How to get out of a timeshare for families

Last updated 2026-07-25

How do you get out of a timeshare, step by step?

Start with the calendar, not a company. If you bought recently, your first move is checking whether you're still inside your state's rescission period, the short window when you can cancel for any reason and get your money back. This is the cheapest, fastest, cleanest exit that exists, and most families don't realize how short it is until it's nearly gone. If rescission has passed, the order of operations for most families looks like this: contact the resort directly and ask about a deed-back or surrender program, check whether the timeshare is even sellable on the resale market (most aren't worth much), and only then consider a paid exit path if the first two don't work. Skipping straight to a company that cold-calls you or runs ads promising it can erase your contract is where families lose the most money. Complaints described in FTC enforcement actions against timeshare exit and resale companies show upfront payments running from roughly $3,000 to $10,000, often with no result ^[1]. A few things matter before you do anything else. Pull your original purchase contract and find the developer's name, the HOA or association name, and the maintenance fee schedule. Confirm whether the deed is in one person's name, joint names, or an estate (this changes your options a lot if you inherited it). And figure out whether you're current on fees. Being behind on payments limits what a resort will do for you, but it doesn't mean you have no options. One honest note: nobody, including us, can promise you'll get out. Resorts aren't required to take a timeshare back, and resale demand for most timeshares is close to zero. What you can control is avoiding scams and using the free or low-cost paths first.

What is a rescission period and how do families use it?

A rescission period is the legally required window after you sign a timeshare contract when you can cancel for any reason, no explanation needed, and get a full refund. Every state sets its own length and rules, and they range from about 3 days to 15 days depending on the state ^[2]. Florida's statute, for example, gives buyers 10 calendar days: "A purchaser has the right to cancel the contract until midnight of the 10th calendar day following whichever of the following days is later" ^[2]. That phrase matters because it ties the clock to delivery of documents or the day of signing, whichever lands later, more than the signature date. Here's the family scenario that comes up constantly: grandparents buy a timeshare on vacation, sign paperwork during a pressured sales presentation, get home, and start having doubts a week later. If they're still inside the rescission window, a written cancellation letter (sent by certified mail, keep the receipt) is usually enough to unwind the whole deal. Miss the window by even a day or two and you're now dealing with a binding contract instead of a formality. And the state that governs isn't your home state. It's the state where the resort sits. A California family that buys a timeshare in Florida is on Florida's 10-day clock, not California's. Our rescission by state guide breaks down the timing state by state, but the short version: don't guess. Look up your specific state's statute or call the state attorney general's consumer protection office before you assume you're too late.

How much do timeshares actually cost families?

Original purchase price (developer-sold)	$10,000 to $40,000+ depending on brand and unit size
Average annual maintenance fee (2020)	$1,039 [3]
Special assessment (varies by event)	$500 to $5,000+, no fixed cap in most contracts
Resale market price	Often $0 to a few hundred dollars	The gap between row one and row four is why so many families feel stuck. You paid developer prices for something the resale market treats as nearly worthless. That's not a moral judgment, it's supply and demand: there are far more owners trying to exit than buyers trying to enter.

The average annual maintenance fee across surveyed U.S. timeshare owners was $1,039 in 2020, and fees typically climb faster than general inflation ^[3]. That's before special assessments, which are separate lump-sum bills the HOA can levy for a roof, a hurricane, or a resort renovation, and which can run into the thousands with little notice. Purchase price varies enormously depending on brand, location, and whether it's a fixed week, floating week, or points-based product. Resale prices on the secondary market are often a small fraction of what the original buyer paid, sometimes just a few hundred dollars or even $1, because supply massively outstrips demand. That mismatch, high original price, near-zero resale value, is the single most important financial fact about timeshares that families don't learn until they try to sell. | Cost category | Typical range |

How do you sell a timeshare if you want out?

Selling is legal and sometimes works, but go in with realistic expectations: most timeshares resell for a small fraction of the original price, and some won't sell at all. The FTC's consumer guidance on timeshare resale scams warns owners to be wary of companies that promise a guaranteed sale and then collect a fee and disappear ^[1]. If you want to try, here's the legitimate path. List on established timeshare resale marketplaces or licensed timeshare resale brokers, price it honestly low (check completed sales for your resort and week type, not asking prices), and never pay a large upfront fee to a broker who claims they have a "buyer already lined up." That's one of the oldest scripts in the timeshare resale scam playbook. Be skeptical of any unsolicited call or email saying someone wants to buy your specific timeshare, especially if they ask for money to "process the sale," cover "closing costs," or pay a "transfer tax" before the deal closes. Real buyers don't pay you through a broker who asks you to pay first. If your timeshare is a deeded fixed week at a desirable location, you have better odds. If it's a points-based product with high fees, or a fixed week at an oversupplied resort, expect to give it away for free (or even pay someone to take it, which is legal but should raise your guard about who you're giving it to).

Are timeshares scams? What families need to know

The base product, timeshares themselves, are not illegal, and buying one isn't a scam by itself. What's rampant is the scam layer that surrounds exiting one: fake exit companies, fake resale brokers, and pressure sales tactics during the original purchase. Common red flags for exit and resale scams: a company demands a large upfront fee before doing any work, promises you'll be released from your contract no matter what, tells you to stop paying your maintenance fees or mortgage while they "handle it," or claims a government program or class-action settlement will erase your obligation. Any of these should make you stop and call your state attorney general's consumer protection line before signing anything or wiring money. We want to be blunt here because it matters: never stop making payments you legally owe based on a salesperson's promise that an exit company will get you out. Missed payments can trigger late fees, collections, and credit damage, and no company can force a resort to release you from a valid deed. If you're behind on payments already, talk to the resort directly about hardship options or a deed-back before assuming a third party can undo it. The Consumer Financial Protection Bureau's Consumer Complaint Database includes timeshare-related debt collection and resale complaints, and the agency's own database entries show owners reporting fees charged before any service was delivered ^[4]. State attorneys general in Florida, Texas, and elsewhere have separately pursued enforcement actions against timeshare exit companies over deceptive upfront-fee practices. That history is why we push families toward free-first options: rescission, direct resort deed-back requests, and verified nonprofit or licensed paths before any paid service.

How do you get rid of a timeshare through a deed-back program?

A deed-back (sometimes called a surrender or deedback program) is when the resort or HOA agrees to take the timeshare back from you, usually for free or a small administrative fee, releasing you from future maintenance obligations. Not every resort offers one, and most require you to be current on fees to qualify. Major hospitality brands including Marriott Vacation Club, Hilton Grand Vacations, and Wyndham have run structured deed-back or exit programs in recent years, though availability, eligibility rules, and whether they're currently accepting applications change over time and by resort. Call the HOA or owner services line directly and ask, in plain language: "Do you have a deed-back, surrender, or exit program, and what are the eligibility requirements?" Typical eligibility hurdles: fees must be paid in full and current, the deed must be free of any mortgage lien (you can't deed back something you still owe money on), and some programs only accept certain resorts or unit types, not all inventory in the portfolio. If you're denied, ask specifically why, since that tells you what to fix before reapplying or considering another exit path. For families who inherited a timeshare, deed-back is often the cleanest option, because there's usually no emotional attachment and no resale hope worth chasing. Our deed-back programs guide (once published) and our timeshare cancellation overview walk through what documentation to gather before you call.

What happens to a timeshare when the owner dies? (Inherited timeshares)

An inherited timeshare typically passes through the estate like any other property, meaning the heir generally takes on both the deed and the ongoing maintenance fee obligation, whether they want it or not. This surprises a lot of families going through probate, especially when the timeshare is a minor asset compared to the emotional and financial weight of the fees attached to it. If you're an executor or heir who doesn't want the timeshare, you generally have three real options: disclaim the inheritance formally through probate court (talk to the estate's attorney about how your state handles disclaimers), try a resort deed-back once the deed transfers to your name, or attempt a sale if the timeshare has any resale value. You typically cannot ignore it and hope it disappears; unpaid maintenance fees can lead to collections action or liens, and in some cases the HOA can pursue the estate or the new deed holder. A formal disclaimer, filed correctly and within the timeframe your state's probate process allows, can prevent the property (and its debts) from ever legally transferring to you. This is worth raising with the estate attorney handling probate before the deed transfer completes, not after. Families often ask whether they can just let the resort foreclose instead. Some resorts do pursue non-judicial foreclosure on unpaid timeshare accounts, which removes the owner from the deed but can still damage credit and, in rarer cases, result in a deficiency judgment depending on state law and the contract terms. This isn't a strategy we'd recommend choosing on purpose; it's a fallback of last resort, not a plan.

Should families use a timeshare exit company, and how do you vet one?

A legitimate exit company can be worth it in specific situations, usually when the timeshare is a burden with no deed-back option and no resale value, and the family wants a structured, documented path instead of doing it alone. But the industry has a real scam problem, so vetting matters more than almost any other step in this whole process. Questions to ask before paying anyone: Do they charge large fees upfront, or do fees track to milestones you can verify? Will they put cancellation timelines and refund terms in writing? Can they name specific state bar complaints, Better Business Bureau history, or attorney general actions against them, and are they willing to let you check independently? Do they tell you to stop paying your maintenance fees or mortgage (a major red flag)? Check your state attorney general's consumer complaint database and the Better Business Bureau before paying anyone. If a company won't let you verify their track record independently, that's your answer. This is the gap a self-directed approach fills. Our $149 one-time Timeshare Exit Kit is built for families who want a structured, document-based path (contract review checklist, rescission and deed-back letter templates, and a scam-screening checklist) without paying a company thousands of dollars in upfront fees or signing over control of the process. It's not a guarantee of release, since nobody can promise that, but it's a fraction of the cost of most paid exit companies and keeps you in control of your own paperwork.

What should a family do if fees keep rising and they just want out fast?

Rising maintenance fees and surprise special assessments are the number one reason families start looking for an exit, and there's no single fast button to press. The realistic sequence is: confirm you're not still in a rescission window, call the resort about deed-back eligibility, check resale value honestly, and only then consider a paid path, all while continuing to pay what you currently owe so you don't create new problems. If money is genuinely tight, call the HOA or owner services line and ask about hardship programs before you fall behind. Many resorts have some flexibility for owners in genuine financial distress, even if it's not advertised, and asking costs nothing. Falling behind without a plan tends to close off options rather than open them, since some deed-back programs require fees to be current. Build a simple file before you make any calls: the original contract, your last two years of maintenance fee statements, any special assessment notices, and proof of current payment status. Having this ready means every call you make, to the resort, an attorney general's office, or an exit service, moves faster and you look like an owner who knows their own situation, which matters more than people expect. Our timeshare call list has the specific numbers and scripts worth having on hand: the resort's owner services line, your state attorney general's consumer protection division, and the FTC's complaint reporting portal at reportfraud.ftc.gov.

Frequently asked questions

How to get out of a timeshare?

Check your state's rescission window first (usually a matter of days after signing). If that's passed, ask the resort about a deed-back or surrender program. If neither works, look at resale realistically or consider a vetted, low-cost self-directed exit path. Avoid any company demanding large upfront fees or promising it can erase your contract.

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

Contact the resort or HOA directly and ask about deed-back, surrender, or exit programs; many brands including Marriott Vacation Club, Hilton Grand Vacations, and Wyndham have offered these, though eligibility varies. You generally need fees current and no mortgage lien on the deed. Resale and vetted exit services are the remaining paths.

How to sell a timeshare?

List through an established resale marketplace or licensed timeshare resale broker, price it based on completed sales (not asking prices), and never pay large upfront fees to anyone claiming they already have a buyer. Most timeshares resell for far less than the original purchase price, sometimes $0 to a few hundred dollars.

How to get rid of a timeshare you inherited?

Talk to the estate attorney about formally disclaiming the inheritance during probate before the deed transfers to you. If it's already transferred, contact the resort about a deed-back program. You generally cannot ignore an inherited timeshare; unpaid fees can lead to collections or liens against the estate or new owner.

Are timeshares scams?

The timeshare product itself isn't inherently a scam, but the industry has a serious scam problem around exits and resales. The FTC warns owners to be cautious of resale companies that take payment and deliver nothing, and multiple state attorneys general have pursued exit companies that charged large upfront fees without delivering results.

How much is a timeshare?

Developer-sold timeshares commonly run $10,000 to $40,000 or more depending on brand and unit size, plus average annual maintenance fees around $1,039 as of 2020 industry survey data. Resale prices are typically a small fraction of the original cost, sometimes near $0.

How much do timeshares cost per year in fees?

Average annual maintenance fees were about $1,039 in 2020 according to timeshare industry survey research, and they tend to rise over time. On top of that, special assessments for repairs or renovations can add $500 to several thousand dollars with little warning, separate from the regular fee.

Can you just stop paying a timeshare maintenance fee?

We don't recommend it. Stopping payment on fees you owe can trigger late fees, collections, credit damage, and in some cases foreclosure on the timeshare, which can still hurt your credit even though it removes the deed. Talk to the resort about hardship options or a deed-back before falling behind.

What is a timeshare rescission period and how long is it?

It's the legally required window after signing when you can cancel for any reason and get a refund. Length depends on the state where the resort is located, not your home state. Florida gives buyers 10 calendar days under Fla. Stat. 721.10. Confirm your specific state's rule before assuming you're too late.

Do timeshare exit companies actually work?

Some legitimate ones exist, but the industry has real scam risk. Verify any company through your state attorney general's complaint database and the Better Business Bureau before paying, avoid large upfront fees, and never work with a company that tells you to stop paying your maintenance fees or mortgage.

What happens if I never pay my timeshare fees again?

The HOA or resort can send the account to collections, report delinquency that may affect credit, and in many states can pursue foreclosure on the timeshare interest, which removes you from the deed but doesn't erase already-owed debt in every case. Rules vary by state and by contract, so check your specific agreement.

Can a timeshare company force my family to keep paying after I die?

The obligation generally passes to the estate and then potentially to whoever inherits the deed, not automatically to family members who aren't heirs. An heir who doesn't want the timeshare can often formally disclaim the inheritance during probate; talk to the estate's attorney about your state's disclaimer rules and deadlines.

Sources

1. Federal Trade Commission v. Timeshare Exit Team et al., FTC press release on enforcement action: FTC enforcement action describing upfront fees charged by timeshare exit companies and resale scam warnings
2. Florida Statutes Section 721.10, Cancellation of contract; nonwaivable purchaser's right: Florida's 10-day rescission period text and how the clock is calculated
3. American Resort Development Association (ARDA), 2021 State of the Vacation Ownership Industry study summary reported by American Resort Development Association Foundation: Average annual timeshare maintenance fee figures and industry consumer research
4. Consumer Financial Protection Bureau, Consumer Complaint Database: CFPB tracking of consumer complaints related to timeshare loans, servicing, and exit company practices
5. Texas Office of the Attorney General, Consumer Protection Division press releases: State attorney general enforcement actions against timeshare exit companies over deceptive upfront-fee practices