How to get out of a timeshare: a real step-by-step guide

Last updated 2026-07-25

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

Start with the calendar, not a phone call to some company you found online. If you bought recently, you may still be inside your state's rescission period, sometimes called a cooling-off period, where you can cancel for any reason and get your money back. This is the cleanest exit that exists. Confirm your state's rescission window by checking your purchase contract and your state attorney general's consumer page, because the deadline and the delivery method (certified mail, specific address, specific wording) are both strict and vary by state. If that window closed years ago, your realistic options narrow to four: a developer deed-back or surrender program, a resale (usually for very little or nothing), donating or gifting the deed to someone willing to take on the fees, or, in genuine fraud cases, legal action. There is no fifth secret option that gets you out for free while you keep using the resort. Anyone who says otherwise is selling something. Before you do anything else, call your resort's owner services line and ask directly: does this property have a deed-back, surrender, or 'exit' program? Many major chains, including Marriott Vacation Club, Hilton Grand Vacations, and Diamond Resorts (now part of Hilton Grand Vacations), have run some version of this at various points. Ask what it costs, what it requires (paid-off loan, no delinquent fees, sometimes a processing fee), and get the terms in writing. For a fuller state-by-state walkthrough of the rescission process, see how to get out of a timeshare.

How to get out of timeshare when the rescission period has passed?

Once rescission is off the table, you're negotiating from a weaker position, but you still have real options. The order that actually makes sense, cheapest and lowest-risk first: 1. Ask the resort for a deed-back or surrender. Some brands accept the deed back for free if your account is current and the loan is paid off. Others charge a transfer or administrative fee, often in the hundreds to low thousands of dollars. 2. Try resale through a licensed timeshare resale broker or a marketplace like the Timeshare Users Group or Redweek. Be realistic: resale values for most weeks-based timeshares are a small fraction of what you paid, and many list for $1 with the buyer covering closing costs and fees. The American Resort Development Association (ARDA) has published data showing resale prices for many timeshare interests are far below original purchase price ^[1]. 3. Consider a licensed real estate attorney if you suspect the original sale involved fraud, misrepresentation, or violated your state's timeshare act. This isn't free, but it's the legitimate path when the facts support it. 4. As a last resort, some owners transfer via a timeshare-specific closing company that handles deed transfers for a flat fee (this is different from an 'exit company' that charges upfront to 'negotiate' with the resort; more on that distinction below). What you should not do is stop paying maintenance fees and assume the problem disappears. Unpaid timeshare fees can go to collections, get reported to credit bureaus, and in some cases result in a lien or foreclosure against the timeshare interest, which can also hit your credit report. If you owe fees, you owe them until the deed is legally out of your name. See also timeshare cancellation for how cancellation differs from a later-stage exit.

How to sell a timeshare (and what it's actually worth)?

Selling is legal and sometimes possible, but go in with real expectations. Timeshare interests are notoriously illiquid. Unlike a house, there's no broad buyer pool actively wanting what you have, and the original purchase price included a huge marketing and sales cost that never transfers to resale value. Realistic paths to sell: - List with a licensed timeshare resale company or broker who charges a commission on a successful sale, not a big fee upfront. Legitimate brokers get paid when the deal closes.

• List it yourself on Redweek, the Timeshare Users Group marketplace, or eBay. Price it based on comparable actual sold listings, not what you paid or what the resort's 'estimated value' says.
• Ask your resort about a right of first refusal; many deeds give the resort the right to buy back the week at the sale price before it goes to an outside buyer, which affects how you list it. What to watch for: any company that asks for a large upfront 'marketing fee' or 'transfer fee' before they've found a buyer, especially one that cold-calls you claiming they have 'a buyer already waiting.' The FTC has specifically warned that this is a recurring scam pattern in the timeshare resale space ^[2]. If your unit has real value (some fixed-week, fixed-unit properties in strong locations do hold some resale value), a licensed broker who works on commission is worth using. If it doesn't (most points-based and many older weeks-based products), you may end up giving it away or paying a small fee to transfer it to someone else, which is often better than years of rising maintenance fees.

How to get rid of a timeshare you no longer want or use?

'Get rid of' usually means you don't care about getting money back, you just want the liability gone. That changes the calculus. Deed-back or surrender to the resort is the cleanest version of this if it's offered. Some resorts will take an unwanted, paid-off unit back for free specifically because an owner who stops paying and goes into default costs them more in collections and foreclosure processing than a clean deed transfer does. Gifting or transferring to a willing family member or friend also works, but be honest with them about the ongoing maintenance fee obligation, which ARDA's 2023 State of the Vacation Timeshare Industry report puts at an average of $1,260 per year across US timeshare owners ^[1]. Nobody wants a 'free' timeshare that turns out to be a fee trap; disclose the number before you hand it over. Donating to charity sounds appealing but rarely works in practice. Very few charities will accept timeshare deeds because they inherit the same ongoing fee obligation you're trying to escape, and reputable charities generally decline them for exactly that reason. If you're inheriting a timeshare rather than trying to unload your own, that's a related but distinct situation involving probate and heir disclaimers; a licensed estate attorney in the deceased owner's state can tell you whether you can disclaim the interest before it legally transfers to you.

Are timeshares scams?

The timeshare product itself is legal in all 50 states and regulated at the state level, usually through a timeshare act administered by the state real estate commission or attorney general's office. Owning one is not illegal, and plenty of owners use theirs every year and are satisfied. The scam risk sits mostly in two places: the original high-pressure sales presentation, and the exit industry that grew up around unhappy owners. On the sales side, state attorneys general have brought numerous enforcement actions over deceptive timeshare sales tactics; Tennessee's Attorney General, for instance, publishes a consumer scam alerts page warning owners about high-pressure tactics and misrepresentation during sales presentations ^[3]. On the exit side, the FTC has taken action against companies that charged consumers thousands of dollars upfront with promises to get them out of their timeshare contracts and then failed to deliver. In one FTC case, the agency alleged a timeshare exit operation collected millions in upfront fees from consumers, many of them older adults, without providing the promised relief ^[2]. That's the pattern to fear most: a cold call or ad promising a fast, no-risk exit for a large fee paid before any work is done. So: timeshares aren't inherently a scam, but the space around them attracts real scam operators. Treat any unsolicited call about your timeshare, especially one claiming 'we have a buyer' or 'we're partnered with your resort,' with real skepticism. Check timeshare exit companies before signing anything, and check exit scam awareness resources for red flags.

How much is a timeshare, and how much do timeshares cost?

Purchase price (average)	$23,940	ARDA 2023 [1]
Annual maintenance fee (average)	$1,260	ARDA 2023 [1]
Typical annual fee increase	3-5% (varies by resort, often above general inflation)	Consumer Financial Protection Bureau complaint data discussion [4]
Special assessments	Not fixed; can run into thousands per event	Owner-reported, resort-specific	Maintenance fees are the number that quietly wrecks a lot of owners' budgets, because they tend to rise a few percent a year, every year, for as long as you own the unit, whether you use it or not. Thirty years of a fee starting at $1,000 and rising 4% a year adds up to something close to $58,000 in fees alone, on top of the original purchase price. That math is exactly why so many owners eventually look for the door. For a deeper breakdown of fee trends and what drives special assessments, see the maintenance fees hub.

Two separate numbers matter here: what you pay to buy it, and what you pay every year to keep it. According to ARDA's 2023 State of the Vacation Timeshare Industry report, the average purchase price for a timeshare interval in the US was $23,940, and the average annual maintenance fee was $1,260 ^[1]. Those are averages across many different products (fixed week, floating week, points-based) and don't include the special assessments many owners get hit with after a hurricane, a major renovation, or a resort-wide capital project. | Cost type | Average figure | Source |

What is a timeshare rescission period and how do I use it?

A rescission period (also called a cooling-off period or right of cancellation) is a legally required window after you sign a timeshare purchase contract during which you can cancel for any reason and get a full refund, no explanation needed. Every US state that permits timeshare sales has some version of this, but the length and the procedure differ by state, sometimes by just a few days, so you have to check your specific state's timeshare act or your contract's disclosure section. State real estate commissions and timeshare statutes describe the general shape the same way: the clock usually starts the day you sign, or sometimes the day you receive the public offering statement, and you generally have to cancel in writing, often by a specific method like certified mail, to a specific address named in your contract. Calling the sales office and saying you changed your mind is not enough in most states; you need the written notice to go out the way your contract specifies before the deadline. Because the count and the mechanics vary so much (some states count calendar days, some count business days, some start the clock differently), don't rely on a number you read on a general blog, including this one, for the exact deadline. Confirm your state's rescission window directly against your contract and, if you want a second source, your state attorney general's consumer protection page. If you're inside the window right now and unsure how to send notice correctly, how to get out of timeshare walks through the documentation most states expect.

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

Some exit companies are legitimate, most charge a real fee for real work, and a meaningful number are scams built entirely around collecting upfront money and delivering nothing. Telling the difference before you sign is the whole game. Red flags the FTC and multiple state attorneys general warn about consistently: - A large fee (often $2,000 to $10,000+) required entirely upfront, before any cancellation or transfer has happened.

• Pressure to stop paying your maintenance fees or mortgage 'because we're handling it now.' Never do this. Stopping payment can trigger foreclosure, credit damage, and collections regardless of what the exit company promised ^[2].
• Claims of a special relationship with your specific resort or developer, or a promise that cancellation is certain no matter what. No third-party company can promise a resort will release you; that decision sits with the resort, your contract terms, and sometimes a court.
• Cold calls, especially ones referencing a class action you supposedly qualify for, or claiming your timeshare has been 'flagged' for buyback. What legitimate help looks like: fees tied to milestones or paid on completion, clear written terms, a real business address and license history you can verify with your state attorney general or secretary of state, and no promise of a certain outcome. A licensed real estate or consumer protection attorney billing hourly or flat fee for actual legal work is a different, more verifiable category than a general 'timeshare exit company.' This is also where a self-directed approach earns its keep. A lot of the actual paperwork, understanding your resort's specific deed-back requirements, drafting a rescission letter correctly, knowing which state statute applies, is documentable and doesn't require paying someone else thousands of dollars to do it for you. That's the gap our $149 one-time Timeshare Exit Kit is built to fill: the letter templates, checklists, and state-specific rescission guidance, without the upfront four-figure fee a lot of 'exit companies' charge for the same information. Before hiring anyone, check our timeshare exit companies breakdown and cross-reference with your state attorney general's consumer complaint database.

What happens if I just stop paying my timeshare fees?

Don't do this as a strategy, even though it's tempting once fees feel unaffordable. Here's what actually happens, based on how these contracts and state foreclosure laws generally work. Most timeshare contracts allow the resort's homeowners association to place a lien on the timeshare interest for unpaid fees, similar to how an HOA can lien a condo. If fees stay unpaid, many states allow the resort to pursue foreclosure on the timeshare interest, sometimes through an expedited non-judicial process specifically written into state timeshare statutes because timeshare interests are smaller-value than full real estate. Once foreclosed, you lose the timeshare, but you may still owe the unpaid fees, and the missed payments and any resulting collections action or deficiency judgment can show up on your credit report. The Consumer Financial Protection Bureau collects consumer complaints specifically about timeshare loan and fee collection practices, including complaints from owners who stopped paying and then faced aggressive collections calls or credit reporting they didn't expect ^[4]. If you're behind on fees now, the better move is to contact the resort directly, ask about a deed-back or surrender in lieu of continued fees, and get any agreement in writing before you stop paying anything. If your fees are genuinely unaffordable and you don't yet have another owner willing to take the deed, the safest sequence is: keep paying what you can while actively working the deed-back or resale path, document every call and letter, and don't let a stranger on the phone talk you into stopping payment as part of their 'process.'

What if I inherited a timeshare I don't want?

Inheriting an unwanted timeshare is one of the more common ways owners end up stuck, because nobody chose the purchase and the fees were probably rising for years before the original owner passed. If the estate is still in probate, an heir generally has the right to disclaim (formally refuse) an inheritance, including a timeshare interest, before it legally transfers, though the exact procedure and deadline for a disclaimer is governed by state probate law and needs to happen properly and in writing to be valid. Talk to the estate's attorney, or a probate attorney in the deceased owner's state, before you accept anything, sign anything, or start paying fees, because once you accept the interest (even informally, by using the unit or paying a fee), disclaiming later becomes much harder. If the estate has already closed and the deed is in your name, you're back to the standard menu: deed-back to the resort, resale, or a documented transfer to someone else willing to take the fee obligation. The resort doesn't care that you didn't choose to buy it; the fee obligation runs with the deed, not with the original buyer's intent. Don't assume 'I never wanted this' gets you out for free. It doesn't. It's a valid reason to move fast on a deed-back request, but it isn't a legal escape hatch by itself.

How long does it actually take to get out of a timeshare?

Timeline depends entirely on which path you're on, and honest answers here vary more than most articles admit. Rescission, if you're inside the window and send notice correctly, is usually resolved in a few weeks: the contract is voided, and refund timing follows your state's specific rule and the resort's processing speed. A resort deed-back or surrender program, when one exists and you qualify (paid-off loan, current on fees), often takes a few weeks to a few months from application to recorded deed transfer, since it involves the resort's legal department preparing and recording the paperwork. Resale through a broker is the least predictable: it can take months to over a year to find a buyer, if one materializes at all, because demand for most timeshare resale inventory is thin. Some owners list for a year or more and never get a serious offer, which is why many end up back at deed-back or a fee-based transfer instead. Legal action, if fraud is involved, can take a year or more given normal court timelines, and costs real attorney fees along the way. There's no fast, universal timeline, and any company that promises a specific exit date for a fee-based program should make you suspicious rather than relieved.

Frequently asked questions

How do you get out of a timeshare?

Check whether you're still inside your state's rescission window first; that's the fastest, cleanest exit. If not, ask your resort about a deed-back or surrender program, try resale through a licensed broker, or consult a real estate attorney if fraud is involved. Never pay a large upfront fee to a company promising a fast, no-risk exit.

How can I get out of my timeshare contract for free?

The only reliably free exit is rescission during your state's cooling-off period, or a resort deed-back/surrender program that some brands offer at no cost if your loan is paid off and fees are current. Beyond that, 'free' exits usually mean giving the deed away to a willing taker, not eliminating the fee obligation entirely.

How much is a timeshare?

The average US timeshare purchase price is $23,940, with an average annual maintenance fee of $1,260, according to ARDA's 2023 State of the Vacation Timeshare Industry report. Actual prices range widely by brand, location, unit size, and whether it's a fixed week or points-based product.

How much do timeshares cost per year?

Average annual maintenance fees run around $1,260 per ARDA's 2023 industry report, and they typically increase a few percent every year regardless of use. Special assessments for repairs, renovations, or storm damage can add thousands more in a single year on top of the regular fee.

Are timeshares a scam?

The product itself is legal and regulated state by state, and many owners are satisfied with theirs. The real scam risk is in high-pressure sales tactics during the original pitch and in the exit industry, where the FTC has pursued companies that charged large upfront fees and failed to deliver promised cancellations.

How do I sell my timeshare?

List with a licensed resale broker who works on commission, or list yourself on marketplaces like Redweek or the Timeshare Users Group, pricing based on actual comparable sales. Expect a steep discount from what you paid; many weeks-based timeshares resell for $1 with the buyer covering fees, per resale market patterns ARDA has published.

What is a timeshare rescission period?

It's a legally required window after signing during which you can cancel your timeshare purchase for any reason and get a full refund, no explanation required. Every state that allows timeshare sales has one, but the length and required cancellation method vary by state, so confirm your specific state's rule against your contract.

Can I just stop paying my timeshare maintenance fees?

Don't. Unpaid fees can lead to a lien, foreclosure on the timeshare interest, collections, and credit damage. If fees feel unaffordable, contact the resort about a deed-back or surrender option and keep paying what you can while that's in process, rather than stopping payment outright.

Do timeshare exit companies really work?

Some legitimate ones do real work for a reasonable, often milestone-based fee. Others take large upfront payments and deliver nothing, which is exactly the pattern the FTC has taken enforcement action over. Verify any company's licensing with your state attorney general before paying anything upfront.

What happens to a timeshare when the owner dies?

It typically passes through the estate like other property, and heirs generally have the right to disclaim (refuse) the inheritance before formally accepting it, under state probate law. Once accepted, the fee obligation transfers to the heir, so talk to a probate attorney before accepting or paying anything on an inherited timeshare.

Can I give my timeshare back to the resort?

Many resorts offer a deed-back or surrender program, sometimes free if your loan is paid off and fees are current, sometimes for a processing fee in the hundreds to low thousands of dollars. Call your resort's owner services line directly and ask; not all resorts offer this, but many major chains do in some form.

How long does it take to sell a timeshare?

It varies widely and can take anywhere from a few months to over a year, and some listings never sell at all because resale demand is thin for most timeshare products. Deed-back or a fee-based transfer is often faster and more reliable than waiting for a resale buyer.

Sources

1. Federal Trade Commission, FTC v. Preferred Financial Services, Timeshare Exit Team, Case No. 8:19-cv-01198 (M.D. Fla.), FTC press release: FTC action against a timeshare exit company that collected millions in upfront fees without delivering promised relief
2. American Resort Development Association, State of the Vacation Timeshare Industry 2023: Average timeshare purchase price of $23,940 and average annual maintenance fee of $1,260
3. Consumer Financial Protection Bureau, Consumer Complaint Database: Consumers file complaints about timeshare loan servicing and collections practices
4. Tennessee Attorney General, Consumer Protection Division, Timeshare Resale Scams alert: State attorney general guidance warning owners about high-pressure timeshare sales tactics
5. Federal Trade Commission, Consumer Advice: Timeshares: FTC guidance on timeshare cancellation risks and exit company warning signs