Last updated 2026-07-26
TL;DR
Timeshare maintenance fees have been climbing 3-8% a year for the past decade, well above general inflation in most years. ARDA puts the average 2023 fee near $1,170, and industry surveys report typical annual increases of roughly 5-8% heading into 2026, driven by rising insurance, labor, and repair costs at aging resorts.
What is the average timeshare maintenance fee increase for 2026?
Nobody publishes an official, audited number for "2026 average increase" because every resort and HOA sets its own budget and vote. But the pattern is consistent enough to talk about with confidence. The American Resort Development Association (ARDA), the timeshare industry's own trade group, reported the average annual maintenance fee for a shared-deed timeshare at roughly $1,170 in its 2023 State of the Vacation Timeshare Industry report [1]. Owner survey groups and timeshare resale sites have tracked increases in the 5-8% range per year for several years running, and several state consumer complaint dashboards show clusters of complaints tied to double-digit special assessment jumps rather than the routine annual bump. For 2026 specifically, expect the routine annual increase to land somewhere in that same 5-8% band for most resorts, with some running lower (2-4%) and others, especially older properties needing roof, HVAC, or hurricane-related repairs, coming in at 10% or more. If your fee went up 4% last year and you're budgeting for 2026, plan for at least that again, and don't be shocked by a special assessment on top of it. The honest answer: there is no single 2026 number because timeshare maintenance fees aren't set nationally. They're set property by property, usually by a homeowners' association board or the developer acting as manager, based on that resort's actual repair, insurance, staffing, and reserve fund needs for the coming year.
Why do timeshare maintenance fees keep going up faster than inflation?
Three cost categories are doing most of the damage: insurance, labor, and deferred maintenance on aging buildings. Property insurance for coastal and resort properties has risen sharply since 2022, with Florida homeowners' insurance premiums, a reasonable proxy for resort-heavy coastal markets, running well above the national average and continuing to climb due to hurricane risk and reinsurance costs. Timeshare resorts built in the 1980s and 1990s are now 30-45 years old, which means roofs, elevators, pools, and plumbing are hitting the point where patching no longer works and full replacement does. Labor costs for housekeeping, maintenance, and front desk staff have also risen since 2021, and resorts in tourist-heavy states like Florida, Nevada, and South Carolina compete with hotels and restaurants for the same workers. Unlike a hotel, which can raise room rates to cover higher costs, a timeshare HOA can only raise fees, because owners already bought their week or points and aren't paying a nightly rate. That's the structural reason timeshare fee increases tend to outpace general inflation measured by the Consumer Price Index [2]: there's no revenue lever other than the fee itself. Special assessments compound this. When a fee increase doesn't cover an unexpected repair (storm damage, a failed roof, a lawsuit settlement), the HOA board can levy a one-time special assessment, often ranging from a few hundred dollars to several thousand per owner. These aren't part of the "average annual increase" percentage you see quoted, which is exactly why owners feel blindsided even when the published increase looked modest.
How much does a timeshare cost in total, more than the maintenance fee?
The purchase price is usually the smallest ongoing cost once you own it more than a few years. ARDA's 2023 report put the average timeshare purchase price at roughly $23,940 for an interval or points package [1]. That's a one-time number, financed or paid up front, and it's separate from what you pay every single year to keep the thing. After the purchase, owners typically pay: the annual maintenance fee (averaging around $1,170 per ARDA's data [1], though it varies widely by brand, unit size, and location), special assessments when they occur, property taxes in some states and resort structures, exchange company fees if you use RCI or Interval International, and financing interest if you're still paying off the original purchase loan, which can run 12-18% APR through developer financing. Over a 20-year ownership period, maintenance fees alone, compounding at even a conservative 5% a year from a $1,170 base, add up to well over $35,000 in nominal payments, before any special assessments. That math is why so many owners, especially those who inherited a timeshare or bought decades ago, start asking how to get out rather than how to keep paying.
Are timeshares a scam?
The timeshare product itself is legal and regulated. It is not a scam in the sense of being illegal, but the sales process has a long, well-documented history of high-pressure tactics, and the exit industry that sprang up around unhappy owners is where actual fraud concentrates. The Federal Trade Commission has brought enforcement actions against timeshare exit companies for taking large upfront fees and never delivering promised cancellations [3], and state attorneys general in Florida, Texas, and elsewhere have sued both timeshare developers over sales practices and exit companies over fee scams [4]. So the fairer framing: timeshares are a real, legally binding contract, usually a bad long-term financial deal for most buyers, sold using pressure tactics that regulators have repeatedly flagged, and surrounded by a secondary market of exit companies where scams are common. If someone calls you promising to erase your contract with no risk, for a large upfront fee, before doing any actual work, that's the classic pattern the FTC warns about [3]. The honest, boring truth is that most people who buy a timeshare do get to use it, at least for a while. The problem shows up later: rising fees, inherited ownership nobody wants, health or life changes, or a maintenance fee that outpaces what the vacation is actually worth to them.
How do you get out of a timeshare?
There are basically four legitimate paths, in order of how fast and cheap they are: rescission, deed-back, resale, and negotiated release. There is no fifth path where a company "cancels" your contract through some legal loophole for a flat upfront fee. If someone offers that, be skeptical. Rescission is the fastest and cleanest option, but it only works in a short window right after you sign, typically a matter of days set by state law. Every state's rescission period is different (some are as short as 3 days, others longer), so confirm your state's rescission window with your state attorney general's consumer protection page or the contract itself before assuming you still qualify . Deed-back or "take-back" programs let you hand the deed back to the resort, sometimes for a small fee, sometimes free, if the resort has one and you qualify (usually requires the loan paid off and fees current). Many major brands, including Marriott Vacation Club, Wyndham, and Hilton Grand Vacations, have run some version of a deed-back or exit program in recent years, though availability and terms change and aren't guaranteed. Resale means selling on the secondary market, where prices are often a small fraction of what you paid, sometimes literally $1, because supply of unwanted timeshares vastly exceeds demand. Negotiated release involves working directly with the resort's owner services department to ask for a release, which sometimes works, especially for older owners or those who can show financial hardship, though resorts have no legal obligation to grant it. For a structured walkthrough of these options by state rule, see how to get out of a timeshare and the closely related question of how do you get out of a timeshare.
How to sell a timeshare (and what it's actually worth)
Selling is legal and sometimes possible, but the resale market for timeshares is brutal. Because supply so heavily outweighs demand, resale prices commonly run 80-90% below the original purchase price, and many timeshares list for $1 on resale marketplaces just to get rid of the ongoing maintenance fee obligation. The Consumer Financial Protection Bureau and several state consumer protection offices warn that timeshares are generally not a good investment and should not be purchased expecting resale value . If you do want to try selling: use a licensed timeshare resale broker or a marketplace where you keep control of the transaction, never pay a large upfront "listing fee" to a company that guarantees a buyer, and verify any broker's license status with your state's real estate regulator. Some states specifically regulate timeshare resale transactions; Florida, for example, requires timeshare resale service providers to meet specific disclosure and escrow rules under its timeshare statute . Be wary of unsolicited calls claiming "we have a buyer waiting" for your timeshare. That's one of the oldest scripts in the timeshare resale scam playbook, according to FTC consumer alerts [3]. A real buyer doesn't need you to wire money first.
How to get rid of a timeshare when nobody wants to buy it
When resale isn't realistic, which is most of the time given the flooded secondary market, deed-back and negotiated release become the main routes. Start by calling the resort's owner services or HOA directly and asking, in writing, whether they have a deed-back, surrender, or exit program, and what the requirements are. Get any offer in writing before paying anything. If the resort has no formal program, some owners work with a timeshare attorney in the state where the property sits to negotiate a release or to review whether the original sale involved misrepresentation that could void the contract. This isn't free, and it isn't guaranteed, but it's a real legal process rather than a promise. What you should not do: stop paying your maintenance fees hoping the resort will just let it go. Unpaid fees can lead to a lien on the timeshare, damage to your credit, and in some states a deficiency judgment even after foreclosure on the timeshare interest, because timeshare foreclosures don't always erase the debt the way people assume. Check your loan and HOA documents, and talk to a licensed attorney in your state before deciding to walk away.
What red flags signal a timeshare exit scam?
The FTC's guidance on timeshare resale and exit scams is consistent: be suspicious of any company that demands a large fee before doing any work, promises a specific result it can't actually control, or pressures you to decide immediately [3]. Real legal and administrative work, contract review, deed-back applications, negotiation, takes time and doesn't come with guarantees, because no company can promise a resort will agree to anything. Common red flags reported to state attorneys general and the FTC include: cold calls claiming to represent "a division of" the resort or a government program, requests for payment by wire transfer or gift card, refusal to put the fee structure and refund policy in writing, and claims that a class action lawsuit will erase your obligation. Florida's Attorney General and Texas's Attorney General have both published consumer alerts and pursued enforcement specifically around timeshare exit and resale fraud [4]. A legitimate path costs money too, whether that's attorney fees, a resort's deed-back administrative fee, or a structured self-help resource. The difference is whether you can see exactly what you're paying for and whether anyone is making promises they can't back up. This is where a product like ExitHonest's $149 one-time Exit Kit fits: it's a self-help toolkit, contract checklist, and state-specific rescission and deed-back information, not a company that contacts the resort for you or promises a specific outcome. You do the work with better information, instead of paying thousands upfront to a stranger promising a miracle.
What is the rescission window and how do I know if I still qualify?
Rescission is a legal right to cancel a timeshare purchase within a short window after signing, no questions asked, no penalty. Every state sets its own window length, and some contracts also specify a longer period if required disclosures were missing. Because the number of days varies so much by state, confirm your state's rescission window directly with your state attorney general's office or a licensed attorney before assuming you're inside or outside it. If you're still inside your window, the process is usually simple: send written notice (certified mail, return receipt, is the safest method) to the seller or resort exactly as the contract's rescission clause describes, keep copies of everything, and do not rely on a verbal cancellation from a salesperson. Missing a technical requirement, wrong address, wrong method, is one of the most common reasons rescission attempts get disputed. If your window has already closed, rescission isn't available and you're into the deed-back, resale, or negotiated release territory covered above. For a full state-by-state breakdown, see timeshare cancellation.
Should I keep paying maintenance fees while I try to exit?
Yes, in almost every case, until you have a signed, final release, deed-back confirmation, or your rescission is confirmed complete. Stopping payment before your exit is legally finalized can trigger a lien on the property, late fees and interest, referral to a collections agency, and credit damage, and in some states, resorts can pursue a deficiency judgment even after taking the timeshare back through foreclosure. This is one of the most important things to understand before starting any exit process. An exit company or attorney working on your release does not control the HOA's lien and collections timeline, and if the deal falls through, you still owe what's accrued. Ask any company or advisor directly: "what happens to my fees and my credit if this doesn't work?" before you sign anything or pay anything. If the fees have become genuinely unaffordable, talk to the resort's owner services department about hardship programs before you miss a payment, not after. Some resorts have formal hardship deferral or reduced-fee programs for owners who ask early.
How do fee increases compare across major timeshare brands?
| Average annual maintenance fee (2023 baseline) | ~$1,170 | ARDA industry average [1] | |
|---|---|---|---|
| Typical annual fee increase | 3-8% | Varies by resort age and location | |
| Special assessment (when levied) | $200-$3,000+ | One-time, on top of annual fee | |
| Average original purchase price | ~$23,940 | ARDA 2023 average [1] | |
| Typical resale price | Often under 10-20% of original price | CFPB and consumer advocates warn resale value is minimal | The practical takeaway: don't compare your fee increase to a national average and assume you're fine. Compare it to your own resort's history over the last 5-10 years, and ask the HOA board directly what's driving this year's increase (insurance premium change, a specific capital project, reserve fund shortfall). Boards are generally required to hold annual meetings and disclose budgets to owners; check your state's condominium or timeshare act and your HOA's governing documents for the specific disclosure rules that apply. |
Brands don't publish detailed year-over-year fee tables publicly, and increases vary resort by resort even within the same brand, so exact comparisons are hard to make with full confidence. What's publicly documented is the industry-wide average and the general direction. ARDA's 2023 report gives the clearest industry-wide baseline at roughly $1,170 average annual maintenance fee [1]. Independent owner forums and resale sites that track individual resort fee history commonly report annual increases in the 3-10% range depending on the resort's age, location, and recent capital projects. | Cost category | Typical range | Notes |
What should I do right now if my 2026 fee increase feels unaffordable?
First, read the increase notice carefully and separate the routine annual fee from any special assessment, they often arrive in the same letter but are legally different charges. Second, ask the HOA or resort in writing what specifically drove the increase and whether a hardship deferral or payment plan exists. Many resorts have some kind of hardship option, but they don't advertise it. Third, decide honestly whether you actually use the timeshare enough to justify the ongoing cost, factoring in the fee, any loan payment left, and travel costs to get there. If the answer is no, start researching your actual exit options rather than continuing to pay out of guilt or confusion, but do it in the right order: check rescission first if the purchase is recent, then ask about deed-back, then consider resale or a release with legal help. Fourth, avoid any company that calls you first, especially right after a fee increase notice goes out (this is a known scam trigger point) and demands money before doing anything. For a broader list of vetted next steps and questions to ask before hiring anyone, see the timeshare call list and timeshare exit companies.
Frequently asked questions
How much is a timeshare, on average, in 2026?
The most recent solid industry figure is ARDA's 2023 average purchase price of about $23,940 [1], with average annual maintenance fees around $1,170. Prices vary enormously by brand, location, and unit size, and 2026-specific averages aren't yet published, so use this as a directional baseline, not an exact number for any specific resort.
How much do timeshares cost per year including maintenance fees?
Beyond the one-time purchase price, expect an annual maintenance fee averaging roughly $1,170 (ARDA, 2023 data) [1], rising 3-8% most years, plus occasional special assessments of a few hundred to several thousand dollars, exchange fees if you swap weeks, and any remaining loan payments if you financed the purchase.
Are timeshares scams?
The product itself is legal, but sales tactics have drawn regulatory scrutiny for decades, and the exit industry around unwanted timeshares is where real fraud concentrates. The FTC has sued multiple timeshare exit companies for taking upfront fees without delivering cancellations [5]. Treat any pay-first offer promising an outcome no company can actually control as a red flag.
How do you get out of a timeshare legally?
Four real paths exist: rescind within your state's short cancellation window if you just bought it, ask the resort about a deed-back or surrender program, sell on the resale market (often for very little), or negotiate a release, sometimes with an attorney's help. No company can legally promise a cancellation for a flat upfront fee.
How to sell a timeshare fast?
List with a licensed resale broker or reputable marketplace, price realistically (often 80-90% below original cost), and never pay a large upfront fee to anyone who claims to already have a buyer lined up. That claim is one of the most common resale scam scripts tracked by the FTC [5].
How to get rid of a timeshare if it won't sell?
If resale isn't working, contact the resort directly about deed-back or surrender programs, which some major brands offer for owners current on fees with the loan paid off. If no program exists, consult a licensed attorney in the resort's state about a negotiated release rather than paying an exit company a large upfront sum.
What is the timeshare rescission period and does it apply to me?
Rescission is a short legal window right after signing when you can cancel penalty-free. Every state sets a different length, so confirm your state's rescission window with your attorney general's office or the contract's own cancellation clause. If you bought more than a few weeks ago, you're likely past it.
Will my maintenance fees keep going up every year?
Almost certainly, yes. Industry data shows annual increases of roughly 3-8% have been typical for years, driven by insurance, labor, and aging-building repair costs [1][3]. There's no cap unless your specific HOA's governing documents include one, which is uncommon.
Can a resort foreclose on my timeshare if I stop paying fees?
Yes. Unpaid maintenance fees can lead to a lien and eventual foreclosure of your timeshare interest, and depending on state law, you may still owe a deficiency balance afterward. Foreclosure also damages your credit. Never stop paying as a strategy without first getting legal advice specific to your state.
What's a special assessment and is it separate from the annual fee?
A special assessment is a one-time charge an HOA levies to cover an unbudgeted cost, like storm damage or an emergency roof replacement, and it's separate from your regular annual maintenance fee. These can range from a few hundred to several thousand dollars and aren't reflected in published average annual fee increases.
How do I know if a timeshare exit company is legitimate?
Legitimate companies explain their fee structure in writing before you pay, don't promise a specific outcome, and don't pressure same-day decisions. Check for complaints with your state attorney general's consumer protection division and the Better Business Bureau, and be wary of any company demanding wire transfer or gift card payment upfront [5][6].
Is buying a timeshare ever a good financial decision?
For most buyers, no, according to consumer finance regulators. The Consumer Financial Protection Bureau and multiple state consumer offices caution that timeshares are not investments and typically lose most of their resale value immediately [8]. It can make sense only if you'll genuinely use the same property or exchange network for many years and the math works for your travel habits.
Sources
- Consumer Financial Protection Bureau, Consumer Complaint Database: Owner complaints related to fee increases and special assessments
- Florida Statutes, Chapter 721 (Vacation and Timeshare Plans): State-specific timeshare rescission and disclosure requirements
- Consumer Financial Protection Bureau, timeshare consumer advisory: Timeshares generally are not investments and resale value is typically minimal
- Florida Statutes, Chapter 721.20 (Resales of timeshare interests): Florida-specific disclosure and escrow rules for timeshare resale service providers
- Nevada Legislature: State statute governing timeshare rescission periods and consumer protections, used for comparison of rescission windows across states
- Better Business Bureau: BBB warnings and complaint patterns regarding timeshare exit and resale scams