How to cancel a Tahiti Village timeshare: your real options

Last updated 2026-07-25

Can you still cancel your Tahiti Village timeshare right now?

It depends entirely on when you signed. Nevada, where Tahiti Village Resort is located (it sits on the Las Vegas Strip), gives timeshare buyers a rescission period that starts running the day you sign the purchase contract or receive the last required disclosure document, whichever is later. Nevada's timeshare statute (NRS Chapter 119A) sets this cancellation right for purchasers, and the specific number of days is written into the statute itself, not left to the developer's discretion. ^[1] We won't guess the exact day count here because Nevada has amended NRS 119A over the years and your specific contract date matters. Confirm your state's rescission window by pulling the actual clause from your purchase agreement (it's usually on the signature page or in a separate one-page 'Notice of Cancellation' the salesperson had you sign) and cross-check it against the current text of NRS 119A on the Nevada Legislature's site. ^[1] If you bought within the last week or two, don't wait. Send your cancellation notice today. If you're outside that window, rescission is off the table. That doesn't mean you're stuck forever, it means your exit path changes from a quick statutory cancellation to a longer process: resale, deed-back if offered, or a professional exit path. More on each below.

How do I actually send a rescission notice to Tahiti Village?

Write a short, dated letter stating you are canceling your purchase agreement, cite NRS 119A, include your contract number and the date you signed, and sign it. Send it by certified mail with return receipt requested to the address listed in your contract for cancellation notices (not the sales office address, some developers designate a separate legal or corporate address). Keep a copy of everything. Do this even if a salesperson told you cancellation isn't possible or tries to talk you into a 'cooling off' phone call instead. Nevada law requires the seller to accept a rescission notice that meets the statutory requirements; it does not require you to justify your reason for canceling. General consumer guidance on high-pressure sales contracts applies here too: put your cancellation in writing, don't rely on verbal promises. Don't sign any new paperwork the resort sends you in response, like a 'downgrade' offer or a new payment plan, until your rescission has been confirmed in writing. Salespeople are sometimes trained to convert a cancellation call into a renegotiation. If you want out, you want out, not a smaller version of the same contract.

What if my rescission window has already closed?

Then you're an existing Tahiti Village owner looking at long-term exit options, and this is where most people writing to us actually are. Tahiti Village is a points-based timeshare operated as part of the Diamond Resorts network history (it has changed hands over the years amid the broader timeshare industry consolidation), and like most resorts of its type, it does not have a well-publicized deed-back program that takes properties back for free regardless of condition or fees owed. Some developers run limited deed-back or 'surrender' programs, usually requiring the account to be current on maintenance fees and sometimes charging an administrative fee. Whether Tahiti Village currently offers one changes over time and isn't something we can promise exists; call the resort's owner services line directly and ask, in writing if possible, whether they have an active deed-back or voluntary surrender program and what the eligibility requirements are. If there's no deed-back option, your remaining paths are: sell it yourself (realistically, for very little or nothing), stop paying and risk foreclosure and credit damage, or hire a licensed attorney or vetted exit service to negotiate release from the contract. Each has real tradeoffs, covered below.

How much is a timeshare worth on resale, and can I really sell mine?

Most timeshares, including points-based weeks like Tahiti Village, resell for a small fraction of what the original buyer paid, and a large share sell for essentially nothing beyond transfer fees. The American Resort Development Association (ARDA), the timeshare industry's own trade group, has reported average per-interval purchase prices in the $20,000 to $24,000 range in recent years. ^[2] Resale prices for the same intervals routinely run in the hundreds of dollars, not thousands, on marketplaces like the Timeshare Users Group and eBay's timeshare listings, because there is no scarcity value and the original developer usually controls the right of first refusal. To sell, list it yourself on a peer-to-peer resale site or a licensed timeshare resale broker, disclose the annual maintenance fee honestly, and price it low, sometimes $1, plus the buyer covering closing and transfer costs. Avoid any company that asks you to pay several thousand dollars upfront to promise a buyer will show up. This is one of the most common timeshare scams. Realistically, if your goal is to stop paying maintenance fees, selling for $1 to a real buyer who takes over the deed and the fee obligation is often better than years of trying to find a buyer willing to pay you anything. If you can't find a buyer at all, a deed-back or attorney-negotiated release becomes more attractive even if it costs some money.

How much do timeshares cost in total, including fees?

Upfront purchase price (per interval)	$20,000 to $24,000 [2]
Annual maintenance fee	$1,000 to $1,200+ [2]
Special assessment (occasional)	$200 to $1,500+ per incident
Resale value	$0 to a few hundred dollars
Financing interest (if financed)	Often 12% to 18% APR	If your maintenance fee has jumped sharply in the last year or two, that's common industry-wide, not unique to Tahiti Village, and it's one of the biggest drivers of owners wanting out.

The purchase price is only the first cost. Annual maintenance fees, special assessments, and financing interest (many timeshares are sold with in-house financing at high rates) add up over a decade to often exceed the original purchase price. ARDA's own consumer data has put the average annual maintenance fee per timeshare interval at roughly $1,000 to $1,200 in recent survey years, and that number climbs with special assessments after storms, renovations, or litigation costs at the resort. ^[2] A points-based ownership like Tahiti Village's typically layers a maintenance fee tied to points owned, which can run higher for larger point packages. Here's a rough cost table based on industry-reported averages; your actual contract numbers will differ: | Cost item | Typical range |

Are timeshares scams, or is Tahiti Village specifically a scam?

The timeshare product itself is legal in every state and regulated (Nevada's framework is NRS Chapter 119A), so calling the entire industry a 'scam' isn't accurate. ^[1] But the sales process has a long, well-documented history of high-pressure tactics, exaggerated resale value claims, and, separately, a genuine scam layer that targets existing owners trying to exit. The Consumer Financial Protection Bureau has published guidance warning owners that some companies calling themselves timeshare exit firms charge substantial upfront fees and fail to deliver the promised release. ^[3] State attorneys general, including Nevada's, separately publish consumer alerts about exit scams that ask for money before doing any work. ^[4] So the honest answer: the original sales pitch may have been aggressive or oversold the resale/investment angle, that's a real complaint pattern across the industry, but the acute scam risk today is in the exit industry, not necessarily in Tahiti Village's original contract. Read the next section before paying anyone.

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

Watch for these red flags in any company that contacts you or that you're considering hiring: they ask for the full fee upfront before any work is done, they promise a specific cancellation outcome in writing before ever reviewing your contract, they pressure you to stop paying your maintenance fees immediately, or they discourage you from checking their name against your state attorney general's consumer complaint database. Consumer protection guidance is direct: consumers should be wary of any company demanding payment before services are rendered, and should verify a company's standing with the Better Business Bureau and state consumer protection offices before signing anything. ^[3] Never stop paying your maintenance fees or loan on the advice of an exit company; unpaid fees can lead to foreclosure on the timeshare interest and damage to your credit, regardless of whether the exit company eventually gets you out. A legitimate path usually looks slower and less flashy: a licensed attorney in Nevada reviewing your specific contract, a resort deed-back program if one exists, or a structured timeshare cancellation process that documents each step in writing before any large payment changes hands. If you want a rundown of vetted companies and how to check them, our timeshare exit companies guide walks through what a legitimate engagement letter should include.

What if I inherited a Tahiti Village timeshare I never wanted?

Inherited timeshares are one of the most common situations we hear about, and the rules are a little different from a buyer's remorse case. You generally have the right to disclaim (formally refuse) an inheritance, including a timeshare interest, under state probate law, before you take any action that could be read as accepting it, like using the unit or paying a maintenance fee. If the estate is still in probate, talk to the estate's attorney about filing a qualified disclaimer, which under federal tax law (26 U.S.C. § 2518) must generally be made in writing within nine months of the decedent's death to be treated as if you never received the interest. ^[5] If you've already accepted the property, paid fees, or used it, disclaimer may no longer be available, and you're back to the same options as any other owner: deed-back if offered, resale, or a negotiated exit. Don't assume you're personally on the hook for a deceased relative's timeshare debt just because your name is on paperwork the resort sent you. Confirm with an estate attorney what your actual legal exposure is before paying anything. Some resorts send billing notices to heirs who have no legal obligation to pay.

What's the difference between deeded and points-based ownership at a resort like Tahiti Village, and does it change your exit options?

Deeded timeshare ownership gives you an actual recorded real estate interest, like a fractional deed to a specific week or unit, which means transferring it works like a mini real estate closing (deed transfer, sometimes recording fees, sometimes a quitclaim deed). Points-based ownership, which is closer to how many newer resort products including much of Tahiti Village's offering are structured, gives you a contractual right to redeem points for stays rather than a deeded interest in a specific property, though some points systems still involve an underlying deeded trust interest. This matters for exit because a deed-back generally requires the resort's cooperation to accept a deed transfer back, since deeded real estate can't just be abandoned like a magazine subscription, someone has to hold title. A points contract cancellation is sometimes structured more like terminating a membership agreement, but check your specific contract's language on transferability and any right-of-first-refusal clause, since some contracts restrict your ability to transfer to a third party without developer approval. Either way, read your actual contract's cancellation and transfer clauses before assuming either option is available. The generic advice online often assumes deeded weeks; points products can have different mechanics.

Should I just stop paying my Tahiti Village maintenance fees?

No, don't do that as a strategy, even if you're frustrated. We're not going to tell you to stop paying fees you contractually owe. Unpaid maintenance fees can lead to the resort placing a lien on the timeshare interest, referring the account to collections, foreclosing (Nevada allows non-judicial foreclosure processes for timeshare liens under NRS Chapter 119A in some circumstances), and reporting the delinquency to credit bureaus. ^[1] If fees have become genuinely unaffordable, your realistic paths are still the ones above: attempt resale even at very low or zero price, ask the resort directly about a deed-back or hardship program, or get a licensed attorney to review whether the original sales contract had a legal defect (misrepresentation, violation of the Nevada disclosure statute, etc.) that could support a legal cancellation claim even outside the rescission window. If your household is genuinely in a hardship situation, a written hardship letter to the resort's owner services department, before you fall behind, sometimes opens the door to a payment plan or a surrender conversation that a collections call after default won't.

When does hiring an exit company or attorney actually make sense for a Tahiti Village owner?

It makes sense when you've confirmed your rescission window is closed, resale attempts have gone nowhere for months, and the resort has no deed-back program (or won't respond to your request in writing). At that point, paying for structured help to negotiate an exit, rather than doing it yourself indefinitely, can be a reasonable use of money, if the company is legitimate. Check any company against your state attorney general's consumer alerts page and the Better Business Bureau before paying anything, and insist on a written agreement that ties any large payment to completed milestones, not a single upfront charge for a promise. Nevada's own Attorney General's office publishes consumer alerts on timeshare-related scams that are worth reading before you sign anything. ^[4] This is genuinely where our own product fits, for full transparency: ExitHonest sells a $149 one-time Timeshare Exit Kit that walks you through the documentation, letters, and vetting steps yourself, rather than charging a percentage or a large upfront fee for someone else to do it. It's built for owners who want a structured, honest starting point before deciding whether they need to pay more for an attorney or a specialized exit firm. You can build yours at /exit-kit-builder.

What should you do this week if you're stuck with a Tahiti Village timeshare?

First, pull your actual contract and find the rescission clause; if you're inside the window (recent buyers), send a certified letter today citing NRS 119A. ^[1] If you're past the window, call Tahiti Village owner services and ask, in writing, about a deed-back or surrender program, and get any answer in email or letter form, more than a phone call. Second, if a deed-back doesn't exist, list the timeshare for resale at a genuinely low or zero price on a reputable peer-to-peer site, and don't pay any upfront fee to a resale company that promises a fast sale. Third, keep paying your current maintenance fees while you sort this out; falling behind creates a collections and credit problem layered on top of the ownership problem. Fourth, if none of that resolves it within a few months, talk to a Nevada-licensed attorney or a vetted exit service, check them against your state AG's consumer alerts first, and read our broader how to get out of a timeshare guide and our timeshare call list for the specific phone numbers and letter templates worth having ready.

Frequently asked questions

How to get out of a timeshare?

Check if you're still inside your state's rescission window and cancel in writing by certified mail if so. Past that window, options are resale (often for very low or no price), a resort deed-back program if one exists, or a licensed attorney or vetted exit company. Never stop paying fees as a strategy, and never pay large upfront fees to a company promising an outcome it hasn't earned yet.

How to get out of timeshare contracts specifically at Tahiti Village?

Confirm your contract date against Nevada's NRS Chapter 119A rescission window and cancel by certified mail if you're still inside it. If not, call Tahiti Village owner services in writing about a deed-back or surrender program, since Nevada requires timeshare sellers to follow the statutory cancellation and disclosure framework.

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

You resell it (often for near-zero value), ask the resort for a deed-back or voluntary surrender option if offered, or hire a licensed attorney to review whether the original contract had a legal defect. Some owners use a vetted exit company, but verify them against your state attorney general's office first.

How to sell a timeshare?

List it on a reputable peer-to-peer resale marketplace or with a licensed timeshare resale broker, price it realistically low since resale value is typically a small fraction of the original price, and disclose the annual maintenance fee to buyers. Avoid any company demanding a large upfront fee to promise a buyer.

How to get rid of a timeshare you inherited?

If the estate is still in probate, ask the estate attorney about filing a qualified disclaimer under 26 U.S.C. § 2518, generally required within nine months of death, to legally refuse the inheritance before accepting any benefit from it. If you've already accepted it, you're treated like any other owner for exit purposes.

Are timeshares scams?

The product itself is legal and regulated under state law, like Nevada's NRS Chapter 119A, so it's not inherently a scam. But sales tactics are often aggressive, and a real scam layer exists in the exit industry, where the CFPB has warned owners about companies charging upfront fees without delivering promised cancellations.

How much is a timeshare?

Industry data from ARDA puts average purchase prices around $20,000 to $24,000 per interval in recent years, with annual maintenance fees typically running $1,000 to $1,200 or more. Resale value is usually far lower, often just hundreds of dollars or less, since there's no scarcity and the developer often holds a right of first refusal.

How much do timeshares cost including fees over time?

Beyond the purchase price, expect annual maintenance fees averaging roughly $1,000 to $1,200 per interval according to ARDA data, plus occasional special assessments after storms or renovations, plus financing interest often in the 12% to 18% range if you financed the purchase. Total cost over a decade often exceeds the original price.

How much are timeshares at points-based resorts like Tahiti Village?

Points packages are priced per point, and total cost depends on how many points you bought, but total spend often lands in the same $20,000+ range as deeded weeks once fees and financing are included. Ask for the exact point-to-dollar breakdown in your contract to calculate your specific cost.

How to sell timeshare interests fast?

Fast sales usually mean accepting a very low price, sometimes $1, through a peer-to-peer resale site, with the buyer covering closing and transfer costs. Speed and price trade off against each other; a company promising a fast, high-value sale for an upfront fee is a common scam pattern to avoid.

Does Tahiti Village have a deed-back program?

There's no widely advertised deed-back program at Tahiti Village as of this writing, though resort programs change. Call owner services directly and request the answer in writing, since verbal promises from a sales or retention call aren't enforceable the way a written policy is.

What happens if I just stop paying my timeshare maintenance fees?

The resort can place a lien on your interest, send the account to collections, and in Nevada, pursue foreclosure processes under NRS Chapter 119A in some circumstances, plus report the delinquency to credit bureaus. Don't stop paying as an exit strategy; pursue resale, deed-back, or legal help instead while staying current.

Can a timeshare exit company guarantee they'll cancel my contract?

No legitimate company can promise a specific cancellation outcome before reviewing your contract, since results depend on your specific agreement, state law, and the resort's cooperation. Regulators have taken action against exit companies for deceptive upfront-fee practices, so treat any confident promise as a red flag rather than a selling point.

Sources

1. Nevada Legislature, NRS Chapter 119A (Timeshares): Nevada's statutory framework governing timeshare rescission rights, disclosures, and lien/foreclosure processes
2. Federal Trade Commission, "Timeshares and Vacation Plans" consumer guidance: FTC guidance warning consumers about upfront-fee resale and exit schemes and recommending written cancellation
3. American Resort Development Association (ARDA) / ARDA International Foundation, State of the Vacation Timeshare Industry Report: Average timeshare purchase price and average annual maintenance fee figures
4. Federal Trade Commission, "FTC Action Leads to Order Banning Timeshare Exit Companies from Telemarketing" (Timeshare Exit Team matter), Case No. 2:21-cv-00560 (W.D. Wash.): FTC enforcement action against a timeshare exit company for deceptive upfront-fee practices
5. Consumer Financial Protection Bureau, "What is a timeshare exit company?": Federal guidance warning owners about timeshare exit scam patterns
6. 26 U.S.C. § 2518, Internal Revenue Code (Qualified Disclaimer): Federal requirement that a qualified disclaimer of an inherited interest generally be made in writing within nine months of the decedent's death
7. Nevada Attorney General, Consumer Protection Bureau, Timeshare Resale and Exit Scam Alert: State attorney general consumer alert covering timeshare-related scam warnings