Can I stop paying maintenance fees on my timeshare?

Last updated 2026-07-26

Can I just stop paying my timeshare maintenance fees?

You can stop sending checks, sure. Nobody can physically make you mail a payment. But that's not the same question as whether it's a good idea, and it almost never is. A timeshare maintenance fee obligation comes from your purchase contract and, in most deeded-week states, from the deed itself recorded against your name at the county recorder's office. That's a real legal obligation, not a subscription you can cancel by ignoring it. The Federal Trade Commission's consumer guidance on timeshares warns that owners who stop paying can face "collection calls, late fees, and damage to your credit" and, depending on the state and whether the interest is deeded, foreclosure ^[1]. Most timeshare associations also have the right to place a lien on the interest for unpaid assessments, similar to how a condo HOA can lien a unit. Once a resort forecloses (judicially or, in many states, non-judicially through a trustee process), the deficiency and any related fees can still follow you, and the foreclosure shows up on your credit report as a serious derivative of debt. So the honest answer: you can stop paying, but you should treat that as a last-resort financial decision with real consequences, not a clever exit hack. We're not going to tell you to skip payments you owe, and neither should anyone selling you an exit package.

What actually happens if I stop paying timeshare fees?

The timeline varies by resort and by state, but the pattern is fairly consistent. First comes a late notice, usually with a late fee attached (often 10 to 25 percent of the fee, though this varies by HOA governing documents). Then comes a collections referral, sometimes to a third-party agency, sometimes to the resort's own in-house collections department. Many large timeshare companies (Marriott Vacation Club, Hilton Grand Vacations, Wyndham) have dedicated collections and foreclosure units because delinquency is common enough to warrant one. If the debt stays unpaid, the HOA or resort can record a lien against the deeded week. Eventually, many resorts pursue foreclosure, which in states like Florida can happen through an expedited non-judicial trustee foreclosure process if the timeshare instrument allows it (see Florida Statutes Section 721.855, the trustee foreclosure procedure under the Vacation Plan and Timesharing Act) ^[2]. Foreclosure gets the resort out from under you, but it doesn't erase what you already owed at the point of default, and it can leave a foreclosure record on your credit history for up to seven years under the standard credit reporting framework set out in Regulation V ^[3]. Some owners believe walking away is "free" because the resort eventually takes the week back. In practice, you may still owe back fees, late charges, attorney's fees the association is entitled to recover under many state timeshare acts, and you'll have a foreclosure on your credit file. It's not a clean walk.

How do you get out of a timeshare the right way?

There are basically four legitimate exit paths, and which one applies to you depends almost entirely on timing. 1. Rescission. If you bought recently, you may still be inside your state's mandatory cancellation window, sometimes called a cooling-off period. This is the fastest, cleanest, cheapest way out, and it costs you nothing but a certified letter. Confirm your state's rescission window and follow the cancellation instructions printed in your purchase contract exactly, because missing a technical requirement (wrong address, wrong method of delivery) can void an otherwise valid rescission. 2. Deed-back or surrender programs. Many major resort brands now run their own deed-back programs (Marriott Vacation Club, Wyndham's Cares program, and others) that let owners in good standing hand the deed back for free or a modest processing fee, provided the account has no outstanding balance. This is often the best option for owners past rescission who are current on fees and just don't want the ownership anymore. 3. Resale. You can sell a timeshare the same way you'd sell any other piece of property, through a licensed timeshare resale broker or a peer-to-peer marketplace. Be realistic: resale values for most timeshares are a small fraction of the original purchase price, and buyer demand is thin. 4. Transfer. Some owners give the timeshare away, sometimes for a token dollar amount, through a deed transfer company or directly to another party willing to take on the maintenance fee obligation. This only works if the transfer is done properly and recorded, and if the new owner is genuinely willing and able to take on the fees; otherwise you may remain on the hook if the transfer isn't valid. For a full state-by-state breakdown of rescission timing and mechanics, see how to get out of a timeshare.

How do I get rid of a timeshare I no longer want?

Start by figuring out where you are in the ownership lifecycle, because that determines your options. Still inside your rescission window? Cancel in writing, immediately, following your contract's instructions to the letter. Past rescission but current on fees? Contact the resort directly and ask about a deed-back, surrender, or "exit" program. Many big-brand resorts would rather take a paid-up week back for free than chase you through collections for years. Some independent resorts and HOAs offer similar programs but you may need to ask specifically, since they don't always advertise it. Behind on fees already? This is the hardest spot. Some resorts will still accept a deed-back if you bring the account current first, or negotiate a reduced payoff. Others won't talk deed-back until you're paid up. A resale is very difficult once there's a lien on the property, since the title isn't clean. Inherited a timeshare you never wanted? You generally have the right to disclaim an inheritance under state probate law before you accept any benefit tied to the estate; once you've accepted (paid a fee, used a week), it gets harder to walk away. If you're the executor of an estate with a timeshare in it, get advice on disclaiming it early, before the estate accepts the transfer. Whatever your situation, get in writing what the resort will and won't do before you sign anything, and check what a deed-back program actually requires. See our timeshare cancellation guide for the mechanics of formal exit paperwork.

How to sell a timeshare (and should you even try)?

You can sell a timeshare, but go in with clear eyes about value. The resale market is thin, and most timeshares resell for a small fraction of the original developer purchase price. Search completed listings on sites like Redweek or Timeshare Users Group to get a realistic sense of what units like yours actually sell for, not what the original brochure claimed the retail value was. A few practical notes on selling: - Never pay a large upfront fee to a company promising to sell your timeshare fast. That's one of the most common scam patterns in this industry (more below).

• Licensed timeshare resale brokers exist in most states and typically work on commission after a sale closes, similar to real estate agents.
• Points-based ownerships (Wyndham, Marriott, Hilton, Bluegreen) sometimes have transfer restrictions or resale value that's especially low because developers control the points economy and may not honor full benefits for resale buyers.
• If your fees are current and the deed is clean, ask about a deed-back before spending months trying to sell for pennies on the dollar. It's often faster and cheaper. Bottom line: selling can work, especially for well-located weeks in high-demand systems, but for most owners the realistic price is low, sometimes effectively zero once you account for closing costs and transfer fees.

Are timeshares scams?

The ownership product itself, a right to use a unit for a set week or in a points system, is a legal, regulated real estate or vacation product in most states, not inherently a scam. Millions of Americans own one without incident. Where the scam risk concentrates is in two places: the original sales pitch, and the exit industry that has grown up around unhappy owners. On the sales side, high-pressure presentations, misrepresented investment potential, and inflated resale value claims are common complaints filed with state attorneys general and the FTC. The FTC's timeshare guidance specifically warns that "timeshares are not good investments" and that resale value is typically far below purchase price ^[1]. On the exit side, the FTC has taken enforcement action against timeshare exit and relief companies for charging thousands of dollars upfront and failing to deliver promised cancellations, including a case that led to a lifetime ban and monetary judgment against an operator running Timeshare Exit Team ^[4]. The common scam pattern: a company cold-calls you (often claiming to have a "buyer already lined up"), demands a large upfront fee, and then either does nothing or strings you along with excuses. Check our timeshare exit companies guide before you hire anyone, and verify any company against your state attorney general's consumer complaint database before paying a dollar upfront.

How much is a timeshare (purchase price and ongoing costs)?

Developer purchase price	~$20,000-$24,000 average	Wide range by brand/location
Annual maintenance fee	~$1,000-$1,200 average	Rises most years
Special assessment	Few hundred to several thousand dollars	Unpredictable, per-incident
Resale value	Often a small fraction of purchase price	Thin resale market	So when someone asks "how much are timeshares," the honest answer has two parts: what you pay to get in, and what you keep paying every year after, and the second number is the one that actually erodes owner satisfaction over time.

Purchase prices vary widely by brand, location, and unit size. Industry reporting has put the average timeshare purchase price in the range of roughly $20,000 to $24,000 in recent years, depending on the survey year and how the sample is weighted. Older weeks-based units at smaller independent resorts can sell (new, from a developer) for less; luxury branded points packages can run well into six figures. The purchase price is only the start. Annual maintenance fees are the number that actually drives most owners to want out. Industry reporting has put the average annual maintenance fee in the neighborhood of $1,000 to $1,200 per interval in recent survey years, and fees have generally trended upward faster than general inflation over the past decade. On top of the baseline fee, owners can face special assessments (for a new roof, storm damage, litigation, and so on) that can run into the thousands of dollars in a single year, with no advance guarantee about size or frequency. | Cost category | Typical range | Notes |

How much do timeshares cost over the life of ownership?

Do the arithmetic before you decide your strategy. A $1,100 average annual fee, compounding even at a modest 4 to 5 percent a year (a pace that tracks or exceeds general inflation in many resort systems), roughly doubles in nominal terms over 15 to 20 years. Multiply that by however many decades you plan to own, and you can spend several times your original purchase price in fees alone over a typical ownership horizon. That math is exactly why so many owners look for an exit once the kids grow up, travel patterns change, or a fixed income makes a rising annual bill harder to absorb. It's also why upfront-fee exit scams work on people: the frustration is real, the fees are genuinely climbing, and a caller promising a fast fix sounds appealing precisely when you're most tired of paying. The fix isn't to stop paying and hope it goes away. The fix is to move through a legitimate exit path (rescission, deed-back, resale, or a properly documented transfer) as fast as your situation allows, while staying current on fees during the process so you don't foreclose your own options.

What if I inherited a timeshare and don't want the fees?

This comes up constantly. A parent or relative dies, and the timeshare deed passes through the estate along with everything else, whether or not anyone in the family wants it. If you haven't formally accepted the inheritance (haven't used the week, haven't paid a fee on it, haven't taken any action treating it as yours), most states allow an heir to disclaim an inheritance, meaning you formally refuse it and it passes as if you'd predeceased the person who left it to you. This has to be done properly under your state's probate code and generally within a defined time limit, so if you're an executor or a named heir, don't sit on this decision. If the estate has already been distributed and the deed is in your name, you're an owner like any other, and the same options apply: check rescission status (unlikely, since inherited timeshares are rarely fresh purchases), ask the resort about a deed-back program, or attempt resale. Some resorts have specific policies for heirs who want out, since they'd rather process a clean handback than chase probate. Ask directly and get any offer in writing.

How do exit companies and scams typically work, and how do I avoid one?

The pattern repeats often enough that state attorneys general and the FTC have both published warnings about it. A company contacts you (or you find them through an ad promising fast timeshare cancellation), tells you they have a proven process or a buyer lined up, and asks for an upfront fee, sometimes several thousand dollars, before doing any work. Some ask you to stop paying your maintenance fees and stop communicating with the resort, then take a cut when the resort eventually forecloses. That's exactly the advice that gets owners hurt: a foreclosure with continued liability and credit damage isn't a win. Red flags worth memorizing: promises of guaranteed results, pressure to pay before any contract terms are explained, instructions to stop paying your resort or ignore resort communications, and refusal to give you a written contract with a specific refund policy. The FTC's action against the operator behind Timeshare Exit Team resulted in a lifetime ban from the timeshare exit business and monetary judgments over exactly these practices ^[4]. Before paying anyone: search the company name plus "complaint" alongside your state attorney general's consumer protection division, check the Better Business Bureau file for pattern complaints (more than the letter grade), and ask for a fee structure that ties payment to results rather than requiring full payment upfront. See timeshare exit companies for a fuller checklist, and timeshare call list if you want a starting point for who to actually contact. We built the $149 one-time Timeshare Exit Kit at ExitHonest specifically because most owners need a clear roadmap and the right documents, not a company charging thousands of dollars to make phone calls you can make yourself. It's a self-directed toolkit, not a promise of any particular outcome, and we don't contact your resort for you. If you want a structured starting point, the exit kit builder walks through your situation and builds a document set around it.

What should I do first if I'm behind on fees or thinking about walking away?

Get the facts before you make a move you can't undo. Pull your original purchase contract and find the rescission clause; note the deadline and the exact method of cancellation it requires. Call your resort's owner services line and ask, in plain language, whether they have a deed-back or surrender program and what the current account balance would need to be to qualify. Check your state attorney general's consumer protection page for timeshare-specific guidance and complaint history on any company you're considering hiring. If you're already behind, don't let a collections call push you into signing something you don't understand. Ask for everything in writing. If a company asks for a large fee before doing anything and tells you to stop paying or stop talking to your resort, that's the moment to hang up and look elsewhere. See how do you get out of a timeshare and how to get out of timeshare for state-specific next steps once you know where you stand.

Frequently asked questions

Can I stop paying maintenance fees on my timeshare without consequences?

No. Stopping payment can trigger late fees, collections, a lien on the deeded interest, and eventually foreclosure, which can hurt your credit for years under standard credit reporting rules. It's not a real exit strategy; pursue rescission, a deed-back program, resale, or a documented transfer instead.

How do I get out of a timeshare if I'm past the rescission period?

After rescission, your main options are a resort deed-back or surrender program (often free if you're current on fees), resale through a licensed broker, or a properly recorded transfer to a willing new owner. Contact the resort's owner services directly and ask what programs exist before hiring an outside company.

How much does a timeshare cost to buy?

Industry survey data has put the average developer purchase price around $20,000 to $24,000 in recent years, though prices range from a few thousand dollars for older weeks-based units to well over $100,000 for luxury points packages. Resale prices are typically far lower.

How much are timeshare maintenance fees per year?

Industry reporting has placed average annual maintenance fees around $1,000 to $1,200 per interval in recent survey years, with fees generally rising most years. Special assessments for repairs or storm damage can add several hundred to several thousand dollars in a single year on top of that.

Are timeshares a scam?

The ownership product itself is a legal, regulated real estate or vacation product, not inherently a scam. The scam risk concentrates in high-pressure sales tactics and in upfront-fee exit companies; the FTC has taken enforcement action against timeshare exit companies for these practices.

How do I sell my timeshare?

List with a licensed timeshare resale broker or a reputable peer-to-peer marketplace, check completed sale prices for comparable units first, and never pay a large upfront fee to a company promising a fast sale. Realistically, most timeshares resell for a small fraction of the original purchase price.

What happens if a timeshare forecloses on me?

The resort or HOA takes back the deeded interest, but you may still owe back fees, late charges, and attorney's costs the association is entitled to recover under many state timeshare statutes. The foreclosure also appears on your credit report, typically for up to seven years.

Can I just deed my timeshare back to the resort?

Many major resort brands run deed-back or surrender programs that let owners in good standing return the deed for free or a modest fee, but most require the account to be current with no outstanding balance. Call owner services directly and ask specifically about this option.

I inherited a timeshare I don't want. What are my options?

If you haven't accepted the inheritance yet (no use, no payments made), you may be able to disclaim it under your state's probate code within a set deadline. If the deed's already in your name, treat it like any other ownership: ask about deed-back, attempt resale, or check rescission status, though inherited units are rarely still inside a rescission window.

Will stopping maintenance fee payments hurt my credit?

Yes, potentially significantly. Unpaid fees can go to collections and, if the resort forecloses, that foreclosure can appear on your credit report for years, similar to a mortgage foreclosure. It's a much worse outcome for your credit than pursuing a deed-back or documented exit.

How do I know if a timeshare exit company is a scam?

Warning signs include promises of guaranteed results, large upfront fees before any work is done, instructions to stop paying your resort or ignore its calls, and no written contract with a clear refund policy. Check your state attorney general's complaint database and the FTC's enforcement history before paying anyone.

What is the rescission period for a timeshare purchase?

Every state sets its own mandatory cancellation window for timeshare purchases, and the length varies significantly by state, so confirm your specific state's rescission period and the exact cancellation method required in your contract rather than assuming a standard number of days.

Sources

1. Federal Trade Commission, Consumer Advice: Timeshares, Vacation Clubs, and Related Scams: Owners who stop paying maintenance fees can face collection calls, late fees, credit damage, and possible foreclosure; timeshares are generally not good investments and resale value is typically far below purchase price.
2. Online Sunshine (Florida Legislature), Florida Statutes Section 721.855 (Nonjudicial foreclosure procedure): Florida's timeshare statute sets out a nonjudicial trustee foreclosure procedure for delinquent timeshare interests.
3. Consumer Financial Protection Bureau, Regulation V (Fair Credit Reporting), 12 CFR Part 1022: Most negative credit information, including foreclosures, can generally be reported for up to seven years under the Fair Credit Reporting Act framework.
4. Consumer Financial Protection Bureau, Consumer Complaint Database (timeshare-related mortgage and debt complaints): Consumers file complaints related to timeshare loans, fees, and collections, which regulators track through this public complaint system.
5. Federal Trade Commission, press release: FTC Action Leads to Lifetime Ban Against Timeshare Exit Team Operator: FTC enforcement action resulted in a lifetime ban and monetary judgment against a timeshare exit company operator for deceptive practices.