I want to get rid of my timeshare: your real options

Last updated 2026-07-25

How do you get out of a timeshare, starting today?

Start by figuring out where you are in the ownership timeline, because that determines everything else. If you signed your contract recently, in the last week or two, you likely still have a legal right to cancel for any reason and get your money back. This is called rescission, and every state that regulates timeshares gives buyers some window to walk away penalty-free. The catch: the window is short, often just a handful of calendar days, and it starts running the day you sign, not the day you change your mind. If you're past that window, rescission is off the table and you're now an owner looking for an exit. That means one of four roads: give it back to the resort through a deed-back or surrender program, sell it (usually for very little or nothing) on the resale market, donate it to a charity that accepts the deed, or hire a company to manage the exit for a fee. Each has real tradeoffs in cost, time, and risk. We'll walk through all four. One thing doesn't change no matter which road you pick: you owe whatever maintenance fees and loan payments are due under your contract until the deed is legally out of your name. The Federal Trade Commission warns that consumers working a timeshare exit should keep paying and keep good records, because stopping payment can trigger collections, credit damage, or foreclosure on the timeshare interest before you're actually free of it ^[1]. For a full state-by-state breakdown of your options, see how to get out of a timeshare.

What is a rescission period, and have I already missed mine?

A rescission period is a state-mandated window, counted from the day you sign or the day you receive the public offering statement, during which you can cancel a timeshare purchase in writing and get a full refund, no reason required. It exists because timeshare sales presentations are famous for high pressure, and legislators in resort-heavy states decided buyers needed a cooling-off period built into the law. Every state sets its own length and its own trigger date, and some count business days while others count calendar days. Florida law gives buyers the right to cancel a timeshare purchase within 10 calendar days after signing the contract or after receiving the last of the required documents, whichever is later, and requires the developer to refund payments within 20 days of receiving a valid cancellation notice, under Florida Statutes Section 721.10 ^[2]. Other states, like California, also require written cancellation and a prompt refund, but with their own specific timing and delivery rules under the state's vacation ownership statutes. Don't guess at your own state's number. Pull your actual purchase contract, look for the section titled "Cancellation" or "Right to Cancel," and confirm your state's rescission window against your state attorney general's consumer protection page or your state's real estate or timeshare statute before you assume you've missed it or still have time. If you're inside the window, send your cancellation by a method that gives you proof of delivery (certified mail, return receipt, or an overnight carrier), keep a copy of everything, and don't rely on a verbal promise from the salesperson. For the mechanics of writing that letter, see timeshare cancellation.

How to get out of a timeshare once rescission has passed

Once your cancellation window has closed, you're an owner, and the fastest legitimate paths are, in order of what to try first: your resort's own deed-back or surrender program, then the resale market, then donation, then a paid exit service. Deed-back programs (sometimes called "exit programs" or "surrender programs") let you transfer the deed back to the resort or the management company, usually for free or a modest administrative fee, provided your account is current and the unit is mortgage-free. Diamond Resorts, Marriott Vacation Club, Wyndham, and several other major operators run some version of this, though acceptance isn't automatic and rules change. Call your resort's owner services line directly and ask if they have a deed-back, surrender, or "Ovation"-style program active this year. If deed-back isn't available, resale is next, and you should expect a hard truth: most timeshares resell for a small fraction of what was paid, often a few hundred dollars or less, and a meaningful share get zero offers. American Resort Development Association industry surveys and resale marketplace data consistently show secondary-market prices for timeshare weeks running far below developer prices, which is why many owners end up giving units away rather than selling them. Donation is worth checking if resale goes nowhere: a small number of charities and timeshare-specific donation programs will accept a deed transfer, particularly for weeks at popular resorts, and some owners get a modest tax deduction for the appraised value, though the IRS requires a qualified appraisal for any noncash donation claimed above $5,000 ^[3]. Talk to a tax preparer before assuming a deduction size.

How much do timeshares cost, up front and every year after?

The average price of a new timeshare interval purchased from a developer was about $23,940 in 2023, according to American Resort Development Association owner survey data ^[4]. That's the sticker price for a one-time purchase, not counting financing. On top of that upfront cost, owners pay an annual maintenance fee that rises most years. Industry survey data has put the average annual maintenance fee for a timeshare in the $1,000 to $1,120 range in recent years, and fees regularly climb 3 to 5% or more annually, sometimes higher when a resort needs a special assessment for storm damage, a roof, or major renovation ^[4]. A special assessment is a one-time additional bill on top of your regular fee, and it can run anywhere from a few hundred dollars to several thousand, with no cap set by most contracts. Here's the part that surprises new owners most: many buyers finance the purchase at high interest rates, sometimes 12 to 18%, so the total cost over a 10-year loan term can run well past double the sticker price once interest, closing costs, and rising fees are added in. That combination, a big loan balance plus fees that go up while resale value goes to near zero, is exactly why so many owners eventually want out.

How much are timeshares actually worth on resale?

Almost always far less than what the original buyer paid, and often nothing at all. It's common to see timeshare weeks listed for $1 on resale sites, with the seller just hoping someone will take over the annual fees. A few factors move resale value up, if only slightly: fixed summer weeks at a well-run, well-located resort in a major vacation market, deeded (not right-to-use) ownership, low annual fees relative to comparable units, and a points-based system inside a large, flexible network like Marriott Vacation Club or Hilton Grand Vacations. Fractional ownership of the club-level products and weeks at destination resorts (parts of Hawaii, Orlando during peak season, Aspen) hold value better than a random midweek unit at an off-brand property in the off season. What kills resale value fast: high or rapidly rising maintenance fees, a right-to-use structure that expires on a set date, an oversupplied resort where the developer is still selling new inventory (competing with your resale listing), and any special assessment history that scares off buyers doing due diligence. If you're going to try selling it yourself before looking at a paid exit route, price it realistically low, list on a couple of reputable timeshare resale marketplaces, disclose the annual fee and any assessments honestly, and expect the process to take months, not days.

How to sell a timeshare without losing more money in the process

The single biggest risk in selling a timeshare yourself is upfront-fee resale fraud, so know this pattern before you start: a company contacts you (or you find them online) claiming they have a buyer lined up or a waitlist of interested purchasers, and they ask for a fee, often $500 to $3,000, paid before any sale happens. The Federal Trade Commission has warned specifically about this scheme, where companies collect upfront resale or rental fees and then provide little or no actual service to the owner ^[5]. Legitimate resale listing sites charge a flat, modest listing fee (commonly $30 to $100) or work on commission, taken only after a sale closes, similar to a real estate agent. Anyone who claims to have a buyer already lined up, pressures you to wire money same-day, or claims to represent a mystery buyer who "already wants your exact unit" is a red flag worth walking away from. Before listing anywhere, get your numbers straight: current annual maintenance fee, any special assessment due, whether the deed is fully paid off or still has a loan or developer note against it, and what type of ownership you hold (deeded week, right-to-use, or points). Buyers and resale platforms will ask for all of this, and having it ready speeds up any legitimate transaction. If you decide a paid resale or transfer service makes sense for your situation, compare total cost against a deed-back first, since deed-back is usually free where it's offered. See timeshare exit companies for how to vet a paid provider before signing anything.

Are timeshares scams?

The timeshare product itself is legal and regulated in every state that allows sales, so "timeshares are a scam" as a blanket statement isn't accurate. But the industry has a real, well-documented history of high-pressure sales tactics, and a separate, thriving scam industry has grown up around owners trying to exit, which is a fair reason for the skepticism. On the sales side, state attorneys general and consumer protection offices have pursued timeshare developers and marketers over misleading claims about investment value, rental income guarantees, and resale prospects. On the exit side, the FTC has specifically warned consumers about scammers who promise to sell or rent a timeshare, or to get an owner out of a contract altogether, and then collect an upfront fee while doing little or nothing to follow through ^[5]. So the honest answer: the original purchase is a real, regulated financial product that's frequently oversold and often a bad value once fees and resale losses are counted; the exit side of the industry has a genuine fraud problem that targets exactly the frustrated owners reading this article. Treat any unsolicited call, email, or ad promising a fast, no-questions-asked exit with real suspicion, and check any company's name against your state attorney general's consumer complaint database before paying anything.

What does a legitimate timeshare exit company actually do, and what should it cost?

A legitimate exit company works to transfer or terminate your ownership through legal channels, deed-back negotiation, resale assistance, or in some cases litigation over misrepresentation at the point of sale. Fees for these services commonly run from $2,000 to $8,000 or more, usually charged upfront or in installments, which is a lot of money for a service with no guaranteed outcome. Before hiring any exit company, check a few things: how long the company has operated under its current name, whether it holds money in a third-party escrow account rather than taking full payment immediately, whether it will put its refund policy in writing, and whether it has a pattern of complaints at the Better Business Bureau or your state attorney general's office. You can also search or file a complaint through the Consumer Financial Protection Bureau's public complaint system before paying anything. Ask directly whether they've ever been sued by a state AG for deceptive practices, since several exit companies have been over the past decade. A real red flag list: promises that they can cancel your contract regardless of its terms, pressure to stop paying your maintenance fees or mortgage during the process, requests for payment by wire transfer or gift card, and refusal to put fees or a refund policy in writing. If you'd rather build your own paper trail and exit strategy without paying a company's full retainer, that's the gap a lower-cost, DIY-oriented resource like ExitHonest's $149 one-time Exit Kit is built for: templates, letters, and a state-by-state process guide, not a company that contacts the resort on your behalf or promises a particular result. Compare that against a several-thousand-dollar exit company retainer before deciding which fits your situation. For a broader look at vetting any provider, see timeshare exit companies.

How do you get out of a timeshare you inherited?

Inherited timeshares are one of the most common reasons people search for an exit, because heirs often don't want the ownership and didn't agree to the fees in the first place. Under most state probate laws, an heir can disclaim (formally refuse) an inheritance, including a timeshare interest, within a set period after the decedent's death, which can prevent the deed and its fee obligations from ever transferring to you. If the estate has already gone through probate and the timeshare deed has already transferred into your name, disclaiming is no longer available, and you're back to the same four options: deed-back, resale, donation, or a paid exit service. Contact the resort's owner services department directly and ask specifically about a heir or estate deed-back process, since several major resort operators have a defined path for exactly this situation. Don't ignore mail from the resort about fees on an inherited unit even if you plan to disclaim or exit, since fee obligations and any collections action generally attach to whoever is on the deed at the time the bill is due. Get the estate's attorney or the probate court clerk to confirm the disclaimer deadline in your state before that window closes.

What if my timeshare is still under a loan or mortgage?

A timeshare with an outstanding loan balance is the hardest version of this problem, because most deed-back programs require the account to be paid off before the resort will take it back, and no legitimate buyer wants to take on your loan in a resale. If you stop paying the loan, expect the same consequences as any secured debt default: negative credit reporting, collections calls, and in some cases foreclosure on the timeshare interest, which the resort or lender can pursue similarly to how a mortgage lender forecloses on a house, though state procedures vary. The FTC's consumer guidance on timeshare exits specifically advises consumers to keep making payments owed under their contract while working through legitimate exit options, rather than stopping and hoping a company "handles it" ^[1]. If the loan balance is large relative to what the unit is worth, which is almost always the case, your realistic paths are: pay off the loan and then pursue deed-back or resale, negotiate directly with the lender (some timeshare lenders, particularly captive finance arms of large resort brands, will discuss workout options for owners in genuine financial hardship), or consult a consumer bankruptcy attorney about whether the timeshare debt fits into a broader debt relief plan. A bankruptcy filing can discharge timeshare debt in some circumstances, but it also has major credit consequences and should be a last resort discussed with a licensed attorney, not decided from a blog post.

How do rising maintenance fees change the exit math?

Rising fees are the single biggest reason owners decide to exit rather than just hold on, and the math is worth doing honestly before you pick a strategy. If your annual fee is $1,100 and it climbs 5% a year, in 10 years you're paying about $1,790 annually, and you'll have paid roughly $13,800 in cumulative fees over that decade even before any special assessment ^[4]. Compare that to the cost of exiting now: a deed-back is often free or under a few hundred dollars in administrative fees; a paid exit company runs $2,000 to $8,000; and even the $149 low end of a DIY toolkit approach is a small fraction of a decade of rising fees on a unit you may rarely use. Run your own numbers before choosing a path: current annual fee, your resort's typical annual increase (ask owner services or check your last three years of statements), and how many more years you'd realistically keep and use the unit. For most owners who no longer use their week or points regularly, the fee trajectory alone justifies moving on rather than waiting.

Frequently asked questions

How to get out of a timeshare fastest?

The fastest exit is rescission, if you're still inside your state's cancellation window (often just days after signing). Send written cancellation with proof of delivery immediately. Past that window, a resort deed-back program is typically the next-fastest legitimate option, since it skips the resale market entirely and, where offered, costs little to nothing.

How to get rid of a timeshare with no resale value?

Start with your resort's deed-back or surrender program, since most accept units regardless of resale value as long as fees are current and there's no loan balance. If deed-back isn't offered, check timeshare-specific donation programs. A paid exit company is the last resort, not the first move, when the unit itself is worth nothing.

Are timeshares scams, or just bad investments?

Timeshares are a legal, regulated product, not inherently a scam, but they're widely considered a poor financial investment due to high upfront prices, rising fees, and near-zero resale value. Separately, the exit side of the industry has real fraud, with the FTC warning about companies that take upfront fees and deliver no actual exit help.

How much is a timeshare, on average, to buy?

The average price of a new timeshare purchased directly from a developer was about $23,940 in 2023, per American Resort Development Association survey data. That figure doesn't include financing interest, closing costs, or the annual maintenance fee, which typically runs $1,000 or more a year and rises annually.

How much do timeshares cost per year after purchase?

Beyond the upfront purchase price, expect an annual maintenance fee, commonly in the $1,000 to $1,120 range on average, that typically rises 3 to 5% or more each year. Special assessments for repairs or storm damage can add several hundred to several thousand dollars in a given year, on top of the regular fee.

How to sell a timeshare without getting scammed?

Use a reputable resale marketplace charging a flat listing fee (commonly $30 to $100) or a commission taken only at closing. Never pay a large upfront fee to a company claiming it has a guaranteed buyer. Check any resale company against your state attorney general's complaint database before paying anything.

How do you get out of a timeshare contract you just signed?

Find the cancellation clause in your contract, confirm your state's exact rescission window (commonly just days from signing, varies by state), and send written cancellation by certified mail or another method with delivery proof before that window closes. Keep copies of everything and follow up if the refund doesn't arrive in the timeframe your state law requires.

What happens if I just stop paying my timeshare fees?

Expect collections calls, negative credit reporting, and potentially foreclosure on the timeshare interest, since maintenance fees and loan payments are contractual obligations tied to the deed. The FTC advises consumers to keep paying what they owe while pursuing a legitimate exit rather than simply stopping payment and hoping the account disappears.

Can I get out of an inherited timeshare?

If the estate hasn't finished probate, you may be able to formally disclaim the inheritance within your state's deadline, preventing the deed from ever transferring to you. If it already transferred, you're an owner and can pursue deed-back, resale, donation, or a paid exit service like any other owner.

Is a timeshare exit company worth the cost?

Sometimes, if the company is legitimate, holds fees in escrow, and your situation (loan balance, deed complexity, unresponsive resort) genuinely needs professional handling. Fees commonly run $2,000 to $8,000. Always check a free resort deed-back program first, since it costs less and skips the middleman entirely.

How long does it take to get rid of a timeshare?

Rescission, if you're inside the window, can be done in days with a refund arriving within a few weeks. Deed-back programs commonly take one to three months. Resale can take many months with no guarantee of a buyer. Paid exit companies often quote 6 to 18 months depending on the resort and ownership type.

What's the difference between a deed-back and selling a timeshare?

A deed-back is transferring the deed directly back to the resort or management company, usually for free or a small fee, with no buyer involved. Selling means finding a third-party buyer, typically for a very low price, through a resale marketplace, and completing a standard deed transfer and closing process.

Sources

1. Federal Trade Commission, Consumer Advice: "Time to Sell Your Timeshare?": Consumers should keep paying and keep records while pursuing a legitimate timeshare exit rather than stopping payment
2. Florida Statutes, Chapter 721, Section 721.10 (Vacation and Timeshare Plans, cancellation): Florida gives buyers 10 calendar days to cancel a timeshare contract, with refund due within 20 days of a valid cancellation notice
3. Internal Revenue Service, Publication 561, Determining the Value of Donated Property: A qualified appraisal is generally required for noncash charitable donations claimed above $5,000, which applies to donated timeshare deeds
4. American Resort Development Association Foundation, 2023 State of the Vacation Timeshare Industry: Average U.S. timeshare purchase price and average annual maintenance fee figures
5. Federal Trade Commission, Consumer Advice: "Selling Your Timeshare": Scammers charge upfront fees promising to sell or exit a timeshare and then provide little or no actual help