Timeshare cost per year: real fees, hidden costs, exit math

Last updated 2026-07-25

How much does a timeshare cost per year?

Maintenance fee (average)	$1,388 (ARDA average, ranges roughly $600-$2,000+)
Special assessment (when levied)	$500-$3,000+, not every year
Property tax (if billed separately)	$50-$400
Loan payment (if still financing)	$1,200-$4,800
Exchange company membership (optional)	$100-$200	Maintenance fees are not optional and they are not capped by any federal law. Your contract's HOA or resort association sets the fee based on the resort's operating budget, and it typically rises every year.

The average timeshare owner pays $1,388 a year in maintenance fees alone, according to the American Resort Development Association's 2023 State of the Vacation Ownership Industry report. That number has climbed steadily for over a decade and outpaces general inflation in most years. But the maintenance fee is just the recurring line item. It doesn't include the original purchase price, financing costs if you took a loan from the developer, special assessments for storm damage or renovations, or the property taxes some resorts bill separately. A realistic first-year cost for a new owner who financed the purchase can run $3,000 to $6,000 once you add loan payments to the maintenance fee. Here's a rough breakdown of what owners commonly report paying, by category, in a typical year (not a purchase year): | Cost item | Typical annual range |

How much is a timeshare to buy in the first place?

The average purchase price for a timeshare interval in 2023 was $23,940, according to ARDA's industry report. Older industry surveys put the average closer to $16,000 to $22,000 depending on the year and whether you're looking at deeded weeks, points-based systems, or fractional ownership. Price varies enormously by brand, location, and unit size. A one-bedroom week at a lesser-known resort might sell for $8,000. A points package at a major branded system (Marriott Vacation Club, Hilton Grand Vacations, Disney Vacation Club) can run $25,000 to $50,000 or more for a package large enough to book a week in a two-bedroom unit during peak season. The resale market tells a different story. Timeshares routinely resell for a few hundred dollars to a few thousand, sometimes literally $1, because the resale market is flooded and buyers know maintenance fees follow the deed. That gap between what you paid and what it's worth on resale is the single biggest financial lesson in this whole industry: a timeshare is a right to use, not an appreciating asset, and it almost never resells for anywhere close to the original price.

Why do maintenance fees keep going up?

Maintenance fees rise because the resort's operating costs rise: staffing, insurance, utilities, landscaping, and reserve funds for eventual renovations. Insurance costs in hurricane-prone states like Florida have jumped sharply in recent years, and that gets passed straight through to owners. Most timeshare contracts give the homeowners association broad authority to set the annual budget and bill owners proportionally, with no cap written into the deed. Some state timeshare acts require advance notice of fee increases and require the HOA to hold votes on the budget, but very few states cap the dollar increase itself. Special assessments are the wildcard. If a hurricane damages the property, or the resort needs a new roof, owners get billed above and beyond the regular maintenance fee. These have run into the thousands of dollars per owner after major storms in Florida and the Gulf Coast. There's no federal rule limiting how large a special assessment can be; it depends entirely on your state's timeshare statute and your specific contract.

Are timeshares a scam?

The timeshare product itself is legal in every state, but it's often sold with high-pressure tactics and misleading promises about resale value or investment potential, and a large secondary industry of exit scams has grown up around owners trying to get out. The Consumer Financial Protection Bureau publishes guidance for people considering a timeshare purchase, noting the ongoing financial obligations that come with ownership and urging buyers to understand fee structures before signing ^[1]. The core financial problem isn't fraud, it's math. You buy at retail price, financed at high interest, and the moment you sign, resale value collapses. Combine that with fees that outpace inflation and you get an asset that costs money every year forever with no exit built in. The real scam problem lives downstream: companies that call owners promising they can get you out of your contract no matter what, take a large upfront fee (often $3,000 to $10,000), and then vanish or stall. The Florida Attorney General's office has pursued consumer protection actions against timeshare exit and resale companies for exactly this pattern. State attorneys general in California and elsewhere have also sued timeshare exit companies for deceptive practices. If a company promises they can cancel your timeshare or get you out no matter what, and wants a large fee before doing anything, treat that as a red flag, not a promise. No legitimate company can promise a specific exit result in advance, and you should be skeptical of anyone who says otherwise.

How do you get out of a timeshare?

There are basically five paths out, and they cost very different amounts. 1. Rescission (cancel during your state's cooling-off window). This is free or near-free, and it's the cleanest exit if you're still inside the window. Every state sets its own rescission period, ranging from as short as 3 days to as long as 15 days depending on the state, so confirm your state's rescission window before assuming you've missed it. 2. Deed-back or surrender program. Many resorts and points systems (including Marriott, Hilton, Wyndham, and Diamond legacy programs) now offer a deed-back option if you're current on fees and the deed is free and clear. Cost is usually a modest processing fee, sometimes $0. 3. Resale. You sell for whatever the market will bear, often a few hundred to a few thousand dollars, sometimes nothing. You may need to cover closing costs and the buyer will expect a low price given ongoing fees. 4. Timeshare exit company. These range from $2,000 to $8,000+ in upfront fees, and outcomes vary widely. Ask for references, check the company with your state attorney general's consumer complaint database, and never pay the full fee upfront without a contract that states what happens if they fail to get you out. 5. Do nothing and let it go to foreclosure or collections. This doesn't erase the debt if you still owe on a loan, and it can hurt your credit. Never advised as a first move, and you should keep paying what you owe until you have a legitimate resolution in place; stopping payment on its own doesn't get you out and can trigger collections or foreclosure on the deed. For a full walkthrough of each option by state law, see how to get out of timeshare and timeshare cancellation.

How to sell a timeshare (and what it actually costs)

Selling a timeshare costs less than most owners expect, in dollar terms, but takes more patience than they expect, in time. There's no dedicated federal marketplace, and the resale market is thin. Realistic steps: get a written payoff/estoppel statement from the HOA showing fees are current, list on a timeshare resale marketplace or with a licensed real estate agent who specializes in timeshare resale, price it honestly (often near $0 to a few thousand dollars depending on brand and season), and expect to pay standard closing costs (usually a few hundred dollars) at transfer. Be very cautious of resale companies that ask for a large upfront listing fee and promise a buyer is "waiting." State consumer protection offices, including Florida's, specifically flag this pattern as a common scam setup. A legitimate resale listing fee is typically modest (some marketplaces charge $0 to list, others a flat fee under $100); anything asking for thousands before a sale closes deserves scrutiny. If your timeshare is deeded (not a right-to-use lease), you'll also need a deed transfer recorded with the county, similar to selling a house, which is where a real closing/title company earns its fee.

How do you get rid of a timeshare when nobody wants to buy it?

When resale isn't realistic (older resorts, oversupplied markets, or heavily assessed properties), deed-back is usually the next best option. You're not selling for money, you're transferring the deed back to the resort or its authorized program, often for free if you're current on fees. Call the resort's owner services line and ask directly whether they have a deed-back, surrender, or exit program. Wyndham, Marriott, Hilton Grand Vacations, and several others have formalized these programs in the last several years specifically because of owner demand and inherited-timeshare backlash. If the resort has no deed-back option and resale has failed, some owners work with an attorney licensed in the resort's state to negotiate a release, especially where there's a legitimate contract dispute (undisclosed fees, misrepresentation at the sales presentation). This costs attorney hourly rates, typically $200 to $400/hour depending on region, but it's a real legal process rather than a sales pitch promising a result. Whatever you do, keep paying maintenance fees while you sort this out. Stopping payment doesn't remove your obligation and can lead to a fee-collection lawsuit or a lien against the deed, which makes any future deed-back or sale much harder.

What does it cost to hire a timeshare exit company?

Exit companies typically charge $2,000 to $8,000 upfront, according to patterns documented in state attorney general consumer protection actions against firms in this space. Some charge in installments; a few offer refund guarantees, but read exactly what triggers the guarantee, since many require you to complete a long list of conditions first (stop payments, wait a set number of months, provide extensive documentation) before any refund kicks in. Before paying anyone:

• Check the company's name plus "complaint" in your state attorney general's consumer complaint database.
• Ask for their business license number and confirm it's active.
• Get the fee, the scope of work, and the refund conditions in writing before paying anything.
• Never pay 100% upfront to a company you found through a random inbound call. Unsolicited offers to help you exit a timeshare are a common scam vector, and state consumer protection offices warn owners to treat them with suspicion. A cheaper alternative many owners don't know about: a self-directed exit kit that gives you the letters, contract review checklists, and state-specific rescission and deed-back information to do much of this yourself, without paying a company thousands to make phone calls you can make yourself. ExitHonest's $149 Timeshare Exit Kit is built for exactly this: one flat fee, no recurring charges, and no promise of a specific outcome, just the documents and steps for your situation. Compare that fee against a $5,000 exit company retainer before you sign anything. See the exit kit builder for details.

What's the total cost of owning a timeshare over 10 or 20 years?

This is the number that changes people's minds. Take the ARDA average maintenance fee of $1,388 in 2023 and assume a conservative 3% to 5% annual increase (consistent with what many owners report and what state consumer-protection guidance warns about) ^[1]. Over 10 years, cumulative maintenance fees alone run roughly $16,000 to $18,000. Over 20 years, $36,000 to $42,000, not including any special assessments. Add the original purchase price of roughly $16,000 to $24,000, plus financing interest if you took a developer loan (these loans often carry double-digit interest rates), and a 20-year ownership can easily cost $60,000 to $80,000 total for a product that, on resale, might return a few hundred dollars. Compare that to renting comparable accommodations for the same weeks over 20 years, which, depending on destination and season, often costs less in total, with none of the ongoing obligation, no special assessments, and full flexibility to skip a year. This is the comparison worth running with your own numbers before deciding whether to keep paying or start the exit process; see how do you get out of a timeshare for the decision framework.

What should you do if you inherited a timeshare?

You are not automatically required to keep it. In most states, an heir can disclaim (formally refuse) an inheritance, including a timeshare interest, within a set period after the decedent's death, under the state's probate code. If you disclaim properly and in time, the obligation doesn't pass to you. If the estate has already transferred the deed to you, or you've started using it, disclaiming becomes harder, and you may need to pursue a deed-back with the resort or go through resale/exit channels like any other owner. Don't ignore mail from the HOA assuming it will just go away. Unpaid maintenance fees on an inherited timeshare can result in a lien on the property and, in some states, could affect the broader estate if not handled through proper probate channels. Talk to the estate's probate attorney before doing anything, since disclaimer rules and deadlines are set by state law and vary meaningfully.

How do rescission rights affect what you'll actually pay?

If you're still inside your state's rescission window, this is the only truly free exit, no fee, no company, no special assessment risk. States set their own rescission period length and required delivery method for the cancellation notice (many require it in writing, sent by a specific method like certified mail). For example, Florida's timeshare act states a purchaser "has 10 calendar days after the date the purchaser executes the contract... to cancel the contract" ^[2]. California's Civil Code provides a similar cooling-off period for timeshare purchases, and other states set their own day counts, so don't assume your state matches a number you read for a different one; confirm your state's rescission window before acting. Miss the window, and the ownership (and its fee obligation) is locked in until you sell it, deed it back, or otherwise formally transfer it. That's why the very first thing to check, before any other spending or strategy, is your contract date against your state's rescission deadline.

Frequently asked questions

How much does the average timeshare cost per year?

The average annual maintenance fee is $1,388, according to ARDA's 2023 industry report. That doesn't include special assessments, which can add $500 to $3,000+ in any given year, or loan payments if you're still financing the original purchase. Total yearly cost for an owner still paying off a loan is often $3,000 to $6,000.

How much is a timeshare to buy?

The average purchase price in 2023 was $23,940 according to ARDA's State of the Vacation Ownership Industry report. Prices range from around $8,000 for smaller or off-brand weeks to $50,000+ for large points packages at major branded systems. Resale value is almost always far lower, often a few hundred to a few thousand dollars.

Are timeshares a scam?

The product is legal, but it's often sold with high-pressure tactics and unrealistic resale promises, and a separate industry of exit scams targets owners trying to leave. State attorneys general, including Florida's, have pursued consumer protection actions against exit companies for deceptive practices, and owners should verify any company before paying upfront fees.

How do you get out of a timeshare?

Five main paths: rescind during your state's cooling-off window (free), use the resort's deed-back or surrender program (often free if fees are current), resell (usually low value), hire a vetted exit company ($2,000-$8,000), or work with a probate attorney if inherited. Keep paying fees until one of these is finalized.

How do you sell a timeshare?

List with a licensed timeshare resale marketplace or agent, price it realistically (often near $0 to a few thousand dollars), get an estoppel/payoff letter showing fees are current, and complete a deed transfer at closing. Avoid companies demanding large upfront fees while claiming a buyer is already lined up.

How much do timeshare exit companies charge?

Typically $2,000 to $8,000 upfront, based on patterns in state attorney general consumer protection actions against exit companies. Some offer refund guarantees with strict conditions attached. Check the company in your state AG's complaint database and get the fee and scope in writing before paying.

Can you just stop paying timeshare fees?

No. Stopping payment doesn't cancel the contract; it can trigger collections, a lien on the deed, damage to your credit, and in some cases foreclosure on the timeshare interest. If you owe fees, keep paying them while you pursue rescission, deed-back, resale, or another legitimate exit.

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

You may be able to disclaim the inheritance under your state's probate code within a set deadline, which prevents the obligation from passing to you. If the deed has already transferred, you'll likely need a deed-back or resale like any other owner. Talk to the estate's probate attorney before the disclaimer deadline passes.

How long is a timeshare rescission period?

It varies by state, from as short as 3 days to as long as 15 days, and some states require the cancellation notice to be sent a specific way, like certified mail. Florida sets a 10 calendar day period under its timeshare act. Always confirm your specific state's rule rather than assuming a number from elsewhere.

Do timeshare maintenance fees ever go down?

Rarely. Fees are set annually by the resort's homeowners association based on operating costs, and they typically rise most years to keep pace with insurance, utilities, and labor costs. A small decrease can happen after major cost-cutting or a paid-off renovation reserve, but it's uncommon.

Is a timeshare a good investment?

No major consumer finance authority classifies timeshares as an investment vehicle; they're a prepaid right to use accommodations, and resale value typically falls far below the purchase price. If you're buying based on resale appreciation or rental income promises, treat those claims with real skepticism.

What's the difference between deed-back and resale?

Deed-back means transferring the deed back to the resort or its program, usually for free if you're current on fees, with no money changing hands to you. Resale means selling to another buyer, which can return some money but takes longer and depends on market demand for your specific resort and season.

Can a special assessment be higher than the annual maintenance fee?

Yes. Special assessments after storm damage or major renovations have run into the thousands of dollars per owner in Florida and Gulf Coast resorts, sometimes exceeding a full year's regular maintenance fee. There's no federal cap; state law and your specific contract govern how these are billed.

Sources

1. Consumer Financial Protection Bureau, What is a timeshare?: Consumer guidance describing timeshare ownership obligations and fee structure
2. Florida Statutes, Chapter 721.10, Timeshare purchaser cancellation right: Florida timeshare purchasers have 10 calendar days after contract execution to cancel
3. California Civil Code Section 11238, Timeshare rescission rights: California law provides a cooling-off cancellation period for timeshare purchases
4. Internal Revenue Service: Tax treatment of timeshare property, relevant to total cost of ownership over 10 or 20 years.
5. Nevada Legislature: Nevada's timeshare statute governing rescission rights and cancellation periods that affect what a buyer actually pays.
6. U.S. Congress: Proposed federal legislation addressing timeshare exit and resale industry practices relevant to consumer protection when getting rid of a timeshare.