Last updated 2026-07-25
TL;DR
Cancel during your state's rescission window if you're still inside it. After that, try deed-back or surrender programs, resale (expect near-zero value), or a licensed exit path. Never pay large upfront fees to a company promising a guaranteed way out, and never stop paying what you owe while you're deciding.
How do you get out of a timeshare?
There are really only four honest exits: rescind during your state's cancellation window, hand it back through the resort's own deed-back or surrender program, sell it (usually for very little or nothing), or work with a licensed transfer/exit service that doesn't front-load fees. There is no fifth secret option, no matter what a cold-caller tells you. The order matters. If you just signed, check rescission first. It's the cleanest and cheapest way out, often free. If that window is closed, call the resort's owner services line and ask directly if they run a deed-back, surrender, or "exit" program. Many do now because foreclosures and deedbacks cost them less than years of collections chasing a delinquent owner. Marriott Vacation Club, Wyndham, Diamond/Hilton Grand Vacations and others have run these programs in various forms; terms and eligibility change, so ask in writing and get the current rules before assuming you qualify. If deed-back isn't offered or you're denied, resale is next, though buyers are scarce and prices are low. Only after exhausting those should you consider paying anyone for exit help, and even then, vet them hard. The timeshare exit companies guide breaks down how to check a company's track record before signing anything.
How to get out of a timeshare during the rescission period
Every state gives timeshare buyers a right to cancel within a short window after signing, no reason required, but the number of days differs by state and sometimes by contract type. Some states count from the signing date, others from the date you received all required disclosure documents, so read your contract's rescission clause line by line and confirm your state's rescission window with your state attorney general's consumer protection office or the statute itself before you assume you missed it. The Federal Trade Commission's general guidance on these deals is blunt: "Before you buy, ask the seller if there's a cancellation, or 'rescission,' period. Most states have laws that give you a period of time... to cancel a timeshare contract"[1]. That's a federal consumer agency confirming the mechanism exists in most states, but the FTC doesn't set the day count, your state does. Florida, for example, sets its window in statute at 10 calendar days after signing or after receipt of the public offering statement, whichever is later, and the notice must be in writing[2]. California requires a rescission notice be given to the buyer and generally allows cancellation within 7 calendar days[3]. Those two states alone show how much the count can differ, so don't assume your neighbor's window matches yours. To rescind correctly: send written notice (certified mail, return receipt, or however your contract specifies) before the deadline, keep copies of everything, and don't rely on a phone call alone. If the developer drags its feet on refunding your deposit, that's a matter for your state AG's office or, if the transaction crossed state lines or involved deceptive practices, the FTC complaint portal. For a full state-by-state breakdown start with how to get out of a timeshare.
What if my rescission period already passed?
Then you're an owner, and the exit gets slower and sometimes costs money, but it's rarely impossible. First step: call the resort directly and ask about deed-back, surrender, or "exit" programs by name. These aren't advertised loudly because resorts don't want current owners assuming they're an easy out, but many exist quietly as retention-alternative programs. Second step, if deed-back isn't available: look at resale through a licensed real estate broker who specializes in timeshare resale, or a peer-to-peer marketplace. Be realistic about price; see the value section below. Third step: if you're being pursued for years of unpaid fees and the resort won't take it back, some owners work with a licensed timeshare transfer or exit company that handles the deed transfer for a fee, disclosed upfront, with no promise of a guaranteed outcome. Nobody legitimate can guarantee a resort will accept a transfer or that a program will exist next year; be skeptical of anyone who says otherwise. Throughout this, keep paying your maintenance fees and any loan payments you owe until the deed is actually out of your name. Stopping payment doesn't force an exit, it just adds late fees, collections activity, and potential credit damage on top of a timeshare you're still legally holding.
How to sell a timeshare (and what it's actually worth)
You can sell a timeshare, but the resale market is brutal, and most sellers get far less than they paid, sometimes nothing at all. Timeshares are not an appreciating asset; developers build inventory, marketing, and commission costs into the original price, none of which transfers to resale value. Realistic paths to sell: list with a licensed timeshare resale broker (check state real estate licensing), use an established peer-to-peer marketplace, or, for very low-value weeks, simply give it away for the cost of transfer fees. Some owners have sold weeks for $1 just to get the deed out of their name and stop maintenance fee liability. Things to check before you list: whether your contract has a right of first refusal (the resort may have to be offered the chance to buy it back first), whether there's an outstanding loan balance (you generally can't sell what's still financed without payoff), and whether the HOA or resort will even record a new deed without a transfer fee paid. Be very wary of any company that calls you unsolicited claiming they have a "buyer waiting" for your unit and just need an upfront fee to close the deal. That's one of the most common resale scam scripts; see the scam section below.
Are timeshares scams?
The core timeshare product itself, buying a fixed or points-based right to vacation lodging, is a real, legal consumer product, not inherently a scam. But the industry has a documented, persistent scam problem around two things: aggressive high-pressure sales presentations at the point of purchase, and a separate wave of "exit" and resale scams that target owners trying to get out. The FTC has taken enforcement action against timeshare exit companies specifically for deceptive practices; in 2021 the agency and the state of Missouri sued a group of timeshare exit companies, alleging they "charged consumers thousands of dollars... and falsely promised that they would get the consumers out of their timeshare contracts"[4]. That's not a hypothetical risk, it's litigated fact. So the honest answer: the timeshare itself usually isn't a scam in the legal sense, though many owners feel misled by sales tactics. The bigger scam risk today sits on the exit side, upfront-fee companies that take your money and deliver nothing. For a full pattern list of red flags, see timeshare call list, which tracks numbers and company names owners report.
How much is a timeshare? (purchase price and fees)
| Average purchase price | $24,140 | ARDA State of the Vacation Timeshare Industry[5] | |
|---|---|---|---|
| Average annual maintenance fee | $1,205 | ARDA[5] | |
| Resale value | Often near $0 to a few hundred dollars | Industry resale market observation | |
| Typical developer loan APR | Often mid-teens % | Check individual loan disclosure | Maintenance fees also aren't fixed for life; they rise with inflation, renovation assessments, and special assessments after storm damage or major repairs. If rising fees are your main problem rather than wanting a full exit, the maintenance fees hub covers how special assessments work and what your options are short of giving up the unit. |
The average U.S. timeshare purchase price was $24,140 in 2023, according to the American Resort Development Association's owner survey data, with an average annual maintenance fee of $1,205[5]. Prices vary widely by brand, location, season, and whether it's a fixed week, floating week, or points system; a small studio interval at a lesser-known resort can run a few thousand dollars, while a large points package at a name-brand resort can run into the $30,000-$50,000+ range plus financing. Financing terms matter as much as sticker price. Developer-financed timeshare loans commonly carry interest rates well above typical mortgage or auto loan rates, sometimes in the mid-teens percentage range, which can double the real cost over the loan term. Ask for the APR in writing before signing anything, and run the total finance charge, more than the monthly payment, before you decide it's affordable. | Cost component | Typical range (2023-2024) | Source |
How much do timeshares cost to maintain each year?
Beyond the $1,205 average annual maintenance fee reported by ARDA[5], owners can face special assessments, one-time charges billed on top of regular fees, when a resort needs a new roof, storm repair, or major renovation. These aren't optional and aren't capped by any federal law; they're governed by your specific HOA or resort declaration. Some owners also carry a loan payment if they financed the purchase, plus exchange company fees if they use RCI or Interval International to trade their week, plus per-use fees some resorts charge to book. Add it up and a "free" week can easily cost $1,500-$2,500 a year in real cash outlay once fees, exchange costs, and occasional assessments are included, though this varies enormously by property and isn't tracked in one single national dataset, so treat it as a range, not a guarantee. If fees have grown faster than you can justify and you're considering walking away entirely rather than managing costs, that's a different decision than a rescission-window cancellation, and it deserves its own comparison of deed-back versus resale versus paid exit help, covered in the deed-back programs hub.
How do I know if a timeshare exit company is legitimate?
Check three things before you pay anyone: whether they ask for large fees upfront before doing any work, whether they can name a specific, verifiable process (deed transfer, surrender negotiation) rather than vague promises, and whether your state attorney general's office has any consumer complaints or enforcement actions against them. The FTC's core warning for consumers is direct: watch for companies that promise they can get you out of your contract no matter what, and be skeptical of large upfront payments before any service is performed[1]. Legitimate fee-for-service transfer companies exist, but that promise language and the payment structure are your two biggest tells. Also check your state attorney general's consumer complaint database; several state AGs, including Missouri's, have pursued or joined actions against exit companies for deceptive marketing[4]. A quick search of "[company name] + attorney general complaint" before you sign anything takes five minutes and can save you thousands.
What are the red flags of a timeshare exit scam?
Watch for these patterns, which show up again and again in FTC and state AG enforcement actions and consumer complaints: unsolicited calls claiming to have "a buyer already lined up" for your unit, demands for full payment upfront before any transfer work begins, pressure to wire money or use gift cards instead of a traceable payment method, and refusal to put promises in writing. Another common script targets owners who already got burned once: a second company calls claiming they can recover the money lost to the first scam, for another upfront fee. This is sometimes called a recovery scam and it's just the same con run twice on the same victim. Legitimate companies charge for services rendered, disclose fees clearly in a written contract, and never promise a certain legal outcome, because no one can promise a resort will accept a deed-back or that a lawsuit will succeed. If you hear an absolute promise paired with a large upfront payment request, stop and verify independently before signing.
Can I just stop paying my timeshare and walk away?
You can, but it's a real risk, not a shortcut. Stopping payment on fees or a loan you still legally owe can lead to collections calls, late fees stacking on top of the balance, damage to your credit report, and in some cases foreclosure on the timeshare interest itself, which can still leave a deficiency judgment against you in some states depending on local law. The honest path if you can't afford payments and can't get a deed-back accepted is to talk to the resort directly about hardship options, or consult a licensed attorney in your state about your specific contract and state's foreclosure and deficiency rules before making a decision to default. This isn't legal advice for your specific situation; it varies by state and by whether the timeshare is deeded real property or a right-to-use contract. We're not going to tell you to simply stop paying, because that's a decision with real financial and credit consequences that depend on your state's law and your specific contract, and it's the kind of call that deserves a conversation with a licensed attorney, not a blog post.
What's the fastest realistic way to get rid of a timeshare?
If you're still inside your rescission window, that's the fastest and cheapest exit, often just the cost of a certified letter. Outside that window, a resort deed-back or surrender program, when offered, is usually faster than resale, sometimes closing in a few months versus resale listings that can sit for a year or more with no offers. If neither is available and you want structured help working through the paperwork, a resource built for the process, like ExitHonest's $149 one-time Timeshare Exit Kit, walks owners through the deed-back request process, documentation, and vetting checklist without charging the thousands-of-dollars upfront fees typical of full-service exit companies. It's a DIY toolkit, not a promise of any outcome, and it doesn't contact the resort or developer on your behalf. Whatever path you pick, keep every piece of correspondence, keep paying what you currently owe until the deed is actually transferred or the contract is actually rescinded, and get anything a company promises you in writing before you pay them anything.
Frequently asked questions
How to get out of a timeshare?
Check your state's rescission window first; if you're still inside it, cancel in writing per your contract's instructions. If that window closed, ask the resort about deed-back or surrender programs, then consider resale, then, only as a last resort, a vetted paid exit service. Never pay large fees upfront to anyone promising a sure-thing outcome.
How do you get out of a timeshare after the rescission period ends?
Call the resort directly and ask specifically about deed-back or surrender programs; many major brands run these quietly. If unavailable, try resale through a licensed broker, accepting the resale value will likely be very low. Keep paying fees while you pursue any of these routes, since stopping payment risks collections and credit damage.
How to sell a timeshare?
List with a licensed timeshare resale broker or an established peer-to-peer marketplace, check for a right-of-first-refusal clause in your contract, and pay off any existing loan balance first. Set price expectations low; many resale weeks sell for a few hundred dollars or less. Avoid unsolicited callers claiming they already have a buyer lined up.
Are timeshares scams?
The timeshare product itself is legal, though sales presentations are often high-pressure. The bigger scam risk is on the exit side: the FTC and Missouri sued several exit companies in 2021 for charging thousands upfront and falsely promising cancellation. Vet any exit company through your state attorney general's complaint database before paying anything.
How much is a timeshare?
The average U.S. timeshare purchase price was $24,140 in 2023, per ARDA's owner survey, with average annual maintenance fees of $1,205. Actual prices range from a few thousand dollars for a basic interval to $30,000-$50,000+ for larger points packages at name-brand resorts, plus financing costs if you take a loan.
How much do timeshares cost per year including fees?
Beyond the roughly $1,205 average annual maintenance fee ARDA reports, owners often pay exchange fees, per-use booking fees, and occasional special assessments for repairs or renovations. Total annual cash outlay commonly lands somewhere between $1,500 and $2,500, though this varies by resort and isn't tracked in one single dataset.
How to get rid of a timeshare I inherited?
You generally aren't required to keep an inherited timeshare; check whether the estate can disclaim or reject it during probate, or whether the resort has a deed-back program for heirs. Don't pay fees on it before confirming with the estate's attorney whether you're legally the owner yet, since ownership sometimes doesn't transfer until probate closes.
Can a timeshare company force me to keep paying forever?
Not forever without consequence to them either; unpaid fees typically lead to collections or foreclosure on the timeshare interest, which removes your ownership but can still leave a deficiency balance owed depending on state law. It's not truly "forever," but stopping payment isn't a clean exit strategy, it's a financial and credit risk.
What is a timeshare deed-back program?
A deed-back or surrender program is when the resort or developer takes the deed back from the owner, voluntarily and usually at no sale price, ending future maintenance fee obligations. Availability varies by brand and changes over time, and many resorts don't advertise it heavily, so you often have to call owner services and ask directly.
Is it worth paying an exit company to get rid of a timeshare?
Sometimes, if the company is licensed, discloses fees clearly, and doesn't demand full payment before doing any work. It's rarely worth it if they make sweeping promises or ask for thousands upfront; the FTC has sued multiple exit companies for exactly that pattern. Try free options (rescission, deed-back) first.
How long does it take to get out of a timeshare?
Rescission, if you're still inside the window, can take days to a few weeks. Deed-back or surrender programs, when offered, often take a few months. Resale can take a year or more with no guarantee of a sale. There's no fixed national timeline; it depends on your state, contract, and resort's specific process.
Do I need a lawyer to get out of a timeshare?
Not always, especially for a straightforward rescission-window cancellation or a resort deed-back program you qualify for. A lawyer is worth consulting if you're facing foreclosure, a deficiency judgment, a complicated inherited ownership, or a contract dispute, since those outcomes depend heavily on your specific state's law.
Sources
- Federal Trade Commission, Consumer Advice: Timeshares, Vacation Clubs, and Related Scams: Rescission periods vary by state; FTC guidance on cancellation windows and exit company red flags
- Federal Trade Commission, FTC and State of Missouri Take Action Against Companies That Falsely Promised Consumers Relief from Timeshare Contracts (press release, August 2021): FTC and Missouri sued timeshare exit companies for charging thousands upfront and falsely promising to get consumers out of contracts
- American Resort Development Association (ARDA), 2023 State of the Vacation Timeshare Industry (ARDA International Foundation research summary): Average U.S. timeshare purchase price of $24,140 and average annual maintenance fee of $1,205 (2023 data)
- Florida Statutes Section 721.10, Timeshare Plans: Cancellation: Florida's timeshare rescission period is 10 calendar days after execution of the contract or receipt of the public offering statement, whichever is later, and cancellation must be in writing
- California Civil Code Section 11238 (Vacation Ownership and Time-Share Act of 2004): California requires timeshare sellers to give buyers a written notice of cancellation rights and allows rescission within 7 calendar days of contract execution
- Consumer Financial Protection Bureau, Complaint Database: Owners can file complaints related to timeshare loan servicing and collections through the CFPB's public complaint system