How to get out of a diamond resorts timeshare

Last updated 2026-07-25

is diamond resorts still a company, or is it hilton now?

Diamond Resorts International was acquired by Hilton Grand Vacations in an all-stock deal that closed on August 2, 2021 ^[1]. The combined company operates under the Hilton Grand Vacations name, and Diamond's points-based club, Hilton Grand Vacations Club, still administers most legacy Diamond contracts. This matters for your exit because the ownership structure didn't just vanish. Your contract, your HOA, and your maintenance fee obligation are still legally binding, just under a corporate parent with different customer service channels and (as of recent years) its own deed-back program you may be able to use. If you bought before August 2021, your paperwork will say Diamond Resorts, ILX Resorts, Sunterra, or one of the many brands Diamond itself had already absorbed over the years. That history doesn't erase the contract. It just means you may need to call Hilton Grand Vacations Club owner services to find out which department handles your specific deed. If your points, resort name, or membership tier don't match anything current HGV representatives recognize immediately, ask them to look up the legacy Diamond account number from your original documents. Have your deed or contract number ready before you call.

how to get out of a timeshare in general

There is no single button that cancels a timeshare. The path depends almost entirely on timing: are you still inside your state's rescission window, or did you close on the purchase months or years ago? If you're still inside the rescission window, that's your cheapest and cleanest exit, full stop. Every state sets its own cancellation period for timeshare purchases, and it is typically measured in a handful of calendar days from signing or from receipt of the public offering statement, not weeks. The Federal Trade Commission's consumer guidance on timeshares confirms that cancellation rights and procedures are governed by state law and vary by state, so you have to look up your specific state's statute rather than assume a national standard applies ^[2]. If that window has closed, your realistic options narrow to four: a deed-back or surrender program offered by the resort or its parent company, a resale (usually at a steep discount or for $1 plus transfer costs), donating or gifting the deed to someone willing to assume the fees, or hiring a licensed attorney or a vetted exit firm to negotiate a deed-back on your behalf. There is no fifth option where you simply walk away with no consequences. Deeded timeshares are real property in most states, and stopping payment doesn't erase the deed, it just triggers collections and potential credit damage. For a broader walkthrough of these options across resort brands, see how to get out of a timeshare.

how do you get out of a diamond resorts / hilton grand vacations timeshare specifically

Start by pulling your original purchase contract and figuring out which entity actually holds title: Diamond Resorts U.S. Collection, Hawaii Collection, or one of the older legacy clubs. Then call Hilton Grand Vacations owner services and ask directly whether your specific resort and contract type qualifies for their deed-back or exit program. HGV has publicized a program sometimes called Transitions or a similar voluntary surrender option for owners who are current on fees and want out, though eligibility rules (paid-off loan balance, no liens, resort-specific approval) change over time and vary by which legacy Diamond resort you're in. Don't take a phone rep's first "no" as final. Ask to be transferred to the deed-back or owner relations team specifically, since regular reservations staff often don't know the program exists. If HGV won't take the deed back, your next-best legitimate paths are a licensed real estate attorney in the state where the resort sits, or a resale through a licensed timeshare resale broker. Avoid any company that contacts you out of the blue claiming to have a "buyer already lined up" for your specific week. That is a common scam script (more on this below).

how to sell a timeshare (and why diamond resorts units rarely sell for real money)

You can sell a timeshare through a licensed resale broker, a timeshare-specific marketplace, or a private sale you arrange yourself with a real estate attorney handling the deed transfer. What you almost certainly cannot do is recover what you paid. The resale market for timeshares is brutal. Consumer Reports has documented that most timeshares resell for a small fraction of the original purchase price, and many listings sit for years, or the seller ends up paying the buyer's closing costs and even a cash incentive just to get someone to accept the deed and future maintenance fee obligation ^[3]. Diamond Resorts / HGV Club points are no exception; secondary market listings for Diamond points-based weeks routinely list for $1 to a few hundred dollars, because the buyer is really just taking over your maintenance fee bill, not buying equity. If you do pursue resale, use a broker licensed in the state where the property sits (check your state real estate commission's license lookup) and never pay a large upfront "listing fee" to a company that cold-called you. Legitimate brokers typically earn commission on a completed sale, not a big check up front just to list the unit. For a state-by-state breakdown of cancellation rules that matter before you even try to sell, see timeshare cancellation.

how to get rid of a timeshare you no longer want (including inherited ones)

If you inherited a Diamond Resorts / HGV timeshare from a parent or relative, you are not automatically obligated to keep it, but you also can't just ignore it. In most states, an heir can disclaim (formally refuse) an inheritance, including a timeshare interest, within a set period after the decedent's death, following the state's disclaimer statute. If you disclaim properly and in time, the interest passes as if you never received it. If the estate has already been distributed and the deed is in your name, you're back to the same options everyone else has: deed-back request to HGV, resale, or attorney-assisted exit. Don't assume the timeshare company will simply let the obligation die with the original owner. Many contracts bind heirs or the estate to continued maintenance fees until the deed is formally transferred or surrendered, and unpaid fees can lead to collections against the estate. If you want out and it's not working through normal channels, a same-state real estate attorney experienced in timeshare deeds is usually money better spent than a national exit company you found through a Google ad.

are timeshares scams?

The timeshare product itself is legal, regulated real estate or club-membership contract, not inherently a scam, but the sales and exit industries around timeshares have both drawn heavy and repeated consumer protection action. That distinction matters. The Federal Trade Commission sued the operators of a timeshare exit relief operation, Resort Relief and related defendants, alleging they charged consumers large upfront fees while falsely promising to get them out of their timeshare contracts ^[4]. Several state attorneys general have separately sued or settled with exit companies over deceptive upfront-fee practices targeting timeshare owners. The scam risk sits almost entirely on two ends: high-pressure sales presentations that misrepresent the product as an investment (timeshares are not an investment vehicle and essentially never appreciate), and exit companies that demand large upfront payment and claim they can cancel any contract with no risk to you. A legitimate attorney or program can tell you the realistic odds and the actual process. They cannot promise an outcome, because the resort, not the exit company, ultimately decides whether to accept a deed back.

how much do timeshares cost (purchase price and hidden costs)

Developer purchase price	$23,940 average (2022) [5]	Resale is usually far cheaper but resale units still owe fees
Annual maintenance fee	$1,170 average (2022) [5]	Diamond/HGV points memberships often run higher
Special assessments	Varies, can be $500-$3,000+	Charged separately from annual fee after storms or major repairs
Financing interest (if financed through developer)	Often mid-teens % APR or higher	Check your actual note; developer financing is rarely the cheapest option
Resale value	Often $1 to a few hundred dollars	Buyer usually still assumes future fees

The average price for a timeshare interval purchased new from a developer was $23,940 in 2022, according to the American Resort Development Association's owner survey data, though prices for fixed weeks, points packages, and luxury resorts vary widely and can run well into six figures ^[5]. That number is the sticker price alone and doesn't include financing interest, which timeshare companies often charge at rates in the mid-teens percent or higher on in-house loans. On top of the purchase price, every timeshare owner pays an annual maintenance fee, and this is usually the cost that eventually pushes people to look for an exit. ARDA's own data put the average annual maintenance fee at $1,170 in 2022 ^[5], and fees for Diamond Resorts / HGV Club memberships commonly run from several hundred dollars to well over $1,500 to $2,000 a year depending on points allotment and resort tier. Maintenance fees are not fixed for life; resorts can and do raise them annually, and can also levy one-time special assessments for major repairs or storm damage on top of the regular fee. Here's a rough breakdown of the full ownership cost picture: | Cost category | Typical range | Notes |

how much are timeshares really worth if I want to sell mine

Almost certainly far less than you paid, and possibly nothing. This is the hardest thing for owners to accept, especially when the original salesperson framed the purchase as an investment that would hold or grow in value. Because supply massively exceeds buyer demand (thousands of existing owners are always trying to exit, while few new buyers want a used points contract when they can buy new from the developer with incentives), resale prices for Diamond Resorts / HGV Club interests on licensed marketplaces frequently sit at $1 to low hundreds of dollars, with the seller typically covering the closing and transfer fee. That's not a broker lowballing you. That's the actual market clearing price. If a caller tells you your specific unit is worth thousands of dollars on today's resale market and they have a buyer ready right now, treat that as a major red flag rather than good news. See the scam avoidance section above, and check our timeshare exit companies guide before paying anyone a deposit.

how to sell timeshare through the right channels (step by step)

First, confirm you actually hold clear title with no active loan balance; you generally can't sell (or deed back) a timeshare with an outstanding developer loan until it's paid off, since the lender has a lien on the deed. Second, get your maintenance fees current. Buyers, brokers, and deed-back programs alike will require the account be in good standing before any transfer. Third, decide between three channels: a licensed timeshare resale broker (check license status with your state real estate commission), a peer-to-peer marketplace listing where you handle the transfer yourself with an attorney, or contacting HGV directly to ask about their deed-back program before you spend anything trying to sell. Deed-back, when a resort will accept it, is usually free or low-cost compared to any resale attempt, because you're not trying to find a buyer for something with near-zero market value. Fourth, never wire money or pay a large fee before services are rendered. Legitimate resale brokers earn commission on a closed sale. If someone wants $2,000 to $6,000 upfront just to "process" your exit or listing, verify their business license, read their state attorney general's consumer alert page, and get everything in writing before paying anything.

what red flags mean a diamond resorts exit offer is a scam

The Federal Trade Commission's guidance on timeshares specifically warns consumers to be skeptical of unsolicited offers, and to verify any company's registration and complaint history before paying anything ^[2]. A few specific patterns show up over and over in FTC and state AG enforcement actions against timeshare exit scammers. A cold call or unsolicited email claiming a buyer is already lined up for your exact timeshare, paired with a request for an upfront fee to "secure" the sale, is one of the oldest scripts in the industry and almost never leads to a real sale. Requests for full payment by wire transfer, gift card, or cryptocurrency before any paperwork is filed should stop you immediately; legitimate businesses accept traceable payment methods and provide contracts. Promises that a company can cancel your timeshare no matter what, or claims that they have a special legal process the resort itself doesn't know about, are not credible. No company can force a resort to accept a deed back, and no company can override your state's rescission statute after it has expired. Also watch for pressure to stop paying your maintenance fees or mortgage while the exit company works, sometimes framed as a negotiating tactic against the resort. Don't do this. Missed payments can trigger foreclosure proceedings on the timeshare, collections activity, and credit score damage regardless of whether the exit company ever delivers results ^[6]. Keep paying what you owe until the deed is legally transferred or surrendered.

what does a legitimate exit process actually look like, step by step

A trustworthy path starts with figuring out exactly what you own: pull the deed or contract, identify the exact resort entity and any loan balance, and confirm your fees are current. From there, contact HGV owner services directly and ask, in writing if possible, whether a deed-back or surrender program applies to your specific contract. If HGV declines or is unresponsive, a real estate attorney licensed in the state where the resort is located can review your contract for any grounds to challenge the sale (misrepresentation during the sales presentation, for example) and can handle a negotiated deed-back or, in rare cases, litigation. This costs real money, typically attorney hourly rates or a flat fee, but it's payment for actual legal work with a license on the line, not a guaranteed outcome sold over the phone. Some owners use a structured self-help kit to organize the paperwork, deadlines, and correct department contacts themselves rather than hiring a full-service exit company at a much higher price point. ExitHonest's $149 one-time Timeshare Exit Kit is built for exactly this: a guided packet to help you assemble your contract details, identify your state's rescission rule if you're still in that window, and draft the right request to HGV's deed-back team, without anyone contacting the resort on your behalf or promising a specific result. You can start building yours at /exit-kit-builder. Whatever route you choose, keep copies of every letter, email, and fee payment. If a dispute ever ends up with an attorney general's office or in court, your own paper trail is often the single most useful thing you have.

what if i'm still within my rescission window right now

If you signed a Diamond Resorts or HGV contract within roughly the last week or two, stop reading exit-company ads and go straight to your state's rescission statute. This is by far the easiest exit you will ever have. Rescission periods are set by state law, not by the resort, and they are short, often measured in single-digit calendar days from the date of signing or from receipt of the public offering statement. The FTC's own consumer education page confirms that these cancellation periods and required procedures (often a written notice sent by certified mail) vary by state law ^[2]. Some states count from the contract signing date, others from delivery of disclosure documents, so don't guess; look up the specific number for the state where you signed, usually the resort's home state, not necessarily your home state. Send your cancellation notice exactly the way the statute and your contract require, typically written notice, often required by certified mail with return receipt, before the deadline, and keep proof of mailing. Don't rely on a phone call or a verbal promise from a sales rep that they'll "take care of it." For state-specific rescission windows and mailing requirements, see how do you get out of a timeshare and how to get out of timeshare.

should i just stop paying my diamond resorts maintenance fees

No. This is the single most common mistake owners make when they feel stuck, and it almost always makes things worse. Stopping payment doesn't cancel your contract or erase your deed. It typically triggers a collections process, potential late fees and interest, a possible lien on the property, and in many states, foreclosure on the timeshare interest, which can then be reported to credit bureaus and hurt your credit score for years ^[6]. Timeshare associations pursue delinquent accounts because unpaid maintenance fees get redistributed across the other owners in the pool, and HOAs generally have contractual and, in many states, statutory authority to foreclose on delinquent timeshare interests. If you genuinely cannot afford the fees anymore, contact HGV owner services before you miss a payment and ask directly about deed-back, hardship programs, or a payment plan. That conversation, had early, gives you far more options than a collections letter six months later. If you're already behind, talk to a real estate attorney or a housing counselor before assuming foreclosure is inevitable; sometimes a negotiated surrender is still possible even with fees owed, though the resort will likely require the balance be settled first.

Frequently asked questions

How do I get out of a Diamond Resorts timeshare if I no longer want it?

Confirm which entity holds your deed (Diamond, Sunterra, ILX, or another legacy brand now under Hilton Grand Vacations), get current on fees, and contact HGV owner services to ask about their deed-back or surrender program. If they decline, consult a real estate attorney licensed in the resort's state or attempt a licensed resale, understanding resale value is usually minimal.

How to get out of a timeshare during the rescission period?

Send written cancellation notice exactly as your state's statute and contract require, often by certified mail with return receipt, before the deadline. Rescission periods are set by state law and are short (typically single-digit days), counted from signing or from receipt of disclosure documents depending on the state. Confirm your state's rescission window before assuming any specific day count.

How do you get out of a timeshare after the rescission window closes?

After rescission expires, your realistic options are a resort deed-back or surrender program, a licensed resale (often for minimal or no profit), donating the deed to someone willing to take over fees, or hiring a real estate attorney to negotiate an exit. There's no way to unilaterally void a valid contract once the statutory window has passed.

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

Use a licensed resale broker or a peer-to-peer marketplace and have an attorney handle the deed transfer. You almost certainly will not recover what you paid; most timeshares resell for a small fraction of the purchase price, and many sellers pay closing costs or an incentive just to get a buyer to accept future maintenance fees.

How to get rid of a timeshare I inherited?

Check your state's disclaimer statute; heirs can often formally refuse an inherited interest within a set period after death, and a properly filed disclaimer treats the interest as never received. If the deed already transferred to your name, you're left with the standard options: deed-back request, resale, or attorney-assisted exit.

Are timeshares scams?

The timeshare product itself is a legal contract, not inherently a scam, but sales presentations often misrepresent it as an investment, and it never functions as one. The bigger scam risk sits with exit companies; the FTC has sued operators of exit relief schemes for taking large upfront fees and failing to deliver promised cancellations.

How much is a timeshare, on average?

The average developer purchase price for a timeshare interval was $23,940 in 2022, per ARDA's owner survey data, though luxury resorts and larger points packages can cost far more. On top of that, owners pay an average annual maintenance fee of $1,170, plus occasional special assessments for major repairs.

How much do timeshares cost per year in maintenance fees?

ARDA's 2022 data puts the average annual maintenance fee at $1,170, though Diamond Resorts / HGV Club points memberships commonly run from several hundred dollars to $1,500-$2,000 or more depending on points allotment. Fees typically rise annually and resorts can add separate special assessments after storms or major repairs.

How much are timeshares worth if I try to resell mine?

Often very little; resale listings for used timeshare weeks and points, including Diamond/HGV Club interests, frequently sit at $1 to a few hundred dollars because the buyer is really just assuming your future maintenance fee obligation, not buying appreciating property.

How to sell timeshare without getting scammed?

Use only brokers licensed in the state where the resort sits (verify through the state real estate commission), never pay a large fee before a sale actually closes, and be suspicious of any unsolicited call claiming a buyer is already lined up. Legitimate resale earns commission on completion, not a big upfront check.

Can I just stop paying my Diamond Resorts maintenance fees to force an exit?

No. Stopping payment doesn't cancel the contract; it typically triggers collections, late fees, possible liens, and foreclosure on the timeshare interest, which can damage your credit for years. If you're struggling financially, contact HGV owner services before missing a payment and ask about deed-back or hardship options.

Is Diamond Resorts the same company as Hilton Grand Vacations now?

Hilton Grand Vacations acquired Diamond Resorts in an all-stock deal that closed August 2, 2021. Legacy Diamond contracts are still administered under Hilton Grand Vacations Club, so current owners should contact HGV owner services and reference their original Diamond account number or deed.

What's the difference between a deed-back and a timeshare exit company?

A deed-back is a direct surrender of your deed to the resort or its parent, sometimes free or low-cost, requiring the resort's approval. A timeshare exit company is a third party you pay to negotiate on your behalf; some are legitimate law firms, others charge large upfront fees with no guaranteed result, so verify licensing and complaint history first.

Sources

1. Hilton Grand Vacations, press release on Diamond Resorts acquisition close: Hilton Grand Vacations completed its acquisition of Diamond Resorts on August 2, 2021
2. Federal Trade Commission, Consumer Advice: Timeshares: Timeshare cancellation rights and procedures are set by state law and vary by state
3. Consumer Reports, timeshare resale value reporting: Most timeshares resell for a small fraction of their original purchase price and often carry little to no resale value
4. Uniform Law Commission, Uniform Disclaimer of Property Interests Act (1999): State disclaimer statutes allow heirs to formally refuse an inherited property interest within a defined period
5. Federal Trade Commission, FTC v. Resort Relief case materials: The FTC sued a timeshare exit relief operation for taking large upfront fees while falsely promising to cancel consumers' timeshare contracts
6. American Resort Development Association (ARDA), State of the Vacation Ownership Industry, 2023 edition: Average developer purchase price was $23,940 and average annual maintenance fee was $1,170 in 2022
7. Consumer Financial Protection Bureau, "What is a timeshare?": Missing timeshare payments can lead to foreclosure on the timeshare interest and damage to the owner's credit