How to get out of your timeshare without getting scammed twice

Last updated 2026-07-25

how do you get out of a timeshare, realistically?

There are exactly four legitimate paths, in order of how fast and cheap they are: rescission (if you're still inside the window), a developer deed-back or surrender program, resale (usually for close to zero dollars, sometimes negative), or working through the debt/foreclosure process if you truly cannot pay. There is no fifth secret path. Anyone offering one is selling you something. Rescission is the fastest and cleanest exit, but it only exists for a short window right after you sign, and the length is set by state law, not by the resort. If you're still inside it, stop reading sales brochures and go read your state's actual statute today, because these windows run in single-digit to low double-digit days in most states, and some count calendar days while others count business days. Confirm your state's rescission window before you do anything else. ^[1] Once rescission has passed, your options get slower. Developer deed-back or surrender programs (Marriott Vacation Club's Exit program, Wyndham's Cancellation Program, Bluegreen's Transitions, Diamond/Hilton Grand Vacations' similar offerings) let you hand the deed back, usually if your fees are current and the ownership has no debt attached to it. Resale means listing the ownership for sale or transfer, often through a licensed timeshare resale broker or a peer marketplace; expect to net little or nothing, since resale prices for most weeks-based timeshares sit near $0 to a few hundred dollars. If none of that works and you stop paying, expect collections calls, credit damage, and possibly foreclosure on the timeshare interest, similar to a mortgage default, just on a much smaller asset. For a fuller walkthrough of each path, see how to get out of a timeshare.

are timeshares scams?

The product itself is legal in every state; the sales floor is where things get ugly. Timeshares are real, regulated real estate or right-to-use contracts. What makes people ask 'are timeshares scams' is the sales pressure: high-pressure closing tactics, understated fee increases, and the fact that resale value collapses almost the moment you sign. The FTC has been direct about this kind of secondary targeting. Its consumer guidance on vacation property and timeshare sales warns owners to be wary of companies that contact them promising to resell or cancel a timeshare, since that follow-up contact is a well-documented fraud vector aimed at people who already regret their purchase. ^[2] That's the real danger zone, not the original purchase, but the exit industry that grew up around unhappy owners. So the honest answer is nuanced: timeshares aren't scams in the legal sense, but the way many are sold (undisclosed fee escalation, exaggerated resale value, pressure tactics in a 90-minute presentation) crosses into deceptive territory often enough that several state attorneys general have sued developers and sales companies over it. The scams that follow, the ones promising a fast, certain exit for a big upfront check, are a separate and very real problem, covered in detail below.

how much do timeshares cost, and why does that matter for exiting?

Rescission	$0 (may forfeit small filing/processing fee)	Days, must act inside the window
Developer deed-back	$0 to ~$500 processing fee	1 to 6 months
Resale (broker or marketplace)	$0 upfront if broker works on commission; scam if large upfront fee demanded	6 months to 2+ years, often sells for near $0
Attorney-assisted contract review/exit	Hourly or flat fee, varies by state and firm	Weeks to months
Upfront-fee 'exit company' (red flag pattern)	$2,000 to $10,000+ upfront	Often months to years, sometimes nothing happens	Understanding the real cost structure is the single best scam filter you have. If a company's fee looks close to or higher than your original purchase price, ask why.

The average timeshare purchase price is $22,942 and the average annual maintenance fee is $1,276, according to the American Resort Development Association's 2023 State of the Vacation Ownership Industry report. ^[3] Those maintenance fees typically rise every year, often faster than general inflation, because they cover resort upkeep, staffing, and reserve funds for renovations. Here's why the price tag matters when you're trying to exit: it sets the ceiling on what any legitimate solution should cost you. A deed-back program is usually free or low-cost (some developers charge a modest processing fee, often a few hundred dollars). A resale, if it sells at all, nets you close to nothing. So when an exit company asks for $3,000, $6,000, or $10,000 upfront to 'get you out,' you're often being asked to pay more than the timeshare itself would sell for on the open market. | Path | Typical cost to you | Typical timeline |

how to sell a timeshare (and why it's harder than selling a house)

You can sell a timeshare through a licensed resale broker, a timeshare-specific marketplace (like the Timeshare Users Group classifieds or ARDA-affiliated resale sites), or by transferring it directly to a buyer through your resort's transfer department. The catch: most weeks-based timeshares have essentially no resale market. Search 'timeshare resale' completions on any secondary marketplace and you'll see closed sales at $1, $100, or 'free plus transfer fees' far more often than any real appreciation. A few practical rules if you're going this route. Never pay a large upfront fee to a resale company that promises it already has a buyer lined up; legitimate brokers typically work on commission after a sale closes, similar to a real estate agent. Get any transfer paperwork reviewed for what happens to the maintenance fee obligation between contract signing and the actual deed transfer date, because you're still on the hook for fees until the resort's records show the new owner. And check whether your resort even allows resale or requires you to use its own right-of-first-refusal or transfer process; some contracts do. If resale isn't realistic (and for most weeks-based products, it isn't), a deed-back or surrender program is usually the more reliable option, assuming your resort offers one and your account has no past-due balance.

how to get rid of a timeshare when the developer won't take it back

Not every resort has a deed-back program, and even the ones that do usually require your maintenance fees to be current and the deed to be free of liens. If you've missed payments or your resort doesn't offer surrender, your remaining options narrow to resale (often for nothing), a licensed attorney negotiating a release with the HOA or developer, or letting the account go to collections and eventually foreclosure. We're not going to tell you to stop paying fees you contractually owe. That's a decision with real credit and legal consequences, and it should go through an attorney or a housing counselor, not a blog post. What we will say: if you're seriously behind and considering default, understand that timeshare foreclosures work similarly to home foreclosures in many states, meaning the lender or HOA can pursue you for the deficiency balance in some jurisdictions, and it will show up on your credit report. A licensed real estate attorney in the state where the resort sits is usually the better first call than any national 'timeshare exit team.' Attorneys are bound by state bar ethics rules and licensing boards you can actually verify; most exit companies are not licensed or regulated in any comparable way. Check your state bar's attorney lookup tool before hiring anyone claiming legal representation. For a state-by-state look at deed-back and cancellation options, see timeshare cancellation.

what does the exit-scam pattern actually look like?

The FTC's own enforcement history gives you the pattern in plain language. In April 2021, the FTC and the state of Missouri sued a group of timeshare exit companies (including Resort Advisory Group, Vacation Consulting Services, and related entities and individuals) alleging they charged consumers thousands of dollars in upfront fees while falsely claiming affiliation with, or endorsement from, the timeshare owners' resorts, and falsely promising they would get owners out of their contracts. ^[4] That case is one of several the FTC has brought against exit operators using nearly identical scripts: a cold call or ad promising a 'buyer is waiting' or a 'legal team has a strategy,' a large upfront payment demanded before any work starts, and then silence, stalling, or partial refunds after months of no results. The common thread across nearly every timeshare exit scam complaint: money up front, vague or no written guarantee of outcome, pressure to decide fast, and a company that avoids naming which attorneys, if any, are actually licensed and handling your file. Legitimate attorneys give you a retainer agreement with their bar license number on it. Scam operations give you a sales pitch that sounds a lot like the timeshare sales pitch that got you into this mess in the first place. See our full breakdown of vetted and flagged companies at timeshare exit companies.

how do I know if a timeshare exit company is legitimate?

Run every company through the same five checks before you send a dollar. First, ask for the fee structure in writing, and be suspicious of anything requiring full payment before any work begins. Second, ask specifically which licensed attorney is handling your file, in which state, and look that attorney up yourself on the state bar's public directory; a real attorney's license is a matter of public record. Third, check the company's name plus the word 'complaint' or 'lawsuit' alongside your state attorney general's consumer protection page and the Better Business Bureau. Fourth, ask what happens if the exit doesn't work: is there a refund policy in writing, or just a verbal promise? Fifth, and this one is simple: does the company promise a certain result? The FTC's guidance on vacation property and timeshare sales warns that companies contacting owners with offers to resell or get them out of a timeshare are a common vector for advance-fee fraud, and no legitimate business can guarantee a contract cancellation outcome, because that depends on your specific deed, your state's law, and your resort's rules, none of which the exit company controls. ^[2] Your state attorney general's consumer protection division is a free resource for checking complaints and, in some states, filing your own. Find your state AG's office through the National Association of Attorneys General directory.

what should I do inside my rescission window right now?

If you signed within the last few days to two weeks, stop everything else and confirm your exact deadline first. Every state sets its own rescission (sometimes called 'cooling-off') period for timeshare purchases, and the count can run from the date you signed, the date you received the last required disclosure, or some combination, depending on the state. ^[1] Send your cancellation notice in writing, by the method your contract specifies (often certified mail with return receipt, sometimes also email or fax if the contract allows it), and keep proof of the date sent. Do not rely on a verbal cancellation with the salesperson or a phone call to the resort's 'owner services' line; get it in writing and keep a copy. Many state statutes require the developer to refund your money within a set number of days after receiving a valid rescission notice, so if that deadline passes with no refund, that's when you contact your state attorney general's office. For the specific process and notice language by state, see how do you get out of a timeshare and how to get out of timeshare.

how much is a timeshare, and does that change what a fair exit should cost?

Timeshare prices vary widely by brand, location, and unit size, but ARDA's industry data puts the average purchase price at $22,942, with average annual maintenance fees of $1,276 as of the 2023 report. ^[3] Fixed-week deeded ownerships at older resorts can sell (or rather, fail to sell) for far less than that on the resale market; points-based ownerships at major branded resorts (Marriott, Hilton, Wyndham, Hyatt) tend to hold slightly more resale interest but still typically transact well below original purchase price. Why repeat this here? Because the exit-scam industry prices its 'services' against your original purchase price, not against what the timeshare is actually worth today. If you paid $20,000 in 2015 and are now being quoted $7,000 to 'get you out,' ask yourself what you're actually getting for that $7,000: is it a documented legal filing, a negotiated deed-back, or just a phone call and a stall? A deed-back through the resort's own program, when available, typically costs a few hundred dollars or nothing at all. That gap between $500 and $7,000 is where a lot of the exit industry makes its money.

what does a legitimate self-directed exit process actually look like?

If you're past rescission and your resort has no deed-back program, or you'd rather handle the process yourself with structure instead of paying a national exit company thousands of dollars, the realistic path is: gather your documents (deed, contract, most recent maintenance fee statement), check whether your specific resort or management company (Marriott, Hilton Grand Vacations, Wyndham, Bluegreen, Diamond, or an independent HOA) has a surrender or deed-back program listed on its owner services site, contact that program directly, and if there's no such program, consult a real estate attorney licensed in the state where the property sits about a negotiated release or, in genuine hardship cases, a deed-in-lieu arrangement with the HOA. This is the gap our $149 one-time Exit Kit at ExitHonest is built for: a structured set of document templates, request letters, and a state-specific checklist so you can run the legitimate deed-back and negotiation process yourself instead of paying an exit company $3,000 to $10,000 to make phone calls you can make. We don't contact the resort for you, we don't promise a specific cancellation outcome, and we're not a law firm, we just give you the paperwork and steps that a licensed attorney or the resort's own program would otherwise walk you through. Start at /exit-kit-builder if you want the structured version instead of assembling it from scratch. Whatever path you take, keep a paper trail. Every letter, every certified mail receipt, every phone call logged with date, name, and what was said. If it ever ends up in front of a state attorney general's office or small claims court, that trail is what makes your case.

what if I inherited a timeshare I never wanted?

Inherited timeshares come with their own wrinkle: you can typically disclaim (formally refuse) an inheritance, including a timeshare interest, within the timeframe set by your state's probate law, which usually means the ownership passes to the next heir in line or back to the estate instead of to you. A qualified disclaimer under federal tax law generally must be made in writing within nine months of the decedent's death under 26 U.S.C. § 2518, though your state's probate rules on timeshare-specific disclaimers can add their own procedure and deadlines. ^[5] If the estate has already closed and the deed is in your name, you're in the same position as any other owner: check for a deed-back program, check resale value (usually minimal to none), and talk to a probate or real estate attorney in the resort's state if the maintenance fees are becoming a real burden. Some heirs don't realize they can disclaim until after they've already accepted a deed transfer or started paying fees, at which point disclaiming is generally no longer available, so speed matters if you're weighing whether to accept an inheritance that includes a timeshare at all.

Frequently asked questions

How to get out of a timeshare fast?

The only fast, guaranteed legal exit is rescission, and it only works inside your state's specific cancellation window, which can run from a few days to a couple weeks depending on the state. Confirm your state's exact rescission window immediately and send written cancellation by the method your contract specifies. After that window closes, there is no fast legal exit, only slower paths like deed-back or resale.

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

Check whether your resort's management company (Marriott, Wyndham, Hilton Grand Vacations, Bluegreen, Diamond, or your HOA) has a deed-back or surrender program; these usually require current fees and no liens. If none exists, options are resale (usually near $0 value), a real estate attorney negotiating a release, or continuing to pay while exploring options. Never send a large upfront fee to a company promising a certain exit.

How to sell a timeshare?

List with a licensed resale broker who works on commission, use a timeshare resale marketplace, or contact your resort's transfer department directly. Most weeks-based timeshares sell for near $0 to a few hundred dollars, not a profit. Never pay a large upfront fee to any company that claims it already has a buyer waiting; that's a common advance-fee scam pattern the FTC has warned about repeatedly.

How to get rid of a timeshare with no resale value?

If it truly has no resale value, your realistic options are a developer deed-back program (if your fees are current and there's no lien), a negotiated release through an attorney, or continuing to pay and use it. Stopping payment without a plan risks collections and foreclosure on the timeshare interest, which can affect your credit.

Are timeshares scams?

The product is legal, but sales tactics are often high-pressure and resale value collapses fast after purchase, which is why many owners feel scammed. The bigger scam risk is actually in the exit industry: the FTC warns that companies contacting owners with offers to sell or cancel a timeshare for a large upfront fee are a common source of consumer fraud complaints.

How much is a timeshare?

The average timeshare purchase price is $22,942, according to ARDA's 2023 State of the Vacation Ownership Industry report. Prices vary widely by brand, unit size, and points allocation, and resale prices are typically far lower than original purchase price, often near $0 for older fixed-week deeded products.

How much do timeshares cost per year in maintenance fees?

The average annual maintenance fee is $1,276, per ARDA's 2023 industry report, and these fees typically rise annually. Owners also face periodic special assessments for major renovations or storm damage, which can add hundreds or thousands of dollars in a single year on top of the regular fee.

How much are timeshares to buy on the resale market versus new?

Resale prices for most weeks-based timeshares run from near $0 to a few hundred dollars, far below the average original purchase price of $22,942 reported by ARDA. Points-based ownerships at major branded resorts sometimes hold slightly more value, but still typically sell well under original price.

How can I tell if a timeshare exit company is a scam?

Red flags include demanding full payment before any work starts, promising a specific outcome, refusing to name the licensed attorney handling your file, and high-pressure sales tactics similar to the original timeshare pitch. Check the company against your state attorney general's complaint database and verify any attorney through your state bar's public lookup tool before paying anything.

Can I get out of a timeshare by just not paying?

Not paying isn't a strategy, it's a default, and it carries real consequences: collections calls, credit damage, and potential foreclosure on the timeshare interest depending on your state and contract. If you're considering this because you truly cannot afford the fees, talk to a licensed attorney or housing counselor first rather than simply stopping payment.

Do timeshare companies have to take my timeshare back?

No state or federal law requires a developer to accept a deed-back, though several major brands (Marriott, Wyndham, Hilton Grand Vacations, Bluegreen) offer voluntary surrender programs, usually only if your fees are current and there's no lien on the deed. If your resort has no such program, a deed-back isn't guaranteed to be available at all.

What is a timeshare rescission period and how long is it?

Rescission (or 'cooling-off') is a short window after signing during which you can cancel a timeshare purchase for a full refund, no reason required. The length is set by each state's law and varies, sometimes counting calendar days and sometimes business days, so you must confirm your specific state's window rather than assume a national standard.

Can I disclaim an inherited timeshare I don't want?

Often yes. Under federal tax law (26 U.S.C. § 2518), a qualified disclaimer of an inheritance generally must be made in writing within nine months of the decedent's death, and your state's probate rules add their own procedure. Once you've accepted the deed or started paying fees, disclaiming is typically no longer available, so act quickly if you're deciding.

Sources

1. State rescission laws vary; example: Florida Statutes § 721.10: Timeshare rescission (cooling-off) periods are set by individual state statute and vary in length and counting method
2. FTC Consumer Advice, 'Timeshares and Vacation Plans': FTC warning that companies contacting owners about reselling or exiting timeshares are a common source of advance-fee scams
3. American Resort Development Association (ARDA), 2023 State of the Vacation Ownership Industry: Average timeshare purchase price of $22,942 and average annual maintenance fee of $1,276
4. FTC Press Release, 'FTC, State of Missouri Take Action Against Timeshare Exit Team Companies': FTC and Missouri joint enforcement action against timeshare exit companies for charging upfront fees and making false claims
5. 26 U.S.C. § 2518, Legal Information Institute, Cornell Law School: A qualified disclaimer of an inheritance must generally be made in writing within nine months of the decedent's death