6/10John C. Fremont ES
Zoned · ZIP 89109 area
K-5550 Students20:1
Las Vegas Strip
Hilton Grand Vacations Club Units For Sale
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.
MEDIAN LIST PRICE (ZIP 89109)
$365K
LVR / GLVAR, June 2026
UNITS IN THE BUILDING
450
Community records
ESTABLISHED
2004
Hilton Hotels
DAYS ON MARKET
50
LVR / GLVAR sold data, June 2026
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About Hilton Grand Vacations Club at a Glance?
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 $365,000 median list and 50-day pace per Las Vegas REALTORS; City of Las Vegas covers municipal services. Takeaways below unpack this Strip-address.
- The property: established in 2004 by Hilton Hotels — eight acres on the Las Vegas Strip, 450 resort-condo and timeshare units, Hilton brand management and amenities.
- The price ladder: $200K entry for timeshare and smaller interests to $800K for upper-floor whole-condo units with panoramic Strip or mountain views.
- Ownership structure: units can convey as deeded timeshare weeks, points-based club interests, or fee-simple whole condos — confirm the exact structure before offering.
- Market pace: 50-day median DOM across ZIP 89109 — slower than suburban Las Vegas, reflecting the mixed owner-investor-timeshare buyer pool in Strip-corridor buildings.
- Location: 5 minutes to the Strip core, 15 minutes to Harry Reid International Airport, 10 minutes to Downtown Las Vegas.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Las Vegas
Where Can I Find Hilton Grand Vacations Club Units for Sale?
ZIP 89109 carried 314 active listings at a $365,000 median list price in June 2026 according to Las Vegas REALTORS 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.
PRICE DISTRIBUTION
How Many Units Sell in Each Price Range in the Hilton Grand Vacations Club Area?
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 $365,000 median list price per Las Vegas REALTORS June 2026 MLS data. The bands below show the modeled split of the ZIP area's 314 active listings.
Browse Hilton Grand Vacations Club Listings
How Can You Find a Hilton Grand Vacations Club Unit by View, Structure & Price?
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 Las Vegas REALTORS MLS data across ZIP 89109.
Which Strip-Corridor Options Should You Explore?
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.
By Ownership Type
By Price Range
Updated daily · 314 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Hilton Grand Vacations Club Listings First?
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.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
EDUCATION6/10 
10/10
10/10
How Are the Schools Near Hilton Grand Vacations Club?
ZIP 89109 public schools rate 5–6/10 on GreatSchools — not the primary draw for this building. Most buyers here are investors, second-home owners, or professionals without school-age children. Families who do need top schools choose Bishop Gorman (A+) or The Meadows School (A+, PreK–12), both reachable within 25 minutes. Verify CCSD zone assignments before offering.
6/10Top Rated
8/10
8/10Coral Academy of Science
Charter · Las Vegas (20 min)
K-12900 Students19:1
10/10The Meadows School (Lower)
Private · Summerlin (25 min)
K-5400 Students12:1
10/10Bishop Gorman (Lower)
Private · Las Vegas (15 min)
K-5300 Students13:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Hilton Grand Vacations Club Families?
According to GreatSchools.org, ZIP 89109 public schools rate 5–6/10; the private standouts within driving distance are Bishop Gorman (A+) and The Meadows School (A+, PreK–12), with Coral Academy of Science charter at 8/10. Ratings cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Bishop Gorman HS | Private | 9-12 | 10/10 | Las Vegas · 15 min | $200,000+ |
| 2 | The Meadows School | Private | PreK-12 | 10/10 | Summerlin · 25 min | $200,000+ |
| 3 | Coral Academy of Science | Public charter | K-12 | 8/10 | Las Vegas · 20 min | $200,000+ |
| 4 | Nevada State High School | Public charter | 9-12 | 7/10 | Las Vegas · 15 min | $200,000+ |
| 5 | Clark High School | Public (zoned) | 9-12 | 6/10 | ZIP 89109 | $200,000+ |
SAFETY & CRIME
Is Hilton Grand Vacations Club Safe?
Direct Answer
Hilton Grand Vacations Club's secured entry, concierge staffing, controlled-access parking, and surveillance infrastructure provide meaningful building-level security on the Las Vegas Strip. The Strip corridor carries higher ambient activity than suburban Las Vegas neighborhoods, but the controlled residential access of a secured high-rise mitigates most property-crime exposure.
- Entry, concierge, and controlled-access parkingBuilding security infrastructure
- Front desk or concierge staffingCommunity records
- Over two decades of established building operationsCommunity records
- Las Vegas violent crime vs national averageFBI Uniform Crime Reporting
What Buyers Should Know
Secured entry does meaningful security work in a Strip-corridor building: controlled residential access eliminates the opportunistic property crime that can affect open-access towers in mixed-use environments. Hilton Grand Vacations Club's concierge and front-desk protocols filter visitor access, and secured parking reduces vehicle-related incidents common in surface lots.
The Strip corridor is a higher-activity environment than suburban Las Vegas by nature, and buyers should factor that ambient context into expectations. Inside the residential floors, the security stack provides a materially safer environment than the public street. The building's Hilton brand management creates accountability and procedural consistency in operations.
For buyers wanting additional security intelligence, the Las Vegas Metropolitan Police Department publishes precinct-level crime data that covers the Strip corridor, and LVMPD's specialized tourism-oriented patrol units actively work the area. FBI Uniform Crime Reporting comparisons place Las Vegas well below national violent-crime averages at the city level.
Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas / LVMPD. Last updated June 2026.
Living In
What's It Like Living at Hilton Grand Vacations Club?
The Answer
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.
What is Hilton Grand Vacations Club known for?
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.
Who should buy at Hilton Grand Vacations Club?
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.
What is daily life like at Hilton Grand Vacations Club?
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.
Location
Where Is Hilton Grand Vacations Club
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.
Las Vegas Strip core
5
Min
Downtown Las Vegas
10
Min
Harry Reid Airport
15
Min
Summerlin
25
Min
Henderson
20
Min
Hilton Grand Vacations Club
At a Glance$365,000
Median List Price (ZIP 89109)
$315,000
Median Sold (past 100 days)
314
Active Listings (ZIP 89109)
50
Days on Market
- Setting
- Strip-corridor resort condo / timeshare
- Acreage
- ~8 acres
- Units
- 450
- Established
- 2004
- Developer
- Hilton Hotels
- Ownership Types
- Fee-simple whole condo, fractional, timeshare
- Security
- Secured entry, concierge, controlled parking
- Amenities
- Pool, fitness center, concierge
- Airport
- Harry Reid Intl (15 min)
- Sunshine
- 300 days/year
- ZIP
- 89109
- Distance to Strip Core
- ~5 min
LIVABILITY REPORT CARD
How Does Hilton Grand Vacations Club Score for Livability?
Hilton Grand Vacations Club earns top marks for location and resort amenity access, with honest trade-offs on HOA fee load, school zone ratings, and the ownership-structure complexity that requires more diligence than a standard condo purchase. Below is our category-by-category report card.
Grade A+: Location
Strip-corridor in ZIP 89109 — five minutes to the Strip core, fifteen to the airport, walking access to world-class dining and entertainment.
Grade B: Schools
ZIP 89109 public schools rate 5–6/10 on GreatSchools; Bishop Gorman (A+) and The Meadows School (A+) are private options within reasonable distance. School zone is less decisive for resort-condo buyers than for suburban family buyers.
Grade B-: Cost of Living
Entry from $200K with $400–$1,000/mo HOA dues is accessible on price but carrying costs are elevated by resort operations. Nevada's zero income tax offsets significantly.
Grade A: Amenities
Pool, fitness center, concierge, and secured parking on-site; Strip entertainment, dining, and conventions walkable from the lobby.
Grade C+: Outdoor Access
The Park Las Vegas and Bellagio Fountains are walkable; Sunset Park is 20 minutes by car. Traditional outdoor recreation (hiking, Red Rock Canyon) requires a 25–30 minute drive.
Grade A: Commute
Harry Reid International Airport fifteen minutes away and the Strip core walkable — arguably the strongest airport-and-entertainment commute of any Las Vegas address.
Source: Compiled from GreatSchools.org, FBI UCR, BLS, and Walk Score. Methodology: 6 weighted categories on a 4.0-equivalent scale. Last refreshed June 2026.
Quick Answer
Is Hilton Grand Vacations Club a good place to live in Las Vegas?
It depends on your lifestyle priorities. Hilton Grand Vacations Club is an excellent fit for buyers who want Hilton-managed resort amenities, Strip walkability, and a low-maintenance urban base in Las Vegas. The honest trade-offs are $400–$1,000 monthly HOA dues, public schools in the 5–6/10 GreatSchools range, ownership-structure complexity, and a 50-day median market pace that reflects a more specialized buyer pool than suburban Las Vegas communities.
Source: City of Las Vegas
DEMOGRAPHICS
Who Lives at Hilton Grand Vacations Club?
According to the U.S. Census Bureau QuickFacts for Las Vegas city — the parent municipality — show 656,274 residents with a $66,820 median household income. Building records estimate roughly 900 residents across 450 units, average household income above $85,000, and a 45% homeownership rate shaped by the resort-condo and timeshare ownership mix.
The Census does not break Hilton Grand Vacations Club out as its own place, so the figures below are Las Vegas citywide — presented honestly as the statistical backdrop. Inside the building, our closing data shows a blend of investor buyers seeking Strip-adjacent rental income, California and out-of-state relocators using the property as a pied-a-terre, vacation-lifestyle buyers who want Hilton brand consistency, and entertainment-industry professionals based in Las Vegas.
656,274
vs Clark Co 2,370,114
$66,820
vs Clark Co $74,007
~38
vs Clark Co 38
~$391K
vs Clark Co $391K
~51%
vs Clark Co 59%
~27%
vs Clark Co 29%
~26%
vs Clark Co 27%
2.6
vs Clark Co 2.6
Source: U.S. Census Bureau QuickFacts, Las Vegas city (Hilton Grand Vacations Club is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Hilton Grand Vacations Club Area Growing?
Hilton Grand Vacations Club is a built-out 450-unit property — no new supply will be added — while its parent city continues to grow. Las Vegas has added roughly 120,000 residents since 2010 per U.S. Census counts, and the Strip corridor remains one of the most visited urban destinations in North America, keeping demand for Strip-adjacent residential product structurally supported.
656,274Las Vegas city residents (Census)
450Units in the building
~700,000Las Vegas city projected, 2030
Las Vegas city population trajectory, 2010–2030 (projected)
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 QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate Hilton Grand Vacations Club separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Hilton Grand Vacations Club Score for Livability?
Hilton Grand Vacations Club pairs an A-grade location and resort amenity access with honest trade-offs: $400–$1,000 monthly HOA dues, public schools in the 5–6/10 GreatSchools range, and ownership-structure complexity requiring thorough diligence. The rings below break the composite into six categories benchmarked against Census, FBI, and GreatSchools data.
- 79B+
Overall Livability
- 65C+
Schools (zoned)
- 84B+
Safety
- 68B-
Cost of Living
- 92A
Amenities
- 58C+
Outdoor / Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is the Hilton Grand Vacations Club Real Estate Market Trending?
Median sold price, days on market, and monthly closings for ZIP 89109 from Las Vegas REALTORS MLS data. Scope honesty first: ZIP 89109 is broader than Hilton Grand Vacations Club's 450-unit building, and monthly points are indicative values anchored to the probed 100-day medians — read the level and the pace, not single-month wiggles.
Median Sold Price
$300K–$322K monthly band; $315,000 median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Days on Market
45–62 day monthly range; 50 median — slower than suburban Las Vegas, reflecting the specialized resort-condo and timeshare buyer pool
vs May 2025
Source: Las Vegas REALTORS
Closed Sales / Month
Moderate volume consistent with a 450-unit resort-condo building with mixed ownership types
vs May 2025
Source: Las Vegas REALTORS
50
MEDIAN DAYS ON MARKET
$365K
ZIP-AREA MEDIAN LIST
314
ACTIVE LISTINGS (ZIP 89109)
< 1 hr
OUR RESPONSE TIME
ACTIVE STRIP MARKET
Get matched with a
Strip-corridor specialist.
Market Competitiveness
How competitive is Hilton Grand Vacations Club right now?
ZIP 89109 shows a 50-day median DOM and 314 active listings per Las Vegas REALTORS — 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.
52Moderately Competitive
- 50 daysMedian days on market (sold, 100d)
- 450Total units in building
- 314Active listings (ZIP 89109, June 2026)
- $484/sqftMedian sold price per sq ft
Is Hilton Grand Vacations Club Right for You?
Who Should Buy a Unit at Hilton Grand Vacations Club?
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.
Which Buyer Types Fit Hilton Grand Vacations Club?
Investors
- Strip location drives rental demand from convention and leisure travelers
- Verify rental permissions in governing documents before buying
- Whole fee-simple units offer cleaner resale liquidity than timeshare interests
- Non-warrantable condo risk may narrow the resale buyer pool
California Relocators
- Zero Nevada state income tax vs California's 13.3%
- Hilton-branded resort living from $200K — fraction of coastal urban pricing
- Strip entertainment walkable; Harry Reid Airport 15 minutes away
- Nevada DMV within 30 days; vehicle registration within 60
Pied-a-Terre Buyers
- Lock-and-leave Hilton-managed property with concierge support
- HOA fees cover maintenance and amenities during absence
- Confirm rental rules if you want income during non-use periods
- Compare building reserve fund health before committing
Entertainment Professionals
- Steps from Strip venues, production facilities, and convention centers
- Secured parking and concierge staffing support high-profile lifestyle
- Upper-floor Strip-facing units provide city views and privacy
- Zero income tax and low property tax extend every paycheck
First-Time Condo Buyers
- $200K entry accessible with as little as 10% down on warrantable units
- Verify warrantable condo status before locking financing
- Understand ownership structure before offering — timeshare differs from whole condo
- HOA fees run $400–$1,000/mo; factor into qualifying income calculations
Vacation-Lifestyle Buyers
- Hilton brand consistency and resort operations year-round
- Pool, fitness center, and concierge without managing an estate
- Exchange network access through Hilton Grand Vacations Club program
- Confirm usage rights in governing documents for your specific interest
Best Fit For
- Investors — Strip-adjacent rental income potential, Nevada tax advantages, and Hilton brand management supporting occupancy.
- California relocators — resort-managed urban living at a fraction of coastal pricing, zero state income tax, and a 3% property-tax cap.
- Pied-a-terre buyers — a Hilton-managed lock-and-leave residence with concierge support and Strip walkability on non-use days.
- Entertainment professionals — Strip-corridor access, secured building lifestyle, and Nevada's zero income tax extending earnings.
- Vacation-lifestyle buyers — resort amenities, Hilton exchange-network access, and Strip dining and entertainment steps from the door.
- First-time condo buyers — an accessible Strip-corridor entry point once ownership structure and financing type are properly aligned.
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 SearchPros
- Hilton brand management since 2004 — resort operations, amenity maintenance, and concierge staffing at brand standards
- Strip walkability: world-class dining, entertainment, and convention venues steps from the lobby
- Zero state income tax and a 3% property-tax cap under NRS 361.471 — Nevada's structural cost advantage
- Secured entry, concierge, and controlled-access parking in a high-activity Strip corridor
- Panoramic views of the Strip skyline and Spring Mountains from upper-floor units
- Harry Reid International Airport fifteen minutes away — best airport access of any Las Vegas residential address
- Fixed 450-unit supply: no new units can be added, supporting long-term value for premium whole-condo interests
Honest Considerations
- HOA fees of $400–$1,000 per month — among the highest in the Las Vegas condo market, reflecting resort operations
- Ownership-structure complexity: timeshare, fractional, and fee-simple whole-condo interests exist in the same building with different resale rights
- Public schools in the 5–6/10 GreatSchools range — not a school-driven community; private options require a drive
- 50-day median DOM across ZIP 89109 — slower resale pace than suburban Las Vegas markets
- Non-warrantable condo risk: high investor concentration may limit Fannie Mae/Freddie Mac conforming loan access on resale
- Strip-corridor ambient activity — the urban energy that attracts buyers also means higher foot traffic and noise than suburban communities
Unit Tier Comparison
How Do Hilton Grand Vacations Club Unit Tiers Compare?
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 Las Vegas REALTORS. 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: Las Vegas REALTORS 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
What's Inside Each Hilton Grand Vacations Club Tier?
Submarket 1
Entry / Timeshare Interests
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 →~$220KMedian Price
55Days on Market
~80Active Listings
VariesPrice / Sq Ft
Submarket 2
Mid-Tier Whole Condos
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 →~$365KMedian Price
50Days on Market
~150Active Listings
~$484Price / Sq Ft
Submarket 3
Upper-Floor Premium Units
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 →~$650KMedian Price
45Days on Market
~30Active Listings
~$600+Price / Sq Ft
Submarket 4
Strip-Corridor Lifestyle Footprint
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 →314ZIP 89109 Active Listings
$484Median Sold $/sqft
15 minTo Harry Reid Airport
8 acresProperty Footprint
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which unit tier
fits your lifestyle?
BY ZIP CODE
What Does the Market Look Like Across the Hilton Grand Vacations Club ZIP Area?
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: Las Vegas REALTORS 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.
BY THE NUMBERS
Which Statistics Define Hilton Grand Vacations Club Real Estate?
Eight verifiable numbers — each sourced to Las Vegas REALTORS, the U.S. Census Bureau, or the Clark County Assessor — capture this building fast: $365,000 ZIP-area median list, $315,000 median sold, 50-day DOM, 450 units on eight Strip-corridor acres at $484 per square foot, established 2004 by Hilton Hotels.
$365,000
Median list price across ZIP 89109 (Las Vegas Strip corridor), June 2026.
Las Vegas REALTORS
$315,000
Median sold price across the ZIP area over the past hundred days of closings.
LVR / GLVAR, June 2026
50
Median days from list to accepted offer — slower than suburban Las Vegas, reflecting specialized resort-condo buyer pool.
LVR / GLVAR, June 2026
450
Units in the Hilton Grand Vacations Club building — a completed 2004 resort-condo and timeshare property.
Community records
8
Acres on the Las Vegas Strip established in 2004 by Hilton Hotels.
Community records
$484
Median sold price per square foot across ZIP 89109 — among the highest per-sqft figures in the Las Vegas metro.
LVR / GLVAR, June 2026
$200K
Entry price for timeshare and smaller interests at Hilton Grand Vacations Club — Strip-corridor access from the $200,000 range.
Community records / LVR
$66,820
Median household income in Las Vegas city, the parent municipality per U.S. Census QuickFacts.
U.S. Census QuickFacts
WHY HILTON GRAND VACATIONS CLUB
Why Does Hilton Grand Vacations Club Stand Apart From Its Peers?
From the Hilton brand management to the Strip walkability, Hilton Grand Vacations Club occupies ground few Strip-corridor buildings can claim at its entry price. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, FBI crime data, Census figures, GreatSchools, and Las Vegas REALTORS.
- Community records / Hilton Hotels
Hilton brand management from $200K
Established in 2004 by Hilton Hotels — resort-grade operations, amenity maintenance, and brand consistency that independent condo buildings cannot match at this price point.
- Community records
Strip walkability
World-class dining, entertainment, and convention venues are steps from the lobby — the closest residential address to the Strip core in the ZIP 89109 corridor.
- Nevada Department of Taxation
Zero state income tax
Nevada levies no personal income tax — a decisive advantage for high-income investors and relocators comparing Las Vegas to Florida, California, or New York.
- Nevada Revised Statutes 361.471
Tax-capped carrying costs
Nevada's 3% primary-residence cap under NRS 361.471 and effective property-tax rate of 0.5–0.7% make long-run ownership predictably cheaper than comparable coastal alternatives.
- Community records / Las Vegas REALTORS, June 2026
Built-out 450-unit supply
No new units can be added to this building — Strip-corridor demand pressure acts on a fixed supply, which supports long-term value for premium whole-condo interests.
WHY BUY AT HILTON GRAND VACATIONS CLUB
What Are the Top 10 Reasons to Buy a Unit at Hilton Grand Vacations Club?
The case rests on Strip location, Hilton brand management, and Nevada tax advantages: property taxes capped at 3% annual growth under Nevada law per Nevada Revised Statutes 361.471, zero state income tax, resort amenities from $200K, and no new supply to dilute the building. Ten sourced reasons follow.
Strip walkability from $200K
World-class dining and entertainment steps from the lobby — Strip proximity that suburban Las Vegas cannot replicate at any price.
Community records
Hilton brand management
Resort-grade operations, amenity maintenance, and concierge services managed to Hilton standards established in 2004.
Community records / Hilton Hotels
Zero state income tax
Nevada levies no personal income tax — annual savings of tens of thousands for high-income buyers relocating from California or New York.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute — predictable carrying costs even as Las Vegas values appreciate.
NRS 361.471
Resort amenities on-site
Pool, fitness center, concierge, and secured parking managed year-round at Hilton operating standards.
Community records
Rental income potential
Strip-adjacent location and Hilton brand name attract vacation and business travelers — subject to governing-document rental rules.
Nevada Real Estate Group market analysis
Airport proximity
Harry Reid International Airport fifteen minutes away — one of the strongest airport-access positions of any Las Vegas residential address.
Community records / drive-time data
Panoramic views
Upper-floor Strip-facing and mountain-facing units deliver Las Vegas skyline and Spring Mountains panoramas unavailable at ground level.
Community records
Secured building access
Controlled entry, concierge staffing, and surveillance infrastructure provide residential security in a high-activity Strip-corridor environment.
Community records
Fixed supply in a growing market
No new units can be added to this 450-unit building — every new Las Vegas resident adds demand to a finished product.
U.S. Census / Community records
New Construction
What New Construction Is Available Near Hilton Grand Vacations Club?
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
Toll Brothers
Luxury production in master-planned communities 20–25 min from the Strip
Family & Mid-Market
Lennar
Volume builder with active suburban Las Vegas presence
First-Time & Move-Up
KB Home
Accessible new construction within 20–25 minutes of the Strip
55+ & Family
Pulte / Del Webb
Active adult and family communities with strong amenity packages
Family
Richmond American
Value-tier new builds within 25 minutes of the Strip
Outdoor Recreation
What Outdoor Amenities Are Near Hilton Grand Vacations Club?
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)
Bellagio Fountains & Promenade
~8 acresFountain shows · Promenade · GardensFree
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)
The Park Las Vegas
~5 acresPublic green space · Dining · ArtFree
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
Sunset Park
~324 acresLake · Sports · Trails · PicnicFree
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
Red Rock Canyon NCA
195,819 acresScenic Loop · Hiking · ClimbingNPS fee
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
Floyd Lamb Park at Tule Springs
2,040 acresWalking · Birding · Historic siteCity fee
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
Spring Mountains National Recreation Area
316,000 acresSkiing · Hiking · CampingNPS fee
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
What Does a Weekend at Hilton Grand Vacations Club Look Like?
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.
450Resort-Condo and Timeshare Units
2004Year Established
8Acres on the Las Vegas Strip
300Days of Sun
THIS WEEKEND'S OPEN HOUSES
Can You Tour Hilton Grand Vacations Club Units This Weekend?
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.
Quick Answer
What are the biggest risks of buying at Hilton Grand Vacations Club?
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.
Moving to Hilton Grand Vacations Club
Should I Move to Hilton Grand Vacations Club in Las Vegas?
High-income buyers from coastal cities find that Strip-adjacent branded residences priced beyond reach in Miami or Los Angeles are attainable in Las Vegas. California's top income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero. For buyers wanting a Hilton-managed residence steps from Strip dining and entertainment, that tax gap often covers a meaningful share of the annual carrying cost.
Why Buyers Are Choosing Strip-Corridor Living at Hilton Grand Vacations Club
The tax math is decisive at any income level: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $300,000 saves over $25,000 per year in state taxes alone. Hilton Grand Vacations Club adds the Strip-living argument that coastal urban towers cannot match at the price: Hilton brand management, resort amenities, and panoramic city and mountain views in the heart of Las Vegas from $200,000, with the entertainment and dining of the Strip walkable from the lobby.
At a $365,000 budget, buyers in coastal markets are looking at a modest studio in a building without resort services. That same budget at Hilton Grand Vacations Club can secure a resort-managed condo unit with pool, fitness center, concierge, and panoramic Strip or mountain views in a building developed by Hilton Hotels — with Harry Reid International Airport fifteen minutes away, Downtown Las Vegas ten minutes, and Nevada's zero income tax extending every dollar further.
According to Las Vegas REALTORS, the median list price across ZIP 89109 is $365,000. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of assessed value. FBI Uniform Crime Reporting data and City of Las Vegas LVMPD precinct data cover the Strip corridor security environment.
Hilton Grand Vacations Club runs on the Strip's economic engine: convention and hospitality employment anchor the surrounding corridor, world-class dining and entertainment are steps from the lobby, and the Las Vegas metro's healthcare, technology, and financial-services sectors supply high-income residents who want a resort lifestyle without managing a suburban estate.
Cost of Living Snapshot — Las Vegas Strip, NV vs. Los Angeles, CA
Day-to-day costs run meaningfully lower than coastal California across every major category. Nevada has no state income tax and no personal property tax on vehicles beyond registration. The category that most surprises coastal buyers is real estate: a Hilton-branded resort-condo with Strip views that costs $200K–$800K here would exceed $1M–$3M in comparable branded residences in Los Angeles or Miami.
| Metric | Las Vegas Strip, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Resort-Condo Entry Point | $200K (Hilton GVC) | $800K+ comparable |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.1% on new purchases |
| Airport Commute | 15 min (Harry Reid) | 45–90+ min (LAX) |
| Strip Entertainment Access | Walkable from lobby | N/A |
Figures are approximate, for illustration. Contact our team for current market data.
Strip-Corridor Rental Market — Rent vs. Own
Whole-condo rental rates in ZIP 89109 Strip-corridor buildings vary widely by unit size, view, and rental-restriction policy. Where governing documents permit, short-term rentals can generate strong income on upper-floor Strip-facing units; long-term furnished rentals to convention professionals typically run $2,000–$4,500 per month for full units. Short-term rental regulations in Las Vegas are subject to City of Las Vegas ordinance review — confirm current rules before underwriting nightly income on any Hilton Grand Vacations Club interest.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & Nevada Real Estate Group market analysis
Planning a move to the Las Vegas Strip corridor? Our team specializes in resort-condo and high-rise buildings — virtual unit tours, ownership-structure review, financing referrals for both warrantable and non-warrantable products, and closing support.
Start Your Strip-Corridor SearchRELOCATION TIMELINE
How to Relocate to Hilton Grand Vacations Club in 8 Steps
From first research to keys-in-hand, here is the 8–12 week timeline most Hilton Grand Vacations Club buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and registration penalties stack.
Clarify your ownership goal
Decide what you are actually buying: a deeded timeshare week, a points-based club interest, a fractional share, or a fee-simple whole condo. Each has different resale rights, rental flexibility, and financing options. This decision shapes every subsequent step.
Confirm financing type before touring
Whole fee-simple condos may qualify for conventional financing if the building is warrantable. Timeshare and fractional interests require cash or resort-specific financing. Confirm the building's warrantable status with a lender before you make an offer — non-warrantable buildings limit your buyer pool on resale.
Hire a Strip-corridor condo specialist
HOA fee structures, rental restriction policies, building reserve fund health, view-tier pricing, and ownership-type nuances all drive significant value differences. An agent who knows ZIP 89109 buildings saves real money and avoids costly structure mistakes.
Coordinate building access and tour
All residential unit tours require advance coordination through a licensed agent and the building front desk. Nevada Real Estate Group handles building-access arrangements for every Hilton Grand Vacations Club and Strip-corridor showing — call (702) 637-1759 to schedule.
Write and negotiate the offer
Upper-floor Strip-facing whole-condo units can attract competing offers; timeshare and fractional interests have a narrower buyer pool and more negotiating room. Price the view orientation and ownership structure separately.
Request governing documents and HOA resale package
Critical documents: bylaws, CC&Rs, rental restriction policy, reserve fund study, current dues, pending special assessments, and any club-transfer protocols for the specific interest type. Request all of these on day one of escrow.
Clear conditions and fund
Nevada closes through escrow companies, not attorneys; expect 30–45 days for whole-condo purchases. Timeshare and fractional transfers may take longer due to club-estoppel and brand-transfer protocols. Start all documentation requests the day you go under contract.
Close, move, and register
Transfer utilities (NV Energy, City of Las Vegas water), change your address with USPS and financial institutions, then handle the DMV — license within 30 days of establishing Nevada residency, vehicle registration within 60.
ECONOMY & JOBS
What Drives the Hilton Grand Vacations Club Area Economy?
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.
$85K+Estimated avg household income, building residentsCommunity records / demographic estimates
45%Homeownership rate in the buildingCommunity records
15 minTo Harry Reid International AirportDrive-time data
WalkableStrip dining and entertainment accessCommunity records
Top Hilton Grand Vacations Club Area Employers
- Las Vegas Strip resorts and casinosThe valley's largest employment sector — walkable from Hilton Grand Vacations Club's front door; gaming, hospitality, food, and entertainment employ over 100,000 metro workers
- Las Vegas Convention CenterMajor convention and trade-show venue within minutes of the building — a primary demand driver for Strip-corridor short-term and corporate rentals
- CityCenter Las Vegas (Aria, Veer, Crystals)Mixed-use resort, retail, and residential complex adjacent to the ZIP 89109 corridor; major employer and lifestyle anchor
- MGM Grand and surrounding resort clusterEntertainment, convention, and hospitality employment immediately adjacent to the Strip corridor
- Nevada financial and legal services sectorHigh-income professionals in banking, law, and wealth management increasingly based in the Las Vegas metro
- Remote-work and technology sectorGrowing cohort of high-income remote workers choosing Las Vegas for the tax advantages and Strip lifestyle
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does Hilton Grand Vacations Club Compare to Other Strip-Corridor Buildings?
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 LVR, 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 |
| School Zone Ratings | 5–6/10 (public) | 5–7/10 (public) | 6–8/10 | 7–10/10 |
| 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: Las Vegas REALTORS, U.S. Census QuickFacts. Community income figures are Las Vegas city-wide — the Census does not tabulate Hilton Grand Vacations Club separately. Last updated June 2026.
Cost of Ownership
What Will Hilton Grand Vacations Club Cost You Each Month?
A $365,000 mid-tier whole-condo purchase at Hilton Grand Vacations Club runs about $2,600 monthly with 20% down at 7% per Freddie Mac's rate survey, plus $400–$1,000 in HOA dues. The tabs below model your payment, compare renting in the Strip corridor, and budget the HOA layers that make carrying costs transparent before you offer.
Payment Estimator
Estimate Your Hilton Grand Vacations Club Payment
$2,478
Estimated Monthly Payment
- Principal & Interest$1,943
- Property Tax$186
- Insurance$150
- HOA$200
- PMI$0
Estimated calculations only — consult a lender for exact figures. Rate benchmarks reflect the Freddie Mac Primary Mortgage Market Survey.
BUY VS RENT
Should you buy or rent at Hilton Grand Vacations Club right now?
Strip-corridor whole-condo rents are firm for furnished units near amenities. The HOA fee load ($400–$1,000/mo) is the swing variable — it compresses monthly cash flow more than in suburban communities. For 5+ year holds with rental income potential, the math can tilt toward owning; for shorter holds, the 50-day median DOM and ownership-structure complexity favor renting.
OWN (20% DOWN, 7%)
$2,929 / mo
- Principal & Interest (20% down)
- $1,946
- Property Tax (~0.6%)
- $183
- Homeowners Insurance
- $100
- HOA (resort operations)
- $700
- PMI (waived at 20% down)
- $0
5-year net cost:~$95,000
Equity built:~$110,000
RENT (STRIP-CORRIDOR MEDIAN)
$2,500 / mo
- Median Strip-Corridor Rent (whole unit)
- $2,500
- Renters Insurance
- $30
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$165,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a $365,000 Hilton Grand Vacations Club whole-condo for five years requires factoring the $700 average monthly HOA — which narrows the ownership cost advantage versus renting compared to suburban communities. Rental income offsets change the math significantly if governing documents permit it. A fixed 450-unit building with Strip-corridor demand pressure supports the appreciation assumption structurally.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $700/mo blended HOA, ~7% resale costs.
HOA Fees by Community
HOA Fees by Layer
Hilton Grand Vacations Club operates a single building-level HOA covering resort operations, amenities, and common-area maintenance — dues vary by unit size, floor, and ownership type. Verify the exact dues, reserve fund status, transfer fees, and any special-assessment history with the resale package during escrow.
Building HOA (resort operations)
$400–$1,000 / mo
Standard unit HOA
$400–$650
Includes:
Pool, fitness center, concierge, secured parking, building maintenance, water, trash, common-area insurance
Upper-floor premium unit HOA
$650–$1,000
Includes:
All standard inclusions plus enhanced amenity access and view-premium operations; varies by ownership type and unit tier
Combined Total (estimate)
$400–$1,000 / mo
Typical combined HOA (all unit types)
$400–$1,000
Includes:
Single building-level HOA covering resort operations; exact amount varies by unit, floor, and ownership type — confirm with resale package
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Hilton Grand Vacations Club?
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 from Hilton Grand Vacations Club
- 5 minLas Vegas Strip coreLas Vegas Blvd S
- 5 min (walk)Bellagio FountainsLas Vegas Blvd S
- 10 minDowntown Las VegasI-15 north or local roads
- 15 minHarry Reid Intl AirportLas Vegas Blvd S → Airport connector
- 10 minT-Mobile Arena / Allegiant StadiumLas Vegas Blvd S or Tropicana Ave
- 20 minHendersonI-15 south → Henderson
- 25 minSummerlinI-15 → Summerlin Pkwy
- 30 minRed Rock Canyon NCAW Charleston Blvd west
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a Hilton Grand Vacations Club unit?
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
What down payment is required to buy at Hilton Grand Vacations Club?
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
What Do Hilton Grand Vacations Club Buyers Most Frequently Ask?
Most AskedWhat is the price range for units in Hilton Grand Vacations Club?
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.
What are HOA fees in Hilton Grand Vacations Club?
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.
Can I rent out my unit in Hilton Grand Vacations Club?
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.
What amenities does Hilton Grand Vacations Club offer?
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.
What views are available at Hilton Grand Vacations Club?
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.
Is Hilton Grand Vacations Club a good real estate investment?
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.
What schools serve the Hilton Grand Vacations Club area?
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.
What is the ownership structure at Hilton Grand Vacations Club?
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.
How long does it take to close on a Hilton Grand Vacations Club unit?
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.
What is the Hilton Grand Vacations Club timeshare vs condo distinction?
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.
What property taxes apply to a Hilton Grand Vacations Club unit?
Nevada's effective property-tax rate runs approximately 0.5–0.7% of assessed value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $365,000 purchase, plan around $1,825–$2,555 annually in property taxes. Long-held units often carry abated tax bills that reset to current market value after sale, so verify the post-sale assessed figure with the Assessor before finalizing your ownership-cost budget.
What should I know about parking and building access at Hilton Grand Vacations Club?
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.
How does Hilton Grand Vacations Club compare to other Strip-area condos?
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.
Can a buyer finance a Hilton Grand Vacations Club unit?
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.
What is the resale market like for Hilton Grand Vacations Club units?
ZIP 89109 carried 314 active listings at a $365,000 median list and $315,000 median sold price with a 50-day median DOM in June 2026 per Las Vegas REALTORS — 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.
What down payment is required to buy at Hilton Grand Vacations Club?
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.
What are the biggest risks of buying in Hilton Grand Vacations Club?
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.
How do I get a showing at Hilton Grand Vacations Club?
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 June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Hilton Grand Vacations Club?
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.
Is Hilton Grand Vacations Club in Las Vegas?
Yes — Hilton Grand Vacations Club is located in ZIP 89109 on the Las Vegas Strip corridor, within the incorporated boundaries of 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.
Is Hilton Grand Vacations Club the same as a timeshare?
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.
Can I live at Hilton Grand Vacations Club full-time?
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.
What ZIP code is Hilton Grand Vacations Club in?
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.
Are there parking spaces at Hilton Grand Vacations Club?
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.
What is the HOA fee at Hilton Grand Vacations Club?
$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.
Is Hilton Grand Vacations Club a warrantable condo?
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.
What are the best floors to buy at Hilton Grand Vacations Club?
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.
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Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
6,225+ closed transactions and $4.1B+ in volume since 2009 — 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 9,061+ verified five-star reviews back the #1 ranking statewide.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
Licensed Nevada agents
Henderson, Summerlin, Las Vegas, North Las Vegas
$4.1B+
In total sales volume
Across 6,225+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
WORK WITH THE BEST
Nevada's #1 team is
ready to help you move.
Ready to make a move?
Want to Talk to a Hilton Grand Vacations Club Real Estate Expert?
6,225+ closed transactions and $4.1B+ in volume since 2009. In a resort-condo building where ownership structure, HOA fee load, view orientation, and non-warrantable financing risk drive real value differences, knowing the building matters. Call (702) 637-1759 or tell us what you need and we'll find your Strip-corridor unit.
NEARBY COMMUNITIES
Which Communities Are Within 25 Minutes of Hilton Grand Vacations Club?
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.
A–Z INDEX
Which Las Vegas Strip and Condo Communities Can You Explore A–Z?
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.
H
- Hilton Grand Vacations Club (timeshare + whole condo)
- Henderson
L
- Las Vegas Strip corridor (ZIP 89109)
- Luxury Communities hub
- Las Vegas (parent city)
KEEP LEARNING
What Else Should You Read About Strip-Corridor Living and Las Vegas Real Estate?
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
Las Vegas Housing Market 2026
Valley-wide pricing, inventory, and rate context — the macro backdrop behind ZIP 89109 Strip-corridor numbers.
Read →GUIDE
Summerlin vs Henderson Luxury Homes 2026
The definitive valley luxury comparison — guard-gated communities, schools, pricing, and lifestyle across the two premier suburban addresses.
Read →COMMUNITY HUB
Las Vegas Community Hub
Citywide overview, every major Las Vegas neighborhood, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This Hilton Grand Vacations Club Data Come From?
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.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and closing counts for ZIP 89109 (Las Vegas Strip corridor). lasvegasrealtors.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Hilton Grand Vacations Club is not separately tabulated). census.gov/quickfacts
- City of Las Vegas — Municipal services, short-term rental ordinances, zoning, and LVMPD precinct data covering the Strip corridor. lasvegasnevada.gov
- Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale tax-reset records for ZIP 89109 condos. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- Nevada Department of Taxation — Nevada's zero personal income tax confirmed for current tax year. tax.nv.gov
- FBI Uniform Crime Reporting (UCR) — Las Vegas metropolitan violent and property crime rates, national comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
- GreatSchools.org — K-12 school ratings for ZIP 89109 public schools and nearby private options including Bishop Gorman and The Meadows School. greatschools.org
- Nevada Report Card — State accountability data used to cross-check school ratings. nevadareportcard.nv.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Last refresh: June 2026 · Next scheduled refresh: July 2026