Last updated 2026-07-25
TL;DR
Yes, most owners can get rid of a timeshare, but the path depends on timing. Inside your state's rescission window, cancel in writing. After that, try the developer's deed-back program first, then resale or a licensed exit specialist. Never pay a large upfront fee to a company that won't put its refund terms in writing.
Can I get rid of my timeshare at all?
Yes. There's no such thing as a timeshare you're permanently stuck with, though some routes are slower and cheaper than others. The honest order of operations is: check if you're still inside your state's rescission window, then ask the resort about a deed-back or surrender program, then try resale (expect little to no money back), and only turn to a paid exit company as a last resort, and even then only one that doesn't ask for a big fee upfront. What you can't do is just stop paying and walk away without consequences. Timeshare maintenance fees are a real contractual debt in most cases, and unpaid fees can lead to collections, credit damage, or in some states a lien on the deeded interest [1]. The Consumer Financial Protection Bureau warns that failing to pay can also lead to foreclosure on the timeshare interest, similar to a mortgage default [1]. Be skeptical of any sales pitch or exit offer that sounds too clean or too fast; that's usually a sign someone's trying to rush a decision rather than help you make a good one [2]. So the real question isn't "can I get rid of it," it's "which method fits my situation, and how much will it cost me either way." That's what the rest of this answers.
How do you get out of a timeshare during the rescission period?
If you bought recently, this is your cheapest and fastest exit. Every state that regulates timeshares gives buyers a rescission period, a short window (often measured in days, not weeks) during which you can cancel the purchase contract for any reason and get your money back. The exact number of days, the required delivery method, and whether the clock starts at signing or at contract delivery all vary by state, so confirm your state's rescission window before you assume you've missed it [3]. Florida's timeshare statute, for example, gives buyers a 10-calendar-day rescission period starting the day the contract is signed or the day the buyer receives the last document required to be delivered, whichever is later, and requires the notice to be sent by certified mail, return receipt requested, or personally delivered to the seller's address in the contract [3]. To rescind, follow the instructions printed in your purchase contract's cancellation disclosure, which state law typically requires the developer to include. Generally you'll send a written notice (certified mail with return receipt is the safest method) to the exact address listed, before the deadline, and keep copies of everything. Some states also require the developer to refund your money within a set number of days after receiving a valid rescission notice. Don't call the sales office and ask them to "process a cancellation" verbally. Verbal cancellation is not documented and is not proof if the company later claims it never received your request. Put it in writing, send it in a way that creates a delivery record, and note the date you signed. If you're not sure whether you're still inside the window, read how to get out of a timeshare for a state-by-state breakdown of what to check first.
What if my rescission period already ended, how do I get out of a timeshare now?
After rescission, you're negotiating your way out rather than cancelling by right, and the landscape looks different. Your first call should be to the resort or management company to ask specifically about a deed-back, surrender, or exit program. Many of the larger operators (Marriott Vacation Club, Hilton Grand Vacations, Diamond/Hilton legacy resorts, and some independent resorts) run internal programs that let owners in good standing give the deed back for free or for a modest processing fee, sometimes a few hundred dollars. Deed-back programs typically require you to be current on maintenance fees and have no mortgage balance left on the timeshare. If you owe money on a timeshare loan, most developers won't take the deed back until it's paid off, because they'd be taking on the unpaid debt along with the property. If a deed-back isn't available, resale is the next option, though you should expect close to zero resale value for most timeshares, and possibly a cost to get rid of it (some owners pay a small fee or even give the unit away for $1 just to transfer the deed). The secondary market is flooded with unwanted weeks, and resale prices are usually far below what owners originally paid. Only after ruling out deed-back and resale should you consider a paid exit company, and even then, read the section on scams below before signing anything or wiring money.
How do I sell a timeshare, and will I get my money back?
You can sell a timeshare, but realistically you should expect to recover little or nothing of what you originally paid, and in many cases you'll need to pay something (closing costs, transfer fees, or a nominal price) just to get someone to take it. Timeshares are not an investment and they don't appreciate; the original purchase price mostly reflects sales commissions and marketing costs, not resort value. Legitimate resale channels include licensed timeshare resale brokers (check their state real estate license), owner-to-owner marketplaces, and the resort's own resale program if one exists. Avoid any company that promises a fast sale or asks for a large upfront "marketing fee" before listing your unit; that's one of the most common timeshare resale scams, and the FTC has brought enforcement actions over exactly this pattern, including a 2021 case in which the agency alleged a timeshare exit company took upfront fees while falsely claiming it would get consumers out of their contracts [2] [2]. Before listing, get a clear picture of what you're actually selling: is it a deeded (real property) interest or a right-to-use contract that expires on its own? Deeded weeks in high-demand locations (some Hawaii or Florida beachfront properties) occasionally sell for a few thousand dollars on the resale market, but the large majority of listings on owner resale marketplaces sell for $1 to a few hundred dollars, and many never sell at all. If a buyer does want your unit, the transfer still has to go through a deed transfer process, and you're typically responsible for that year's or that pending period's maintenance fees up to the closing date.
Are timeshares scams?
The timeshare product itself is not automatically a scam; it's a real legal contract for vacation lodging rights, and plenty of owners use theirs happily for decades. But the sales process has a long, well-documented history of high-pressure tactics, and the exit side of the industry has a genuine scam problem that regulators actively warn about. On the sales side, state attorneys general have brought enforcement actions against developers for deceptive presentations, and consumer regulators specifically flag pressure tactics, misrepresented resale value, and "today only" bonuses as common red flags during the sales pitch. On the exit side, the scam is usually the mirror image: a company cold-calls or advertises to distressed owners, promises to get them out fast or claims to have a buyer who wants to "purchase" the timeshare, and asks for thousands of dollars upfront before doing anything. The FTC's 2021 complaint against Timeshare Exit Team and related defendants alleged the company charged consumers large upfront fees, in some cases over $10,000, while making unsubstantiated promises about getting owners out of their contracts [2]. Multiple state attorneys general, including Florida's, have also pursued or warned about exit companies that took large upfront fees and delivered nothing [2]. So the honest answer is: the product can be a legitimate (if often bad-value) purchase, but you should treat both the original sales pitch and any exit offer with the same skepticism you'd apply to any high-pressure financial pitch.
How much do timeshares cost to buy?
| Purchase price (new, developer) | $10,000 to $40,000+ | ARDA reports a $23,940 average in 2023 [4] | |
|---|---|---|---|
| Purchase price (resale) | $0 to a few thousand | Most resale listings sell for a small fraction of original price | |
| Annual maintenance fee | $800 to $2,000+ | ARDA reports a $1,285 average in 2023 [4] | |
| Special assessment | $0 to $5,000+ | Not annual; billed as needed for repairs or disasters | |
| Deed-back / surrender fee | $0 to a few hundred dollars | Varies by developer program, if one exists | |
| Paid exit company fee | Varies widely | Avoid large fees paid entirely upfront | If your fees have jumped sharply and you're trying to figure out whether it's normal or a sign to exit, timeshare call list and the maintenance fee resources on this site walk through what's typical. |
According to ARDA's own industry data, the average price paid for a timeshare interval in the United States was $23,940 in 2023, and average annual maintenance fees ran $1,285 in 2023, though both figures vary a lot by brand, location, and unit size [4]. That maintenance fee isn't fixed for life. Special assessments (one-time charges for hurricane damage, renovations, or major repairs) can add hundreds or thousands of dollars in a single year on top of the regular fee, and there's no cap on how much a resort can raise annual fees, subject only to whatever governance rules are in the timeshare's declaration or bylaws. | Cost type | Typical range | Notes |
How much are timeshares really worth once you own one?
Almost always less than you paid, often close to nothing. This is the single most important thing to understand before you try to sell instead of surrendering. A timeshare is a right to use lodging, not an appreciating asset, and the resale market reflects that: supply of unwanted timeshares vastly exceeds buyer demand. That mismatch is exactly why deed-back programs exist. Developers know most owners can't sell, so some offer a free or low-cost way to hand the deed back rather than have the owner default and go into foreclosure, which costs the resort in collections and legal fees. If you're weighing deed-back against listing for resale, deed-back is usually faster and cheaper unless you have a genuinely desirable deeded week in a location with real resale demand. If you inherited a timeshare, this same math applies, and you're not personally on the hook for the original owner's decision. You generally can disclaim (formally refuse) an inherited timeshare interest through the probate process before accepting it, which avoids taking on the maintenance fee obligation at all; check with the probate court or an estate attorney in the state where the timeshare is located, since disclaimer rules and deadlines are set by state law.
How do you get out of a timeshare without getting scammed?
Watch for a specific pattern: unsolicited contact (a call, email, or ad targeting you specifically because you own a timeshare), a promise that sounds too clean ("we'll get you out fast," "we have a buyer lined up"), and a request for a large payment before any work is done. That combination is the classic upfront-fee timeshare exit scam that state attorneys general and the FTC both warn about repeatedly [2] [2]. Before paying anyone to help you exit, check a few things. Is the company licensed or registered in your state to handle real estate transactions, if what they're offering involves a deed transfer? Do they put their fee structure, refund policy, and what happens if they can't get you out in writing, in a contract you can read before paying? Can you find their business name in your state attorney general's consumer complaint database or the Better Business Bureau, and does it have a pattern of complaints about withheld refunds? A $149 flat-fee, one-time toolkit (the approach we sell here at ExitHonest, the Timeshare Exit Kit) is designed around this exact problem: it gives you the letter templates, rescission checklists, and deed-back request forms to do the paperwork yourself, instead of paying a company thousands of dollars to do something you can largely do on your own. It doesn't contact the resort for you and it makes no promise about the outcome, because nobody legitimate can promise you a particular result. Whatever path you choose, keep paying your maintenance fees and loan payments while you pursue an exit. Stopping payment before you have a completed deed-back, closed sale, or valid rescission puts you at risk of collections and credit damage, and it can also void whatever exit negotiation you're in the middle of [1].
What's the difference between rescission, deed-back, and resale?
These are three different exits with different timing, cost, and success odds, and understanding which applies to you saves a lot of wasted effort. Rescission cancels the purchase contract entirely, as if you never bought, and it only works inside your state's specific rescission window. It's free (you just get your deposit or purchase money back) but only available for a short time after signing. Deed-back (also called surrender or take-back) works any time after rescission, as long as you're current on fees and, usually, own the timeshare outright with no loan balance. It's typically free or low-cost if the developer offers a program, but not every developer does, and it usually returns $0 to you: you're not selling, you're giving it back. Resale means finding a buyer and transferring the deed for money. It works whenever you can find a buyer, which for most timeshares is rarely, and it might return a small amount of money, though for many owners it costs money in closing and transfer fees rather than earning any. A fourth path, a paid exit company, sits alongside these and typically involves negotiating on your behalf or handling paperwork for a fee; the ones worth using charge reasonable fees tied to milestones rather than one huge payment upfront.
How long does it take to get rid of a timeshare?
Rescission is the fastest: once you send a valid cancellation notice inside the window, many states require the developer to refund your money within a set number of days after receiving it, though the exact number is set by each state's statute, so check yours [3]. Deed-back programs usually take a few weeks to a few months, since they involve the developer's internal approval process and a deed recording. Resale can take anywhere from a few weeks to never, depending on demand for your specific resort and week. If you go the paid exit company route, legitimate firms typically quote a timeline of months, not days, because much of the work involves title, deed, and sometimes negotiating with the HOA or lender. Whatever the timeline, don't let a company's promise of a fast exit be the reason you pay upfront. Speed claims are one of the pressure tactics regulators flag most often [2].
Where can I check if a timeshare exit company is legitimate?
Start with your state attorney general's consumer protection division; many publish timeshare-specific complaint data or warnings, and Florida's Office of the Attorney General, for example, has published consumer alerts specifically about timeshare resale and exit scams targeting Florida owners. The FTC's own enforcement record is a second good source; its 2021 complaint and settlement against the operators of Timeshare Exit Team, filed in federal court in the Western District of Washington, laid out in detail how the company allegedly took upfront fees without delivering the promised exits [2]. Beyond government sources, check the Better Business Bureau profile for complaint patterns (more than the letter grade), search the company name plus "lawsuit" or "attorney general" to see if it's been the subject of an enforcement action, and ask directly whether any fee is refundable and get that answer in writing before paying anything. For a broader comparison of exit paths and companies, timeshare exit companies and timeshare cancellation go deeper on vetting specific offers.
Frequently asked questions
How to get out of a timeshare fastest?
The fastest legitimate exit is rescission, cancelling inside your state's rescission window with a written notice sent the way your contract specifies. That's only available for a short period after you sign, so confirm your state's rule immediately if you have any buyer's remorse. After that window closes, deed-back programs are usually faster than resale or a paid exit company.
How do you get out of a timeshare if you're still paying a loan on it?
Most deed-back programs require the loan to be paid off first, since the developer doesn't want to take on your remaining debt. You'll generally need to either pay off the loan, sell (with the buyer assuming or you settling the loan at closing), or continue paying while researching other options. Stopping loan payments risks default and credit damage regardless of your exit plan.
Are timeshares scams, or is the product itself legitimate?
The timeshare product is a legal contract for lodging rights, not inherently a scam, but the sales process has a documented history of high-pressure tactics, and the exit industry has a real upfront-fee scam problem, including an FTC enforcement action against Timeshare Exit Team in 2021. Treat both the original sales pitch and any exit offer with the same scrutiny you'd give any major financial decision.
How much is a timeshare on average?
ARDA, the timeshare industry's trade association, reported an average purchase price of $23,940 in 2023, with average annual maintenance fees of $1,285 that year. Actual prices vary widely by brand, unit size, and location, and resale prices are typically far lower than original purchase prices.
How to sell a timeshare when nobody seems to want it?
List with a licensed resale broker or a reputable owner marketplace, price realistically (often near $0 to a few hundred dollars), and be prepared to pay closing or transfer costs yourself. If you can't find a buyer after a genuine effort, ask the resort about a deed-back program instead; giving it back is often more realistic than selling it.
Can I just stop paying my timeshare maintenance fees to get rid of it?
No. Stopping payment doesn't cancel your contract; it typically leads to collections calls, credit score damage, and in many states a lien or foreclosure process against the deeded interest. If you want out, pursue rescission, deed-back, resale, or a documented exit path while staying current, rather than defaulting.
What happens if I inherit a timeshare I don't want?
You generally can disclaim (formally refuse) an inherited timeshare through the probate process before accepting the estate transfer, which avoids taking on future maintenance fees. Deadlines and procedures are set by state law, so check with the probate court or an estate attorney handling the estate in the state where the timeshare sits.
How much are timeshares in maintenance fees per year?
ARDA reported an average annual maintenance fee of $1,285 in 2023 across the US timeshare industry, though individual fees range from roughly $800 to well over $2,000 depending on the resort, unit size, and location. Special assessments for repairs or disasters come on top of that and aren't capped.
Is a deed-back program really free?
Many developer deed-back or surrender programs charge no fee or a modest processing fee of a few hundred dollars, but this varies by company and isn't guaranteed to exist for every resort. You usually need to be current on fees and own the interest outright, with no loan balance, to qualify.
How do I know if a timeshare exit company is a scam?
Red flags include unsolicited contact, promises of a fast or effortless exit, and a request for a large fee paid entirely upfront before any work starts. Check your state attorney general's consumer complaint database and the FTC's enforcement history, and get the fee and refund terms in writing before paying anyone.
What is the rescission period for a timeshare?
It's a short window after signing during which you can legally cancel the purchase contract for any reason and get your money back, typically requiring written notice sent as your contract specifies. Florida, for instance, sets this at 10 calendar days by statute; other states set different day counts and delivery rules, so confirm your own state's specific rescission window.
How to sell timeshare property fastest for cash?
Realistically, most timeshares don't sell for meaningful cash; expect little to nothing, and possibly a cost to transfer. A licensed resale broker or a resort's own resale program (if offered) is faster and safer than "we buy timeshares fast" ads, which are frequently tied to upfront-fee scams.
Sources
- Consumer Financial Protection Bureau, "What happens if I don't pay my timeshare fees?": Unpaid timeshare maintenance fees can lead to collections, credit damage, or liens/foreclosure on the deeded interest
- Federal Trade Commission v. Timeshare Exit Team, Inc. et al., Case No. 2:21-cv-00801 (W.D. Wash., filed June 15, 2021), FTC Press Release: FTC brought an enforcement action alleging a timeshare exit company charged large upfront fees while making unsubstantiated promises to get consumers out of their contracts
- Florida Statutes Section 721.10, Cancellation: Florida gives timeshare buyers a 10-calendar-day rescission period requiring written notice sent by certified mail or personal delivery
- American Resort Development Association (ARDA), 2024 State of the Vacation Timeshare Industry (press summary): Timeshare resale prices are typically far below original purchase price due to oversupply on the secondary market
- Consumer Financial Protection Bureau: The CFPB explains what a timeshare is and the financial obligations that come with owning one.
- Florida Department of Business and Professional Regulation: Florida's timeshare regulatory division oversees timeshare developers and provides consumer complaint resources relevant to rescission and exit processes.
- Better Business Bureau: The BBB maintains a resource center and complaint database for checking the legitimacy of timeshare exit and resale companies.