Can I cancel my timeshare? Yes, here's how and when

Last updated 2026-07-26

Can I cancel my timeshare right now?

It depends almost entirely on timing. If you signed your purchase contract within the last few days to two weeks, you probably can cancel for free using your state's rescission right, no questions asked, no reason needed. If you closed on the timeshare months or years ago, that automatic right is gone, and you're into a different, harder conversation about resale, deed-back, or paid exit help. Every state that allows timeshare sales gives buyers a rescission period, sometimes called a "cooling-off period." It's a window after signing where you can cancel the contract and get your money back, no penalty, no explanation required. The length varies a lot by state. Florida gives buyers 10 calendar days ^[1]. California gives 7 calendar days for most timeshare interests ^[2]. Some states are shorter, some longer. Always confirm your state's rescission window directly, because the count starts differently in different places (some count from signing, some from receipt of the last required disclosure document) and getting the date wrong can cost you the whole right. If you're inside that window, the move is simple: send a written cancellation notice, by certified mail with return receipt if your state's law specifies a method, before the deadline. Keep copies of everything. Don't rely on a phone call to the resort. See our guide on how to get out of a timeshare for the exact notice language most states expect. If you're past the window, don't panic, but do reset expectations. Nobody, including us, can promise you'll get out. What's left is negotiation, resale, or a structured exit process, and those take months, not days.

What is a rescission period and how long do I have?

A rescission period is a legally required window, set by state statute, during which a timeshare buyer can cancel the purchase contract without giving a reason and without owing a cancellation fee. It exists specifically because timeshare sales have a long history of high-pressure tactics, and lawmakers wanted buyers to have a forced pause to reconsider. The length is not uniform. Florida requires developers to notify buyers of a 10-day cancellation right measured from the date the buyer signs the contract or receives the last of the required documents, whichever is later ^[1]. California's timeshare law gives buyers 7 calendar days ^[2]. Other states set their own periods and their own rules about how notice must be delivered, whether it must be in writing, and whether certified mail is required. There is no federal rescission law for timeshares, so the number of days is entirely a state-by-state question. The Federal Trade Commission's consumer guidance on timeshares points buyers directly to their state's specific rules rather than citing one national number ^[3]. Because the count and the method vary, the safest move is to pull up your actual purchase contract, find the state named in the contract's governing law clause (not necessarily the state where you live), and look up that state's statute or call that state's attorney general consumer protection office. Our rescission-by-state coverage breaks this down further, but treat any specific day count you read online, including here, as a starting point to verify, not a guarantee.

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

Once rescission has closed, you have four realistic paths: sell it, give it back, negotiate directly with the resort, or hire help to manage an exit. None of them is fast, and none of them comes with a promised result. Selling on the resale market is usually the cheapest option if it works, but timeshares resell for a fraction of what owners paid, often close to nothing, because supply massively outstrips demand. Deed-back or "surrender" programs let you hand the deed back to the resort or developer, sometimes for a processing fee, sometimes free, if the resort has one and you qualify (usually requires the mortgage to be paid off and fees current). Direct negotiation means calling the resort's owner services line and asking about hardship exit or surrender options; some brands have quietly expanded these programs in recent years because chargebacks and delinquencies cost them money too. Exit companies charge a fee, often $1,500 to $5,000 or more, to manage the process for you, and results vary widely by company and by contract. The Consumer Financial Protection Bureau has fielded consumer complaints specifically about timeshare exit and timeshare loan companies, which is one signal that this space has real problems with performance and billing practices ^[4]. Before paying anyone, check that company's complaint history and confirm they're not asking for full payment before doing any work. For a fuller comparison of these four paths, see how to get out of timeshare and how do you get out of a timeshare.

How do I sell a timeshare, and will I get my money back?

You can sell a timeshare through resale marketplaces, licensed timeshare resale brokers, or by advertising it yourself, but you should expect to recover only a small fraction of the original purchase price, if anything. Many owners end up giving theirs away for $1 or paying someone to take it, because closing costs and transfer fees on a low-value deed can exceed what a buyer is willing to pay. The resale gap is well documented. The American Resort Development Association (ARDA), the timeshare industry's own trade group, tracks the secondary market, and resale pricing services regularly show units listed for $1 to a few hundred dollars for many weeks-based products. If your timeshare is a deeded week at a well-known, high-demand resort in a strong location, you have better odds of finding a real buyer. If it's a points-based system or a lower-demand week, expect a long listing period and a low offer, if you get one. Before listing anywhere, pull your maintenance fee statement and your deed or contract so you know exactly what's owed and what transfers with the sale. Never pay an upfront "guaranteed buyer" fee to a company that contacts you out of the blue promising a fast sale at a good price; that's one of the most common scam setups in this industry, covered more in the exit-scam-awareness hub. If selling isn't realistic, deed-back or surrender to the resort is often a better use of your time than chasing a buyer who doesn't exist.

How much does a timeshare cost, and why do fees keep rising?

New purchase price (developer)	$15,000 to $25,000+	Points packages can run higher
Resale price (secondary market)	$0 to $3,000	Many weeks-based units sell far below original price
Average annual maintenance fee	~$1,000 to $1,200	Industry estimate, rises most years
Special assessment (as needed)	$300 to $5,000+	Storm damage, renovations, major repairs
Exit company fee (if used)	$1,500 to $5,000+	Varies by company, no promised outcome	Rising fees are the single biggest reason owners start looking for an exit years after buying. If your fee has jumped noticeably in one year, ask the HOA or resort for the specific line-item reason; you're generally entitled to see budget documentation as an owner, though the exact disclosure rules depend on your state's condominium or timeshare act.

Timeshare purchase prices and ongoing maintenance fees vary a lot by brand, size, and location, but the trend on fees is consistently upward. ARDA-affiliated market research has put average annual maintenance fees per timeshare interval in the roughly $1,000 to $1,200 range in recent years, and that number has trended upward most years. On top of the annual fee, owners can get hit with special assessments, one-time charges for major repairs, storm damage, or renovations, that can run from a few hundred dollars to several thousand in a bad year. Initial purchase prices for a new timeshare interval from a developer commonly run from about $15,000 to $25,000 or more for a week-based deed, though points-based packages can price much higher depending on the point allotment. Resale prices for that same product are frequently a tenth of that or less, which is the core reason timeshares are considered a poor "investment" even though they can be a fine vacation product for some families. Here's a rough comparison of what owners typically face: | Cost type | Typical range | Notes |

Are timeshares scams?

The timeshare product itself is legal in every US state and regulated at the state level, so calling the industry as a whole "a scam" isn't accurate. But the sales floor and the exit industry both have well-documented patterns of aggressive, misleading, or outright fraudulent practices, and that's where most of the real damage happens. On the sales side, state attorneys general have pursued multiple enforcement actions against developers and sales operations for high-pressure tactics and misrepresentations about resale value or rental income potential. On the exit side, the FTC has brought and settled cases against companies that took large upfront fees from timeshare owners and failed to deliver the promised cancellation, and the agency's consumer alerts specifically warn people to be skeptical of unsolicited offers to help exit or sell a timeshare ^{[3] [3]}. The FTC's guidance is direct: "If you decide to use a company to help you get out of your timeshare, research the company... Check out the company with your state Attorney General and consumer protection agency before you pay anything" ^[3]. The honest answer is that timeshares are a legitimate, if expensive and illiquid, vacation product, and the exit side of the industry has a real scam problem that owners need to actively guard against. Read more in timeshare exit companies before signing with anyone.

What are the red flags of a timeshare exit scam?

The biggest red flag is any company demanding a large payment upfront, before doing any documented work, especially if they pressure you to decide same-day or claim they have a special relationship with your resort. Legitimate consumer protection guidance consistently flags this exact pattern. The FTC warns that consumers should be wary of unsolicited calls offering to sell or get them out of their timeshare, particularly when the caller claims to have a buyer already lined up or asks for money before any transfer happens ^[3]. Other common warning signs: pressure to wire money or pay by gift card, no written contract or a contract with no cancellation terms, promises that sound absolute ("we guarantee your timeshare will be cancelled"), and companies that discourage you from contacting your state attorney general or checking their record. Before paying anyone for exit help, check your state attorney general's consumer protection page and the Better Business Bureau for complaint patterns, and ask the company for references you can independently verify, not ones they hand-pick. Any company or person who tells you to stop paying your maintenance fees or mortgage while they "work on it" is giving you advice that can tank your credit and trigger foreclosure; don't follow it. If a deal feels rushed, that's the tell. We don't promise a cancellation or exit outcome, and we don't contact the resort or developer on your behalf. What a resource like our $149 one-time Timeshare Exit Kit does is give you the letter templates, state-specific rescission information, and a step-by-step process checklist to do the legwork yourself, at a fraction of what a full-service exit company charges.

What happens if I just stop paying my timeshare fees?

Stopping payment without a plan is one of the most damaging moves an owner can make. Timeshare mortgages and maintenance fee obligations are enforceable debts, and missing payments can lead to late fees, collections calls, credit score damage, and in the case of deeded timeshares, foreclosure, similar to what happens with a home mortgage. Many deeded timeshares are subject to the same kind of lien and foreclosure process as other real property, meaning the HOA or lender can foreclose on the interest for unpaid assessments, and that foreclosure can show up on your credit report and affect your ability to get other credit. Some owners assume a timeshare foreclosure is harmless because "it's just a timeshare," but the credit bureau reporting doesn't distinguish between a timeshare foreclosure and any other kind. If you're behind or about to fall behind, the better move is to contact the resort's owner services department directly and ask about hardship programs, payment plans, or a deed-back for owners in financial distress, before you miss a payment, not after. Some resorts have formal hardship deed-back policies specifically to avoid the cost of foreclosing themselves. Check the deed-back-programs options at your specific resort before deciding to walk away.

What if I inherited a timeshare I don't want?

Inheriting a timeshare doesn't automatically obligate you to keep it, but it also doesn't automatically let you walk away for free; the obligation typically passes with the estate or the deed, depending on how the resort's governing documents and your state's probate law handle it. Many heirs are surprised to learn maintenance fees kept accruing during probate. If the estate is still in probate, an executor can sometimes disclaim or decline to accept the timeshare interest on behalf of the estate, which may keep it from passing to heirs at all, but disclaimer rules and deadlines are governed by state probate law and need to be handled correctly and on time. If you've already accepted the deed or the transfer already completed, you're now the owner and you're in the same position as anyone with an unwanted timeshare: sell, deed-back, negotiate, or pursue an exit process. Some resorts have specific inherited-owner surrender programs precisely because this situation is common; ask owner services directly whether that exists at your resort. Don't sign anything from the resort accepting the deed until you've confirmed, in writing, exactly what fees and special assessments are owed and current, since some heirs unknowingly accept a debt-loaded interest they didn't need to take.

Should I hire a timeshare exit company, a lawyer, or do it myself?

It depends on your contract complexity, your budget, and how much time you have to manage paperwork yourself. There's no single right answer, but here's how to think about it. Doing it yourself works best if you're still inside your rescission window (the process is just a written notice, no negotiation needed), or if your resort has a documented deed-back or surrender program you qualify for. A real estate attorney licensed in the state where the resort sits is worth the consultation fee if your situation involves a contested inheritance, a complicated point system across multiple resorts, or if you suspect the original sale involved fraud or misrepresentation, since an attorney can evaluate legal claims a self-help kit can't. A paid exit company can be worth it if you have no time or patience for the process and can verify the company's track record and fee structure in writing before paying, but treat any promise of success as a red flag, not a selling point, since no legitimate company can guarantee a resort will agree to take a deed back. Our Timeshare Exit Kit is built for the middle case: owners who want a structured, do-it-yourself process, state-specific rescission letters, and a checklist for negotiating a deed-back or surrender, without paying exit-company prices. It's a one-time $149 cost, and it doesn't promise you'll get out, because nobody honestly can.

How do I know which state's law applies to my timeshare?

Look at the governing law clause in your purchase contract; it almost always names the state where the resort or the developer's principal office sits, and that's the state whose rescission statute and consumer protection laws apply, not necessarily your home state. This trips up a lot of owners who bought while on vacation somewhere far from home. If you can't find your original contract, contact the resort's owner services department and ask for a copy, or check with the county recorder's office where the resort is located, since deeded timeshares are typically recorded as real property there. Once you know the state, go to that state's attorney general consumer protection page or the state's official statutes site to confirm the actual rescission period and notice requirements currently in effect, since these numbers can be amended by state legislatures. Don't assume your home state's rules apply just because that's where you live and where you're making payments from.

Frequently asked questions

How to get out of a timeshare?

If you're still inside your state's rescission window (often 3 to 15 days after signing, varies by state), send a written cancellation notice by the method your contract or state law specifies. After that window, your options are resale, a deed-back or surrender program through the resort, direct negotiation, or a paid exit process. None of these are guaranteed or instant.

How to get rid of a timeshare I don't use anymore?

Start by calling the resort's owner services line and asking about a deed-back or surrender program; many resorts will take a paid-off, fee-current interest back for free or a small processing fee. If that's not available, list it on a resale marketplace at a realistic (often very low) price, or consult a state-licensed real estate attorney about your options.

How do you get out of a timeshare if you're past the rescission period?

You negotiate directly with the resort for a deed-back, sell on the resale market (expect a low price), or hire help managing the exit process. There's no automatic legal right to cancel once rescission closes; every path from here takes negotiation, paperwork, or money, and none is guaranteed to work.

How to sell a timeshare, and can I actually find a buyer?

List it through a licensed timeshare resale broker or a reputable resale marketplace, price it realistically (often near zero for weeks-based products), and be upfront about outstanding fees. Demand is far below supply industry-wide, so expect a long wait and a low offer, especially for points-based or lower-demand week products.

How much is a timeshare, and how much do timeshares cost overall?

New developer purchase prices commonly run $15,000 to $25,000 or more for a deeded week, with points packages often higher. Annual maintenance fees run roughly $1,000 to $1,200 on average and typically rise most years, plus occasional special assessments of $300 to $5,000+ for major repairs or storm damage.

Are timeshares scams, or is the exit industry the real problem?

The timeshare product itself is legal and state-regulated, so it's not accurately called a scam industry-wide. The bigger, well-documented scam risk sits in the exit and resale side, where the FTC has pursued companies for taking upfront fees without delivering promised cancellations. Verify any exit company with your state attorney general before paying anything.

What is a timeshare rescission period and how do I find mine?

It's a legally required window after signing during which you can cancel for free, no reason needed. Length varies by state (Florida is 10 days, California is 7 days, others differ), and the clock usually starts at signing or at receipt of final disclosure documents. Check the governing law clause in your contract to confirm which state's rule applies.

Can I cancel a timeshare I bought years ago?

Not through the automatic rescission right, that only exists for a short window right after signing. Years later, you can still pursue a deed-back or surrender program, resale, or negotiation with the resort, but there's no statutory right to cancel a timeshare purchase long after closing.

What happens if I stop paying my timeshare maintenance fees?

You risk late fees, collections, credit score damage, and for deeded timeshares, foreclosure on the interest, which can appear on your credit report like any other foreclosure. Contact owner services about hardship or deed-back options before missing payments rather than after; stopping payment without a plan is one of the most damaging moves an owner can make.

Do I have to accept a timeshare I inherited?

Not automatically. If the estate is still in probate, an executor may be able to disclaim the interest under state probate law before it passes to heirs. Once you've accepted a deed or a transfer has completed, you're the owner and face the same choices as any unwanted-timeshare owner: sell, deed-back, negotiate, or pursue an exit process.

Is it worth paying an exit company to cancel my timeshare?

It depends on your time, budget, and the company's verified track record. Never pay a company that demands full payment upfront or promises a cancellation outright; that's the classic scam pattern the FTC warns about. Check the state attorney general's office and BBB complaint history before paying anyone, and compare the cost against doing the deed-back or rescission paperwork yourself.

Will canceling or defaulting on a timeshare hurt my credit?

Rescinding within your state's legal window has no credit impact since the contract is voided from the start. Defaulting or letting a timeshare go to foreclosure after the rescission period, though, can hurt your credit score and show up on your credit report for years, similar to any other real estate foreclosure.

Sources

1. Florida Statutes, Chapter 721.10: Florida requires a 10-day cancellation/rescission period for timeshare purchases
2. California Business and Professions Code Section 11238: California gives timeshare buyers a 7-day rescission period
3. Federal Trade Commission, "Timeshares, Vacation Clubs, and Related Scams": FTC guidance on checking exit companies with the state attorney general before paying, and general timeshare scam warnings
4. Consumer Financial Protection Bureau, Consumer Complaint Database: CFPB tracks consumer complaints against timeshare exit and timeshare loan companies
5. National Conference of State Legislatures: Provides an overview of state-by-state timeshare rescission/cancellation periods
6. U.S. Department of Justice: Documents federal prosecutions of timeshare exit companies for fraud
7. Internal Revenue Service Publication 544: Explains tax treatment of losses from sale or disposal of property such as a timeshare