Last updated 2026-07-26
TL;DR
A timeshare ownership transfer company takes over your deed or points contract, often for an upfront fee of $2,000 to $8,000+. Some are legitimate deed-back or resale facilitators; others are shell-company scams that leave you owning the timeshare anyway, plus a lawsuit. Check the FTC's timeshare guidance and your state AG's consumer alerts before signing anything.
What is a timeshare ownership transfer company?
A timeshare ownership transfer company is any business that promises to remove your name from a timeshare deed or contract and put a new name (or entity) on it. That's the whole pitch: you pay them, they handle the paperwork, your maintenance fees stop. The category covers a lot of ground. Some transfer companies are legitimate title and closing services that process a deed-back to the resort, a resale to a buyer who actually wants the week, or a donation to a licensed timeshare-accepting charity. Others are marketing operations with no real path to remove you from the deed at all. They collect a fee, hand you a certificate saying you "transferred" your interest to a shell LLC, and vanish. You still owe the maintenance fees. The HOA still has your name on record. A year later you're getting collection calls and possibly a lien. The Federal Trade Commission publishes consumer guidance on timeshare resale offers and warns buyers to slow down before paying anyone: get every promise in writing and read the actual contract before you sign it. [1] That single habit, reading the actual transfer or resale agreement line by line before paying anything, catches most of the scams in this space. The honest starting point is understanding you're not buying a service that magically erases a legal obligation. You're paying someone to execute a transaction (a deed transfer, a resort deed-back, a resale closing) that has to actually happen in county land records or the resort's ownership system. If it doesn't happen there, it didn't happen.
How do these transfer companies actually work?
There are basically four models operating under the "timeshare transfer" label, and they have very different risk profiles. Resort deed-back facilitation. Some transfer companies exist mainly to help you apply to your resort's own deed-back or "exit" program (Marriott Vacation Club's Exit Program, Diamond Resorts' Transitions program, and similar plans run by Wyndham and Bluegreen are examples that have existed in some form in recent years). The company fills out paperwork and follows up with the resort on your behalf. You could often do this yourself for free by calling the resort directly, but if you want someone managing the calls, the fee buys convenience, not magic. Licensed resale transfer. A timeshare resale company that's part of a state-licensed real estate transaction moves the deed from you to an actual buyer, with a closing agent, title check, and recorded deed. This is a real estate transfer subject to your state's title and recording laws, similar to selling a house, just for a much smaller asset. Third-party LLC transfer ("we take it off your hands"). This is the riskiest category. A company offers to accept your deed into a newly formed LLC for a flat fee, claiming this satisfies your obligation. Several state attorneys general have gone after outfits using this model. The Missouri Attorney General's office, for example, has pursued civil enforcement actions against timeshare-relief operators over deceptive transfer and cancellation promises made to consumers. [2] The problem: if the LLC has no assets and never pays maintenance fees, the resort or HOA may go after the LLC (worthless recovery), and depending on how the transfer was structured and disclosed, you can face fraud exposure of your own for participating in a sham transfer, plus a title still showing your name if the deed was never properly recorded. Donation and charity transfer. A small number of nonprofits and for-profit "donation" facilitators accept unwanted deeded weeks, mostly at older or lower-fee resorts, and record a legitimate transfer. This works, but only for weeks the charity actually wants; most points-based and high-fee properties get rejected outright. Before paying anyone for a "transfer," ask for the exact legal mechanism: whose name goes on the recorded deed, who pays the recording fee, and whether the resort has to approve the transfer under its governing documents. Most timeshare CC&Rs (covenants, conditions, and restrictions) require the resort's HOA to approve a transfer or at least be notified. If the transfer company can't answer that question specifically, that's your answer about whether to hire them.
Are timeshares scams?
The timeshare product itself isn't automatically a scam, but the sales process and the secondary exit industry have both drawn heavy, well-documented enforcement action, and buyer's remorse is extremely common. The FTC's consumer guidance on timeshare resale and rental offers warns that con artists "may pose as timeshare resale companies, and falsely claim they have a buyer ready to purchase your timeshare," often asking for an upfront fee before doing anything. [1] That's the FTC's own warning, and it applies just as much to "transfer" pitches as to resale pitches, because the sales tactics overlap heavily: unsolicited calls, high-pressure urgency, upfront payment demanded before any service is performed. Several state attorneys general have brought real cases against exit and transfer operators, and Florida, where a huge share of the US timeshare inventory sits, requires timeshare resale advertisers to be registered and regulates resale/transfer solicitation practices under its timeshare statute. [3] So: the original purchase is a legal, regulated real estate or vacation-club product, not inherently fraudulent. The exit and transfer side of the industry has a documented scam problem, concentrated in upfront-fee models with no verifiable transaction behind them. Judge each transfer company by whether it can show you the actual recorded deed or resort-approved transfer, not by how confident the salesperson sounds on the phone.
How much do timeshares cost to buy, own, and exit?
| Average purchase price | ~$20,000-$25,000 | ARDA industry survey data (varies by year) | |
|---|---|---|---|
| Average annual maintenance fee | ~$1,000-$1,200/year | ARDA industry survey data (varies by year) | |
| Paid transfer/exit company fee | $2,000-$8,000+ | Industry range, not government-set | |
| Resort deed-back admin fee | $0-low hundreds | Varies by resort program | There's no federal or state price cap on what an exit or transfer company can charge. That's exactly why comparing quotes, and confirming what deliverable you actually get for the money, matters more here than in almost any other consumer purchase. |
Timeshare pricing has three separate cost layers, and people frequently only think about the first one. Purchase price. The American Resort Development Association (ARDA), the industry's trade group, has reported average per-interval purchase prices in the low-to-mid $20,000s in recent editions of its State of the Vacation Ownership Industry research. Prices for older deeded weeks resold on the secondary market can be far lower, sometimes just the cost of transfer paperwork, because resale value for most timeshares is a small fraction of the original developer price. Annual maintenance fees. Industry survey data from ARDA has placed average annual maintenance fees in the neighborhood of $1,000 to $1,200, though fees vary widely by resort, unit size, and brand, and they climb almost every year. Special assessments for roof replacements, storm damage, or renovations stack on top of that annual number and can run into the thousands in a single bad year. Exit and transfer costs. This is the number people underestimate. Legitimate resort deed-back programs sometimes charge a modest administrative fee (or nothing, if you're current on fees and the resort wants the inventory back). Paid exit and transfer companies commonly charge anywhere from $2,000 to $8,000 or more, sometimes billed as a single upfront fee, sometimes financed over months. Some of that fee pays for real legal or title work; some of it pays for a sales team and a promise. | Cost layer | Typical range | Source |
How do you get out of a timeshare, step by step?
Start with the option that costs the least and carries the least legal risk, and work outward from there only if it doesn't apply to you. Step 1: Check if you're still inside your rescission window. Every state that regulates timeshares gives buyers a short window after signing to cancel for any reason, no penalty, no reason required. This is your cheapest and cleanest exit if you qualify. Confirm your state's rescission window and the exact cancellation procedure (usually written notice, sometimes certified mail, sometimes to a specific address in the contract) because the rules differ by state and the clock is short in every one of them. See our guide on how to get out of a timeshare for the state-by-state mechanics. Step 2: Call the resort and ask about a deed-back or exit program. Marriott Vacation Club, Diamond, Hilton Grand Vacations, Wyndham, and Bluegreen have all run some version of a deed-back program in recent years, though terms, eligibility (often you need to be paid off and current on fees), and availability change over time. This costs nothing to ask about and, if you qualify, is usually the cheapest legitimate exit. Our timeshare cancellation guide covers how these requests are typically evaluated. Step 3: Try a real resale, with realistic expectations. If your week or points package has actual secondary-market demand (rare for most developer-purchased weeks), a licensed resale broker can sell it. Expect a low price, sometimes near zero, and never pay a large upfront fee to a resale company promising a fast sale; the FTC's guidance flags upfront resale fees as a common scam pattern in this space. [1] Step 4: Consider a transfer company only after checking references and the legal mechanism. If you go this route, ask specifically who ends up on the recorded deed, get everything in writing, and never pay the full fee before the transfer is confirmed recorded. Our timeshare exit companies piece walks through how to vet a company before signing. Step 5: Keep paying your maintenance fees and any owed amounts while you sort this out. Stopping payment before a transfer or cancellation is actually completed and confirmed can trigger delinquency reporting, late fees, HOA liens, and even foreclosure on the timeshare interest in states that allow it. Don't stop paying based on a salesperson's promise that an exit is "in process."
How do you sell a timeshare (and should you try)?
Selling is the right move only if you have realistic expectations: most timeshares resell for a fraction of the purchase price, and many have effectively no resale market at all. The honest math: developer purchase prices commonly run in the low-to-mid $20,000s per ARDA's industry survey figures, but resale listings for the same class of week frequently sell for a few hundred to a few thousand dollars, and plenty of older weeks list for $1 with the buyer covering closing costs, because the ongoing maintenance fee obligation is the real liability being transferred, not an asset being purchased. If you want to try selling: 1. Get your fees current first. No legitimate buyer or transfer channel wants a deed with a lien or unpaid assessment attached. 2. Use a licensed resale company or a marketplace, and confirm they don't charge a large upfront fee before a sale closes. The FTC's guidance is explicit that legitimate resale help is generally paid on results, not through big upfront "marketing fees" collected before any sale happens. [1] 3. Price it near the going resale rate for comparable weeks at your resort, not near what you paid. Search closed sales, not asking prices, where you can find them. 4. If nobody wants to buy it, even for $1, that tells you something real about demand, and it points you toward a deed-back or transfer conversation instead of more months on a resale listing. Our how do you get out of a timeshare article breaks down how resale, deed-back, and transfer paths compare when resale isn't realistic.
How do you get rid of a timeshare you inherited?
Inheriting a timeshare puts you in a slightly different position than someone who bought it directly, but the core options are the same: rescind (rarely available for inherited property since the original buyer's window has usually passed), deed back to the resort, resell, or use a transfer company. The first practical question is whether you're legally obligated at all. If the deceased owner's estate went through probate and you formally accepted the property as part of your inheritance, you generally do take on the ownership and its fee obligations. Some heirs successfully disclaim (formally refuse) an inherited timeshare interest during probate, before accepting it, which can avoid taking on the obligation in the first place; this is a probate law question specific to your state, and an estate attorney, not a transfer company, is the right first call. If you've already accepted the interest and now want out, resort deed-back programs are often more receptive to heirs who never wanted the purchase, since it's a smaller PR and goodwill problem for the resort than fighting the original buyer. Contact the resort's owner services line directly and ask what documentation (death certificate, probate order, proof of your standing as the new owner of record) they need to process a deed-back.
How do you spot a timeshare exit or transfer scam before you pay?
Every documented pattern of timeshare transfer fraud shares a handful of warning signs, and they show up together far more than they show up alone. Upfront payment demanded before any work is done. The FTC's consumer guidance singles this out directly: watch for companies that ask for money before they've done anything to sell or transfer your timeshare. [1] Unsolicited contact. A cold call or email claiming "we have a buyer waiting" or "we specialize in your exact resort" is a classic setup line, especially if you never listed your timeshare anywhere. Pressure to act today. Real estate transfers, even small ones, involve title checks and paperwork that take real time. Anyone rushing you to wire money same-day is selling urgency, not a service. No verifiable business address or license. Florida requires certain timeshare resale advertisers to register with the state; check your state's business registration or real estate licensing database before paying anyone. [3] Vague answers about the legal mechanism. If you ask "whose name goes on the recorded deed and when," and you get a marketing answer instead of a specific legal answer, walk away. "Money-back guarantee" as the main selling point. A guarantee is only as good as the company's continued existence and solvency. Several exit companies that advertised guarantees have shut down mid-contract, leaving customers with neither the refund nor the exit. Check your state attorney general's consumer complaint database and the Better Business Bureau before signing, and search the company name plus "attorney general" or "lawsuit" specifically. Our timeshare call list tracks companies that have drawn state or federal action, which is worth checking before you sign anything.
What does a legitimate transfer actually look like on paper?
A real transfer leaves a paper trail you can verify independently, more than a certificate from the company you paid. At minimum, expect: a deed or assignment document filed with the county recorder or clerk where the resort is located (for deeded weeks), or a transfer confirmation from the resort's owner-services or points-management system (for right-to-use or points products that aren't deeded real estate). Ask for a copy of that recorded document or system confirmation, more than an invoice marked "paid." You can typically search county recorder websites yourself to confirm a deed transfer actually posted, usually a few weeks after closing. Also expect a clear statement of who is now responsible for maintenance fees going forward, and confirmation that your name has been removed from the resort's owner roll. If a company can't give you both of these within a reasonable time after you pay (60 to 90 days is a reasonable outside window for most deed and resort record updates), follow up in writing and be ready to file a complaint with your state attorney general's consumer protection division if you don't get a straight answer. A $149 flat-fee product like the Timeshare Exit Kit at ExitHonest won't get your deed transferred by itself; it's built to give you the letter templates, state-specific rescission and deed-back steps, and a documented paper trail so you can pursue the legitimate path yourself instead of paying a $3,000-plus upfront transfer fee to a company you can't verify. It's a self-help tool, not a substitute for an attorney if your situation involves probate, a lien, or active litigation.
When should you hire a lawyer instead of a transfer company?
A transfer company is a paperwork processor at best. Certain situations need actual legal judgment, and that's when a real estate or consumer protection attorney earns their fee. Hire an attorney if: the resort has already filed a lien or started foreclosure on the timeshare interest; you're dealing with a complicated probate estate where disclaiming the inherited interest might be an option; you suspect the original sales contract involved fraud or misrepresentation (some state timeshare statutes, including Florida's, provide specific remedies for that); or a transfer company you already paid has gone silent or shut down and you're weighing whether to dispute the charge or sue for recovery. A one-hour consult with a real estate attorney in your state, often $150 to $400, is frequently the best money you can spend before signing any transfer contract over a few thousand dollars, specifically because the attorney can tell you whether the deed mechanism the company describes is actually legally sound in your state.
Frequently asked questions
How do I get out of a timeshare if I just bought it days ago?
Check your rescission right immediately. Every state with timeshare law gives buyers a short cancellation window, but the length and required notice method vary by state, so confirm your state's rescission window and follow the contract's cancellation instructions exactly, usually written notice by a specific date and method.
How do you get out of a timeshare you've owned for years?
Ask the resort about a deed-back or exit program first; it's usually free or low-cost if you qualify (paid off, fees current). If that's not available, try a licensed resale, then consider a vetted transfer company as a last resort, never paying large fees upfront before verifying the recorded deed transfer.
How much does a timeshare cost to buy?
ARDA, the industry trade association, has reported average purchase prices in the low-to-mid $20,000s per interval in recent editions of its State of the Vacation Ownership Industry research. Resale prices for the same class of property are typically far lower, sometimes a few hundred dollars, because resale demand is weak.
How much are timeshares in annual maintenance fees?
Industry survey data from ARDA has put average annual maintenance fees in the range of roughly $1,000 to $1,200, though this varies by resort, unit size, and brand, and rises most years. Special assessments for repairs or renovations can add thousands more in a single year on top of the regular fee.
Are timeshares scams?
The purchase product itself is a regulated real estate or vacation-club interest, not inherently a scam. The exit and resale side of the industry has a well-documented fraud problem, per FTC consumer guidance, concentrated in upfront-fee resale and transfer offers with no verifiable service behind them.
How do I sell a timeshare without getting scammed?
Use a licensed resale company or marketplace, never pay a large fee entirely upfront, and confirm the company earns its money on a completed sale. Price realistically near comparable closed resale sales, not your original purchase price, since most timeshares resell for a fraction of what was paid.
What does a timeshare ownership transfer company actually do?
It processes the paperwork to move your deed or contract to a new owner, whether that's the resort (deed-back), a buyer (resale), a charity (donation), or a shell LLC. Legitimate companies produce a recorded deed or resort confirmation; scam operations often just take a fee and do nothing verifiable.
Can a timeshare transfer company guarantee my exit?
No legitimate company can guarantee a legal outcome like this, and "money-back guarantees" are only as strong as the company's ongoing solvency. Several companies that advertised guarantees later shut down, leaving customers without a refund or a completed exit. Treat guarantee claims as a marketing signal, not a legal one.
What happens if I stop paying maintenance fees during a transfer?
Don't stop paying based on a promise that a transfer or cancellation is "in process." Unpaid fees can trigger late charges, collections, a lien on the timeshare, and in some states foreclosure of the timeshare interest, regardless of whether the transfer company eventually completes anything.
How do I get rid of an inherited timeshare?
If you're still in probate and haven't formally accepted the inheritance, ask an estate attorney about disclaiming the interest before it's accepted. If you've already accepted it, contact the resort's owner services line about a deed-back program, since resorts are often more willing to work with heirs than original buyers.
Is it better to deed back a timeshare or sell it?
Deed-back is usually cheaper and faster if your resort offers a program and you qualify (fees current, often paid off). Selling only makes sense if there's genuine resale demand for your specific resort and week, which is uncommon; check closed resale prices, not asking prices, before assuming you can sell.
How do I check if a timeshare transfer company is legitimate?
Ask for the exact legal mechanism (recorded deed or resort confirmation), check your state attorney general's consumer complaint database and business registration records, search the company name with "lawsuit" or "attorney general," and never pay the full fee before the transfer is confirmed and documented.
Sources
- FTC Consumer Advice, Timeshares: Get details in writing and read the contract carefully before signing with any timeshare resale company
- Missouri Attorney General, News Releases: State attorneys general have pursued timeshare exit and transfer companies for deceptive practices
- Wisconsin Department of Agriculture, Trade and Consumer Protection, Consumer Protection Bureau complaint guidance: State consumer protection agencies track complaint patterns on timeshare exit and transfer solicitations
- Florida Statutes Chapter 721, Vacation and Timeshare Plans: Florida regulates timeshare resale advertisers and transfer/resale solicitation practices under Chapter 721
- Consumer Financial Protection Bureau: Explains what a timeshare is and key considerations before purchasing one, relevant to costs of buying and owning a timeshare.
- U.S. Securities and Exchange Commission: Warns consumers about timeshare resale scams and red flags to watch for before paying an upfront fee to a resale or transfer company.
- U.S. Department of Justice, Middle District of Florida: Documents a criminal case against a timeshare exit company owner, illustrating how timeshare transfer/exit scams have been prosecuted.
- California Office of the Attorney General: Offers state guidance on timeshare rescission rights and warns about deceptive timeshare transfer and exit companies.