Last updated 2026-07-25
TL;DR
There's no official Dave Ramsey timeshare exit team or company. Ramsey's team publishes articles telling owners to sell for whatever they can get, use their state's rescission window if still available, or work directly with the resort, while warning hard against upfront-fee exit companies. Search results using his name are often scam ads riding on his brand recognition.
Is there a real Dave Ramsey timeshare exit team?
No. Ramsey Solutions does not run an exit company, does not have a partnered "exit team," and does not accept clients for timeshare cancellation. What exists is editorial content on ramseysolutions.com where Ramsey and his staff writers explain why they think timeshares are a bad financial product and what they'd do to get rid of one [1]. If you've searched "Dave Ramsey timeshare exit team" and landed on a company promising to use his name, method, or endorsement to cancel your contract, be skeptical. Ramsey's brand is one of the most borrowed names in the timeshare exit industry precisely because it's trusted. Scammers and legitimate-but-aggressive exit companies alike buy ads against his name because people searching for his advice are already worried about money and looking for a fast, authoritative answer. Ramsey's own content is blunt about this kind of pressure tactic. His site warns readers against handing money to any company promising a guaranteed, fast cancellation, and pushes owners toward the cheapest, most direct options first: rescission, deed-back, or resale [1]. That's the same warning the Federal Trade Commission gives about exit companies broadly: pay large sums upfront for a promised cancellation and you often get collections calls and credit damage instead of a clean exit [2].
What does Dave Ramsey actually recommend for getting out of a timeshare?
Ramsey's core position, repeated across his radio show and his site, is that timeshares are almost never a good investment and the best exit is usually the cheapest, most boring one available: sell it yourself for whatever you can get, give it back to the resort if they'll take it, or ride out the maintenance fees if selling costs more than staying. He is not shy about telling callers their timeshare is worth close to nothing on resale. His practical steps, drawn from his published guidance [1], boil down to this order of operations: 1. Check if you're still inside your rescission (cooling-off) period. If you bought recently, this is the fastest and cleanest way out, and it costs nothing but a certified letter. 2. Call the resort and ask about a deed-back or surrender program before doing anything else. Many resorts, especially branded ones like Marriott Vacation Club, Hilton Grand Vacations, and Wyndham, have created their own deed-back or "exit" programs in the last several years specifically because so many owners want out. 3. Try to sell or give it away on the resale market, understanding that most timeshares resell for a small fraction of what was paid, sometimes literally $1 on sites like the Timeshare Users Group or eBay. 4. Avoid paying any company thousands of dollars upfront just to start the cancellation process. Ramsey does not have a magic method beyond this. His advice is closer to "cut your losses and stop paying for something you regret" than any legal strategy, which is honestly the right framework for most owners, minus the legal nuance a real rescission or deed-back process requires.
How do you get out of a timeshare, step by step?
There are really only four legitimate exit paths, and which one applies to you depends almost entirely on timing and what your resort offers. Rescission (cooling-off period). Every state that regulates timeshares gives buyers a short window to cancel with no penalty, no reason needed. The number of days varies by state, ranging from as few as 3 days to 15 or more depending on where you bought. You have to check your specific state's statute and your contract, because the window is usually calendar days from signing or from receiving the public offering statement, whichever your state uses, not business days. Confirm your state's rescission window before doing anything else if you bought in the last few weeks. Deed-back or surrender programs. If you're past rescission, ask the resort directly whether they run a deed-back, surrender, or "exit" program. Major chains including Marriott Vacation Club, Hilton Grand Vacations, Wyndham Destinations, and Diamond Resorts (now part of Hilton Grand Vacations) have all built formal internal programs for owners who want to give the deed back, usually for a processing fee rather than a payout. These programs exist because the industry recognizes there's real demand for exits and no functional resale market for most weeks. Resale. You can list and sell your timeshare like any other property, through a licensed timeshare resale broker, a marketplace, or a private buyer. Be realistic: most timeshares sell for a tiny fraction of the original purchase price, and many sell for nothing beyond covering closing costs and the current year's maintenance fee. Do-it-yourself cancellation outside rescission. This is harder and shouldn't be attempted without understanding contract law in your state. It generally means arguing the contract is void for fraud, misrepresentation, or a specific statutory violation, and it usually benefits from an actual attorney, not a marketing company calling itself an "exit team." What you should never do: stop paying your maintenance fees or loan as a strategy to force a cancellation. That's a path to collections, credit score damage, and possible foreclosure on the timeshare interest, not a shortcut out [2].
Are timeshares scams?
The timeshare product itself is legal and regulated in every state that allows it. It is not a scam in the legal sense; it's a real, if often badly-valued, real estate or vacation-club interest, and disclosure laws exist specifically because state legislatures decided buyers needed cooling-off protection from high-pressure sales tactics [3]. But the sales process has a well-documented reputation for pressure tactics, and the exit industry that grew up around unhappy owners is where actual scams concentrate. The FTC has brought and settled multiple enforcement actions against timeshare exit companies that took large upfront fees and delivered nothing. In March 2021, the FTC and the Missouri Attorney General obtained a settlement against defendants operating as Timeshare Exit Team and related companies, alleging they charged consumers thousands of dollars in upfront fees while failing to get their timeshares cancelled as promised [4]. The FTC's complaint and settlement materials describe a pattern of consumers paying substantial fees with little or nothing to show for it, which is the same pattern state consumer protection offices keep warning about. So the honest answer is nuanced. Timeshares are a legitimate but frequently overpriced product with high ongoing costs and weak resale value. The exit industry built to help owners escape them is where the real scam risk concentrates, and that's exactly the industry riding on names like Dave Ramsey's to look credible.
How much do timeshares cost?
| Average purchase price | ~$23,940 (industry average) | ARDA 2023 [5] | |
|---|---|---|---|
| Average annual maintenance fee | ~$1,190/year | ARDA 2023 [5] | |
| Typical annual fee increase | Varies by resort; often 3-10%/year | Resort HOA disclosures | |
| Special assessments | Can add $500-$5,000+ in a single year | Resort HOA disclosures | |
| Typical resale value | Often near $0-$1 on secondary market | Consumer resale marketplaces | This is the math that drives most exit decisions. A timeshare bought for $20,000 with a $1,200 maintenance fee that climbs 5% a year will cost an owner roughly $30,000 more in fees alone over 20 years, on top of the original purchase price, with almost no resale value to recover any of it. |
The upfront purchase price and the ongoing fees are two separate numbers, and both matter more than most buyers realize at the sales presentation. According to the American Resort Development Association (ARDA), the timeshare industry's own trade group, the average price of a timeshare interval in the US was about $23,940 in its 2023 State of the Vacation Ownership Industry report [5]. That's the average across the industry; individual weeks and points packages range from a few thousand dollars for older, smaller-brand weeks up to six figures for large point packages at premium resorts. The ongoing cost that catches most owners off guard is the annual maintenance fee. ARDA's data puts the average annual maintenance fee at roughly $1,190 in the same 2023 report [5], and that fee is not fixed. It goes up almost every year, and resorts can levy special assessments on top of it for large repairs, storm damage, or renovations, sometimes running into the thousands of dollars in a single year. | Cost component | Typical range | Source |
How much are timeshares really worth if you try to sell?
Almost always far less than what was paid, and often nothing at all. The resale market for timeshares is flooded with sellers and has very few buyers, because anyone who wants a timeshare can usually buy one new (or nearly new, resale) for a fraction of retail directly from an owner desperate to stop paying maintenance fees. It's common to see listings on resale marketplaces and forums like the Timeshare Users Group for $1, with the seller also offering to cover closing costs, just to get out of future maintenance fee obligations. Deeded weeks at oversupplied resorts, especially older ones without a strong brand affiliation, routinely list for $0 to a few hundred dollars. Points-based ownership at strong brands (Marriott, Disney Vacation Club, Hilton Grand Vacations) holds resale value better than fixed weeks at independent resorts, but even there, resale prices typically run 30-70% below what the original buyer paid, and that's before factoring in the transfer fees many brands charge to re-register a resale buyer. If you're trying to sell, price it based on comparable closed sales on a licensed resale marketplace, not what you paid or what a salesperson told you it would be worth. And never pay a large upfront fee to a company that promises a specific buyer or a specific sale price; that's one of the most common upfront-fee scam patterns the FTC has pursued in enforcement actions [4].
How do you sell a timeshare the right way?
Selling legitimately takes patience and low expectations, but it is possible, especially for in-demand brands or high-season weeks at popular resorts. Start with the resort or management company directly. Some have a right of first refusal on resales or run their own certified resale program, which can be safer and faster than an open marketplace, even if the payout is modest or zero. Use a licensed timeshare resale broker or marketplace rather than a company that cold-calls you promising a buyer is "already lined up." That specific pitch, an unsolicited call claiming a buyer is ready and asking for an upfront fee to close the deal, is one of the most common resale scam patterns state attorneys general warn about [6]. Legitimate brokers typically work on commission after a sale closes, not a large fee before one. Be honest in your listing about the annual maintenance fee, any special assessments, and the point/week details, because buyers in this market are savvy and comparison-shopping heavily. If your unit is deeded (real property) versus a right-to-use or points contract, say so; it affects both value and the legal transfer process. Finally, budget for the fact that many sales, especially at low or no price, still involve closing costs, transfer fees, and sometimes a resort administrative fee to re-register the new owner. Factor those into what you're willing to accept.
How to get rid of a timeshare when it's inherited and nobody wants it
Inherited timeshares are one of the fastest-growing exit categories, because heirs often discover the obligation only after the original owner has died and maintenance fee bills keep arriving. First, don't assume you have to accept it. In most states, heirs can disclaim (formally refuse) an inheritance, including a timeshare interest, through the probate process, which can prevent the obligation from ever transferring to you. This has to be done correctly and often within a specific time limit under state law, so this is a genuine case where a local probate attorney's advice is worth the cost. If the timeshare has already transferred into your name through probate, you're back to the same four options: check for any post-transfer rescission-style protection your state might offer (rare, but some deed-back programs are more flexible with inherited property), ask the resort about a deed-back or hardship program, try resale, or in a genuinely valueless case, consult a local attorney about a deed in lieu of foreclosure or quitclaim process specific to your state. Don't pay a company thousands of dollars upfront just because the timeshare came from a parent's estate and you feel a rush to resolve it. The obligation isn't going anywhere overnight, and a bad decision made quickly costs more than a good decision made after a few weeks of research.
How do you avoid a timeshare exit scam?
The pattern is consistent enough that the FTC and multiple state attorneys general have published nearly identical warning lists. Watch for these signs together: - A large upfront fee, often $2,000 to $10,000+, requested before any cancellation work is done.
- Pressure to stop paying your maintenance fees or mortgage as part of the "strategy."
- Claims of a special relationship with your specific resort, a promise of certain cancellation, or an inside legal loophole.
- Refusal to put fee refund terms in writing, or a contract with no specific milestones or refund conditions.
- Cold calls, especially ones claiming to already have a buyer lined up for your unit.
- Names that closely mimic real advisors, celebrities, or brands (including finance personalities) to borrow credibility. The FTC's enforcement history here is unambiguous: the agency and the Missouri Attorney General alleged that Timeshare Exit Team-related defendants collected upfront fees from consumers nationwide while failing to deliver the cancellations they promised, and the case settled with monetary and injunctive terms in March 2021 [4]. Verify a company's history with your state attorney general and the Better Business Bureau before paying anything, and get every promise in writing. If a company claims a Dave Ramsey endorsement, that alone is a red flag worth checking directly against Ramsey Solutions' own published content, which contains no such partnership [1]. For a working list of ways to spot legitimate versus predatory exit companies before you sign anything, see timeshare exit companies and the practical timeshare call list of who to actually contact.
What should you do this week if you're stuck in a timeshare you regret?
Start with the free options before spending a dollar. Pull your contract and confirm whether you're still inside your state's rescission window; if you bought within the last month, this is genuinely your fastest and cheapest exit, and it costs nothing but postage for a certified letter sent exactly as your contract instructs. If rescission has passed, call the resort's owner services line and ask directly: "Do you have a deed-back, surrender, or exit program for owners?" Many major brands do, and it's often the cheapest legitimate path even when it comes with a processing fee, because it avoids ongoing maintenance fees for good. If neither applies, decide honestly whether resale, continuing to pay, or a paid research tool to organize your options makes sense for your specific contract and state. This is where a structured resource can save real time: our own $149 one-time Timeshare Exit Kit is built to help owners map out rescission deadlines, deed-back contacts, and resale steps for their specific state and resort without charging the thousands of dollars upfront that exit companies typically demand. Whatever you do, don't stop paying fees you legally owe as a strategy, and don't wire money to any company that won't put refund terms in writing. Those two rules alone would have prevented most of the harm described in the FTC's own enforcement case against Timeshare Exit Team and its related companies [4].
Frequently asked questions
Does Dave Ramsey have an official timeshare exit team or company?
No. Ramsey Solutions publishes articles and radio segments about timeshares but doesn't run or endorse a specific exit company. Any ad or service claiming a Dave Ramsey partnership for timeshare cancellation is using his name for credibility, not because it's actually affiliated with him. Check his own site's published content directly if you're unsure.
How do you get out of a timeshare fastest?
The fastest legal exit is rescission, the short cancellation window every state gives new buyers, but it only works if you're still inside that window. After it closes, deed-back programs with the resort are usually the next-fastest option, sometimes taking weeks to months rather than the years resale or legal disputes can take.
How much does a timeshare cost to buy?
ARDA's 2023 State of the Vacation Ownership Industry report puts the average purchase price at roughly $23,940, though prices for individual weeks or points packages range from a few thousand dollars up to six figures depending on brand, season, and unit size.
How much are timeshare maintenance fees per year?
ARDA's 2023 data puts the average annual maintenance fee at about $1,190, and that number typically rises 3-10% per year. Owners can also face special assessments for major repairs or storm damage, sometimes adding several thousand dollars in a single year on top of the regular fee.
Are timeshares a scam?
Timeshares themselves are a legal, regulated product, not a scam, though the sales process is notorious for high pressure tactics. The real scam risk sits in the exit industry: the FTC and Missouri's Attorney General have taken action against exit companies charging large upfront fees and failing to deliver cancellations.
How do you sell a timeshare?
List it through a licensed resale broker or marketplace, or ask the resort if they run a certified resale program. Price it based on comparable recent sales, not what you originally paid. Avoid any company that cold-calls claiming a buyer is already lined up and asks for a large fee upfront.
Can you just walk away from a timeshare?
Stopping payments isn't a real exit strategy. It typically leads to collections calls, damage to your credit report, and potentially foreclosure on the timeshare interest, which can still leave you owing money depending on your state and contract. Pursue rescission, deed-back, or resale instead of simply not paying.
What's the difference between rescission and a deed-back program?
Rescission is a short legal cancellation right for new buyers, usually days after signing, that voids the contract entirely with no penalty. A deed-back program is offered later by some resorts to existing owners who want to give up their interest, often for a processing fee, and it's not a legal right, just a resort policy.
How much do timeshare exit companies charge?
Reported fees in FTC enforcement cases have run from roughly $2,000 to $10,000 or more, taken upfront before any cancellation work is completed. The FTC's case against Timeshare Exit Team and related companies alleged consumers paid large upfront fees and often received no cancellation in return.
What happens to an inherited timeshare if no one wants it?
Heirs can often disclaim (formally refuse) an inherited timeshare through the probate process before it legally transfers to them, which can avoid taking on the obligation at all. If it's already transferred, the same options apply: check for a deed-back program, try resale, or consult a local probate attorney about your state's process.
Is it worth paying a company to cancel my timeshare?
It depends entirely on the company's fee structure and track record. Never pay large sums upfront; look for firms that only charge after delivering results, verify complaint history with your state attorney general, and get every promise in writing before signing anything or sending money.
How do you check your state's rescission period?
Your rescission period is set by your state's timeshare statute and is usually also printed in your purchase contract or public offering statement. Confirm your state's rescission window directly rather than assuming a number, since it varies from state to state and depends on how and when you signed.
Sources
- Ramsey Solutions, "How to Get Out of a Timeshare": Ramsey's published guidance on timeshare exit steps and warning against companies that advise stopping payments
- Federal Trade Commission, Consumer Sentinel Network Data Book 2023: FTC consumer complaint data documenting financial harm patterns in timeshare-related and upfront-fee scam complaints
- 15 U.S.C. Chapter 47 background; Florida Statutes Chapter 721, Vacation and Timeshare Plans: State disclosure and cooling-off laws exist to protect buyers from high-pressure sales tactics
- Federal Trade Commission press release, "FTC, State of Missouri Take Action Against Timeshare Exit Team, Associated Companies for Charging Consumers Upfront Fees": FTC and Missouri settlement against Timeshare Exit Team-related defendants over upfront fees and failed cancellations
- American Resort Development Association, State of the Vacation Ownership Industry 2023: Average timeshare purchase price (~$23,940) and average annual maintenance fee (~$1,190)
- Florida Attorney General Consumer Alert on timeshare resale scams: Unsolicited resale calls claiming a buyer is lined up with an upfront fee request is a common scam pattern
- Consumer Financial Protection Bureau: Explanation of what a timeshare is and how it differs from traditional real estate ownership
- Internal Revenue Service: Rules on deductibility of timeshare-related mortgage interest, relevant to the true cost of timeshare ownership
- U.S. Department of Justice: Federal prosecution of individuals running a timeshare exit scam that defrauded consumers
- Florida Attorney General: State guidance on timeshare cancellation rights and rescission periods