What do timeshares cost? Real prices, fees, and totals

Last updated 2026-07-25

How much is a timeshare, really?

The American Resort Development Association (ARDA), the timeshare industry's own trade group, has put the average purchase price of a timeshare interval at roughly $23,940 in its 2023 State of the Vacation Timeshare Industry materials. Other ARDA-linked consumer surveys have cited figures closer to $16,000 to $22,000 depending on the year and the mix of deeded weeks versus points-based products. Either way, you're looking at a five-figure purchase before you've paid a dime in yearly fees. That sticker price is just the entry fee. It doesn't include closing costs (often $300 to $600), the annual maintenance fee that starts the year you buy, or any special assessment the resort board decides to levy for a roof, a hurricane, or a lobby renovation. Financed purchases add interest on top, and timeshare loans are not cheap money. Here's the plain-spoken version: you're buying the right to use a unit for a week (or a chunk of points) every year, forever, or until you manage to get out. You are not buying real estate that behaves like a house. Resale prices for that same interval often run a few hundred to a few thousand dollars, sometimes literally $1, because the resale market is flooded and demand is thin.

How much do timeshares cost per year (maintenance fees)?

The average annual maintenance fee reported in ARDA's consumer materials was about $1,205 in 2023, and fees vary widely by resort size, location, and unit type. A studio at a modest drive-to resort might run $600 to $800 a year. A three-bedroom oceanfront unit at a name-brand resort can top $2,000 to $3,000. Maintenance fees are not fixed for life. Most contracts let the homeowners' association raise them annually, and increases of 3% to 5% a year are common, sometimes more after a bad storm season or a major renovation. Over 15 or 20 years of ownership, fee creep alone can double what you pay annually, even if you never use the unit. Then there are special assessments: one-time charges layered on top of the regular fee to cover storm damage, structural repairs, or upgrades the reserve fund didn't cover. These can run anywhere from a few hundred dollars to several thousand, billed with little warning and due on a tight deadline. If you're behind on fees or assessments, the HOA can report you to credit bureaus or pursue collections; skipping payments is not a safe way to exit and can follow you for years.

What's the total cost of owning a timeshare over time?

Run the math on a mid-range week: $20,000 purchase price, $1,200 a year in maintenance fees rising 4% annually, and one special assessment of $1,500 somewhere in year seven. Over 10 years, maintenance fees alone add up to roughly $14,400, even before the assessment. Add the original purchase price and you're past $35,000 for a decade of once-a-year vacation access, assuming you actually use it every year and never miss a booking window. Compare that to booking a comparable week at the same destination through a rental site or a hotel. Many owners find they'd have spent less renting the exact same unit type for the exact same weeks, without ever owing an HOA a cent or being on the hook for a special assessment. Financed purchases make this worse. Timeshare developer financing often carries double-digit interest rates; industry and consumer-advocate reporting has long noted rates in the 12% to 18% range are common for in-house financing, though exact terms vary by developer and buyer credit. Financing a $20,000 purchase at those rates can add $8,000 to $15,000 or more in interest over a 7 to 10 year loan term.

Are timeshares scams?

The product itself is legal in every U.S. state, so "timeshare" is not automatically a scam word. But the sales process and the exit industry both have real scam problems, and both state regulators and federal agencies have taken action on complaints in each area. On the sales side, high-pressure presentations, misrepresented resale value, and "this is an investment" pitches are common complaints to state attorneys general, though the underlying contract is usually legally valid once signed. On the exit side, the scam risk is much sharper. The Consumer Financial Protection Bureau has described timeshare exit scams as a pattern where companies charge consumers large upfront fees to get out of a contract and then fail to deliver, noting in a 2021 enforcement action against Timeshare Exit Team that the company allegedly used deceptive tactics to sell exit services, including telling consumers to stop paying their timeshare fees and mortgage payments ^[1]. Common exit scams include companies that demand large upfront fees and vanish, "we have a buyer waiting" resale cons, and fake law firms that promise an outcome no legitimate company can actually promise. Never send a large upfront payment based on a promise that your contract will definitely be canceled or that your exit is assured; the real outcome depends on your contract terms and your resort's own deed-back or cancellation policies. Before paying anyone, check them out with your state attorney general's consumer protection office; Washington State's Attorney General sued Timeshare Exit Team and a related company in 2019, and a King County Superior Court entered judgment finding the defendants violated the state's Consumer Protection Act in how they marketed cancellation services ^[2]. If you're evaluating a company that wants payment before doing any work, check them against your timeshare call list research first, and read our breakdown of timeshare exit companies before signing anything or wiring money.

How do you get out of a timeshare?

There is no single button. The realistic paths, roughly in order of cost and difficulty, are: rescission (if you're still inside the window), a developer deed-back or surrender program, a private resale (usually for $0 to a few thousand dollars, sometimes with a closing cost you pay), or hiring help to manage the paperwork on a deed-back or negotiated release. Rescission is the fastest and cheapest option, but it only works in a short window right after you sign. Every state sets its own rescission period by statute, and the number of days varies quite a bit; confirm your state's rescission window before assuming you have 3, 5, 7, or 10 days, since that number is not the same everywhere. Florida, for instance, gives buyers a 10-day rescission period under section 721.10 of its timeshare statute ^[3]. Our how to get out of a timeshare guide walks through the rescission letter process state by state. If you're past rescission, ask your resort directly whether it runs a deed-back or surrender program. Many larger operators, including Marriott Vacation Club, Hilton Grand Vacations, and Wyndham, have created formal deed-back paths in recent years specifically because resale demand collapsed and owners were stuck. These programs sometimes charge a processing fee, sometimes don't, and eligibility rules vary (paid-off mortgage, current on fees, etc.). See our timeshare cancellation overview for how these programs typically work.

How do you sell a timeshare?

You sell it the same way you'd sell any low-demand asset: list it honestly, price it near zero, and expect a slow process. The resale market for timeshares is famously weak. Listings on sites like RedWeek or the licensed timeshare resale marketplaces often sit for months, and many deeded weeks sell for $1 to a few hundred dollars simply to get the deed (and the future maintenance fee obligation) off the original owner's hands. A few practical rules if you go this route. Never pay a large upfront "marketing fee" to a company that claims it already has a buyer lined up; that pattern of charging upfront fees for a supposed guaranteed buyer is one the CFPB has flagged repeatedly in its enforcement work on timeshare resale and exit companies ^[1]. Use a licensed title or closing company to handle the deed transfer so the maintenance fee obligation is legally recorded as transferred, more than informally handed off. And be honest in your listing about the annual fee and any special assessment history, because a buyer who gets surprised by fees later can come back at you or the closing company. If a private sale isn't working, some owners transfer via a deed-back to the resort instead of chasing a buyer. It's usually free or low-cost compared to resale marketing fees, and it avoids the risk of a scam buyer altogether.

How do you get rid of a timeshare you inherited?

Inherited timeshares are their own headache, because you didn't choose the purchase and you may not even want it, but the deed and the fee obligation transfer with the estate unless you formally decline it. If the estate is still in probate, an heir can typically disclaim (refuse) the inherited interest before accepting it, which keeps the ownership and its fee obligations out of your name. The Internal Revenue Code sets federal requirements for a valid disclaimer under 26 U.S.C. section 2518, including a nine-month deadline from the date of the original owner's death in most cases; state probate law also applies and can add its own rules, so check both ^[4]. Once you've accepted a transfer or the deed is recorded in your name, you're an owner with the same options as anyone else: deed-back, resale, or a negotiated release. Don't assume you have to keep paying just because a relative signed the original contract. But also don't stop paying and assume it disappears; unpaid maintenance fees can become a lien on the timeshare interest and, depending on the state and contract, potentially affect the estate or your credit if you've already accepted the transfer. Talk to the estate's attorney about disclaiming before you accept anything, and separately contact the resort to ask about its deed-back program for heirs.

What does it cost to exit or cancel a timeshare?

Costs vary enormously depending on the path. Rescission inside the legal window costs nothing beyond a certified letter, because state law entitles you to cancel and get your money back; check your state's specific statute for the exact refund timeline. A developer deed-back program often costs $0 to a few hundred dollars in processing fees, assuming you qualify (current on fees, no mortgage balance). A private resale can cost you the closing/transfer fee, typically a few hundred dollars, though you may recoup none of your original purchase price. Hiring a timeshare attorney to negotiate a release can run anywhere from $1,500 to $5,000+ depending on complexity and the resort's cooperation. Then there's the exit-kit or DIY-guidance route: paying a flat fee for the letter templates, state-specific rescission and deed-back guidance, and a documented process you run yourself, rather than paying a company thousands of dollars to "handle everything" with an outcome nobody can promise in advance. ExitHonest's $149 one-time Timeshare Exit Kit is built for that middle path: research, templates, and state-specific guidance you use yourself, not a promised-outcome cancellation service and not a substitute for legal advice in complicated cases (deeds with liens, disputed estates, or resorts refusing all deed-back requests). Whatever path you pick, verify any company's licensing and complaint history with your state attorney general's consumer protection office before paying anyone a large upfront fee, and you can also check and file complaints through the FTC's consumer complaint system.

Timeshare cost comparison table

Cost item	Typical range	Notes
Upfront purchase price (new, developer)	$16,000 to $24,000	ARDA's 2023 reported average was about $23,940
Annual maintenance fee	$600 to $3,000+	ARDA's reported average was about $1,205 in 2023
Special assessment (one-time)	$300 to $5,000+	Billed on top of the annual fee, timing unpredictable
Resale price (private sale)	$0 to $2,000	Often near-zero due to oversupply of resale listings
Deed-back program fee	$0 to a few hundred dollars	Varies by resort; not all resorts offer one
Financed purchase interest	12% to 18% APR (developer financing, varies)	Adds thousands over a 7-10 year loan
Attorney-negotiated release	$1,500 to $5,000+	Depends on contract complexity and resort cooperation

Is a timeshare ever worth the cost?

For a small slice of owners, yes: people who vacation at the same resort every single year, who never miss their week, who bought resale for a few hundred dollars instead of paying developer prices, and who treat the maintenance fee like a fixed vacation-home cost they've budgeted for. If that's genuinely your pattern, the math can work out close to renting comparable units long-term, especially at fee-simple deeded weeks bought resale far below developer price. For most buyers, though, the math doesn't hold up. Vacation patterns change. Kids grow up. Health changes travel plans. Fees rise faster than the value of the week itself, and reselling later returns little to nothing of the original purchase price. If you're already feeling stuck, that's a signal worth taking seriously rather than assuming things will feel different next year. Before buying anything at a timeshare presentation, ask directly what the current annual fee is, ask for the fee history over the past five years (more than this year's number), and ask what the resort's deed-back or exit policy actually is if you ever want out. A salesperson's hesitation to answer that last question tells you something.

Frequently asked questions

How much do timeshares cost on average?

ARDA, the timeshare industry's trade association, has reported an average purchase price around $23,940 for a timeshare interval in its 2023 State of the Vacation Timeshare Industry materials. Add an average annual maintenance fee of about $1,205, and total cost depends heavily on how long you own it and whether fees rise or a special assessment hits.

How much is a timeshare down payment?

Developer financing typically requires 10% to 20% down on a purchase price of $16,000 to $24,000, so a down payment of $1,600 to $4,800 is common. Some developers offer lower or no-down promotions during sales presentations, but those often come with higher interest rates on the financed balance.

Are timeshares scams?

The timeshare product itself is legal, but aggressive sales tactics and a separate exit-scam industry are real problems. The CFPB has taken enforcement action against exit companies for deceptive tactics, including telling owners to stop paying their timeshare and mortgage bills, so check any resale or exit company with your state attorney general before paying anyone upfront.

How do you get out of a timeshare?

Start with rescission if you're still inside your state's cancellation window; every state sets its own deadline by statute (Florida's is 10 days under section 721.10), so confirm your state's specific rule rather than guessing. Past that window, ask your resort about a deed-back or surrender program, try a private resale, or consult a timeshare attorney for complex cases.

How do you sell a timeshare?

List it honestly on a resale marketplace, price it realistically (often near $0 to a few hundred dollars given weak resale demand), and use a licensed title or closing company to handle the deed transfer. Never pay a large upfront fee to a company claiming it already has a buyer lined up.

How do you get rid of a timeshare you don't want anymore?

Options include a developer deed-back program (often free or low-cost if you're current on fees and own it outright), a private resale, or a negotiated release through an attorney. Confirm you're not behind on maintenance fees first, since many deed-back programs require the account to be current before they'll accept the transfer.

What happens if you stop paying timeshare maintenance fees?

Unpaid fees typically become a lien on the timeshare interest, and the HOA can send the account to collections or report it to credit bureaus, which can damage your credit for years. This is not a safe or recommended way to exit; it doesn't erase the contract and can cost you more than the fees themselves.

Do timeshare maintenance fees ever go down?

Rarely. Maintenance fees are set annually by the resort's homeowners' association board to cover operating costs, insurance, and reserve funds, and they almost always trend upward over time due to rising insurance, labor, and repair costs. A 3% to 5% annual increase is common, and special assessments can add sudden one-time costs on top.

Can you inherit a timeshare and refuse it?

Yes, in most cases an heir can disclaim (formally refuse) an inherited timeshare interest during probate before accepting the transfer, which keeps the fee obligation off their name. Federal tax law under 26 U.S.C. section 2518 sets a nine-month deadline for a qualified disclaimer in most cases, and state probate law applies on top of that, so check both with the estate's attorney.

How much does it cost to legally get out of a timeshare?

Costs range from nearly $0 for rescission inside your state's legal window, to a few hundred dollars for a developer deed-back program, to $1,500 or more for attorney-negotiated releases on complicated contracts. Be wary of any company charging several thousand dollars upfront while promising a specific outcome; check such companies with your state attorney general first.

Is it better to sell a timeshare or just walk away from it?

You can't legally "just walk away" without consequences, since the deed and fee obligation stay attached to you until formally transferred through resale, deed-back, or a legal release. Stopping payments can trigger collections or credit damage. A deed-back program, where available, is usually the cleanest low-cost way to exit if resale isn't working.

How much do points-based timeshares cost compared to deeded weeks?

Points-based programs (used by major operators like Marriott Vacation Club and Wyndham) are typically priced per point, with total purchase costs landing in a similar $16,000 to $24,000+ range as deeded weeks, depending on the point allotment. Annual fees are usually billed per point owned and scale with the size of your points package.

Sources

1. Consumer Financial Protection Bureau, enforcement action against Timeshare Exit Team (2021): CFPB enforcement action describing deceptive tactics used by a timeshare exit company, including telling consumers to stop paying their timeshare fees and mortgage
2. Washington State Office of the Attorney General, press release on Timeshare Exit Team judgment (2019): State attorney general enforcement action and court judgment over deceptive marketing of timeshare cancellation services
3. Florida Statutes section 721.10, Cancellation of contract: Florida's timeshare purchase rescission period is 10 days
4. 26 U.S.C. section 2518, Disclaimers: Federal requirements and nine-month deadline for a qualified disclaimer of an inherited interest
5. Internal Revenue Service: Tax treatment considerations relevant to selling property such as a timeshare
6. Cornell Law School Legal Information Institute (16 CFR 310.2): Definition of telemarketing sales rule terms relevant to timeshare resale and exit scams
7. Nevada Revised Statutes Chapter 119A: State law governing timeshare cancellation rescission periods and disclosure requirements