How to get out of a diamond resorts timeshare

Last updated 2026-07-26

how to get out of a Diamond Resorts timeshare, step by step

Diamond Resorts International was bought by Hilton Grand Vacations in August 2021, so if you bought after that or you're calling in now, you're dealing with HGV's ownership services team, not an independent Diamond company anymore ^[1]. That matters because your first call should go to them, and you should have your contract number and closing date ready. Here's the realistic order of operations. First, check whether you're still inside your state's rescission window (sometimes called a cooling-off period or right of cancellation). This is the fastest, cleanest exit and it's short, often measured in single-digit days from either signing or receiving all disclosure documents, depending on the state. Second, if that window has closed, ask Diamond/HGV directly whether you qualify for a deed-back, surrender, or exit program. Third, if the resort won't take it back, look at resale (expect close to zero dollars) or a licensed real estate attorney in the resort's state. Fourth, avoid anyone who calls you out of the blue promising a fast exit for an upfront fee. We don't contact the resort or developer on your behalf, and no legitimate advisor can promise you'll get out. What we can do is lay out the real paths and the real risks so you're not an easy mark for the next scam call. For the general playbook that applies across all developers, our guide on how to get out of a timeshare covers the state-by-state mechanics in more depth.

what is the rescission window and have I already missed it?

The rescission period (also called a right of rescission or cooling-off period) is a legally set number of days after you sign a timeshare contract during which you can cancel for any reason and get your money back, no penalty, no explanation needed. It exists because timeshare sales happen under pressure, often after a long presentation, and legislatures decided buyers need a built-in second look. Every state sets its own window and its own rules for how the clock starts (signing date versus receipt of the public offering statement, for instance). Florida, where a large share of Diamond/HGV resorts sit, gives buyers a specific cancellation period under its timeshare statute, and cancellation must be done in writing and generally by the method specified in the contract ^[2]. Nevada has its own separate right of rescission under state timeshare law ^[3]. Because these numbers change and vary so much (some states count differently, some allow verbal notice, most don't), confirm your state's rescission window directly against your contract and your state's statute rather than trusting a blog post's day count, including this one. If you're inside the window: send written cancellation notice today, by the method your contract specifies (certified mail with return receipt is the safest paper trail), and keep a copy of everything. Don't wait for a call back to confirm it worked. If you're outside the window: rescission is off the table and you move to the next set of options below.

does Diamond Resorts (Hilton Grand Vacations) have an exit or deed-back program?

Hilton Grand Vacations, which now owns the Diamond Resorts brand and its collection of points-based resorts, has offered deed-back type programs in the past for owners in good standing, though availability, eligibility rules, and program names change and aren't guaranteed to exist when you call. "Good standing" typically means no delinquent maintenance fees or loan balance, and the resort has to actually want the inventory back, which isn't automatic. What this looks like in practice: you call owner services, ask specifically whether a voluntary surrender, deed-back, or exit program is available for your specific resort and contract, and they'll tell you the current eligibility criteria. Some points-based products are easier for the company to take back than deeded weeks at closed or overbuilt resorts. If you owe money on the loan, expect the deed-back conversation to be a non-starter until the balance is paid off, because no company wants to take back a mortgage liability along with the real estate. Our deed-back programs explainer covers how these programs generally work across developers, what paperwork to expect, and why some resorts have quietly shut theirs down when fee income mattered more to them than taking properties back.

can I just sell my Diamond Resorts timeshare?

You can try, but be honest with yourself about the market. Timeshare resale values have collapsed industry-wide; a widely cited figure from the American Resort Development Association's consumer research puts the average timeshare purchase price around $24,140 as of ARDA's 2023 data, while resale listings for the same or similar weeks routinely sell for $1 or a few hundred dollars, when they sell at all. The honest math: buyers know maintenance fees keep rising, and they know they can often find comparable weeks for near-nothing on resale sites, so there's little reason for anyone to pay you real money for a used timeshare unless it's an unusually desirable fixed week at a high-demand resort in high season. Points-based products like Diamond's THE Club (rebranded under HGV) are harder to resell than deeded real weeks because buyers have to qualify for and be accepted into the points system by the developer. If you do try resale: never pay an upfront "listing fee" to a company that cold-calls you claiming they have a buyer lined up. That's one of the oldest scripts in the timeshare resale scam playbook, flagged repeatedly by consumer protection regulators ^[4]. Legitimate resale, if it happens at all, usually nets you little to nothing after transfer costs, and that's the reality worth planning around rather than the exception.

are timeshares scams?

The timeshare product itself isn't illegal or inherently a scam, it's a real, if often bad, financial product with real contracts and real state regulation. But the industry around exiting timeshares is thick with scams, and that's where most of the actual fraud complaints land. The Florida Attorney General's office has pursued enforcement actions against timeshare exit and resale companies for charging consumers upfront fees, sometimes thousands of dollars, while doing little or nothing to actually get the owner out of their contract ^[4]. That pattern, cold call, promised buyer or guaranteed release, upfront payment, then silence, shows up in enforcement records across multiple states. So the more precise answer: the timeshare purchase itself is a high-pressure, often overpriced product that's genuinely hard to exit, which frustrates a lot of owners into calling the buyer's remorse a scam. Separately and more literally, a meaningful slice of the companies promising to get you out of one are running actual scams. Both things are true at once, and conflating them gets people hurt twice.

how much do timeshares cost, really?

The sticker price is only the start. ARDA's own industry consumer data put the average price of a timeshare interval around $24,140 in 2023, but that figure moves year to year and depends heavily on brand, unit size, and season. Then come the ongoing costs that never stop as long as you own it: annual maintenance fees, which for Diamond/HGV-branded resorts commonly run somewhere in the low thousands of dollars per year depending on unit size and resort, plus periodic special assessments when the resort needs a new roof, storm repair, or renovation. These fees are not fixed for life. They're set annually by the resort's board or management company and have generally risen faster than general inflation across the industry for years, which is the single biggest driver of owners wanting out in the first place. Add financing: many original purchases were sold with in-house financing at double-digit interest rates, sometimes 12 to 18%, which means a $20,000 timeshare bought on credit can cost tens of thousands more over the loan term before you've paid a single maintenance fee. Add closing costs, transfer fees if you ever do sell, and the opportunity cost of money that could have gone into almost anything else. The all-in cost of ownership over 10 or 20 years routinely dwarfs the purchase price, which is exactly why so many owners eventually go looking for an exit.

what if I inherited a Diamond Resorts timeshare I don't want?

Inherited timeshares are one of the messiest corners of this whole problem, because the contract and its maintenance fee obligation typically survive the original owner's death and pass to whoever inherits the estate, whether they want it or not. If you're the executor or heir, you generally aren't personally on the hook for the timeshare debt just because you're related to the deceased owner, but the estate is, and if you accept the inheritance without formally disclaiming it, the fees can become your problem. A formal disclaimer of interest, filed with the probate court, can let an heir refuse an unwanted inheritance, including a timeshare, before accepting any benefit from the estate; the specific procedure and deadline are governed by state probate law, so this needs a probate attorney in the state where the estate is being administered, not a phone call to a timeshare exit company. Once you've inherited it (or if the disclaimer window has passed), you're back to the same menu as everyone else: check for a deed-back program, try resale with low expectations, or keep paying while you figure out the next move. Don't sign anything from a company that calls proactively offering to "handle the inherited timeshare" for an upfront fee before you've talked to a probate attorney.

what should I do if I'm behind on maintenance fees or facing foreclosure?

Falling behind on Diamond/HGV maintenance fees puts you at risk of the same collections and foreclosure process that applies to any timeshare, and most timeshare mortgages and even some maintenance fee liens are enforceable through non-judicial foreclosure in states that allow it, which is faster and cheaper for the resort than a court case. We're not going to tell you to stop paying fees you contractually owe, and we're not a law firm, so we can't tell you what will happen in your specific case. What we can tell you: a deed-back or exit program almost always requires you to be current on fees first, so falling behind can close that door rather than opening it. If you're already delinquent, that's a conversation for a real estate attorney licensed in the resort's state, possibly alongside a look at whether bankruptcy protection makes sense given your broader finances, which is a separate and serious decision that needs its own professional advice. Our timeshare cancellation guide walks through what cancellation actually requires procedurally and where the common mistakes happen, including missing certified-mail deadlines that sink an otherwise valid rescission claim.

how do I avoid a timeshare exit scam while trying to get out?

The exit scam industry has a recognizable pattern, and it's worth memorizing because these companies are good at sounding legitimate. State enforcement records, including actions brought by the Florida Attorney General, describe the core red flags plainly: companies that call you unsolicited, claim to have a buyer ready and waiting, and ask for money upfront before any service is performed ^[4]. Other warning signs worth knowing: pressure to decide today, a promise that you'll be out of your contract by a specific date, requests for payment by wire transfer or gift card instead of a traceable method, and vague or evasive answers about who actually owns the company or where it's licensed. Several state attorneys general, including Florida's, have sued or settled with timeshare exit companies over these exact practices, and settlements have included restitution to consumers who paid thousands upfront and got nothing. Check your state attorney general's consumer protection page before paying anyone for exit help, and if a company won't put its refund policy and cancellation terms in writing before you pay, walk away. Our timeshare exit companies review breaks down how to vet a company (licensing, escrow arrangements, refund terms) before you send a dime, and our timeshare call list tracks companies and patterns owners have reported.

what does it actually cost to get professional help getting out?

Legitimate help exists, but the price range is wide and the value isn't always tied to the price tag. Some consumer law attorneys handle timeshare rescission or contract disputes on an hourly or flat-fee basis, often in the low thousands of dollars depending on complexity and whether litigation is involved. Some exit companies charge flat fees, commonly reported in the $2,000 to $8,000 range across the industry, though we can't verify any specific company's current pricing and neither can most reviews you'll find online, because pricing changes and varies by contract type. What you're buying, ideally, is expertise navigating deed-back requests, drafting a rescission notice correctly, or identifying whether your original sale involved fraud or misrepresentation that could support a legal claim, not a promise of an outcome. No legitimate attorney or company can promise a result, because the resort ultimately controls whether it accepts a deed-back and courts control litigation outcomes. We sell a $149 one-time Timeshare Exit Kit that gives you the document templates, state-specific rescission letter formats, and a structured checklist for approaching deed-back requests yourself, which costs a fraction of what a full-service exit company charges precisely because it's a self-help toolkit, not a service that contacts the resort for you. If your situation is straightforward (you're inside your rescission window, or you're current on fees and just need the deed-back request done right), a self-help path like our exit kit builder may be all you need before ever paying a company thousands of dollars for the same basic steps.

resale value comparison: what owners actually report

Scenario	Typical resale outcome
Deeded fixed week, high-demand resort, peak season	Occasionally sells for a few hundred to low thousands of dollars
Deeded week, off-peak or lower-demand resort	Often lists for $1, may not sell even then
Points-based product (e.g., THE Club by Diamond / HGV Max)	Buyer must qualify and be accepted by developer; resale market is thin
Purchased new from developer	Average purchase price around $24,140 per ARDA 2023 data	The pattern here is consistent across the whole secondary market, more than Diamond/HGV: buyers know maintenance fees only go up, so they're generally unwilling to pay meaningful money for a product whose annual carrying cost often exceeds a week at a comparable hotel booked directly. If a broker calls claiming your specific unit is worth thousands on resale and asks for a fee to "process the sale," treat that as a scam signal rather than good news, given the enforcement history described above [4].

Frequently asked questions

How do I get out of a timeshare with Diamond Resorts?

Check your rescission deadline first (short, set by your state, starts at signing or document receipt). If that's passed, call HGV owner services and ask specifically about deed-back or surrender programs; you generally need to be current on fees. If they decline, your remaining paths are resale (expect near-zero value) or a real estate attorney. Never pay upfront for a promised fast exit.

How do you get out of a timeshare in general, more than Diamond?

The order is the same for every developer: confirm and use your state's rescission window if you're still inside it, then ask the resort about a deed-back or exit program, then consider resale with realistic expectations, then consult a real estate or consumer attorney if none of that works. Avoid upfront-fee exit companies at every step.

How much does a Diamond Resorts timeshare cost?

Purchase prices for timeshare intervals industry-wide averaged around $24,140 in ARDA's 2023 consumer data, though Diamond/HGV pricing varies by resort, unit size, and season. Annual maintenance fees add ongoing cost on top, commonly in the low thousands per year, and these fees rise most years, plus occasional special assessments for repairs.

Are timeshares a scam?

The timeshare product is legal and regulated, just often a poor financial deal with fees that outpace what you'd pay booking hotels directly. The bigger scam risk sits in the exit and resale industry, where state attorneys general have repeatedly pursued companies charging upfront fees for promised sales or exits that never materialize.

How do I sell my timeshare?

List it yourself through a licensed timeshare resale marketplace or broker, set realistic price expectations (many deeded weeks sell for a few hundred dollars or less, some for $1), and never pay an upfront fee to anyone who cold-calls claiming a buyer is already lined up. That's a documented scam pattern in state enforcement actions.

How do I get rid of a timeshare I can't afford anymore?

Contact the resort about deed-back or hardship programs before you fall behind on fees, since most programs require you to be current. If you're already delinquent, talk to a real estate attorney about your options; don't stop paying without understanding the foreclosure and credit consequences first.

Does Hilton Grand Vacations offer a deed-back program for Diamond Resorts owners?

HGV, which acquired Diamond Resorts in August 2021, has offered deed-back or exit programs for some owners in good standing at various points, but eligibility and program availability change and aren't guaranteed. Call owner services directly and ask about your specific contract; you'll typically need to be current on fees and loan payments.

What is the rescission period for a timeshare contract?

It's a state-set window, usually a matter of days, during which a new timeshare buyer can cancel the contract for any reason and get a refund, no penalty. The exact length and how the clock starts vary by state, so confirm your state's specific rescission rule against your contract rather than assuming a number.

Can I get out of a timeshare I inherited?

You may be able to file a formal disclaimer of interest through probate court to refuse the inheritance before accepting any estate benefits; rules and deadlines are set by state probate law, so this needs a probate attorney. Once accepted, or if the disclaimer window has passed, you're left with the same deed-back or resale options as any owner.

How much do timeshare exit companies charge?

Reported fees across the industry commonly range from around $2,000 to $8,000 depending on the company and contract complexity, though pricing isn't standardized and we can't verify any specific company's current rates. Some legitimate attorneys charge hourly or flat fees instead. Never pay the full amount upfront before any work is verified.

Will not paying my Diamond Resorts maintenance fees get me out of the contract?

No, and we won't advise that. Unpaid fees typically lead to collections, credit damage, and potential foreclosure in states that allow it, which usually makes your situation worse, not better, and can disqualify you from any deed-back program that requires you to be current.

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

Red flags include unsolicited calls, promises of a fast exit or a buyer already lined up, demands for upfront payment before any work, pressure to decide immediately, and requests to pay by wire or gift card. State attorney general enforcement actions, including in Florida, describe this exact pattern in the exit companies they've sued.

Sources

1. Hilton Grand Vacations, SEC Form 8-K filing: Hilton Grand Vacations completed its acquisition of Diamond Resorts International in August 2021
2. Florida Statutes, Chapter 721 (Vacation and Timeshare Plans), Section 721.10: Florida timeshare purchasers have a statutory cancellation right that must be exercised in writing, and the statute sets the notice method requirements
3. Nevada Revised Statutes, Chapter 119A (Time Shares): Nevada sets its own statutory right of rescission for timeshare purchase contracts, separate from other states' timelines
4. Florida Office of the Attorney General, press release on timeshare exit company enforcement action: State enforcement actions describe timeshare exit and resale scammers claiming a buyer is lined up and demanding upfront fees before disappearing
5. Consumer Financial Protection Bureau, Consumer Complaint Database: Consumers file complaints against timeshare exit and financing companies that can be searched and reviewed in the CFPB's public complaint database
6. U.S. Bankruptcy Code, 11 U.S.C. § 365: Bankruptcy law governs how executory contracts, including timeshare agreements, can be treated in a bankruptcy filing