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

Last updated 2026-07-26

How do you get out of a timeshare, exactly?

There's no single button. What you do depends entirely on timing: are you still inside your state's rescission window, or did you close on the purchase months or years ago? If you're still inside the rescission period, this is the easiest and cheapest exit you'll ever get. Every state that regulates timeshares gives buyers a short window, often measured in days, to cancel the purchase for any reason, no explanation required. The window length varies a lot by state. Confirm your state's rescission window before doing anything else, because the deadline is usually calculated from the day you signed or the day you received all required disclosure documents, whichever is later. If that window already closed, you're now dealing with a signed, binding contract. Your remaining paths are: sell it (often for very little), deed it back to the resort if they offer that option, hire a licensed attorney to review your contract for fraud or misrepresentation, or use a paid exit service. Each path has real tradeoffs. None of them is free, fast, and guaranteed at the same time, no matter what a sales pitch tells you. The Federal Trade Commission's business guidance on timeshare and vacation-related sales practices warns that resale is difficult and that buyers should never count on selling the unit for what they paid. ^[1] That warning should shape every decision you make next.

How to get out of a timeshare using rescission (the cheapest exit)

Rescission is a legal right, not a favor from the resort. It exists because state legislatures decided timeshare sales pitches are high-pressure enough to warrant a mandatory cooling-off period, conceptually similar to how federal rules require a cancellation window for certain door-to-door sales generally. ^[2] Here's how to actually use it. First, find your purchase contract and locate the section titled something like "Right to Cancel" or "Rescission." It will list the deadline and the required method (usually written notice, sometimes certified mail). Second, confirm your state's rescission window independently, don't rely only on what the contract says, because some contracts understate consumer rights. Your state attorney general's consumer protection division or the state real estate commission can confirm the statutory period. Third, send your cancellation letter using a method that creates proof of delivery: certified mail with return receipt, or a delivery service that logs signature confirmation. Keep copies of everything. Don't call the sales office and expect an oral cancellation to count. Get it in writing, send it before the deadline (not on the deadline), and don't wait for a confirmation call before you consider yourself protected. If they don't refund your deposit within a reasonable time after a valid rescission, that's when you loop in your state attorney general's office. For a full state-by-state breakdown of rescission periods, see our rescission by state guide.

What if my rescission window already passed?

Then you own the timeshare, at least until you find a legitimate exit. This is the situation most owners searching for help are actually in, and it's a harder problem than rescission. Your realistic options, roughly in order of cost: 1. Deed-back or surrender program through the resort or management company. Some developers, including several of the larger branded operators, run formal programs that let owners hand back a paid-off deed, sometimes for a processing fee, sometimes free. Availability depends entirely on the resort; there's no universal right to this. 2. Resale on the secondary market. You can list it yourself or through a licensed timeshare resale broker. Be ready for a low sale price or no buyer at all. The American Resort Development Association (ARDA), the timeshare industry's own trade group, publishes research acknowledging the resale market is thin and prices are often nominal. ^[3] 3. Attorney review for contract defects. If your original sales presentation involved specific misrepresentations (false statements about resale value, investment potential, or rental income, for example), a licensed consumer protection or contract attorney can evaluate whether you have a fraud or rescission claim outside the standard window. This isn't a common outcome, but it does happen and it's worth a paid consultation if you have real evidence, like recorded promises or misleading brochures. 4. Paid exit companies. This industry has a genuine scam problem, covered in detail below. Some companies do legitimate contract and deed work. Many don't. Whichever route you pick, don't stop paying your maintenance fees or loan payments while you're pursuing an exit unless a court or your state attorney general instructs you otherwise. Missed payments can trigger foreclosure on the timeshare and damage your credit, on top of whatever exit process you're mid-way through.

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

Selling is legal and sometimes works, but go in with correct expectations. Timeshares are not an appreciating asset. Most resale listings sit for months, and a meaningful share sell for $1 or less, sometimes literally, because the seller just wants out from under future maintenance fees. ARDA's own research and independent state consumer guidance both point to resale values typically far below what owners originally paid, sometimes near zero, and both warn owners never to pay a large upfront fee to a company promising a fast sale. ^{[3] [4]} The Florida Attorney General's consumer alert on timeshare resale scams specifically warns that a legitimate reseller will not ask you to pay money before a sale closes. ^[4] If you want to try selling: - List through your resort's official resale program first, if one exists; some brands (Marriott Vacation Club, Disney Vacation Club, Hilton Grand Vacations) run their own resale channels with right of first refusal.

• Use a licensed real estate broker in the state where the property sits; timeshare resales, like other real estate, generally require licensure.
• Price to move. If similar units on resale sites (RedWeek, Timeshare Users Group listings, eBay historically) are going for a few hundred dollars or less, that's your real market, not what you paid.
• Never pay a big fee before a sale closes. That structure is the single biggest red flag in this space. If you're weighing sale versus other exits, our comparisons hub walks through the tradeoffs side by side.

How much do timeshares cost? (purchase price and ongoing fees)

Purchase price (developer/new)	$10,000-$40,000+	Varies by brand, size, points
Purchase price (resale market)	$1-$5,000	Buyer often just covers closing/transfer fees
Annual maintenance fee	~$1,000-$1,500 average	Rises most years; ARDA average ~$1,170 (2023) [3]
Special assessments	Hundreds to thousands, one-time	Storm repair, renovation, litigation
Exit company fees	$2,000-$8,000+	Wide variance; some are legitimate, some are scams	For owners specifically dealing with rising annual bills, our maintenance fees coverage goes deeper into why fees climb and what, if anything, you can negotiate.

The upfront price varies enormously by brand, unit size, season, and whether it's a fixed week, floating week, or points-based system. ARDA's State of the Vacation Timeshare Industry research put the average per-interval purchase price at roughly $23,940 in its 2023 report, though prices for individual resorts and unit types range from a few thousand dollars into six figures for larger, higher-demand units. ^[3] The purchase price is only the entry cost. The bigger long-term burden is the annual maintenance fee, which every owner pays regardless of whether they use their week that year. ARDA's same research put the average annual maintenance fee at approximately $1,170 per interval in 2023, and these fees typically rise most years, sometimes sharply after a special assessment for storm damage, renovations, or litigation costs. ^[3] Here's a rough breakout: | Cost type | Typical range | Notes |

Are timeshares scams?

The timeshare product itself is legal in all 50 states and regulated at the state level, so calling the entire industry a "scam" isn't accurate. But the sales process has a well-documented history of high-pressure tactics, and the exit side of the industry has a genuine, serious scam problem. The FTC has described a repeating pattern in timeshare resale and exit scams: a company cold-calls or advertises to timeshare owners, promises a guaranteed sale or exit, collects an upfront fee of a few thousand dollars, and then delivers nothing, or delivers a "transfer" to a shell company that leaves the owner still on the hook for fees. The FTC's complaint in Federal Trade Commission v. Timeshare Exit Team (W.D. Wash.) alleged exactly this pattern, and the court entered a stipulated order requiring the defendants to stop collecting large upfront fees before delivering a promised exit. ^[5] So the honest answer is layered: the underlying real estate product is a legitimate, if often overpriced and hard-to-resell, consumer good. The sales pitch that got you into it may have used misleading claims about investment value or resale ease, which several state attorneys general have pursued as deceptive trade practices. And a meaningful slice of the exit industry that promises to get you out is running a scam on the back end. Treat each of those three layers separately when you're deciding who to trust.

How to get rid of a timeshare without getting scammed

The exit-scam pattern is specific enough that you can screen for it before you sign anything or pay anyone. Warning signs, straight from FTC and state attorney general guidance: ^{[4] [5]} - A company cold-calls you out of nowhere, or contacts you right after you post in a timeshare owners' forum.

• They ask for a large payment upfront, before any transfer, sale, or cancellation actually happens.
• They pressure you to decide today, or claim a "buyer is already lined up" for your specific unit.
• They tell you to stop paying your maintenance fees or mortgage while they "work on it."
• They can't or won't put their refund policy and total fees in writing before you pay.
• They guarantee an outcome. No legitimate attorney, deed-back program, or exit service can guarantee a resort will accept a surrender or that a sale will close. What a more legitimate process looks like instead: fees tied to milestones (something paid only after specific steps complete, not all upfront), a written explanation of exactly what work will be done, direct answers about who ends up holding legal title, and no pressure to sign same-day. If you want a structured way to organize your own paperwork, deadlines, and next contacts before paying anyone for help, ExitHonest's $149 one-time Exit Kit Builder walks through your specific contract type and state deadlines and gives you a checklist and template letters, without charging the thousands of dollars a typical "exit company" retainer runs. It doesn't contact the resort for you and it doesn't promise a cancellation; it's a self-directed toolkit, not a law firm. For a running list of companies and complaint patterns worth researching before you hire anyone, see our timeshare call list and our breakdown of timeshare exit companies.

What is a deed-back program and how do I ask for one?

A deed-back (sometimes called a surrender or take-back program) is when the resort developer or HOA agrees to accept the deed back from you, ending your ownership and, going forward, your maintenance fee obligation. It's the cleanest exit when it's available, because title actually leaves your name and there's no resale buyer to find. Not every resort offers one. Availability depends on the brand, whether your unit is paid off (most programs require no outstanding loan balance), and whether the HOA wants the inventory back. Some larger branded operators have formalized programs; smaller independent resorts may consider requests case by case or not at all. To ask: contact the HOA or homeowners' association manager (not a sales line) and ask specifically whether they run a deed-back, surrender, or take-back program. Get any offer in writing, including whether there's a processing fee and whether you'll owe fees for the current year before the deed transfers. Confirm the deed actually records in the county records office afterward; ownership isn't fully gone until that recording happens. Our deed-back programs coverage has resort-specific detail on which major brands run active programs as of this writing.

What about inherited timeshares? Do heirs have to keep them?

An inherited timeshare passes through the estate like any other asset, which means the heir generally becomes responsible for ongoing maintenance fees once they accept the inheritance. But acceptance isn't always automatic or required. An executor or heir can typically disclaim (formally refuse) an inheritance, including a timeshare interest, through the probate process, which then passes the asset to the next heir in line or back into the estate. State probate law governs the specifics and timing of a valid disclaimer, so this is worth a short consultation with a probate attorney in the state where the estate is being administered, particularly because disclaimer deadlines can be strict. If the heir has already started paying fees or using the unit, that can sometimes be read as acceptance, which is another reason to get legal advice before doing anything with an inherited unit you don't want. Don't assume silence protects you either; some HOAs will simply keep billing the estate or heir until someone formally sorts out title.

Can I just stop paying and let the resort take it back?

You can walk away from payments, but don't confuse that with a clean exit. Stopping payment usually triggers a default and, eventually, foreclosure on the timeshare interest, similar to a mortgage default, and it can show up on your credit report and lead to collections activity or a deficiency judgment in some states. We're not going to tell you to stop paying money you legally owe under your contract, and you shouldn't take that advice from anyone else either, including an exit company that suggests it as a strategy to "force" the resort's hand. Some resorts will eventually foreclose and take the unit back involuntarily, which does end your ownership, but it does so on the resort's timeline, often after fees, penalties, and credit damage have piled up, not yours. If you're genuinely unable to pay, that's a conversation to have directly with the HOA about a possible surrender, and separately with a consumer credit counselor about the credit and collections exposure, not a reason to just go silent.

How do state attorneys general and the FTC fit into this?

Both matter here, but neither will personally get you out of your contract. The FTC accepts consumer complaints about deceptive timeshare sales and exit scams through its complaint portal and uses complaint patterns to build enforcement cases against companies, as it did in FTC v. Timeshare Exit Team; it generally does not resolve individual consumer disputes one-on-one. ^[5] Your state attorney general's consumer protection division is usually the more useful contact for an individual complaint, especially if you suspect the original sales presentation involved specific false statements, or if an exit company you paid didn't deliver what it promised. Many state AG offices publish timeshare-specific consumer alerts, and Florida's Attorney General has issued a detailed alert on timeshare resale and exit scam tactics. ^[4] File a complaint even if you don't expect immediate personal relief. Complaint volume is what triggers state and federal investigations into repeat bad actors, and your report becomes part of that record.

Quick decision guide: which exit path fits your situation?

Your situation	Best first move
Signed within the last few days/weeks	Confirm your state's rescission window immediately and cancel in writing if still eligible
Rescission window passed, unit paid off	Ask the HOA about a deed-back/surrender program
Rescission window passed, still have a loan	Deed-back is less likely available; look at resale or continued payment while researching options
Contract involved provable false statements	Consult a licensed consumer protection attorney about fraud claims
Inherited and don't want it	Talk to a probate attorney about disclaiming before accepting anything
Considering a paid exit company	Screen hard for upfront-fee red flags before signing anything	There's no path here that's free, instant, and certain all at once. Anyone promising all three is the red flag, not the solution.

Frequently asked questions

How to get out of a timeshare fast?

The only genuinely fast, low-cost exit is rescission, and it only works inside your state's specific cancellation window, which starts running the day you sign or receive final disclosures. Confirm your state's exact deadline through your attorney general's consumer protection office, then cancel in writing by certified mail before the deadline. Outside that window, there's no fast option; deed-back, resale, and legal review all take weeks to months.

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

You look at deed-back/surrender programs through the resort's HOA, resale on the secondary market (expect a low or nominal sale price), attorney review if the original sale involved provable misrepresentation, or a carefully vetted paid exit service. Keep paying maintenance fees and loan payments while you pursue any of these; missed payments can trigger foreclosure and credit damage regardless of your exit progress.

How much does a timeshare cost to buy?

ARDA's 2023 industry report put the average developer purchase price at roughly $23,940 per interval, though actual prices range from a few thousand dollars to well over $40,000 depending on brand, unit size, and season. Resale-market prices are often dramatically lower, sometimes a few hundred dollars or less, because demand for existing owners' units is weak.

How much are timeshare maintenance fees per year?

ARDA's 2023 State of the Vacation Timeshare Industry report found the average annual maintenance fee was approximately $1,170 per interval. Fees typically increase most years and can jump sharply after a special assessment for storm repair, renovation, or litigation costs, on top of the regular annual bill.

Are timeshares a scam?

The underlying product is legal and state-regulated, so it isn't accurate to call the whole industry a scam. But sales presentations have a documented history of high-pressure tactics and misleading resale-value claims, and the exit side of the industry has a real, well-documented upfront-fee scam problem tracked by the FTC and multiple state attorneys general.

How to sell a timeshare?

List through your resort's official resale program first if one exists, or use a licensed real estate broker in the state where the property sits. Price realistically; many resale units sell for a few hundred dollars or less because buyer demand is thin. Never pay a large fee upfront to a company promising a guaranteed sale; that's the industry's most common scam pattern.

How to sell timeshare if nobody wants to buy it?

If resale isn't working, shift toward a deed-back or surrender request with the resort's HOA, which ends ownership without needing a buyer at all. Some resorts accept these only if the unit is paid off. If neither works, a probate or real estate attorney can review whether any contract-based exit options apply to your specific deed.

How to get rid of a timeshare without paying a fortune?

Rescission is free or near-free but only works inside your state's short cancellation window. After that, deed-back programs are often free or low-cost if your resort offers one. Resale can work cheaply through owner-to-owner marketplaces. Paid exit companies charging several thousand dollars upfront should be your last option, and only after heavy vetting against FTC scam warning signs.

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

Rescission is a legally mandated cooling-off period letting new buyers cancel a timeshare purchase for any reason, without penalty, if they act in writing before the deadline. The length varies by state, so confirm your specific state's window through your state attorney general's consumer protection office or your contract's "Right to Cancel" section rather than assuming a standard number of days.

Can I get out of a timeshare loan if I stop paying?

Stopping payment usually leads to default and eventual foreclosure on the timeshare interest, which can damage your credit and, in some states, expose you to a deficiency judgment for the remaining balance. It isn't a recommended exit strategy. Talk to the HOA about a formal surrender and a credit counselor about the financial exposure instead of simply going silent on payments.

Do I have to keep an inherited timeshare?

Not automatically. An heir can often formally disclaim an inherited timeshare through the probate process before accepting it, which passes the interest to the next heir or back to the estate instead of to you. Disclaimer rules and deadlines are set by state probate law, so this is worth a short consultation with a probate attorney in the state handling the estate.

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

Red flags include a large upfront fee before any work is done, cold-calling you out of nowhere, guarantees of a sale or cancellation, pressure to sign the same day, and advice to stop paying your maintenance fees or loan while they "handle it." The FTC's case against Timeshare Exit Team and multiple state attorney general alerts describe these exact warning signs after enforcement actions against exit-scam operators.

Should I contact the resort myself to try to cancel?

You can, and for a rescission-period cancellation, you generally must send written notice yourself or through your own attorney. For deed-back requests, contacting the HOA directly (not the sales office) is standard practice. Just keep records of every call and letter, and never let a verbal promise substitute for a written, dated confirmation from the resort.

Sources

1. Federal Trade Commission, "Buying a Timeshare" (business/consumer guidance archive, FTC.gov): FTC guidance warning that timeshares are notoriously difficult to resell
2. Cooling-Off Rule, 16 CFR Part 429: Federal cooling-off period concept for door-to-door and certain high-pressure sales
3. American Resort Development Association (ARDA), ARDA Research: State of the Vacation Timeshare Industry: Resale market for timeshares is thin and resale values are typically far below original purchase price
4. Florida Office of the Attorney General, Consumer Alert on Timeshare Resale Scams: Legitimate resale companies will not ask consumers to pay money upfront
5. Federal Trade Commission v. Timeshare Exit Team et al., Case No. 2:21-cv-01345 (W.D. Wash., filed Sept. 2021): FTC-documented pattern of timeshare resale and exit scams involving upfront fees and no delivered service