Last updated 2026-07-26
TL;DR
To cancel a timeshare, first check if you're still inside your state's rescission window (varies by state, often 3-10 days). Past that, options include developer deed-back programs, resale, or a paid exit service. Keep paying maintenance fees during any process. Never pay large upfront fees to a company promising a fast, easy way out before it has even reviewed your contract.
How do you get out of a timeshare, starting today?
The first question isn't which exit company to call. It's whether you're still inside your rescission period, because that changes everything. Every state that regulates timeshares gives buyers a short window after signing to cancel for any reason, no explanation needed, and get your money back. This is sometimes called a "cooling off" period or right of rescission. The length varies a lot by state. Florida gives buyers 10 calendar days [1]. California gives 7 calendar days [2]. Some states are shorter. The clock usually starts the day you sign, not the day you get home, so don't assume you have more time than you do. If you're inside that window, the process is usually simple: send written notice (certified mail, return receipt, is the standard move) to the address specified in your contract before the deadline. Do not rely on a phone call or a verbal promise from a salesperson. Follow the exact method your state statute and your contract describe, because missing a technical requirement is exactly the kind of thing a developer's legal team will use to deny your rescission. If you're past the window, you're in a different situation entirely, and it takes longer, costs more effort, and has fewer guarantees. That's most of the rest of this article. For a state by state breakdown of exact day counts and notice rules, see how to get out of a timeshare.
How to get out of a timeshare after the rescission period ends
Once rescission has passed, you own the timeshare (or the right to use it) and the developer has no legal obligation to take it back. Your realistic paths are: sell it, deed it back to the resort if they offer that, hire a licensed attorney or a legitimate exit company to negotiate an exit, or in rare cases, stop paying and accept the consequences of default (which usually means foreclosure and credit damage, not a clean exit). Deed-back programs (sometimes called "deed-in-lieu" or surrender programs) are worth checking first because they're free or low cost when the resort offers one. Some major developers, including Marriott Vacation Club and Wyndham, have run structured deed-back or surrender programs for owners current on their fees. Availability changes by resort and by year, and the resort typically will not take back a property with a mortgage balance or delinquent fees. Call your resort's owner services line directly and ask if they have a deed-back or surrender program active right now. If deed-back isn't available, resale is the next stop, covered in the next section. If resale isn't realistic either, that's when people start looking at paid exit help, and that's also where the scam risk is highest. See timeshare cancellation for a broader walkthrough of the post-rescission process. One thing that doesn't change no matter which path you pick: keep paying your maintenance fees and any loan payments while you sort this out. Stopping payment doesn't cancel the contract. It just adds late fees, collections calls, and possible foreclosure on top of the timeshare you're already trying to get rid of.
How to sell a timeshare (and why it's harder than selling a house)
Timeshares almost never appreciate, and the resale market is thin. The American Resort Development Association (ARDA), the industry's own trade group, and consumer advocates alike acknowledge that resale values are typically far below what owners paid, often a small fraction of original purchase price. You will see listings on sites like Redweek, Timeshare Users Group, and eBay for $1, and sometimes those actually sell, because the buyer's real cost is the annual maintenance fee, not the purchase price. To sell for real: list with a licensed real estate agent in the resort's state if you can find one who handles timeshares, or use a peer to peer resale marketplace. Price honestly, meaning low. Never pay an upfront "listing fee" of hundreds or thousands of dollars to a company that cold-calls you promising a buyer is "already interested." The FTC has specifically warned consumers about this pattern, noting that resale scams often involve upfront fees and a promised buyer who never materializes [3]. A few practical notes: closing costs, transfer fees, and the resort's right of first refusal (many contracts give the resort the option to buy back at the sale price before you can sell to anyone else) can eat into or eliminate any sale proceeds. Some resorts also charge a transfer fee to process the deed change, often a few hundred dollars. Ask for this in writing before you agree to anything.
How to get rid of a timeshare when nobody will buy it
If you've tried deed-back and resale and neither works, you're left with three realistic options: keep it and pay the fees, work with a legitimate paid exit firm or attorney, or let it go to foreclosure. Foreclosure is not "free." Timeshare foreclosures are usually treated like any other real property foreclosure under state law, and many contracts allow the developer to pursue a deficiency judgment (suing you for the remaining balance) or send the debt to collections. It also damages your credit. Some owners do end up here because there's genuinely no other option, but it should be the last resort, not the first move, and you should understand your specific state's foreclosure and deficiency rules before assuming it's a clean walk-away. A legitimate paid exit path (attorney-negotiated surrender, or a document-preparation and negotiation service) can make sense if you've confirmed the company has a real, checkable track record and doesn't ask for the full fee upfront with no milestones. This is also exactly the profile scammers imitate, so due diligence matters more here than almost anywhere else in personal finance. See timeshare exit companies for how to vet one, and how to get out of timeshare for a broader menu of exit routes.
Are timeshares scams?
The timeshare product itself isn't legally a scam in most cases; it's a real, regulated form of property or use-right ownership, disclosed in a contract, sold through a licensed sales process in most states. But the sales tactics used to sell them, and a large share of the "exit help" industry that has grown up around unhappy owners, absolutely include scams, and the FTC treats this as an active enforcement area. In 2021, the FTC and the state of Missouri sued the company behind Timeshare Exit Team (Resort Advisory Group and related entities) alleging deceptive practices including false promises that consumers' timeshares would be canceled and misrepresenting how fees would be handled [4]. That case is a useful reference point: it shows the government treating aggressive exit-company promises as potentially illegal, more than distasteful. The FTC's consumer guidance warns owners to research any company before paying and flags common scam patterns: unsolicited offers, pressure to pay immediately, and requests for payment by wire transfer or gift card [5]. If a caller says they have a "buyer lined up" for your timeshare and needs a fee first, that is a classic scam pattern the FTC has flagged repeatedly [3]. So: is the original purchase a scam? Usually no, though the sales presentation may have been high-pressure and the pricing was almost certainly worse than presented. Is the exit industry full of scams? Yes, a meaningful share of it, which is why vetting matters more than speed.
How much do timeshares cost, really?
| Average purchase price | ~$23,940 [6] | |
|---|---|---|
| Average annual maintenance fee | ~$1,190 [6] | |
| Rescission window (varies by state) | Florida: 10 days [1]; California: 7 days [2] | |
| Typical resale price | Often far below purchase price; many resell for $1-$500 on peer marketplaces | For a deeper breakdown of what drives fee increases and how to budget or dispute them, see how do you get out of a timeshare. |
The two costs that matter are the purchase price and the ongoing maintenance fee, and both run higher than most first-time buyers expect. An ARDA-commissioned industry study (the 2023 State of the Vacation Timeshare Industry report, prepared with Ernst & Young) reported an average timeshare purchase price and an average annual maintenance fee that industry press coverage has repeated at roughly $23,940 and roughly $1,190 respectively [6]. These are industry-reported averages, meaning actual prices vary widely by brand, size, season, and location, and older or smaller-interval units can be far cheaper to buy but not necessarily cheaper to maintain. Because the underlying ARDA report itself is not reliably accessible at a stable public link, treat these two figures as widely cited industry averages rather than numbers you can verify firsthand, and expect real variation at your own resort. Maintenance fees are the part owners consistently underestimate. They typically rise most years to cover the resort's operating costs and reserve funds, and special assessments (one-time additional charges for major repairs, storm damage, or renovations) can add hundreds or thousands more in a single year with little warning. Some owners report fee increases well above general inflation over a decade of ownership, though there's no single authoritative dataset tracking fee growth across every resort, so treat any specific multi-year percentage you see quoted online with some skepticism unless it comes from your own resort's disclosures. | Cost item | Typical range (industry average, 2023) |
What's the actual difference between rescission, deed-back, resale, and an exit company?
These four paths get mixed up constantly, so here's the plain difference. Rescission is a legal cancellation available only in a short window right after purchase; it returns your money and voids the contract. Deed-back is a voluntary program some resorts offer to current owners, transferring the deed back to the developer, usually for free or a modest fee, with no resale value returned to you. Resale is selling your ownership to another buyer on the open market, where you might get some money back but more often just recover a small amount or break even after fees. An exit company (or attorney) helps negotiate an exit through one of the above channels, or through litigation, for a service fee. Rescission is fastest and cleanest but only available briefly. Deed-back is the best free option once rescission has passed, if your resort offers it and you're current on fees. Resale is realistic mainly for desirable, paid-off, well-located weeks; a lot of inventory simply won't sell at any price above zero. Exit companies are a paid service, useful when the first three don't apply, but this is the category where scam risk concentrates, so vetting is not optional.
How do rescission periods differ by state?
State law sets the cooling-off window, and it is genuinely different depending on where the timeshare (or the sale) is located, so don't assume a number you saw for one state applies to yours. Florida's timeshare statute gives purchasers "10 calendar days" to cancel a purchase contract, running from the date the contract is signed or the date the purchaser receives the last of the required documents, whichever is later, and notice can be delivered by mail or personal delivery per the statute [1]. California's Vacation Ownership and Time-Share Act gives buyers the right to cancel "until midnight of the seventh calendar day following the date on which the purchaser executes the contract" [2]. Other states set their own windows and notice procedures, and some require the cancellation notice to reference specific language back from the contract. Because this is state-specific and the details (calendar days versus business days, mail versus delivery method, whether a refund includes closing costs) genuinely change your legal position, don't rely on a generic number from a blog post, including averages you might see cited elsewhere. Pull your own state's statute or call your state attorney general's consumer protection office to confirm your state's rescission window and exact notice requirements before you do anything else.
What should I do if I think I'm being scammed by an exit company?
Stop before you pay anything else, and start documenting. Get the company's exact legal name, more than a brand name, and search it plus the words "complaint" and "attorney general" together. Red flags the FTC and state regulators consistently point to: a company that contacts you first (unsolicited calls, especially about "a buyer already interested"), demands payment in full upfront before doing any work, asks for payment by wire transfer, gift card, or cryptocurrency, refuses to put fee structure and refund terms in writing, or promises a specific outcome or timeline for canceling a contract that's already outside rescission before it has even looked at your documents [5][4][3]. If you've already paid and now suspect a scam, file a complaint with the FTC at reportfraud.ftc.gov, and separately file with your state attorney general's consumer protection division; many states track timeshare exit complaints specifically because of cases like the Missouri action against the company behind Timeshare Exit Team [4]. Also check whether you paid by credit card, because a card dispute (chargeback) is sometimes your fastest path to recovering money from a company that took payment and delivered nothing. For a running list of numbers and offices worth calling when you're vetting a company or filing a complaint, see timeshare call list.
What does a legitimate exit process actually cost and take?
There's no single fixed price because timeshare contracts, mortgage balances, and resort cooperation all vary, but a few honest benchmarks help set expectations. Some owners resolve things for close to nothing: a deed-back program from the resort, when available, often costs little beyond a modest processing fee. Attorney-led negotiated exits and paid exit-preparation services commonly run from roughly $1,500 to $6,000 or more depending on complexity, based on consumer reporting and complaint patterns state regulators have described in enforcement actions like the Missouri case against Timeshare Exit Team's parent company [4], though because this market is largely unregulated on pricing, published "typical cost" figures should be treated as rough guidance, not a quote. Timelines commonly run several months to over a year, not days, particularly if the resort resists or litigation gets involved. Because of that price range and timeline, a company promising a fast, cheap way out for a flat low fee paid entirely upfront, with the outcome promised before it reviews your contract, should raise your guard, not lower it. This is also why some owners choose a lower-cost, do-it-yourself approach: gathering their own contract documents, deed history, and payment records, and working from a structured packet rather than paying a full-service firm's fee for work they can partly do themselves. Our own $149 one-time Timeshare Exit Kit is built for that middle path, organizing the documents, letters, and state-specific checklists an owner needs to pursue deed-back, resale, or a properly vetted exit on their own terms; check the exit kit builder if you want that structure rather than paying a full-service firm's retainer up front. It is not legal representation and it does not contact the resort for you, and it does not promise your contract will be canceled.
How do I avoid a scam while trying to cancel?
Three checks catch most scams before you lose money: verify the company is a real registered business in good standing with its state's Secretary of State, check the state attorney general's consumer complaint database and the Better Business Bureau for a pattern of complaints (more than a couple of one-star reviews, and a pattern involving upfront fees and no results), and never pay the full fee before any work starts, insist on milestone-based payment tied to specific deliverables in writing. Also trust your own timeline. If you're still within your state's rescission window, you do not need to pay anyone anything, just send the notice yourself, in writing, by the method your contract and state statute specify. Paying an exit company to do something you can do for free with a certified letter is the single most common way owners waste money in month one. Finally, remember that no company, including ours, can promise your specific timeshare will be canceled. Contracts differ, resorts differ, and the legal remedies available depend on facts specific to your deed and your state. Anyone promising a result before reviewing your documents is telling you what you want to hear, not what's true.
Frequently asked questions
How to get out of a timeshare fast?
The only fast, legally reliable exit is rescission, canceling in writing within your state's cooling-off window (commonly a handful of calendar days after signing, varies by state). Confirm your state's exact rule and send certified mail before the deadline. Past that window, there's no fast reliable exit; deed-back, resale, or an exit company all take weeks to over a year.
How do you get out of a timeshare after the rescission period?
Check for a resort deed-back or surrender program first (often free if you're current on fees), then try resale through a licensed agent or peer marketplace, then consider a vetted attorney or exit company. Keep paying maintenance fees throughout. Avoid any company demanding a large upfront fee that promises a specific result before reviewing your contract.
How to sell a timeshare when nobody seems to want it?
List honestly and cheaply on peer resale sites like Redweek or Timeshare Users Group, check whether your resort has right of first refusal before you find a buyer, and expect to net little or nothing after transfer fees. Never pay an upfront listing fee to a company claiming a buyer is already lined up; the FTC flags that pattern as a common scam.
Are timeshares scams?
The ownership product itself is usually legal and regulated, though sales presentations are often high-pressure and overpriced. The exit-help industry has a real scam problem: the FTC and Missouri sued the company behind Timeshare Exit Team in 2021 over alleged deceptive cancellation promises. Research any company thoroughly before paying anything.
How much is a timeshare, on average?
An ARDA-commissioned 2023 industry report is widely cited as putting the average purchase price at roughly $23,940 with an average annual maintenance fee around $1,190. Actual prices vary widely by brand, unit size, and location, and resale prices are typically far lower than what owners originally paid.
How much do timeshares cost per year after purchase?
Beyond the purchase price, expect an annual maintenance fee (industry averages commonly cited around $1,190) that typically rises most years, plus occasional special assessments for repairs or storm damage that can add hundreds or thousands more with little notice.
How to get rid of a timeshare if the resort won't take it back?
Try resale first, price it low and expect little return. If resale fails, a vetted attorney or exit company is the next step, though it costs money and takes months. Foreclosure is a last resort; it can bring deficiency judgments and credit damage depending on your state's law, so understand those rules first.
How to cancel my timeshares if I own more than one?
Handle each contract separately since rescission windows, deed-back eligibility, and mortgage balances differ by property. If any are still within their state's rescission window, cancel those in writing immediately. For the rest, check each resort for a deed-back program before pursuing resale or paid exit help on each one individually.
What is a timeshare rescission period and how long is it?
It's a legally guaranteed window after signing when a buyer can cancel for any reason and get their money back. Length is set by state law and varies; Florida gives 10 calendar days, California gives 7 calendar days. Always confirm your specific state's window and required notice method before assuming a number.
Can I just stop paying my timeshare maintenance fees to force an exit?
No, and this is not advisable. Stopping payment doesn't cancel your contract; it typically leads to late fees, collections calls, credit damage, and possibly foreclosure, and some contracts allow the developer to sue for any remaining balance. Keep paying while you pursue rescission, deed-back, resale, or a legitimate exit path.
How do I know if a timeshare exit company is legitimate?
Verify it's a registered business in good standing, check your state attorney general's complaint database and the BBB for patterns involving upfront fees and no results, and insist on milestone-based payment in writing rather than paying the full fee before work starts. Never pay by wire transfer or gift card.
What happened with the FTC and Timeshare Exit Team case?
In 2021 the FTC and the state of Missouri sued the company behind Timeshare Exit Team, alleging it deceived consumers with false promises that their timeshares would be canceled and misrepresented how fees would be handled. It's a real example of the government treating aggressive exit-company sales claims as potentially illegal.
Sources
- Florida Legislature, Florida Statutes Chapter 721.10: Florida gives timeshare purchasers 10 calendar days to cancel a purchase contract
- California Legislative Information, Business and Professions Code Section 11238: California gives buyers until midnight of the seventh calendar day after signing to cancel a timeshare contract
- Federal Trade Commission, Consumer Advice: Timeshares, Vacation Clubs, and Related Scams: FTC warning on resale and exit scams, upfront fees, and doing research before paying anyone
- Federal Trade Commission, Press Release: FTC, State of Missouri Take Action Against Timeshare Exit Team Scheme That Bilked Millions of Dollars from Consumers: FTC and Missouri sued the company behind Timeshare Exit Team over deceptive cancellation promises
- American Resort Development Association, ARDA press coverage of the 2023 State of the Vacation Timeshare Industry Report: Average timeshare purchase price roughly $23,940 and average annual maintenance fee roughly $1,190
- Federal Trade Commission, Consumer Advice: Selling Your Timeshare: FTC guidance on red flags of timeshare resale and exit scams, including upfront fee demands and unsolicited offers
- U.S. Government, Fair Debt Collection Practices Act, 15 U.S.C. 1692 et seq.: Owners who default on timeshare payments can face collections activity governed by federal debt collection law