How to get out of your timeshare contract

Last updated 2026-07-25

How do you get out of a timeshare?

There's no single button. What you actually have, in order of speed and safety, is: the rescission period right after you signed (if you're still in it), a developer deed-back or surrender program, selling or giving it away on the resale market, or hiring a paid exit company as a last resort. Each path has a different cost, timeline, and success rate, and none of them involve just stopping your payments. If you bought in the last few days or weeks, stop reading and go check your rescission deadline first. It's the fastest and cleanest exit on this list. Every state that regulates timeshares gives buyers a short window, often called a "cooling off" period, to cancel for any reason and get a full refund. Florida gives 10 calendar days ^[1]. California gives at least 7 calendar days ^[2]. Some states give as few as 3 days. There is no federal rescission law for timeshares; rescission rights come from state statute, not a federal rule. If that window has closed, your remaining options are all slower and none of them are free. A deed-back or surrender program run by the resort's developer is usually the cheapest legitimate route once rescission is gone, but not every resort offers one and most require your maintenance fees to be current. Selling on the resale market is legal and can work, but timeshares resell for pennies on the dollar, and plenty list for $1 with no takers. Hiring an exit company costs real money ($2,000 to $10,000+ is common) and the industry has a well documented scam problem, which is why any company that promises to cancel your contract deserves real scrutiny before you send a deposit.

How to get out of a timeshare using the rescission window

Rescission is a legal right to cancel your timeshare purchase within a short, state-set window after signing, no questions asked and no penalty owed. It only works if you act inside the deadline and follow your state's exact notice method, usually written notice sent by mail, often certified. Every state's rules differ on the number of days, whether weekends and holidays count, and how notice must be delivered. Florida requires the cancellation notice be sent by certified mail return receipt requested, or personally delivered, within 10 calendar days of signing or of receiving the last document required by law, whichever is later ^[1]. California's Vacation Ownership and Timeshare Act (Civil Code section 11024) sets a minimum 7-day rescission period and voids any waiver of that right ^[2]. Other states with substantial timeshare industries have their own timelines: confirm your state's rescission window with your state attorney general's consumer protection office or the statute itself before you assume you're covered, because a missed technicality can cost you the whole right. A phone call to the sales office is not rescission. You need written notice, sent the way your state's statute specifies, ideally certified mail so you have a delivery record, and you should keep a copy of everything: the letter, the mailing receipt, and your contract's execution date. If you're inside the window right now, this is worth doing today, not next week. For a state-by-state breakdown of exact deadlines and notice requirements, see how to get out of a timeshare.

What if my rescission period already expired?

If your window has closed, you move from a legal right to a set of programs and markets, none of which owe you an exit. The most legitimate next step is asking your resort developer directly whether they run a deed-back, surrender, or "exit" program. Many large developers now offer some form of voluntary surrender for owners who are current on fees and want out, though terms and eligibility vary widely by resort and brand, and there's no federal registry tracking how many owners are accepted versus denied. These programs typically require you to be paid up on maintenance fees and any loan balance, and you generally get nothing for the timeshare itself, you're just handing back a liability. That's still often the best deal available, because it costs you no exit fee and doesn't put you at the mercy of a secondary market that barely exists for most timeshare products. If your resort has no deed-back program, your realistic choices are resale (see the next section), continuing to pay while you look for a deed-back to open up later, or a paid exit service. Don't skip ahead to paying someone $5,000 before you've called the resort and asked, in writing, whether they have a surrender option. That one phone call and follow-up email costs nothing and rules out the cheapest path first. For the mechanics of surrender programs specifically, see timeshare cancellation.

How to sell a timeshare (and what it's actually worth)

You can sell a timeshare through licensed resale brokers, owner-to-owner marketplaces, or by giving it away, but expect to net little or nothing, and expect to possibly pay closing costs out of pocket. The resale market for timeshares is famously weak: units regularly list for $1 and still don't sell because the buyer would also inherit ongoing maintenance fees. The Federal Trade Commission's consumer guidance on timeshares warns that resale value is typically far lower than purchase price and that owners should be skeptical of any resale company that guarantees a buyer or charges a large fee before a sale closes ^[3]. If you do sell, use a licensed real estate broker in the state where the property is located when required, or a reputable timeshare resale marketplace, and never pay a large upfront "listing fee" to a company that cold-called you promising a buyer is already lined up. State consumer protection agencies have specifically warned that this exact pitch, an unsolicited call claiming someone wants to buy your timeshare right now, is one of the most common resale scams ^[4]. Realistically: if your timeshare has a real, transferable deed and reasonably low annual fees at a desirable resort (some coastal Hilton, Marriott, or Disney Vacation Club properties do hold some resale value), you might get a few hundred to a few thousand dollars through a licensed resale platform. If it's a points-based or lower-demand property, plan on giving it away or using a deed-back instead of expecting a sale price. For step-by-step sale mechanics, see how to get out of timeshare.

How to get rid of a timeshare when nobody will take it

If you can't sell it and your resort won't do a deed-back, you still have a few legitimate paths before you consider a paid exit company. First, ask the resort in writing about any hardship, surrender, or "exit" program by name, since these are sometimes only offered to owners who ask directly rather than advertised. Second, check whether a licensed real estate attorney in your state can review your deed for a flat fee and advise on a quitclaim transfer, which sometimes lets you deed the property to a willing party (including, in rare cases, back to the resort) without a broker. Third, understand what happens if you simply stop paying, because owners sometimes ask this. Don't do it as a strategy. Stopping payment on fees you contractually owe can lead to the resort placing a lien on the property, referring the debt to collections, and damaging your credit; some states also allow deficiency judgments if there's an underlying loan. This article isn't telling you to stop paying anything you owe; it's telling you what the consequence looks like so you understand why deed-back and legitimate transfer options matter more than ignoring the bill. Fourth, if you inherited a timeshare you never wanted, some states let an heir formally disclaim (refuse) an inheritance within a set period under the probate process, which can keep the timeshare (and its fee obligation) from ever legally becoming yours. This has to happen correctly and often within months of the death, so talk to the estate's probate attorney early, not after you've already accepted deed or paid a fee.

Are timeshares scams?

The timeshare purchase itself isn't automatically a scam, it's a real, legally regulated product with disclosure rules, rescission rights, and (for the big branded systems) large, established companies behind it. But the industry has two well documented scam patterns you should know before you sign anything or pay anyone: high-pressure sales tactics at the point of purchase, and upfront-fee exit scams once you want out. On the sales side, the FTC's consumer guidance on timeshares warns buyers directly against treating a timeshare as an investment that will appreciate, noting that resale value is generally far below purchase price, and cautions that reselling a timeshare is often much harder than the sales pitch suggests ^[3]. On the exit side, guidance from consumer protection sources is direct: before you pay anyone to help you get out of your timeshare contract, research the company, check its complaint history, and be wary of unsolicited offers, promises of a fast sale, and requests for money up front. Wisconsin's Department of Agriculture, Trade and Consumer Protection has issued a specific consumer alert about timeshare resale and exit scams that collected upfront fees and delivered nothing ^[4]. The honest read: buying a timeshare is a bad financial decision far more often than a scam in the legal sense, because you're paying retail for a product that resells for cents on the dollar. Getting scammed usually happens later, when a company preys on your desire to exit and charges thousands of dollars for a service (or nonservice) it never delivers. That's the point in the process to be most careful.

How much does a timeshare cost (purchase price and fees)?

New timeshare purchases from a developer typically run from about $10,000 to $30,000 or more for a one-week interval or comparable points package, according to long-standing reporting from state consumer protection offices and the FTC's own consumer guidance on timeshares, though luxury or larger units can price higher. On top of the purchase price, owners pay annual maintenance fees, which multiple state consumer agencies and industry reporting have documented averaging roughly $1,000 to $1,200 per year, with real variation by resort size, brand, and location. Here's the part that surprises new owners most: maintenance fees aren't fixed. They rise with inflation and resort upkeep costs, and resorts can levy special assessments, one-time charges on top of the regular fee, for large repairs like roof replacement or storm damage. A special assessment of $500 to $2,000 in a single year is not unusual after a hurricane or a major renovation cycle. None of this shows up in the glossy sales presentation, and it's the single biggest driver of owners wanting out years after they bought. Resale prices tell the real story of what timeshares are actually worth after the fact. Because the original purchase price mostly pays for marketing, sales commissions, and developer profit rather than real estate value, resale prices for the same exact unit often run far below what the first owner paid, and many listings simply don't sell at any price, a pattern the FTC flags directly in its consumer guidance warning against treating timeshares as resalable investments ^[3]. If you're deciding whether to keep paying or exit, run the math on total fees paid over your expected remaining years of ownership against what you'd actually spend renting equivalent vacations on the open market; for many owners, that comparison is what finally makes the decision easy.

How much are timeshares in total over the life of the contract?

The sticker price is the smallest number. A timeshare bought for $20,000 with a $1,100 annual maintenance fee, held for 20 years with fee increases averaging even 4 to 5 percent a year (common given inflation and resort upkeep costs), can mean $40,000 to $50,000 or more in fees alone across the ownership period, before any special assessments. That's on top of the original purchase price, and most timeshare contracts are structured as perpetual deeded ownership or long-term right-to-use agreements, meaning the fee obligation doesn't expire just because you stopped visiting. This is the number sales presentations never model for you, and it's the real reason so many owners eventually look for an exit rather than just accepting rising costs. If you're weighing whether an exit strategy is worth pursuing versus just keeping the timeshare, the fee trajectory over your realistic remaining years, not the original purchase price, is the number that should drive the decision. See maintenance fees resources for how to model your own fee trend.

What are the warning signs of a timeshare exit scam?

Promises to cancel your contract for certain	No legitimate company can promise a specific legal outcome
Large upfront fee before any work is done	Legitimate services typically tie fees to milestones or completion
Unsolicited call, "a buyer wants your unit now"	Classic resale scam script flagged by state consumer agencies [4]
Pressure to decide same-day	Mirrors the pressure tactics used in original timeshare sales
Instructions to stop paying maintenance fees	Can trigger liens, collections, and credit damage regardless of exit outcome
Company won't put fees or timeline in writing	No paper trail if the deal goes wrong
Asks for payment via wire transfer or gift cards	Common in fraud because it's hard to reverse or trace	The consistent guidance to owners is to research any company thoroughly, check its complaint history, and never pay significant money up front for a promised cancellation. Wisconsin's Department of Agriculture, Trade and Consumer Protection has published a consumer alert describing timeshare resale and exit scams that used exactly this playbook: cold calls, false buyer claims, and upfront fees for services never rendered [4]. If a company contacted you first, that alone is reason for real caution. For a working list of companies with track records worth checking, see timeshare exit companies and timeshare call list.

Consumer protection agencies have flagged a consistent pattern in timeshare exit scams, and it's worth knowing the signs cold before anyone calls you. | Red flag | Why it matters |

Should I pay a timeshare exit company, and what should it cost?

Paying a company to help you exit makes sense only after you've ruled out the free and low-cost options: rescission (if still available), a developer deed-back, and a straightforward resale or transfer through a licensed broker. If none of those apply to your situation and you decide to pay for help, know what you're actually paying for and what a fair structure looks like. Legitimate paid help usually falls into two categories: a licensed attorney reviewing your contract and deed for a flat, disclosed fee, or a document preparation service that helps you assemble and send the paperwork for a deed-back, surrender request, or formal transfer. What you should be suspicious of is a company charging thousands of dollars in exchange for a vague promise to "negotiate" your exit with the resort, especially if the fee is due entirely up front and the company won't name the specific legal mechanism (deed-back, quitclaim, surrender) it plans to use. A reasonable, self-directed approach: use a flat-fee toolkit to organize the letters, deed-back requests, and rescission notices yourself, rather than paying a company thousands to make phone calls you can make. ExitHonest's Timeshare Exit Kit is a $149 one-time toolkit built around this idea, giving you the letter templates and step-by-step process for rescission notices, deed-back requests, and documentation, without charging a percentage or a multi-thousand-dollar retainer. It doesn't contact the resort for you and it can't promise a specific outcome, no legitimate service can, but it's built for owners who want to do the legwork themselves at a fraction of typical exit-company pricing.

What should I do this week if I want out of my timeshare?

Start with your contract's execution date and figure out immediately whether you're still inside your state's rescission window; if you are, send written cancellation notice today, by certified mail, following your state's exact requirements. If that window is closed, call your resort's owner services line and ask, in writing via follow-up email, whether they offer a deed-back or surrender program and what the eligibility requirements are. While you wait on that answer, pull your last few maintenance fee statements and your original purchase contract together in one folder. You'll need both no matter which path you take next, whether that's a deed-back application, a resale listing, or a probate disclaimer if this is an inherited unit. Check whether your state attorney general's consumer protection division has a specific timeshare complaint unit or published guidance, since several states track exit-scam complaints and can tell you if a company you're considering has a history ^[4]. Don't sign anything or wire money to a company that called you first. Don't stop paying fees as a strategy to force a resolution. And don't expect to sell for anywhere close to what you paid. Those three things, more than anything else, are what separate owners who get out cleanly from owners who lose more money trying. For the fuller state-by-state process, start at how do you get out of a timeshare.

Frequently asked questions

How do I get out of a timeshare contract legally?

Legally, you either cancel inside your state's rescission window with written notice (the cleanest path), use a developer deed-back or surrender program if one is offered, sell or transfer the deed through a licensed broker, or in rare inheritance cases, disclaim the inheritance in probate before you legally take ownership. There's no federal law that lets you cancel a timeshare at any time; it depends on your state and your resort's programs.

How to get out of a timeshare without hurting your credit?

Stay current on fees while you pursue a deed-back, resale, or rescission, since unpaid balances can go to collections and hit your credit report. A deed-back or surrender completed while you're current on payments typically avoids credit damage; missing payments during a long dispute or scam attempt is the scenario most likely to hurt your score.

How much is a timeshare worth on the resale market?

Often very little. The FTC's consumer guidance on timeshares warns that resale value is typically far below the original purchase price, and many timeshares list for as little as $1 with no buyer ^[5]. Desirable branded properties (some Marriott, Hilton, or Disney Vacation Club units) can hold more value than generic points programs.

How much does it cost to hire a timeshare exit company?

Paid exit companies commonly charge $2,000 to $10,000 or more, often collected up front. Consumer protection guidance warns against paying large sums before any work is done and before checking a company's complaint history ^[6]. Compare that to a flat-fee, self-directed toolkit, or to a deed-back program, which typically costs nothing if your resort offers one.

What is the rescission period for a timeshare?

It varies by state. Florida requires cancellation notice within 10 calendar days of signing or receiving the final required documents ^[1]. California requires a minimum 7-day rescission period under Civil Code section 11024 ^[2]. Confirm your specific state's window with its statute or attorney general's office, since a missed deadline forfeits the right entirely.

Can I just stop paying my timeshare maintenance fees?

This isn't advice to follow. Stopping payment on fees you contractually owe can lead to a lien on the property, collections activity, credit damage, and in some states a deficiency judgment. If you want out, pursue rescission, deed-back, resale, or legitimate legal advice, rather than simply defaulting.

Are timeshares a scam?

The purchase itself is a regulated, legal product, not automatically a scam, though it's usually a poor financial decision given resale value collapse and rising fees. The bigger scam risk comes later: upfront-fee exit and resale scams that state consumer protection agencies have specifically warned about ^[6].

How do I sell my timeshare fast?

Use a licensed resale broker or a reputable owner marketplace, price realistically (often near $0 to a few hundred dollars for most non-luxury properties), and disclose maintenance fees upfront to attract a real buyer. Avoid any company that calls you first claiming a buyer is already lined up; that's a documented scam pattern ^[6].

What is a timeshare deed-back program?

A deed-back (or surrender) program lets you transfer your timeshare deed back to the resort developer, usually for no payment either direction, ending your ownership and future fee obligation. Not every resort offers one, and most require you to be current on fees and any loan balance before they'll accept the surrender.

I inherited a timeshare I don't want. What can I do?

Some states allow an heir to formally disclaim an inheritance during probate, which can prevent the timeshare (and its fees) from becoming legally yours in the first place. This has to be done correctly and often within a limited window, so talk to the estate's probate attorney early rather than after accepting the deed.

How much do timeshares cost to buy new?

New developer purchases commonly run $10,000 to $30,000 or more for a one-week interval or comparable points package, plus annual maintenance fees that industry and state consumer reporting have placed around $1,000 to $1,200 a year on average, with real variation by resort. Special assessments for major repairs can add $500 to $2,000 or more in a single year.

How long does it take to get out of a timeshare?

Rescission, if you're still inside the window, can resolve in days to a few weeks once your written notice is processed. Deed-back programs typically take a few weeks to a few months. Resale has no guaranteed timeline and can take months or years, or never happen. Paid exit companies often quote 12 to 24 months, with no guaranteed outcome.

What should I never do when trying to exit a timeshare?

Never pay a large fee up front to a company that promises to cancel your contract for certain, never wire money or send gift cards to someone who called you first, and never stop paying fees you contractually owe as a strategy. Those three mistakes account for most of the money owners lose while trying to get out.

Sources

1. California Civil Code section 11024: California sets a minimum 7-day rescission period for timeshare purchases and voids waivers of that right
2. Federal Trade Commission, consumer guidance on vacation and timeshare plans: Rescission and resale realities for timeshare purchases are addressed in the FTC's direct consumer guidance
3. Wisconsin Department of Agriculture, Trade and Consumer Protection, consumer alert on timeshare resale scams: State consumer protection agency has issued alerts on timeshare resale and exit scams using upfront fees and false buyer claims
4. Consumer Financial Protection Bureau: Explains what a timeshare is and general considerations for consumers considering purchase or exit
5. Nolo: State-by-state rescission period lengths for canceling a timeshare contract
6. Congress.gov: Legislative context on timeshare consumer protection efforts
7. Better Business Bureau: Warning signs and complaint patterns for timeshare exit companies