Last updated 2026-07-25
TL;DR
There's no one "best company" that gets rid of every timeshare. The right path depends on whether you're still inside your rescission window, whether your resort has a deed-back program, and whether the timeshare has resale value at all. Most owners do better with a free deed-back or rescission letter than with a paid exit company.
Is there really a single best company to get rid of a timeshare?
No, and anyone who tells you otherwise is selling something. The honest answer is that "getting rid of a timeshare" isn't one problem, it's four different problems wearing the same coat: you're still inside your rescission window, you own it free and clear and want out, you inherited one you never wanted, or you're behind on payments and panicking. Each situation has a different best move, and none of them is automatically "hire a company." The Federal Trade Commission has sued multiple timeshare exit and relief companies for deceptive practices. In one case, the FTC and the State of Missouri sued Resort Release, Vantage Management Group, and related defendants, alleging the company charged consumers upfront fees while falsely promising to eliminate their timeshare obligations, and the FTC's own case summary states the defendants "charged consumers thousands of dollars in up-front fees" for services they often failed to deliver [1]. That's not a knock on every company in this space, but it means "best company" searches are exactly where scammers try to rank. If you take one thing from this article, take this: figure out which of the four situations you're in before you pay anyone a dollar. A lot of owners could solve their problem for free or for a few hundred dollars, and instead pay $3,000 to $8,000 to a company that does the same paperwork they could've done themselves. We break down exactly how to get out of a timeshare by situation on our how to get out of a timeshare page.
How do you get out of a timeshare, step by step?
Start by checking your calendar, not your inbox. Every state gives timeshare buyers a rescission period, a window after signing where you can cancel for any reason and get a full refund, no lawyer or company needed. The length varies by state: some are as short as 3 business days, others run 10 or 15 days, and it depends on where you signed and that state's specific statute. Confirm your state's rescission window before you do anything else, because this is the cheapest and cleanest exit that exists. If that window has closed, the next question is whether your resort or management company runs a deed-back or "exit" program. A growing number of major developers, including some Marriott Vacation Club, Hilton Grand Vacations, and Bluegreen properties, offer ways to hand the deed back if you're current on fees and the unit is paid off. These programs cost little or nothing beyond a transfer fee, but they're not offered on every property and they usually require you to owe nothing on the loan. If there's no deed-back option, look at resale. Timeshares almost never appreciate, and many resell for a few hundred dollars or less on the secondary market, so don't expect to recoup your purchase price. Still, a legitimate licensed real estate agent or the timeshare's own transfer department can sometimes move it, especially at popular resorts with low annual fees. Only after ruling out rescission, deed-back, and resale should you consider a paid exit path, and even then, look hard at what you're paying for versus what you could do yourself with a checklist and some patience. For state-specific cancellation rules, see our timeshare cancellation guide.
How do I get out of a timeshare if I'm past the rescission period?
Once rescission has closed, you're generally locked into the contract, and getting out means finding a legal exit path rather than canceling the deal. Most state timeshare statutes make this window short and final; once it lapses, the buyer's unilateral right to cancel is gone and the contract stands like any other real estate contract. Your realistic options, in order of what we'd try first: check for a deed-back or surrender program with your specific resort or its management company; try to sell or even give away the timeshare through a licensed resale broker or the developer's own resale arm; and if none of that works, consider a timeshare exit company or attorney, understanding what that actually costs and how long it takes. What you should not do is stop paying your maintenance fees or loan hoping the resort will just let it go. Unpaid fees can go to collections, get reported to credit bureaus, and in some cases lead to foreclosure on the timeshare interest, which can still hurt your credit even though the property itself isn't worth much. Keep paying what you owe while you sort out an exit strategy.
How do you sell a timeshare, and is it worth trying?
Selling is worth trying first because it costs little and sometimes works, but go in with real expectations: timeshares are not an investment and most have little or no resale value. To actually sell, use a licensed real estate broker who specializes in timeshare resale in your state (check your state's real estate licensing board to confirm they're legitimate), or contact your resort's own resale or transfer department, which sometimes has an internal marketplace. Avoid any company that asks for a large upfront "listing fee" or guarantees a sale price; the FTC's case against Resort Release shows this exact pattern, upfront fees taken with no sale or cancellation ever delivered [1]. A few realistic outcomes: you sell for a small amount and are relieved to be rid of the fees, you sell for $1 just to transfer the deed and stop owing maintenance fees, or you can't find a buyer at any price and move to a deed-back or exit company instead. All three are common outcomes; none of them means you did something wrong.
How much do timeshares cost, and how much are they worth later?
| Upfront purchase price (average, ARDA 2023) | ~$24,140 [2] | |
|---|---|---|
| Average annual maintenance fee | ~$1,240 [2] | |
| Typical resale value (secondary market) | $0 to a few hundred dollars | |
| Typical paid exit company fee | $2,000 to $8,000+ | |
| ExitHonest Exit Kit (self-directed) | $149 one-time | If you're weighing whether ongoing fees are the real problem rather than the ownership itself, our maintenance fees coverage breaks down what's negotiable and what isn't. |
Timeshares typically cost far more upfront than they're worth on resale, which is the core financial trap owners run into. According to ARDA's 2023 State of the Vacation Timeshare Industry report, the average price paid for a timeshare interval was about $24,140, and the average annual maintenance fee was around $1,240 [2]. Those maintenance fees rise almost every year, often faster than general inflation, and can jump sharply after a special assessment for storm damage or building repairs. Here's the gap that catches owners off guard: resale value. Because the initial price includes heavy sales, marketing, and commission costs (developers frequently disclose that a large share of the purchase price goes to sales and marketing, not real estate value), that value doesn't transfer to a resale buyer. It's common to see timeshares that cost $20,000 to $30,000 new listed for resale at $500 or less, or given away for free just to escape ongoing fees. | Cost stage | Typical range |
Are timeshares scams?
Most timeshares are legal, regulated products, not scams in the legal sense, but the sales process and secondary market around them attract real scams, and that distinction matters. The underlying contract, the annual fee structure, the right-to-use or deeded interest, all of that is disclosed and enforceable under state law. What's often misleading is the sales pitch: high-pressure presentations, exaggerated claims about resale value or rental income, and "today only" pricing that pushes people to sign before thinking it through. The scam risk shows up heaviest after the purchase, in the exit and resale market. The FTC's case against Resort Release alleged the company and its principals collected large upfront fees from timeshare owners nationwide while failing to deliver the cancellations they promised [1]. Several state attorneys general, including Florida's Office of the Attorney General, pursue timeshare exit scam cases through their consumer protection divisions and warn residents not to pay large sums upfront to a company that cold-calls them. The practical rule: be skeptical of the sales pitch when buying, and be doubly skeptical of anyone who contacts you promising to eliminate your contract for a big upfront fee. Legitimate help exists, but no one, including us, can promise a specific outcome, because results depend on your specific contract, your state's law, and your resort's willingness to work with you.
How do exit companies actually work, and what do they cost?
Most timeshare exit companies work one of two ways: they negotiate directly with your resort for a deed-back or surrender, or they refer your account to an attorney who challenges the contract on legal grounds (fraud in the sales presentation, violations of state disclosure law, and similar claims). Fees for full-service exit companies commonly range from about $2,000 to $8,000 or more, often collected upfront or in installments before any resolution happens, a pattern documented in the FTC's case against Resort Release, where the agency alleged large upfront fees were taken before any cancellation was delivered [1]. A smaller number of firms work on contingency or use escrow arrangements, where fees are only released once the exit is confirmed. That structure is generally safer for the consumer, but it's not universal, and you should get the fee structure in writing before signing anything. Before hiring any exit company, verify it's in good standing with your state's Secretary of State business registry, check for complaints with your state Attorney General's consumer protection office and the Better Business Bureau, and ask specifically how fees are structured and what happens if the exit doesn't succeed. Our timeshare exit companies page walks through vetting questions in more detail, and our timeshare call list tracks which resorts have documented deed-back contacts.
What red flags mean a timeshare exit offer is a scam?
The clearest red flag is a large upfront fee combined with a promise of certainty. No legitimate company can promise a specific outcome, because the result depends on your contract terms, your state's law, and your resort's cooperation, none of which the exit company controls. The FTC's action against Resort Release specifically targeted this combination: large upfront payments paired with assurances that the company would get consumers out of their contracts [1]. Other patterns worth watching for: cold calls claiming to have a "buyer already lined up" for your unit, pressure to wire money quickly, requests for your timeshare's title or deed information before any contract is signed, and companies that discourage you from contacting your state Attorney General or the resort directly. Some scammers also pose as government affiliated or claim a relationship with your original resort that doesn't exist. A practical gut check: if a company pressures you to decide today, ask you to pay by wire transfer or gift card, or refuses to put its fee structure in writing, walk away. Legitimate deed-back programs and reputable exit paths don't need that kind of pressure to work.
How much is a timeshare worth if I try to give it away?
Often close to nothing, which is exactly why deed-back programs and free-transfer options exist. Because resale demand is thin and annual fees keep rising, many owners find the timeshare has negative practical value, meaning nobody wants it even for free because they'd be taking on the maintenance fee obligation too. Owners sometimes turn to online forums or deed-transfer services that charge a modest fee (often a few hundred dollars) just to process a transfer to a willing new owner, family member, or in rare cases a nonprofit. Before attempting a giveaway, check whether your resort restricts transfers, requires board approval, or charges a transfer fee itself. Some contracts include a right of first refusal clause that lets the resort block or reclaim the interest before any resale or transfer, so read your original purchase agreement carefully before promising the timeshare to anyone.
What about inherited timeshares, do heirs have to accept them?
Heirs are generally not automatically stuck with a timeshare; in most states, an executor or heir can disclaim (formally refuse) an inheritance, including a timeshare interest, within a set time period under state probate law. If you disclaim it properly, the interest typically passes to the next heir in line or reverts to the estate, and you're not personally liable for the fees. The catch is timing and paperwork. Disclaimers usually need to be filed with the probate court within a specific window, and once you've used the timeshare, accepted a benefit from it, or made a payment on it, you may lose the right to disclaim. The Uniform Disclaimer of Property Interests Act, adopted in some form by many states, generally requires a disclaimer to be in writing, signed, and delivered within a defined period after the interest arises for it to be effective under state law [3]. If you're an executor dealing with a deceased relative's timeshare, talk to the estate's probate attorney before you pay a single maintenance fee bill from estate funds, and check whether the resort has a deed-back program that will accept the transfer directly from the estate.
How to get rid of a timeshare without paying a big company
Plenty of owners get out without hiring anyone. The self-directed path looks like this: confirm whether you're still in rescission and, if so, send a rescission letter by certified mail following your state's exact requirements; if that window's closed, contact your resort's owner services line directly and ask about deed-back, surrender, or hardship programs; request the specific form and instructions in writing. If deed-back isn't available, list the unit for resale through a licensed broker or the resort's own resale channel, understanding you likely won't recover your purchase price. If none of that works and the timeshare truly has no willing buyer, you'll be choosing between continuing to pay fees, exploring a deed-in-lieu type arrangement if your resort offers one, or hiring an exit company as a last resort. This is the gap our $149 one-time Timeshare Exit Kit is built for: a structured, self-directed packet of the letters, timelines, and state-specific checklists that a $5,000 exit company would otherwise charge you to handle, without us contacting the resort or developer on your behalf and without any promise of a specific outcome, because no one can honestly make that promise. You can build yours at /exit-kit-builder.
How do I check if a timeshare exit company is legitimate before paying?
Run four checks before you pay anyone. First, search the company name plus "complaint" alongside your state Attorney General's consumer protection division; many state AGs publish searchable complaint databases or consumer alert pages, including Florida's. Second, check the Better Business Bureau profile for pattern complaints about upfront fees with no results. Third, verify the company is registered to do business in its stated state through the Secretary of State's business search tool. Fourth, ask for the fee structure and refund policy in writing, and read it before signing. A legitimate company or attorney will not object to you taking a few days to check these things or to run the contract by an outside attorney. If you feel rushed, that's information too. Our how do you get out of a timeshare and how to get out of timeshare guides go deeper on state-by-state rescission language and deed-back contacts if you want to build your own timeline before deciding whether to hire anyone at all.
Frequently asked questions
How to get out of a timeshare fastest?
The fastest legal exit is rescission, canceling within your state's specific window after signing (commonly a matter of days, and it varies by state, so confirm your state's rescission window). Outside that window, a deed-back program with your resort, when available, is typically faster than resale or hiring an exit company, which can take months.
How do you get out of a timeshare after the rescission period ends?
Contact your resort about a deed-back or surrender program first, since many major developers offer one for owners who are current on payments and own the unit free and clear. If that's not available, try resale through a licensed broker, and only consider a paid exit company or attorney as a later step.
How to sell a timeshare that nobody seems to want?
List it through a licensed timeshare resale broker or your resort's own resale department, and be realistic that many timeshares sell for a few hundred dollars or less, or transfer for $1 just to move the deed. If it truly won't sell, ask about a deed-back or surrender program instead.
Are timeshares scams, or is the product itself legal?
The timeshare product itself is legal and regulated under state law. The scam risk concentrates in high-pressure sales pitches during the original purchase and in the post-purchase exit and resale market, where the FTC sued Resort Release and related defendants over alleged upfront fees with no cancellations delivered [1].
How much do timeshares cost on average?
ARDA's 2023 industry report put the average timeshare interval purchase price at roughly $24,140, with average annual maintenance fees around $1,240 [2]. Actual prices vary widely by resort brand, unit size, and season, and maintenance fees typically increase most years.
How much is a timeshare worth on resale?
Often very little. Because upfront prices include heavy sales and marketing costs that don't transfer to a resale buyer, many timeshares resell for a few hundred dollars or less, and some sell for $1 just to complete a deed transfer. Treat any purchase price you paid as largely non-recoverable.
How to get rid of a timeshare I inherited?
Check whether you can legally disclaim the inheritance through the probate court, generally before accepting any benefit or making a payment on it. Many states base this on the Uniform Disclaimer of Property Interests Act, which requires a signed, written disclaimer delivered within a defined period [4]. If you've already accepted it, look into the resort's deed-back program before paying ongoing fees.
Is it safe to hire a timeshare exit company?
Some are legitimate, but the sector has real scam risk, as shown by the FTC's case against Resort Release over alleged upfront-fee practices [1]. Before paying, check your state Attorney General's consumer complaint database, the Better Business Bureau, and the Secretary of State business registry, and get the fee structure in writing. Avoid any company that promises a specific result or demands a big upfront wire payment.
Can I just stop paying my timeshare maintenance fees to get rid of it?
No. Stopping payment on fees you owe can lead to collections, credit damage, and in some cases foreclosure on the timeshare interest, even though the underlying asset has little resale value. Pursue rescission, deed-back, resale, or a documented exit path instead of simply nonpayment.
What's the difference between a deed-back program and an exit company?
A deed-back program is offered directly by the resort or its management company and typically costs little or nothing if you're current on fees and own the unit outright. An exit company is a third party you pay, commonly $2,000 to $8,000 or more, to negotiate or litigate on your behalf, with no promised result.
How long does it take to get out of a timeshare?
Rescission takes days if you act within the window. Deed-back programs commonly take a few weeks to a few months of paperwork. Resale can take months with no guaranteed outcome. Exit companies vary widely, and the FTC's case record against Resort Release describes consumers waiting long periods with no cancellation delivered before the agency stepped in [1].
Do timeshare companies have to let me cancel?
Only within your state's legal rescission period, which is short and starts at signing. After that period closes, cancellation generally isn't a legal right; you're relying on a deed-back program, resale, or a negotiated exit instead. Confirm your specific state's rescission rule before assuming you have a right to cancel.
Sources
- Federal Trade Commission, "FTC and State of Missouri Take Action to Stop Timeshare Exit Team" (case summary, Resort Release Inc., fka Vantage Management Group): FTC and Missouri enforcement action alleging Resort Release charged consumers thousands of dollars in upfront fees and failed to deliver promised timeshare cancellations
- ARDA, 2023 State of the Vacation Timeshare Industry Report: Average timeshare interval purchase price (~$24,140) and average annual maintenance fee (~$1,240)
- Uniform Law Commission, Uniform Disclaimer of Property Interests Act (1999): Requirements for a valid disclaimer of an inherited property interest, including timeshare interests, under state adoptions of the uniform act
- Consumer Financial Protection Bureau, Fair Debt Collection Practices Act consumer information: Unpaid timeshare fees sent to collections are subject to federal debt collection rules that can affect credit reporting
- Federal Trade Commission, FTC Act Section 5 enforcement authority over unfair or deceptive practices: Legal basis for FTC actions against deceptive upfront-fee timeshare exit and resale companies