Average timeshare maintenance fees in 2026

Last updated 2026-07-26

how much are timeshares in maintenance fees in 2026

Most owners pay somewhere between $1,000 and $1,500 a year per week owned, and that's before any special assessment. The American Resort Development Association (ARDA), the timeshare industry's own trade group, reported an average annual maintenance fee of $1,338 in its most recent owner survey data cited in ARDA-backed research. That figure moves depending on unit size, location, and brand: a studio-sized week at a mid-market resort might run $600 to $900, while a three-bedroom lockoff at a coastal or ski destination can top $2,000 to $2,500. Points-based systems (Marriott Vacation Club, Hilton Grand Vacations, Wyndham) usually charge per-point maintenance fees that scale with how many points you own, so a family with a large point package can easily clear $2,000 to $3,000 a year even without owning a fixed week. For 2026 specifically, expect continued increases in the 3% to 5% range for most resorts, consistent with the pattern ARDA and industry consultants have described over the past decade. That's roughly double general inflation in recent years, which is part of why fee complaints keep climbing at state attorney general offices and the Better Business Bureau. One quotable number: if your fee was $900 in 2020 and it grew 5% a year, you're paying about $1,148 in 2026. That's a 27% jump with zero change in what you actually get to use.

how much do timeshares cost beyond the sticker price

The purchase price is the smallest part of long-term timeshare cost. Developers routinely price a week or points package anywhere from $10,000 to $50,000 or more at initial sale, according to consumer complaint patterns tracked by state AG offices, but that's a one-time number. The real cost is what you pay every single year afterward, for as long as you own it, with no natural end date in most deeded contracts. Over a 20-year ownership period at an average fee of $1,338 growing 4% annually, an owner pays roughly $40,000 in maintenance fees alone. That's not counting special assessments, exchange company fees ($100 to $250 a year for RCI or Interval International membership), or the special assessments that hit after storms, renovations, or litigation settlements. Special assessments are the wild card. After major hurricanes hit Florida and the Gulf Coast in recent years, some resorts levied assessments of $1,000 to $5,000 per owner on top of the regular annual fee, since insurance and reserve funds often don't cover the full repair cost. There's no legal cap on how large a special assessment can be. It's set by the resort's board or management company under the terms of the governing declaration, which owners agreed to at purchase.

why do timeshare maintenance fees keep going up

Three things drive most increases: rising labor and materials costs for upkeep, aging buildings that need bigger repairs, and delinquency. When enough owners stop paying (walk away, stop responding, die without the heirs taking over), the resort has to spread the shortfall across everyone still paying. That delinquency spiral is one of the least-discussed reasons fees climb faster than general inflation. There is no federal law capping timeshare fee increases. State laws vary, but most simply require notice and a board vote or owner disclosure, not owner approval. Some states require a supermajority owner vote for special assessments above a certain threshold, but plenty of governing documents set that bar low, or exempt certain repairs. Read your specific CC&Rs or public offering statement rather than assuming a state law protects you; the details differ by state and by resort.

are timeshares scams

Not automatically. A timeshare itself is a legal real estate or right-to-use product, and plenty of owners genuinely like the vacations they get. The scam risk sits mostly in two places: aggressive, misleading sales presentations at the point of purchase, and fraudulent "exit" companies that prey on owners later trying to get out. The FTC has brought enforcement actions against timeshare exit companies for taking large upfront fees and never delivering. In one FTC case involving a timeshare exit and transfer operation, the agency alleged the company collected large upfront fees from consumers while falsely promising it could get them out of their timeshare contracts, and a federal court entered an order barring the practice ^[1]. State attorneys general in Florida, Tennessee, Missouri, and elsewhere have sued specific exit and resale companies for the same pattern: big upfront charge, no results, no refund. So the honest answer is: the sales pitch can absolutely feel like a scam (high pressure, inflated resale promises, "today only" pricing), and the resale/exit industry is full of real scams. The underlying ownership product is legal, just often a bad long-term financial deal for a lot of buyers, especially once fees are counted.

how to sell a timeshare and what it's actually worth

The resale market for timeshares is rough. Most weeks resell for a small fraction of what the original owner paid, and a meaningful share sell for $1 or simply can't find a buyer at all, because the ongoing maintenance fee obligation transfers with the deed and buyers know it. If you want to try selling, list with a licensed real estate agent or a reputable timeshare resale marketplace, never pay a large upfront fee to a broker who promises a sale before any sale has actually happened. Legitimate agents typically work on commission after a closed sale, similar to normal real estate. Be skeptical of any company that calls out of the blue claiming they have a "buyer waiting." Realistic expectations matter here. If your maintenance fee is high relative to what similar weeks sell for on the resale market, some owners find it cheaper to simply give the timeshare back through a resort deed-back program (where the resort exists and agrees to take it) than to pay a broker or wait months for a buyer who may never show up. Compare current resale listings for your specific resort and week type before assuming yours has real market value.

how to get out of a timeshare when you're inside the rescission window

If you just bought and are having second thoughts, the fastest and cheapest exit is almost always the rescission period, sometimes called a cooling-off period. Every state that allows timeshare sales sets one, but the length varies widely, from as short as 3 days in some states to as long as 15 days or more in others. Don't guess. Confirm your state's rescission window using your purchase contract (it's required to be disclosed there) and your state attorney general's consumer protection page, since the exact day count and delivery method (certified mail, specific address, notarization) differ by state and matter for enforceability. Send your cancellation notice in writing, keep proof of mailing or delivery, and do it before the deadline, not on it. If you're past your window, you're into the harder exit paths: deed-back programs, resale, or a paid exit service, each with real tradeoffs covered below. For the state-by-state mechanics, see how to get out of a timeshare and timeshare cancellation.

how to get rid of a timeshare after the rescission window closes

Once rescission has passed, you generally have four realistic paths: sell it (slow, often low or no value), give it back through a resort deed-back or surrender program (only if the resort offers one and you're current on fees), hire a licensed exit company or attorney to negotiate an exit, or stop paying and accept the consequences (credit damage, possible collections, foreclosure on the timeshare interest). Deed-back programs are worth checking first because they're often free or low-cost if the resort offers one; brands like Marriott Vacation Club, Diamond Resorts (now part of Hilton Grand Vacations), and Wyndham have run formal surrender programs in past years, though availability and eligibility rules change and aren't guaranteed at every resort. Contact the resort's owner services department directly to ask what's currently available; a resort exit company doesn't need to be your first call for this step. If you go the paid-exit route, expect to see fees anywhere from $2,000 to $8,000 or more depending on the complexity of your ownership and the company. That's a real cost, so weigh it against what you'd otherwise pay in maintenance fees over the next several years, and always check the company's standing with your state attorney general and the Better Business Bureau before paying anything upfront. We don't advise skipping payments you legally owe just to force an exit; that risks collections, credit damage, and in some states a deficiency judgment. For a walkthrough of the different exit paths and how to sequence them, see how to get out of timeshare and how do you get out of a timeshare.

how to sell timeshare fast without getting scammed

Speed and safety pull against each other in timeshare resale, so pick which one you actually need. If you need cash fast, resale isn't your answer; most listings sit for months to years. If you mainly want to stop paying fees, a deed-back or surrender is usually faster than a sale. Red flags for resale and exit scams include unsolicited calls claiming to have a ready buyer, demands for payment by wire transfer or gift card, high-pressure timelines ("this offer expires today"), and any company that asks for thousands of dollars before doing any actual work. The FTC's enforcement action against a timeshare exit operation described exactly this pattern: consumers paying thousands upfront for cancellations that never happened ^[1]. Before paying anyone, check your state attorney general's consumer complaint database (most states, including Florida's and Tennessee's ^[2], let you search enforcement actions and complaints by company name) and search the company name plus "complaint" or "lawsuit." A five-minute search has saved plenty of owners a five-figure loss.

what happens if you just stop paying maintenance fees

The resort or HOA can send your account to collections, report the delinquency to credit bureaus, and in many states initiate foreclosure on the timeshare interest itself, similar to a home foreclosure but usually faster and cheaper for the resort since timeshare interests are smaller-value collateral. Some states allow a non-judicial foreclosure process specifically for timeshares that can complete in a matter of months. After foreclosure, some states allow the resort to pursue a deficiency judgment for the difference between what you owed and what the foreclosed interest was worth at resale, though rules vary significantly by state and by whether the loan was a deed of trust or mortgage instrument. Your credit score takes a real hit either way. Under the Fair Credit Reporting Act, most negative account information, including a foreclosure or collections account, can stay on a credit report for up to seven years; the statute sets the reporting period at 15 U.S.C. § 1681c ^[3]. We're not going to tell you to stop paying as a strategy. It's a real risk, not a clean exit, and the consequences (collections calls, credit damage, possible deficiency judgment depending on your state) often cost more over time than pursuing a deed-back or a properly vetted paid exit.

average maintenance fee by unit size and resort type

Unit / ownership type	Typical annual maintenance fee (2026)
Studio / 1-bedroom, mid-market resort	$600 - $950
2-bedroom, standard resort	$900 - $1,400
3-bedroom / lockoff, resort destination (coastal, ski)	$1,600 - $2,500+
Points-based system (mid-size package, e.g. 4,000-6,000 points)	$1,200 - $2,200
Points-based system (large package, 10,000+ points)	$2,500 - $4,000+
ARDA-reported industry average, all types	~$1,338	These ranges reflect general market patterns reported across resort types and are not specific to any single brand's current fee schedule. Always check your own coupon book or owner portal for your exact current fee, since individual resorts vary widely even within the same brand.

special assessments: the cost most owners forget to budget for

A special assessment is a one-time extra charge on top of your regular annual fee, usually triggered by storm damage, a major renovation, litigation settlement costs, or a shortfall in the reserve fund. Unlike the annual fee, it isn't predictable and isn't always disclosed clearly at purchase. After Hurricane Ian hit Florida in 2022 and after other major storm seasons along the Gulf and Atlantic coasts, multiple coastal resorts levied special assessments in the $1,000 to $5,000+ per-owner range to cover repairs beyond what insurance and reserves covered. There's no federal or uniform state cap on the size of a special assessment. It's governed by the resort's declaration and bylaws, which most owners never read closely before buying. If you're evaluating whether to keep a timeshare, ask the resort directly for the reserve fund's current funding percentage and any pending assessment votes before you decide. A resort with a poorly funded reserve is a strong signal that a special assessment is coming, whether or not anyone tells you in advance.

what to do before you sign up for a paid exit company

Get everything in writing: total cost, exact services included, refund policy, and estimated timeline. Ask for the company's business license number and check it against your state's business registration and your state attorney general's consumer complaint records. Ask specifically whether they've been named in any lawsuit or AG action; a legitimate company should be able to answer that directly. Compare the total cost of an exit service against your own math: multiply your current annual fee by the number of years you'd realistically keep paying it if you did nothing, and compare that number to the exit company's quoted fee. If the exit fee is close to or higher than a few years of maintenance fees, a deed-back attempt or resale attempt first might make more financial sense. This is the one spot worth mentioning a paid option directly: ExitHonest sells a $149 one-time Exit Kit Builder that walks you through the deed-back request, rescission check, and documentation steps yourself, instead of paying an exit company thousands to do the same paperwork. It's not a promise that a resort will accept your cancellation and it doesn't contact the resort on your behalf; it's a structured way to try the free and low-cost paths first before you consider a full-service paid exit company. For a broader comparison of exit companies and how to vet them, see timeshare exit companies and the timeshare call list.

inherited a timeshare: what it costs you now

If you inherited a timeshare, you generally inherit the maintenance fee obligation too, whether or not you ever wanted the ownership. Many heirs don't find out until a collections notice arrives, sometimes years after the original owner died, because the deed transfer or probate process didn't clear the ownership from resort records right away. Check the estate's probate documents and the resort's transfer requirements before assuming you're stuck. In some cases, an estate can disclaim (formally reject) the inherited interest during probate, which can avoid the debt attaching to the heir personally, though the exact procedure and deadlines are governed by state probate law and you should talk to a probate attorney in the decedent's state rather than assume a blanket rule applies. If the disclaim window has passed and you're now the owner of record, you're back to the same menu: deed-back if the resort offers one, resale, a vetted paid exit, or continuing to pay. Don't ignore fee notices while you sort this out; unpaid fees still accrue and can still lead to collections or foreclosure regardless of how you ended up owning the thing.

Frequently asked questions

How much is a timeshare in maintenance fees per year?

Most owners pay $1,000 to $1,500 a year, with ARDA's own trade data putting the industry average near $1,338 in recent survey figures ^[1]. Larger units, points-based packages, and resort-destination properties (coastal, ski) run higher, often $2,000 to $4,000 a year, especially before any special assessment is added on top.

How do you get out of a timeshare if you're still in the rescission window?

Send a written cancellation notice using the exact method your contract specifies (often certified mail to a named address) before your state's rescission deadline expires. Confirm your state's specific window length using your contract and your state attorney general's consumer page, since it varies by state and can be as short as a few days.

How to get out of a timeshare after the rescission period ends?

Check if the resort offers a deed-back or surrender program first, since some are free for owners current on fees. If not, try resale through a licensed agent, or vet a paid exit company carefully against your state AG's complaint database. Never pay a large upfront fee without checking the company's track record.

How to sell a timeshare when there are no buyers?

List with a licensed resale broker or reputable marketplace and price it realistically; many timeshares resell for a fraction of the original price, or for essentially nothing. If no buyer emerges after a genuine effort, ask the resort about a deed-back or surrender program instead of paying an upfront fee to a broker promising a guaranteed sale.

Are timeshares scams?

The ownership product itself is legal, but the sales process is often high-pressure and misleading, and the exit/resale side of the industry has real, FTC-documented scam patterns involving large upfront fees and no results ^[2]. Treat it as a legitimate but often poor financial product, and treat unsolicited exit offers with real skepticism.

How much do timeshares cost in total over time?

Purchase price plus 15 to 30 years of rising annual fees, plus any special assessments. At an average $1,338 fee growing 4% a year, 20 years of ownership costs roughly $40,000 in fees alone, not counting the original purchase price or special assessments after storms or renovations.

What happens if maintenance fees go up every year with no limit?

There's no federal cap on annual increases, and most state laws only require notice and a board vote, not owner approval. Read your specific governing documents (CC&Rs or public offering statement) to see what vote threshold, if any, applies at your resort.

Can I sell my timeshare back to the resort?

Sometimes, through a deed-back or surrender program, but it's not guaranteed at every resort and usually requires you to be current on maintenance fees. Contact the resort's owner services department directly and ask what's currently offered; availability changes over time and isn't required by law in most states.

What is a timeshare special assessment and how much can it cost?

It's a one-time extra charge beyond your annual fee, usually for storm damage, major repairs, or reserve fund shortfalls. Assessments of $1,000 to $5,000 or more per owner have hit coastal resorts after major hurricane seasons. There's no uniform cap; it depends on the resort's declaration and bylaws.

Should I hire a timeshare exit company or try to sell it myself?

Try free or low-cost paths first: check for a resort deed-back program, confirm you're past rescission, and attempt resale through a licensed agent. If those fail, compare a paid exit company's total quoted fee against several years of your own maintenance fee cost before deciding it's worth the money.

What happens if I just stop paying my timeshare maintenance fees?

Expect collections calls, credit bureau reporting, and possible foreclosure on the timeshare interest, which can happen faster than home foreclosure in many states. Some states also allow deficiency judgments after foreclosure. This isn't a clean exit strategy and often costs more in the long run than pursuing a deed-back or vetted exit.

I inherited a timeshare. Do I have to pay the maintenance fees?

Generally yes, once the ownership transfers to you, though an estate can sometimes disclaim (reject) the inherited interest during probate before that happens. Talk to a probate attorney in the decedent's state about deadlines and procedure; don't ignore fee notices while you sort out the estate, since unpaid fees keep accruing.

Sources

1. Federal Trade Commission v. Anthem Consulting Group, LLC (timeshare exit / Timeshare Termination Team enforcement action): FTC enforcement action alleging a timeshare exit company charged large upfront fees without delivering promised cancellations
2. Tennessee Attorney General, Consumer Protection Division: State AG complaint process for timeshare exit and resale company disputes
3. Fair Credit Reporting Act, 15 U.S.C. § 1681c (Requirements relating to information contained in consumer reports): Negative credit information such as collections or foreclosure can remain on a credit report for up to seven years
4. Florida Statutes § 721.10, Contracts for purchase; cancellation: State-specific rescission period and disclosure requirements for timeshare purchase contracts in Florida
5. Consumer Financial Protection Bureau: Explanation of what a timeshare is and the ongoing costs beyond the purchase price, including maintenance fees
6. Cornell Law School Legal Information Institute (15 U.S.C. § 1679): Federal statutory findings and purposes regarding credit repair and timeshare resale/exit organizations relevant to paid exit company scrutiny
7. Florida Senate - Florida Statutes: Florida's statutory rescission period and disclosure requirements for timeshare purchases