How to get out of a timeshare: pros and cons of every option

Last updated 2026-07-26

How do you get out of a timeshare?

There are really only five exit paths that work, and one of them (rescission) only works for a few days after you sign. The rest, in order of what I'd try first: a developer deed-back or surrender program, resale on the secondary market, donation to a charity or nonprofit that accepts timeshares, and, as a last resort for people who are stuck and desperate, a paid exit company. There is no sixth option where you just stop paying and walk away clean. Timeshares are real property (deeded weeks) or contractual interests (points/right-to-use), and unpaid maintenance fees can go to collections, get reported to credit bureaus, or in deeded-week states, lead to a lien or foreclosure on the interest. The FTC's Consumer Sentinel Network Data Book, which tracks complaint categories nationally, has listed timeshare-related complaints among the categories consumers report to the FTC each year, and the agency's own guidance warns owners to be wary of companies promising an easy exit for a big upfront fee ^[1]. The honest starting point is figuring out which category you're in: still inside your rescission window, out of rescission but current on fees, or out of rescission and behind on fees. Each of those points to a different first move, which is why 'how to get out of a timeshare' doesn't have one universal answer. If you want the full state-by-state breakdown of cancellation rights, we cover that separately: how to get out of a timeshare.

What is a timeshare rescission period, and am I still in it?

Nearly every US state gives new timeshare buyers a short window, often called a 'right of rescission' or 'cooling-off period,' to cancel the purchase for any reason and get a full refund. The catch is that this window is short, usually measured in days, and it starts running the moment you sign, not when you get home and think it over. The exact length varies by state. Florida sets its rescission period at 10 calendar days after signing or after receiving the public offering statement, whichever is later, under Florida Statutes section 721.10, which states that a purchaser "may cancel the contract until midnight of the 10th calendar day following whichever of the following days occurs last" among signing and disclosure delivery ^[2]. Other states set different windows (some shorter, some longer), so don't rely on a number you read on a blog; confirm your state's rescission window directly with your state's statutes or your state Attorney General's consumer protection page before you act. If you're inside that window, this is by far your best option: it costs nothing (you may need to send a letter by certified mail, which costs a few dollars), it doesn't touch your credit, and it fully unwinds the deal. Read your purchase contract for the cancellation notice section; it usually spells out where to send the notice and what to include. Send it in writing, keep proof of delivery, and do not rely on a verbal 'okay' from the salesperson. For a deeper walkthrough of how to write that notice and where to send it, see how do you get out of a timeshare and timeshare cancellation.

What if my rescission period already ended?

Once the rescission window closes, you own the timeshare (or the contract) under normal contract law, and canceling gets a lot harder. This is the situation most people searching 'how to get rid of a timeshare' are actually in. Your realistic options at this point are, roughly in order of cost and hassle: ask the resort about a deed-back or surrender program, try to resell or give it away, or hire a licensed exit company if you're behind on payments or the resort won't take it back. Some owners also look into a quitclaim deed to transfer the interest to someone else (rarely a real solution, since most buyers of unwanted timeshares don't exist), or simply keep paying and reduce usage. What you should not do is stop paying fees hoping the resort 'takes it back.' Unpaid assessments accrue interest and late fees, and depending on your state and contract, the resort can pursue collections, report to credit bureaus, or foreclose on a deeded week. Keep paying what you owe while you pursue a legitimate exit path.

How much does a timeshare cost, and how much does it cost to get out?

Rescission (cancel in window)	$0 to ~$25 (certified mail)	Days to a few weeks	None
Resort deed-back / surrender program	$0 to ~$500 transfer fee	1 to 6 months	None if fees stay current
Resale (private sale or licensed broker)	$0 to a few hundred dollars, plus closing costs	3 to 18+ months	None if fees stay current
Donation to charity/nonprofit	$0, sometimes a small transfer fee	1 to 4 months	None if fees stay current
Paid exit company	roughly $2,000 to $10,000+	6 months to 2+ years	Possible, if company advises withholding payments
Stop paying / do nothing	$0 upfront, but fees + interest accrue	N/A	Likely damage, possible lien/foreclosure	If you want a rundown of what a legitimate paid exit process actually looks like, we cover that here: timeshare exit companies.

Purchase prices for a new timeshare interval from a developer commonly run from around $20,000 to $30,000 or more for a one-week deeded interval, according to industry surveys; the American Resort Development Association's owner research has cited average purchase prices for a timeshare interval in that range in recent years, alongside average annual maintenance fees that frequently exceed $1,000 per interval ^[3]. Costs vary widely by resort brand, location, season, and unit size, so treat any single number as a rough midpoint, not a quote. Getting out costs something very different. On the resale market, deeded weeks frequently sell for $1 to a few hundred dollars, because supply of unwanted timeshares vastly exceeds buyer demand; owners often pay closing and transfer fees on top of a nominal sale price. Deed-back and surrender programs run by the resort itself are often free or low-cost (some charge a transfer fee in the few-hundred-dollar range). Paid exit companies typically charge somewhere between $2,000 and $10,000+ depending on the number of contracts and the complexity of the case; this fee range appears in state Attorney General consumer alerts warning owners to research any company charging large upfront sums before signing anything ^[4]. Here's a comparison of what each path actually costs and how long it tends to take: | Exit method | Typical cost to you | Typical timeline | Credit impact |

Are timeshares scams?

The timeshare product itself is legal in all 50 states and regulated at the state level, not a scam by definition. But the sales process and the exit industry both have well-documented scam patterns, and conflating 'timeshares are a bad deal for most people' with 'timeshares are illegal' misses the actual risk. On the sales side, high-pressure presentations, understated fee increases, and vague resale promises ('you can always sell it later') are common complaints to state regulators and the Better Business Bureau. On the exit side, the bigger scam risk today is the 'upfront fee' exit company that takes a large payment, promises to make your cancellation happen fast, then does little or nothing. The Federal Trade Commission has sued timeshare exit and resale companies for exactly this pattern; in one federal case the FTC's complaint against Resort Advisory Group and related defendants alleged the companies took upfront fees from consumers while falsely promising to sell or cancel their timeshares, and a federal court entered a stipulated order requiring the defendants to pay redress and barring the deceptive practices, as described in the FTC's press release on the settlement ^[5]. So the honest answer is: timeshares aren't scams in the legal sense, but the industry around them (both sales and exit) has a real scam problem, and you need to vet anyone you pay before you pay them. For a running list of tactics and company names flagged by state regulators, see our timeshare call list.

How do I sell a timeshare?

Selling is legal and sometimes works, but you need to reset your price expectations before you start. Most deeded-week timeshares resell for a small fraction of the original purchase price, often $1 to a few hundred dollars, because the resale market is flooded relative to buyer demand. The cheapest legitimate route is a licensed timeshare resale broker or a reputable timeshare resale marketplace, paid on commission after a sale closes, not upfront. Be suspicious of any resale company that asks for a large fee before listing your unit or before a sale closes; Florida's Office of the Attorney General has published a specific consumer alert about advance-fee resale and 'relief' scams targeting timeshare owners, warning that consumers should avoid paying any company that demands payment before delivering a service ^[4]. A few practical steps: get a copy of your deed or contract and confirm exactly what you own (fixed week, floating week, points, right-to-use), check whether your resort has a right of first refusal that could block a private sale, price it realistically by looking at completed (not asking) prices for comparable units, and get any sale agreement in writing with closing handled by a licensed title company or attorney in deeded-week states. If a broker promises a sale within a set time frame or asks for payment before any sale closes, walk away.

What's a deed-back or surrender program, and should I try it first?

A deed-back (also called a surrender program) is when the resort developer takes the timeshare back directly, canceling your ownership and, usually, your future maintenance fee obligation. Many major timeshare companies now run some version of this, often for owners who are current on fees and have owned the property for a certain number of years. This is worth trying before you pay anyone else, because it's frequently free or low-cost, comes straight from the party that actually controls the deed, and doesn't involve a middleman charging thousands of dollars. The tradeoff is that not every resort offers one, eligibility rules can be strict (paid in full, no liens, fees current, sometimes a minimum ownership period), and the resort has no obligation to accept your specific unit back. Call the resort's owner services line directly and ask if they have a deed-back, surrender, or 'exit' program. Get any agreement to take the property back in writing before you stop paying anything, and don't pay a third party to 'negotiate' a deed-back on your behalf when you can call the resort yourself for free.

Can I donate a timeshare instead of selling it?

Yes, and for a low-value week that won't sell, donation is often more realistic than resale. Some charities and nonprofit timeshare donation programs accept ownership transfers, and a few resorts will facilitate the deed transfer to a receiving nonprofit for a modest fee. Donation doesn't usually put cash in your pocket, and it doesn't automatically produce a tax deduction of meaningful size. The IRS explains in Publication 561, Determining the Value of Donated Property, that a donor claiming a deduction for donated property generally must establish the property's fair market value, and for many unwanted timeshares that fair market value is close to zero given resale conditions ^[6]. Talk to a tax professional before assuming a donation will meaningfully reduce your tax bill. What donation does solve is the liability problem: once the deed transfers, you generally stop owing future maintenance fees on that interest. Vet any organization that charges you a large upfront 'processing fee' to accept a donation. A legitimate charity accepting a low or negative-value asset should have modest, transparent transfer costs, not a four-figure fee paid before any transfer happens.

Should I hire a timeshare exit company, and how do I avoid getting scammed?

An exit company can make sense if you're out of rescission, the resort won't do a deed-back, resale and donation have both failed, and you're willing to pay for someone to run the process (title work, negotiating with the resort, sometimes legal filings) for you. It is not a magic solution, and it is the option with the highest scam risk in this entire list. Before paying anyone: check your state Attorney General's consumer alert or complaint page for the company's name, check the Better Business Bureau, and ask specifically how and when you're charged. Legitimate providers vary in structure, but you want clear answers, not vague reassurance. Red flags that regulators consistently call out include: demands for full payment upfront before any work is done, pressure to sign quickly, promises that your specific contract will be canceled on a set timeline, and advice to stop paying your maintenance fees or mortgage while the company 'works on it' ^{[1] [5]}. That last one is the most damaging: falling behind on fees can trigger foreclosure or debt collection regardless of what the exit company promises. Ask for a written contract that spells out exactly what's included, get references or verifiable case outcomes (more than testimonials), and confirm whether the company is a law firm, a paralegal service, or neither, since that changes what protections apply if something goes wrong. This is also where a self-directed approach can save real money. A structured kit that walks you through your state's rescission rules, the deed-back request process, and how to draft your own cancellation or surrender letters costs a fraction of what a full-service exit company charges. ExitHonest's $149 Timeshare Exit Kit is built for exactly the owners in this middle zone: out of rescission, not in default, and trying to avoid paying a company thousands of dollars to do paperwork you can do yourself. Build yours at exit-kit-builder.

What happens if I just stop paying maintenance fees?

You'll accrue late fees and interest, the account typically goes to a collections agency, and depending on your state and whether your interest is a deeded week, the resort's homeowners association can potentially place a lien and pursue foreclosure on the timeshare interest, similar to how an HOA can foreclose for unpaid dues in some states. This can also show up on your credit report as a collections account. We're not going to tell you to stop paying as a strategy, and no legitimate advisor should either. If you're financially unable to pay, that's a different conversation (talk to a nonprofit credit counselor, or a licensed attorney in your state about your specific contract and state's foreclosure/collections rules), not a shortcut to a clean exit. The safest sequence, if you're trying to exit responsibly, is: keep paying while you pursue rescission, deed-back, resale, or donation, and only consider the consequences of stopping payment after you've confirmed with a licensed attorney what your state's specific lien and collections rules actually allow.

How do I know if I'm inside my state's rescission window right now?

Pull your purchase contract and find the closing or signing date; most states start the clock from that date, not from your first payment or your arrival home. Then check your state's specific statute or your state Attorney General's consumer protection page for timeshare cancellation rights, since the exact number of days and the required cancellation method (often written notice, sometimes certified mail) differ by state and can change. Florida's statute, for example, requires cancellation notice to be sent by certified or registered mail, return receipt requested, or hand delivered to the seller's address named in the contract ^[2]. Do not guess based on what a friend's contract said or what a blog post from another state claims. If your contract is silent or confusing, calling your state Attorney General's consumer protection division directly is free and they can point you to the exact statute that applies to your purchase. For state-specific breakdowns and letter templates, see how to get out of timeshare.

Frequently asked questions

How to get out of a timeshare fastest?

The fastest exit, by far, is canceling during your rescission period, which can take as little as a few days if you send written notice correctly. Confirm your state's exact window with your state Attorney General's office, since it varies and the clock starts at signing, not later. Outside that window, deed-back programs are usually the next fastest option.

How much do timeshares cost to buy?

Industry survey data from the American Resort Development Association has cited average purchase prices for a timeshare interval around $20,000 to $30,000-plus, with average annual maintenance fees often exceeding $1,000, though this varies widely by resort, location, and unit size. Get your actual contract's numbers rather than relying on averages.

How much does it cost to get out of a timeshare?

It ranges from $0 (rescission or a free deed-back program) to several hundred dollars (resale closing costs, some deed-back transfer fees) to $2,000-$10,000+ for a paid exit company, per state Attorney General consumer alerts on the exit industry. There's no fixed 'standard' fee; get everything in writing before paying anyone.

Are timeshares a scam?

The product itself is legal and regulated state by state, so it's not a scam by definition. But high-pressure sales tactics and upfront-fee exit and resale scams are well documented by the FTC and state Attorneys General, so treat any company asking for a large payment before doing any work as a serious red flag.

How do I sell my timeshare?

Use a licensed resale broker or reputable resale marketplace paid on commission after closing, never one demanding a big fee upfront. Expect a low sale price, often $1 to a few hundred dollars for deeded weeks, since resale demand is far below supply. Confirm your resort doesn't have a right of first refusal that could block the deal.

Can I just give my timeshare back to the resort?

Many resorts run deed-back or surrender programs that let owners in good standing (fees current, no liens) transfer the deed back for free or a modest transfer fee. Call the resort's owner services line directly and ask; eligibility rules and availability vary by resort and aren't promised to every owner.

What happens if I stop paying my timeshare maintenance fees?

Expect late fees, interest, and likely referral to collections; depending on your state and whether it's a deeded week, the HOA can potentially place a lien or pursue foreclosure on the interest. This can also damage your credit. Keep paying while you pursue a legitimate exit, and talk to a licensed attorney about your specific state's rules before assuming you can walk away free.

How long is the timeshare rescission period?

It varies by state. Florida gives buyers 10 calendar days under Florida Statutes section 721.10, and other states set different windows. The exact rule and required cancellation method differ by jurisdiction, so confirm your state's rescission window with the statute cited in your contract or your state Attorney General's page rather than assuming a specific number.

Is it worth paying a timeshare exit company?

It can be worth it if you're out of rescission, deed-back and resale have failed, and you want someone else handling the paperwork, but fees commonly run $2,000-$10,000+. Vet the company with your state Attorney General's office first, and never pay full fees upfront or agree to stop making payments you owe.

How much are timeshares on the resale market?

Deeded weeks frequently resell for $1 to a few hundred dollars, far below original purchase prices of $20,000-$30,000-plus reported in industry owner surveys, because unwanted supply outpaces buyer demand. You'll typically still owe closing or transfer costs even at a near-zero sale price.

Can I donate my timeshare instead of selling it?

Yes, some nonprofits and charities accept timeshare donations, which transfers the deed and generally ends your future maintenance fee obligation. It rarely produces cash back or a large tax deduction, so treat it as a liability-exit strategy, not an income strategy, and get any transfer fee in writing first.

Do I need a lawyer to get out of a timeshare?

Not always. Rescission, deed-back requests, and basic resale listings often don't require an attorney. A licensed real estate or consumer attorney becomes worth consulting if you're facing foreclosure, collections, a complex contract dispute, or you're unsure what your specific state's lien laws allow.

Sources

1. Federal Trade Commission, Consumer Sentinel Network Data Book: FTC tracks timeshare-related consumer complaints nationally and warns owners to be wary of exit companies promising an easy exit for a large upfront fee
2. Florida Statutes, Section 721.10, Cancellation: Florida's timeshare rescission period is 10 calendar days after signing or receipt of the public offering statement, and cancellation notice must be sent by certified/registered mail or hand delivered
3. American Resort Development Association, State of the Vacation Timeshare Industry (2022 report): Average purchase price and annual maintenance fee ranges for US timeshare intervals
4. Florida Office of the Attorney General, Consumer Alert on Timeshare Resale/Relief Scams: Warning about upfront-fee timeshare resale and exit scams and the cost range charged by exit companies
5. Federal Trade Commission, press release on FTC v. Resort Advisory Group settlement: FTC action alleging timeshare exit/resale companies took upfront fees with false cancellation/resale promises, resolved by stipulated court order
6. Internal Revenue Service, Publication 561, Determining the Value of Donated Property: Donors claiming a deduction for donated property must establish fair market value, relevant to timeshare donations with little resale value