Wesley timeshare exit kit: what it is and if you need one

Last updated 2026-07-25

What is a "Wesley timeshare exit kit" exactly?

If you searched that exact phrase, you probably saw an ad or a forum post referencing a packaged set of documents meant to help an owner exit a timeshare without hiring a full-service exit company. There isn't a nationally recognized legal product called the "Wesley timeshare exit kit" tied to a specific law firm, court case, or state program. It appears to be a branded name some marketer or reseller uses for a DIY document bundle, similar to dozens of other "exit kit" products sold under different names. That matters because owners often assume a name like this comes with some kind of legal backing or resort partnership. It doesn't, at least not that's verifiable through any state attorney general database or court registry. What these kits typically include: a rescission letter template, a deed-back request letter, a hardship letter template, a checklist of state-specific rules, and sometimes a directory of resort exit or deed-back departments. The useful version of this idea is real. A well-organized document kit can save you the time of drafting letters from scratch and help you track deadlines. The problem is when a kit is marketed with promises that go beyond what any document can deliver, like guaranteed release from a contract or removal from a deed regardless of the resort's rules. Our own product in this space, the Timeshare Exit Kit builder at ExitHonest, costs $149 one time and gives you the letter templates, deed-back request forms, and a state-by-state checklist. We built it because we kept seeing owners pay exit companies $3,000 to $8,000 for work that is mostly template letters and phone calls owners can make themselves. We don't contact your resort for you, we don't promise a cancellation, and we're not a law firm. We just organize the paperwork so you're not guessing.

How do you actually get out of a timeshare?

There are four real paths out of a timeshare, and they apply no matter what kit or company name you're looking at: rescission, deed-back, resale, and, as a last resort, professional legal help. There is no fifth secret path, despite what some ads imply. Rescission is the fastest and cleanest option, but it only works inside a short window right after you sign. Every state sets its own rescission period by statute, and they range widely. Florida gives buyers 10 calendar days to cancel a timeshare purchase contract under Florida Statutes section 721.10 ^[1]. California requires developers to disclose a minimum 7-calendar-day rescission right under its Vacation Ownership and Timeshare Act ^[2]. Some states allow fewer days, some allow more. Confirm your state's exact rescission window before you assume you're covered, and don't rely on a kit's generic day count. See our how to get out of a timeshare guide for a state-by-state breakdown. Deed-back (sometimes called "deedback" or a developer surrender program) is the next best option once rescission has passed. Many major resort brands, including Marriott Vacation Club, Wyndham, and Hilton Grand Vacations, run their own deed-back or exit programs for owners current on fees who want to walk away. These aren't required by law, they're offered at the resort's discretion, and eligibility rules (like being fully paid off, current on maintenance fees, or a certain number of years into ownership) vary by brand. Resale is realistic only if you accept the timeshare has little to no resale value. The American Resort Development Association's industry data has shown resale prices routinely running a small fraction of original developer prices, and many timeshares list for $1 on resale sites with no buyers. If you owe money on the mortgage, resale usually isn't available until it's paid off, since most contracts prohibit transfer with an outstanding loan balance. Professional help (a licensed real estate attorney in your state, not a generic "exit company") makes sense for complex cases: inherited ownership disputes, active collections or foreclosure threats, or a contract with a documented breach by the developer (like undisclosed fees). This is different from paying an upfront fee to a company that claims to have special relationships with resorts. Most don't.

Are timeshares scams?

The product itself, buying vacation time at a resort, isn't inherently a scam. Owning a timeshare is a legal, regulated real estate or vested-right product, and millions of Americans hold one without incident. What generates most of the scam complaints is the sales process and the secondary exit industry, not the base contract. The Federal Trade Commission has issued repeated consumer warnings about timeshare resale and exit scams, noting that "scammers often target people who already own timeshares... they may falsely claim they have a buyer lined up, or they may charge high upfront fees and then disappear" ^[3]. That's the pattern to watch for: someone cold-calls you claiming they have a buyer ready, asks for a fee before any sale happens, then goes quiet. Separately, timeshare sales presentations themselves have drawn regulatory scrutiny for high-pressure tactics. Several state attorneys general, including Wisconsin, have pursued or settled cases against developers and marketers over misleading sales practices ^[4]. If you feel you were misled at the point of sale, that's grounds to talk to your state AG's consumer protection office, more than a rescission letter. The honest answer: timeshares aren't scams by default, but the industry around getting people into and out of them is full of scams. Be skeptical of anyone who guarantees an exit, asks for payment before doing any work, or tells you to stop paying your maintenance fees or mortgage while they "handle it." Missing payments during that gap can trigger delinquency, collections, and credit damage regardless of what the company promised.

How much do timeshares cost?

Average purchase price (deeded/points interval)	~$23,940
Average annual maintenance fee	~$1,170
Typical special assessment (storm/renovation)	$500 to $5,000+ (varies by resort, not standardized)
Resale value (secondary market)	Often $0 to a few hundred dollars; many list for $1	If you're facing a special assessment you can't absorb, see our maintenance fees resources before assuming exit is your only option; sometimes a payment plan with the HOA is faster and cheaper.

Timeshare pricing has two very different numbers: what you pay to buy in, and what you pay every year afterward. Both matter, and the second one is usually the bigger long-term problem. According to the American Resort Development Association's 2023 State of the Vacation Ownership Industry report, the average price of a timeshare interval was about $23,940, and the average annual maintenance fee was around $1,170. These are averages across a large, diverse market, individual contracts range from a few thousand dollars for a small fixed week at an older resort to $50,000 or more for a large deeded unit at a luxury brand. Maintenance fees climb almost every year. ARDA's own data has shown steady annual increases tracking above general inflation in many years, and special assessments (one-time charges for storm damage, renovations, or roof replacement) can add thousands more with little warning. This is the cost owners underestimate most: a $20,000 purchase 15 years ago can mean $1,500 a year in fees today, meaning the owner has already paid more in fees than the original purchase price. Here's a simple cost comparison based on ARDA's reported averages and typical special assessment ranges reported by owners and resort HOAs: | Cost type | Typical range |

How much is a timeshare, really, once you include ongoing costs?

The sticker price is the smallest number in the whole relationship. If you hold a timeshare for 20 years and pay an average annual fee around $1,170 (ARDA's reported average), that's roughly $23,400 in fees alone over two decades, on top of whatever you paid to buy it and before any special assessments. Compare that to renting equivalent vacation weeks on the open market, which owners frequently find is cheaper once fees, taxes, exchange company dues (if you use RCI or Interval International), and travel are added up. This is the math that leads many owners to want out in the first place, and it's worth doing before you decide whether an exit is worth pursuing versus just planning to use the ownership you have for the rest of your life.

How do you sell a timeshare?

Selling is legally simple and financially hard. The mechanics: you'd list it (through a licensed timeshare resale broker, a marketplace like timeshare-specific resale sites, or peer-to-peer through owner forums), find a buyer, and complete a deed transfer through your resort's transfer department or a title company. The hard part is finding a buyer at any price. Because supply badly outstrips demand in the secondary market, and because most contracts require the buyer to also take on the annual maintenance fee obligation forever, many owners list for $1 or even offer to pay a buyer's closing costs just to get out. If your unit still has a loan balance, you generally can't transfer it until that's paid off, since the developer holds the lien. Before listing anywhere, verify the broker is licensed if your state requires it (Florida, for instance, regulates timeshare resellers under its real estate licensing statutes) and never pay a large upfront "listing fee" to someone who cold-called you claiming to have a buyer ready. That's the single most common scam pattern the FTC warns about ^[3]. See timeshare exit companies for how to evaluate a company before paying anyone.

How do you get rid of a timeshare you don't want anymore?

"Getting rid of" a timeshare usually means one of three things depending on your situation: you're still inside your rescission window, you're paid off and want to hand it back, or you're stuck with a loan or a deed you can't sell. Inside rescission: send a written cancellation notice by the method your contract specifies (often certified mail) before your state's deadline. Keep proof of the send date. This is the cleanest exit and costs nothing but a stamp. Past rescission, paid off, current on fees: ask your resort about a deed-back or surrender program. Many major brands have one, even if they don't advertise it prominently; call the owner services line and ask specifically about "deed-back" or "voluntary surrender." Our timeshare cancellation guide walks through what to ask for. Still owe money, or the resort won't take it back: this is where most legitimate exit effort and most scam risk both live. Do not stop making payments hoping that forces a resolution; missed payments lead to collections and credit damage and don't obligate the resort to release you. Consult a licensed attorney in your state, check your state attorney general's consumer complaint portal for prior actions against the resort or any exit company you're considering ^[5], and be very wary of any company demanding a large fee upfront before doing anything.

What about inherited timeshares?

An inherited timeshare comes with the same annual fee obligation the original owner had, and it doesn't disappear just because nobody wants it. Heirs can disclaim (formally refuse) an inheritance, including a timeshare interest, under most state probate laws, but the process and deadline vary by state and typically must happen before you accept any benefit from the property. If the estate has already been settled and the timeshare deed transferred to you, you're in the same position as any other owner: rescission is long past, so your options are deed-back (many brands accept these from heirs specifically because they don't want the collections hassle), resale (usually for near-zero value), or continuing to pay the fees if you actually plan to use it. Don't assume you're personally liable for a deceased relative's unpaid maintenance fees beyond what the estate owes. But also don't ignore mail from the resort or a collections agency assuming it will go away. Get a probate attorney's read on your specific state's disclaimer deadline early; some states require action within nine months of the decedent's death for the disclaimer to be valid for tax purposes, per federal disclaimer rules under 26 U.S.C. § 2518 .

How can you tell if a timeshare exit kit or company is a scam?

A few consistent red flags separate legitimate help from an upfront-fee scam, and they apply whether you're looking at a document kit, an exit company, or a resale broker. Guarantees are the biggest tell. No legitimate company, attorney, or kit can guarantee a resort will accept a deed-back, that a court will rescind your contract, or that you'll be released from your obligation. Contracts and state laws vary too much for anyone to promise an outcome. If a sales pitch says "we guarantee your exit" or "100% money-back if we can't get you out," treat that as a warning sign, not reassurance, per FTC guidance on timeshare resale and exit offers ^[3]. Large upfront fees with no itemized work product are the second tell. It's reasonable to pay for document preparation, a template kit, or attorney hours. It's not reasonable to pay $5,000 to $10,000 upfront to a company that won't explain what specific steps they'll take, in what order, with what timeline. Pressure to stop paying is the third and most damaging tell. Some exit companies tell owners to stop paying maintenance fees or loan payments while the company "negotiates." This can trigger foreclosure, collections, and serious credit damage, and it does not obligate the resort to negotiate anything. Never stop payments you contractually owe based on a company's promise. Before paying anyone, check your state attorney general's consumer protection page for open complaints or actions against the company ^[5], and check the FTC's consumer alert pages for current scam patterns ^[3]. See our timeshare call list for a rundown of legitimate numbers to call at major resort brands before you pay a third party anything.

Should you buy a DIY exit kit instead of hiring a company?

For most owners past rescission but current on fees, a DIY kit is a reasonable first step, and it's dramatically cheaper than a full-service exit company. Full-service exit companies commonly charge $2,000 to $8,000 or more, based on patterns documented in state attorney general enforcement actions and consumer complaints, for work that largely consists of letter writing and phone calls to the resort's deed-back department ^[4]. A document kit that costs around $149 (like the Timeshare Exit Kit builder we built) gives you the letter templates, the deed-back request forms, and a state checklist to do that same outreach yourself. It won't work in every case. If your resort has no deed-back program, if you're in active foreclosure, or if there's a legal dispute over the contract itself, you need an attorney, not a kit. The honest tradeoff: a kit saves money but costs you time and requires you to make the calls yourself. A company charges far more to make those same calls. Neither can guarantee the resort says yes.

Frequently asked questions

How to get out of a timeshare fastest?

The fastest legitimate exit is rescission, canceling within your state's statutory window right after signing. Send written cancellation by the method your contract specifies, before the deadline, and keep proof of mailing. Florida allows 10 calendar days under Fla. Stat. § 721.10; other states differ, so confirm your state's exact window before assuming you qualify.

How do you get out of a timeshare after rescission has passed?

Once rescission passes, your realistic options are a resort deed-back or surrender program (if you're current on fees and paid off), resale (often for very little), or, for complex or contested cases, a licensed attorney. No company or kit can force a resort to cancel a contract outside these paths.

How to sell a timeshare if nobody wants to buy it?

List through a licensed resale broker or owner marketplace, price realistically (many resell for $1 or less), and expect to cover the buyer's closing costs in many cases. If you still owe money on it, you generally can't transfer until the loan is paid off. Never pay large upfront fees to anyone claiming a guaranteed buyer.

Are timeshares scams, or is the ownership itself legitimate?

Timeshare ownership itself is a regulated legal product, not inherently a scam. The scam risk concentrates in the sales process and the exit/resale industry, where the FTC warns that callers "may falsely claim they have a buyer lined up" or charge fees upfront and disappear. Be skeptical of anyone guaranteeing a sale or exit.

How much is a timeshare on average?

ARDA's 2023 State of the Vacation Ownership Industry report puts the average purchase price around $23,940 and the average annual maintenance fee around $1,170. Actual prices range from a few thousand dollars for older fixed weeks to $50,000+ for luxury deeded units, and fees rise most years.

How much do timeshares cost per year in maintenance fees?

The average reported annual maintenance fee is about $1,170 per ARDA's 2023 industry report, though this varies by resort size, brand, and location. Fees typically rise annually, and special assessments for repairs or storm damage can add hundreds to thousands more with little advance notice.

What is a timeshare deed-back program?

A deed-back (or surrender) program lets an owner voluntarily transfer their deed back to the resort developer, ending their ownership and fee obligation. It's offered at the resort's discretion, not required by law, and usually requires the owner be current on fees and, in many cases, have the mortgage fully paid off.

Is a "Wesley timeshare exit kit" an official or legal product?

There's no verified official legal product by that specific name tied to a court, state agency, or recognized law firm. It appears to be a marketing name for a DIY exit document bundle, similar to other template kits sold online. Evaluate any such kit the same way you'd evaluate any exit company: check for guarantees (a red flag) and verify what you're actually getting.

Can you get out of a timeshare by just stopping payments?

No, and doing so risks collections, foreclosure on the timeshare interest, and credit damage. Stopping payment doesn't obligate the resort to cancel your contract or accept a deed-back. If you can't afford payments, contact the resort directly about hardship options before missing any due date.

What happens if you inherit a timeshare you don't want?

You can potentially disclaim (formally refuse) the inheritance under your state's probate law, usually before accepting any benefit from the property, though deadlines vary by state. If the deed has already transferred to you, you're an owner like any other: deed-back, resale, or continued fee payment are your paths out.

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

Check your state attorney general's consumer complaint database and the FTC's consumer alerts for the company's name before paying anything. Avoid any company that guarantees an exit, demands large fees upfront with no itemized plan, or tells you to stop making payments. Legitimate help explains specific steps and timelines and never promises an outcome no contract or law can guarantee.

Do you need a lawyer to get out of a timeshare?

Not always. Rescission and many deed-back requests are simple enough for owners to handle with template letters. A licensed attorney is worth the cost for contested contracts, active foreclosure, fraud claims against the original sales presentation, or complex inherited-ownership disputes where state probate law is involved.

Sources

1. Florida Legislature, Florida Statutes: Florida gives timeshare buyers a 10 calendar day rescission period
2. California Legislative Information, Vacation Ownership and Timeshare Act of 2004: California requires disclosure of a minimum 7 calendar day rescission right for timeshare purchases
3. Federal Trade Commission, Consumer Advice: Timeshares, Vacation Clubs, and Related Scams: Scammers target existing timeshare owners with false buyer claims and upfront fee schemes
4. Wisconsin Department of Justice, Consumer Protection actions: State attorneys general have pursued actions related to misleading timeshare sales and exit practices
5. Cornell Law School Legal Information Institute, 26 U.S.C. § 2518: Federal disclaimer rules govern the timing and validity of refusing an inherited interest, including for tax purposes