ownership interest includes an assigned parking space, how many spaces, and what guest-parking procedures apply. Parking structure and assignment details are in the governing documents and the resale disclosure package.
$400 to $1,000 per month depending on unit type, floor, and ownership structure. Dues cover pool, fitness center, concierge, secured parking, building maintenance, water, trash, and common-area insurance. Resort-grade operations account for the higher end of that range. Pull the full resale package to confirm your specific unit's dues.
Warrantable status depends on the building's current owner-occupancy ratio and investor concentration. High-investor and timeshare-heavy condo buildings frequently lose Fannie Mae or Freddie Mac warrantable status, pushing buyers to portfolio lenders at higher rates and narrowing the resale buyer pool. Confirm current status with a lender before locking a rate or making an offer.
Upper floors with Strip-facing or mountain-facing views command the premium pricing and have historically shown the strongest appreciation and resale demand. Strip-facing units on upper floors are the marquee product — they price toward the $800K ceiling but tend to trade faster than lower-floor units in the same building. View orientation drives value more than raw square footage at this building.
WHY NEVADA REAL ESTATE GROUP
9,600+ closed transactions and $4.85B+ in volume since 2011 — including Strip-corridor condos, high-rise residential, and resort-condo buildings across ZIP 89109 and the broader Las Vegas market. Building-specific HOA knowledge, the largest agent team in Nevada, and 9,097+ verified five-star reviews back the #1 ranking statewide.
WORK WITH THE BEST
Tell the team about your preferred area, budget, timing and property requirements. Ask about representation and the records needed to evaluate a particular home. Review current listings, comparable sales and the written terms of any services before deciding how to proceed. Contacting the team does not guarantee a purchase, sale price or response deadline.
NEARBY COMMUNITIES
Compare Hilton Grand Vacations Club with neighboring Las Vegas communities and suburban alternatives. Each card pairs the drive time with price positioning so you can judge whether the Strip lifestyle trades fairly against a suburban home with more space and lower HOA fees.
More Las Vegas communities
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A–Z INDEX
The ZIP 89109 corridor contains multiple resort-condo, high-rise residential, and hotel-adjacent properties beyond Hilton Grand Vacations Club. Dedicated community pages are rolling out; entries below are indexed for orientation, and our team can pull current listings, HOA dues, and building warrantable status for any Strip-corridor address on request.
KEEP LEARNING
These guides extend the research most Hilton Grand Vacations Club buyers do next — understanding the broader Las Vegas market, comparing community types across the valley, and tracking city-wide pricing — each written by our team from the same MLS data and primary sources used throughout this page.
MARKET UPDATE
Valley-wide pricing, inventory, and rate context — the macro backdrop behind ZIP 89109 Strip-corridor numbers.
Read →GUIDE
The definitive valley luxury comparison — guard-gated communities, schools, pricing, and lifestyle across the two premier suburban addresses.
Read →COMMUNITY HUB
Citywide overview, every major Las Vegas neighborhood, and side-by-side comparisons in one place.
Read →NEIGHBORHOOD GUIDE
The valley ranked by buyer type — families, first-timers, luxury, retirees — before you tour.
Read →Sources & Methodology
Every number here comes from a primary or government dataset, refreshed monthly. The MLS reports at ZIP 89109 level — broader than the 450-unit building — so area statistics are labeled as such and per-tier figures are modeled estimates. Follow any link below to verify a figure directly.
Methodology: Listing counts, prices and days on market are NREG's analysis of Las Vegas REALTORS MLS data received through the Repliers feed; this page refreshes them about once a day, and each market figure carries its date or window. Census and BLS figures are the published vintage named beside them and change only when the agency releases new estimates. Confirm details for a specific home with its listing and the responsible agency.
Updated: October 2026 · Next update: November 15