Average annual maintenance fees for timeshares in 2026

Last updated 2026-07-26

What is the average annual maintenance fee for a timeshare?

The American Resort Development Association (ARDA), the timeshare industry's own trade group, reported an average annual maintenance fee of $1,205 in its 2023 State of the Vacation Timeshare Industry survey. That number gets quoted everywhere, but it's an average across a huge range of product types, from small studio-week deeds at older resorts to large points-based memberships at brand-name chains. In practice, plenty of owners pay a lot more. Fees of $1,500 to $2,500 a year are common for mid-size two-bedroom units, and owners of larger units, high-demand locations, or heavily amenitized resorts often report $3,000 to $4,000 or more. If you own multiple weeks or a large points package, you can be paying five figures annually before you've booked a single night. The fee also isn't the whole cost. On top of the base maintenance fee, most contracts allow the homeowners' association (HOA) or resort management company to levy special assessments for large repairs, storm damage, or renovations. Those can run anywhere from a few hundred dollars to several thousand in a single year, and they're usually due with little notice. One thing to keep in mind: ARDA's number comes from a survey funded by the industry that sells these products. It's a real data point, not a marketing fiction, but it likely skews toward larger, well-managed resorts that responded to the survey. Older, smaller, or financially distressed resorts (the ones owners are most often trying to get out of) tend to have higher relative fees and worse fee-to-value ratios.

How much do timeshares cost in total, more than the annual fee?

People ask "how much is a timeshare" expecting one number, but there are really three separate costs stacked on top of each other: the purchase price, the annual maintenance fee, and periodic special assessments. Purchase price varies wildly. A resale week on the secondary market can go for a few hundred dollars or even $1 (sellers are often just trying to escape the fees), while a brand-new points package bought directly from a developer can run $15,000 to $40,000 or more depending on the brand and points allotment. The Consumer Financial Protection Bureau has published consumer guidance noting that timeshare interests are difficult to resell and often carry high-cost financing ^[1], which is why so many owners find their timeshare is worth far less than what they paid, sometimes nothing at all on the resale market. Then there's the fee itself, averaging $1,205 a year per ARDA, layered with special assessments that aren't part of that average and can hit any year. Finally, factor in financing costs if you took out a developer loan. Timeshare loans often carry double-digit interest rates, sometimes 12% to 18%, a pattern the CFPB has addressed in its consumer-facing timeshare guidance ^[1]. Add it up over a 10 or 20 year ownership period and a timeshare that looked like a $12,000 purchase can easily cost $40,000 to $60,000 in fees, interest, and assessments before you ever sell or walk away.

Why do timeshare maintenance fees keep going up every year?

Maintenance fees rise for the same reason condo HOA fees rise: labor, insurance, utilities, and materials all cost more each year, and someone has to pay for it. Industry surveys and owner reports generally put annual fee increases in the 3% to 5% range in normal years, though increases can run higher after a hurricane, flood, or major renovation cycle. A few forces make timeshare fee growth worse than a typical condo: First, the HOA board is often controlled or heavily influenced by the resort developer or management company for years after the property opens, and owners have limited power to challenge budgets, especially in weeks-based (non-points) resorts with fragmented, disengaged ownership. Second, timeshare resorts see much harder daily use than a normal condo. Units get turned over weekly, sometimes 50 times a year, so furniture, carpet, and appliances wear out faster and need replacing more often. Third, older resorts (often called "legacy" resorts, built in the 1980s and 1990s) are now hitting the age where major systems, roofs, plumbing, elevators, need full replacement, and those bills land as special assessments on top of the regular fee. Fourth, as some owners walk away, stop paying, or hand deeds back, the remaining owners split the fixed costs of running the resort among a shrinking pool, pushing individual fees higher over time. This is sometimes called a "death spiral" in HOA circles, though there's no formal government tracking of how common it is across the timeshare industry specifically.

Are timeshares scams?

The product itself, a right to use a vacation property for a set week or number of points each year, is legal in every US state. It's not automatically a scam to sell or own one. But the sales process and the exit industry around timeshares have real, documented fraud problems. The Federal Trade Commission tracks consumer fraud reports by category nationwide, including travel, vacation, and timeshare-related complaints, in its annual Consumer Sentinel Network Data Book ^[2]. State attorneys general in Florida, Texas, and elsewhere have sued or settled with timeshare exit companies over deceptive practices, including charging thousands of dollars upfront and providing little or no actual exit service. So the honest answer is: the underlying timeshare product is a real, legal (if often overpriced and hard to exit) contract. The bigger scam risk is in high-pressure sales presentations that misrepresent resale value or investment potential, and in the exit and resale industry that preys on desperate owners with upfront fees and false promises. The core lesson from these cases is consistent: check any company out with your state attorney general and consumer protection office before you pay anyone to help you get out of a timeshare. That single step, before paying anyone a dime, would prevent most of the exit-scam losses reported to state AGs.

How do you get out of a timeshare?

There's no single universal method, because it depends heavily on your state, your contract, and how far past the purchase you are. Here's the realistic order of options, cheapest and safest first: 1. Rescission. Every state gives new timeshare buyers a short window to cancel for any reason, no penalty. This is your cleanest, cheapest exit, but the window is short, often just a matter of days, and varies by state, so confirm your state's rescission window with your state's specific statute or your state attorney general's consumer page before assuming you've missed it. 2. Developer deed-back or exit programs. Many major timeshare brands now run their own deed-back or "exit" programs that let owners return the deed if they're current on fees and the resort wants the inventory back. These are usually free or low-cost compared to hiring an exit company, though not every resort offers one and acceptance isn't guaranteed. 3. Resale. Selling for cash is possible but often yields very little, sometimes nothing, given how oversupplied the resale market is. 4. Working with a licensed, transparent exit specialist, or doing it yourself with well-organized documentation. This is where a lot of owners get scammed, so any company charging a large upfront fee before doing any actual work deserves serious scrutiny. No legitimate company can promise a specific outcome, since it depends on your resort, contract, and state law. 5. Stopping payment and accepting foreclosure. This is a real (if damaging) path some owners eventually take, but it can hurt your credit and in some states the HOA can pursue a deficiency judgment for unpaid fees. We're not recommending you stop paying money you legally owe; talk to a consumer law attorney or your state AG's office about your specific contract and state's foreclosure and deficiency rules before choosing this route. For a full walkthrough of which of these fits your situation, see how to get out of a timeshare and timeshare cancellation.

How do you sell a timeshare (and is it realistic to get your money back)?

Selling a timeshare is legal and sometimes possible, but recovering your original purchase price almost never happens. The resale market is flooded with owners trying to exit, and demand is thin. Realistic steps: get your maintenance fee statement and deed in hand, check whether your resort or brand has a right of first refusal (many do, meaning they can match any sale price before you sell to an outside buyer), list on a reputable timeshare resale marketplace or through a licensed real estate broker who specializes in timeshares, and price based on actual recent resale comps, not what you paid. Many weeks-based resale listings close for $1 to a few thousand dollars, essentially just covering the cost of transferring the deed and getting out of future fees. Be wary of any resale or listing company that asks for a large fee upfront before finding a buyer. That upfront-fee-before-any-work pattern shows up repeatedly across state enforcement cases against timeshare resale and exit companies, including actions brought by the Florida Attorney General's office. Legitimate brokers typically work on commission after a sale closes, similar to real estate agents. If selling doesn't pan out, look at your resort's own deed-back program before paying anyone for an exit service. See timeshare exit companies for how to evaluate whether a company is doing real work or just collecting fees.

What's the difference between a maintenance fee and a special assessment?

The maintenance fee is the predictable, recurring annual bill that covers routine operating costs: staffing, landscaping, utilities, insurance, routine repairs, and the resort's reserve fund contribution. It's billed every year, usually with advance notice of the amount, often 30 to 90 days before it's due, depending on your HOA's governing documents. A special assessment is a one-time (or occasionally multi-year) extra charge levied on top of the regular fee, usually for something the reserve fund didn't fully cover: a hurricane repair, a full roof or HVAC replacement, a lawsuit settlement, or a major renovation to keep the resort competitive. These aren't part of ARDA's $1,205 average and aren't always disclosed clearly in sales materials. Special assessments can be brutal because they often arrive with short notice and limited ability to negotiate or spread payments. Owners in hurricane-prone regions (Florida, the Gulf Coast, the Caribbean) have reported assessments of $1,000 to $5,000 or more after major storms. There's no federal database tracking special assessment amounts across the industry, so treat any specific number you see online, including here, as illustrative of the range reported by owners rather than a guaranteed figure for your resort.

How do maintenance fees compare across timeshare types?

Older fixed-week, studio/1BR	~$600-$1,200	Lower fee, less flexibility, resale value often near zero
Fixed-week, 2BR at established resort	~$1,000-$1,800	Middle of ARDA's reported average
Points-based, major brand	~$1,500-$3,500+	Fee often scales with number of points owned
Multiple weeks/large points package	$4,000-$10,000+	Combines several fee bills into one owner's annual total	These ranges reflect commonly reported owner experience and industry averages, not a single authoritative source, since no government agency publishes a fee database broken out by timeshare type. If you want a hard number for your own situation, your HOA's annual budget disclosure (usually mailed with your fee statement) is the only fully reliable source.

Fixed-week deeded timeshares at older, smaller resorts tend to sit at the lower end of the fee range, but they often come with fewer amenities and less flexibility. Points-based systems at major branded resorts (the kind that let you book different resorts and unit sizes) tend to run higher fees per year but offer more flexibility in where and when you travel. | Timeshare type | Typical annual fee range | Notes |

What happens if you stop paying timeshare maintenance fees?

Stopping payment triggers the same kind of process as not paying a condo HOA fee: late fees, interest, collection calls, and eventually the HOA can place a lien on the timeshare interest and pursue foreclosure. Because timeshares are real property interests in most states, foreclosure is a real legal process, more than a credit ding. Depending on your state and your contract, the HOA may also be able to pursue you personally for a deficiency judgment, the difference between what you owed and what the foreclosed interest was worth (often little to nothing on resale). Credit score damage from collections or foreclosure can last years. We're not telling you to stop paying fees you legally owe under your contract. If you're considering this because you genuinely can't afford the fees or can't find any other exit, talk to a consumer protection attorney or your state attorney general's consumer complaint office first, they can tell you what your specific state's foreclosure and deficiency rules actually allow. The CFPB's consumer guidance on timeshares is a good starting point for understanding the basics of your loan and fee obligations before you act ^[1].

How do you avoid a timeshare exit scam while trying to lower your costs?

The exit scam pattern is remarkably consistent across state AG enforcement actions and federal complaint data: a company cold-calls or advertises to distressed owners, promises an outcome no one can actually promise, charges $2,000 to $10,000 upfront, and then does little or nothing, sometimes just telling the owner to stop paying (which triggers foreclosure and credit damage instead of a clean exit). Florida's Attorney General has pursued multiple timeshare exit and resale companies for deceptive trade practices under the state's consumer protection laws. The FTC's Consumer Sentinel Network Data Book compiles fraud reports nationwide by category, including travel and timeshare-related complaints, and shows these reports arrive by the thousands each year ^[2]. The core red flags to watch for, drawn from these patterns: A company that claims it can get you out of any contract, no exceptions. No legitimate company can promise an outcome that depends on your specific resort, contract, and state law. Large upfront fees before any work is done, especially if paid by wire transfer or gift card, both common in scam complaints. Pressure to stop paying your maintenance fees immediately, which mainly protects the exit company (they've already been paid) while exposing you to foreclosure and collections. Refusal to give you a written contract, timeline, or references you can independently verify with your state attorney general's office. Our own product at ExitHonest is a $149 one-time Timeshare Exit Kit (exit-kit-builder) that gives you the documents, letters, and step-by-step process to evaluate and pursue your own exit options, rather than a company charging thousands for a result no one can actually promise. We don't contact the resort on your behalf and we don't promise a cancellation outcome; we help you understand and organize your own case. Compare any offer against your state attorney general's consumer protection page before paying anyone, and see our timeshare call list for who to actually contact first.

How can you lower your timeshare maintenance fees without a full exit?

Before you pay anyone to get you out entirely, a few lower-cost options are worth trying first, especially if you're inside your rescission window or just facing a fee increase you think is unfair. Ask to see the HOA's full annual budget and reserve study. Owners have a right in most states to request HOA financial records; comparing this year's assessment against the actual budget can surface billing errors or unjustified increases. Attend or vote in the HOA annual meeting. Owner turnout at timeshare HOA meetings is typically very low, which means even a small group of engaged owners can influence board decisions and budget votes. Check if your resort brand offers an internal deed-back, surrender, or "exit" program. Several major timeshare companies have launched formal deed-back programs in the last several years specifically because they'd rather take a unit back for free than deal with foreclosure costs and delinquent fee collections. This is often the cheapest legitimate full exit if you qualify (usually requires being current on fees). If you're still within your state's rescission period, cancel through the formal written process outlined in your contract and state statute rather than just calling the sales office; written notice sent the way your state law specifies is what actually protects your rescission rights. For state-specific rescission rules and deed-back program details, see how do you get out of a timeshare and how to get out of timeshare.

Frequently asked questions

How much is a timeshare on average?

Purchase prices vary enormously, from under $1,000 on the resale market to $15,000-$40,000+ for a new points package bought from a developer. The average annual maintenance fee is about $1,205 according to ARDA's 2023 survey ^[1], separate from the purchase price and billed every year on top of it.

How much do timeshares cost per year including fees?

Budget for the average $1,205 maintenance fee ^[1] plus a 3% to 5% annual increase in normal years, plus the risk of a special assessment of $1,000 or more after major repairs or storm damage. Total annual cost for many owners lands between $1,500 and $3,000, sometimes higher for larger units or points packages.

Are timeshares scams?

The underlying product is legal, but the sales process often overstates resale value, and the exit industry has documented fraud, including upfront-fee schemes state attorneys general have pursued and that show up in federal fraud complaint data ^[3][4]. Check any company with your state AG's consumer protection office before paying anyone to help you exit.

How do you get out of a timeshare?

Try rescission first if you're still inside your state's cancellation window, then check for a developer deed-back program, then consider resale, then a transparent (not upfront-fee-heavy) exit specialist. Stopping payment and accepting foreclosure is a last resort with real credit consequences; talk to your state AG or a consumer attorney before choosing it.

How do you sell a timeshare?

List through a reputable resale marketplace or licensed broker who works on commission, check if your resort has a right of first refusal, and price based on real resale comps rather than your purchase price. Most weeks-based timeshares resell for a small fraction of what was originally paid, sometimes just $1.

How do you get rid of a timeshare you inherited?

You generally aren't required to keep an inherited timeshare; you can disclaim the inheritance during probate in most states before it transfers to you, or pursue deed-back, resale, or rescission (if the original purchase is still within a valid window, which is rare for older ownerships) once it's in your name. Check with the estate's probate attorney about disclaiming before accepting title.

Why do timeshare maintenance fees keep rising?

Fees rise from ordinary cost inflation (labor, insurance, utilities) plus heavier wear from frequent unit turnover, aging infrastructure at older resorts needing major repairs, and a shrinking pool of paying owners splitting fixed costs as others default or exit. Typical annual increases run 3% to 5%, though post-storm or renovation years can be higher.

What is a special assessment and how is it different from the maintenance fee?

The maintenance fee is the predictable annual bill for routine operations; a special assessment is an extra, often unplanned charge for major repairs, storms, or renovations the reserve fund didn't cover. Special assessments aren't included in industry fee averages like ARDA's $1,205 figure ^[1] and can add $1,000 to $5,000 or more in a bad year.

What happens if you stop paying timeshare maintenance fees?

The HOA can charge late fees and interest, send the account to collections, place a lien, and eventually foreclose on the timeshare interest, since it's real property in most states. Some states also allow a deficiency judgment against you personally. Talk to a consumer attorney or your state AG's office before deciding to stop paying.

Is it worth paying an exit company to get out of a timeshare?

Be very cautious of any company demanding a large fee upfront and claiming it can guarantee a specific outcome; that pattern matches the enforcement actions state attorneys general have brought against timeshare exit companies ^[4]. A legitimate deed-back program through your own resort, or a self-directed process using organized documentation, often costs far less and carries no guarantee-fraud risk.

How much does the average timeshare maintenance fee increase each year?

Owners and industry reports generally describe annual increases in the 3% to 5% range during normal years, though there's no single federal tracking source for this figure across the whole industry. Increases can be much higher in years following storm damage or major renovation special assessments.

Can you negotiate your timeshare maintenance fee?

You usually can't negotiate your individual fee, since it's set by the HOA budget and split among all owners by unit or points share, but you can request the HOA's financial records, attend the annual meeting, and vote on budget items. Engaged owner turnout at these meetings is typically very low, so participation can have real influence.

Sources

1. Consumer Financial Protection Bureau, "What is a timeshare?": Timeshare resale value and financing cost characteristics
2. Federal Trade Commission, Consumer Sentinel Network Data Book 2023: Federal tracking of consumer fraud complaint categories, including travel, vacations, and timeshare-related reports
3. Consumer Financial Protection Bureau, Consumer Complaint Database: Source for tracking consumer complaints about timeshare loans and financing terms
4. U.S. Department of Justice: Example of prosecuted timeshare exit scam relevant to avoiding exit scams while lowering costs
5. Internal Revenue Service: Tax treatment of timeshare property relevant to total cost of ownership beyond maintenance fees