Last updated 2026-07-24
TL;DR
The American Resort Development Association (ARDA) is the timeshare industry's trade group, representing developers and resorts. ARDA reviews and ratings don't address what most owners need: honest exit options, rising maintenance fees, or scam avoidance. If you're stuck in a contract, your legal exits are rescission (typically 3-10 days post-purchase), developer deed-back programs, resale (often for $1), or legitimate transfer. ARDA is not an oversight agency and does not help owners exit contracts.
What is ARDA and what does it actually do?
The American Resort Development Association is a Washington, D.C.-based trade association founded in 1969. It represents about 550 member companies, including timeshare developers, resort operators, and related service firms. ARDA lobbies state legislatures and Congress, publishes industry statistics, and runs educational conferences for its members. ARDA is not a consumer protection agency. It does not license resorts, investigate complaints, or enforce contracts. The organization's funding comes from developer membership dues and conference fees, so its mission is to advance the industry's interests. That's not inherently dishonest, it's just what a trade group does. ARDA operates a self-policing code of conduct called the ARDA Resort Owner Coalition (ARDA-ROC), which about 60 resorts have joined voluntarily. Membership requires certain disclosures and promises to maintain property standards. Enforcement is internal, and there's no public complaint database. If you have a dispute with your resort, your state attorney general or local consumer protection office is the actual enforcement body.
Do ARDA reviews or ratings mean a timeshare is safe to buy?
ARDA does not publish consumer reviews or rate individual resorts the way TripAdvisor or the Better Business Bureau does. The organization's website lists member companies and ARDA-ROC participants, but membership itself is simply proof a developer paid dues. It is not an endorsement of contract terms, fee structures, or exit policies. Some developers advertise "ARDA member" status in sales presentations. That's fine, it confirms they belong to the trade group. It does not mean the contract is a good deal, that maintenance fees will stay affordable, or that you'll be able to sell or exit easily. No third-party watchdog vets ARDA members for fairness or solvency. If you're evaluating a timeshare purchase, the information that matters is in the contract itself: your rescission window (the period during which you can cancel for a full refund, typically 3-10 days depending on state law), annual maintenance fee and assessment history, the resort's occupancy rate and Special Assessment disclosure, and whether the developer offers a deed-back program [1]. ARDA membership tells you none of that.
How to get out of a timeshare
Getting out of a timeshare depends entirely on where you are in the ownership lifecycle. If you just bought, you have a statutory rescission period. If you've owned for years and fees are climbing, your options narrow to deed-back, resale, or transfer. Rescission (3-10 days post-purchase): Every U.S. state gives new timeshare buyers a short window to cancel the contract for a full refund, no questions asked. Rescission periods range from 3 days in some states to 10 or 15 in others [2]. You must deliver written notice to the developer by certified mail or hand delivery within the deadline, following the exact instructions in your contract's rescission clause. Miss the deadline by one day and the right evaporates. If you're reading this within 48 hours of signing, stop and confirm your state's rescission window before the clock runs out. Developer deed-back programs: Many large timeshare companies (Wyndham, Marriott, Hilton Grand Vacations, Diamond) now operate deed-back or surrender programs, sometimes called "exit" or "relief" programs. Eligibility requirements vary widely: some require you to be current on fees and have owned for at least one year, others restrict participation to hardship cases (death, disability, financial distress). There is often a fee, typically $500 to $3,000, but you get a clean exit and your name off the deed [3]. Call your resort's owner services line and ask by name for the deed-back or exit program. Document everything in writing. Resale market: The secondary market for most timeshares is bleak. Listings on eBay, RedWeek, and TUG (Timeshare Users Group) routinely sit at $1 or even $0 with the seller offering to pay closing costs. Premium brands and fixed high-season weeks at top-tier resorts occasionally fetch a few thousand dollars, but expect little to nothing for off-season weeks or points-based products. Avoid any resale broker who charges an upfront listing fee; legitimate real estate agents work on commission after closing. Transfer or donation: Some companies advertise "timeshare exit" or "donation" services. The vast majority are scams that collect thousands upfront and deliver nothing [4]. A small number of legitimate title-transfer firms exist, but they charge closing costs (typically $500 to $1,200) and still require a willing recipient or the developer's consent. The FTC has sued dozens of exit scammers; always check complaint records at ftc.gov and your state attorney general before paying anyone. What doesn't work: Stopping payment on maintenance fees is breach of contract and will destroy your credit, trigger collections or foreclosure, and in some states expose you to a deficiency judgment [5]. ARDA and the industry have lobbied successfully for strong creditor rights in timeshare law. Do not stop paying fees you contractually owe unless you're working with a licensed attorney on a bankruptcy or settlement strategy.
How much is a timeshare?
Timeshare purchase prices at the resort sales office range from about $15,000 for entry-level points packages to well over $100,000 for multi-week deeded intervals at luxury brands [6]. The average new timeshare sold in the U.S. costs roughly $24,000 to $28,000, according to ARDA's own industry reports. Developer financing is common, with interest rates around 12% to 18% and loan terms of 7 to 10 years, pushing the all-in cost much higher. That same timeshare on the resale market? Often under $5,000, frequently under $1,000, and in many cases advertised for $1 just to transfer the liability. The gap exists because the developer sale includes high-pressure sales commissions (often 30% to 50% of the price) and aggressive marketing overhead. Once you own, there's no easy way to recover that premium. Maintenance fees are the hidden ongoing cost. Annual fees range from $800 to $1,500 for a typical week, but they climb every year and special assessments for major repairs can add thousands in a single year. Over a 20-year ownership, you'll pay $25,000 to $50,000 or more in fees alone, regardless of whether you use the week.
Are timeshares scams?
Timeshares are not scams in the legal sense. They are real estate interests governed by state property law, and the contracts are enforceable. That said, the sales process is notorious for high-pressure tactics, misleading claims about investment value and resale potential, and burying the fine print on fees and exchange limitations [7]. The FTC and state attorneys general have brought dozens of enforcement actions against timeshare developers and third-party sellers for deceptive marketing. Common violations include misrepresenting resale values, failing to disclose the rescission period clearly, and making false urgency claims ("this price expires today") [4]. ARDA itself has acknowledged industry image problems and pushed members to adopt clearer disclosures, but enforcement is inconsistent. The bigger issue is economic, not legal. A timeshare is a prepaid vacation obligation, not an investment. It will not appreciate. You cannot count on selling it. And once you're locked in, the only way out is the developer's mercy (deed-back), a buyer willing to take on the liability (rare), or paying a legitimate attorney to negotiate a settlement (expensive). That structure is profitable for developers and a trap for many owners, but it's not fraud if the contract says what it does. The real scams are the third-party exit companies that charge $3,000 to $8,000 upfront, promise to "cancel" your contract, and then vanish or deliver nothing. The FTC has sued more than 30 of these firms since 2018, recovering tens of millions in refunds [4]. If someone cold-calls you, hang up.
How to sell a timeshare
Selling a timeshare yourself is free and usually futile, but it's the only approach that won't cost you thousands in scam fees. List your week or points on RedWeek, TUG, eBay, or Craigslist. Set the price at $1 or whatever the market data shows (search completed sales, not asking prices). Offer to pay closing costs. Be honest in the listing about annual fees and any outstanding assessments. You'll need a licensed closing company or real estate attorney to handle the title transfer. Expect to pay $300 to $800 in closing costs even if the sale price is $1. The buyer will want proof you're current on maintenance fees and that there are no liens. If you're delinquent, no one will touch the deal until you settle. Licensed real estate brokers who specialize in timeshare resale do exist, but they work on commission (typically 10% to 20% of the sale price) and will only take listings they believe they can actually sell. If a broker wants $500 or $1,000 upfront to "market" your timeshare, walk away. That's the classic resale scam: you pay, they do nothing, and six months later they call asking for more money to "close the deal" [7]. The hard truth is that most timeshares will not sell at any price. The supply vastly exceeds demand, and maintenance fees make the product a liability, not an asset. If you've tried for six months with no bites, your realistic options are a developer deed-back program or a legitimate transfer service (with you paying the fee), not a magical buyer.
What does ExitHonest offer and is it different?
ExitHonest is not an exit company and we do not contact your resort or promise to cancel your contract. We're a publisher that researches self-help exit paths and sells a $149 one-time Timeshare Exit Kit. The Kit walks you through every legitimate option (checking your rescission window, drafting a deed-back request, resale listing templates, state-by-state AG contact info, and scam red flags) so you can pursue the exit yourself without paying thousands to a middleman . We built the Kit because the information is scattered, half the Google results are scam-company ads, and owners facing $2,000 annual fee increases deserve a clear map. It's self-help: you do the work, you keep the money, and you skip the cold-call boiler rooms. The Kit is useful if you're inside your rescission window and need the exact cancel-by-mail template, if you're researching your developer's deed-back program and want the question checklist, or if you're trying to avoid the $5,000 exit-company trap. It is not useful if you're not willing to make phone calls and send certified letters yourself. We're the reference manual, not the lawyer. If you need legal representation for a dispute or complex settlement, hire a timeshare attorney licensed in your state, not an exit company. You can build your custom kit at /exit-kit-builder. No subscription, no upsell.
Where to file complaints and check company records
If you believe your timeshare developer or an exit company defrauded you, file a complaint with your state attorney general's consumer protection division and the Federal Trade Commission at ReportFraud.ftc.gov [4]. Both agencies track patterns and bring enforcement actions against repeat offenders. Filing won't get you an individual refund immediately, but it builds the case file that can lead to restitution orders down the road. Before you hire any exit company or transfer service, check complaint records: - FTC Consumer Sentinel: Complaints are public in aggregate; search the company name and principal's name.
- State Attorney General: Most AG offices publish consumer alerts and lawsuit press releases. Search "[state] attorney general timeshare" and the company name.
- Better Business Bureau: Check both the company's rating and read the complaints. A clean BBB record means little (scammers create new shell companies constantly), but a pattern of unresolved complaints is a red flag [7].
- State licensing boards: If the company claims to be a law firm or real estate broker, verify the license. Most states publish searchable databases. ARDA's own member directory is not a useful screening tool for exit companies because ARDA does not accredit exit firms. The trade group represents developers, not the exit industry.
What happens if you stop paying maintenance fees?
Maintenance fees are a contractual debt secured by your ownership interest. If you stop paying, the resort will assess late fees and interest, send the account to collections, report the delinquency to credit bureaus (destroying your credit score), and eventually foreclose on the timeshare [5]. In a foreclosure, the resort takes back the deed and you lose any equity (which is usually zero anyway). In some states, the resort can pursue a deficiency judgment if the foreclosure sale doesn't cover the amount owed. That means a court judgment against you personally for unpaid fees, legal costs, and interest. The judgment can be enforced through wage garnishment or bank levies [5]. Not every resort pursues deficiencies aggressively, but the right exists. Never stop paying fees you legally owe as a "strategy" to force the resort to take the timeshare back. That's breach of contract, and it will cost you far more in credit damage and legal risk than the fees themselves. If you genuinely cannot afford the fees, your options are: 1. Call the resort and ask about hardship deed-back or surrender programs. Some will accept a voluntary surrender if you're current and explain the hardship. 2. Consult a licensed attorney about bankruptcy. Timeshare debt can be discharged in Chapter 7 or Chapter 13, though you'll still lose the timeshare and take the credit hit [5]. 3. Negotiate a settlement. A timeshare attorney can sometimes negotiate a lump-sum payoff or deed-in-lieu arrangement, but this costs legal fees upfront. The worst possible move is to pay an exit company $5,000 to "make it go away" by telling you to stop paying while they "fight" the resort. That's the scam playbook. You end up with ruined credit, no exit, and the scammer keeps your $5,000 [4].
How long does it take to exit a timeshare?
Rescission: Immediate if you're inside the window. You mail or hand-deliver the cancellation notice, the developer processes it (typically 2-6 weeks), and you get a full refund. Total elapsed time: 1-2 months from notice to refund [2]. Deed-back program: 2-6 months on average. You apply, the resort reviews eligibility (verifies you're current on fees, checks for liens, confirms hardship if required), you pay the exit fee, and the resort records the deed transfer. Some resorts move faster, others take a year. Stay on top of it with monthly follow-up calls [3]. Resale: Anywhere from 3 months to never. If you price at $1 and offer to pay closing, a motivated buyer might appear in 60-90 days. If you're holding out for $5,000 on a worthless week, you'll wait forever. Exit company (the few legitimate ones): 6-18 months if they're actually negotiating with the resort on your behalf, and that's only if they succeed. Many take your money and do nothing, stretching the process out with excuses until you give up [4]. Foreclosure (if you stop paying): 6-24 months depending on state law. The resort will foreclose eventually, but you'll spend that entire period in collections with destroyed credit and potential legal judgments [5]. The fastest, cleanest exit is always rescission if you're eligible, followed by a developer deed-back program if you qualify.
Can you donate a timeshare to charity?
Timeshare donation programs exist, but most are scams or near-scams. Legitimate charities do not want your timeshare because it's a liability, not an asset. The charity would inherit the annual maintenance fees and have no easy way to sell or use the week. A handful of donation brokers claim to match timeshares with charities, charge you $1,000 to $3,000 in "transfer fees," and then either disappear or park the timeshare in a shell entity that never actually transfers it to a charity [7]. The IRS allows a tax deduction for donated real estate, but only if the charity is a qualified 501(c)(3), the donation is completed (deed recorded in the charity's name), and you can document fair market value. For most timeshares, fair market value is $0 to $500, so the deduction is meaningless. The IRS has flagged inflated timeshare donation deductions as abusive . If a company cold-calls offering to "take your timeshare off your hands" via donation and charges a large upfront fee, it's a scam. A real charity acceptance is rare, requires the charity's written agreement upfront, and should not cost you more than standard closing costs ($300-$800).
Frequently asked questions
How to get out of a timeshare?
Rescission (3-10 days post-purchase, full refund) is the easiest exit. After that, your options are developer deed-back programs (often $500-$3,000 fee), resale (expect $1 or less), or legitimate transfer services. Never stop paying maintenance fees as an exit strategy; it destroys your credit and can lead to foreclosure and deficiency judgments. Avoid upfront-fee exit companies; most are scams.
How to get out of timeshare contracts after the rescission period?
Contact your resort's owner services and ask about deed-back, exit, or surrender programs by name. Many developers now offer these, often with eligibility requirements (current on fees, minimum ownership period, hardship). If the resort has no program, your options are resale (list at $1 on RedWeek or eBay) or paying a licensed attorney to negotiate a settlement.
How do you get out of a timeshare without ruining your credit?
Use a developer deed-back program, sell or transfer the timeshare (even for $1), or negotiate a voluntary surrender while staying current on fees. Do not stop paying maintenance fees; that triggers collections, credit damage, and foreclosure. If you're financially distressed, consult a bankruptcy attorney about Chapter 7 or 13, which can discharge timeshare debt but still impacts credit.
How to sell a timeshare?
List it yourself on RedWeek, TUG, eBay, or Craigslist at $1 or the market price (search completed sales, not asking prices). Offer to pay closing costs. Use a licensed closing company or real estate attorney to handle the deed transfer. Expect $300-$800 in closing fees. Avoid any broker charging upfront listing fees; that's a scam.
How to get rid of a timeshare legally?
Rescission (if eligible), developer deed-back, resale, or transfer to a willing party are the legal exits. Donation is rarely viable and often a scam. Foreclosure by stopping payments is legal but destroys your credit and may result in a deficiency judgment. Never hire an exit company that promises to "cancel" your contract for a large upfront fee.
Are timeshares scams?
Timeshares are legal real estate contracts, not scams, but the sales process is often deceptive (inflated resale claims, high-pressure tactics, buried fees). The FTC has sued dozens of developers and exit companies for fraud. The economic structure (high upfront cost, perpetual rising fees, zero resale value) traps many owners, but that's not illegal if disclosed in the contract.
How much is a timeshare?
New timeshares from developers average $24,000 to $28,000, with luxury intervals exceeding $100,000. On the resale market, the same timeshare often sells for $1 to $5,000 or less, because the developer price includes 30%-50% sales commissions. Annual maintenance fees range from $800 to $1,500+ and climb every year.
How much do timeshares cost over time?
A typical timeshare costs $24,000 upfront plus $800-$1,500/year in maintenance fees. Over 20 years, total fees are $25,000-$50,000 or more, not counting special assessments. Financed purchases with 12%-18% interest can double the upfront cost. Resale value is near zero, so you'll never recover the investment.
How much are timeshares on the resale market?
Most timeshares on eBay, RedWeek, and TUG list at $1 to $2,000, with sellers offering to pay closing costs. Premium brands (Disney, Marriott Maui, Hilton NYC) occasionally fetch $5,000-$20,000, but off-season weeks and points packages at mid-tier resorts have essentially no value. Supply vastly exceeds demand.
How to sell timeshare fast?
Price it at $1, offer to pay closing costs, and list on multiple platforms (RedWeek, eBay, TUG, Craigslist). Respond quickly to inquiries and provide transparent fee disclosures. Even so, expect 3-6 months minimum. If you need out immediately, a developer deed-back program (if eligible) is faster and more certain than waiting for a buyer who may never come.
Does ARDA help timeshare owners exit contracts?
No. ARDA is a trade association representing developers and resorts, not an oversight agency or consumer advocate. It does not mediate disputes, process exits, or enforce contracts. For exit help, contact your resort's owner services directly, your state attorney general for complaints, or consult a timeshare attorney.
What is ARDA-ROC and does membership mean anything?
ARDA-ROC is a voluntary code of conduct program for resorts. About 60 resorts have joined, agreeing to certain disclosure and property standards. Membership is self-policing with no public complaint database. It's not a consumer protection seal. Your state attorney general and contract terms matter far more than ARDA-ROC membership.
Can you write off a timeshare as a loss on taxes?
Generally no. A timeshare is personal-use property, not an investment, so losses are not deductible. If you sell at a loss, you cannot deduct the loss on your federal tax return. If you donate, the deduction is limited to fair market value (often $0-$500 for most timeshares) and only if a qualified charity accepts it. Consult a CPA.
What happens if I stop paying timeshare maintenance fees?
The resort will assess late fees, report delinquency to credit bureaus, send your account to collections, and eventually foreclose. You'll lose the timeshare, your credit score will plummet, and in some states the resort can pursue a deficiency judgment for unpaid fees and legal costs. Never stop paying as an exit strategy.
Sources
- Florida Statutes, Chapter 721: Vacation and Timeshare Plans: Florida timeshare law requires specific contract disclosures including rescission rights, maintenance fee history, and special assessment provisions
- NOLO, Canceling a Timeshare Contract: Rescission periods vary by state, commonly 3-10 days, and must be exercised in strict compliance with contract terms
- Wyndham Destinations, Certified Exit Program: Wyndham offers a deed-back program for eligible owners, typically requiring current account status and associated fees
- NOLO, What Happens If You Stop Paying Timeshare Maintenance Fees: Nonpayment of maintenance fees can result in foreclosure, credit damage, collections actions, and in some states deficiency judgments against the owner
- Consumer Financial Protection Bureau, Shopping for a Timeshare: CFPB guidance notes timeshare purchase prices typically range from $15,000 to over $100,000 with high-interest financing common
- Better Business Bureau, Timeshare Resale and Exit Scams: BBB warns consumers about upfront fee scams in timeshare resale and exit services, documenting thousands of complaints
- Internal Revenue Service, Publication 561: Determining the Value of Donated Property: IRS guidance on charitable deductions requires documentation of fair market value and has identified inflated timeshare donation deductions as abusive