Last updated 2026-07-25
TL;DR
The average timeshare maintenance fee is roughly $1,000 to $1,120 a year per week owned, according to ARDA industry data, and fees typically rise 3% to 5% annually, faster than general inflation in many years. Special assessments can add $500 to $3,000+ on top. Costs vary by resort brand, unit size, and location.
How much is a timeshare maintenance fee, on average?
The timeshare industry's own trade group, the American Resort Development Association (ARDA), has reported average annual maintenance fees around $1,000 to $1,120 per interval, depending on the year and survey. ARDA's State of the Vacation Timeshare Industry data has put the average maintenance fee near $1,120 in recent surveys, up from roughly $1,000 a few years earlier [1]. That's an average, not a ceiling. A studio-sized week at a modest resort might run $600 to $800 a year. A three-bedroom lockout unit at a beachfront resort in Hawaii or Florida can easily top $2,000, and luxury branded resorts (think certain Marriott Vacation Club or Hilton Grand Vacations properties) can run $1,500 to $2,500 or more per year. Here's the number that actually matters for your budget: multiply your fee by the years you plan to own, add likely special assessments, and compare that to what a week of comparable lodging would cost on the open market. Most owners never run this math until the bill arrives and stings. One more wrinkle: points-based systems (Wyndham, Bluegreen, Diamond legacy contracts) charge maintenance fees per point, often somewhere between $0.15 and $0.25 per point depending on the club, so a 200,000-point contract could carry $3,000+ a year on its own. Fee structures are not standardized across the industry, so "average" numbers hide a wide spread.
How much do timeshares cost to buy, upfront and long-term?
Upfront purchase price and ongoing maintenance fees are two separate costs, and buyers often only hear about the first one during the sales pitch. ARDA has reported the average timeshare purchase price at roughly $23,940 for a deeded week or points package, based on its industry surveys [1]. Resale prices are often dramatically lower, sometimes $1 to a few thousand dollars, because the secondary market is flooded with owners trying to exit. The real lifetime cost is purchase price plus decades of rising maintenance fees plus any special assessments plus closing or transfer costs if you ever try to sell or deed back. A timeshare bought for $20,000 with a $1,100 annual fee, held for 20 years with fees rising 4% a year, costs roughly $20,000 plus about $33,000 in cumulative fees (not accounting for special assessments), a rough total north of $50,000 for something with little resale value. That math is why so many owners look for a way out well before their contract term ends.
Why do timeshare maintenance fees keep going up?
Maintenance fees fund the resort's operating budget: staff wages, utilities, insurance, landscaping, pool and elevator upkeep, and a reserve fund for big-ticket replacements like roofs and HVAC systems. Insurance costs, especially in coastal and hurricane-prone states, have climbed sharply in the past several years, and that gets passed straight through to owners. The Florida Office of Insurance Regulation has documented sharp increases in property insurance premiums statewide amid repeated storm losses, and Florida timeshare resorts operate under Florida Statutes Chapter 721 [2]. Labor and utility costs rise with general inflation, but resort HOAs also tend to budget conservatively and pad reserves after underfunding them for years, so fee increases can outpace the Consumer Price Index in a given year. The Bureau of Labor Statistics tracks the CPI for All Urban Consumers, which rose 3.4% over the 12 months ending in April 2024, a useful national inflation benchmark against which many owners' fee increases run noticeably faster [3]. There's no federal cap on how much a timeshare HOA can raise fees annually; state law and the resort's own governing documents (the CC&Rs or declaration) set the rules, and many allow increases without a hard percentage ceiling as long as the board follows notice and voting procedures. Older resorts often see the steepest fee growth because buildings need bigger repairs as they age, while newer resorts may temporarily hold fees low to stay competitive during sales periods, then catch up later.
What is a timeshare special assessment, and how much can it cost?
A special assessment is a one-time (or occasionally multi-year) extra charge billed on top of the regular annual maintenance fee, usually to cover an unexpected or large capital expense the reserve fund doesn't cover: storm damage, a new roof, pool renovation, or litigation costs. These are legally binding obligations under most resort declarations, the same governing documents that make the annual fee mandatory. Florida Statutes section 721.13 specifically authorizes timeshare managing entities to levy assessments against owners for common expenses, and requires assessments to be made in accordance with the percentage interests set out in the timeshare instrument [4]. Assessment amounts vary enormously. Owners at hurricane-damaged Gulf Coast and Caribbean resorts have reported assessments in the $1,000 to $3,000+ range per interval after major storms. Smaller assessments for routine renovations might run $200 to $600. There's no government database tracking assessment amounts nationally, so the honest answer is: it depends heavily on the resort, its insurance coverage, its reserve fund health, and its age. If you're considering buying a timeshare, ask to see the last five years of maintenance fee statements and any special assessment history in writing before you sign anything.
Are timeshares scams?
Not automatically, but the sales and exit ends of the industry are where most fraud complaints concentrate. A timeshare itself is a legal, regulated form of vacation ownership under state real estate and consumer protection law. The problem is twofold: aggressive, sometimes misleading sales presentations that undervalue the ongoing cost burden, and a large secondary market of exit companies that charge big upfront fees and then fail to deliver. The Consumer Financial Protection Bureau has published complaint data and guidance warning that timeshare exit and relief companies frequently charge large upfront fees without delivering promised results, a pattern reflected across thousands of consumer complaints in its public complaint database [5]. Florida's Attorney General has brought enforcement actions against specific timeshare exit and resale companies for deceptive practices, including a 2019 settlement resolving allegations against a timeshare exit company operating in the state [6]. So the honest answer: the ownership product is legal and regulated, but it's frequently oversold on lifestyle value and undersold on lifetime cost, and the exit industry that grew up around buyer's remorse has a real scam problem. Treat any company that asks for thousands of dollars upfront, promises to cancel your contract no matter what, or tells you to stop paying your resort as a red flag, not a shortcut.
How do I get out of a timeshare, and what actually works?
There's no single button that gets everyone out, and anyone who promises a sure-fire cancellation is selling you something. That said, there are real, legitimate paths, roughly in order of how fast and cheap they are: 1. Rescission (right of cancellation). If you just bought and are still inside your state's rescission window, this is the cleanest exit: send written cancellation notice by the method your contract specifies (often certified mail), keep proof of mailing, and confirm your state's rescission window and required notice method because both vary by state and are usually short, often measured in days, not weeks. Florida's rescission period, for example, is 10 calendar days after signing or after receiving the last of the required documents, whichever is later, under Florida Statutes section 721.10 [7]. See how to get out of a timeshare for a state-by-state breakdown. 2. Deed-back or surrender programs. A growing number of major developers (Marriott Vacation Club's Exit Program, Wyndham's Cancellation Program, Hilton Grand Vacations, Bluegreen) will take a paid-off, fee-current deed back for little or no cost if you ask directly. This only works if you owe nothing on the mortgage and are current on fees; it's worth calling the developer's owner services line before paying anyone else. 3. Resale. Timeshare resale values are usually near zero to a few thousand dollars, and you'll likely need to cover closing costs. Licensed timeshare resale brokers exist in most states; verify licensing status with your state real estate commission before paying a listing fee. 4. Working with a legitimate transfer or exit service. Some services process paperwork, verify deed-back eligibility, and handle documentation for a flat fee, without contacting the resort for you or negotiating settlements they can't actually deliver. If you go this route, review timeshare exit companies criteria and check the company against your state attorney general's consumer complaint database first. What doesn't reliably work: stopping payment and hoping the resort writes it off (this damages your credit and can lead to collections or foreclosure on the timeshare interest), and paying a company thousands upfront based on a cold-call promise. A structured approach, like exithonest.com's $149 one-time Exit Kit Builder at /exit-kit-builder, can walk you through rescission letters, deed-back eligibility checklists, and documentation templates for a flat fee instead of a percentage-based exit contract, but no kit, company, or article can promise a resort will accept a surrender or that a cancellation will go through. That decision sits with the resort, the developer, or, in rescission cases, the calendar.
How do you sell a timeshare, step by step?
Selling is legal and possible, but expectations need to be realistic. Timeshares are not liquid assets; the resale market is a buyer's market, often flooded with sellers trying to escape fees. Step one: get your numbers straight. Know your maintenance fee, any loan balance, the resort name, unit type, season/week number or points, and whether you're deeded or a right-to-use owner. Step two: check what your resort or developer actually allows. Some restrict transfers or charge a transfer fee; some run their own certified resale programs (Marriott's Timeshare Resales, Disney Vacation Club's resale restrictions on certain perks) that are worth checking first. Step three: list realistically. Search completed (more than listed) sales for your exact resort and unit type on resale marketplaces to see what similar weeks actually sold for, not what sellers are asking. Many similar units resell for $1 to low thousands; be skeptical of anyone who tells you your timeshare is worth far more than comparable completed sales suggest. Step four: use a licensed closing or title company for the transfer, just as you would for real property, and confirm any resale company or broker holds the required state license before paying anything upfront. If a company guarantees a sale or asks for a large fee before finding a buyer, that's a warning sign regulators have flagged repeatedly [5][6].
How do I get rid of a timeshare if nobody will buy it?
If resale isn't working, and you don't need the rescission window (already passed), the next moves are deed-back, developer surrender programs, or, in some cases, simply continuing to pay the fee while researching an orderly deed-back rather than stopping payments. Many major developers now run formal exit or surrender programs specifically because the resale glut made secondary sales nearly impossible for owners; Wyndham, Marriott Vacation Club, Hilton Grand Vacations, Bluegreen, and Diamond (now part of Hilton Grand Vacations) have all operated some version of a deed-back or cancellation program in recent years. Eligibility typically requires the mortgage to be paid off and maintenance fees to be current, though some programs have accepted owners with small balances case by case. If the developer says no and you can't find a buyer, some owners transfer ownership through a licensed transfer company for a flat fee, gift it (with the recipient's informed consent, since they inherit the fee obligation too), or in rare cases donate it to a charity that explicitly accepts timeshares (get this in writing; many charities refuse timeshare donations because of the fee liability). Walking away and refusing to pay is not a clean exit: it can trigger collections, credit damage, and in some states a deficiency judgment or lien, so don't stop paying fees you legally owe without understanding the consequences in your specific contract and state.
What happens if I inherit a timeshare?
An inherited timeshare comes with the deed and the fee obligation attached, whether or not you want it. Heirs are not automatically forced to keep it forever, but the process to disclaim or exit an inherited timeshare depends on state probate law and the estate's structure. Many states have adopted a version of the Uniform Disclaimer of Property Interests Act, which allows an heir to formally disclaim (refuse) an inheritance within a set period, an approach that can apply to a timeshare interest, though the rules and deadlines are governed by each state's probate code and the disclaimer must typically be made before accepting any benefit of the property . If probate has already closed and the deed has transferred to your name, you're in the same position as any other owner: rescission won't apply, so your paths are developer deed-back, resale, or a transfer service. Don't ignore the mail. Unpaid fees on an inherited timeshare can still go to collections or a lien against the timeshare interest, and ignoring notices doesn't make the obligation disappear. If you're an executor or heir dealing with this, get a written payoff and fee-current statement from the resort before deciding whether to accept, disclaim, or pursue removal.
How does a timeshare's average cost compare to a hotel or rental?
Run the actual math before assuming a timeshare is the cheaper vacation option. Take a $1,100 average annual maintenance fee, add the amortized purchase price if you financed it (say $150 to $250 a month on a $20,000 loan at typical timeshare financing rates, which can run in the mid-teens APR or higher), and you're often at $2,500 to $4,500 a year in carrying cost for one week of lodging, before travel. Compare that to booking a comparable hotel or vacation rental for the same week: a mid-range beach condo rental for a week might run $1,500 to $3,000 depending on season and location, with zero long-term obligation, no special assessment risk, and full flexibility on where and when you travel. The timeshare only wins financially if you use it every single year, at a desirable time, for many years, and fees don't spike. Most owners don't hit all four of those conditions, which is a big part of why buyer's remorse and exit demand are so persistent industry-wide.
Timeshare cost comparison: purchase price, annual fee, and typical resale value
| Ownership type | Typical purchase price | Typical annual maintenance fee | Typical resale value | |
|---|---|---|---|---|
| Deeded week, standard resort | $10,000-$25,000 | $800-$1,200 | $1-$3,000 | |
| Deeded week, luxury/beachfront brand | $20,000-$45,000 | $1,500-$2,500+ | $2,000-$8,000 | |
| Points-based club (e.g. 150k-250k points) | $15,000-$35,000 | $2,000-$3,500 (fee tied to points) | Often near $0-$2,000 | |
| Right-to-use / fixed-term | $5,000-$15,000 | $600-$1,000 | Minimal; expires with term | Figures reflect ranges reported across ARDA industry surveys and widely observed resale marketplace listings; actual amounts vary by resort, brand, season, and unit size [1]. |
Frequently asked questions
How much is a timeshare on average?
ARDA's industry data puts the average timeshare purchase price around $23,940, with average annual maintenance fees near $1,000 to $1,120 [1]. Actual prices range from a few thousand dollars for a small studio interval to $40,000+ for luxury beachfront units, so treat any single 'average' figure as a rough midpoint, not your specific cost.
How much do timeshares cost per year including fees?
Beyond the fee itself, factor in loan payments if financed (often $150-$300+ a month), occasional special assessments ($200-$3,000+), and any exchange or club membership fees. All-in annual cost for a financed timeshare commonly runs $2,500 to $4,500 a year, well above the standalone maintenance fee average of roughly $1,000-$1,120 [1].
Are timeshares scams?
The ownership product itself is legal and regulated under state law, but the CFPB's complaint data shows a recurring pattern of timeshare exit companies charging large upfront fees without delivering results [5], and Florida's Attorney General has pursued specific companies for deceptive practices [6]. Sales presentations can also overstate value. Treat the product as legitimate but oversold, and treat any promise of a sure cancellation as a red flag.
How do I get out of a timeshare?
Start with rescission if you're still inside your state's cancellation window (confirm the exact days and method required in your contract and state statute; Florida's is 10 days under Florida Statutes section 721.10 [7]). After that, check for a developer deed-back program, then consider licensed resale or a flat-fee transfer service. Never stop paying fees you owe as a strategy; see how to get out of a timeshare for state details.
How do you get out of a timeshare after the rescission period ends?
Once rescission has passed, your main options are a developer surrender or deed-back program (usually requires the loan paid off and fees current), licensed resale, or a flat-fee transfer service. There's no federal law guaranteeing a post-rescission exit, so results depend on the resort's policies and your account standing.
How to sell a timeshare for a fair price?
Research completed sales (not asking prices) for your exact resort and unit type on resale marketplaces, get a payoff statement if financed, and use a licensed closing or title company. Most timeshares resell for far less than purchase price, often $1 to a few thousand dollars, so treat any offer well above comparable completed sales with suspicion.
How to get rid of a timeshare with no resale value?
If nobody will buy it, contact the resort or developer directly about a deed-back or surrender program; several major brands run these for owners who are current on fees and loan-free. If that's denied, a flat-fee transfer service or, rarely, a charity that explicitly accepts timeshares in writing, are the remaining legitimate paths.
What is the average timeshare maintenance fee increase per year?
Maintenance fees commonly rise 3% to 5% a year, often faster than the national Consumer Price Index, which rose 3.4% over the 12 months ending April 2024 according to the Bureau of Labor Statistics [3]. There's no federal cap, and increases depend on the resort's budget, insurance costs, and reserve fund needs; some years and resorts see much bigger jumps after storm damage or major capital repairs.
Can I refuse to pay a timeshare special assessment?
Special assessments are typically binding under the resort's governing declaration, the same document that makes your annual fee mandatory, and Florida law specifically authorizes timeshare managing entities to levy them under Florida Statutes section 721.13 [4]. Refusing to pay can lead to late fees, collections, or a lien on the timeshare interest depending on state law. If you dispute the assessment, raise it in writing with the HOA board and review your declaration's dispute process rather than simply not paying.
What happens if I inherit a timeshare and don't want it?
You may be able to disclaim the inheritance under your state's probate code before accepting any benefit of the property, an approach many states allow under versions of the Uniform Disclaimer of Property Interests Act [8], but deadlines and procedures vary by state. If the deed has already transferred to you, you're treated as a regular owner and would pursue deed-back, resale, or a transfer service instead.
Are timeshare exit companies safe to use?
Some are legitimate flat-fee services; many are not. The CFPB's complaint database documents a recurring pattern of upfront-fee timeshare exit complaints with no results delivered [5]. Check any company against your state attorney general's complaint database and licensing records before paying, and avoid anyone who tells you to stop paying your resort fees.
Is it worth buying a timeshare given the fees?
Financially, it rarely beats renting comparable lodging unless you'll use the same week every year for many years and fees stay stable, neither of which is guaranteed. Run the math on purchase price plus 10-20 years of rising fees (often 3-5% annual increases) against renting a similar unit before deciding; most buyers underestimate the total lifetime cost.
Sources
- Florida Legislature, Florida Statutes Chapter 721 (Vacation and Timeshare Plans): Florida's statutory framework governing timeshare resorts and disclosures
- U.S. Bureau of Labor Statistics, Consumer Price Index Summary, April 2024: National CPI inflation rate benchmark against which timeshare fee increases can be compared
- Florida Statutes section 721.13, Assessments: Statutory authority for timeshare managing entities to levy special assessments on owners
- Consumer Financial Protection Bureau, Consumer Complaint Database: Documented pattern of upfront-fee timeshare exit company complaints
- Florida Office of the Attorney General, press release on timeshare exit company settlement: State attorney general enforcement action against a deceptive timeshare exit/resale company
- Florida Statutes section 721.10, Cancellation: Florida's 10-day timeshare rescission period and required notice method
- Uniform Law Commission, Uniform Disclaimer of Property Interests Act: State disclaimer statutes allowing heirs to refuse an inherited property interest within a set period