How to cancel a Royal Holiday Club timeshare

Last updated 2026-07-25

What is Royal Holiday Club and why is canceling it different?

Royal Holiday Club is a vacation club membership program, not a traditional deeded timeshare tied to one US property. It's operated through entities connected to Royal Holiday Vacation Club, marketed heavily to buyers during timeshare presentations in Mexico, and it sells points-based access to a network of resorts rather than a fixed week at a fixed condo. That structure matters for cancellation. A deeded timeshare in Florida or California gets recorded against a specific property in that state's county records, and state law controls how you rescind or exit it. A club membership like Royal Holiday is a contract for services, often governed by the law of wherever the selling entity is incorporated or where you signed, which can be Mexico, Panama, or another jurisdiction depending on which Royal Holiday entity issued your agreement. That means the first thing to check isn't a US statute. It's your actual contract. Look at the front page and the last few pages for a choice-of-law clause and a cancellation clause. Royal Holiday memberships sold through US-based marketing offices sometimes include US consumer protections; memberships signed at a resort in Mexico may not, though Mexico's federal consumer law, the Ley Federal de Protección al Consumidor, does provide cooling-off and cancellation rights for certain consumer contracts, and Mexico's consumer protection agency PROFECO handles complaints against vacation clubs and timeshare sellers operating there ^[1]. If you're a US citizen who signed in the US at a Royal Holiday sales presentation, some state timeshare statutes may still apply to that contract even though the resort network isn't domestic. This is genuinely a gray area and worth a consult with a consumer attorney in your state rather than guessing.

How to get out of a timeshare during the rescission window

If you signed a Royal Holiday contract recently, your fastest and cheapest way out is rescission, and the clock is already running. Every US state with timeshare statutes gives buyers a short right to cancel for any reason, no explanation needed, but the window is short and varies by state, so confirm your state's rescission window before you do anything else. The Consumer Financial Protection Bureau's own guidance on timeshares notes that cancellation rights and deadlines are set at the state level and vary by where you bought ^[2]. Florida, for example, gives timeshare purchasers 10 calendar days to cancel under its Vacation Plan and Timesharing Act ^[3]. If your Royal Holiday contract was signed in Mexico, Mexican consumer protection rules through PROFECO may give you a separate cancellation right, and PROFECO accepts and processes complaints from vacation-club buyers, including foreign buyers, against companies operating in Mexico ^[1]. Don't assume US rescission law applies just because you're a US citizen; assume the law of where you signed applies until a lawyer tells you otherwise. To rescind, follow your contract's instructions exactly. Most require: - A written cancellation notice, not a phone call

• Delivery to the specific address named in the contract (often a Mexico City or resort address, not wherever the sales rep was based)
• Sending it within the stated day count, measured from signing or from receipt of the last required disclosure document Send it by a method that creates a delivery record. Certified mail with return receipt works domestically; for a Mexico-based notice address, consider a courier service with tracking (FedEx or DHL) since USPS certified mail doesn't reliably confirm delivery internationally. Keep copies of everything: the signed contract, your cancellation letter, and proof of delivery. If you paid by credit card, also notify your card issuer in writing that you're disputing the charge under your contractual rescission right, and do this before the dispute deadline on your card agreement. Under the Fair Credit Billing Act, a cardholder generally must submit a billing error notice in writing within 60 days of the statement on which the charge first appeared ^[4].

How to get out of timeshare after the rescission period ends

Once rescission has expired, you're a contract holder, not a canceling buyer, and the options change completely. There's no federal law that lets you walk away from a valid timeshare or vacation club contract just because you regret it or fees went up. For Royal Holiday specifically, members report a few realistic paths, none guaranteed: 1. Contact Royal Holiday directly and ask about their internal exit, resignation, or deed-back options. Some vacation clubs have quiet, undocumented internal surrender programs that aren't advertised but exist for members in genuine hardship (death of the member, serious illness, financial distress). Ask specifically, in writing, and keep records of every response. 2. Stop new usage but don't stop paying without understanding the consequence. If your Royal Holiday membership carries a fee obligation you contractually owe, walking away can lead to collections, damage to your credit (if the debt gets reported or sold to a US collector), and in rare cases, lawsuits, depending on the entity and jurisdiction involved. Never advise yourself, or let anyone advise you, to simply stop paying as a first move; understand what you owe and to whom before making that call. 3. Try resale, understanding the resale market for club memberships is worse than for deeded weeks. Points-based vacation club memberships (as opposed to deeded real estate) generally have no functioning secondary market. Timeshare resale values for even mainstream branded deeded weeks are famously poor, and unbranded club memberships like many international vacation clubs often have no resale value at all. 4. Consider a paid exit service, cautiously. This is where scams concentrate, so read the next section before paying anyone. For a broader walkthrough of general strategy across timeshare types, see how to get out of a timeshare.

How do you get out of a timeshare without getting scammed?

The Royal Holiday exit space, like the broader timeshare exit industry, attracts upfront-fee scammers who target frustrated owners specifically because they're desperate and often dealing with a foreign or unfamiliar contract structure. The FTC's consumer guidance on timeshares and vacation plans describes a common scam pattern: a company cold-calls or advertises promising a buyer is 'waiting' or guaranteeing your timeshare will be sold or canceled, then demands an upfront fee before doing anything ^[5]. The FTC's guidance is direct: 'Before you sign anything, understand the terms and conditions. If a salesperson pressures you to sign a contract right away, that's a red flag.' ^[5] Red flags specific to Royal Holiday and other Mexico-based vacation clubs: - Anyone claiming they have a direct arrangement to 'settle' with Royal Holiday for a flat upfront fee and can't name the specific legal mechanism (deed-back, negotiated surrender, litigation) they're using

• Pressure to wire money to Mexico or use cryptocurrency, both of which are hard to reverse and outside normal consumer protection
• Guarantees of a full refund of what you originally paid; no legitimate exit company can guarantee that, since your original payment already funded past vacations and membership use
• Claims that a lawsuit against Royal Holiday will "void" your contract automatically, without showing you a filed case number Your state attorney general's consumer protection office is a real, free resource for checking a company's complaint history before you pay anyone. Many state AGs maintain a consumer complaint database or intake line, and some have taken direct enforcement action against timeshare exit companies for deceptive upfront-fee practices ^[6]. Check both your own state AG and, if the exit company operates where Royal Holiday's US marketing offices are based, that state's AG as well. For a structured way to vet exit help before paying, see timeshare exit companies and exit scam awareness resources generally.

How to sell a timeshare like Royal Holiday

Selling is legally simpler than canceling but practically much harder, because you need a buyer, and vacation club memberships have almost no resale demand. Deeded timeshare weeks at least have title and a physical unit behind them, which gives them a small resale market through licensed timeshare resale brokers and closing companies. Royal Holiday, as a points/club membership rather than deeded real estate, typically can't be resold through those normal channels because there's no deed to transfer. Some club contracts explicitly prohibit transfer to a third party without the club's approval, and Royal Holiday may charge a transfer or reinstatement fee even for a private sale you arrange yourself. Before attempting resale: 1. Reread your contract's transfer clause. Look for words like "assignment," "transfer," or "membership change." Some clubs require the buyer to be approved and pay a transfer fee to the club directly. 2. Never pay an upfront listing fee to a company promising a fast sale. This is the single most common vacation-club resale scam pattern the FTC warns about ^[5]. 3. If you do find a willing buyer (sometimes a family member willing to take over payments and fees), get the transfer processed formally through Royal Holiday, in writing, so you're not still contractually on the hook for future maintenance fees after the sale. 4. Realistic expectation: most vacation club memberships resell, if at all, for a token amount, sometimes literally $1 plus the buyer assuming future fees, because the value people are actually buying is future vacation access, not an appreciating asset.

How much do timeshares cost, and is Royal Holiday typical?

Upfront purchase	~$16,000-$24,000 avg, per industry owner survey data	Widely reported $8,000-$20,000+, self-reported, not independently audited
Annual fee	~$1,000-$1,200 avg, per industry survey data	Commonly $600-$1,500+, self-reported by owners
Resale market	Weak but exists through licensed resale brokers	Little to none; no deed to transfer
Rescission right	Set by state statute, days vary	Depends on where signed; may be Mexican consumer law, not US state law

Timeshare and vacation club purchase prices vary enormously depending on brand, points allotment, and sales pressure at the time of purchase. ARDA (the American Resort Development Association), the timeshare industry's own trade group, has published owner survey data over the years showing average per-interval purchase prices in the range of roughly $16,000 to $24,000, though these figures come from the industry itself and should be read as an industry-favorable estimate rather than an independent audit. Annual maintenance fees are the ongoing cost that surprises and eventually frustrates most owners. Industry-affiliated survey data has put average annual maintenance fees in the range of roughly $1,000 to $1,200 in recent years, and these fees reliably rise faster than general inflation because they're set by the resort or club operator, not negotiated by owners. Royal Holiday memberships are typically sold as a points package with an upfront purchase cost plus an annual membership/maintenance fee, similar in structure to other points-based vacation clubs like Bluegreen or Diamond Resorts' legacy club model, though Royal Holiday's exact current pricing isn't independently published and varies by sales presentation, membership tier, and negotiation. Owner reports across consumer forums describe upfront costs ranging from roughly $8,000 to over $20,000 depending on points level, with annual fees commonly in the $600 to $1,500+ range, though these are self-reported figures, not audited data, so treat them as a rough range rather than a firm quote. Table: rough cost comparison, deeded timeshare vs. points/vacation club membership (Royal Holiday type) | Cost factor | Deeded timeshare (typical) | Points/vacation club (Royal Holiday type) |

Are timeshares scams?

Not legally, but the sales process is aggressive enough, and the resale value collapse is severe enough, that a lot of owners feel scammed even when no law was broken. A timeshare or vacation club contract is a real, enforceable legal agreement. Royal Holiday, like most major vacation club operators, is a legitimate registered business, not a fake company. The product itself, guaranteed future vacation access, is real and some owners do use and enjoy it for years. What crosses into scam territory is the exit and resale side of the industry. The FTC has specifically flagged timeshare resale scams, where owners are told a buyer is lined up and pay upfront fees for a sale that never happens ^[5]. State attorneys general have also brought enforcement actions against timeshare exit companies for deceptive upfront-fee practices, so "is this a scam" is a legitimate question to ask about the exit company, even when the original timeshare purchase was legal ^[6]. The honest answer: the original purchase usually isn't a scam in the legal sense, but the sales tactics (high pressure, gifts to attend a 90-minute presentation that runs three hours, urgency to sign same-day) are widely criticized as predatory, and the secondary market around exits is where actual fraud concentrates.

How to get rid of a timeshare when the company is uncooperative

If Royal Holiday doesn't offer a deed-back or surrender option and won't respond to written requests, your remaining paths are narrower and each has tradeoffs. First, document everything. Every letter, call, and email to Royal Holiday should be in writing or followed up in writing, dated, and kept. If you ever need a lawyer or need to dispute a debt collection later, this record matters enormously. Second, check if your specific Royal Holiday contract entity is the subject of any known regulatory action. PROFECO in Mexico accepts and publishes consumer complaints against vacation clubs operating there ^[1]; a pattern of unresolved complaints against your specific contracting entity can support a stronger complaint or a private attorney's negotiation. Third, consider consulting a consumer attorney who has specific experience with international vacation club contracts, more than domestic deeded timeshares, since the legal theory for getting out (breach of contract, misrepresentation at sale, unconscionability) differs by jurisdiction and by exactly which entity you contracted with. Fourth, if you decide to use a paid exit or negotiation service, understand what you're actually paying for. A legitimate service should tell you in writing, before you pay, exactly what documents they'll prepare and what happens if the negotiation doesn't succeed. That's the model behind ExitHonest's $149 one-time Timeshare Exit Kit: it's a flat-fee, do-it-yourself document and letter-preparation kit, not a guaranteed-cancellation service, and nobody should ever tell you a specific outcome is guaranteed before you've paid anything. If you want to see what a self-directed kit actually includes before committing, the exit-kit-builder walks through it step by step.

What about inherited Royal Holiday memberships?

If you inherited a Royal Holiday membership from a parent or relative, you may not automatically owe anything, but you need to find out fast before assuming either way. Membership contracts, like deeded timeshares, generally pass through the deceased owner's estate. If the estate is probated, the executor can typically disclaim or reject the membership as part of settling the estate, which can relieve heirs of the obligation, though the exact mechanism depends on state probate law and, again, on which jurisdiction's law actually governs the Royal Holiday contract. Don't just start paying maintenance fees to "be safe." Making a payment can sometimes be treated as acceptance of the contract and the obligations that come with it. Instead, contact Royal Holiday in writing, explain the ownership passed through inheritance, and ask specifically what documentation they require to process a disclaimer or removal of the deceased owner (and confirm in writing whether you, as heir, have any independent obligation at all). An estate attorney, even a one-time consult, is worth the cost here. The stakes (potentially years of ongoing fees) usually justify a few hundred dollars of legal advice before you commit to anything.

How to get out of a timeshare: a step-by-step summary

Here's the order of operations that makes sense for most Royal Holiday owners, regardless of which stage you're in. 1. Find your original contract and read the cancellation and choice-of-law clauses first, before anything else. 2. If you're still inside the rescission window (confirm your state's rescission window, or Mexican consumer law if you signed there), send written cancellation today, by trackable delivery, to the exact address named in the contract ^[2][3]. 3. If rescission has passed, contact Royal Holiday in writing and ask directly about deed-back, surrender, or hardship exit options. Get any response in writing. 4. Check your state attorney general's consumer complaint database, and PROFECO's complaint system if the contract is Mexico-based, before paying any company for exit help ^[1][6]. 5. Never pay an upfront fee to a company that won't put its process and guarantees (or lack of guarantees) in writing first ^[5]. 6. If you decide self-directed document preparation makes sense for your situation, compare that cost against what a full-service exit company charges before choosing a path. For the broader mechanics that apply across timeshare brands, more than Royal Holiday, see how to get out of timeshare, how do you get out of a timeshare, and timeshare cancellation.

Frequently asked questions

How to get out of a timeshare fast if I just signed with Royal Holiday?

Send written cancellation immediately to the address named in your contract, using trackable delivery. Confirm your state's rescission window (or Mexican consumer law if you signed there) since it's typically just days, not weeks. Don't call and don't rely on a verbal promise from your sales rep; the written notice, delivered on time, is what protects you.

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

Options narrow to a negotiated deed-back or surrender with the company, resale (very limited for club memberships), or paid exit help. There's no federal right to cancel a valid contract after rescission expires. Contact the company in writing, ask about hardship or surrender programs, and avoid anyone demanding upfront money with a guaranteed outcome.

How to sell a timeshare like Royal Holiday if nobody wants it?

Points-based vacation club memberships have little to no resale market since there's no deed behind them. Reread your contract's transfer clause; some clubs require a transfer fee and their own approval of the buyer. Never pay an upfront listing fee to a company promising a guaranteed buyer; that's a well-documented scam pattern per FTC guidance.

Are timeshares scams, or is Royal Holiday specifically a scam?

Royal Holiday is a registered vacation club business, not a fake company, and the contract is legally enforceable. The sales tactics are widely criticized as high-pressure, and the exit/resale side of the industry is where actual scams concentrate, per FTC and state attorney general warnings about upfront-fee exit companies.

How much do timeshares cost compared to Royal Holiday's pricing?

Industry-wide, owner survey data from ARDA puts average deeded timeshare purchase prices around $16,000-$24,000 with annual fees near $1,000-$1,200. Royal Holiday memberships are self-reported by owners in the roughly $8,000-$20,000+ range with annual fees of $600-$1,500+, though these figures aren't independently audited.

How to get rid of a timeshare if Royal Holiday won't respond to my requests?

Document every contact attempt in writing and keep records. Check PROFECO's complaint system if your contract was signed in Mexico, or your state attorney general's consumer complaint database if signed in the US. Consider a consumer attorney experienced in international vacation club contracts before paying any exit company.

Can I just stop paying my Royal Holiday maintenance fees?

Understand what you contractually owe before deciding anything; stopping payment can lead to collections, credit damage, or in some cases legal action depending on the entity and jurisdiction. Get advice on your specific contract's default consequences first rather than assuming nothing will happen.

What is the rescission period for a Royal Holiday contract signed in the US?

It depends on the state where you signed and whether US state timeshare law applies to your specific Royal Holiday entity. Confirm your actual state's statute; Florida, for example, gives buyers 10 calendar days under its Vacation Plan and Timesharing Act. Mexican-signed contracts may follow Mexican consumer protection law instead.

How to sell timeshare shares inherited from a parent?

Contact the club in writing before making any payment, since paying fees can sometimes be treated as accepting the contract. Ask what documentation is needed to disclaim the membership through the estate. An estate attorney consult is usually worth the cost given how many years of fees might be at stake.

How much are timeshares in annual fees, and do they only go up?

Annual maintenance fees average roughly $1,000-$1,200 industry-wide per owner survey data, and they reliably rise over time since the resort or club operator sets them, not the owners. Special assessments for repairs or renovations can add unexpected one-time costs on top of the regular annual fee.

Is a Royal Holiday deed-back program a real option?

Some vacation clubs offer informal, undocumented surrender options for hardship cases, but this isn't guaranteed or standardized like formal deed-back programs at some US deeded-timeshare resorts. Ask Royal Holiday directly in writing whether any surrender or exit option exists for your specific contract tier.

How do I know if a timeshare exit company trying to help with Royal Holiday is legitimate?

Check your state attorney general's consumer complaint database and ask for the company's process in writing before paying anything. The FTC warns that legitimate resale or exit help should never require a large upfront fee paired with a guaranteed outcome; that combination is the single most common scam pattern in this industry.

Sources

1. PROFECO (Mexico's federal consumer protection agency), Ley Federal de Protección al Consumidor: PROFECO handles consumer complaints against vacation clubs and timeshare sellers operating in Mexico under federal consumer protection law
2. Consumer Financial Protection Bureau, "What is a timeshare?": Rescission windows for timeshare contracts vary by state and are typically short
3. Florida Statutes § 721.10, Vacation Plan and Timesharing Act, cancellation: Florida gives timeshare purchasers a 10 calendar day rescission period
4. Fair Credit Billing Act, 15 U.S.C. § 1666: Credit card billing disputes generally must be raised within 60 days of the statement date
5. FTC, Consumer Advice: Timeshares: FTC warns against paying upfront fees to companies promising a guaranteed timeshare sale or exit, and advises understanding contract terms before signing
6. Texas Office of the Attorney General, press release on timeshare exit company enforcement: State attorneys general have brought enforcement actions against timeshare exit companies for deceptive upfront-fee practices
7. ARDA (American Resort Development Association) owner survey data on timeshare pricing and fees: Average timeshare purchase prices and annual maintenance fees reported in industry owner surveys