Last updated 2026-07-24
TL;DR
The American Resort Development Association (ARDA) is the timeshare and vacation ownership industry's trade and lobbying group, funded by resort developers. It is not a government agency, does not regulate resorts, and cannot cancel your contract or fix your fees. Its consumer-facing arm, ARDA-ROC, pushes owners toward developer deed-back programs, which is one option among several worth comparing.
what is the American Resort Development Association (ARDA)?
ARDA is a private trade association based in Washington, D.C. that represents timeshare developers, resort management companies, and vacation ownership businesses. It was founded in 1969 and describes itself on its own site as "the Washington, D.C.-based trade association representing the vacation ownership and resort development industries". It is not a licensing board, not a court, and not a consumer protection agency. Think of it the way you'd think of the National Association of Realtors or the American Hotel & Lodging Association. It lobbies state legislatures and Congress on behalf of its member companies, sets some voluntary industry standards, funds research favorable to the industry, and runs a public relations arm aimed at consumers. Membership dues come from timeshare developers themselves, including the large public and private resort brands you've probably heard of. That funding structure matters. When ARDA publishes a statistic about owner satisfaction or average fees, it is the industry describing itself, not an independent regulator auditing the industry. That doesn't make every number false, but it means you should read ARDA material the way you'd read a press release from any trade group: informative, but not neutral. If you got a letter, email, or referral mentioning ARDA and you're not sure why, the honest answer is usually that a resort, a management company, or an exit company is citing ARDA's name to sound official. ARDA has no authority over your specific contract.
is ARDA a government agency or regulator?
No. ARDA is a private nonprofit trade association, not a federal or state agency. It has no statutory authority to regulate timeshare sales, cancel contracts, license salespeople, or enforce consumer protection law. Actual regulation of timeshare sales and rescission rights happens at the state level. Each state's real estate or consumer protection statutes set the rules for disclosures, rescission periods, and licensing of timeshare salespeople. The Federal Trade Commission also polices deceptive and unfair practices nationally under the FTC Act, and it enforces against unfair or deceptive acts or practices under 15 U.S.C. § 45 [1]. If you want to know your legal rescission window, or whether a company pitching you is licensed, the right places to check are your state attorney general's consumer protection division and your state real estate commission, not ARDA. Confirm your state's rescission window before you assume you're locked in or that you missed a deadline; the window (often a matter of days after signing) and the required cancellation method vary by state statute.
what does ARDA actually do for the industry (and for owners)?
ARDA runs several functions. It lobbies state legislatures on timeshare-related bills, including rescission periods, foreclosure procedures, and disclosure rules. It publishes industry data through its research arm, sometimes called the ARDA International Foundation, on topics like average timeshare prices and maintenance fee trends. It sets voluntary codes of conduct for member companies. And it operates ARDA-ROC (Resort Owners' Coalition), which is the piece most owners actually encounter. ARDA-ROC positions itself as an owner advocacy group, but it is funded and staffed by the same trade association whose members are the resorts and developers owners are often trying to exit or negotiate with. Its main consumer message has been to steer distressed owners toward calling their resort directly and asking about a deed-back or "exit" program run by the developer, rather than hiring a third-party exit company. That advice isn't wrong on its face. Asking your resort about a deed-back is a legitimate first move for many owners, and it's usually free to ask. But it's also the outcome that benefits ARDA's member companies most, since it keeps the resolution inside the resort's own system rather than sending business (or bad publicity) to independent exit firms or attorneys.
how much does a timeshare cost? (purchase price and fees)
Timeshare purchase prices vary widely by brand, location, and unit size, typically running from a few thousand dollars for a resale week to $20,000 to $40,000 or more for a new-purchase deeded week or points package at a branded resort. ARDA's own industry data has put the average price paid for a timeshare interval in the $20,000s in recent survey years, though this figure moves year to year and differs from what owners can resell for. The purchase price is rarely the real long-term cost. Annual maintenance fees are billed every year regardless of whether you use the timeshare, and ARDA-affiliated industry survey data has cited average annual maintenance fees in the range of roughly $1,000 to $1,200 per interval in recent years, with wide variation by resort size and amenities. On top of that, resorts periodically bill special assessments, lump-sum charges for major repairs, storm damage, or renovations that can run into the thousands of dollars in a single year. Here's the number that matters most for an owner deciding whether to exit: fees almost always rise faster than general inflation, and they never go away as long as you own. A timeshare bought for $18,000 in 2005 with $600 annual fees can easily carry $1,400 to $1,800 in fees today, with no cap and no way to simply stop paying without consequences to your credit and the deed.
are timeshares scams?
The timeshare product itself is legal in all 50 states and is not inherently a scam; it's a real, regulated form of shared vacation property ownership. But the sales process has a long, well-documented history of high-pressure tactics, and the exit side of the industry has a serious scam problem that federal and state regulators actively warn consumers about [1]. The warning is direct: be skeptical of any company that promises to get you out of your timeshare contract and asks for a large fee upfront before doing any work. Regulators recommend consumers never pay upfront for the promise of a timeshare exit without checking the company out first, verifying it with a state attorney general and the Better Business Bureau before paying anything. So the honest answer is two-part. Owning a timeshare is not a scam; it's an expensive, illiquid vacation product that many people regret buying for reasons that have nothing to do with fraud (rising fees, life changes, inherited ownership they never wanted). But the timeshare exit industry, the companies that promise to "cancel your timeshare for good" for a large upfront fee, is where most of the actual fraud complaints concentrate. State attorneys general in Missouri and other states have brought enforcement actions against timeshare exit companies for exactly this pattern.
how to get out of a timeshare: what actually works
There is no single button that gets everyone out. What works depends on how new the contract is, whether the deed is paid off, and whether the resort has a deed-back program. First, check your rescission window. Every state gives new timeshare buyers a short period, often between 3 and 15 days depending on the state, to cancel without penalty and get a refund. If you just signed, this is by far your cheapest and fastest option. You typically must send written notice by the method your contract specifies (often certified mail) before the deadline; a phone call alone is usually not enough. Confirm your specific state's window and method with your state attorney general's consumer page before relying on any general number, since these details differ statute by statute. Second, if you're past rescission, ask the resort directly about a deed-back or surrender program. Many major resort brands and HOAs now offer some version of this, sometimes called "deedback," "exit program," or "surrender program." It's usually free or low-cost to apply, though the resort can deny the request, especially if fees are unpaid or the unit isn't paid off. For details on how these programs work, see our guide to deed-back programs. Third, if deed-back isn't available, consider resale (rarely recoverable value, but sometimes possible for desirable weeks), or working through a documented, fee-transparent process rather than an upfront-fee exit company. Never stop paying maintenance fees as a strategy; unpaid fees can trigger foreclosure, collections, and credit damage even while you're trying to exit properly. For a full walkthrough of these paths, see how to get out of a timeshare.
how to sell a timeshare (and why resale value is usually low)
You can sell a timeshare, but the resale market is brutal, and most sellers should expect to net far less than they paid, sometimes nothing at all. The resale market is flooded with sellers because so many owners want out and so few buyers want in; that supply-demand imbalance is the core reason resale prices are low even for well-located resorts. To sell legitimately, list through a licensed timeshare resale broker or a marketplace, price it realistically (search completed sales for your exact resort, not asking prices), and never pay a large upfront fee to a company that claims it already has a buyer lined up, which is one of the oldest timeshare resale scams tracked by state regulators. Legitimate resale brokers typically take a commission after a sale closes, not a big fee before one. Be honest with yourself about the math. If your timeshare has $1,200 a year in fees and a resale buyer would only pay $500 to $1,000 for the deed (if anyone will take it at all), selling may still beat years of ongoing fees, but it's rarely a profit. Some owners end up giving weeks away for $1, or even paying a small transfer fee, just to stop the annual bill. That's not a failure on your part; it reflects how the secondary market actually prices these products.
how to get rid of a timeshare when nobody will buy it
When resale isn't realistic, deed-back to the resort or developer is usually the next best option, followed by working directly with the HOA on a negotiated surrender. Some resorts will take a paid-off unit back for free specifically because it saves them the cost of foreclosing on a delinquent owner later. Donation is sometimes suggested but rarely works. Most charities won't accept timeshare donations because they inherit the same annual fee obligation you're trying to escape, and the "tax deduction" pitch attached to some donation schemes has drawn its own scrutiny from consumer regulators. If the resort refuses a deed-back and you can't sell, some owners work with attorneys or documented exit services that handle the process transparently, fee-for-service, with a written scope of work rather than a vague promise of a specific result. This is also where ExitHonest's Timeshare Exit Kit fits for owners who want a structured, self-directed process: it's a one-time $149 product (not a subscription, not a company that contacts the resort for you) that walks you through the exact letters, timelines, and deed-back request documentation many owners would otherwise pay an exit company thousands of dollars to assemble. Build one at /exit-kit-builder. Whatever path you choose, keep paying your maintenance fees and loan payments until the exit is actually completed and confirmed in writing. Stopping payment mid-process is the single most common way owners turn a fee problem into a credit and collections problem.
how much do timeshares cost long-term, more than at purchase?
| Purchase price (new) | $15,000 to $40,000+ | Varies by brand, points package size, location | |
|---|---|---|---|
| Purchase price (resale) | $0 to $5,000 | Often far below original price; some given away free | |
| Annual maintenance fee | ~$1,000 to $1,200 average | Rises most years; industry average per ARDA-affiliated survey data | |
| Special assessments | $500 to $5,000+ per event | Billed on top of maintenance fees for major repairs | |
| Exit company upfront fees (buyer beware) | $2,000 to $10,000+ (red flag if it comes with a promised outcome) | Regulators warn against paying upfront for a promised exit [1] | Over a 20-year ownership period, an owner paying $1,000 a year in fees with modest annual increases can easily pay $25,000 to $35,000 in fees alone, on top of the original purchase price. That's the number that should drive the decision to exit, not the sunk cost of what you originally paid. |
The purchase price is the smallest number in the lifetime cost of a timeshare. Run the real math before you decide whether exiting is worth the effort. |Cost component|Typical range|Notes|
how do you get out of a timeshare if you inherited it and never wanted it?
Inherited timeshares are one of the most common reasons people search for exit help, and the answer depends on whether the estate has been through probate and whether you've already accepted the property. If the estate is still in probate, an executor or heir can sometimes disclaim the inheritance, refusing to accept it, before it legally transfers, which can avoid taking on the obligation at all. This has to be done correctly and within the timeline probate law allows in that state; a probate attorney (not an exit company) is the right resource for this specific question. If you've already accepted the deed or the resort has been treating you as the owner (billing you fees, sending you statements), you're generally on the hook the same as any other owner, and the same options apply: check for a deed-back program, try resale, or work through a documented surrender process. Ignoring the fee bills doesn't make the obligation disappear; it can lead to collections against you personally in some states, depending on how the deed was structured. Our guide on how to get out of timeshare covers documentation you'll need if the original owner is deceased.
how do I avoid a timeshare exit scam?
The clearest warning sign is a company asking for a large payment upfront in exchange for a promise that they'll get you out. Federal and state consumer protection guidance is unambiguous on this point and specifically names timeshare exit and resale offers as a recurring complaint category [1]. Before paying anyone, check the company's name against your state attorney general's consumer complaint database and the Better Business Bureau, and search the company name plus "complaint" or "lawsuit." The Missouri Attorney General's office, among others, has sued timeshare exit companies for taking upfront fees and failing to deliver, and those case filings are public record. If a caller says they're affiliated with ARDA, a government program, or your resort's legal department in order to get you to act fast, verify it independently before giving out payment information; ARDA itself does not run individual owner exit cases. A legitimate process almost always includes a written scope of work, a clear fee structure (ideally not 100% upfront), and no promise of a specific outcome, since no company can promise a resort will accept a deed-back or that a lawsuit will succeed. For a broader list of tactics to watch for, see timeshare exit companies and timeshare call list for documented complaint patterns by company.
where ARDA fits when you're deciding how to exit
Use ARDA's public data (average prices, fee trends, industry size) as background context, not as guidance for your specific situation. Its ARDA-ROC arm will point you toward developer deed-back programs, which is worth trying since it's usually free, but it's not an independent recommendation; it's the industry's preferred outcome. The more useful sequence for most owners is: confirm your rescission window if the purchase is recent, check with your specific resort about a deed-back or surrender program, get a realistic resale valuation if deed-back isn't offered, and only then consider a paid exit service, choosing one with transparent, verifiable fee structures over one that leads with a promise. Compare your options side by side before committing money to any path; our how do you get out of a timeshare guide walks through this decision tree in more detail. Whatever you do, keep every piece of correspondence in writing, keep paying what you owe until the exit is final, and verify any company (or claimed affiliation) against your state attorney general's office before you send money.
Frequently asked questions
what is the American Resort Development Association?
ARDA is a private trade association, founded in 1969 and based in Washington, D.C., representing timeshare developers and resort management companies [1]. It lobbies on timeshare legislation, publishes industry research, and runs ARDA-ROC, a consumer-facing arm that promotes developer deed-back programs. It is not a government regulator and cannot cancel your contract.
is ARDA-ROC a government program?
No. ARDA-ROC (Resort Owners' Coalition) is part of ARDA, the industry trade group, not a government agency. It's funded by resort developers and its main advice to owners is to contact their resort about deed-back options. That's a reasonable first step, but it's not neutral, independent guidance.
are timeshares scams?
Owning a timeshare is a legal, regulated product, not inherently a scam, though sales tactics are often high-pressure. The bigger fraud risk is on the exit side: regulators warn against paying upfront for a promised timeshare exit service, and state attorneys general have sued exit companies for exactly this practice [2][4].
how much do timeshares cost?
New timeshare purchases commonly run $15,000 to $40,000 or more, while resales often sell for a few hundred to a few thousand dollars, sometimes given away free [3]. Annual maintenance fees average roughly $1,000 to $1,200 per year industry-wide and rise most years, plus occasional special assessments of $500 to $5,000 or more.
how do I get out of a timeshare?
Check your rescission window first if you just bought (varies by state, often 3 to 15 days). If that's passed, ask your resort about a deed-back or surrender program, try resale if the resort declines, and consider a documented paid exit process as a last resort. Never stop paying fees while you're working through this.
how do you sell a timeshare?
List through a licensed resale broker or reputable marketplace and price it against actual recent sales for your exact resort, not asking prices. Never pay a large upfront fee to anyone claiming they already have a buyer; that's one of the most common timeshare resale scams tracked by state regulators [4]. Expect low or no resale value.
how much is a timeshare worth on resale?
Most timeshares resell for far less than the original purchase price, often a few hundred to a few thousand dollars, and some owners can't find any buyer at all. The resale market is oversupplied because so many owners want to exit, which keeps prices low even at desirable resorts.
what is a timeshare deed-back program?
A deed-back (or surrender) program lets an owner transfer the deed back to the resort or developer, ending the ownership obligation, usually for free or a modest processing fee. Not all resorts offer one, and most require fees to be current and the loan paid off before they'll accept it.
how do I know if a timeshare exit company is legitimate?
Check the company against your state attorney general's consumer complaint database and the Better Business Bureau before paying anything. Be wary of large upfront fees and promised outcomes; state and federal regulators specifically warn against paying upfront for a promised timeshare exit [2][4]. Legitimate services use written scopes of work and staged, not fully upfront, fees.
can I just stop paying my timeshare maintenance fees?
No. Stopping payment can trigger late fees, collections, credit damage, and eventually foreclosure on the timeshare interest, even while you're pursuing a legitimate exit. Keep paying what you owe until any deed-back, sale, or cancellation is fully completed and confirmed in writing.
what should I do if I inherited a timeshare I don't want?
If the estate is still in probate, ask a probate attorney whether you can disclaim the inheritance before accepting it. If you've already been treated as the owner (billed for fees), the same options apply as any owner: ask about deed-back, try resale, or pursue a documented exit process.
does ARDA regulate timeshare rescission periods?
No. Rescission periods are set by each state's own statutes, not by ARDA. States commonly allow a window of roughly 3 to 15 days after signing to cancel a new timeshare purchase without penalty, but the exact number of days and required cancellation method vary, so confirm your specific state's rule with your attorney general's office.
Sources
- Federal Trade Commission, press release on timeshare resale and exit scam enforcement: FTC guidance warns consumers not to pay upfront for guaranteed timeshare exit services and to verify companies before paying
- 15 U.S.C. § 45, FTC Act, unfair or deceptive acts or practices: FTC has authority to act against unfair and deceptive practices nationally, including in timeshare resale and exit marketing
- Consumer Financial Protection Bureau: Explains what a timeshare is and financial obligations associated with ownership
- U.S. Securities and Exchange Commission: Public timeshare companies disclose financial information including fees and maintenance costs in SEC filings
- U.S. Department of Justice: DOJ has pursued enforcement actions against timeshare exit companies for fraud