How to get rid of your Starwood timeshare (four real options)

Last updated 2026-07-24

What happened to Starwood timeshares after the Marriott merger?

Starwood Vacation Ownership merged with Marriott Vacations Worldwide in 2016, creating the largest timeshare company on earth.^[1] Your Starwood contract is now administered by Marriott. The brand became Sheraton Vacation Club, Westin Vacation Club, and other Marriott subsidiary names. This matters because exit options depend on who holds your contract now. If you bought before the merger closed in September 2016, you likely signed with Starwood directly. If you bought after, your contract is with Marriott or one of its operating brands. The underlying terms are usually the same. The merger also changed deed-back eligibility. Marriott now runs a single voluntary surrender program for all its brands, including former Starwood properties. That program (detailed below) has tighter eligibility rules than the informal processes some Starwood resorts offered before 2016. One thing didn't change: your obligation to pay maintenance fees until you formally exit. Fees typically rise 3-7% annually, and special assessments hit when a resort needs major repairs.^[2] Many owners try to exit because fees doubled since purchase.

Can you cancel a Starwood timeshare during the rescission period?

Yes, if you just bought. Every state gives timeshare buyers a short window to cancel with no penalty and get a full refund. This is called rescission or the "cooling-off period." It's the only exit route that costs nothing and requires no negotiation.^[3] Rescission windows vary by state. Florida gives you ten days from signing or receiving the public offering statement, whichever is later.^[4] Nevada gives five calendar days.^[5] California gives seven days, and the clock runs from signing or receiving disclosures, whichever happens last.^[6] The Federal Trade Commission publishes a state-by-state overview; confirm your state's exact rule there or with your state attorney general.^[3] You must send written notice to the address listed in your purchase contract, usually by certified mail with return receipt. Most contracts include a cancellation form. Use it. If not, write a short letter: "I am canceling the timeshare purchase agreement signed on [date] for [property name]. This letter is my notice of rescission under [state] law." Keep a copy of everything. If you're past your rescission window, even by one day, you cannot use this method. The developer has no legal obligation to accept a late rescission letter, and most ignore them. Rescission is the single best exit option. If you're reading this within days of signing, stop and send that letter now. You can read the rest later. For a state-specific template and timeline, see our how to get out of a timeshare guide.

Does Marriott offer a deed-back program for Starwood owners?

Marriott runs a deed-back program for owners who meet specific criteria, but it's not automatic and not widely advertised. The program lets you surrender your ownership back to Marriott at no cost if you're current on all fees and assessments. Eligibility is narrow. You typically need to be current on maintenance fees, have no outstanding loan balance with Marriott, and own a deeded week (not points in certain trust structures). Marriott won't accept properties with liens, properties you inherited that carry back fees, or properties where you've already stopped paying. Marriott calls this a "voluntary relinquishment" or "deed-back" option. You won't find it on the main website. Call Marriott Vacation Club Owner Services at 800-845-5279 and ask directly if your ownership qualifies for the deed-back program. The rep will review your account and tell you yes or no. If you qualify, they send paperwork. You sign, return it, and within 60-90 days Marriott removes your name from the deed and your obligation to pay future fees ends. Many owners don't qualify, especially if they bought resale (Marriott prioritizes direct-purchase owners) or if they're behind on fees. If you're rejected, ask why and whether catching up on payments would change the answer. Sometimes it does. This is the second-best exit option after rescission. It's free, it's legal, and it's final. If Marriott says you're eligible, take it. Do not pay a third-party exit company thousands of dollars to "negotiate" something Marriott will do for free.

Can you sell a Starwood timeshare on the resale market?

You can list it, but don't expect to recover your purchase price. Starwood (now Marriott) timeshares sell on the resale market for a fraction of retail, often under $1,000, sometimes for $1 plus the buyer assuming your maintenance fees.^[7] Why so cheap? Supply vastly exceeds demand. Thousands of owners want to sell. Very few buyers want a commitment to annual fees that rise every year. The resort developer undercuts resales by offering new inventory with financing and the promise of bonus perks (which resale buyers don't receive). Legitimate resale platforms include RedWeek, Timeshare Users Group (TUG), and eBay. These charge small listing fees or take a commission when the property sells. They don't ask for thousands upfront. If a company cold-calls you and promises a buyer waiting at full price, it's a scam. The FTC has sued dozens of operations that collected advance fees and never delivered a sale.^[8] To sell yourself: determine what you own (week number, season, resort name, deeded or points), search completed sales of similar units on RedWeek or eBay to see actual sale prices, price yours competitively (below recent comps if you want it gone), and hire a timeshare-specialist closing company to handle the deed transfer (budget $300-$700). Expect the process to take months or years. Many listings never sell. Selling makes sense if you price it to move, if you're patient, and if you can afford to keep paying fees while you wait. It doesn't make sense if you're in financial distress or if you expect to break even. The market simply doesn't support that.

What about donating your Starwood timeshare to charity?

A few licensed charities accept timeshare donations and will take over your maintenance fee obligation, but most won't touch them. The charity has to see value: either they can sell it quickly or use it for a program (like auctioning vacation weeks at fundraisers). Donating transfers the deed to the charity, and you're released from future fees. You may get a small tax deduction (typically the fair market value, which for a resale timeshare is often under $1,000). Don't donate expecting a deduction that offsets years of fees; the IRS requires an independent appraisal for donations over $5,000, and timeshare appraisals reflect resale reality, not what you paid. Reputable organizations that sometimes accept timeshares include Donate for a Cause, Timeshares for Charity, and the American Red Cross (through specific regional chapters). They screen donations. You fill out an application, they review your contract and fee status, and they decide whether to accept. If you owe back fees or special assessments, most charities decline. Beware of companies that charge you to "donate" your timeshare. Some operations pose as charities, collect a fee, and never transfer the deed. You remain liable. The FTC warns that donation scams are common.^[8] Verify any charity's status at irs.gov (search the Tax Exempt Organization database) and confirm they're licensed to accept real estate in your state. Donation works if you're current on fees, the charity accepts your ownership, and you want a simple exit without haggling over price. It doesn't work if you're behind on payments or if the property is genuinely unsellable (very old resorts, resorts with pending special assessments in the tens of thousands).

How much does it actually cost to exit a Starwood timeshare?

It depends on the method. Rescission is free (just postage and maybe $8 for certified mail). Marriott's deed-back program is free if you qualify. Selling costs $300-$700 for closing and title transfer, plus listing fees if you use a broker (some charge flat fees around $500, others take 15-30% commission). Donation costs nothing if you go directly through a licensed charity. Third-party exit companies charge $3,000 to $10,000 or more. They claim they'll "cancel" your contract or negotiate with the resort on your behalf. Most do nothing you can't do yourself. Some are outright scams: they take your money, send a few letters, then stop responding. The FTC has brought enforcement actions against exit companies that collected over $100 million in upfront fees and delivered almost no exits.^[8] Never pay a company that:

• Promises to cancel your contract or obtain a full refund of your purchase price
• Asks for the full fee before any work is done
• Tells you to stop paying maintenance fees immediately
• Promises the process takes 90 days or less
• Refuses to explain their exact method until you pay If you stop paying fees on their advice, the resort reports the delinquency to credit bureaus, adds late fees and interest, and eventually forecloses or sues. Foreclosure damages your credit and may leave you liable for the resort's legal fees. Some states allow deficiency judgments, meaning the resort can chase you for the balance even after foreclosure. The honest answer: if you can't rescind, can't deed back, and can't sell or donate, you may be stuck until the contract term ends (if it's a term contract) or until you negotiate directly with the resort. Some owners hire a timeshare attorney to review options. Budget $500-$1,500 for a consultation and demand letter. That's cheaper than an exit company and gives you actual legal advice.

What if you inherited a Starwood timeshare and don't want it?

You're not automatically on the hook. Timeshare contracts pass to heirs like any real property, but you can refuse an inheritance in most states through a legal process called "disclaiming" or "renouncing" the inheritance. You must act fast. Most states require a written disclaimer within nine months of the owner's death (some allow less time). You file the disclaimer with the probate court and send a copy to the timeshare resort. Once filed, the property never becomes yours. It passes as if you predeceased the owner, usually to the next heir in line or back to the estate. If you already accepted the inheritance (you took possession, paid fees, or used the timeshare), you likely can't disclaim. At that point you own it, and you're back to the same exit options: deed-back, resale, donation, or negotiation. If the estate is in probate and you're the executor, you can try to negotiate with Marriott before the deed transfers. Some resorts will accept a deed-in-lieu from the estate, especially if the estate has no cash to cover years of back fees. This is case-by-case. Call Marriott's estate department (the probate unit within Owner Services) and ask directly. One warning: if the deceased owner owed back fees, the resort may file a claim against the estate. If you're the executor, you have to handle that claim according to your state's probate priority rules. Don't ignore it. Timeshare fee debt doesn't vanish at death; it becomes an estate liability that can reduce what other heirs receive. If you're facing this situation, consult a probate attorney in the state where the deceased lived. The cost (often $500-$1,000 for a consultation and disclaimer filing) beats inheriting an obligation to pay $1,500 annually forever.

What are the real risks of just walking away from a Starwood timeshare?

Walking away means you stop paying maintenance fees and ignore the resort's collection efforts. Some owners do this out of desperation. The consequences are real. First, the resort reports the delinquency to credit bureaus (Experian, Equifax, TransUnion). Your credit score drops, often by 100+ points. The delinquency stays on your report for seven years from the date of first missed payment. Second, the resort adds late fees, interest, and collection costs to your balance. A $1,500 annual fee can balloon to $5,000+ within two years. The resort may turn the debt over to a third-party collection agency, which will call and send letters. Third, the resort can foreclose (for deeded weeks) or terminate and sue (for points or right-to-use contracts). Foreclosure is a legal process that appears on your credit report and public records. In some states the resort can obtain a deficiency judgment, meaning if the foreclosure sale doesn't cover the debt, the resort can sue you for the difference. Fourth, the resort may sue you directly in civil court for unpaid fees. If they win (and they usually do, because you signed a contract promising to pay), they get a judgment. With a judgment, they can garnish wages, levy bank accounts, or place liens on other property you own. Enforcement varies by state, but the judgment itself is valid for years and renewable. One upside: timeshare debt is typically unsecured (unless you still owe on a purchase-money loan secured by the timeshare itself). If you truly have no assets and no income above exempt amounts, the resort may not bother to enforce a judgment. This is called being "judgment proof." But you're gambling that your financial situation won't improve for a decade, because the judgment follows you. Walking away is not a strategy. It's a last resort with severe consequences. If you're considering it, talk to a consumer bankruptcy attorney first. Chapter 7 bankruptcy can discharge timeshare fee debt (ongoing fees that accrued before filing) along with other unsecured debts. It's a nuclear option, but it's a legal one with a defined endpoint.

How do Starwood timeshare costs compare to other vacation options?

Starwood (Marriott) timeshares cost $20,000 to $100,000+ at purchase for a deeded week, depending on resort, season, and unit size. Annual maintenance fees average $1,200 to $2,000 for a one-bedroom week, often higher for larger units or premium resorts.^[2] Over 20 years, a $30,000 purchase plus $1,500/year in fees totals $60,000. Compare that to booking the same resort as a guest. A one-bedroom villa at a Westin or Sheraton Vacation Club property runs $200 to $500 per night on the open market, depending on season and location. A seven-night stay costs $1,400 to $3,500. Over 20 years, if you traveled once a year and spent $2,500 per trip (mid-range), you'd spend $50,000. The math looks close until you factor in flexibility. As a guest, you can skip a year, choose a different destination, or book a hotel instead. As an owner, you pay the fee whether you use it or not. If your circumstances change (health, finances, family size), you're stuck. Timeshare advocates argue that you lock in prices and avoid future inflation. True, your fee is capped at the annual increase rate (usually tied to the resort's operating costs), while hotel prices can jump arbitrarily. But fees rise every year, and you can't opt out. Hotel prices rise too, but you can choose a cheaper option or stay home. Another cost: special assessments. When a resort needs a new roof, elevator upgrades, or hurricane repairs, the homeowners association levies a one-time assessment. These can run $2,000 to $10,000+ per owner, billed with 30-90 days' notice.^[2] You don't get that surprise with a hotel. Bottom line: timeshares made sense for some buyers in the 1980s and '90s, when resort inventory was scarce and hotel loyalty programs didn't exist. With Airbnb, Vrbo, hotel points, and discount travel sites, the flexibility of not owning beats the theoretical savings for most people.

What should you do right now if you want to exit?

Start with a clear-eyed assessment of your situation. Gather your purchase contract, your most recent maintenance fee statement, and any loan or membership documents. Note the purchase date, the exact ownership type (deeded week, points, floating week, fixed week), and whether you're current on fees. If you're within your state's rescission period, cancel immediately using the instructions in your contract. Mail it certified. You're done. If you're past rescission and current on all fees, call Marriott Vacation Club Owner Services at 800-845-5279. Ask if you qualify for the deed-back program. If they say yes, follow their process. Don't overthink it. If they say no, or if you're behind on fees and can't catch up, list the timeshare for $1 on RedWeek or TUG. Price it to move. Accept that you'll lose money. Getting out from under the annual fee obligation is worth more than holding out for a mythical buyer at $5,000. If no buyer materializes after six months, contact a few licensed timeshare donation charities. Submit applications. If one accepts, transfer it. If none of those work, consult a consumer attorney in your state who handles timeshare cases (not a "timeshare exit company" that employs attorneys, an actual law firm). Ask what power you have. Sometimes a lawyer can find contract defects, misrepresentations at sale, or state-law violations that give you negotiating strength. Sometimes they can't. But you'll know. One resource that helps: ExitHonest's Timeshare Exit Kit walks through your specific state's rescission rules, provides letter templates for deed-back requests and resale buyers, and includes a decision tree for which option fits your situation. It's $149 one-time, no upsells, no phone calls. Build your kit at exithonest.com/exit-kit-builder. Do not, under any circumstances, hire a company that asks for $4,000 upfront and promises to cancel your contract in 90 days. That's a scam. The FTC, state attorneys general, and the Better Business Bureau all warn against upfront-fee exit schemes.^[8] If the company is legitimate, they'll work on contingency (you pay when the exit is complete) or charge a small flat fee for document prep, not thousands up front. Your exit timeline is months or years, not weeks. Manage your expectations. Keep paying the fees until you have a signed deed transfer or a written release from Marriott. Stopping payment before you're legally out makes everything worse.

Frequently asked questions

How do you get out of a timeshare contract legally?

You exit legally by rescinding during your state's cooling-off period (if you just bought), using the resort's deed-back program (if you qualify), selling to a third party (if you find a buyer), donating to a licensed charity (if they accept), or negotiating directly with the resort. Walking away or hiring a scam exit company are not legal exits and cause credit damage and lawsuits.

Can Marriott force you to keep a Starwood timeshare forever?

If you signed a deeded "in perpetuity" contract, you own it until you transfer the deed to someone else or the resort accepts it back. Marriott can't force you to keep paying if you successfully deed back, sell, or donate. But they can enforce the contract (and collect fees) as long as your name is on the deed. Some older contracts had term limits (20-30 years); most newer ones don't.

Are timeshares scams?

Timeshares are legal contracts, not scams, but the sales process often involves high-pressure tactics, inflated claims about investment value, and misleading promises about ease of resale. The product itself (a vacation week you prepay for) is real. The problem is most buyers overpay, underestimate annual fee growth, and discover they can't exit without a loss. Some sales presentations cross into fraud (false promises, undisclosed fees); those are scams.

How much does a Starwood (Marriott) timeshare cost upfront?

Retail prices for a deeded week at a Marriott or former Starwood resort range from $20,000 to over $100,000, depending on location, season, unit size, and whether you're buying points or a fixed week. Maintenance fees add another $1,200 to $2,500+ annually. Resale prices are dramatically lower: often under $5,000, sometimes $1 plus buyer assumes fees.

How much are annual timeshare maintenance fees for Starwood properties?

Marriott-brand maintenance fees (including former Starwood resorts) average $1,200 to $2,000 per year for a one-bedroom week, higher for larger units or peak season. Fees rise 3-7% most years. You also pay special assessments when the resort needs major repairs, which can add $2,000 to $10,000+ in a single year. Budget for fees to double every decade.

Can you sell a timeshare back to Marriott?

Marriott doesn't buy timeshares back, but they accept some back through their deed-back (voluntary relinquishment) program at no cost if you meet eligibility criteria: you're current on fees, have no loan balance, and own a deeded interest. Call Marriott Owner Services to ask if you qualify. If they say yes, you surrender the deed and your fee obligation ends. Not everyone qualifies.

What happens if you stop paying Starwood (Marriott) timeshare fees?

The resort reports the delinquency to credit bureaus, damaging your credit score. They add late fees and interest to your balance, send it to collections, and eventually foreclose (for deeded weeks) or sue for breach of contract. A foreclosure or judgment stays on your credit report for seven years. In some states, the resort can pursue a deficiency judgment for the remaining debt after foreclosure.

How long does it take to sell a timeshare?

Months to years, if it sells at all. The resale market for timeshares has far more sellers than buyers. Listings on RedWeek, TUG, or eBay can sit for a year or more, even at $1. Pricing aggressively (below comparable listings) and being patient increase your odds, but many owners never find a buyer and eventually pursue deed-back or donation instead.

Can you give a timeshare back to Marriott if you inherited it?

If you inherited a Starwood (Marriott) timeshare, you can disclaim the inheritance in most states if you act within nine months of the owner's death (some states require less time). File a written disclaimer with the probate court and notify the resort. The property never becomes yours. If you already accepted the inheritance, you own it and must use the standard exit routes: deed-back, sale, or donation.

Do timeshare exit companies actually work?

Some do, most don't. The industry is full of scams that charge $4,000-$10,000 upfront and deliver nothing. Legitimate exit paths (rescission, deed-back, resale, donation) cost little or nothing and you can do them yourself. A real attorney can sometimes help if there's a legal defect in your contract, but that's rare. Never pay thousands upfront to a non-lawyer company promising to cancel your contract. The FTC has sued dozens of these operations.

Is it better to sell or donate a timeshare?

Try selling first if you're patient and the property is deeded at a desirable resort. If it doesn't sell after six months at $1, donation is faster. Donating gives you a small tax deduction (usually under $1,000 for a timeshare) and transfers the deed immediately if the charity accepts. Selling might net you a few hundred dollars but takes longer and requires a buyer. Both are free (except minor closing costs for a sale).

Can you negotiate lower maintenance fees with Marriott?

No. Maintenance fees cover the resort's operating costs (landscaping, utilities, staff, insurance, reserves) and are set by the homeowners association (HOA) board, which is elected by owners. Marriott manages the property but doesn't control the fee amount. The HOA must pass a budget each year; fees reflect actual costs. Individual owners can't negotiate a lower rate. You either pay the fee or exit the ownership.

What's the fastest way to get rid of a Starwood timeshare?

Rescission is fastest (a few days if you're in the window). After that, Marriott's deed-back program takes 60-90 days if you qualify. Selling or donating takes months. Hiring an exit company typically takes longer and costs more, with no guarantee. If you're looking for speed and you're current on fees, call Marriott Owner Services first and ask about deed-back. If you're not eligible, price it at $1 and list it everywhere.

Will filing bankruptcy get rid of timeshare debt?

Chapter 7 bankruptcy can discharge unpaid maintenance fees (fees that accrued before filing) as unsecured debt, but it doesn't cancel the ongoing obligation if you still own the timeshare. Post-bankruptcy fees continue to accrue until you exit. The resort may foreclose during bankruptcy, which ends your obligation. If you're insolvent and drowning in debt, bankruptcy can be a reset, but consult a bankruptcy attorney. It's not a timeshare-specific solution.

Sources

1. Marriott Vacations Worldwide Corporation, 2016 Form 8-K (Starwood merger completion): Starwood Vacation Ownership merged with Marriott Vacations Worldwide in 2016.
2. Florida Statutes, Title XXXIII, Chapter 721.05(2)(a): Florida allows ten days from signing or receiving the public offering statement to cancel a timeshare purchase.
3. Nevada Revised Statutes, Chapter 119A.450: Nevada provides a five-calendar-day rescission period for timeshare purchases.
4. California Business and Professions Code, Section 11273.1: California grants a seven-day rescission right from signing or receiving disclosures, whichever is later.
5. Federal Trade Commission, FTC Stops Timeshare Resale Scheme (press release, multiple enforcement actions 2018-2023): FTC has sued multiple timeshare exit and resale companies for collecting large upfront fees and failing to deliver promised exits or sales.
6. Internal Revenue Service, Publication 561: Determining the Value of Donated Property: IRS requires independent appraisal for donated property over $5,000; timeshare deductions reflect fair market (resale) value, not purchase price.
7. American Bar Association, Estate Planning FAQs: Disclaiming an Inheritance: Most states allow heirs to disclaim an inheritance within nine months of the decedent's death; property passes as if heir predeceased.
8. Consumer Financial Protection Bureau, How long does negative information stay on my credit report?: Delinquent accounts remain on credit reports for seven years from the date of first missed payment.