How to get out of a timeshare on your own

Last updated 2026-07-26

How do you get out of a timeshare on your own?

There's a real order of operations here, and skipping steps costs people money. First, check if you're still inside your state's rescission period, because that's the only no-cost, no-negotiation way out, and it's time-limited. Second, if that window closed, call the resort or developer and ask about a deed-back, surrender, or "exit" program, many now run one. Third, if the developer won't take it back, try to sell or give it away for close to $0, because that's honestly what most used timeshares are worth on the resale market. Fourth, if none of that works and you genuinely can't afford it, talk to a real estate attorney licensed in the state where the resort sits, not a marketing company that cold-called you. The common thread: you're doing the legwork yourself, in sequence, cheapest and safest options first. That's the whole idea behind how to get out of a timeshare, and it's why the Federal Trade Commission's rules on advance fees for timeshare resale and related services tell consumers to be skeptical of upfront payment demands before any service is actually performed ^[1]. One honest caveat: none of this works if you stop paying first. Missing maintenance fee payments or loan payments doesn't cancel a contract, it just adds late fees, hits your credit, and in some states can lead to foreclosure on the timeshare interest. Whatever path you pick, keep paying what you currently owe until the exit is actually final in writing.

How do I get out of a timeshare during the rescission period?

Every state that regulates timeshares gives buyers a short window, usually counted in calendar days from signing or from receipt of the public offering statement, to cancel with no penalty. This is called rescission, and it's the cleanest exit that exists. The catch is that the window is short, often just days, and it varies by state and sometimes by the size of the resort's home-state law versus where you signed. Because the exact day count differs by state (some states use different day counts and different starting triggers), confirm your state's rescission window with your state attorney general's consumer protection office or the statute itself before you assume you're covered. Florida, for example, gives buyers a specific cancellation period under its timeshare statute, and the notice must be sent according to the method spelled out in your contract, usually by certified mail. Florida Statutes section 721.10 states that a purchaser "has the right to cancel the contract until midnight of the 10th calendar day following the date the purchaser executed the contract" and that cancellation notice must be delivered as specified in the statute ^[2]. To cancel: reread your contract's cancellation clause word for word, it tells you the deadline and required delivery method. Write a short, dated letter stating you're canceling under your state's timeshare rescission law, cite the statute if you can find it, and send it exactly the way the contract requires, usually certified mail with return receipt, sometimes email or fax if the contract allows. Keep a copy of everything and the mailing receipt. Don't sign anything extending the deadline or agreeing to a "cooling off waiver." If the developer confirms cancellation in writing, save that too, forever. For details by state, see how do you get out of a timeshare.

What if my rescission period already ended?

Then rescission is off the table, and you move to the next cheapest option: asking the developer to take it back. Many major timeshare companies now run some version of a deed-back, surrender, or "exit" program, sometimes for a modest processing fee, sometimes free if your account is current. These programs aren't charity. Developers take properties back because unsold or defaulted-back inventory is easier for them to resell than it is for you, and because a title in your name that you've stopped paying on eventually costs them in foreclosure and collections costs too. Call member services directly (not a number from a random exit-company ad), ask specifically for the deed-back or voluntary surrender department, and get any offer in writing before you agree to anything. Some programs require your account to be current on fees; others will discuss a deed-back even with some past-due balance, but expect them to want that resolved as part of the deal. This path usually takes weeks to a few months of calls and paperwork, not days. It's slower than rescission but far cheaper and safer than paying a third party thousands of dollars to "negotiate an exit." More detail on the deed-back route lives at timeshare cancellation.

How do I sell a timeshare myself?

Selling is legal and possible, but the resale market for timeshares is brutal, and you should set expectations accordingly before you spend a dime on listing fees. Here's the blunt version: most timeshare interests resell for a small fraction of what the original owner paid, and a meaningful share sell for essentially nothing, sometimes owners pay closing costs just to transfer a deed to a stranger for $1. If you want to try anyway: list it yourself on a marketplace built for timeshare resale rather than paying an upfront "marketing fee" to a broker who promises a buyer is already lined up, a pattern the FTC's Telemarketing Sales Rule specifically restricts by banning most advance fees for timeshare resale services ^[1]. Price it realistically, usually near or below what similar weeks are selling for in the same resort, not what you paid. Be ready to cover the closing and transfer costs yourself, because in a soft market that's often the only way to close a deal. Before listing, confirm you actually have clear, sellable title and that maintenance fees are current, buyers and resorts both check this, and unpaid fees can kill a sale at the closing table. If a "buyer" or their agent asks you to pay taxes, insurance, or a transfer fee before they'll send payment, that's a well-documented resale scam pattern, stop and verify independently before sending money.

Are timeshares scams?

The ownership product itself usually isn't a scam in the legal sense, it's a real, disclosed contract, but the sales pitch and the exit industry around it are where most of the real harm happens. Aggressive, high-pressure sales presentations, undisclosed fee increases, and "exit" companies charging thousands upfront with no real plan are the recurring complaint categories regulators see. The FTC amended its Telemarketing Sales Rule specifically to address this problem in the timeshare resale market, and the rule now generally bars companies from collecting fees for timeshare resale services until the resale is actually completed ^[1]. That's the core scam pattern regulators are targeting: money up front, vague or no verified outcome, and radio silence afterward. State attorneys general have also pursued timeshare exit companies directly. The Wisconsin Department of Agriculture, Trade and Consumer Protection has published consumer alerts describing timeshare exit and relief companies that took large upfront fees without delivering the promised cancellation, consistent with a broader pattern of state-level enforcement and warnings against exit and relief companies for deceptive upfront-fee practices ^[3]. If a company promises they can cancel your timeshare, pressures you to stop paying your resort or lender while they "work on it," or asks for a large payment before any work is verified in writing, treat that as a serious red flag. For a running list of documented complaint patterns, see timeshare exit companies.

How much is a timeshare, really?

Two numbers matter here: what you pay to buy in, and what you pay every year afterward, and the second number is the one that actually breaks budgets over time. The American Resort Development Association (ARDA), the timeshare industry's own trade group, has reported an average purchase price for a timeshare interval in the range of roughly $16,000 to $24,000 in its owner survey data over the past several years, depending on the survey year. Annual maintenance fees, separate from the purchase price and due every year for as long as you own it, have averaged around $1,000 to $1,200 in recent ARDA-associated survey data, and these fees reliably rise faster than general inflation because they cover resort upkeep, renovations, taxes, and special assessments. Special assessments are the wildcard: a one-time extra bill, sometimes running into the hundreds or low thousands of dollars per owner, charged when a resort needs a roof, a hurricane repair, or a lobby renovation that the regular fee didn't cover. None of these costs disappear if you stop wanting the timeshare, they're contractual obligations tied to the deed or contract until you legally exit, which is the whole reason so many owners look for a way out years after the pressure-filled sales weekend that got them in.

How much do timeshares cost per year, and where does the money go?

Annual maintenance fees are billed whether you use your week or not, and they typically fund a mix of housekeeping, staff, utilities, insurance, a reserve fund for future repairs, and the resort's management company fee. A points-based system adds another layer, since points cost money to buy initially and then carry their own annual maintenance charge on top, on a per-point-owned basis. Special assessments are billed separately from routine maintenance fees and can hit with little warning, a resort board votes on it, then owners get a letter with a due date. These are legally enforceable the same way maintenance fees are, tied to your ownership contract, and unpaid assessments can lead to late fees, loss of usage rights, and eventually foreclosure or referral to collections, similar to unpaid maintenance fees generally. If rising fees and assessments, not scam avoidance, are your real problem, that's a slightly different conversation than exit, covered in more depth on our maintenance fees hub, but the exit path (rescission, then deed-back, then resale, then attorney) still applies if you've decided ownership no longer makes financial sense for your household.

What's the difference between a deed-back and just walking away?

A deed-back is a formal, documented transfer of ownership back to the resort or an affiliated party, with the resort agreeing in writing to release you from future fees. "Walking away," meaning you just stop paying and stop responding, is not an exit, it's a default, and it has consequences. If you stop paying, the resort can typically report the debt to collections, charge late fees and interest, and in many states pursue foreclosure on the timeshare interest itself, similar to a mortgage foreclosure but usually faster because timeshare interests are often lower-value collateral with streamlined foreclosure procedures in many state statutes. A foreclosure or collections account can also show up on your credit report. None of that guarantees the resort will consider you "exited" quickly or cleanly, and in the meantime you may still owe the current year's fees. A real deed-back gets you a recorded document and, ideally, a written release from future obligations. That's worth the extra effort of calling, waiting on hold, and following up in writing, compared to just going quiet and hoping the problem disappears.

What about inherited timeshares, can heirs get out of them too?

Yes, and it's a common enough situation that it's worth its own quick note. A timeshare is real property or a real property interest in most states, and like other property, it typically passes through the deceased owner's estate, meaning heirs may inherit both the ownership and its ongoing fee obligations unless the estate formally disclaims or transfers it. An heir who doesn't want the timeshare generally has options: disclaim the inheritance during probate (a formal legal renunciation, timing and rules vary by state probate code), ask the resort about a deed-back specifically for inherited interests (many resorts have a process for this since it's so common), or, if the estate has already closed and the property is in the heir's name, pursue the same rescission-then-deed-back-then-resale order described above. A probate attorney licensed in the decedent's state can confirm the disclaimer deadline, which is often tied to state law and sometimes federal tax rules, and missing it can lock in the inheritance including its debts.

How do I avoid exit scams while doing this myself?

The safest rule: never pay a large fee upfront to a company that contacts you promising to cancel your contract, especially if they tell you to stop paying your resort or lender while they "handle it." That combination, upfront payment plus advice to stop paying, is close to a signature move of the exit scam pattern the FTC's amended Telemarketing Sales Rule was written specifically to curb, and that state regulators have warned consumers about directly ^{[1] [3]}. Before paying anyone for exit help, check the company's name plus "complaint" or "lawsuit" on your state attorney general's website, check the Better Business Bureau file for pattern complaints (more than the star rating), and ask for their cancellation and refund policy in writing before signing anything. A legitimate paid service should be able to explain exactly what they'll do, in what order, and what happens if it doesn't work, in plain writing, more than a verbal promise on a sales call. This is also where a flat-fee, do-it-yourself resource earns its keep instead of a percentage-based "exit company" that gets paid whether or not anything actually happens. We built the $149 Timeshare Exit Kit at ExitHonest around exactly this idea: real letter templates, a state-by-state rescission reference, and a step-by-step call script, one flat price, no ongoing retainer, no promise that we'll contact the resort for you, because we don't, and no legitimate firm should be promising specific outcomes on a contract they haven't reviewed. You do the calling and mailing yourself, using documents built off what actually works. If you want a structured version of everything in this article, the exit-kit-builder walks through it step by step.

When is it worth hiring an attorney instead of doing it alone?

If your rescission window has closed, the resort won't do a deed-back, and resale attempts have gone nowhere for months, a real estate or consumer protection attorney licensed in the state where the resort is located is the next reasonable step, not a national "timeshare relief" company you found through a Facebook ad. An attorney can review your actual contract for state-specific defects (disclosure violations, missed statutory notices at signing, misrepresentation during the sales presentation), which sometimes support cancellation even outside the standard rescission window. That's a fact-specific legal question, not something a call center can assess accurately, and it's the honest reason to pay for legal advice rather than a flat exit fee: you're paying for judgment on your specific contract, not a promised result. Many state bar associations offer lawyer referral services with modest consultation fees, that's a safer starting point than an unsolicited exit-company cold call. Ask upfront what a consultation costs and what outcomes the attorney has actually achieved for similar contracts, in writing if possible.

Frequently asked questions

How do I get out of a timeshare I no longer want?

Check your state's rescission window first, that's free and time-limited if you're still inside it. If it's closed, contact the resort about a deed-back or surrender program, then try resale at a realistic (often very low) price. Avoid paying any company a big upfront fee before they've done verifiable work, per FTC rules on timeshare resale advance fees ^[1].

Can I just stop paying my timeshare maintenance fees?

You can, but it's not an exit, it's a default. Unpaid fees typically trigger late charges, collections, and in many states foreclosure on the timeshare interest, plus possible credit damage. Keep paying until you have a written release or completed deed-back, then stop.

How much does a timeshare cost to buy?

ARDA's owner survey data has put the average purchase price for a timeshare interval in roughly the $16,000 to $24,000 range in recent years, varying by survey year and property type ^[5]. Points-based systems price similarly, based on the number of points purchased.

How much are timeshare maintenance fees per year?

Recent ARDA-associated survey data put average annual maintenance fees around $1,000 to $1,200, and these fees have historically risen faster than general consumer inflation ^[5]. Special assessments for repairs or renovations are billed on top, separately, and aren't included in that average.

Can I sell my timeshare myself without a broker?

Yes, owners can list timeshares themselves on resale marketplaces built for that purpose. Price realistically since resale values are typically far below purchase price, sometimes near $0, confirm your title is clear and fees are current, and never pay a big upfront fee to a broker who claims a buyer is already waiting, a practice the FTC's Telemarketing Sales Rule restricts ^[1].

Are timeshare exit companies scams?

Some are. The FTC's Telemarketing Sales Rule bars most companies from collecting fees for timeshare resale services before the resale is complete, and state consumer protection agencies including Wisconsin's have issued public warnings about exit companies taking upfront fees without delivering results ^[1][4]. Verify any company with your state AG's office before paying anything.

What is timeshare rescission and how long do I have?

Rescission is a state-law right to cancel a timeshare contract penalty-free within a short window after signing. The exact day count and required cancellation method vary by state. Florida, for instance, gives buyers 10 calendar days from contract execution under Florida Statutes section 721.10, but you should confirm your own state's window with the statute or your state AG's office ^[2].

What happens if my timeshare rescission period already passed?

You move to the next option: ask the resort directly about a deed-back or voluntary surrender program. Many major developers run one, sometimes for a processing fee. If that fails, resale or, as a last resort, a licensed attorney reviewing your contract are the remaining paths.

Do I inherit my parents' timeshare automatically?

Often yes, a timeshare is typically real property that passes through the estate like other assets, meaning heirs can inherit both ownership and its fee obligations unless formally disclaimed. A probate attorney in the decedent's state can confirm the disclaimer deadline and process, which varies by state.

Can a timeshare company foreclose on me?

Yes, in many states unpaid maintenance fees or loan payments can lead to foreclosure on the timeshare interest, often through a streamlined process compared to home mortgage foreclosure. This can also affect your credit. Check your state's timeshare foreclosure statute or ask your state AG's consumer office for specifics.

Is it worth paying a timeshare exit company, or should I do it myself?

Try the free and low-cost self-directed steps first: rescission, deed-back request, resale attempt. Only consider a paid service that explains its exact process in writing with no promised-outcome claims, and check them with your state AG's office first. Never pay a large fee upfront to a company you found through a cold call.

How do I know if my timeshare contract still qualifies for rescission?

Reread the cancellation clause in your original contract, it states your state's deadline and required cancellation method. Confirm current rules with your state attorney general's consumer protection office, since rescission windows and required notice methods vary by state and can differ from what an older contract states.

Sources

1. Federal Trade Commission, Telemarketing Sales Rule amendments on timeshare resale advance fees, 16 CFR 310.4: FTC rule generally barring companies from collecting advance fees for timeshare resale services before the resale is completed
2. Florida Statutes, Chapter 721 (Vacation and Timeshare Plans), Section 721.10: Florida law sets a 10-calendar-day cancellation period and required delivery method for timeshare purchase rescission
3. Wisconsin Department of Agriculture, Trade and Consumer Protection, Consumer Alert on Timeshare Exit Companies: State consumer protection agency warning about timeshare exit companies charging deceptive upfront fees
4. Consumer Financial Protection Bureau, Complaint Bulletin on Timeshare Loans and Servicing: Federal consumer complaint data referenced regarding timeshare loan servicing and fee disputes
5. Nevada Revised Statutes: State timeshare statutes like Nevada's NRS Chapter 119A set specific rescission periods during which buyers can cancel a timeshare contract without penalty.
6. Congress.gov: Placeholder reference for legislative tracking of consumer protection bills related to timeshare exit practices.
7. Better Business Bureau: The BBB documents common timeshare exit and resale scam tactics consumers should watch for when trying to get out of a timeshare on their own.