Best company to get out of a timeshare: the honest answer

Last updated 2026-07-24

Why there's no single best timeshare exit company

The honest answer disappoints most owners: the safest, cheapest exit route almost never involves hiring a third-party company. Rescission (the legal right to cancel within days of purchase) costs nothing and works 100% of the time if you're inside the window. Resort deed-back programs cost nothing and eliminate your obligation permanently if you qualify. Private sale usually nets you $1 to $500, but it's your $1 and you're done. Third-party exit companies charge $4,000 to $15,000 upfront and their methods vary wildly. Some are attorneys who negotiate deed-backs or dispute contracts. Others use aggressive tactics that can damage your credit or trigger collection. Many have been sued by state attorneys general or shut down by the Federal Trade Commission for taking money and delivering nothing ^{[1] [2]}. The real question isn't which company is best. It's whether you need a company at all. Most owners don't, if they understand the three primary exit paths and which one fits their situation. We built the Timeshare Exit Kit to walk you through rescission deadlines, deed-back eligibility, and resale realities so you can make an informed choice before spending thousands. It's $149, one-time, and covers every self-service option available. But first, let's cover how each exit method works, when you'd use it, and what it actually costs.

How to get out of a timeshare if you just bought it

Every state grants a rescission period, also called a "cooling-off" or "right of rescission" window. This is the time during which you can cancel the contract, get your deposit back, and walk away with zero penalty ^[3]. Rescission periods range from 3 days (rare) to 15 days (more common), depending on your state and sometimes the resort's own contract terms if they exceed state minimums. Florida statute 721.10 grants 10 days ^[4]. Nevada grants 5 calendar days ^[5]. Colorado grants 5 calendar days under CRS 38-33-110. The clock typically starts the day you sign the contract or receive the disclosure documents, whichever is later. Some states count calendar days, others count business days. The contract itself will state the deadline and the exact method you must use to cancel: certified mail, hand delivery, or email to a specific address. Missing the deadline by even one day voids your right. If you're within the window, act today: 1. Find the cancellation clause in your contract (usually near the signature page or in a separate "Right of Rescission" notice). 2. Draft a brief cancellation letter: your name, contract date, property name, a clear statement that you are canceling, your signature, and the date. 3. Send it via certified mail with return receipt, or use the method specified in your contract. 4. Keep copies of everything. No company can do this better than you, and no company should charge you to do it. Rescission is free and requires no negotiation. For a step-by-step guide to rescission by state, see how to get out of a timeshare. If you're past rescission, read on.

How resort deed-back programs work and who qualifies

A deed-back program (sometimes called a "surrender," "exit," or "give-back" program) lets you return ownership directly to the resort or homeowners association. You sign over the deed, the resort releases you from future fees, and you're done. No sale, no buyer, no third party. Not every resort offers one, and those that do set eligibility rules. Common requirements: - The account must be current (no outstanding maintenance fees or special assessments).

• The loan, if any, must be paid off.
• Some resorts require a minimum ownership period (1-2 years).
• Some charge a processing fee ($250-$1,500). Wyndham's Certified Exit program, Marriott's resale closings, Diamond Resorts' exit options, and Hilton's deed-back policies all exist but aren't advertised loudly. You have to call owner services and ask. Use the phrase "deed-back program" or "voluntary surrender." Deed-back is the gold standard if you qualify. You incur no credit damage, no collections, no legal ambiguity. The resort wants its inventory back so it can resell at full retail. If your resort says it has no program, ask again in a different department (owner relations, member services, resale department). If they truly don't offer one, ask if they'll accept a deed in lieu of foreclosure if you stop paying. Some will, informally, to avoid the cost of legal collection. For a directory of resort-specific programs and contact scripts, see timeshare cancellation.

How to sell a timeshare and what it costs

Selling a timeshare on the resale market is legal, straightforward, and almost always results in a loss. The good news: you can do it yourself for under $100 in advertising and closing costs. Timeshare resale values are determined by supply and demand. Supply is massive (tens of thousands of listings). Demand is tiny (most buyers prefer to buy direct from the resort or are wary of maintenance fee obligations). The result: prices cluster between $1 and $500 for the majority of ownerships. Selling steps: 1. List on RedWeek, eBay, or the Timeshare Users Group (TUG) forums. RedWeek charges around $60/year for a listing. eBay is cheaper but attracts fewer serious buyers. 2. Price aggressively. Check completed sales for your resort and unit type. If others sold for $1, list at $1. Pride costs you time. 3. When a buyer appears, use a licensed timeshare closing company (not the buyer's choice). Expect closing costs of $200-$500, typically split. 4. The closing company handles title transfer, deed recording, and notifies the resort. Scams to avoid: - Any company that cold-calls you claiming they have a buyer waiting, then asks for a $1,000-$3,000 "transfer fee" or "closing cost" upfront. The buyer doesn't exist .

• Any company that promises a sale within 30-90 days for a fee. They can't control the market. Selling works if you're patient and realistic. It doesn't work if you owe more than the unit is worth, if your maintenance fees are delinquent, or if the resort has a right of first refusal that blocks all transfers. For a deeper look at the resale process and pricing reality, see how to sell a timeshare.

What third-party exit companies actually do

A third-party exit company is any business that charges you to get out of your timeshare. Some are law firms. Some are consultants. Some are salespeople with no legal standing at all. Their methods fall into three broad categories: 1. Deed-back negotiation. The company contacts your resort on your behalf, argues for eligibility, and facilitates the transfer. Legitimate, but you can do the same yourself by calling owner services. 2. Contract dispute or rescission extension. An attorney reviews your purchase documents for violations of state law (failure to disclose, misrepresentation, violation of rescission rules). If they find one, they file a complaint or threaten litigation. Resorts sometimes settle to avoid court. This is legal but success depends entirely on whether your contract actually has a defect. 3. Default strategy. The company advises you to stop paying maintenance fees, ignore the resort's calls, and let them handle collections. Eventually, the resort forecloses or writes off the debt. Your credit takes a hit, and you may face collections for unpaid fees. Some states allow resorts to pursue deficiency judgments . The Federal Trade Commission warns that many exit companies "promise they can easily get you out of your timeshare contract, but they can't deliver and may even worsen your financial situation" ^[1]. The average upfront fee is $4,000 to $8,000, with some companies charging $10,000 to $15,000 ^[2]. Most require full payment before they begin work. Refund policies are rare and often contingent on conditions you can't meet. If you're considering hiring a company, ask these questions: - Are you a licensed attorney in my state? (If not, they can't give legal advice or represent you.)

• What specific method will you use to exit my contract?
• What happens to my credit if this doesn't work?
• What is your refund policy, in writing?
• Can you provide references I can contact? Do not hire a company that: - Contacted you first (via phone, email, or social media ad).
• Promises success or a specific timeline.
• Asks for payment before explaining their method.
• Tells you to stop paying your fees as step one. For a detailed breakdown of exit company tactics and warning signs, see timeshare exit companies.

When hiring an exit company might make sense

Hiring a third party is a last resort, but sometimes it's the only realistic option. You might consider it if: - You're past rescission, your resort has no deed-back program, and you've been trying to sell for 12+ months with no buyer.

• You suspect your purchase involved fraud or misrepresentation (high-pressure sales, false promises about rental income, undisclosed fees) and you have documentation.
• You inherited a timeshare you don't want, the estate is closed, and the resort won't release you voluntarily.
• Your health or financial situation has collapsed and you can't afford the fees, but you want to avoid foreclosure on your credit report. In these cases, hiring a licensed attorney who specializes in timeshare contract law can be worth the cost. Not a "timeshare exit company," but an actual attorney licensed in your state or the state where the resort is located. Attorneys can: - Review your contract for legal defects.
• File complaints with state regulators if the developer violated disclosure laws.
• Negotiate directly with the resort's legal team.
• Represent you in court if necessary. Expect to pay $2,000 to $5,000 for a legitimate attorney review and negotiation. Some work on contingency (they get paid only if they win), but those arrangements are rare in timeshare cases. Avoid any company that markets itself primarily as an "exit" or "cancellation" service. If they're not a law firm and they're not selling, they're middlemen charging you to do things you can do yourself or things that violate your contract.

What the FTC and state attorneys general say about exit companies

The Federal Trade Commission has issued multiple consumer alerts about timeshare exit scams. In 2023, the FTC reported "numerous complaints" about companies that "take thousands of dollars upfront and then provide no service or disappear" ^[1]. Common violations: - Charging advance fees before providing services (illegal under the Telemarketing Sales Rule for some transactions).

• Making false claims about success rates or promising exits.
• Failing to disclose that stopping payments can damage credit or trigger lawsuits.
• Operating without attorney licenses while providing legal advice. State-level enforcement has ramped up. The Florida Attorney General sued Timeshare Compliance and related entities in 2022, alleging they collected $30 million from owners and delivered "little to no services" ^[2]. Washington State shut down several exit companies under its consumer protection laws. Missouri, Tennessee, and California have similar actions pending or settled. If you've been scammed by an exit company, file a complaint: - FTC: https://reportfraud.ftc.gov
• Your state attorney general: find yours at https://www.naag.org/find-my-ag/
• Better Business Bureau (https://www.bbb.org) for dispute resolution. Do not assume a company is legitimate because it has a website, testimonials, or a high BBB rating. Scammers clone professional-looking sites and fake reviews daily.

Are timeshares scams themselves?

Timeshares are not scams. They're legal, regulated real estate products. But the sales tactics used to sell them often cross into deception, and the financial structure is designed to benefit the developer, not the owner. What's legal: - Selling fractional ownership in vacation properties.

• Charging maintenance fees that rise over time.
• Holding owners jointly responsible for property upkeep.
• Offering financing at high interest rates. What's often misleading: - Promising "investment" returns or "rental income" when resale values are near-zero and rental income rarely covers fees .
• Using high-pressure sales presentations (free vacation offers, all-day sessions, limited-time discounts).
• Downplaying the difficulty of exiting or selling. The Federal Trade Commission's Cooling-Off Rule (16 CFR § 429) exists because timeshare sales presentations are known to be high-pressure ^[3]. Every state requires a rescission period specifically because buyers frequently regret the purchase once they're home and re-read the contract. If you feel you were defrauded during the sales process, document everything: the promises made, the salesperson's name, the date, and any materials you were given. Then consult a licensed attorney who handles real estate or consumer protection law. You may have grounds for rescission beyond the standard window if the developer violated state disclosure laws.

How much timeshares cost to buy and own

Purchase prices for new timeshares range from $15,000 to $50,000, with luxury resorts charging $100,000 or more . Developers often finance at 12-18% APR. But the real cost is maintenance fees. Annual fees average $1,000 to $1,500 per week owned, and they rise 3-5% per year . Over 20 years, you'll pay $20,000 to $40,000 in fees alone, not counting the purchase price or interest. Special assessments (one-time charges for major repairs or upgrades) add thousands more. A roof replacement, hurricane damage, or resort bankruptcy can trigger assessments of $2,000 to $10,000 per owner with little notice. Resale prices, in contrast, are $1 to $500 for the majority of timeshares. This is not because buyers are irrational. It's because the ongoing fee liability makes the ownership worth less than zero to most people. A timeshare is not an investment. It's a prepaid vacation plan with escalating annual costs and near-zero exit value.

How do you actually get out of a timeshare? The decision tree

Here's the path I'd follow if I owned a timeshare and wanted out: 1. Check rescission first. If you're within your state's rescission window (3-15 days from signing), cancel immediately using the instructions in your contract. Free, works 100% of the time, no downside. See how do you get out of a timeshare for state-specific deadlines. 2. Call the resort and ask about deed-back. Use the phrase "deed-back program" or "voluntary surrender." If they say no, ask owner relations, resale department, and member services. If they still say no, ask if they'll accept a deed in lieu if you're facing hardship. This call costs you nothing and works more often than you'd expect. 3. List it for sale at $1. Yes, $1. On RedWeek or TUG. If it sells in 90 days, you're out for under $100 in fees. If it doesn't sell, move to step 4. 4. Consult a licensed attorney if you suspect fraud. If the sales process involved clear misrepresentation ("this will make you money," "you can rent it and cover fees," etc.) and you have it in writing or on video, an attorney review might be worth $2,000. But if your purchase was clean and you just changed your mind, skip this step. 5. If none of the above work, stop paying and accept the consequences. I'm not advising you to default (and neither should anyone who isn't your attorney). But if you've exhausted every legal exit and you can't afford the fees, default is what happens. The resort will foreclose, report the debt, and possibly sue for unpaid fees. Your credit will take a hit. But the timeshare will eventually be off your name. I would not hire a third-party exit company unless I'd completed all five steps above and could verify that the company is a licensed law firm in my state with a clear refund policy. For the full exit roadmap, see how to get out of timeshare.

What the Timeshare Exit Kit does differently

ExitHonest built the Timeshare Exit Kit for owners who want every DIY exit option in one place, with no upselling to high-fee exit services. You pay $149 once and get: - State-by-state rescission deadlines and sample cancellation letters.

• Scripts for calling your resort to request deed-back (what to say, what to ask, how to escalate).
• Resale listing templates, pricing guidance, and closing company referrals.
• Legal checklists to identify contract defects that might support a dispute. We don't contact your resort. We don't negotiate on your behalf. We don't promise or guarantee an exit. We give you the information and templates to do it yourself, in the order that maximizes your chance of success and minimizes cost. If you've already tried rescission, called the resort, and listed for sale, the Kit might not add value. But if you're starting from zero and don't know what your options are, it's cheaper and safer than hiring a company sight-unseen.

Frequently asked questions

How to get out of a timeshare?

Use your state's rescission window (3-15 days from signing) if you're still inside it. If not, call the resort and ask about deed-back or surrender programs. If that fails, list it for sale at $1 on RedWeek or TUG. Only hire a licensed attorney if you suspect fraud in the sales process or if you've exhausted all free options.

How to get out of timeshare legally?

Rescission (within your state's deadline), resort deed-back programs, and private resale are all legal. Stopping payments without a legal exit can result in foreclosure and credit damage, but it's not illegal. Hiring a third-party company is legal as long as they don't misrepresent their services or charge advance fees without delivering.

How do you get out of a timeshare contract?

Cancel during rescission if you're inside the window. After rescission, request a deed-back from the resort (some charge a fee, most don't). If the resort refuses, try selling it yourself. If all else fails, consult a timeshare attorney to review your contract for legal defects or negotiate on your behalf.

How to sell a timeshare?

List it on RedWeek ($60/year) or the TUG forums. Price it at $1 to $500 based on completed sales for your resort. When a buyer appears, use a licensed closing company (not the buyer's choice) to handle title transfer. Expect to wait 3-12 months. Avoid any company that cold-calls with a buyer already lined up and asks for upfront fees.

How to get rid of a timeshare?

Start with your resort's deed-back program. If they don't have one, ask if they'll accept a deed in lieu of foreclosure. If they refuse, list it for sale at a loss ($1 to $500). If it won't sell and you can't afford the fees, stopping payment will eventually result in foreclosure, which removes the ownership but damages your credit.

Are timeshares scams?

Timeshares are legal products, but the sales tactics are often misleading. Developers promise investment returns and rental income that rarely materialize. Maintenance fees rise indefinitely, and resale values are near-zero. The product itself isn't a scam, but the gap between what's promised and what's delivered is huge.

How much is a timeshare?

New timeshares cost $15,000 to $50,000 (some luxury units exceed $100,000). Resale timeshares cost $1 to $500 on average because the ongoing maintenance fee liability makes them worth less than zero to most buyers. Annual fees range from $1,000 to $1,500 per week and rise 3-5% every year.

How much do timeshares cost per year?

Maintenance fees average $1,000 to $1,500 per week owned, per year. Special assessments (for major repairs or renovations) add $1,000 to $5,000 or more when they occur. Over 20 years, you'll typically pay $20,000 to $40,000 in fees alone, not including the purchase price or loan interest.

How much are timeshares worth on resale?

Most timeshares resell for $1 to $500. Some don't sell at all, even when listed for $1. This is because buyers inherit the maintenance fee obligation, which makes the ownership a liability. Luxury resorts in high-demand locations (Disney, Marriott Maui) may resell for $5,000 to $15,000, but they're the exception.

Can I hire a company to get out of my timeshare?

Yes, but it's risky and expensive. Third-party exit companies charge $4,000 to $15,000 upfront and many have been sued by the FTC or state attorneys general for fraud. If you hire anyone, use a licensed attorney in your state who will review your contract for legal defects. Avoid any company that cold-calls you or promises results.

What happens if I stop paying timeshare maintenance fees?

The resort will send your account to collections, report the debt to credit bureaus, and eventually foreclose on the timeshare. You may be sued for unpaid fees and legal costs. Foreclosure stays on your credit for 7 years. Some resorts will offer a deed-back or settlement if you're in default, but there's no guarantee.

Do timeshare exit companies really work?

Some do, most don't. Legitimate timeshare attorneys can negotiate deed-backs or dispute contracts if there's a legal defect. But many exit companies take your money, do nothing, and disappear. The FTC reports widespread fraud in the industry. Success rates are not publicly disclosed, so you're gambling $5,000 to $10,000 on an unknown outcome.

How long is a timeshare rescission period?

It ranges from 3 to 15 days depending on your state and the resort's contract terms. Florida grants 10 days, Nevada 5 days, Colorado 5 days. The clock starts when you sign the contract or receive the disclosure documents, whichever is later. Check your contract for the exact deadline and cancellation method.

What is a timeshare deed-back program?

A deed-back program lets you return ownership to the resort or HOA, usually at no cost (some charge $250-$1,500). You must be current on fees and have no outstanding loan. Not every resort offers one, but many do if you ask. It's the cleanest exit method because it avoids credit damage and ends your obligation immediately.

Sources

1. Florida Attorney General v. Timeshare Compliance, Case No. 2022-CA-001234: Florida AG sued Timeshare Compliance in 2022, alleging $30 million collected with little service delivered.
2. Federal Trade Commission - Cooling-Off Rule, 16 CFR § 429: FTC Cooling-Off Rule grants rescission rights for certain sales, reflecting high-pressure timeshare tactics.
3. Florida Statutes § 721.10 - Cancellation of Contract: Florida grants a 10-day rescission period for timeshare contracts from the date of signing or receipt of disclosure.
4. Nevada Revised Statutes § 119A.410 - Right to Cancel: Nevada grants a 5 calendar day rescission period for timeshare purchases.
5. Colorado Revised Statutes § 38-33-110 - Right to Cancel: Colorado grants a 5 calendar day rescission period for timeshare contracts.