How do I get out of a Vistana timeshare?

Last updated 2026-07-26

What is a Vistana timeshare and does it still exist?

Vistana Signature Experiences was the timeshare brand behind Sheraton Vistana Resort, Westin Kierland Villas, Sheraton Broadway Plantation, and similar properties. Marriott Vacations Worldwide acquired Vistana in a deal that closed in August 2022, folding it into Marriott Vacation Club's ownership structure ^[1]. If you bought your week or points interest through Vistana, your contract, deed, or points allocation still exists and is now serviced under the Marriott Vacation Club umbrella. That matters because your exit options now run through Marriott's official channels, not a defunct Vistana customer service line. Maintenance fees, special assessments, and any deed-back or resale programs are administered by Marriott Vacation Club today. A lot of owners searching for a way out don't realize the brand changed hands. If you've been trying to call "Vistana" and getting nowhere, that's likely why. Start by confirming your account status and current servicer through Marriott Vacation Club's ownership services before doing anything else.

How do I get out of a timeshare I just bought (rescission)?

If you signed your Vistana or Marriott Vacation Club purchase agreement recently, your first and best option is rescission, canceling inside the legal grace period every state gives timeshare buyers. This is the cleanest exit there is: no fees, no negotiation, just a written cancellation notice sent before the deadline. Rescission windows are short and vary by state. Florida gives buyers 10 calendar days from the day you sign or the day you receive the last required document, whichever is later, under Florida Statutes section 721.10 ^[2]. The statute states the contract "may be canceled by the purchaser by delivering written notice of the purchaser's intention to cancel within 10 calendar days after the date the purchaser signs the contract" ^[2]. Other states set their own windows (some as short as 3 days, some longer), so confirm your state's rescission window before you assume you're covered or too late. The method matters as much as the deadline. Most state statutes require written notice, often by certified mail with return receipt, sent to the exact address listed in your purchase contract. Don't rely on a phone call or an email to the salesperson. Keep a copy of everything you send and the mailing receipt. If you're still inside this window, you don't need an exit company, a lawyer, or a $149 kit. You need a correctly worded letter sent correctly and on time. That's it.

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

Once rescission has passed, you own the contract, and getting out takes more work. There's no federal law that lets you walk away from a timeshare on demand. Your realistic paths are: sell it, give it back to the resort (deed-back), stop paying and let the resort foreclose, or hire a licensed professional to negotiate an exit. Selling is the most straightforward in theory but the hardest in practice, because timeshare resale values are near zero and many listings never close. Deed-back programs, where the resort takes the deed back at no cost to you, are the most realistic no-cost exit if you qualify. Marriott Vacation Club runs a deed-back option for some owners; eligibility usually depends on the resort, whether the maintenance fees are current, and whether the mortgage (if any) is paid off. Default and foreclosure is the last-resort path some owners end up on, deliberately or not. It damages your credit and the resort can pursue you for unpaid fees in some states, so don't treat it as a free out. This article does not advise you to stop paying what you owe. Talk to a real estate attorney in your state before choosing this route.

How do I get rid of a Marriott Vacation Club or Vistana deed-back?

Marriott Vacation Club's deed-back (sometimes called a voluntary surrender) program lets some owners return their interest with no resale attempt and no exit company fee. It's the best-case scenario if you qualify. Eligibility generally requires the account be current on maintenance fees and any loan balance paid off. Owners with a mortgage still owed to Marriott typically don't qualify until that's resolved. Not every resort in the former Vistana portfolio participates, and availability changes, so you need to call Marriott Vacation Club ownership services directly and ask specifically whether your resort and unit week or points contract qualifies for deed-back or their current exit program name. If you're told no, don't assume that's final forever. Programs get expanded or restructured. It also doesn't hurt to ask about a "licensed to sell" or resale assistance option through the brand's own resale channel, since some Marriott Vacation Club resorts have first-right-of-refusal or in-house resale desks that move inventory faster than the open resale market.

How much is a timeshare (and what's mine actually worth)?

Original purchase prices for timeshare interests average around $24,140 according to the American Resort Development Association's (ARDA) owner survey data cited in ARDA's industry fact sheet. Vistana and Marriott Vacation Club interests, especially larger Westin or Sheraton villa weeks in destinations like Orlando, Hawaii, or Scottsdale, often sold in the $20,000 to $40,000+ range at retail. Resale value is a completely different number. On the secondary market, most timeshare weeks and points resell for a few hundred dollars to a few thousand, and a large share of listings sell for $1 or simply don't sell at all. This gap between what you paid and what it's worth on resale is the single biggest source of owner frustration, and it's also what scam "we'll get you top dollar" resale pitches exploit. Don't let a purchase price of $25,000 fool you into thinking your interest is worth anything close to that today. Price your resale listing like you're trying to give the maintenance fee obligation away, because functionally, that's what a buyer is taking on.

How much do timeshares cost every year (maintenance fees)?

Beyond the purchase price, the real ongoing cost is the annual maintenance fee, and this is usually what pushes owners toward an exit. Industry survey data compiled by ARDA puts the average annual maintenance fee at roughly $1,000 to $1,100, though this varies a lot by resort size, location, and unit type. Maintenance fees for larger units or luxury resorts, which describes a lot of the Westin and Sheraton Vistana-branded properties, commonly run higher than the industry average, sometimes $1,500 to $2,000+ per year for a full week in a two-bedroom villa. On top of the annual fee, special assessments (one-time charges for a roof replacement, hurricane damage, or renovation) can add hundreds or thousands more in a single year with little warning. These fees also climb steadily. Maintenance fee increases of 3% to 5% a year are common industry-wide, which compounds over a decade of ownership into a materially higher bill than what you signed up for. If rising fees are your main reason for wanting out, that's a completely rational financial decision, not buyer's remorse.

How do I sell a timeshare (and does it actually work)?

Selling is legally simple and practically hard. You list the deed or points contract, find a buyer willing to take on the annual fee obligation, and transfer ownership through a closing company or the resort's transfer process. The hard part is finding that buyer. The timeshare resale market is flooded with sellers and short on buyers, because most people who want a Marriott Vacation Club or Westin/Sheraton vacation experience can just buy resale cheap or rent points instead of buying retail. That imbalance is exactly why resale prices sit so far below retail. If you do sell, use a licensed, bonded timeshare resale broker or transfer company, verify any escrow or transfer fees are paid only at closing (never upfront to a company claiming it can promise a sale), and confirm the resort's transfer or right-of-first-refusal process, since Marriott Vacation Club and many former Vistana resorts retain a right of first refusal on resale transfers. Realistically expect a sale price near $0 to a few hundred dollars, and expect it to take months, not days.

Are timeshares scams, or is it the exit industry that's the problem?

The timeshare product itself isn't illegal, and plenty of owners genuinely enjoy their vacations for years. The scam risk shows up in two places: high-pressure sales presentations that misstate resale value or investment potential, and the exit industry that preys on owners desperate to get out. The Federal Trade Commission has warned specifically about resale and exit scams targeting timeshare owners in its consumer alert on timeshare resales, describing schemes where companies charge large upfront fees and promise a sale or exit that never happens ^[3]. As the FTC's alert puts it, "If you're trying to sell your timeshare, be skeptical of anyone who calls out of the blue promising a quick sale" ^[3]. Common red flags include: a cold call claiming to have a "buyer already lined up" for your specific unit, demands for payment by wire transfer or gift card, pressure to decide same-day, and refusal to give you a written contract you can take home and review. Check any company against your state attorney general's consumer complaint database and the Better Business Bureau before paying anything. If you want a structured way to evaluate your own options without hiring an exit company blind, our timeshare exit companies guide walks through how to vet one, and our timeshare call list tracks who to actually contact at each step.

What if I inherited a Vistana or Marriott timeshare I don't want?

Inherited timeshares are a growing headache because heirs often don't know the contract exists until a maintenance fee bill or collections letter arrives. You are not automatically obligated to accept a timeshare interest through an estate; you can disclaim an inheritance, including a timeshare, under most state probate laws, but the process and deadline for filing a disclaimer varies by state and you typically must act before accepting any benefit from the property. If the estate has already been settled and the deed transferred to you, you're now the owner of record and the same options apply: deed-back if you qualify, resale, or working with an attorney on next steps. Don't ignore fee notices assuming the timeshare will just "go away" on its own; unpaid fees can lead to collections activity and, in some states, judgments against the estate or the heir. Contact Marriott Vacation Club directly, explain the ownership passed through inheritance, and ask specifically about their deed-back eligibility for inherited interests. Some resorts have a specific process for this exact situation because it's common enough to have one.

Should I hire an exit company, a lawyer, or do it myself?

This depends entirely on where you are in the process. If you're still inside your rescission window, do it yourself: write the cancellation letter, send it certified mail, done. No company or lawyer is needed for a clean rescission. If you're past rescission and current on fees, try Marriott Vacation Club's own deed-back or exit program first, since it's free if you qualify. Only after that door is closed does it make sense to consider a paid path. A licensed real estate attorney in the state where the resort sits is worth the consultation fee if your situation involves a mortgage balance, a spouse who won't cooperate, an estate, or a resort that's stonewalling a legitimate deed-back request. Attorneys bill by the hour or a flat fee for document work and don't promise outcomes they can't deliver, which is itself a good sign you're dealing with a legitimate professional rather than a marketing operation. Exit companies occupy a middle ground; some are legitimate and do real contract and negotiation work, others are the scams the FTC warns about. If you go this route, verify state business licensing, get a written scope of work, and never pay 100% upfront with no milestones. This is the space our $149 one-time Exit Kit was built for: a flat-fee, do-it-yourself document and checklist package for owners who want structure without paying a company thousands of dollars in success fees or upfront retainers.

What's the real difference between deed-back, resale, and default?

Exit path	Typical cost to you	Timeline	Best for
Rescission	$0 (postage only)	Days (inside state window)	Buyer's remorse, just signed
Deed-back / voluntary surrender	$0 if eligible, sometimes a small admin fee	1 to 6 months	Fees current, no mortgage owed
Resale	$0 to a few hundred dollars, often a loss	3 to 18+ months, may not sell	Owners willing to wait and price low
Attorney-assisted exit	Attorney hourly/flat fee, varies widely	Weeks to months	Complex title, estate, or disputed contract
Default / foreclosure	Credit damage, possible deficiency judgment	Months to years	Last resort only, consult attorney first	Each path trades speed, cost, and certainty differently. Rescission is fast and free but only available in a tiny window. Deed-back is free but gatekept by eligibility rules you don't control. Resale is technically always available but rarely produces real money and can drag on for a year or more. Default should never be your first move; it's what happens when every other door is closed and you decide the ongoing cost outweighs the credit consequence, and that's a decision to make with an attorney, not alone.

How do I avoid a timeshare exit scam while I'm trying to get out?

The FTC's core warning applies directly here: never pay a large fee upfront to a company promising to sell or cancel your timeshare, especially if they contacted you first ^[3]. Legitimate resale brokers and attorneys don't cold-call owners claiming to have a buyer ready. Before paying anyone, check your state attorney general's consumer protection page for timeshare-related complaints or advisories; Florida's Office of the Attorney General, for example, maintains a consumer protection division that fields timeshare resale complaints. Ask for references you can actually verify, ask how many contracts they've closed in the last year with proof, and get every fee structure in writing before signing anything. A legitimate company will let you take the contract home and think about it. A scam operation creates urgency: "this offer expires today," "we need payment now to lock in your buyer." Treat that urgency itself as the red flag. For a broader rundown of how to spot bad actors across the whole exit industry, see our guide on timeshare cancellation and how legitimate cancellation actually works step by step.

Frequently asked questions

How do I get out of a timeshare fast?

The only truly fast, clean exit is rescission, canceling inside your state's legal grace period right after signing. Once that window closes (it's often just days), there's no fast legal exit; deed-back, resale, and attorney-assisted routes all take weeks to months. Anyone promising a fast exit with no waiting period after rescission has passed is a red flag worth checking against your state attorney general's office.

Are timeshares scams?

The timeshare product itself is legal and regulated; the scam risk is concentrated in high-pressure sales tactics and in the resale/exit industry, where the FTC has documented companies charging large upfront fees and never delivering a sale or cancellation. Buy or exit with the same caution: verify licensing, avoid upfront payment demands, and check complaint databases first.

How much is a timeshare?

ARDA's owner survey data puts the average original purchase price around $24,140, though larger units at premium resorts (including many former Vistana properties) often cost $20,000 to $40,000 or more. Annual maintenance fees average roughly $1,000 to $1,100 industry-wide and typically rise 3% to 5% a year.

How do I sell a timeshare?

List through a licensed, bonded resale broker or the resort's own transfer program, disclose the annual fee obligation honestly, and expect a sale price near $0 to a few hundred dollars rather than anything close to what you paid. Never pay a large upfront fee to a company claiming it already has a buyer for you.

How do I get rid of a timeshare I inherited?

If the estate hasn't finalized transfer yet, you may be able to disclaim the inheritance under your state's probate law before accepting any benefit from the property; deadlines vary by state. If the deed already transferred to you, contact the resort about deed-back eligibility for inherited interests, or consult a probate or real estate attorney.

What happened to Vistana, and who do I contact now?

Marriott Vacations Worldwide completed its acquisition of Vistana Signature Experiences in August 2022, folding Westin, Sheraton, and Vistana-branded resorts into the Marriott Vacation Club ownership structure. Contact Marriott Vacation Club ownership services directly for account status, fee questions, and deed-back eligibility rather than searching for old Vistana contact channels.

Does Marriott Vacation Club have a deed-back program for Vistana owners?

Marriott Vacation Club offers a deed-back or voluntary surrender option for some owners, generally requiring maintenance fees to be current and any mortgage balance paid off. Eligibility varies by resort and changes over time, so call ownership services directly and ask specifically whether your unit week or points contract qualifies right now.

Can I just stop paying my Vistana or Marriott Vacation Club maintenance fees?

Stopping payment isn't a safe exit strategy. Unpaid fees can lead to collections, damage to your credit, and in some cases a deficiency judgment against you, depending on your state and whether there's a mortgage on the interest. Talk to a real estate attorney about default consequences in your specific state before making that decision.

How do I know if I'm still inside my rescission period?

Check the exact date you signed your purchase agreement and the date you received all legally required disclosure documents; your state's rescission clock typically starts from whichever is later. Florida gives 10 calendar days under Florida Statutes 721.10; other states set their own windows, so confirm your specific state's rule before assuming you've missed it or still have time.

What's a reasonable price to pay for help exiting a timeshare?

There's no single fair price because legitimate help ranges from a $0 self-filed rescission letter to attorney hourly fees that vary by market and complexity. Be skeptical of any exit company quoting several thousand dollars upfront with no milestone structure. Flat-fee, document-only tools (in the low hundreds of dollars) exist as a middle option for owners doing the legwork themselves.

Will exiting my timeshare hurt my credit?

Rescission, deed-back, and a clean private resale generally don't affect your credit at all since the debt, if any, is resolved through the transaction. Default or foreclosure on a timeshare, by contrast, can appear on your credit report and, depending on your state, potentially expose you to a deficiency judgment for unpaid balances.

How long does a timeshare exit actually take?

Rescission takes days if you're inside the window. Deed-back programs typically take 1 to 6 months depending on the resort's process and your eligibility. Resale can take anywhere from a few months to over a year, and some listings never sell. There's no reliable fast path once rescission has closed.

Sources

1. Marriott Vacations Worldwide, Form 8-K filing on Vistana acquisition close, U.S. Securities and Exchange Commission EDGAR: Marriott Vacations Worldwide completed its acquisition of Vistana Signature Experiences in 2022
2. Florida Statutes Section 721.10, Cancellation: Florida gives timeshare buyers a 10 calendar day cancellation (rescission) period from signing or receipt of documents, whichever is later
3. Consumer Financial Protection Bureau, complaint database entries on timeshare ownership transfer and deed-back disputes: Consumer complaints related to timeshare deed transfers and exit program disputes are tracked by federal regulators
4. Federal Trade Commission, "Timeshares" consumer advice article on resale and exit scams: FTC warning against paying upfront fees to resale or exit companies and advice to check any company out before paying
5. Marriott Vacation Club / Vistana: Official terms describing how Vistana ownership interests and points-based programs operate after the Marriott merger.
6. Florida Senate Statutes: Requirements for timeshare disclosure documents referenced when discussing rescission rights for Florida-based Vistana contracts.
7. Florida Senate Statutes: Statutory requirements for the public offering statement given to timeshare purchasers, relevant to rescission and contract terms.