How can i get out of a timeshare contract

Last updated 2026-07-24

How do you get out of a timeshare, exactly?

There are really only four legitimate doors out: rescission (canceling inside your state's cooling-off period), a developer deed-back or surrender program, selling or giving away the contract on the resale market, or hiring a legitimate transfer/exit service to negotiate a release. Everything else is either a long shot (letting it go to foreclosure and taking the credit hit) or a scam wearing a nice logo. Which door works for you depends almost entirely on timing. If you signed in the last week or two, rescission is your best and cheapest option, often free. If you're years in, you're looking at deed-back, resale, or paying someone to negotiate a release, and each of those has real costs and real timelines. The Federal Trade Commission has warned that timeshare owners looking to exit are frequent targets of resale and exit scams, and that consumers should be skeptical of companies promising guaranteed results for large upfront fees. That's not pessimism, that's the honest starting point. Anyone who tells you cancellation is a sure thing is selling you something. Start by pulling your original purchase contract and finding the date you signed. That single date determines whether you even still have a rescission option, so don't skip it.

How to get out of a timeshare during the rescission window

Every state has some form of cooling-off period for timeshare purchases, typically ranging from 3 to 15 calendar days depending on the state, and Florida law, for example, gives buyers 10 calendar days to cancel under Fla. Stat. § 721.10 ^[1]. This is by far the cleanest exit that exists. To cancel, you generally need to send written notice, often by certified mail with return receipt, to the address specified in your contract, before the window closes. Some states count from the signing date, others from the date you received the public offering statement or final documents, so read your specific contract's rescission clause rather than assuming. Do this even if the salesperson told you cancellation isn't possible or that you'll lose your deposit. That's a common pressure tactic, not law. Confirm your state's rescission window and its exact notice requirements with your state attorney general's consumer protection office before you rely on any timeline you read online, including this one, because these rules change and vary by state. Keep copies of everything: the notice you send, the mailing receipt, and any confirmation from the resort. If you're past your window, see how to get out of a timeshare for what changes once rescission isn't available anymore.

How to get rid of a timeshare after the rescission window closes

Once rescission has passed, you're choosing between deed-back, resale, transfer, or paying for exit help, and the honest answer is that none of these are instant and none come with a promised outcome. Deed-back (also called surrender or take-back) programs let you hand the deed back to the resort, sometimes for a fee, sometimes free, if your account is current and the property qualifies. Some major operators run their own programs; you have to ask directly and in writing, because these aren't always advertised. This is usually the cheapest legitimate path if it's offered to you. Resale means selling your timeshare on the secondary market, which is realistic mainly for desirable, paid-off deeded weeks; many owners find they can't sell for any meaningful price because resale demand is weak and maintenance fees make the product unattractive to buyers. Transfer means finding someone willing to take over the contract, sometimes for $1, sometimes you pay them to take it. Be careful here: a transfer that doesn't properly re-record the deed can leave you legally on the hook for fees even after you think you've handed it off. Paying an exit company to negotiate a release with the resort is the route most owners end up considering after a few years of frustration, and it's also where most of the scam risk lives, covered below.

How to sell a timeshare (and why it's harder than you think)

To sell a timeshare, you list it through a licensed timeshare resale broker or a marketplace, price it realistically (often near $0 to a few hundred dollars for many weeks-based units), and disclose the annual maintenance fee upfront because that's what actually drives buyer interest or disinterest. The secondary market for timeshares is famously weak. State consumer protection offices have long noted that resale values for timeshares often run a small fraction of the original purchase price, and many units simply don't sell at any price because ongoing maintenance fees make them a liability rather than an asset to a buyer. If you do try resale, never pay a large upfront fee to a company that claims to have a buyer already lined up. That's one of the oldest timeshare resale scams around, and the FTC has flagged this exact pattern in its consumer alerts about advance-fee resale schemes. Legitimate brokers typically get paid at closing, not before. Also check whether your specific resort has a first-right-of-refusal clause. Some contracts require you to offer the deed back to the developer before selling to a third party, and skipping that step can void your sale.

Are timeshares scams?

The timeshare product itself is legal and regulated in every state, so no, timeshares aren't inherently scams. But the industry has a long, well-documented history of aggressive sales tactics, and a separate secondary industry of exit scams has grown up around frustrated owners, and that part absolutely deserves the word scam. The FTC has brought enforcement actions against timeshare exit companies that took large upfront fees and delivered little or nothing. In FTC v. Newton Group Transfers, the agency alleged the operation collected upfront fees from consumers by falsely promising to sell or transfer their timeshares, and the case resulted in a stipulated order with monetary judgments against the defendants. The pattern the FTC describes again and again: companies exploit owners who are "desperate to get out of their timeshare contracts". The pattern to watch: a company cold-calls or advertises, promises an easy way out, asks for $2,000 to $10,000 upfront before doing any work, and then goes quiet or strings the owner along with excuses. Some victims report being told to stop paying maintenance fees, which then damages their credit and can trigger foreclosure, on top of the money already lost. So the honest framing is: the original purchase can be a legitimate, if often overpriced, vacation product. The exit side of the industry has a real and well-documented scam problem, and that's where you need the most caution. See timeshare exit companies for how to vet one before paying anything.

How much do timeshares cost?

New developer purchase price	$15,000 to $50,000+
Resale price (same unit, secondary market)	$0 to $3,000
Annual maintenance fee	$800 to $1,500+
10-year maintenance fee total (at ~5% annual increase)	$10,000 to $19,000+
Special assessment (occasional, not annual)	$300 to $5,000+	This is why so many owners feel stuck: they paid five figures upfront, then keep paying rising fees indefinitely, while the resale value of the same unit can be close to zero. That gap is exactly what exit scams exploit, and it's also why deed-back and legitimate transfer options matter so much once you're past rescission.

Individual weeks range from a few thousand dollars for older resale units up to $50,000 or more for luxury fractional or points-based products bought new from a developer. Multiple consumer surveys over the years have put the average new-purchase price somewhere in the $20,000 to $24,000 range, though exact figures shift year to year and by product type, so treat any single average as a rough benchmark rather than a fixed number. On top of the purchase price, annual maintenance fees commonly run in the $1,000 to $1,200 range per year industry-wide, and these fees typically rise faster than general inflation, plus owners can face special assessments of several hundred to several thousand dollars for major repairs or renovations, billed separately and often without much warning. Here's a rough cost comparison over a 10-year hold: | Cost type | Typical range |

How to get out of timeshare maintenance fees specifically

You can't stop paying maintenance fees just because you want out; those fees are a contractual obligation tied to ownership, and stopping payment before you have a documented release or deed transfer can trigger late fees, collections, foreclosure, and credit damage. The fee obligation ends when the deed is legally out of your name, whether that's through a completed deed-back, a recorded resale transfer, or a foreclosure process the resort initiates (which you should not treat as a shortcut, since it damages credit for years). If fees have become unaffordable, contact the resort's owner services department directly and ask, in writing, whether they offer a deed-back or hardship surrender program. Some do, especially for older or fully paid-off weeks that cost them more to service than they're worth to resell. Get any agreement in writing before you stop paying anything. See maintenance-fees style resources or your resort's owner portal for their specific hardship policy language, since this varies enormously by management company.

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

Inheriting a timeshare doesn't obligate you automatically; heirs generally have the right to disclaim (formally refuse) an inheritance, including a timeshare interest, through the probate process, though the exact procedure and deadline depend on state probate law. If you've already accepted the deed or started paying fees, you may be treated as having accepted the obligation, so acting fast, before you pay anything or use the property, matters. Talk to the estate's probate attorney about a formal disclaimer, which passes the interest to the next heir in line or back to the estate, rather than to you. If disclaiming isn't an option because you already accepted it, you're back to the standard menu: deed-back program, resale, or a legitimate transfer. Resorts sometimes have a specific process for heirs who don't want inherited weeks, so ask their owner services team directly rather than assuming there's no path.

How do I know if a timeshare exit company is legitimate or a scam?

A legitimate exit company or attorney will explain the process, give you a written contract describing exactly what work they'll do, and typically won't demand full payment upfront before any work begins. A scam operation leads with a promise that sounds too easy, pressures you to decide same-day, and wants a large payment before lifting a finger. Red flags that regulators repeatedly flag include: unsolicited cold calls about your specific timeshare, promises that you're '100% certain' to get out, requests for payment by wire transfer or gift card, and pressure to stop paying your maintenance fees or mortgage as part of the 'strategy'. Before paying anyone, check the company's name against your state attorney general's consumer complaint database and the Better Business Bureau, and search '[company name] complaints' plus the current year. Ask for the license or bar number if they claim to be a law firm, and verify it independently rather than trusting a number on their own website. A reasonable, transparent flat-fee product, like a self-directed toolkit that helps you understand your contract, your state's rescission rules, and how to approach the resort yourself, is a very different thing from a company charging thousands and promising a sure outcome. That's the gap ExitHonest's $149 Timeshare Exit Kit is built for: a fixed, one-time cost to help you build your own exit paperwork and strategy, not a promise that we'll call the resort or promise a specific result. Check out the exit-kit-builder if you want that structure without an open-ended bill.

What happens if I just stop paying?

Stopping payment without a completed deed transfer or written release triggers the same consequences as defaulting on any secured debt: late fees, referral to collections, potential foreclosure on the timeshare interest, and damage to your credit report that can last up to seven years under the Fair Credit Reporting Act's standard reporting period ^[2]. Some owners do end up in a de facto foreclosure because they can't sell, can't get a deed-back accepted, and can't afford an exit company, and the resort eventually forecloses on the unpaid interest. This does eventually end the ownership and fee obligation, but it's not a strategy, it's a last resort with real credit consequences, and it should never be something a company advises you to do on purpose as a shortcut. If you're behind on payments already, talk to the resort's owner services or collections department directly about a hardship deed-back before assuming foreclosure is your only option. Some companies would rather take the deed back than pursue a foreclosure that costs them money too.

Can a lawyer get me out of my timeshare?

A licensed attorney can review your specific contract for state-specific rescission rights, misrepresentation claims, or contract defects that might support cancellation, and can negotiate directly with the resort or file suit if there's a legitimate legal theory, but a lawyer also cannot promise a specific outcome any more than an exit company can. What a good consumer-protection or real estate attorney adds over a general exit company is actual legal accountability: bar licensing, malpractice insurance, and a fiduciary duty to you. If a company claims to have 'attorneys on staff' but won't name them or give you a bar number to verify, that's worth treating with real skepticism. Expect attorney fees for this kind of work to run from a few hundred dollars for a contract review consultation up into the thousands for active negotiation or litigation, and ask for a clear fee structure before hiring anyone. Your state bar association's lawyer referral service is a legitimate place to find someone rather than responding to an unsolicited ad.

What should I do first, this week?

Pull your contract and confirm your purchase date, then check whether your state's rescission window is still open; if it is, send written cancellation notice immediately, by certified mail, following your contract's exact instructions. That's the cheapest and fastest exit and it costs you a stamp. If rescission has passed, call the resort's owner services line directly and ask, in plain language, whether they have a deed-back or surrender program. Get any answer in writing. Do this before you pay any third party anything. Then check your state attorney general's consumer protection page and the CFPB's consumer complaint resources ^[3] for current scam warnings specific to your state, since enforcement actions and known scam operators change over time. If you decide to explore resale, transfer, or a paid exit service after that, you'll be doing it with a realistic picture of cost and timeline instead of a sales pitch. For a state-by-state look at rescission rules, see how do you get out of a timeshare and timeshare cancellation.

Frequently asked questions

How to get out of a timeshare contract legally?

Cancel during your state's rescission window if you're still inside it (a matter of days after signing), or pursue a deed-back, resale, or legitimate transfer after that window closes. No method skips your state's legal process. Confirm your specific state's rules with your attorney general's office before acting, and never pay large upfront fees for a promised cancellation.

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

Ask the resort directly about a deed-back or surrender program, try to sell or transfer the deed through a licensed resale broker, or hire a vetted attorney or exit company to negotiate a release. Each option has real costs and no certain outcome. Avoid stopping fee payments before any of these is fully documented in writing.

How do you get out of a timeshare if the resort won't take it back?

Try resale or a no-cost transfer to someone willing to take over the deed, check for a first-right-of-refusal clause first, and consider a consumer-protection attorney if there's a misrepresentation claim. If none work, some owners let it go to foreclosure as a last resort, which ends the obligation but damages credit for years under FCRA reporting rules.

How to sell a timeshare that won't sell?

Lower the price toward what buyers actually pay, often near $0 for many weeks-based units, list with a licensed resale broker, and disclose the maintenance fee honestly since that's what scares off buyers. If it truly won't sell, ask the resort about deed-back before paying anyone an upfront resale fee.

How to get rid of a timeshare for free?

The two free-or-low-cost paths are rescission (a stamp and certified mail, inside your state's short cancellation window) and a developer deed-back program if your account is current and the resort accepts it. Both cost you time and paperwork, not thousands of dollars, so try these before paying any exit company.

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

The timeshare product is legal and regulated, though sales tactics are often aggressive. The bigger scam risk sits in the exit industry: the FTC has brought enforcement actions, including against Newton Group Transfers, against exit companies charging large upfront fees for promised cancellations they never delivered. Vet any exit company against your state attorney general's complaint database first.

How much is a timeshare, on average?

New developer purchase prices commonly fall in the $15,000 to $50,000 range depending on the product, with industry surveys over recent years putting the average new-purchase price around $20,000 to $24,000. Resale prices for the same unit are often a small fraction of the original cost, sometimes near $0, because buyer demand is weak relative to supply.

How much do timeshares cost per year in maintenance fees?

Average annual maintenance fees commonly run in the $1,000 to $1,200 range industry-wide, though fees vary by resort size and amenities and tend to rise faster than general inflation most years. Owners can also face separate special assessments of a few hundred to several thousand dollars for major repairs, billed on top of the regular annual fee.

Can I get out of a timeshare if I inherited it and never wanted it?

Yes, generally, if you act before accepting the deed or paying fees. Heirs can typically disclaim an inheritance through probate, passing it to the next heir or back to the estate. Once you've accepted the deed or started paying, you're treated as an owner and need to use deed-back, resale, or transfer instead.

What is a timeshare rescission period and how long is it?

It's a legally required cooling-off window, right after signing, letting a buyer cancel without penalty. Length varies by state, commonly a matter of days (Florida gives 10 calendar days under Fla. Stat. § 721.10). Always confirm your exact state's window and notice requirements before assuming a deadline.

Is it worth paying a timeshare exit company?

It can be, for a legitimate, transparent company with a clear fee structure and no promise of a specific outcome. It's not worth it for any company demanding thousands upfront and promising a 100% sure result, a pattern the FTC has pursued in enforcement actions like FTC v. Newton Group Transfers. Check state AG complaint databases before paying anyone.

Will stopping timeshare payments hurt my credit?

Yes. Stopping payment without a documented release or completed deed transfer can lead to collections, foreclosure on the timeshare interest, and a credit report entry that can remain for up to seven years under the Fair Credit Reporting Act's standard reporting period. It's a last resort, not a cancellation strategy.

Can a timeshare company force me to keep paying maintenance fees forever?

As long as your name is on the deed, yes, the fee obligation continues indefinitely and typically rises over time. It ends only when the deed leaves your name through deed-back, resale transfer, or foreclosure. There's no age or year limit after which fees automatically stop on their own.

Sources

1. Florida Statutes § 721.10, Cancellation of purchase contract: Florida's 10-calendar-day timeshare rescission period
2. FTC v. Newton Group Transfers, LLC, Federal Trade Commission enforcement action against a timeshare exit company: FTC enforcement action alleging upfront-fee timeshare exit scam and resulting monetary judgment
3. Fair Credit Reporting Act, 15 U.S.C. § 1681c (Requirements relating to information contained in consumer reports): Negative credit information, including collections and foreclosure, generally reportable for up to seven years
4. Consumer Financial Protection Bureau, "What is a debt collector allowed to do?" consumer guidance: Consequences of nonpayment including collections activity following unpaid contractual debts like maintenance fees
5. Cornell Law School Legal Information Institute: Certain debts, including some contractual obligations like timeshare fees, may or may not be dischargeable in bankruptcy depending on the circumstances under the U.S. Bankruptcy Code.
6. Nevada Legislature: State timeshare statutes, such as Nevada's, establish a rescission period during which buyers can cancel a timeshare purchase contract without penalty.
7. Federal Trade Commission: Consumers should be wary of common scam tactics used by fraudulent companies, relevant to identifying illegitimate timeshare exit companies.