Last updated 2026-07-25
TL;DR
Cancelling during your state's rescission window costs $0 to a few hundred dollars in paperwork and postage. Miss that window and you're looking at $2,000 to $10,000+ for a legitimate exit company, $0 to $3,000 for a deed-back if the resort offers one, or thousands lost to an upfront-fee scam. There's no flat, universal price because every path depends on your resort, your state, and how far past the deadline you are.
How much does it actually cost to cancel a timeshare?
It depends entirely on timing, and the range is wide enough that anyone quoting you a single flat number before hearing your situation is guessing or selling. If you're still inside your state's rescission period (sometimes called a "cooling off" period), cancelling should cost you close to nothing. You're exercising a legal right, not buying a service. Certified mail postage, maybe a notarized letter, that's it. Florida gives buyers 10 calendar days to cancel a timeshare purchase contract [1]. Other states set their own windows, some shorter, some longer, so confirm your state's rescission window before assuming Florida's rule applies to you. If you're past that window, the cost jumps. A deed-back or "deed in lieu" program, where the resort takes the unit back, can run anywhere from free to a few thousand dollars in transfer fees, back maintenance fees, or a payment to the developer to accept it. Working with a paid exit company typically runs $2,000 to $10,000 or more, depending on the company, the complexity of your deed, and whether there's a mortgage still attached. And if you fall for an upfront-fee scam, the "cost" is whatever they can get you to wire before they disappear, which state and federal enforcement actions show frequently lands in the $2,000 to $8,000 range per victim, sometimes more if there are multiple pitches ("reseller," "attorney," "government refund program") layered on top of each other [2]. See our timeshare cancellation overview for how the process differs once you're past rescission.
How much is a timeshare in the first place?
The upfront purchase price varies enormously by brand, location, and unit size, and that price is a big part of why exit costs also vary. The American Resort Development Association (ARDA), the timeshare industry's own trade group, reported the average timeshare purchase price at roughly $24,140 in its 2023 State of the Vacation Ownership Industry report [3]. Older or resale units can go for a few hundred dollars on secondary marketplaces because there's essentially no resale demand. Newer points-based products from major branded developers can run $30,000 to $60,000 or more for larger point packages. On top of the purchase price, annual maintenance fees average around $1,170 per year according to ARDA's data [3], and those fees tend to rise faster than general inflation because they're driven by resort operating costs, insurance, and reserve fund contributions. Special assessments, one-time charges for major repairs or storm damage, can add another $1,000 to $10,000+ in a single year, unpredictably. So when someone says "how much are timeshares," the honest answer is: the purchase price is only the entry fee. The real long-term cost is the maintenance fee stream plus whatever it eventually costs you to exit.
How do you get out of a timeshare during the rescission period?
This is the cheapest and cleanest way out, and it exists specifically so buyers who feel pressured at a sales presentation have a legal escape hatch. Every US state that regulates timeshare sales gives buyers a right to cancel within a set number of days after signing, no reason required. Florida's statute, for example, states that a purchaser "has the right to cancel the contract within 10 calendar days after the date the contract is executed" [1]. Some states count from signing, others from receipt of required disclosure documents, so the exact trigger date matters. To cancel, follow the method your contract specifies, usually written notice sent by certified mail with return receipt, to the exact address named in the contract. Keep a copy of everything. Do this even if the salesperson or a manager tells you it's not necessary or offers to "just handle it verbally." Verbal cancellations are not proof, and disputes over whether you actually rescinded in time do happen. This is the one scenario where cost is genuinely close to zero: certified mail runs about $4 to $9, notarization (if your state or contract requires it) might add another $10 to $25. No exit company, no attorney, no fee is required for a valid rescission. If a salesperson tells you cancelling "requires a $500 processing fee," that's a red flag, not a real cost. See how to get out of a timeshare for the full state-by-state mechanics.
How do you get out of a timeshare after the rescission window closes?
Once rescission has passed, you're a contract holder, not a buyer with a cooling-off right, and your options narrow to four realistic paths, each with a different cost profile. First, ask the resort directly about a deed-back or surrender program. Many major operators (some Marriott Vacation Club, Hilton Grand Vacations, and Diamond-legacy resorts, among others, have run these at various points) will take a paid-off deed back if you're current on fees, sometimes for free, sometimes for a transfer or administrative fee in the $250 to $2,000 range. This only works if your account has no mortgage balance and fees are current; resorts generally won't take back a deed with debt attached. Second, sell it yourself on the resale market. Realistically, expect little to no profit, and possibly a $0 sale price just to be rid of the maintenance fee obligation. Timeshares have almost no secondary market value because supply from other owners wanting out vastly exceeds demand. Third, hire a timeshare attorney or a legitimate paid exit company to negotiate a release, file for contract rescission on legal grounds (misrepresentation, elder abuse, non-disclosure), or pursue deed-back on your behalf. Cost: commonly $2,000 to $10,000, sometimes billed in installments, depending on how many parties, mortgages, or years of unpaid fees are involved. Fourth, in rare cases, stop paying and let the resort foreclose or pursue the debt, which can trigger tax consequences (a 1099-C for cancelled debt) and credit damage. We're not advising you do this. If you owe money on a timeshare loan or fees, you owe that money; a missed-payment strategy carries real legal and credit risk and isn't something to enter without understanding the consequences for your specific loan and state. Talk to an attorney or a HUD-approved housing counselor before assuming non-payment is a shortcut. For a walk-through of these four paths side by side, see how do you get out of a timeshare.
How do you sell a timeshare, and is it worth trying?
You can sell a timeshare, but expect a low price, a slow sale, or no buyer at all, because timeshare resale demand is thin almost everywhere. The most direct path is a licensed timeshare resale broker or marketplace (look for ARDA-affiliated or state-licensed resale companies) who lists your unit for a commission, typically taken only at closing, not upfront. Avoid anyone who wants an upfront "marketing fee" or "listing fee" before they've produced a buyer; that's one of the most common resale-scam patterns that state and federal regulators warn about [2] [2]. You can also try selling directly to another owner in the same resort, through owner Facebook groups or the resort's own owner directory. Some resorts allow direct transfer for a modest transfer fee ($100 to $500 range, resort-dependent). Realistically, weeks-based, older, or non-branded timeshares often sell for $1 to a few hundred dollars, sometimes literally given away, because the buyer only cares about avoiding your maintenance fee, not paying you a premium. Branded, well-located points programs (certain Disney Vacation Club or Marriott products, for instance) hold value better on resale than most other product types, but even these rarely sell for anything close to the original purchase price. If your real goal is to stop paying fees rather than recoup money, deed-back or a paid exit route is often faster than waiting for a buyer who may never show up. See how to sell a timeshare for listing mechanics.
Are timeshares scams?
The timeshare product itself is legal in all 50 states and regulated at the state level, so "timeshares" as a category aren't a scam in the legal sense. But the industry has a well-documented history of aggressive sales tactics, and the exit side of the business has a serious scam problem that regulators actively pursue. On the sales side, state attorneys general have sued major operators over high-pressure tactics. Wyndham Vacation Resorts, for example, paid $20 million to settle a 2022 lawsuit brought by the Wisconsin Department of Justice, along with attorneys general in several other states, over deceptive sales practices [4]. On the exit side, the FTC has brought multiple enforcement actions against so-called "timeshare exit" or "timeshare relief" companies that charged large upfront fees, sometimes $2,000 to $10,000 per customer, and delivered nothing. In one case, the FTC and the State of Missouri obtained a judgment against Resort Release and related defendants tied to deceptive exit promises [2]. So the honest answer: the ownership product is legitimate but often oversold and overpriced relative to its resale value, and the exit industry attracts a disproportionate number of scammers preying on frustrated owners. Read our timeshare exit companies guide before paying anyone.
What are the red flags of an upfront-fee timeshare exit scam?
The single biggest red flag is being asked to pay a large fee before any work has been done, especially if that payment is requested by wire transfer, cashier's check, or gift card. Other patterns regulators flag repeatedly: a company that guarantees it can cancel your timeshare no matter what (no legitimate company can guarantee an outcome that depends on your contract, your state, and the resort's cooperation); cold calls claiming "we have a buyer already lined up" for a timeshare you've never listed; pressure to act "today only" or within 24 hours; requests to stop paying your maintenance fees or mortgage as part of the "strategy" (this damages your credit and can trigger foreclosure, and it's a classic scam tell); and a second wave of calls from a "government recovery program" or "class action fund" claiming they can get your original exit-company fee back, for another fee. The FTC's complaint against Resort Release and related defendants centered on exactly this pattern: charging consumers large upfront fees for timeshare exit services that were never delivered [2]. If you've already paid an exit company that went silent or didn't deliver, file a complaint with the FTC at reportfraud.ftc.gov and with your state attorney general's consumer protection division; these complaints are what build the case files regulators use for actions like the Resort Release judgment [2].
How much does it cost to sue a resort or use an attorney?
Attorney-led timeshare exits usually cost more than a standard exit company package but can be worth it if your case involves fraud, elder abuse, or misrepresentation claims that give you real legal standing. Flat-fee attorney arrangements for straightforward deed-back negotiation often run $1,500 to $5,000. If your case requires actual litigation, contested breach-of-contract claims, or arbitration under the resort's contract, hourly billing can push total cost to $10,000 or more, with no guarantee of outcome. Attorneys generally won't (and shouldn't) promise a result up front; anyone who does is behaving like the same guarantee-based sales pitch used by scam exit companies. Before paying a large retainer, ask for a state bar number and confirm the attorney is licensed and in good standing through your state bar's public attorney lookup tool. Most state bar sites offer this free.
Deed-back, resale, or exit company: which costs less?
| Rescission cancellation | $0 to $50 | Days | Still inside your state's cooling-off window | |
|---|---|---|---|---|
| Resort deed-back program | $0 to $2,000 | 1 to 6 months | Deed paid off, fees current | |
| Resale (broker or owner-to-owner) | $0 to $500 (commission at closing) | Months to never | Branded, in-demand product | |
| Paid exit company | $2,000 to $10,000 | 6 to 24 months | Complex deed, unresponsive resort, no deed-back offered | |
| Attorney (litigation) | $5,000 to $15,000+ | 1 to 3+ years | Fraud or misrepresentation claim | |
| Upfront-fee scam | $2,000 to $8,000+ lost | N/A, no exit delivered | Nobody, avoid entirely | The cheapest legitimate exits are always the ones closest to your purchase date. That's the entire logic behind rescission law. Every month past that window, your options get more expensive and less certain. |
Here's a rough comparison based on typical ranges reported by consumer complaints and industry sources, not a guarantee of what you'll pay: | Exit path | Typical cost | Timeline | Best fit |
Can you get rid of a timeshare for free?
Sometimes, yes, if you catch it early or your resort has a genuine no-fee deed-back program, but "free" is the exception, not the rule. The realistic free or near-free paths: rescission during your state's window (essentially free); a resort deed-back program with no transfer fee (some branded resorts do this to reduce foreclosure and delinquency admin costs on their end, and it's genuinely in their interest too); or gifting/quitclaim to another party willing to take over the fee obligation (rare, since nobody wants an ongoing liability for nothing). What's not free: any option that involves a company asking for money before delivering a released deed or a signed resort confirmation. If a company tells you their service is "free" but then asks for a large "processing," "escrow," or "administrative" fee, that's not actually free, that's a fee with a different label.
What questions should you ask before paying anyone to cancel your timeshare?
Ask these before you sign anything or wire any money: What exactly will you do, step by step? What's the total fee, and is any part refundable if you don't deliver? Do you have a signed release or deed-back confirmation as your deliverable, or just "we'll try"? Can I see reviews or complaints filed with the Better Business Bureau and my state attorney general's office? Are you a law firm, and if not, who reviews the contract language? A legitimate exit company or attorney should be able to answer all of these without pressure or a countdown clock. If they can't name a specific deliverable (a recorded deed transfer, a written release from the resort, a court dismissal), you're paying for effort, not an outcome, and that's the model most scams rely on. Building your own paper trail (contract, payment history, correspondence with the resort) before you contact anyone, whether a resort deed-back department, an attorney, or a paid service, tends to speed up every legitimate path and makes it much harder for a bad actor to string you along. A structured Timeshare Exit Kit, like the $149 one we put together at ExitHonest, is built around exactly that: organizing your documents, drafting the right rescission or deed-back request letters, and giving you the call scripts and checklists to use with your own resort, without charging the $2,000+ that a full-service exit company charges to do work you can often do yourself for a straightforward case.
What about inherited timeshares, do heirs have cheaper exit options?
Inheriting a timeshare doesn't erase the fee obligation, and heirs sometimes have fewer cheap options than the original buyer did, because the rescission window is long gone by the time an estate is settled. If the estate is still in probate, an executor can sometimes disclaim or refuse the timeshare as part of estate administration, which keeps it out of the heir's name entirely, though state probate law governs whether and how disclaimer works, so this needs an estate attorney's input, not a general rule. If the timeshare has already transferred into an heir's name, the heir is now the owner and owes the same maintenance fees and is bound by the same contract as anyone else, meaning they're looking at the same deed-back, resale, or paid-exit menu described above. Some resorts have specific inherited-property or hardship deed-back policies, worth asking about directly before assuming a paid exit company is the only route.
Frequently asked questions
How to get out of a timeshare?
Check your contract date first. If you're still inside your state's rescission window (Florida gives 10 calendar days [1]), send written cancellation by certified mail and you're done at little to no cost. Past that window, ask about a resort deed-back program, try resale, or consult an attorney or exit company. Never pay large upfront fees to anyone who guarantees an outcome.
How do you get out of a timeshare after the rescission period ends?
Contact the resort about a deed-back or surrender program (often free to $2,000 if your account is paid off and current). If that's unavailable, try resale through a licensed broker, or hire an attorney or exit company, typically $2,000 to $10,000. Avoid anyone demanding payment upfront before delivering a signed release or recorded deed transfer.
How much do timeshares cost to buy and to cancel?
ARDA reports the average timeshare purchase price at about $24,140, with average annual maintenance fees near $1,170 [3]. Cancelling costs $0 to $50 inside rescission, $0 to $2,000 for a deed-back, and $2,000 to $10,000+ for a paid exit company once rescission has passed.
How much are timeshares on the resale market?
Most resale timeshares sell for very little, often $0 to a few hundred dollars, because supply from owners wanting out far exceeds buyer demand. Branded points products (certain Disney Vacation Club or Marriott lines) hold value somewhat better, but rarely near original price. Many sellers accept $0 just to transfer the maintenance fee obligation off their name.
Are timeshares scams?
The ownership product itself is legal and state-regulated, not a scam by definition, though sales tactics have drawn state lawsuits (Wyndham paid $20 million to settle deceptive-sales claims in 2022 [5]). The bigger scam risk sits on the exit side: the FTC has sued exit companies charging large upfront fees for services never delivered [6].
How to sell a timeshare without getting scammed?
Use a licensed resale broker or your resort's official owner transfer program, and never pay an upfront "marketing" or "listing" fee before a buyer is found. Legitimate brokers take commission at closing only. Regulators consistently warn owners not to pay any money upfront for a promise to sell a timeshare [6].
How to get rid of a timeshare if I still owe money on it?
If there's a loan balance, most resorts won't accept a deed-back until it's paid off, since they generally don't want debt attached to a returned deed. Options are limited to continuing payments while pursuing resale or a paid exit, or discussing hardship options directly with your lender. Don't stop paying without understanding the credit and tax consequences first.
Can a timeshare exit company guarantee they'll cancel my contract?
No legitimate company can guarantee this, since outcomes depend on your specific contract, your state's law, and the resort's willingness to cooperate. The FTC's case against Resort Release centered on exactly this kind of guaranteed-cancellation promise paired with upfront fees [6]. Treat any absolute guarantee as a red flag, not a selling point.
What is the rescission period and how do I know mine?
It's the legally required window after signing during which a buyer can cancel a timeshare contract for any reason, no fee, no explanation needed. Length varies by state; Florida sets it at 10 calendar days [1]. Check your specific state's timeshare statute or ask your state attorney general's consumer protection office to confirm your exact window.
Is a deed-back program really free?
Sometimes, yes, if the resort has a formal no-fee surrender program and your account is paid off and current on fees. Many programs charge a transfer or administrative fee instead, commonly $250 to $2,000. Ask the resort's owner services department directly what their current deed-back terms are; policies change over time.
What happens if I just stop paying my timeshare maintenance fees?
You'll likely face collections calls, late fees, credit score damage, and possibly foreclosure on the timeshare interest, plus a potential 1099-C tax form if debt is eventually cancelled. This isn't a shortcut we'd recommend; talk to an attorney or HUD-approved housing counselor about your specific loan and state law before deciding not to pay.
How do I report a timeshare exit scam?
File a complaint at reportfraud.ftc.gov and separately with your state attorney general's consumer protection division. These complaints feed the case files regulators use for enforcement, like the judgment against Resort Release and related defendants [6]. Also report to the Better Business Bureau and, if you paid by card, dispute the charge with your card issuer.
Do inherited timeshares have special cancellation rules?
Not really; once title transfers to an heir, that heir owes the same fees and is bound by the same contract terms as any other owner. During probate, an executor may be able to disclaim the property before it transfers, which is worth discussing with an estate attorney. Some resorts offer hardship or inherited-property deed-back policies worth asking about directly.
Sources
- Florida Statutes, Chapter 721.10, Cancellation: Florida gives timeshare purchasers 10 calendar days after contract execution to cancel
- FTC v. Resort Release et al., Case No. 4:21-cv-00888 (W.D. Mo.), FTC press release: Upfront-fee timeshare exit scams and reseller scam patterns
- ARDA, 2023 State of the Vacation Ownership Industry: Average timeshare purchase price around $24,140 and average annual maintenance fee around $1,170
- Wisconsin Department of Justice, Wyndham settlement press release: Wyndham Vacation Resorts paid $20 million to settle deceptive timeshare sales practices claims in 2022
- Consumer Financial Protection Bureau: Consumers should carefully understand the terms and costs of a timeshare before purchasing, including cancellation and rescission provisions
- Internal Revenue Service: Tax treatment considerations for personal property like timeshares, relevant when heirs inherit a timeshare
- Nolo: Each state sets its own rescission period during which a timeshare buyer can cancel the contract without penalty
- California Department of Justice, Office of the Attorney General: State attorney general guidance on timeshare cancellation rights and warnings about exit scams
- Florida Attorney General: State-specific consumer protection guidance regarding timeshare contracts and cancellation rights