How to evaluate timeshare exit companies before you pay

Last updated 2026-07-26

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

There are really only a handful of legitimate paths off a timeshare deed or contract, and knowing them matters before you ever call an exit company. A company that skips straight to "we'll get you out" without asking which of these applies to you is already a bad sign. The first and cleanest option is rescission. Every state gives new timeshare buyers a short window, often just a few days, to cancel the purchase for any reason and get a full refund. The catch is that this window is short and starts ticking the day you sign, so if you're still inside it, stop reading about exit companies and go confirm your state's rescission window and file your cancellation notice today, in writing, by the method your contract specifies. If you're past rescission, the next legitimate paths are: selling the timeshare on the resale market (for little or nothing, more on that below), a deed-back or surrender program run by the resort or developer, working with a licensed real estate attorney to negotiate an exit, or, in rare cases, letting the developer take it back through voluntary foreclosure if you're willing to accept the credit hit. Exit companies operate in that gap between "rescission is gone" and "the resort won't take it back," and that's exactly the space where scams thrive, because desperate owners are easy marks. For a full walkthrough of the legitimate methods, see how to get out of a timeshare.

Are timeshares scams, or is it the exit industry that's the problem?

Most timeshares themselves aren't legally fraudulent. They're marketed hard, priced high relative to what they're worth on resale, and loaded with fees that climb every year, but the contract you sign is a real, enforceable contract. The scam risk sits mostly on the exit side, not the purchase side. The Federal Trade Commission has pursued enforcement actions against timeshare exit and relief operations for taking large upfront fees and delivering nothing. In one case, the FTC sued Resort Release LLC and related defendants, alleging they charged consumers thousands of dollars in advance with false promises of transferring or canceling timeshare ownership; the district court entered a stipulated order requiring payments to harmed consumers ^[1]. The FTC's guidance on advance-fee scam patterns warns that consumers should be suspicious of any company that demands payment upfront before delivering a promised result ^[2]. So the honest answer is two things at once. The timeshare purchase can be a bad deal you regret, without being illegal. And the exit company you hire to fix that bad deal can absolutely be a scam. Treat those as separate risks and vet each one.

How much do timeshares cost, and why does that matter for exit fees?

The average price of a new timeshare purchase was $23,940 in 2023, with average annual maintenance fees around $1,170, according to industry survey data compiled by the American Resort Development Association. Prices vary enormously by brand and unit size, from a few thousand dollars for a resale week to well over $40,000 for a new-purchase deeded fractional interest. Here's why that number matters when you're shopping for an exit company: legitimate exit fees are usually priced as a percentage or flat rate tied to the complexity of your case, not to what you originally paid. A company that quotes you a fee suspiciously close to your original purchase price, or asks for the entire fee wired upfront before any contract review, is pricing off your emotions, not off the actual work of reviewing a deed and negotiating a surrender. Maintenance fees are the other half of the cost story. Fees have risen for years, often faster than general inflation, and special assessments (one-time charges for storm damage, renovations, or budget shortfalls) can add thousands more in a single bad year. That's usually what pushes an owner from "annoyed" to "desperate enough to call the first company that answers the phone," which is exactly the moment scammers are counting on.

What should a legitimate timeshare exit company actually look like?

Payment structure	Fee tied to milestones, or held in escrow/trust until work is done	100% upfront, by wire transfer or gift card only
Outcome claims	No promise of a sure result; timelines given as ranges	"100% guaranteed" or "we've never failed"
Contact with resort	Discloses whether they'll contact the resort/developer directly	Vague or evasive about what they actually do
Attorney involvement	Named licensed attorney or law firm in your state, checkable on the state bar site	"Our attorneys" with no name, license number, or state listed
Written contract	Detailed, includes refund/cancellation clause	Verbal promises, thin or missing paperwork
Credit/legal warnings	Explains impact of stopping payments, mentions possible credit or foreclosure risk	Tells you to stop paying the resort immediately, no warning given	One clarification worth repeating here: we're not a law firm and we don't contact resorts or developers on an owner's behalf, and no legitimate source, including us, should ever promise you a sure result. Anyone who does is telling you what you want to hear, not what's true.

A real, professionally run exit process has some consistent features. It doesn't promise a specific outcome. It doesn't ask for the full fee before starting work. It puts fees, refund terms, and a realistic timeline in a written contract you can take home and read before signing. And it's upfront that this process usually takes months, not days. Here's a comparison of what legitimate practice looks like versus the common scam pattern. | Feature | Legitimate approach | Scam red flag |

What red flags mean you should walk away immediately?

Some warning signs are close to disqualifying on their own. If you hear any of these on a sales call, hang up or ask for everything in writing before you say another word. "Never make another payment to the resort." This is the single most dangerous piece of advice in the entire industry, and it's a phrase real exit companies avoid. Stopping payments you contractually owe can trigger late fees, collections, foreclosure on the timeshare, and damage to your credit score, regardless of whether the exit company ever delivers. Neither we nor any legitimate advisor should tell you to stop paying money you owe under a contract. A company that claims your exit is a sure thing, or that no owner has ever failed to get out through them, is not being straight with you. Nobody can promise a legal outcome involving a third party (the resort, a court, a negotiation). The FTC's guidance on advance-fee scam patterns specifically flags guaranteed-result claims as a hallmark of these schemes ^[2]. Pressure to pay by wire transfer, cashier's check, or gift card, especially same-day. These payment methods are hard to reverse and are favored by scammers precisely because your bank often can't claw the money back. Cold calls claiming your timeshare is already "pre-approved for exit" or that they're "partnered with your resort." Legitimate exit professionals don't cold-call, and resorts don't partner with exit companies to help owners leave. If someone claims otherwise, ask them to name the specific resort program in writing and then call the resort's owner services line yourself to confirm.

What questions should you ask an exit company before signing anything?

Ask these out loud, on the phone, before you agree to anything, and write down the answers. What is your total fee, and what is included? Get a number, not a range that magically becomes a range once you're on the hook. Is any part of the fee refundable if you don't succeed, and what triggers a refund? A real refund clause has specific, checkable conditions, not vague language. Who holds my payment while the work is being done? Escrow or a licensed trust account is a good sign. A company account with no third-party holder is not. Will you contact the resort or developer directly, and can I see a sample letter or notice you send? If they can't show you sample paperwork, that's a problem. Can you give me the name and bar number of the attorney handling my file? You can verify any US attorney's license status through their state bar association's public lookup tool; if the company won't name an attorney or state, that's disqualifying. How long does a typical case like mine take, and what happens to my maintenance fee obligations in the meantime? A real answer sounds like "cases vary, commonly six months to two years depending on your resort and state," not a fixed promise. What happens to my credit if this doesn't work? A company that hasn't thought about this hasn't thought about your actual risk.

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

Do this before you sign, not after you've paid. Search the company name plus "complaint" and check your state attorney general's consumer protection page. State AGs regularly publish enforcement actions and consumer alerts against timeshare exit and relief companies; the Florida Attorney General's office, for one, maintains a public consumer alerts page covering resale and exit scam patterns worth reading before you commit money ^[3]. Check the Better Business Bureau listing, but don't stop there. Look past the letter grade at the actual complaint text, especially anything mentioning upfront fees with no results. Search the company name plus the word "lawsuit" in a general search engine. The FTC publishes case documents and press releases tied to specific timeshare-relief enforcement actions, including the Resort Release matter, and these are searchable by company name ^[1]. Ask for three references from clients whose cases actually closed, more than started, in the last twelve months, and actually call them. Verify any attorney by name through your state's bar association license lookup. Every state bar maintains a public, free tool for this, and it takes about ninety seconds. If the company is unwilling to give you time to do any of this, and pressures same-day signing, that unwillingness is itself the answer. For a broader rundown of vetting steps and company-by-company considerations, see timeshare exit companies.

Can you just sell the timeshare instead of paying an exit company?

You can try, and for some owners it genuinely works, but go in with realistic expectations about price. The resale market for timeshares is brutal. Many deeded weeks resell for $1 or even $0, because supply massively outstrips demand and the ongoing maintenance fee obligation scares off buyers who could otherwise book a comparable week directly from the resort or a rental site. If you want to try selling, list only through licensed resale marketplaces or brokers, never a company that charges an upfront "marketing fee" with no buyer lined up. The FTC's guidance on advance-fee scams is direct about this pattern, warning consumers to be wary of any company that demands payment before delivering a promised result like a completed sale ^[2]. That pattern (advance fee for a sale that never happens) is one of the oldest scams in the timeshare space, older than the exit-company scam pattern itself. Realistically, selling makes the most sense when your maintenance fees are low, your resort is a desirable brand in a popular location, and you're willing to price it near zero just to transfer the deed and stop the fee clock. If none of that describes your timeshare, a deed-back or surrender program through the resort, or a legitimate exit path, is usually more realistic than waiting for a buyer who may never show up. See how to sell timeshare for a rundown of realistic resale channels and pitfalls, or read more on how to get rid of a timeshare for the full range of exit routes beyond resale.

What does a legitimate exit process actually cost, and how long does it take?

Fees across the exit industry commonly range from around $2,000 to $10,000 or more, scaled to how many timeshare interests you own, whether there's a mortgage still attached, and how cooperative the resort is known to be. There's no single standard number, and any company quoting an exact fee before reviewing your deed and contract is guessing, or worse, anchoring the number to what they think you can afford. Timelines are also longer than most owners expect going in. Cases commonly take six months to two years, depending on the resort, whether litigation is involved, and how backed up the process is. Nobody honest tells you it'll be fast. During that whole window, you generally still owe your maintenance fees and any assessments unless and until the deed or contract is formally released or transferred. Stopping payment mid-process, on the advice of an exit company or anyone else, is a common way owners end up in collections or facing foreclosure on top of the original problem they were trying to solve. If cash flow is the real issue driving your search for an exit, it's worth looking at whether negotiating directly with the resort on fees, or exploring a deed-back program, gets you relief faster and cheaper than a paid exit company would. We put together a $149 one-time Timeshare Exit Kit specifically for owners who want a structured, step-by-step way to evaluate their options and vet a company or program before paying anyone a cent; you can start building yours at /exit-kit-builder.

What's the difference between a deed-back program and paying an exit company?

A deed-back (sometimes called a surrender or take-back program) is where the resort or developer itself agrees to accept the deed back and release you from future obligations, sometimes for free, sometimes for a processing fee that's usually far less than an exit company charges. Not every resort offers one, and not every owner qualifies (paid-off, no back fees owed, is common criteria), but it's worth asking the resort directly before you pay anyone else. An exit company, by contrast, works on your behalf to negotiate an exit when the resort doesn't have a direct deed-back program, or when your case is more complicated (a mortgage still owed, multiple deeded weeks, a points-based contract instead of a fixed week). You're paying for expertise and negotiation, not for a promised result. The practical order of operations most owners should follow: check rescission first if the purchase is recent, then call the resort and ask directly about a deed-back or surrender program, then consider a licensed attorney or vetted exit company only if the first two don't apply to your situation. Skipping straight to an exit company without asking the resort about a deed-back option is one of the most common and avoidable mistakes owners make.

Frequently asked questions

How do you get out of a timeshare?

Start by checking whether you're still inside your state's rescission window (a short cancellation period after signing). If that's passed, ask your resort about a deed-back or surrender program, consider selling on the resale market, or work with a vetted attorney or exit company. Never stop making payments you contractually owe while sorting this out.

How much does a timeshare cost?

The average new timeshare purchase price was $23,940 in 2023, with average annual maintenance fees around $1,170, according to ARDA's owner survey data. Resale prices are usually far lower, sometimes near $0 to $1, since supply massively outpaces buyer demand.

Are timeshares scams?

The purchase contract itself is usually legally valid, not fraudulent, even though many owners feel misled by sales pressure. The bigger scam risk sits in the exit industry: the FTC has sued timeshare exit companies, including Resort Release LLC, over allegations they charged large upfront fees and delivered nothing to owners trying to cancel.

How do you sell a timeshare?

List through a licensed, reputable resale marketplace or broker, and never pay an upfront 'marketing fee' to a company that hasn't found a buyer yet. Price realistically; many weeks resell for very little given ongoing maintenance fee obligations. Confirm any broker's license and check for complaints before paying anything.

How much do timeshare exit companies charge?

Fees commonly range from about $2,000 to $10,000 or more, depending on how many interests you own, whether a mortgage is still attached, and how complex your resort's process is. Be wary of any company quoting an exact fee before reviewing your actual deed and contract.

How long does a timeshare exit take?

Cases commonly take six months to two years. Nobody can honestly promise a fast, fixed timeline, since it depends on the resort, whether litigation gets involved, and your specific contract terms. Be skeptical of any company promising a fixed, short timeframe like 90 days.

What is a timeshare rescission period?

It's a short window after signing, set by state law, during which a new timeshare buyer can cancel the purchase for any reason and get a full refund. The exact number of days varies by state, so confirm your specific state's rescission window and follow the cancellation method your contract requires exactly.

Should I stop paying my timeshare maintenance fees to force an exit?

No. Stopping payments you owe can trigger late fees, collections, foreclosure on the timeshare, and credit damage, regardless of whether an exit attempt succeeds. Any company advising you to stop paying immediately is giving you dangerous advice; verify your specific obligations with your resort's owner services department first.

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

Watch for demands for full payment upfront, promises of a certain successful exit, pressure to pay by wire transfer or gift card, and advice to stop paying the resort. Check your state attorney general's consumer protection page and the Better Business Bureau complaint history before paying anyone.

Can a timeshare company promise my exit will work?

No legitimate company can promise a certain legal outcome that depends on a third party like a resort or court. The FTC specifically flags claims of a sure or guaranteed outcome as a hallmark of exit scams. Treat any promise of a certain result as a red flag, not a selling point.

What happens if I just stop paying my timeshare?

The resort can typically send the account to collections, report the delinquency to credit bureaus, and eventually pursue foreclosure on the timeshare interest, similar to a mortgage default. This can damage your credit for years. Always confirm the specific consequences with your resort's contract terms before making any payment decision.

Is it better to sell a timeshare or use an exit company?

It depends on demand for your specific resort and unit. Try a licensed resale listing first if your maintenance fees are low and the location is desirable; if it's not selling or fees are high, a deed-back program or vetted exit company may be more realistic than waiting for a buyer.

Sources

1. FTC v. Resort Release LLC, stipulated order for permanent injunction: the FTC sued a timeshare exit company over allegations of charging large upfront fees with false promises of cancellation, resulting in a court order requiring consumer redress
2. FTC Consumer Advice, "What To Know About Advance Fee Loans": advance-fee schemes, where a company demands payment upfront before delivering a promised result, follow a recognizable and long-standing scam pattern that applies to timeshare resale and exit offers
3. Florida Attorney General, Consumer Alerts: state attorney general offices publish consumer alerts on timeshare resale and exit scams
4. Consumer Financial Protection Bureau, "What is a timeshare and what should I know before buying one?": timeshare contracts are legally binding and buyers should understand terms including maintenance fee obligations before signing
5. Better Business Bureau: Consumers can check a timeshare exit company's complaint history and ratings through the Better Business Bureau before signing a contract.
6. U.S. Congress: Legislative efforts have targeted deceptive timeshare exit and resale practices, reflecting regulatory scrutiny of the industry.