How to cancel a Wyndham timeshare bought in 2018

Last updated 2026-07-24

Can I still cancel a Wyndham timeshare I bought in 2018?

No, not through rescission. Every state gives timeshare buyers a short window to cancel a purchase for any reason, no penalty, no explanation needed. But that window is measured in days, not years. If you signed your Wyndham contract in 2018, that clock ran out a long time ago. Rescission periods vary by state. Florida gives buyers 10 calendar days after signing or after receiving the last document required by law, whichever is later, to cancel a timeshare purchase ^[1]. Other states set different windows, some shorter, a few longer. If you're researching a purchase from this year or last year, confirm your state's rescission window immediately, because missing it by even a day usually means you're stuck with the contract. For a 2018 purchase, that ship sailed. You're not asking "how do I rescind," you're asking "how do I get rid of a timeshare I already own and don't want." Those are two completely different problems with different tools. This article is about the second one. If you're brand new to the topic and want the full picture of rescission windows, deed-backs, and resale realities across all states, the how to get out of a timeshare guide is a good starting point before you dig into Wyndham specifics.

What are my real options to get out of a Wyndham timeshare now?

You've got four realistic paths, and they're not equally good. In order of what I'd try first: Wyndham's own deed-back program, resale (for cheap or free), a legitimate paid exit service, and worst case, riding it out while shopping for a buyer. Wyndham runs something called the Certified Exit Program, offered through their owner care team, that lets qualifying owners deed their timeshare interest back to Wyndham. Eligibility isn't universal. Wyndham has stated the program is meant for owners current on their maintenance fees and loan payments, without judgments or other title issues on the deed. If you owe back fees or still have a loan balance, you likely won't qualify until that's resolved. Resale is option two. Be honest with yourself here: most Wyndham points-based timeshares resell for a few hundred dollars, or literally $1, on sites like the Timeshare Users Group marketplace or eBay's timeshare category, because the ongoing maintenance fee obligation transfers with the deed and buyers know it. You are not going to recoup your purchase price. The Federal Trade Commission warns that timeshare resale is a common scam vector too, so be wary of anyone who calls you unsolicited promising a buyer is "already lined up" for an upfront fee ^[2]. A legitimate exit company is option three, and it costs money, usually a flat fee, not a percentage of some inflated "timeshare value." Riding it out and paying fees while you shop the resale market quietly is option four, and it's what a lot of owners end up doing by default, not because it's the best plan but because they never picked one.

How does Wyndham's deed-back or exit program actually work?

Wyndham's Certified Exit Program works like this, based on how the company has described it publicly: you contact Wyndham owner services, they check your account for eligibility (current on fees, no loan balance, clean title), and if you qualify, you sign documents transferring the deed back to Wyndham at no cost to you beyond paperwork. The catch is eligibility. Wyndham's stated position is that owners need to be paid current and loan-free to use this path. If you financed the purchase in 2018 and are still paying it off, you generally have to pay off or settle that loan before Wyndham will take the deed back. That's a real cost many owners don't budget for. Wyndham does not publish a guaranteed acceptance rate, and no exit company can promise you'll be approved either, that's a huge scam red flag. Nobody, not us, not a law firm, not an exit company, can guarantee a timeshare developer will accept your specific deed back. What we can tell you is the program exists, it's free if you qualify, and it's worth calling about before you pay anyone else a dollar. Some owners find the process slow, taking weeks to months of document exchange. That's normal for deed transfers generally; recording a deed and clearing title isn't instant even outside timeshare contexts.

Can I just sell my Wyndham timeshare instead?

You can try, but understand the market first. Timeshare resale values collapsed decades ago and never recovered. Multiple consumer researchers and the American Resort Development Association's own resale data note that most timeshares resell for a small fraction of the original purchase price, often under 10 percent, and many points-based products list for $1 or less just to get out from under the fees ^[3]. Here's the honest math: if you paid $18,000 for a Wyndham points package in 2018, don't expect to sell it for $5,000 or even $2,000. Expect to sell it for whatever gets a buyer to take over your maintenance fee obligation, which is often nothing, or you may need to pay a buyer's closing costs just to make the deal attractive enough to close. List honestly on established marketplaces, price it near the going rate for comparable Wyndham resale listings (check completed sales, not asking prices), and be upfront about the annual maintenance fee and any special assessments. Never pay a big upfront fee to a company that cold-calls you claiming they have a guaranteed buyer. That's one of the most common timeshare resale scams the FTC and state attorneys general warn about ^{[2] [4]}. If resale isn't realistic for your specific contract (some Wyndham products, especially certain fixed weeks or trust interests, are genuinely hard to give away), deed-back or a paid exit path becomes more attractive.

How do I get rid of a timeshare I inherited or no longer want?

Inherited Wyndham timeshares are a specific headache. If you're listed as an heir or the estate transferred the deed to you, you now own the contract, fees and all, even if you never wanted it and never used it. First step: confirm the deed transfer actually happened. Sometimes families assume they "inherited" a timeshare when in fact the estate never formally transferred title, and the obligation technically still sits with the deceased owner's estate or trust. Check the county recorder's office where the property is located for the actual recorded deed. If you do hold clear title, your options mirror everyone else's: check Wyndham's deed-back eligibility, try resale, or consider a paid exit service. One thing inherited owners sometimes miss: if maintenance fees went unpaid during probate, that delinquency has to get resolved before Wyndham will consider a deed-back, and unpaid fees can also affect your credit if the account went to collections. Don't assume you're stuck just because a relative signed the original contract. You're evaluating this as a new owner with your own decision to make, not honoring a family commitment.

Are timeshares scams? Is Wyndham a scam?

Timeshares themselves aren't illegal, and Wyndham is a legitimate, publicly regulated company, not an outright scam. But the sales process has a well-documented history of high-pressure tactics, and the exit and resale industry that grew up around unhappy owners is absolutely full of scams. The FTC's own consumer guidance is blunt: "If you're thinking about buying a timeshare, or getting out of one you already own, doing your research can help you avoid losing money to a scam" ^[2]. That framing tells you something: the agency treats the exit side of this industry as a real risk, not a hypothetical one. Common red flags in the exit and resale space: unsolicited calls claiming a buyer is waiting, demands for large upfront fees before any service is performed, pressure to wire money or pay in gift cards, and companies that tell you to stop paying your maintenance fees or mortgage while they "work on it." Never stop paying what you owe based on someone else's advice, doing so can tank your credit and trigger foreclosure on the timeshare interest regardless of what any exit company promised. So the honest answer: Wyndham as a company isn't a scam, but the timeshare purchase model is aggressively sold and hard to unwind, and the exit industry that profits from your regret is where the real scams live. State attorneys general in Florida, California, Missouri, and several other states have sued or issued warnings against specific timeshare exit and relief companies over the years; check your state AG's consumer alerts page before signing with anyone ^[5].

How much does a Wyndham timeshare cost, and how much is it worth now?

Original developer purchase price (2018-era)	~$10,000 to $40,000+	Varies by points volume and resort
Annual maintenance fee	~$700 to $1,500+	Rises most years; ARDA tracks industry averages
Special assessment	$0 to several thousand	One-time, tied to major repairs or storm damage
Resale market value	$0 to a few hundred dollars	Most points products resell for near-zero	That last row is the one owners have the hardest time accepting. You may have paid $25,000 in 2018. That does not mean it's worth $25,000, $10,000, or even $2,500 today. It's worth what a buyer will pay to take over your fee obligation, and for most points-based Wyndham products, that number is close to zero.

Original purchase prices for Wyndham points packages have typically ranged from roughly $10,000 to $40,000 or more depending on the number of points, resort tier, and whether it was a developer-direct sale, according to figures widely reported by industry watchers and consumer advocacy sites tracking timeshare pricing ^[3]. On top of the purchase price, annual maintenance fees for Wyndham owners commonly run somewhere in the $700 to $1,500+ range per year depending on points volume, and special assessments can add thousands more in a single year if a resort needs major repairs. Here's the split that matters: what you paid versus what it's worth on the secondary market are two completely different numbers. | Cost category | Typical range | Notes |

Should I hire an exit company, and how do I avoid getting scammed?

Maybe, and it depends entirely on how they charge you and what they actually do. A reasonable exit path costs money, but it should be a flat, disclosed fee for specific services (contract review, deed-back assistance, paperwork prep), not an open-ended retainer tied to vague promises. Before paying anyone, check these things: does the company have a physical address and a real phone number you can call back? Does it have complaints on file with your state attorney general or the Better Business Bureau? Does it guarantee an outcome? (No legitimate service can guarantee a developer accepts a deed-back or that a court cancels your contract.) Does it ask you to stop paying your mortgage or maintenance fees? That last one is a serious red flag; falling delinquent can trigger foreclosure on the timeshare and damage your credit regardless of what happens with the exit company. The FTC recommends checking a company's history with your state attorney general and local consumer protection office before paying anything upfront ^[2]. If you want a structured way to compare legitimate exit paths against DIY options, the timeshare exit companies guide breaks down what fair pricing looks like and which credentials actually matter. One option worth knowing about: a fixed, one-time paid product that gives you the letters, checklists, and step-by-step scripts to pursue deed-back or resale yourself, without an ongoing retainer. That's the model behind our own $149 Timeshare Exit Kit at ExitHonest, built for owners who want a structured DIY path instead of paying thousands to a full-service exit firm. It's not a guarantee of cancellation (nothing legitimate is), it's a toolkit.

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

These three words get used interchangeably by confused owners, and they mean very different things. Rescission is a legal right to cancel a brand-new purchase within a short state-mandated window, no penalty, full refund. It applies only near the moment of signing. For a 2018 Wyndham purchase, this option no longer exists; the window closed years ago in every state. Deed-back (Wyndham calls its version the Certified Exit Program) is a voluntary transfer of your ownership interest back to the developer, typically only available to owners who are current on payments and loan-free. It costs you nothing in fees to Wyndham if you qualify, but it isn't guaranteed and isn't instant. Resale is selling your ownership interest to another private buyer on the open market, the way you'd sell a used car, except the market value is usually near zero and you may need to sweeten the deal to attract a buyer at all. A fourth term worth knowing: surrender, sometimes used interchangeably with deed-back, generally means giving the property back to the resort or HOA, sometimes through foreclosure if you simply stop paying (which damages your credit and isn't something anyone should recommend you do intentionally). If you want a full breakdown comparing these paths side by side across different timeshare brands, the timeshare cancellation and how do you get out of a timeshare guides go deeper into each mechanism.

What should I do first if I bought in 2018 and want out now?

Start with a phone call, not a payment. Call Wyndham owner care directly and ask, in plain language, whether you qualify for the Certified Exit Program: are you current on maintenance fees, is there a loan balance, is the title clean. Get their answer in writing if you can, an email confirmation, a reference number, something. While you wait on that answer, pull your original purchase documents and figure out your actual numbers: what you still owe if financed, your current annual maintenance fee, and whether any special assessment is pending. You need real numbers before you can evaluate any exit offer, paid or free. Check your state attorney general's consumer protection page and the FTC's timeshare resource page for any warnings about companies operating in your area ^{[2] [4]}. Search the specific company name plus "complaint" before signing anything with an outside exit firm. If Wyndham's program doesn't work for you (loan balance too high, fees delinquent), price out what it would cost to get current, because that number may be smaller than what a paid exit company charges. And if you decide DIY paperwork with a proven checklist is the right fit rather than a full-service firm, that's exactly the gap a fixed-price toolkit like our Exit Kit is built to fill, you do the work, we give you the map. Compare all your paths on the timeshare call list before committing to any single approach.

Frequently asked questions

How to get out of a timeshare bought years ago?

Once your rescission window has closed (usually days, not years, after signing), you can't cancel for free anymore. Realistic paths are the developer's own deed-back program if you qualify, reselling on the secondary market for little or nothing, or paying a legitimate exit service or attorney. Never stop paying fees based on someone's promise to "cancel" your contract.

How to get out of timeshare with Wyndham specifically?

Call Wyndham owner care and ask about the Certified Exit Program, their deed-back option for owners who are current on fees, loan-free, and have clean title ^[2]. If you don't qualify yet, resolving the loan balance or delinquency first, then reapplying, is often cheaper than paying an outside exit firm thousands of dollars.

How do you get out of a timeshare if you still owe money on it?

Most deed-back programs, including Wyndham's, require the loan to be paid off first ^[2]. You generally need to either pay off the remaining balance, negotiate a payoff with the lender, or work with an exit service that specializes in financed timeshares before any developer will take the deed back.

How to sell a timeshare for a fair price?

List on established resale marketplaces at prices matching recent completed sales, not wishful asking prices. Most Wyndham points products resell for a few hundred dollars or less, because buyers inherit the annual maintenance fee obligation ^[4]. Never pay a large upfront fee to anyone claiming they already have a buyer lined up.

How to sell timeshare fast without getting scammed?

Speed and safety trade off here. Fast sales usually mean pricing near $0 to $1 just to transfer the fee obligation to a willing buyer. Avoid any company demanding payment before a sale closes; the FTC specifically warns about resale scams targeting owners desperate to exit ^[3].

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

If nobody will buy it, deed-back or surrender to the developer is your main non-litigation option. Confirm eligibility requirements first (current fees, no loan, clean title for most programs). If the developer won't take it back and you can't sell it, consult a licensed attorney in your state about your specific contract terms.

Are timeshares scams, or just bad purchases?

Timeshares are legal, regulated products, not scams by definition, but they're aggressively sold and notoriously hard to exit or resell for real value. The scam risk concentrates in the exit and resale industry, where the FTC warns unsolicited callers often demand upfront fees for buyers or cancellations that never materialize ^[3].

How much is a timeshare, on average?

Original Wyndham points packages have commonly run from roughly $10,000 to $40,000 or more depending on points volume and resort tier, per industry pricing trackers ^[4]. Add annual maintenance fees typically in the $700 to $1,500+ range, which usually rise most years and can spike further with special assessments.

How much do timeshares cost per year in maintenance fees?

Wyndham owners commonly report annual maintenance fees somewhere between $700 and $1,500 or more, scaling with points volume, and these fees typically increase most years. Special assessments for major repairs or storm damage can add hundreds or thousands more in a single year on top of the standard fee.

How much are timeshares worth on resale?

Most points-based timeshares, including many Wyndham products, resell for a small fraction of the original price, often a few hundred dollars or literally $1, because the buyer takes on the ongoing maintenance fee obligation ^[4]. Fixed-week deeded timeshares at desirable resorts sometimes hold slightly more value, but six-figure losses relative to purchase price are common.

Can I still rescind a Wyndham timeshare bought in 2018?

No. Rescission windows are short, commonly a matter of days after signing depending on the state, for example Florida's is 10 calendar days ^[1]. A 2018 purchase is years past any state's rescission deadline, so cancellation-for-any-reason is no longer available; you'd need deed-back, resale, or another exit path.

Is Wyndham's Certified Exit Program free?

Wyndham has described the Certified Exit Program as a no-cost deed-back option for eligible owners, meaning you don't pay Wyndham a fee to transfer the deed back, but you must generally be current on maintenance fees, have no outstanding loan balance, and have clean title first ^[2].

What happens if I just stop paying my Wyndham maintenance fees?

Don't do this as an exit strategy. Unpaid fees can go to collections, damage your credit, and ultimately lead to foreclosure on the timeshare interest, which stays on your credit report for years. Address the fee obligation directly through deed-back, resale, or a payment plan instead of walking away.

Sources

1. Federal Trade Commission, Timeshares and Vacation Plans consumer guidance: FTC guidance on researching timeshare purchases and exits to avoid scams, including resale scam warnings
2. American Resort Development Association (ARDA), industry data on timeshare resale and pricing: Timeshare resale values and average purchase price ranges reported by the industry trade association
3. Federal Trade Commission, consumer alert on timeshare resale scams: FTC warning that timeshare resale scams commonly target owners looking to sell, demanding upfront fees
4. Florida Attorney General, Consumer Protection, timeshare resale and advertising scams alert: State attorney general consumer alerts warn about specific timeshare resale and exit scam practices
5. Florida Legislature: Florida law regulates the conduct of timeshare resale and exit companies, prohibiting deceptive practices
6. U.S. Securities and Exchange Commission: Regulators warn consumers about high-pressure sales and resale scams targeting timeshare owners
7. Better Business Bureau: The BBB tracks complaints and issues warnings about timeshare exit companies charging upfront fees without delivering results