How to get out of a timeshare, explained step by step

Last updated 2026-07-26

How do you get out of a timeshare, in order of what to try first

Start with the cheapest, fastest option and only move to the next one if it doesn't apply to you. The order matters because each later option costs more money and takes more time than the one before it. First, check whether you're still inside your state's rescission period. Every US state gives timeshare buyers a window to cancel a new purchase for a full refund, no questions asked, no reason required. If you signed recently, this is almost always your best option, because it costs nothing and works by law rather than by anyone's goodwill. Second, if the rescission window has closed, ask your resort about a deed-back or surrender program. A growing number of developers, including Marriott Vacation Club, Hilton Grand Vacations, and Wyndham, will take a deed back for free or a small processing fee if your account is current and the deed is unencumbered. This isn't charity. Resorts would rather reclaim inventory than chase you for maintenance fees they may never collect. Third, try to sell or give it away on the resale market. Most timeshares carry little to no resale value, and a large share of listings on sites like the Timeshare Users Group or eBay sell for one dollar, or don't sell at all. Fourth, if none of that works and you're being sued, facing foreclosure, or truly stuck, consider a paid exit path, either a licensed real estate attorney in the resort's state or a legitimate exit company. Vet this option hard. The timeshare exit industry has a well-documented scam problem, and the Federal Trade Commission has sued multiple exit companies for taking large upfront fees and delivering nothing ^[1]. For a fuller walkthrough of each stage, see how to get out of a timeshare and how to get out of timeshare.

How to get out of a timeshare during the rescission window

If you bought within the last few days to weeks, check your contract and your state's statute immediately. Nearly every state has a mandatory rescission (sometimes called a "cooling-off" or "cancellation") period for timeshare purchases, and it typically runs somewhere between 3 and 15 calendar days from signing or from receiving the public offering statement, depending on the state. Florida's is 10 days under Fla. Stat. section 721.10 ^[2]. California's is generally 7 days under Cal. Bus. & Prof. Code section 11024 ^[3]. These numbers are not the same everywhere, so confirm your state's rescission window using your purchase contract and your state attorney general's consumer page rather than assuming a national default. To cancel, follow the method your contract specifies exactly. Most states and most developer contracts require written notice, often by certified mail with a return receipt, sent to the address listed in the purchase documents. Keep a copy of everything. Do not rely on a phone call or a verbal promise from a salesperson that they'll "take care of it." The Consumer Financial Protection Bureau and state AGs consistently report that written, dated, mailed notice is what actually protects a buyer if a dispute arises later. Don't wait to think it over. Rescission windows are short and count from the date of signing in most states, not the date you decide you've changed your mind. If you're at day 8 of a 10-day window, mail the notice today. For a slower, more thorough explanation of the process by state, see timeshare cancellation.

What if my rescission period already ended?

Then rescission is off the table, and you move to the next tier: negotiated exit through the developer, resale, or a paid exit service. There's no federal law that reopens a closed rescission window, and no legitimate company can "get you an extension" on it. Anyone who tells you otherwise, especially for a fee, is lying to you. Your realistic options at this point are a deed-back program (see next section), listing the unit for resale at a low or zero price, donating it if the resort or a licensed transfer company will accept the deed, or, if you're behind on payments and being threatened with foreclosure or collections, talking to a real estate attorney licensed in the state where the resort sits. A licensed attorney can also tell you whether the original contract had defects (misrepresentation, failure to disclose, violations of state timeshare statutes) that might support a legal exit, which is different from a blanket "exit guarantee" pitch. One thing to never do at this stage: stop paying your maintenance fees or loan as a strategy to force the resort's hand. Unpaid timeshare debt can go to collections, get reported to credit bureaus, and in some states lead to foreclosure on the timeshare interest, which can hit your credit report even though the underlying asset is worth little ^[1]. If you owe money, keep paying it while you sort out the exit path, or talk to a licensed attorney about your specific situation before you stop.

How do deed-back and surrender programs actually work?

A deed-back program lets you transfer your timeshare deed back to the resort developer, canceling your ownership and (usually) your future maintenance fee obligation. It works best when your account is current, the deed has no mortgage balance, and the resort itself offers a formal program. Marriott Vacation Club runs a program it calls the Marriott Vacation Club Exit Program for eligible owners with paid-off, fee-simple deeded weeks. Hilton Grand Vacations and Wyndham have run comparable voluntary surrender or deed-back options in recent years, though availability and eligibility rules change and are not guaranteed to any specific owner or property. Diamond Resorts (now part of Hilton Grand Vacations) previously operated a program called "Transitions." Eligibility usually requires the loan to be paid off, fees to be current, and sometimes a minimum ownership tenure. Some programs charge a modest processing or transfer fee, often in the low hundreds of dollars, though this varies by resort and changes over time, so ask your specific resort's owner services department for current terms rather than assuming a number here. If your resort has no formal program, you can still ask. Many smaller HOA-run resorts will accept a deed-back informally, especially if you offer to cover a year or two of fees upfront, because an unencumbered deed coming back to them is administratively easier than years of collection efforts against a distant owner. It never hurts to ask in writing and keep a paper trail.

How to sell a timeshare (and why it's harder than selling a house)

Selling a timeshare is legal and sometimes possible, but the resale market is brutal, and most owners get little to nothing for their unit. Unlike a house, a timeshare is not a scarce, appreciating asset. Developers keep building new inventory, and the supply of existing owners trying to exit vastly outweighs demand from anyone trying to buy in. Realistic resale outcomes: on secondary marketplaces like RedWeek, Timeshare Users Group (TUG), and eBay, many weeks and points contracts list and sell for $1 to a few hundred dollars, sometimes with the buyer paying closing and transfer costs. Some higher-demand fixed weeks at strong-brand resorts (certain Marriott, Disney Vacation Club, or Hilton properties in peak season) can sell for a few thousand dollars, but this is the exception, not the rule. A few rules for selling without getting scammed yourself: - Never pay an upfront "marketing fee" to a company that cold-calls you promising a buyer is "already lined up." This is one of the oldest timeshare resale scams and the FTC has specific warnings about it ^[1].

• List on TUG or RedWeek yourself before paying anyone. It costs little to nothing to try.
• Price to the real market, which for most weeks-based timeshares means near zero, not what you originally paid.
• Use a licensed title company or attorney for the actual transfer paperwork so the deed and fee obligation genuinely move to the buyer's name. If you're trying to compare selling against other exit routes side by side, see how do you get out of a timeshare.

How much do timeshares cost, and how much are they worth later?

Average purchase price (new, from developer)	$23,940	ARDA 2023 [4]
Average annual maintenance fee	$1,205	ARDA 2023 [4]
Typical resale price (secondary market)	$0 to low thousands	TUG/RedWeek listings, informal
Typical exit company fee (varies widely; vet carefully)	roughly $2,000 to $8,000+	Consumer complaint patterns, FTC actions [1]	So when people ask "how much is a timeshare" or "how much are timeshares," the honest answer has two very different numbers: what the developer charges you to buy in, and what almost anyone will pay you to take it off your hands later. Those numbers are rarely close.

The average price of a newly purchased timeshare interval in the US was $23,940 as of the American Resort Development Association's 2023 State of the Vacation Ownership Industry report, with an average annual maintenance fee of $1,205 ^[4]. Those maintenance fees are not fixed for life; they typically rise a few percent a year and can jump sharply after a special assessment for storm damage, renovation, or major repairs. Here's the gap that catches owners off guard: what you pay going in bears almost no relationship to what the interest is worth coming out. A $20,000 to $30,000 purchase can be worth $0 to a few hundred dollars on resale within a few years, because the resale market prices in ongoing maintenance fee liability, not the amenities. | Cost stage | Typical range | Source |

Are timeshares scams?

The timeshare product itself is legal in every US state and regulated under state real estate and consumer protection statutes. It is not inherently a scam to buy one, though the sales process is notorious for high-pressure tactics, and many owners genuinely regret the purchase within days. Where the scam risk concentrates is the exit side, not the purchase side. The FTC has brought multiple enforcement actions against timeshare exit and relief companies, alleging they charged consumers thousands of dollars upfront with promises to cancel their timeshare and then did little or nothing ^[1]. State attorneys general in Florida, Missouri, and elsewhere have brought similar cases against resale and exit operators. Common scam patterns to watch for: - A cold call or unsolicited email saying a buyer is "waiting" for your specific unit, paired with a request for an upfront fee.

• Pressure to pay by wire transfer or gift card, which cannot be reversed once sent.
• Guarantees that a company can "100% get you out" before it has even reviewed your contract.
• Requests to stop paying your maintenance fees or mortgage as part of the "exit process." This is a major red flag; unpaid fees can go to collections and hurt your credit regardless of what the exit company promised. The FTC's plain guidance: "If you want to get out of your timeshare, don't pay anyone who cold calls you or guarantees they can get you out" is the spirit of its consumer alerts on timeshare resale and exit fraud, and the agency recommends checking a company's complaint history before paying anything ^[1]. For a running list of firms with public track records, see timeshare exit companies and the timeshare call list.

What should I do if I inherited a timeshare I don't want?

You don't automatically have to keep a timeshare you inherit. In most states, an heir or estate representative can disclaim an inheritance, including a timeshare interest, through the probate process, which means you formally refuse to accept it and it does not become your legal or financial responsibility. State disclaimer rules require the disclaimer to be made within a set time and filed correctly, so this is worth a conversation with the estate's probate attorney rather than handling alone. If the estate has already accepted the timeshare, or if you're the one settling the estate, you can still pursue a deed-back with the resort, attempt a resale, or negotiate a release as part of estate administration. Some developers have specific hardship or heir-release policies for inherited property that isn't wanted; it's worth calling and asking plainly whether one exists. What you should not do is assume you're stuck paying maintenance fees forever just because a relative's name is on an old deed. Get the actual deed and account status in writing from the resort before agreeing to anything, and don't let a fee collector rush you into a payment plan before you understand whether disclaiming or deeding back is possible.

What if I'm being pressured by an upfront-fee exit company right now?

Stop before you pay anything and verify the company independently. Search the company's name plus "complaint" or "lawsuit," check its status with the Better Business Bureau, and search the FTC's public case list to see whether the agency or a state AG has taken action against it ^[1]. A few practical checks: - Ask for everything in writing, including exactly what services you're paying for and a specific timeline.

• Ask whether the fee is refundable if the exit doesn't happen, and get that answer in writing.
• Never pay 100% upfront to a company with no verifiable track record. Some legitimate firms use escrow or milestone-based payment; that structure alone doesn't guarantee legitimacy, but a company that refuses any structure besides full payment upfront by wire is a serious warning sign.
• Call your state attorney general's consumer protection division and ask if they've received complaints about the company. Every state AG has a consumer complaint line and most publish alerts specifically about timeshare exit fraud. If you decide to build your own exit paperwork step by step rather than pay a full-service firm's fee, that's a legitimate middle path many owners take. This is the gap the $149 one-time Timeshare Exit Kit at exithonest.com/exit-kit-builder is built for: templates and state-specific guidance for rescission letters, deed-back requests, and documentation, without a company promising to contact the resort on your behalf or guaranteeing a result. Nobody, including us, can promise you a cancellation before reviewing your actual contract.

How to sell a timeshare or get rid of one when it has zero resale value

When a timeshare genuinely will not sell, even for one dollar, you have a few remaining paths, each with tradeoffs. Gifting or deeding it to a willing family member or friend transfers the obligation, more than the asset, so make sure they understand they're taking on maintenance fees, not receiving a free vacation. This requires a proper deed transfer through a title company, not a handshake, so the old owner's name actually comes off the account. Some licensed timeshare transfer companies (different from exit companies) specialize in matching unwanted deeds with people willing to take them for free, sometimes charging the current owner a modest closing-cost-style fee rather than a large "exit fee." Vet these the same way you'd vet an exit company: check complaint history first. A formal deed-back to the resort, covered earlier, remains the cleanest option when available, because it ends the relationship entirely rather than just changing whose name is on the account. And if the maintenance fees are genuinely more than the property is worth to you and no exit path works quickly, keep paying while you sort it out. A missed payment can turn a manageable annual fee into a collections account and a credit score hit that follows you for years, which is a worse outcome than an unwanted week at a beach resort.

How do I compare my options before I spend any money?

Write down four things before you pay anyone: how many days are left (if any) in your rescission window, whether your deed is paid off, whether your resort has a named deed-back or exit program, and whether you owe any past-due fees. Those four facts point you to a specific next step almost every time. A rescission window still open points to a certified letter today, at zero cost. A paid-off deed at a major branded resort points to calling owner services and asking about their exit or deed-back program by name. A resale attempt costs little more than a listing fee on TUG or RedWeek and is worth trying before paying any exit company. And if you're behind on payments or being threatened with legal action, that's the point to call a licensed real estate attorney in the resort's state, not an 800 number from a cold call. For a side-by-side breakdown of these paths against each other, see how to get out of a timeshare.

Frequently asked questions

How do you get out of a timeshare if you just bought it?

Check your contract and your state's rescission statute right away. Most states give buyers between 3 and 15 days to cancel in writing for a full refund, no reason required. Send written notice by certified mail with a return receipt to the address listed in your contract before the deadline. Confirm your specific state's window; don't assume a national default.

How to get rid of a timeshare after the rescission period ends?

Try, in order: a deed-back or surrender program through your resort if your deed is paid off and current, listing it for resale on TUG or RedWeek (expect low or zero value for most weeks), or, if you're stuck and facing collections, consulting a licensed real estate attorney. Never pay large upfront fees to a cold-calling exit company before checking its complaint history.

How to sell a timeshare for actual money?

List on RedWeek or the Timeshare Users Group marketplace yourself first, since it costs little to try. Price realistically; most weeks-based timeshares sell for $0 to a few hundred dollars, with higher-demand branded resorts sometimes reaching a few thousand. Avoid any company that charges a large upfront marketing fee and claims a buyer is already waiting.

Are timeshares scams, or is the exit industry the real problem?

The timeshare product itself is a regulated real estate interest, not inherently a scam, though sales tactics are often high-pressure. The bigger scam risk sits in the exit industry: the FTC has sued multiple exit companies for charging thousands upfront and delivering nothing. Vet any exit company's complaint history before paying anything.

How much does a timeshare cost to buy?

The average new timeshare purchase price was $23,940 in 2023, according to the American Resort Development Association's State of the Vacation Ownership Industry report, with an average annual maintenance fee of $1,205. Both figures rise most years, and special assessments for repairs or storm damage can add thousands more in a single year.

How much are timeshares worth when you try to resell them?

Most weeks-based timeshares are worth close to $0 on resale, because supply from owners trying to exit far outweighs buyer demand, and maintenance fee obligations scare off most buyers. Some fixed weeks at strong-brand resorts in peak season can sell for a few thousand dollars, but that's the exception rather than the typical outcome.

What is a timeshare deed-back program and who qualifies?

A deed-back or surrender program lets you transfer your deed to the resort developer, ending your ownership and future fee obligation. Marriott Vacation Club runs a named exit program; Hilton Grand Vacations and Wyndham have offered similar options. Eligibility usually requires a paid-off deed and a current account; ask your resort's owner services department for current terms.

Can I just stop paying maintenance fees to force an exit?

No. Unpaid maintenance fees or loan payments can go to collections, get reported to credit bureaus, and in some states lead to foreclosure on the timeshare interest, all of which can damage your credit even though the timeshare itself is worth little. Keep paying what you owe while you pursue a legitimate exit path.

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

Search the company's name with "complaint" or "lawsuit," check the Better Business Bureau, and search FTC and your state attorney general's enforcement history. Avoid any company demanding full payment upfront by wire, guaranteeing cancellation before reviewing your contract, or telling you to stop paying your fees.

What happens if I inherited a timeshare and don't want it?

In most states you can disclaim an inheritance, including a timeshare, through the probate process within a set filing deadline, meaning you formally refuse it and it never becomes your obligation. If the estate already accepted it, a deed-back or resale attempt is still possible; ask the resort about heir-specific release policies.

How long do I have to cancel a timeshare purchase?

It depends entirely on the state where the resort is located; windows commonly run between 3 and 15 calendar days from signing or from receiving required disclosures. Florida allows 10 days under Fla. Stat. section 721.10. California generally allows 7 days under Cal. Bus. & Prof. Code section 11024. Confirm your specific state's rule before assuming a deadline.

Is it ever worth paying a company to exit a timeshare?

Sometimes, but only after you've ruled out free options like rescission (if still eligible) and a resort deed-back program, and only after verifying the company's complaint history with the FTC and your state AG. A licensed real estate attorney reviewing your actual contract is often a safer paid option than a generic exit company.

Sources

1. Federal Trade Commission, Timeshare Resales and Exit Companies consumer alert: FTC guidance and enforcement history on timeshare resale and exit scams, including upfront-fee warnings
2. California Business and Professions Code, Section 11024: California provides a 7-day rescission period for timeshare purchases
3. American Resort Development Association, State of the Vacation Ownership Industry 2023: average new timeshare purchase price of $23,940 and average annual maintenance fee of $1,205
4. Consumer Financial Protection Bureau: Explanation of what a timeshare is and how financing and ongoing fees work.
5. Nolo: Rescission periods for canceling a timeshare purchase vary by state, with specific deadlines set by state law.
6. Internal Revenue Service: Rules on reporting gains or losses from the sale or disposition of property, relevant to selling or surrendering a timeshare.