Last updated 2026-07-25
TL;DR
Before hiring any Las Vegas timeshare exit company, including one called Liberty Timeshare Resolution, verify its business license with the Nevada Secretary of State, check complaint history with the Nevada or home-state Attorney General, and refuse to pay large upfront fees. The FTC and multiple state AGs warn that upfront-fee timeshare exit offers are a leading scam pattern.
What is Liberty Timeshare Resolution and is it legitimate?
If you searched for "Liberty Timeshare Resolution Las Vegas reviews," you're probably holding a sales pitch, a cold-call transcript, or a mailer promising to cancel your timeshare for a flat fee. Here's the honest problem: timeshare exit companies come and go constantly, often rebranding under new names after complaints pile up or a state shuts them down. I can't verify the current standing, ownership, or complaint history of every company using a name like this, because these entities change addresses and corporate names faster than review sites can track them. What I can tell you is how to check for yourself, in about 20 minutes, before you send anyone a dollar. Start with the Nevada Secretary of State business search to confirm the company is actually registered to do business in Nevada, and check the standing (active, revoked, or default). Then search the Nevada Attorney General's consumer complaint and press release pages for the exact company name and any "doing business as" variants [1]. Do the same search on your own state's Attorney General site, since many timeshare exit complaints get filed where the consumer lives, not where the company is based. A legitimate business will have a real street address you can find on a public filing, more than a suite number at a mail-forwarding service. It will also be willing to put its cancellation terms in writing before you pay anything.
How do you get out of a timeshare?
There are really only four paths out of a timeshare, and most companies selling "resolution" services are just repackaging one of them, sometimes badly. First, rescission. Every state gives new timeshare buyers a short window to cancel penalty-free, no reason needed. This is by far the cheapest and cleanest exit, but the clock is short and starts at signing. Florida gives buyers 10 days [2]. California gives buyers a window that runs from execution of the contract until midnight of the seventh calendar day after the day the buyer receives the last of the required documents [3]. Nevada's own timeshare law requires developers to give written notice of a cancellation right, though the exact day count depends on your specific contract and disclosure documents, so confirm your state's rescission window against your closing paperwork rather than assuming a number [4]. If you're still inside that window, you don't need an exit company at all. Send a written cancellation notice by a method you can prove (certified mail, tracked delivery), keep copies of everything, and follow the instructions in your contract's cancellation clause exactly. Second, deed-back or surrender programs. A growing number of developers and HOAs, including Marriott Vacation Club, Hilton Grand Vacations, and some Wyndham products, will take a deed back for free or a small processing fee if your maintenance fees are current and the deed is unencumbered by a loan. Call the resort's owner services line directly and ask if they have an exit or deed-back program before paying a third party anything. Third, resale. It's usually worth less than you think, but it is a real path for some products with steady demand. Fourth, paid third-party exit or "resolution" services, which is the category most reviews questions like this one are really asking about. For a full walkthrough of legitimate options in this category, see how to get out of a timeshare.
Are timeshares scams?
The ownership itself usually isn't a scam in the legal sense; you signed a real contract for a real (if overpriced) product. The scam risk shows up disproportionately on the exit side, not the purchase side. The Federal Trade Commission has brought and settled multiple enforcement actions against timeshare exit companies for taking large upfront fees and never delivering, including actions alleging deceptive claims about the odds of getting out of a contract [5]. The FTC's consumer guidance is blunt: "Before you pay anyone to help you get out of your timeshare, do your research" and watch for companies that pressure you to pay upfront before any service is performed. The pattern shows up again and again in AG enforcement records: a company advertises heavily (often in Las Vegas, Orlando, or other resort-heavy metro areas), collects a fee of $3,000 to $10,000 or more upfront, tells owners to stop communicating with the resort, and then goes dark or drags out the process for years. Some pair this with a related "timeshare transfer" or "credit repair" upsell once the first fee is spent. So, are timeshares scams? The contract you signed is a real, enforceable one, and you owe what you owe under it. But the exit industry built around buyer's remorse has a documented scam problem, confirmed by federal and state regulators, more than internet complaints [5].
How much do timeshares cost, and why does that matter for exit pricing?
| New timeshare purchase price | ~$24,140 average | ARDA | |
|---|---|---|---|
| Annual maintenance fee | ~$1,205 average | ARDA | |
| Rescission-period cancellation | $0 (contract right) | State statutes [2] [3] [4] | |
| Resort deed-back program | $0 to a few hundred dollars in admin fees | Varies by resort | |
| Paid exit company fee | $2,000 to $10,000+ | Common industry range, not a guarantee | For more on why fees climb and what owners can do about it short of a full exit, see timeshare cancellation. |
Understanding what you actually paid, and what maintenance fees really run, helps you sanity-check any exit company's fee quote. The American Resort Development Association's industry-funded consumer research puts the average purchase price of a timeshare interval around $24,140, with average annual maintenance fees around $1,205 as of recent industry surveys . Prices vary enormously by brand and product type, from a few thousand dollars for a resale week to well over $40,000 for a new-purchase points package at a branded resort. Maintenance fees are the recurring cost that drives most exit searches. They typically rise faster than general inflation, often 3 to 5 percent a year, and special assessments for storm damage or renovations can add thousands in a single bill. If you're being quoted an exit fee that's close to or higher than what you paid for the timeshare itself, that's a signal to slow down and compare it against deed-back or resale costs first. | Cost category | Typical range | Source |
How to sell a timeshare (and why it's harder than selling a house)
Resale is a legitimate exit, but go in with real expectations: most timeshares resell for a small fraction of the original purchase price, and many points-based products have almost no secondary market at all. Start with the resort's own resale or right-of-first-refusal program if it has one; some brands require you to offer the deed back to them before selling to a third party. Then list honestly on a marketplace that doesn't charge large upfront listing fees, since "we already have a buyer lined up" is a classic resale scam pitch. The Licensed Timeshare Resale Broker Association-affiliated brokers and direct classified listings (think of it like selling a used car privately, not through a dealership) tend to be lower risk than companies demanding a big fee before any sale happens. Be realistic about price. If comparable weeks or points at your resort are listed for $1 online, yours probably is too, once you account for transfer fees and the buyer's assumption of ongoing maintenance dues. That's still often better than paying a third party thousands to "cancel" a deed you could sign over for free. If a company offers to sell your timeshare and claims it has a buyer ready at a specific price before doing any marketing, that's a strong scam indicator per FTC guidance on resale scams targeting timeshare owners.
How to get rid of a timeshare when you're outside the rescission window
Once your rescission period has closed, and it closes fast (days, not months), your remaining options narrow to deed-back, resale, or a paid exit path, plus one option people forget: negotiating directly with the resort. Call owner services and ask, in writing if possible, whether the resort has a voluntary surrender, deed-back, or "exit program." Wyndham, Marriott Vacation Club, Diamond Resorts (now part of Hilton Grand Vacations), and Bluegreen have all operated some version of these programs at different points, though eligibility rules change and aren't guaranteed to exist for your specific contract . These are typically free or low-cost if your account is current and there's no mortgage balance left on the timeshare. If the resort has no such program and resale isn't realistic, a paid exit company might be the remaining option, but treat every fee quote with real skepticism. Never pay the full fee upfront in cash or wire transfer, ask for a written contract that spells out exactly what happens if they don't succeed, and check for an escrow or trust-account payment structure instead of a lump sum paid directly to the company on day one. We don't contact the resort or developer on your behalf, and we're not a law firm, so we can't promise a specific outcome. What a $149 Timeshare Exit Kit can do is give you the letter templates, the state-by-state rescission reference points, and the step-by-step checklist to run this process yourself or hand to your own attorney, instead of paying a company thousands to do steps you can do yourself for the cost of certified mail.
How to get out of a timeshare if you inherited it
Inherited timeshares are their own headache, because you may not have signed anything and may not even want to be an owner. If the estate hasn't formally accepted the timeshare interest, an heir can sometimes disclaim the inheritance under state probate law before it transfers into their name, which stops the maintenance fee obligation from attaching to them personally. This has to happen within specific legal timeframes and follow your state's disclaimer statute exactly, so this is a genuine "talk to a probate attorney" situation, not a DIY project. If the timeshare already transferred to you, you're generally in the same boat as any other current owner: rescission is off the table (it applied to the original buyer, not you), so your paths are deed-back, resale, or a paid exit service. Some resorts have specific inherited-property surrender processes, so ask owner services directly whether they have one. Don't assume you have to keep paying just because a maintenance bill showed up with your name on it after a death in the family. Get the actual chain of title and the estate's status confirmed before you send a payment.
How do you get out of a timeshare during buyer's remorse (the rescission window)?
If you just signed a timeshare contract in the last few days, don't call any exit company. You almost certainly don't need one yet. Every state's rescission statute requires the developer to spell out your cancellation right and deadline in the closing documents themselves, so pull that paperwork first. Follow the cancellation method the contract specifies (usually written notice, sometimes required to go to a specific address, sometimes allowing email or fax) and send it by a traceable method the same day you decide to cancel. Keep a copy of the notice, the proof of delivery, and the date stamp. Some states, like Florida, allow the developer to withhold a small deposit or fee even during proper rescission if the contract says so, so read your specific rescission clause rather than assuming a full refund with zero deductions in every case [2]. California's Vacation Ownership and Time-Share Act requires refund of all payments within specific statutory timeframes once a valid cancellation notice is delivered [3]. If your rescission window has already closed, see timeshare call list for a rundown of who to contact next, in order, before you consider a paid exit company.
How to spot an upfront-fee timeshare exit scam
This is the single most useful skill for anyone Googling a specific exit company's name, because the naming and marketing patterns repeat across dozens of companies. Watch for these together, more than one in isolation: a large fee (often $2,000 to $10,000+) demanded upfront or in a lump sum, pressure to stop paying your maintenance fees or mortgage "because we're handling it now," claims of a near-certain or 100 percent success rate, refusal to provide anything in writing before payment, and unsolicited contact (cold calls, timeshare-themed seminars, mailers) rather than you reaching out to them first. The FTC's guidance is explicit that these are the markers of the scam pattern it has pursued in enforcement actions: "Some timeshare resale and exit companies... use high-pressure sales tactics and false promises to get your money". Multiple state Attorneys General, including Nevada's, publish consumer alerts specifically about timeshare exit and resale scams, because Nevada (and Las Vegas specifically) is a common home base for this industry due to the concentration of timeshare resorts and sales offices in the area [1]. Never, under any circumstance we'd advise, stop making payments you legally owe on a timeshare loan or maintenance fee based on an exit company's promise that it's "handling everything." Missed payments show up on your credit and can trigger foreclosure on the timeshare interest regardless of what any third-party company told you.
How to check any exit company's Las Vegas reviews before paying
Reviews on a company's own website or in Google's business listings are the least reliable source, because they're easy to seed and easy to have removed if negative. Here's the order I'd actually check, for any company, including one operating under a name like Liberty Timeshare Resolution. First, the Better Business Bureau profile for the specific legal business name, more than a marketing name, and read the complaint responses, more than the star rating. Second, the Nevada Secretary of State business entity search to confirm active registration and see the registered agent address. Third, the Nevada Attorney General's consumer alerts and any court records searchable through Nevada's court case lookup, since exit companies that have been sued leave a public paper trail. Fourth, the FTC's own case archive, searchable by company name, to see if federal action has been taken [5]. If a company has multiple past names, has moved its registered address more than once in a few years, or has a Secretary of State status of "revoked" or "default," treat that as disqualifying on its own, regardless of what the reviews say. For a broader comparison of exit company types and how to vet them, see timeshare exit companies.
What should you actually do this week if you're stuck?
Work the cheapest, fastest option first, and only escalate if it doesn't work. Check your closing date against your state's rescission statute today, not next week, since this window is measured in single-digit days in most states. If you're past it, call the resort's owner services line and ask directly about a deed-back or surrender program before you call any exit company. If neither applies, price out resale realistically (expect a low number, possibly near zero, plus transfer fees) before you consider paying anyone thousands of dollars. If you do decide a paid path is right for you, verify the company's legal name, registration status, and complaint history using the public sources above, get every promise in writing, and never wire a large upfront lump sum with no escrow or performance conditions. See how to get out of timeshare and how do you get out of a timeshare for state-specific walkthroughs, and how to sell timeshare resources if resale looks like your best remaining option.
Frequently asked questions
Is Liberty Timeshare Resolution in Las Vegas legitimate?
We can't verify the current standing of any specific company by name in this article, because exit companies rebrand and relocate often. Check the Nevada Secretary of State business search, the Nevada Attorney General's consumer alerts, the BBB profile under the exact legal name, and the FTC's case archive before paying anyone.
How to get out of a timeshare without paying an exit company?
Check whether you're still inside your state's rescission window (often a matter of days after signing), and if so, cancel in writing by certified mail per your contract's instructions. If that window has closed, call the resort directly and ask about a free or low-cost deed-back or surrender program before considering any paid service.
How do you get out of a timeshare if you're past the rescission period?
Your remaining options are a resort deed-back or surrender program (often free if fees are current), resale (usually for very little money), or a paid exit company, which should be your last option and only after checking the company's registration and complaint history.
How much do timeshares cost on average?
Industry survey data from ARDA puts the average new timeshare purchase price around $24,140 and average annual maintenance fees around $1,205, though both vary widely by brand, location, and product (weeks versus points) [8].
How much are timeshares to maintain each year?
Average annual maintenance fees run around $1,205 according to ARDA-funded consumer research, but they typically rise 3 to 5 percent a year and special assessments for repairs or storm damage can add thousands more in a single bill [8].
Are timeshares scams?
The purchase contract itself is a real, enforceable legal product, not inherently a scam. The bigger scam risk sits on the exit side: the FTC and multiple state Attorneys General have pursued enforcement actions against exit companies for taking upfront fees and failing to deliver promised cancellations [6][7].
How to sell a timeshare for a fair price?
Check the resort's own resale or right-of-first-refusal program first, then list through a broker or marketplace that doesn't charge large upfront fees. Expect a low sale price, sometimes near zero, since resale demand for most timeshare products is weak.
How to sell timeshare fast without getting scammed?
Be suspicious of any company that claims to already have a buyer lined up and asks for a big fee before doing any marketing. That's a common resale-scam pitch the FTC has warned about directly. Legitimate resale takes time; there's no reliable shortcut to a fast sale.
How to get rid of a timeshare you inherited?
If the estate hasn't transferred the timeshare into your name yet, ask a probate attorney about disclaiming the inheritance under your state's law, which can stop the obligation from attaching to you. If it already transferred, you're a regular owner and your options are deed-back, resale, or a paid exit service.
What is the rescission period for canceling a timeshare?
It varies by state and is always short. Florida gives buyers 10 days [3], and California's window runs seven calendar days from receipt of the last required document [4]. Confirm your own state's rule and follow your contract's specific cancellation instructions exactly.
Should I stop paying my timeshare maintenance fees if an exit company tells me to?
No. Missed payments can show up on your credit report and can lead to foreclosure on the timeshare interest, regardless of what any exit company promised. No legitimate advisor tells you to stop paying obligations you legally owe while a cancellation is pending.
How can I check a timeshare exit company's complaint history?
Search the Better Business Bureau under the company's exact legal name, check your state Attorney General's consumer alert page, run a business entity search through the state's Secretary of State office, and search the FTC's public case archive for prior enforcement actions.
Sources
- Nevada Attorney General, Consumer Protection: Nevada AG accepts and publishes consumer complaints, including against timeshare-related businesses
- Florida Statutes, Chapter 721.10: Florida gives timeshare buyers a 10-day cancellation right
- California Business and Professions Code, Section 11238: California's rescission window runs until midnight of the seventh calendar day after receipt of required documents
- Nevada Revised Statutes, Chapter 119A: Nevada timeshare law requires developers to disclose a written cancellation right to buyers
- Federal Trade Commission, Press Releases (timeshare exit enforcement): FTC has brought enforcement actions against timeshare exit companies for deceptive upfront-fee practices