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Diamond Resorts International Complaints

Diamond Resorts International is a vacation-ownership (timeshare) company operating roughly 90-plus Diamond-branded resorts plus 200-plus affiliated properties worldwide, serving several hundred thousand owner-members. Founded in 1992, the company was taken private by Apollo Global Management in 2016, then acquired by Hilton Grand Vacations in August 2021, under which it now operates as a wholly owned subsidiary while HGV gradually rebrands its properties. Diamond has settled a state Attorney General deceptive-sales action and a federal RICO class action alleging inflated maintenance fees, and its owners are a frequent target of third-party timeshare-exit companies -- some of which Diamond itself has sued for fraud.

REVIEWS & COMPLAINTS52on USAComplaints · none in last 3 yrs · latest 2013
PHONE (UNVERIFIED)(702) 684-8000
WEBSITEdiamondresorts.com
HEADQUARTERSLas Vegas, NV
PROFILE CHECKED2026-11-09
Submit a Complaint Read reviews & complaints ↓ Official website ↗

Contacts

PhoneAddress

Customer service & general contact

  • UnverifiedCustomer service(877) 311-9466

Other contacts

Previously listed (not confirmed current)

VERIFIED

Locations

  • Headquarters10600 W Charleston Blvd Las Vegas NV 89135
EDITORIAL

Is Diamond Resorts International Legitimate?

BBB

Legal name
Diamond Resorts Corporation (operating subsidiary of Hilton Grand Vacations Inc.)
Founded
1992
Business type
Timeshare / vacation-ownership resort operator
Website
diamondresorts.com
Headquarters
Las Vegas, NVSource: BBB business profile, checked 2026-08-25
Subsidiary of
Hilton Grand Vacations Inc.Source: HGV closing press release, checked 2026-08-25

Diamond Resorts is a large timeshare and vacation-ownership operator, founded in 1992 and now part of the NYSE-listed Hilton Grand Vacations corporate group. Its sales practices have drawn regulatory and legal scrutiny, resolved through settlements rather than adjudicated findings of wrongdoing: Arizona's Attorney General reached an Assurance of Discontinuance with Diamond in 2016 over alleged deceptive sales practices, and a 2024 federal class-action settlement (Zwicky v. Diamond Resorts) paid $13 million to resolve RICO and breach-of-fiduciary-duty claims alleging Diamond had shifted corporate overhead into owner-paid maintenance-fee assessments -- without any admission of liability. Common consumer complaints center on high-pressure, multi-hour sales presentations, difficulty rescinding contracts, escalating maintenance fees, and limited timeshare resale value, issues the FTC notes are common across the timeshare industry generally.

EXTERNAL SOURCE

Independent Sources

Shown for context — not merged with USAComplaints' own numbers.

BBBA+ accredited (Diamond)
1,475 complaints · BBB business grade A+
EDITORIAL

Complaint Themes

High-pressure timeshare sales presentations, especially targeting elderly ownersMaintenance-fee increases tied to shifted corporate overhead (Zwicky RICO settlement)Third-party timeshare-exit scams targeting Diamond ownersOwnership transition from Apollo Global Management to Hilton Grand Vacations

Themes summarize what people write about most often. One complaint can touch several themes, and some complaints (a positive report, or one later retracted by its author) fit none, so themes are not a count of complaints.

CONSUMER ALLEGATION

Reviews & Complaints on USAComplaints

USAComplaints currently maintains 52 historical complaints about Diamond Resorts International, published between 2008 and 2013. No approved complaints have been published on this site during the last three years. For a current reputation snapshot, see the independent sources on this page.

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EDITORIAL

Timeshare-exit companies targeting Diamond owners

Diamond owners are targeted by third-party "timeshare exit" companies that charge large upfront fees to promise a contract exit. Diamond has sued several such firms (including entities tied to the Newton Group and DC Capital Law Firm) for false advertising; a D.C. Superior Court judge allowed a punitive-damages claim to proceed against DC Capital Law Firm past a preliminary motion, though that is not itself a finding of liability.

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This space is adversarial and not one-sided: in a separate California federal case against Pandora Marketing/Timeshare Compliance, the court's summary-judgment ruling was mixed -- it found genuinely disputed facts on whether heirs are bound to continue paying after an owner's death (leaving that for trial), while ruling in Diamond's favor that Timeshare Compliance's "legal cancellation" and "100% success rate" marketing claims were false or misleading. Owners considering any third-party exit company should independently verify its track record and fee structure before paying anything upfront. A Hilton Grand Vacations article with tips from its members on timeshare exit offers advises never to make an up-front payment for any service and says U.S. residents can report such offers to their state attorney general or the Federal Trade Commission.

PUBLIC RECORD

Court & Public Records

Arizona Attorney General v. Diamond Resorts Corporation

Settled

Arizona Attorney General consumer-fraud action (Maricopa County Superior Court)Source ↗

SettledArizona AG Mark Brnovich announced a settlement in which Diamond Resorts Corporation agreed to pay $800,000 total ($650,000 in consumer restitution plus $150,000 in AG fees and costs) over allegations of deceptive sales presentations -- oral misrepresentations about maintenance-fee increases, resale/buy-back programs, rental potential, and travel discounts. The settlement also required new mandatory sales-presentation disclosures and a relinquishment program letting qualifying owners return their timeshares without further obligation.

Zwicky, et al. v. Diamond Resorts Incorporated, et al.

Settled

U.S. District Court, District of ArizonaDocket 2:20-cv-02322-PHX-DJHSource ↗

SettledFederal class action alleging federal RICO, Arizona RICO, and breach of fiduciary duty -- plaintiffs (certain current/former Premier Vacation Collection Owners Association members assessed for 2011-2022) alleged Diamond shifted corporate overhead expenses into owner-paid annual assessments, inflating maintenance fees. Diamond Resorts Corporation and Diamond Resorts Management, Inc. agreed to pay $13,000,000 into a settlement fund covering 25,615 class members (only 8 opted out), without any admission of liability or wrongdoing. The court held a final approval hearing on February 12, 2024, and entered the Final Approval Order on April 16, 2024; attorneys' fees of $3,250,000 (25% of the fund), $22,335.45 in expenses, and named-plaintiff service awards totaling $14,500 were paid from the fund.

Diamond Resorts U.S. Collection Development, LLC, et al. v. DC Capital Law Firm, LLP / Newton Group / US Consumer Attorneys, P.A.

Filed

District of Columbia Superior Court (Diamond Resorts timeshare-exit-scam litigation)Source ↗

Filed — no final outcome recordedDiamond sued several timeshare-exit firms for false advertising and fraudulent business practices, alleging they falsely marketed 'safe and legal' timeshare-exit services to Diamond owners for large upfront fees. A District of Columbia Superior Court judge found the alleged facts sufficient to potentially support a punitive-damages claim against DC Capital Law Firm for 'wanton, malicious, and/or grossly fraudulent conduct' -- a ruling that let the claim proceed past a preliminary motion, not a finding of liability or a punitive-damages award. A parallel Florida federal case was also allowed to proceed against other named defendants. Exact docket numbers and final dispositions were not independently confirmed as of this writing.

Diamond Resorts U.S. Collection Development, LLC, et al. v. Pandora Marketing, LLC d/b/a Timeshare Compliance, et al.

Filed

U.S. District Court, Central District of CaliforniaDocket 2:20-cv-05486-DSF-ASSource ↗

Filed — no final outcome recordedDiamond sued Timeshare Compliance and related exit-industry defendants alleging false advertising. The court's summary-judgment ruling (656 F. Supp. 3d 1073) was a mixed decision, not a simple win for either side. On the central claim -- that timeshare owners' heirs will automatically be saddled with the payment obligation after the owner's death -- the court found the evidence genuinely disputed (Diamond's own contracts purport to bind heirs, but enforcement in practice was contested) and denied Diamond summary judgment on that point, leaving it for trial. On separate claims -- that consumers could "legally cancel" their contracts through attorneys, and a claimed "100% success rate" for money-back exits -- the court found those Timeshare Compliance-side representations false or misleading, ruling in Diamond's favor on falsity while leaving causation and damages for further proceedings.
EDITORIAL

Corporate history and ownership

Diamond Resorts traces to a 2007 investor group led by Stephen J. Cloobeck that acquired Sunterra Corporation (itself originally incorporated in 1996 as KGK Resorts, Inc.) and renamed it Diamond Resorts Corporation, adding roughly 100 former Sunterra properties across 13 countries. Diamond later acquired ILX Incorporated's resort-management agreements, unsold vacation-ownership interests, and consumer-loan portfolio, adding 10 more resorts.

Apollo Global Management took the public Diamond Resorts International, Inc. (NYSE: DRII) private via a tender offer that closed September 2, 2016, at $30.25/share (about $2.2 billion). Hilton Grand Vacations then agreed to acquire Diamond from Apollo-led Dakota Holdings, Inc. in March 2021; the deal closed August 2, 2021 for roughly $1.4 billion in HGV stock. Diamond now operates as a wholly owned HGV subsidiary. Per HGV's own FY2024 annual report, the company was still rebranding remaining Diamond properties to "Hilton Vacation Club" as of the most recent filing -- so "Diamond Resorts" remains an active, if gradually shrinking, consumer-facing brand rather than a fully retired one.

VERIFIED

Company Relationships

  • Subsidiary ofHilton Grand Vacations Inc.
EDITORIAL

Frequently Asked Questions

Is Diamond Resorts International still operating?

Yes. Diamond Resorts is a wholly owned subsidiary of Hilton Grand Vacations (acquired August 2021) and continues to operate resorts and service existing owner contracts under the Diamond Resorts brand, even as HGV gradually rebrands some properties to "Hilton Vacation Club."

How do I log in to my Diamond Resorts account?

Hilton Grand Vacations, which owns Diamond Resorts, lists a separate sign-in option labeled "The Club (formerly Diamond Resorts)" at theclub.hiltongrandvacations.com, next to options for HGVClub, Embarc and Vacation Package Holder. Owners who cannot sign in can use its Owners With Questions contact form, which has a membership type option for "Member of The Club & Traditional Owner (formerly Diamond Resorts)".

Is Diamond Resorts International a scam?

Diamond Resorts International is a timeshare and vacation-ownership company based in Las Vegas, Nevada, and Hilton Grand Vacations completed its acquisition of Diamond's parent company on August 2, 2021. BBB lists Diamond Resorts International as accredited since November 8, 2022, with an A+ rating. In December 2016 Diamond Resorts Corporation entered into an assurance of discontinuance with the Arizona Attorney General, which alleged that statements in its timeshare sales presentations violated the Arizona Consumer Fraud Act, and agreed to pay the state $800,000. In April 2024 a federal court in Arizona approved a $13 million settlement of the Zwicky class action over owners' annual assessments; the approval order states that the settlement is not an admission of liability or wrongdoing. A Hilton Grand Vacations article with tips from its members on timeshare exit offers advises never to make an up-front payment for any service and says U.S. residents can report such offers to their state attorney general or the Federal Trade Commission. Complaints on this site are customers' own unverified accounts.

Is Diamond Resorts International legit?

Diamond Resorts International is a timeshare and vacation-ownership company that BBB lists as started in 1992, at 10600 W Charleston Blvd, Las Vegas, NV 89135, with Diamond Resorts Corporation among its alternate names. Hilton Grand Vacations states in its annual report that on August 2, 2021 it completed the acquisition of Dakota Holdings, Inc., the parent of Diamond Resorts International. Owners sign in through the "The Club (formerly Diamond Resorts)" option on the Hilton Grand Vacations sign-in page or use its Owners With Questions contact form, and BBB lists the phone (702) 684-8000.

Has Diamond Resorts settled any major lawsuits?

Yes. In 2016, Diamond reached an Assurance of Discontinuance with Arizona's Attorney General for $800,000 over deceptive-sales-practices allegations. In 2024, Diamond settled a federal RICO class action (Zwicky v. Diamond Resorts) for $13 million over allegations it inflated owner maintenance fees with shifted corporate overhead costs. Neither settlement included an admission of liability or wrongdoing.

Who operates Diamond Resorts?

Diamond Resorts is a timeshare operator owned by Hilton Grand Vacations. It has been named in lawsuits over sales practices, two of which ended in settlements, and the broader timeshare business model (high-pressure sales, difficult resale or exit, rising fees) draws heavy consumer criticism across the industry.
Sources (4)

Public records

Review sites

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