Exit Timeshare Today reviews: what owners actually find

Last updated 2026-07-26

What is Exit Timeshare Today, and is it legit?

Exit Timeshare Today is one of several dozen companies in the timeshare exit industry that market themselves to owners searching for a way out of a contract they regret. Like most companies in this space, it's a private, for-profit business, not a government program or a law firm by default. That distinction matters because the timeshare exit industry has a documented history of consumer complaints. The Federal Trade Commission has brought enforcement actions against timeshare exit and resale companies for taking upfront fees and failing to deliver. In one such case, the FTC sued the operators of a timeshare exit and relief operation doing business as Timeshare Exit Team and related entities, alleging the defendants took large upfront fees from consumers, in some cases telling them to stop paying their timeshare bills, and then failed to obtain the promised exits, as laid out in the FTC's complaint in FTC v. Reed Hein & Associates, LLC, No. 2:19-cv-00074 (W.D. Wash. 2019) ^[1]. That doesn't mean every company in the space is a scam. It means the business model itself, upfront payment for a promised future outcome, creates room for bad actors, and reviews alone can't fully separate the honest operators from the rest. Before trusting any single site's star rating, pull the company's record from your state Attorney General's consumer complaint database and the Better Business Bureau, and search the company name plus "attorney general" and "lawsuit." Real regulatory filings tell you more than five-star testimonials ever will.

How do you actually read timeshare exit company reviews?

Read reviews the way you'd read a used car listing: assume the seller wrote the good ones. Look for verifiable detail (contract length, total fees paid, timeline, resort name) rather than vague praise like "they saved me." A review that says "I paid $6,200 in March, got a deed-back confirmation letter in November" tells you something. A review that says "best company ever, highly recommend" tells you nothing. Check three sources minimum: the Better Business Bureau profile (look at complaint volume and how complaints were resolved, more than the letter grade), your state Attorney General's consumer complaint search tool, and the FTC's own litigation record if the company or its principals have been named in an action, such as the stipulated final order in FTC v. Reed Hein & Associates, LLC, which required the defunct Timeshare Exit Team operation and its owner to pay a $2.6 million judgment ^[1]. Also search the exact company name plus "class action" or "refund." Some exit companies rebrand under new names after complaints pile up under an old one, so a clean search on today's name doesn't guarantee a clean history. Be skeptical of any review platform that only shows reviews collected by the company itself. Third-party aggregators with open complaint intake (BBB, your state AG, Trustpilot with verified purchase flags) are more reliable than a testimonials page on the company's own site.

How do I get out of a timeshare in the first place?

There are really only four paths out of a timeshare, and reviews of exit companies only matter for one of them. Rescission. Every state gives new timeshare buyers a short window to cancel penalty-free, no reason required. This is the cleanest exit, but it's fast: rescission periods commonly run from three to fifteen calendar days depending on the state, and the exact length and required cancellation method are set by each state's own timeshare or real estate statute, not by federal law. Florida, for example, sets a 10-day cancellation period running from the day the contract is signed or the day the buyer receives the last document required to be furnished, whichever is later, under Fla. Stat. section 721.10 ^[2]. If you're still inside that window, you don't need an exit company at all. You need to send a written cancellation notice by the method your contract specifies (often certified mail), before the deadline. Confirm your state's exact rescission window in its statute before you rely on any general number, since it varies by state and sometimes by contract type. Deed-back or surrender. Many resorts and management companies will take a paid-off timeshare back directly if you ask, sometimes for a small administrative fee, sometimes for nothing. This isn't guaranteed and isn't offered by every resort, but it costs nothing to ask, and it's the first call worth making before hiring anyone. See our guide to how to get out of a timeshare for how deed-back requests typically work. Resale. If the timeshare has any market value (rare, but it happens with some fixed-week deeded properties in strong locations), you can try to sell it. Most timeshares resell for a small fraction of what was paid, often $1 to a few hundred dollars on resale marketplaces, because supply massively outstrips demand. Paid exit assistance. This is where companies like Exit Timeshare Today operate: for a fee, they attempt to negotiate a surrender, dispute the contract, or otherwise get the resort to release you. This can work, but it's the most expensive path and the one where scams concentrate.

How much does a timeshare exit company typically cost?

Exit companies commonly charge somewhere between $2,000 and $10,000 or more, often collected upfront or in installments before the exit is complete, though exact pricing varies by company and by how complicated your ownership is (deeded vs. right-to-use, mortgage balance, number of owners on title). There's no standardized, published fee schedule across the industry, so treat any number you see quoted online as a range, not a guarantee. The FTC's own enforcement record puts the risk directly: its complaint against the Timeshare Exit Team operation alleged the company charged consumers upfront fees ranging from about $2,000 to over $10,000, told many of them to stop paying their timeshare mortgage and maintenance fees during the process, and in numerous cases failed to obtain a cancellation of the timeshare contract at all, per the FTC's complaint in FTC v. Reed Hein & Associates, LLC ^[1]. That single case history is the best filter available, better than any review site: large upfront fees before any service is performed are a documented warning sign in this exact industry. Compare that $2,000 to $10,000 range against other paths. A deed-back is often free or a few hundred dollars in administrative fees. A resale nets you little to nothing but also usually doesn't cost thousands out of pocket beyond a modest listing or closing fee. Paying an exit company only makes sense when the deed-back and resale doors are genuinely closed and you understand exactly what you're paying for.

How much do timeshares actually cost, purchase price and fees?

Purchase price (new, from developer)	roughly $20,000-$25,000 average, per ARDA-sponsored research [3]
Annual maintenance fee	roughly $1,000-$1,200 average per interval, per ARDA-sponsored research [3]
Special assessment (occasional)	Varies, often $500 to several thousand per incident
Resale value	Often near $0 to a few hundred dollars
Exit company fee	Roughly $2,000 to $10,000+	Over a 20-year ownership, maintenance fees alone can exceed the original purchase price, which is a big part of why owners look for an exit years after buying.

Timeshare purchase prices vary enormously by brand, location, and unit size, but the American Resort Development Association (ARDA), the industry's own trade group, has reported average timeshare purchase prices in the low-to-mid $20,000s in recent years through its annual State of the Vacation Timeshare Industry research program, produced in partnership with Ernst & Young ^[3]. That's the sticker price. It doesn't include what you'll pay every year after. Annual maintenance fees average roughly $1,000 to $1,200 per interval according to that same ARDA-sponsored research line ^[3], and those fees climb most years, sometimes sharply, when the resort levies a special assessment for storm damage, renovations, or a shortfall in the reserve fund. Maintenance fees are due whether you use the week or not, and they're contractually enforceable in most states even after you stop visiting. Here's a rough total-cost picture for context, using industry-average figures: | Cost item | Typical range or average |

Are timeshares scams?

The timeshare product itself usually isn't a scam in the legal sense: you get a real contract, real usage rights, and the resort typically delivers the accommodations as promised. The scam risk concentrates in two other places: the original sales pitch and the exit industry. On the sales side, state attorneys general and the FTC have pursued cases over high-pressure sales tactics, misrepresented resale value, and false claims that a timeshare is a "good investment." Timeshares are not investments. They're prepaid vacation access with an ongoing fee obligation, and their resale value is typically a small fraction of the purchase price. On the exit side, the scam pattern is well documented in the FTC's own case record: a company promises to cancel your contract, collects a large upfront fee, and then does little or nothing, a pattern central to the FTC's complaint against Reed Hein & Associates, LLC (d/b/a Timeshare Exit Team), which alleged the company collected upfront fees from thousands of consumers and, in many cases, failed to deliver the promised exit ^[1]. The lesson from that case is direct: upfront payment demanded before any service is delivered is one of the clearest warning signs in this industry. So: not a scam by default, but a product with real financial downsides that attracts scam activity around its edges, both at the point of sale and at the point of exit.

How do you sell a timeshare instead of paying to exit it?

Selling is worth trying first if you're not in a hurry and the timeshare isn't underwater on a loan. List it on a reputable resale marketplace, price it realistically (often near $0 to a few hundred dollars for most weeks, sometimes higher for well-located, high-demand deeded weeks), and expect it to take months, not days. Never pay an upfront "listing fee" of more than a modest amount to a resale broker who claims to have a "buyer already waiting." This is one of the oldest scripts in timeshare fraud: a caller says a buyer is lined up, pending a paid transfer or closing fee, and then the buyer evaporates once the fee clears. The FTC's guidance on timeshare resales warns consumers directly to be wary of unsolicited offers claiming a buyer is ready and waiting in exchange for an advance fee, describing this as a recurring complaint pattern in timeshare resale fraud ^[4]. If resale doesn't work within a reasonable window, go back to the deed-back option before paying anyone thousands of dollars. Some developers, including major brands, run formal deed-back or exit programs for owners in good standing, particularly if the maintenance fees are current and the deed is free of a mortgage. Ask the resort's owner services line directly and get any offer in writing.

What's the fastest way to get rid of a timeshare?

If you're still within your state's rescission window, that's the fastest and cheapest exit, full stop. Send written cancellation exactly as your contract instructs (check for a specific mailing address and method, often certified mail with return receipt), before the deadline, and keep proof of mailing. Some states allow email or fax cancellation in addition to mail; check your state's specific timeshare statute for the exact method required, since these details are set state by state, not federally. Florida's statute, for instance, specifies that notice of cancellation may be sent by certified mail, return receipt requested, or other verifiable means, and that the cancellation is effective on the date the notice is postmarked, under Fla. Stat. section 721.10 ^[2]. Outside the rescission window, "fastest" usually isn't available. Deed-backs can take weeks to a few months once you're approved. Resale can take months. Paid exit assistance, even when it works, took an average of many months in cases described in the FTC's Reed Hein complaint, not days or weeks ^[1]. Anyone promising a guaranteed fast exit for a fee should be treated with real caution; guarantees in this industry are a red flag, not a selling point. Our guide on timeshare cancellation walks through the rescission letter process state by state in more detail.

What red flags should make you walk away from an exit company?

A few patterns show up again and again in FTC and state AG enforcement actions against timeshare exit companies, including the fact pattern alleged in the FTC's complaint against Reed Hein & Associates, LLC ^[1]: - Asking for full payment upfront, before any work is done or verified

• Guaranteeing a specific outcome or timeline ("we will get you out in 90 days, guaranteed")
• Pressuring you to stop paying your maintenance fees or mortgage during the process
• Claiming affiliation with your resort or with a government agency
• Refusing to put fee structure and services in writing before you pay
• High-pressure, same-call closing tactics, similar to the original timeshare sales pitch On that third point specifically: never stop making payments you legally owe on your timeshare loan or maintenance fees based on an exit company's advice. Doing so can trigger default, collections, and credit damage regardless of whether the exit ultimately succeeds, and the FTC's Reed Hein complaint alleged the company specifically instructed many consumers to stop paying while it collected fees to negotiate on their behalf ^[1]. If a company tells you to stop paying, that's a signal to get a second opinion, not a sign the process is working. Our timeshare exit companies guide breaks down how to vet a specific company's contract terms before you sign anything.

What should you check before hiring any exit company (more than this one)?

Run this checklist regardless of which company you're considering, Exit Timeshare Today or otherwise: 1. Search the company name plus "attorney general" in your state and the company's home state. 2. Check whether the company or its principals appear in any FTC case filings, such as the docket for FTC v. Reed Hein & Associates, LLC, No. 2:19-cv-00074 (W.D. Wash.) ^[1]. 3. Ask for the fee structure in writing, including whether any portion is refundable if the exit fails. 4. Ask specifically what "success" means in their contract. Full deed release? Loan discharge? Just a stopped billing cycle? 5. Confirm whether they're a licensed attorney, a paralegal service, or a non-legal consulting company; the answer changes what protections and privileges apply. 6. Ask how long their average case takes and get that in writing too, even if it's just an estimate range. 7. Call your resort's owner services line yourself and ask directly whether they offer a deed-back or hardship program before paying anyone else. None of this guarantees a good outcome, but it filters out the worst actors fast, and it costs you nothing but a few phone calls and searches.

When does a self-directed exit make more sense than paying a company?

If you're inside your rescission window: always self-directed, no exception. Paying anyone for a rescission that you can execute yourself with a certified letter is a waste of money. If you're outside the window but the deed is paid off, current on fees, and the resort has any kind of deed-back or hardship program (many major branded resorts do), try that route directly first. It's usually free or low-cost and doesn't require hiring anyone. If you've tried deed-back and resale and hit real walls (a mortgage balance still owed, an unresponsive resort, an inherited timeshare with unclear title), that's when paid help starts to make sense, but even then, a flat-fee, transparent product beats an open-ended, high-pressure sales process. This is where a structured, document-based approach costs meaningfully less than the $2,000 to $10,000+ range typical of full-service exit companies. ExitHonest's $149 one-time Exit Kit Builder is built for exactly this middle case: it gives you the letters, deed-back request templates, and state-specific rescission and cancellation guidance to run the process yourself, without paying a company thousands to make phone calls you can make. It's not a guarantee of exit (nobody can honestly offer that), and it's not a replacement for an attorney if your situation involves a lawsuit, bankruptcy, or a contested estate. For a straightforward deed-back attempt or a documented hardship request, it's a much cheaper first step than a full-service exit contract.

What about an inherited timeshare?

If you inherited a timeshare and don't want it, you're not automatically stuck. Heirs can often disclaim an inheritance formally through the estate's probate process before accepting title, which, if done correctly and within the timeframe your state and the estate require, can prevent the timeshare (and its ongoing fee obligation) from transferring to you at all. Once you've accepted the deed or started paying fees, disclaiming becomes much harder. If the estate has already closed and the timeshare is titled in your name, you're back to the same options as any owner: ask the resort about a deed-back, try resale, or consider paid exit help as a last resort. Some resorts have specific hardship or heir-release programs, so it's worth asking the owner services line directly and explaining the inheritance circumstances. Check with a probate attorney in the estate's state before assuming disclaimer is available or that a deadline hasn't passed; the mechanics and time limits differ by state.

Frequently asked questions

How do I get out of a timeshare without paying an exit company?

Start with your state's rescission window if you just bought (send written cancellation exactly as the contract instructs). If that window has passed, contact the resort directly and ask about a deed-back or surrender program, which many resorts offer for free or a small fee if your deed is paid off and fees are current.

How do you get out of a timeshare after the rescission period ends?

After rescission, your main paths are a resort deed-back or surrender program, resale (often for little to no money), or paid exit assistance as a last resort. Never stop paying fees you legally owe based on advice from a company promising to get you out; that can trigger default and credit damage regardless of the outcome.

How much is a timeshare, on average?

ARDA-sponsored industry research has put average timeshare purchase prices in the low-to-mid $20,000s in recent years, with annual maintenance fees averaging roughly $1,000 to $1,200 per interval, and maintenance fees typically rise over time and can include special assessments.

How much do timeshares cost per year in maintenance fees?

ARDA-sponsored industry research has put average annual maintenance fees at roughly $1,000 to $1,200 per interval in recent years, though this varies by resort, unit size, and location, and can rise with special assessments for repairs or renovations.

Are timeshares scams, or is the product itself legitimate?

The core product (usage rights at a resort) is usually delivered as contracted, so it isn't a scam by default. Scam risk concentrates in high-pressure original sales pitches and in exit companies that collect upfront fees without delivering results, a pattern the FTC pursued directly against Reed Hein & Associates, LLC (Timeshare Exit Team).

How do I sell a timeshare safely?

List on a reputable resale marketplace with a realistic price (often near $0 to a few hundred dollars). Be highly skeptical of unsolicited calls claiming a buyer is ready if you pay a transfer or closing fee first; the FTC has warned this exact pattern is common in timeshare resale fraud.

How do I get rid of a timeshare I inherited and don't want?

If the estate hasn't closed, ask a probate attorney about formally disclaiming the inheritance before accepting title, which can prevent the timeshare from transferring to you. If you already own it, treat it like any other unwanted timeshare: ask about deed-back, try resale, or consider paid help last.

Is Exit Timeshare Today a legitimate company?

We can't verify or endorse any specific exit company. Before paying anyone, check them against your state Attorney General's complaint database, the Better Business Bureau, and any FTC case filings, and never pay significant fees upfront without a written, specific description of services and success criteria.

How much does it typically cost to hire a timeshare exit company?

Exit companies commonly charge somewhere in the $2,000 to $10,000+ range, often collected before the exit is finished. Compare that to a deed-back, which many resorts offer free or for a small administrative fee if your deed is paid off and current on fees.

What is a timeshare rescission period and how long do I have?

Rescission is a short, state-mandated window after signing during which you can cancel a timeshare purchase for any reason, penalty-free. The length varies by state; Florida sets a 10-day period under Fla. Stat. section 721.10, and other states set their own separate windows, so confirm your specific state's rule before relying on any general number.

Can a timeshare exit company guarantee they'll cancel my contract?

No legitimate company can guarantee a cancellation outcome, and any company that promises a guaranteed result is a red flag. Legitimate outcomes depend on your contract terms, the resort's policies, your state's law, and your ownership status, none of which any outside company fully controls.

What should I do if I think I've been scammed by a timeshare exit company?

File a complaint with the FTC at reportfraud.ftc.gov and with your state Attorney General's consumer protection office. Gather your contract, payment records, and any communications, since these matter for both regulatory action and any potential refund or dispute through your payment method.

Sources

1. Federal Trade Commission, FTC v. Reed Hein & Associates, LLC (d/b/a Timeshare Exit Team): FTC enforcement action against a timeshare exit company alleging upfront fees collected and consumers told to stop paying without receiving promised exits
2. Florida Statutes section 721.10, Cancellation of purchase contract: Florida sets a 10-day rescission period for timeshare purchase contracts, with cancellation effective upon postmark of written notice
3. Federal Trade Commission Consumer Advice, "Timeshares and Vacation Plans": FTC guidance warning consumers about unsolicited resale offers claiming a ready buyer in exchange for an advance fee
4. American Resort Development Association (ARDA) and Ernst & Young, State of the Vacation Timeshare Industry research program: Average timeshare purchase price and average annual maintenance fee figures from ARDA-sponsored industry research
5. Consumer Financial Protection Bureau: Explains what a timeshare is and how ownership and financial obligations work, relevant to understanding what buyers are trying to exit.
6. Better Business Bureau: Provides guidance on evaluating timeshare exit and resale companies before hiring one, supporting the section on what to check before hiring an exit company.
7. U.S. Department of Justice: Documents a criminal case against a timeshare exit company owner for fraud, supporting claims that some exit companies operate as scams.
8. Internal Revenue Service: Explains tax treatment of sales and dispositions of property, relevant to tax implications of selling or exiting a timeshare.
9. U.S. Congress: Relates to proposed consumer protection legislation addressing deceptive timeshare exit and resale practices.
10. Florida Legislature: Outlines Florida's statutory requirements for timeshare public offering statements and disclosures, relevant to understanding legal obligations of timeshare developers and resellers.