Legitimate exit companies that buy timeshares (and red flags)

Last updated 2026-07-25

Is there really such a thing as a company that buys timeshares?

Almost never, and when you hear "we buy timeshares" in an ad, be skeptical before you dial. The honest answer is that timeshares have almost no resale value because supply massively exceeds demand. The American Resort Development Association's consumer research and multiple state attorneys general have said the same thing for years: the resale market is flooded, and most owners who list a timeshare for sale get zero serious offers or sell for a dollar just to escape maintenance fees. A few real buyers exist in a narrow lane. Licensed timeshare resale brokers sometimes place a unit with a buyer for a small percentage of a real (low) sale price, usually under state real estate licensing rules. Some resort developers run deed-back or "exit" programs where they take the unit back, sometimes for a small fee, sometimes for free, because they'd rather recover inventory than chase you for fees. Neither of these is a company writing you a check for your timeshare. If someone tells you they'll buy your week or points package outright for real money, ask why, and ask for it in writing before you pay anything. The Federal Trade Commission's guidance on timeshare resales warns owners to research any company before paying money toward a sale or exit, and specifically flags upfront-fee resale pitches as a recurring complaint pattern the agency has pursued in court. ^[1] That applies just as much to "we buy" pitches as to "we'll sell it for you" pitches.

How do you get out of a timeshare, realistically?

There are really only four paths out, and none of them is a magic buyout. Rescission (canceling inside your state's window), deed-back or surrender to the resort, resale for little or no money, or a legal cancellation process if you have a fraud or contract violation claim. Every legitimate exit company works one of these four levers, not a fifth secret one. Rescission is the fastest and cleanest exit if you're still inside the window. Every state sets its own rescission period, and they are short, often measured in days, not weeks. Florida gives buyers a 10-day right to cancel a timeshare purchase under Florida Statutes section 721.10. ^[2] California gives a similar but distinct window under its Vacation Ownership and Time-Share Act. Confirm your state's rescission window before you assume you've missed it; some states count from the contract date, others from the date you received the public offering statement, and the math can surprise you. If you're past rescission, your next best move is usually asking the resort directly about a deed-back or surrender program. Many major developers (Marriott Vacation Club, Hilton Grand Vacations, Diamond Resorts under Hilton, Wyndham) have run some version of these programs, sometimes called "exit," "surrender," or "deed-back." Terms shift constantly and eligibility often depends on your loan being paid off and fees being current. Our deed-back programs coverage and the general how to get out of a timeshare guide walk through what these programs typically require.

How much do timeshares cost, and why does that make resale so hard?

Original purchase price (2023 avg)	$23,940	ARDA industry research [3]
Annual maintenance fee (2023 avg)	~$1,170	ARDA industry research [3]
Typical resale value	$0 to $3,000	Widely reported industry pattern; confirm current listings on licensed resale marketplaces
Special assessment (varies by resort)	Hundreds to several thousand dollars, one-time	Resort-specific; check your HOA disclosures

The average timeshare purchase price was $23,940 in 2023, according to ARDA's consumer research summary reported in industry and consumer press coverage of the annual State of the Vacation Timeshare Industry report. ^[3] That's what owners paid at the point of sale, financing included for most buyers. Annual maintenance fees averaged around $1,170 in the same reporting period, and those fees climb almost every year regardless of how much or how little you use the property. Here's the resale math that explains why nobody's lining up to buy your week for cash: a timeshare that cost $20,000 to $30,000 new might resell for $1 to $3,000 on the secondary market, and plenty list for literally one dollar just to transfer the deed and its fee obligation to someone else. The original price included a huge sales and marketing markup that developers eat once, but resale buyers won't pay again. You are not selling a house. You are selling a contract that costs money every year, and that changes the entire negotiation. | Cost stage | Typical range | Source |

How do you sell a timeshare if a buyout isn't realistic?

Selling is possible, but you need to reset your expectations about the price before you start. Most owners who successfully sell get little or nothing for the unit itself; the win is getting the deed off your name and the fees off your bank statement. Use a licensed real estate broker or a resale marketplace that specializes in timeshares, and check that any broker is actually licensed in the state where the property sits. Never pay a large upfront fee to a company that claims it already has a buyer lined up for your unit; this is one of the oldest scams in the industry, and the FTC has pursued enforcement action over exactly this pattern in cases involving telemarketed timeshare resale and exit claims. ^[4] A legitimate broker generally gets paid a commission at closing, not months before any sale happens. If your timeshare is with a major branded resort, check whether the resort itself runs a resale program or at least a certified resale listing service; some developers do, because a resort-run resale channel keeps buyers inside their loyalty ecosystem. If you're getting nowhere, a $1 sale to a family member, friend, or even a specialized transfer company that takes on the fee burden (rare, and you should vet them hard) is sometimes the only realistic move. Our how to sell a timeshare resources cover the mechanics in more depth.

Are timeshares scams?

The product itself usually isn't a scam in the legal sense; it's a real, disclosed contract, even if the sales pitch was aggressive or misleading. But the industry around exiting timeshares is thick with scams, and that's where owners get hurt twice. Multiple state attorneys general have sued timeshare exit companies for taking large upfront fees, sometimes $3,000 to $10,000 or more, and delivering nothing. State consumer protection offices, including Wisconsin's Department of Agriculture, Trade and Consumer Protection, have documented this same complaint pattern in their published consumer guidance on timeshare resale and transfer offers. ^[5] The pattern is consistent across cases: high-pressure phone calls, claims of an "already interested buyer," demands for payment before any service is rendered, and instructions to stop paying maintenance fees or the mortgage. That last instruction is the most dangerous one you'll hear, and you should ignore it every time. Stopping payments you contractually owe can trigger foreclosure, credit damage, and collections, on top of whatever fee you already paid the exit company. No legitimate company can promise your timeshare contract will be canceled on a specific timeline; anyone who makes that promise is telling you what you want to hear, not what the law allows.

How can you tell a legitimate exit company from a scam?

A few concrete checks separate real help from a repackaged scam, and they take about twenty minutes to run. Check for a written contract that spells out exactly what service you're buying, with a specific fee tied to a specific deliverable, not a vague promise to "get you out." Search the company name plus "complaint" alongside your state name and the Better Business Bureau. Call your state Attorney General's consumer protection line and ask if they have open complaints or active litigation against the company; this is free and takes ten minutes. Ask whether the company holds funds in escrow or a trust account until the exit is actually completed, rather than taking full payment up front; some states now regulate this specifically. Confirm whether the company is a law firm, works with a licensed attorney, or is simply a sales and marketing operation with no legal standing to negotiate with your resort. A basic search habit, checking the company name alongside terms like "complaint" or "scam" before paying anyone, has saved plenty of owners from a second financial hit on top of the timeshare itself. If you want a structured way to organize the calls, documents, and questions before you commit money to anyone, our timeshare call list breaks the process into a checklist.

What do legitimate deed-back and surrender programs actually look like?

They look boring, which is exactly the point. A real deed-back program usually requires your loan to be paid off, your maintenance fees to be current, and a formal deed transfer paperwork process handled directly with the resort's title or legal department, not a third-party salesperson. Marriott Vacation Club, Hilton Grand Vacations, and Wyndham have each operated some version of an owner-initiated exit or surrender program in recent years, though names, eligibility rules, and whether they charge a processing fee change over time; call the resort directly and ask what's currently available rather than trusting a third party's claim about what the resort offers. Some smaller HOAs and independent resorts run similar programs informally, especially if they're trying to reduce delinquent-fee headaches on their books. The honest tradeoff: deed-back programs almost never pay you anything, and they may require you to be fully current on fees first, which stings if you're already struggling financially. But they are free of the upfront-fee risk that plagues the third-party exit company market, because you're dealing straight with the entity that holds title. If your resort offers no formal program, ask in writing anyway; some will negotiate a deed-back informally rather than pursue an owner through collections for a low-value unit.

When does it make sense to pay a company for exit help?

Paying for help makes sense when your situation is legally or logistically tangled enough that a straightforward deed-back or resale isn't available. Inherited timeshares with multiple heirs who disagree, timeshares tied up in a fraud or misrepresentation claim against the original developer, or contracts governed by an out-of-state resort with confusing paperwork are the situations where paid help earns its keep. Even then, be deliberate about what you're paying for. A flat, disclosed, one-time fee for document preparation, research, and a structured process you control yourself is a fundamentally different product than an open-ended retainer where a company promises to "negotiate" with your resort on your behalf for thousands of dollars. We built our own $149 one-time Timeshare Exit Kit around that first model: a fixed, disclosed cost, tools and documents to help you understand your options and prepare your own rescission letter or deed-back request, with no negotiation-on-your-behalf claims and no promised outcome, because nobody can honestly promise that. You can look at what's included at the exit kit builder before deciding if it fits your situation. Whatever you choose, get every fee and every promise in writing before money changes hands, and never let anyone rush you into signing something by phone.

What about "we'll take over your timeshare payments" offers?

These are among the riskiest offers circulating right now, and multiple attorneys general have flagged them specifically. A company or individual offers to take over your deed and your payment obligation, sometimes for a fee you pay them, sometimes for free, promising to relieve you of the timeshare entirely. The problem: if the transfer isn't done properly through the resort's actual deed transfer process, your name can remain on the contract even after you've handed over a deed to a stranger or shell company. If they stop paying maintenance fees, the resort can come after you, the original contract holder, for the debt and even pursue foreclosure or credit reporting action against you, years after you thought you were free. Verify any transfer directly with the resort's owner services department, in writing, before you consider the deal done. If the resort doesn't confirm the new owner's name is on file and yours is off, you haven't actually exited anything.

How do rescission windows differ by state, and why does that matter for buyout claims?

If you're still inside your state's rescission period, you don't need a buyer, a broker, or an exit company at all: you have a statutory right to cancel and get your money back, full stop. This is the cheapest, cleanest, and fastest exit that exists, and it's the first thing to check before you spend a dollar on anyone else's help. Florida's window is 10 calendar days from the later of the contract execution date or receipt of the public offering statement, under Florida Statutes 721.10. ^[2] Other states set different lengths and different starting triggers; some count business days, some count calendar days, and some extend the window if required disclosures weren't provided at signing. Because these details vary so much and change occasionally through state legislation, confirm your specific state's rescission window and required cancellation method (many states require written notice sent by a specific method, like certified mail) before you assume you've missed your shot. Our rescission by state resource and the state-specific how do you get out of a timeshare guide break down what to look for.

Frequently asked questions

How to get out of a timeshare?

Check your state's rescission window first; if you're still inside it, cancel in writing following your contract's instructions exactly. If that window has passed, ask the resort about a deed-back or surrender program, try a licensed resale broker, or consult an attorney if fraud is involved. Never pay a large upfront fee to a company promising a fast, no-risk exit.

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

You typically pursue a deed-back or surrender program directly with the resort, attempt a low-value resale through a licensed broker, or consult an attorney if you have a fraud or misrepresentation claim. There's no risk-free exit path once rescission passes, and any company promising a sure thing should be checked against your state Attorney General's complaint records first.

How to sell a timeshare?

List through a licensed timeshare resale broker or a reputable resale marketplace, and expect little to no profit; most resales go for a few hundred to a few thousand dollars versus a $23,940 average original purchase price (ARDA industry research, 2023). Never pay a large fee to anyone claiming they already have a buyer lined up before any sale closes.

How to get rid of a timeshare you inherited?

Check the deed and probate paperwork to confirm you're actually obligated before assuming you must keep it; heirs can sometimes disclaim inherited property. If you are the new owner, contact the resort about a deed-back program, since inherited units with no mortgage balance are often the easiest candidates for developer-run exit programs.

Are timeshares scams?

The contracts themselves are usually legal, disclosed products, not scams in a legal sense, though sales pitches can be aggressive and misleading. The bigger scam risk sits in the exit and resale industry, where the FTC and multiple state attorneys general have documented companies charging large upfront fees and delivering no real cancellation or sale.

How much is a timeshare?

The average original purchase price was $23,940 in 2023, according to ARDA's industry research summary. Annual maintenance fees averaged around $1,170 that same year, and both figures vary widely by resort brand, unit size, and location, with luxury or fixed-week units often costing more.

How much do timeshares cost annually in maintenance fees?

Average annual maintenance fees were around $1,170 in 2023 per ARDA's industry research, but they can run several thousand dollars for larger units or luxury brands, and they typically rise a few percent each year. Special assessments for major repairs or storm damage can add hundreds or thousands more in a single year.

How much are timeshares worth on the resale market?

Most resell for a few hundred to a few thousand dollars, a steep drop from the original purchase price, because resale supply far outpaces buyer demand. Many owners list units for one dollar just to transfer the deed and its fee obligations off their name.

Is there a legitimate company that will actually buy my timeshare for cash?

Very rarely, and be skeptical of any ad claiming otherwise. Licensed resale brokers occasionally place units with real buyers for a small commission on a low sale price, and some developers run deed-back programs, but neither pays you a meaningful cash sum for the unit itself.

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

A deed-back program is run directly by the resort or developer and transfers the deed back to them, often for free or a modest fee, provided your loan is paid off and fees are current. An exit company is a third party that charges you to handle the process, and fees vary widely; some are legitimate, others are scams demanding money upfront with no result.

Can I get in trouble for stopping timeshare payments while I try to exit?

Yes. Stopping payments you contractually owe can trigger late fees, collections, credit damage, and even foreclosure on the timeshare interest, regardless of whether you're mid-negotiation with an exit company. No legitimate advisor should tell you to stop paying; verify any such advice against your state Attorney General's consumer protection guidance first.

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

Call your state Attorney General's consumer protection office and ask about complaints or litigation, search the company name with 'complaint' or 'scam' online, and confirm whether they hold your fee in escrow until work is done rather than taking full payment upfront. Get every promise and fee in writing before you sign anything.

What should I do if I already paid an exit company that disappeared?

File a complaint with your state Attorney General's consumer protection office and with the FTC at reportfraud.ftc.gov, and dispute the charge with your credit card company or bank if the payment is recent enough. Keep every email, contract, and receipt; these documents matter if the state pursues enforcement action later.

Sources

1. Federal Trade Commission v. Preferred Financial Services et al. (timeshare exit fee enforcement action): FTC has pursued enforcement over upfront-fee timeshare exit and resale schemes and warns consumers to research companies before paying
2. Florida Statutes, Section 721.10, Cancellation of contract: Florida's 10-day timeshare rescission period
3. ARDA (American Resort Development Association), State of the Vacation Timeshare Industry research, cited in NCSL summary of timeshare consumer protection issues: Average 2023 timeshare purchase price of $23,940 and average annual maintenance fee around $1,170
4. Federal Trade Commission v. Timeshare Exit Team (Reed Hein & Associates, LLC), Case No. 2:19-cv-00040 (W.D. Wash.), FTC Complaint: FTC has pursued enforcement action against timeshare exit companies for upfront-fee practices and misrepresentations to consumers
5. Wisconsin Department of Agriculture, Trade and Consumer Protection, Consumer Protection Bureau complaint guidance: State consumer protection agencies field and document complaints about timeshare exit companies charging upfront fees without delivering results
6. Consumer Financial Protection Bureau, Consumer Complaint Database: Consumers file complaints related to timeshare loan servicing and debt collection practices, supporting the pattern of post-transfer collection risk