How do companies get you out of timeshares?

Last updated 2026-07-26

How do companies get you out of timeshares?

Most timeshare exit companies use one of four playbooks: negotiating a deed-back with the resort, drafting an attorney letter that pushes for cancellation based on alleged contract or disclosure problems, helping you apply to a developer's own exit or surrender program, or (less often) working a resale angle even though timeshares resell for pennies on the dollar. None of these methods work every time, and none of them should require a huge fee paid entirely upfront. A deed-back means the company negotiates with the resort to take the deed back, sometimes for free, sometimes for a payment from you covering the resort's costs. Some resorts have formal deed-back or surrender programs; others only do it case by case. An attorney letter approach argues the original sale involved misrepresentation, missing disclosures, or violations of state timeshare law, and asks the developer to void the contract rather than litigate. Developer exit programs, where they exist, let owners hand back a deed without going through a third party at all, which is often cheaper and safer than paying an outside company. The part exit companies rarely explain clearly: many timeshares can't be given back, sold, or canceled through any legal method if the contract is valid and the rescission period has long passed. In that case the paths are deed-back (if the resort accepts it), a very low-value resale, or continuing to pay and use it. The Federal Trade Commission has repeatedly warned that consumers should be skeptical of "guaranteed" timeshare exit claims and should research a company's track record before paying anything, a warning reflected in its 2021 enforcement action against Resort Release and related timeshare exit defendants, in which the agency alleged the operation collected over $15 million from consumers using false exit promises ^[1].

How to get out of a timeshare (the actual options, ranked)

There is no single button that gets everyone out. What you actually have are five real paths, and they are not equally good. 1. Rescission, if you're still inside the window. Every state gives buyers a short period to cancel a timeshare purchase with no penalty, often called a cooling-off period. The number of days varies by state; Florida gives 10 days under Florida Statutes Section 721.10 ^[2], California gives at least 7 calendar days for most timeshare interests under Business and Professions Code Section 11238 ^[3]. Miss it and you're a full owner. Confirm your state's rescission window before assuming you missed it; some contracts extend it if disclosures were incomplete. 2. Deed-back or surrender program run by the developer directly. Several major timeshare companies run formal programs (sometimes called surrender, deed-back, or exit programs) for owners current on their fees. These are usually free or low-cost compared to hiring an outside firm, because you're negotiating with the party that already owns the underlying contract terms. 3. Resale, at a steep discount. Timeshares almost never resell for what owners paid. Industry survey data compiled by the American Resort Development Association and years of resale marketplace listings show many weeks-based timeshares sell for $1 to a few thousand dollars, far under original purchase prices that commonly run $15,000-$25,000 ^[4]. 4. Hiring an exit company to negotiate deed-back or send attorney letters. This is where fees range widely, commonly $2,000 to $10,000+ depending on the company and complexity, a range consistent with fee amounts described in the FTC's complaint against Resort Release and its principals ^[1]. Get everything in writing, ask about refund terms, and never pay the full amount upfront. 5. Doing nothing and letting it go to collections or foreclosure. This has real credit consequences and does not erase the debt cleanly in every state; it is not a shortcut, just a different set of risks. For a state-specific breakdown of rescission windows and procedures, see how to get out of a timeshare.

How do you get out of a timeshare if you're past the rescission window?

Once rescission has passed, you're negotiating from a weaker position, but you still have real options. Start by reading your contract for any deed-back, surrender, or exit clause the developer already built in. Some contracts allow surrender if fees are current; others don't mention it at all, and you'd need to ask the developer's owner services department directly. If there's no built-in program, the next reasonable step is contacting the resort or management company and asking, in writing, whether they'll accept a deed-back. Many will, especially for older weeks-based products with low resale value, because an unpaid, delinquent account costs them more in collections than a clean deed transfer. If the resort won't take it back and you believe the original sale involved misrepresentation (false statements about investment value, hidden fees, high-pressure tactics that violated state disclosure law), you can consult a consumer protection attorney in your state. Florida's Department of Agriculture and Consumer Services regulates timeshare sales and disclosure requirements under Florida Statutes Chapter 721 ^[2], and violations can be reported there. For a full walk-through of this scenario, see how to get out of timeshare and how do you get out of a timeshare.

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

Selling a timeshare is legal and sometimes possible, but the resale market is brutal. Unlike a house, a timeshare interest has almost no scarcity value: developers keep selling new weeks or points, and the used inventory of similar or better units already for sale online is enormous. Realistic steps: list on a licensed timeshare resale marketplace or with a broker who charges a commission only on completed sale (avoid anyone charging a large upfront "marketing fee" to list your unit; this is a well-documented resale scam pattern the FTC has pursued in court against exit and resale companies ^[1]). Price honestly, meaning often $1 to low four figures for many weeks-based products, based on comparable closed sales, not what you paid. Be ready for the deal to include you paying the closing costs or even paying the buyer to take it, because in some cases the ongoing maintenance fee liability is worth more to a buyer as a negative than the week is worth as a positive. This isn't a failure on your part; it's the actual math of an oversupplied secondary market documented in ARDA's own industry survey data ^[4]. If a broker asks for money before any sale closes, or guarantees a sale price, treat that as a serious warning sign consistent with the upfront-fee pattern described in the FTC's Resort Release enforcement action ^[1].

How to get rid of a timeshare you inherited or no longer want

Inherited timeshares are common and confusing, because heirs often don't realize they can decline the inheritance. If you're a named heir and the estate is still in probate, you can typically disclaim (formally refuse) the inheritance before accepting any benefit from it, which usually means the timeshare passes to the next heir in line or reverts to the estate, not to you. If you've already accepted it (used it, paid a fee, or the deed already transferred to your name), you own it the same as any other owner, and your options are the same: deed-back request, resale, or negotiated exit. Ongoing maintenance fees don't stop just because you didn't want the inheritance; the developer's contract with the estate typically transfers along with the deed. Contact the resort's owner relations department and ask specifically about heir disclaimers and deed-back options for inherited weeks; many resorts have a specific process because this situation is so common. An estate attorney (not a timeshare exit company) is usually the right resource for the disclaimer piece, since that's a probate law question, not a timeshare law question.

Are timeshares scams?

The timeshare product itself is legal in every US state, and the industry is regulated (disclosure requirements, rescission periods, and licensing rules vary by state, with Florida's rules under F.S. Chapter 721 being among the most detailed ^[2]). So no, owning a timeshare is not inherently a scam. But two things adjacent to timeshares have well-documented scam patterns. First, high-pressure sales presentations sometimes cross into misrepresentation: false claims about investment value, resale guarantees, or rental income potential. Second, and more relevant to owners trying to leave, the exit industry itself has a documented scam problem: companies that take large upfront fees and then do little or nothing, sometimes disappearing entirely. The FTC sued the operators of Resort Release and related companies in 2021, alleging they charged consumers thousands of dollars in upfront fees while falsely promising to get them out of their timeshare contracts, and that the scheme took in more than $15 million from consumers ^[1]. The honest answer: the underlying vacation ownership product is a real, if often overpriced, consumer good. The exit and resale services layered on top of it are where the scam risk concentrates. Vet any company you consider hiring against your state attorney general's consumer complaint database and the Better Business Bureau before paying anything.

How much is a timeshare? How much do timeshares cost?

Original purchase price	$15,000-$25,000	Varies widely by brand, points vs. weeks [4]
Annual maintenance fee	~$1,000-$1,200 average	Often higher at older or larger-unit resorts [4]
Special assessment	$500-$3,000+	One-time, tied to major repair or disaster recovery
Resale value (weeks-based)	$1-$3,000	Often far below purchase price [4]
Exit company fee	$2,000-$10,000+	Wide range; get quotes in writing, avoid full upfront payment [1]	If your maintenance fees have climbed well past this range, that's worth documenting when you talk to the resort about a deed-back, since rising fees are one of the more sympathetic reasons resorts will sometimes agree to take a unit back rather than chase a resistant owner for payment.

Original purchase prices for a new timeshare interest typically run $15,000 to $25,000, though ARDA-affiliated industry surveys and resale marketplace data show a wide range depending on brand, unit size, and points versus weeks structure ^[4]. Beyond the purchase price, owners pay annual maintenance fees, and this is the cost that drives most people toward exiting. Annual maintenance fees average roughly $1,000 to $1,200 per interval nationally according to industry survey data compiled by ARDA, though fees vary a lot by resort brand, unit size, and location, and many owners report fees well above that average, especially at older resorts with deferred maintenance or after a special assessment ^[4]. Special assessments, one-time charges for major repairs (roof replacement, storm damage, renovation), can add hundreds or thousands more in a single year and are a major driver of owners wanting out. Here's a rough cost comparison an owner can use to sanity-check their own numbers: | Cost item | Typical range | Notes |

What do timeshare exit companies actually charge, and is it worth it?

Fee structures vary, but the pattern consumer protection agencies see most often is a large flat fee, commonly in the $2,000 to $10,000 range, charged partly or entirely upfront, before any cancellation or deed transfer happens, a structure described directly in the FTC's complaint against Resort Release and its principals ^[1]. Some companies also charge ongoing monthly fees while a case is pending, on top of the upfront amount. Whether it's worth it depends heavily on what the company is actually doing. If a company is negotiating a deed-back with a resort that has a known surrender program, you may be paying $2,000-$5,000 for something you could attempt yourself for free by calling the resort's owner services line. If a company is drafting a genuine attorney-reviewed legal letter alleging specific contract violations, and you've verified the attorney is licensed in your state, that service has more legitimate labor behind it, though it still isn't a guaranteed outcome. A reasonable self-check before paying anyone: ask the company for their success rate in writing, ask whether they've contacted your specific resort before, ask what happens if they don't succeed (refund policy, in writing), and check the company's name against your state attorney general's consumer complaint search and the Better Business Bureau. If a company won't answer these plainly, that's your answer. For owners who want to understand the process and prepare their own documentation before deciding whether to hire anyone, ExitHonest's $149 one-time Exit Kit walks through the deed-back request, attorney-letter templates, and documentation checklist step by step, without charging a percentage or a multi-thousand-dollar retainer. Compare that model against any company quoting you a five-figure fee, and ask what specifically the bigger fee buys you. You can start at /exit-kit-builder.

How do I know if a timeshare exit company is a scam?

A few patterns show up again and again in FTC enforcement actions against bad actors in this space, and they're worth checking before you sign anything. Warning sign one: a large upfront fee with no escrow or milestone-based payment. Legitimate service providers in most industries let you pay as work is completed, or use a third-party escrow account. A company demanding the full fee before doing anything is exactly the pattern the FTC alleged against Resort Release, which the agency said collected large upfront payments while failing to deliver promised cancellations ^[1]. Warning sign two: guarantees. No legitimate company can guarantee your timeshare contract will be canceled, because that outcome depends on the resort, the contract terms, and sometimes a court. "100% guaranteed" language is a red flag, not a selling point. Warning sign three: pressure to stop paying your mortgage or maintenance fees during the process. Some companies tell owners to stop payments while the exit is "in progress." This can trigger foreclosure, credit damage, and collections, on top of not actually canceling anything. Never stop paying amounts you contractually owe based on a company's promise that a cancellation is imminent. Warning sign four: cold calls, especially from someone claiming to be a "timeshare buyer" who needs an upfront fee to complete a resale that never existed. This is one of the most common resale-adjacent scams described in the FTC's Resort Release complaint and related timeshare exit enforcement records ^[1]. Check any company against your state attorney general's website and the FTC's public case filings before paying anything ^[1]. For a broader rundown of how to vet a company, see timeshare exit companies.

What's the difference between rescission, cancellation, and deed-back?

These three terms get used loosely, but they mean different legal things, and knowing the difference helps you understand what a company is actually offering to do for you. Rescission is the formal right, created by state law, to cancel a timeshare purchase contract within a specific short window after signing, no reason required, no penalty. It only works during that window; after it closes, rescission is off the table entirely. Confirm your state's rescission window and follow the exact notice procedure in your contract (often written notice, sometimes requiring certified mail) because missing a technical requirement can invalidate an otherwise-timely rescission. Cancellation, outside the rescission window, generally means arguing the contract is void or voidable for a legal reason: misrepresentation, missing required disclosures, fraud in the sale. This usually requires an attorney and is not guaranteed to succeed; it may involve negotiation or, rarely, litigation. Deed-back (also called surrender) means the developer voluntarily agrees to take the property interest back and release you from future fee obligations, usually because it's cheaper for them than pursuing a resistant, possibly delinquent owner. It's not a legal right in most states; it's a negotiated outcome, and the developer can say no. Most owners past their rescission window end up pursuing deed-back as the realistic goal, with a cancellation argument as a bargaining point if there's a genuine legal defect in how the original sale was conducted. See timeshare cancellation for more on the legal cancellation route specifically.

Can I just stop paying and walk away?

You can stop paying, but it isn't a clean exit, and we're not going to tell you it is. Stopping payment on maintenance fees or a timeshare loan typically leads to collections calls, late fees, and eventually a mark on your credit report; in some states, developers can pursue a deficiency judgment or foreclose on the timeshare interest similar to a mortgage foreclosure, depending on how the timeshare is titled (deeded vs. right-to-use) and state law. Deeded timeshares in some states can go through a foreclosure process that stays on your credit report for years, and you may still owe money afterward if the resort pursues you for the deficiency, again depending on state law. Right-to-use timeshares are contractual rather than real property in many cases, and the consequences of default depend entirely on the contract terms and state. If you're behind on fees or considering stopping payment, that's exactly the situation where a documented deed-back request or a consultation with a consumer attorney matters most, because you want to formalize an exit before the account goes to collections, not after. Waiting rarely improves your negotiating position.

What should I do first if I want out of my timeshare?

Start by pulling your original purchase contract and checking two things: the date you signed (to see if you're still inside a rescission window, which you should confirm against your specific state's rule) and any deed-back, surrender, or cancellation language already written into it. Second, call the resort's owner services department directly and ask, in plain language, whether they have a deed-back or surrender program for owners in good standing. This costs nothing and sometimes solves the problem outright. Third, if there's no in-house program and you're considering outside help, get at least two written quotes, check both companies against your state attorney general's complaint database and the BBB, and ask specifically what method they'll use (deed-back negotiation, attorney letter, or something else) rather than accepting a vague promise of "we get you out." Fourth, document everything: every call, every letter, every fee payment. If you eventually need an attorney or need to file a complaint with your state attorney general or the FTC, that paper trail matters more than anything else you can do.

Frequently asked questions

How do companies get you out of timeshares?

They typically negotiate a deed-back with the resort, send an attorney letter alleging contract or disclosure violations, or help you apply to a developer's own surrender program. No method is guaranteed. Fees commonly run $2,000-$10,000, and any company promising a certain outcome or demanding full payment upfront should be checked against your state attorney general's complaint database before you pay anything.

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

Ask the resort directly about a deed-back or surrender program, since many developers accept these for owners current on fees. If that fails and you suspect the sale involved misrepresentation, a consumer attorney can evaluate a cancellation argument. Resale is possible but usually nets very little money. Confirm what your specific contract and state law allow before paying anyone to handle it.

How to sell a timeshare?

List with a licensed resale broker who charges commission only after a closed sale, or use an established resale marketplace. Price it based on recent comparable sales, not your original purchase price; many weeks-based timeshares resell for $1 to a few thousand dollars. Avoid any broker asking for a large upfront marketing fee before a buyer is found.

How to get rid of a timeshare you inherited?

If the estate hasn't transferred the deed to you yet, you may be able to formally disclaim the inheritance through probate, which typically passes it to the next heir or back to the estate. If you've already accepted the deed, you're a full owner and your options are the same as any owner: deed-back request, resale, or negotiated exit.

Are timeshares scams?

The product itself is legal and regulated in every state. The scam risk concentrates in high-pressure sales misrepresentations and, more often, in the exit and resale industry, where the FTC sued Resort Release in 2021 for allegedly taking in over $15 million from consumers with false exit promises while charging large upfront fees.

How much is a timeshare?

New timeshare interests typically sell for $15,000 to $25,000 depending on brand, unit size, and points versus weeks structure, based on industry survey data. Annual maintenance fees average roughly $1,000-$1,200 per interval, and special assessments for major repairs can add several hundred to several thousand dollars in a single year on top of that.

How much do timeshares cost to maintain each year?

Average annual maintenance fees run roughly $1,000 to $1,200 per interval, according to industry survey data, though fees at older or larger-unit resorts are often higher. Special assessments for major repairs or storm damage are separate, one-time charges that can add several hundred to several thousand dollars in a given year.

How to get out of a timeshare without a lawyer or exit company?

Call the resort's owner services department and ask directly about a deed-back or surrender program; many resorts have one for owners current on fees, and it costs nothing to ask. If you're still inside your state's rescission window, follow the exact cancellation notice procedure in your contract yourself, in writing, before that window closes.

What is a timeshare deed-back program?

A deed-back (or surrender) program is a process, run by some developers, where an owner in good standing can voluntarily return the deed and be released from future maintenance fee obligations. It's not a legal right in most states; it's a negotiated arrangement the resort can accept or decline case by case.

Can a timeshare exit company guarantee it will cancel my contract?

No legitimate company can guarantee cancellation, because the outcome depends on your specific contract, the resort's willingness to negotiate, and sometimes state law or a court. The FTC's own enforcement history, including its case against Resort Release, specifically targets companies that made guaranteed-exit promises they didn't keep.

What happens if I just stop paying my timeshare fees?

Expect collections calls, late fees, and credit report damage. Depending on your state and whether the timeshare is deeded or right-to-use, the resort may be able to foreclose or pursue a deficiency judgment for what you still owe. Stopping payment isn't a clean exit and can make a later deed-back negotiation harder, not easier.

How do I check if a timeshare exit company is legitimate?

Search the company's name in your state attorney general's consumer complaint database and the Better Business Bureau before paying anything. Ask for their fee structure in writing, whether they use escrow or milestone payments, and what happens if they don't succeed. Avoid any company requiring full payment upfront or guaranteeing an outcome.

Sources

1. Federal Trade Commission v. Resort Release, LLC et al., FTC Press Release, March 2021: FTC enforcement action alleging a timeshare exit company charged large upfront fees while falsely promising to cancel consumers' timeshare contracts, taking in more than $15 million
2. California Business and Professions Code Section 11238, Vacation Ownership and Timeshare Act: California provides a rescission period of at least 7 calendar days for most timeshare interest purchases
3. American Resort Development Association (ARDA), State of the Vacation Ownership Industry: Industry data on average timeshare purchase prices and average annual maintenance fees
4. Consumer Financial Protection Bureau (CFPB): Explains what a timeshare is and the financial obligations associated with it, relevant to understanding timeshare costs and contracts.
5. Internal Revenue Service (IRS): IRS guidance on the tax treatment of the sale or disposal of personal-use property, relevant to what happens when you give up or sell a timeshare.
6. Florida Office of the Attorney General: State consumer protection guidance warning about deceptive practices by timeshare resale and exit companies.
7. California Office of the Attorney General: California's consumer protection guidance on timeshare cancellation rights and warning signs of timeshare exit scams.
8. Better Business Bureau (BBB): BBB guidance on evaluating the legitimacy of timeshare exit companies and identifying common scam tactics.
9. U.S. Congress: Legislative reference to consumer protection efforts addressing timeshare industry practices.