How to cancel a Marriott timeshare: the real steps

Last updated 2026-07-25

How do I cancel a Marriott timeshare during the rescission period?

If you just bought a Marriott Vacation Club or Vistana points package, you likely have a short legal window to cancel for a full refund, no questions asked. This is called a rescission period, and it's set by the state where you signed, not by Marriott. The steps are simple but the timing is not forgiving. Find your contract's cancellation clause, it will state the deadline and the required delivery method. Write a short, clear cancellation letter stating you are rescinding the purchase, include the contract number, date of purchase, and your signature. Send it by a method that gives you proof of delivery and timing, certified mail with return receipt is the standard choice, and keep copies of everything. Do not rely on a phone call to the sales office or a verbal promise from your salesperson. Verbal cancellations are nearly impossible to prove later if Marriott's records don't match your memory. The written notice, sent to the exact address named in the contract (often the escrow agent or the developer's legal department, not the sales center) is what protects you. Rescission windows vary sharply by state. Florida gives purchasers 10 calendar days to cancel a timeshare contract under Florida Statutes 721.10 ^[1]. California requires disclosure of a cancellation right and generally allows at least 7 days depending on the type of interest, under California's Vacation Ownership and Time-Share Act ^[2]. Some states give as few as 3 days. Because Marriott sells across dozens of states and the exact number tied to your purchase depends on where you signed, confirm your state's rescission window before you do anything else, ideally by checking your state attorney general's consumer protection page or the statute cited in your contract. If you're inside this window right now, this is by far the cheapest and fastest way out. No fee, no negotiation, no exit company needed.

What if my rescission period has already passed?

Once the rescission window closes, canceling a Marriott timeshare gets a lot harder, but you still have real options. You're now looking at a permanent exit, not a refund, and Marriott will not simply let you walk away because you've changed your mind. The first place to check is Marriott Vacation Club's own deed-back or surrender program. Marriott has at various times operated internal programs (sometimes discussed under names tied to owner services) that let qualifying owners return a deeded week or points ownership back to the company, usually with conditions: the account must be current on fees, the ownership often must be paid off, and not every resort or point product qualifies. Call Marriott Vacation Club Owner Services directly and ask what surrender or deed-back options currently exist for your specific contract, since availability changes and isn't offered to every owner. If Marriott won't take it back, resale is the next real path, though expect a steep price reality check (details below). Some owners also transfer ownership through a licensed attorney-assisted deed transfer, which differs from a scam "transfer service" charging thousands upfront (more on spotting those below). For a broader look at every legitimate exit path, including which order to try them in, see how to get out of a timeshare.

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

This is the question most owners are really asking, and the honest answer is: slowly, and usually not for free. Start by getting current on payments. Whatever exit path you pursue, being behind on maintenance fees or your loan makes every option worse, including deed-back eligibility, resale value, and your credit. We're not telling you to stop paying what you owe, that's the single fastest way to get sued, sent to collections, or foreclosed on for a deeded week. Next, request a written account summary from Marriott showing your loan balance (if any), maintenance fee status, and ownership type (deeded week vs. points-based Vacation Club product). This document matters for every option below, resale buyers, attorneys, and Marriott's own deed-back reviewers will all ask for it. Then work through these in rough order of cost, cheapest first: 1) internal deed-back or surrender request to Marriott, 2) resale through a licensed timeshare resale broker (expect near-zero or negative net value, see the cost section below), 3) a paid, fixed-fee exit service or attorney that reviews your contract for legitimate exit paths (breach of contract, non-disclosure, elder abuse in the sale, etc.), and 4) as an absolute last resort for deeded weeks with no market value, letting the deed lapse into foreclosure, which will hurt your credit and should only be considered after talking to a real estate attorney in the state where the property sits. For a deeper walkthrough of each path with state-specific nuance, see how do you get out of a timeshare and timeshare cancellation.

How do I sell a Marriott timeshare?

You can sell a Marriott timeshare, but the resale market is brutal, and most sellers get little or nothing back. The core problem: Marriott (and every major developer) keeps selling new inventory directly, which undercuts resale prices constantly, and buyers know they can often get the same points or week for a fraction of retail through resale marketplaces. Realistic steps: list through a licensed timeshare resale broker or a reputable marketplace (search for state licensing where required, some states like Florida regulate timeshare resellers). Price it honestly, many Marriott weeks and points packages resell for a few hundred to a few thousand dollars, and some, particularly older or less desirable weeks, sell for $1 or even get given away because the maintenance fee obligation is the real cost, not the ownership itself. Expect to pay closing costs, a transfer fee to Marriott (Marriott Vacation Club charges resale transfer fees that vary by product, confirm current fees directly with Owner Services since these change), and possibly a broker commission. Do not pay a large upfront "listing fee" to any company claiming to have a waiting buyer, that's one of the most common scam setups in this industry (see the scam section below). If your unit has very low resale demand, selling for a token amount, or even giving it away through a deed-back to Marriott if eligible, is often more realistic than expecting a payout. For general resale mechanics that apply across brands, see how to sell timeshare.

How much does a Marriott timeshare cost?

Marriott timeshare purchase prices vary enormously by resort, season, and unit size, but industry survey data gives a useful anchor. The American Resort Development Association (ARDA), the timeshare industry's trade group, has reported average U.S. timeshare purchase prices in the low-to-mid $20,000s and average annual maintenance fees around $1,000 to $1,200 in its recent State of the Vacation Ownership Industry survey summaries ^[3]. Marriott Vacation Club products, being a premium brand, often run above that average, with points packages commonly priced from roughly $20,000 to well over $40,000 depending on the number of points and resort tier, though Marriott doesn't publish a single public price list since pricing depends on the sales presentation, promotions, and package size. The purchase price is just the entry cost. Annual maintenance fees are the number that actually drives most owners to look for an exit years later. Marriott owners frequently report annual fees in the $1,000 to $2,000+ range per week-equivalent depending on unit size and resort, with points-based accounts billed on a per-point maintenance fee that Marriott adjusts annually. On top of that, special assessments (one-time charges for major repairs, storm damage, or renovations) can add hundreds or thousands of dollars in a single year without warning. These fees are contractual obligations, not optional, and unpaid fees can lead to late penalties, loss of usage rights, and eventually collections or foreclosure on a deeded week.

How much are timeshares really, once you add it all up?

Upfront purchase price	$10,000 to $40,000+ (industry avg. roughly $24,000)	ARDA industry survey data [3]
Annual maintenance fee	$800 to $2,000+ (industry avg. roughly $1,000 to $1,200)	ARDA industry survey data [3]
Special assessments	$0 to several thousand, irregular	Varies by resort
Resale value (years later)	Often $0 to a few thousand	Resale marketplace data
Exit/transfer fees	$0 (deed-back) to several thousand (paid exit services)	Varies by provider	Over a 10-year ownership, maintenance fees alone at roughly $1,100 a year add up to about $11,000, not counting fee increases (which typically outpace general inflation) or any special assessment years. That's before you factor in that the purchase price itself is rarely recovered at resale. This is why so many owners, especially those who bought under sales pressure or inherited a contract from a parent, start looking for a legitimate exit once the math sinks in.

Here's a simple way to see the real math, using industry survey figures rather than any one resort's numbers. | Cost component | Typical range | Source |

Are timeshares scams?

The timeshare product itself is legal in every U.S. state, it's a regulated real estate or vacation-interest product, not inherently a scam. But the space around timeshare ownership, especially the exit side, is full of real fraud, and the sales side has a long history of aggressive, misleading tactics that regulators have repeatedly acted on. The Consumer Financial Protection Bureau maintains a public complaint database where consumers have filed complaints tied to timeshare loans and servicing, and state attorneys general have brought enforcement actions against exit companies for deceptive practices ^[4]. A common pattern regulators describe: a company calls or emails claiming they have a buyer lined up or can guarantee your exit, then asks for an upfront fee ranging from several hundred to several thousand dollars, and then the promised sale or cancellation never happens. Several state attorneys general, including in Missouri, have sued timeshare exit companies and described this same pattern: taking large upfront payments while failing to deliver the promised timeshare cancellations, leaving consumers out thousands of dollars with no resolution. So the honest answer: timeshares aren't scams in the legal sense, they're expensive, hard to exit, and often oversold on vacation value versus real cost, which is a different problem than fraud. But the exit industry has a real scam problem, and you should assume any company demanding a large upfront fee with no escrow protection and no verifiable track record deserves serious skepticism. For a rundown on what legitimate exit help looks like versus what to run from, see timeshare exit companies and exit scam awareness.

How can I tell a legitimate Marriott exit option from a scam?

A few consistent red flags separate real exit help from a scam, and they show up in almost every state attorney general action on this topic. First, an unconditional promise of success. No legitimate company can promise Marriott will accept a deed-back, that a resale buyer exists, or that a court will cancel your contract. Anyone who claims certain success before reviewing your contract is making a claim they can't back, and enforcement actions against exit companies repeatedly cite exaggerated success claims as part of the deception. Second, large upfront fees with no escrow or refund terms in writing. Legitimate fee-for-service arrangements exist (attorneys, licensed transfer specialists), but the terms should be in a signed agreement you can walk away from, and payment structures that protect you (like fees held in escrow until work is done) are a good sign, while a demand for full payment by wire transfer before any work starts is not. Third, pressure to act immediately, often paired with a claim that "Marriott is changing its policy" or "this offer expires today." Real exit paths, deed-back requests, resale listings, attorney contract review, don't expire on a sales clock. Fourth, unsolicited contact. If a company calls you out of nowhere claiming to specialize in Marriott exits and already knows details about your contract, be skeptical about where they got your information and what they're actually selling. A reasonable approach: verify any company through your state attorney general's consumer complaint database and the Better Business Bureau, ask for their fee structure and refund policy in writing before signing anything, and never let anyone rush you. If you want a structured way to organize your contract details, deadlines, and documentation before contacting Marriott or any exit provider, ExitHonest's $149 one-time Exit Kit Builder walks you through gathering what you need. It does not contact Marriott for you and does not promise a specific outcome, since no legitimate service can promise one.

What should I do if I inherited a Marriott timeshare?

Inherited timeshares create a specific mess: you didn't sign the original contract, but depending on your state and how the estate was handled, you may still owe the maintenance fees. Whether you're legally obligated depends on whether you formally accepted the inheritance (through probate) or whether you can disclaim it. If the estate is still in probate, an executor can generally disclaim (refuse) the timeshare interest before it transfers, which may avoid inheriting the fee obligation entirely, though state probate law controls this and it's worth confirming with a probate attorney in the state where the estate is being handled. If you've already accepted the deed or the transfer has completed, you likely need to pursue the same options as any other owner: contact Marriott about deed-back eligibility, attempt resale, or get legal advice about disclaiming a completed transfer (harder, but sometimes possible depending on timing and state law). Do not simply ignore the fee notices, assuming the timeshare will "go away" on its own. Unpaid fees can go to collections and, depending on the state and ownership type, affect the estate or the heir's credit. Contact Marriott Owner Services early, explain the inheritance situation, and ask specifically what deed-back or hardship options exist for inherited accounts.

How do rescission rules differ by state for Marriott buyers?

Because Marriott sells timeshares across many states, and increasingly through points-based systems that can involve multiple resort locations, the rescission period tied to your contract depends on the state where you actually signed the purchase documents, not necessarily where the resort is located. A few examples to show the range: Florida's timeshare rescission period is 10 calendar days after signing or after receiving the public offering statement, whichever is later, under Fla. Stat. 721.10 ^[1]. The statute states the purchaser "has the right to cancel the contract until midnight of the 10th calendar day following the date of execution of the contract" ^[1]. California generally provides a statutory cancellation right, with specifics under its Vacation Ownership and Time-Share Act of California Business and Professions Code ^[2]. Other states set their own separate windows and required cancellation procedures, some shorter, some with different notice requirements. Because getting this wrong costs you the entire refund, treat the state-specific number in your own contract as the only number that matters, and verify it against your state attorney general's consumer protection page rather than relying on a blog post (including this one) for the exact day count. If you're unsure which state's law governs your contract, check the state named in the contract's governing law clause, and consider calling your state AG's consumer protection division directly, most.gov consumer sites list a phone number or complaint form.

What's the difference between Marriott Vacation Club deed-back and just walking away?

A deed-back (or surrender) is a formal, voluntary transfer of your ownership back to Marriott, done with their agreement and following their process. Walking away, meaning simply stopping payment and letting the account go to collections or foreclosure, is not the same thing and carries real consequences. With a proper deed-back, once Marriott accepts and the transfer is recorded, you're done, no more maintenance fees, no more obligation, and no lingering deed in your name. Marriott's willingness to accept a deed-back depends on factors that change over time: whether the loan is paid off, whether fees are current, and which specific resort or product you own, since not all properties or products are accepted into surrender programs at all times. Walking away without a deed-back means the deed (for a deeded week) still shows you as owner, fees keep accruing and going to collections, and the resort's homeowners association can eventually pursue foreclosure, similar to what happens with an unpaid mortgage. This can show up on your credit report and, in some states, expose you to a deficiency judgment for unpaid fees even after foreclosure completes. That's a genuinely worse outcome than a negotiated deed-back or resale, so it should be a last resort, not a first move. Always ask Marriott directly, in writing, whether your specific account qualifies for deed-back before assuming it's off the table.

Frequently asked questions

How do I get out of a Marriott timeshare?

If you're still inside your state's rescission window (often 3 to 10 days depending on the state), send written cancellation immediately by certified mail to the address in your contract. After that window closes, ask Marriott about deed-back or surrender eligibility, try resale through a licensed broker, or consult a real estate attorney about your specific contract and state law.

How do you get out of a timeshare you no longer want?

Outside the rescission window, your main paths are: an internal deed-back to the developer if they accept it, resale (often for little to no money), or paid legal help reviewing your contract for breach or misrepresentation claims. Stay current on fees while you pursue any of these, since falling behind hurts every option and can trigger collections or foreclosure.

How much do timeshares cost on average?

Industry survey data from ARDA has put average U.S. timeshare purchase prices in the low-to-mid $20,000s and average annual maintenance fees around $1,000 to $1,200. Marriott Vacation Club products often run higher than the industry average given the brand's premium positioning, though exact pricing depends on resort, season, and points package size.

Are timeshares a scam?

Timeshares are legal, regulated products, not scams in a legal sense, but they're often expensive relative to their resale value and the exit side of the industry has genuine fraud. State attorneys general have sued exit companies for taking large upfront fees while failing to deliver, so verify any exit company independently before paying anything.

How do I sell my Marriott timeshare?

List through a licensed timeshare resale broker or a reputable resale marketplace, price it realistically (many resell for a few hundred to a few thousand dollars, some for far less), and expect to pay a transfer fee to Marriott plus possible broker commission. Never pay a large upfront fee to a company that claims to already have a buyer lined up.

How much is a Marriott timeshare worth on resale?

Most Marriott timeshares resell for far less than the original purchase price, often a few hundred to a few thousand dollars, and some older or less desirable weeks sell for $1 or get given away because buyers only care about avoiding the maintenance fee obligation. Points packages and newer resorts sometimes hold value slightly better, but resale rarely recovers the original cost.

What is the rescission period for a Marriott timeshare?

It depends entirely on the state where you signed. Florida requires 10 calendar days under Fla. Stat. 721.10, while other states set their own shorter or longer windows under their own timeshare statutes. Confirm your state's exact rescission window using your contract's governing law clause and your state attorney general's consumer protection page.

Can Marriott take back my timeshare?

Sometimes, through an internal deed-back or surrender program, but acceptance isn't automatic and depends on factors like whether your loan is paid off, whether fees are current, and which resort or product you own. Contact Marriott Vacation Club Owner Services directly and ask what deed-back options currently apply to your specific contract.

What happens if I stop paying my Marriott maintenance fees?

Unpaid fees typically trigger late penalties, loss of usage rights, and eventually collections activity. For deeded weeks, continued non-payment can lead to foreclosure by the resort's homeowners association, which can affect your credit and, in some states, expose you to a deficiency judgment. Get current on fees before pursuing any exit option, since arrears make every path harder.

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

Check the company against your state attorney general's consumer complaint database and the Better Business Bureau, insist on a written fee structure and refund policy, and be wary of unconditional success claims, upfront wire-transfer demands, or high-pressure deadlines. State enforcement actions against exit companies consistently cite these same tactics as the core of the fraud.

Can I cancel a Marriott timeshare I inherited?

If the estate is still in probate, an executor can often disclaim the timeshare before it transfers, which may avoid the fee obligation, subject to state probate law. If the deed has already transferred to you, contact Marriott about deed-back eligibility and consult a probate or real estate attorney about your specific state's disclaimer rules.

Do I need a lawyer to cancel a Marriott timeshare?

Not for a rescission-period cancellation, that just requires written notice sent correctly and on time. For exits after the window closes, especially disputes involving misrepresentation, elder abuse in the original sale, or complicated inherited ownership, a real estate or consumer protection attorney licensed in the relevant state is worth the cost.

Sources

1. Florida Legislature, Florida Statutes Section 721.10 (Purchaser's right to cancel): Florida requires a 10 calendar day rescission period for timeshare purchases
2. California Legislature, Vacation Ownership and Time-Share Act of 2004, Business and Professions Code Section 11238: California's Vacation Ownership and Time-Share Act sets statutory cancellation rights for timeshare purchasers
3. American Resort Development Association (ARDA), State of the Vacation Ownership Industry survey findings, as summarized in trade and news coverage: Average U.S. timeshare purchase price and average annual maintenance fee figures from ARDA's industry survey
4. Consumer Financial Protection Bureau, Consumer Complaint Database: Consumers file complaints tied to timeshare loans and servicing, reflecting ongoing problems in the industry
5. Nolo: Rescission periods for timeshare contracts vary by state, giving buyers a limited window to cancel.
6. Internal Revenue Service: Tax implications may arise when inheriting or transferring property such as a timeshare interest.