Why getting out of a timeshare matters, and how to do it

Last updated 2026-07-25

Why does getting out of a timeshare actually matter?

Because the fee doesn't stop when your vacation habits do. The American Resort Development Association's 2023 owner survey put average annual maintenance fees at $1,260 per interval, and that number has climbed most years for the past decade ^[1]. Miss a payment and most contracts let the resort tack on late fees, interest, and eventually send the account to collections or foreclosure on the deed, which then wrecks your credit. The deal usually doesn't end with you either. Deeded timeshares are real property in most states, which means they pass into your estate when you die. Your kids can inherit a maintenance fee bill they never agreed to, and disclaiming an inheritance isn't always simple or free. That's the quiet reason so many adult children start Googling exit options: they didn't buy the thing, but they're stuck holding it. Then there are special assessments. These are on top of the regular fee, billed when the resort needs a new roof, storm repair, or litigation defense, and they can run from a few hundred dollars to several thousand in a single year. Owners rarely see them coming, and the contract usually doesn't cap them. So the importance isn't abstract. It's a recurring bill that grows, attaches to your credit and estate, and has weak resale value working against it. Timeshares resell for a fraction of retail, often just a few hundred dollars or literally $1 on the secondary market, because supply overwhelms demand. That mismatch is exactly why exit, not resale, is usually the realistic goal.

How much does a timeshare actually cost, in real numbers?

Purchase price (financed)	$15,000 to $40,000+	ARDA average ~$24,140 [1]
Annual maintenance fee	$1,000 to $1,500+	ARDA average $1,260 [1], rises most years
Special assessment	$300 to $3,000+	Irregular, not capped in most contracts
Resale value	$0 to a few thousand	Many listed for $1 on resale sites
Financing APR if financed	12% to 20%+	Varies by lender and credit	That resale line is the one that surprises people most. A property that cost $24,000 new can be functionally worthless on the secondary market a few years later, which is why 'sell it' is often not a real option (more on that below).

Purchase price varies a lot by brand and location, but ARDA's research puts the average price paid for a timeshare interval at around $24,140 as of the 2023 State of the Vacation Ownership Industry report ^[1]. That's the sticker price. It's financed for many buyers at interest rates that can run well above a typical mortgage, sometimes into the teens or higher, because timeshare paper is considered risky collateral. Then the fees start. The $1,260 average annual maintenance fee ^[1] is billed whether or not you use your week. Add occasional special assessments, exchange company fees if you use RCI or Interval International, and any loan payment if you financed the purchase, and a modest one-week timeshare can cost an owner $2,000 to $4,000 a year even after the note is paid off. Here's the comparison people actually want to see: | Cost type | Typical range | Notes |

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

Start with the contract, not a search engine. Pull your purchase agreement and figure out which of four buckets you're in: still inside your rescission window, current on fees but want out, behind on fees, or an heir who inherited the deed. Each path is different. If you just signed within the last few days, your fastest and cleanest option is rescission, sometimes called a right of recission or cooling-off period. Every state that regulates timeshares gives buyers a window to cancel for any reason, no explanation needed, and get a refund. The catch: it's short, often single-digit to low double-digit days, and it starts the day you sign or the day you get the public offering statement, depending on the state. Confirm your state's rescission window before you do anything else, because the count and start date differ by state. If that window has closed, your realistic legal paths are: a developer deed-back or 'surrender' program (some resorts will take the deed back for free or a modest fee if you're current on payments), resale through a licensed timeshare resale broker or the resort's own resale program, or a licensed attorney who reviews the contract for a legitimate legal defect (like misrepresentation at the sales presentation). None of these are quick. Deed-backs can take months of paperwork. Resale can take a year or more and usually nets little to nothing. If you're behind on fees already, don't stop paying as a strategy to force an exit. Unpaid fees can lead to foreclosure and a hit to your credit, and the debt itself doesn't disappear just because you stop paying. Talk to the resort's owner services department about your options, and consider consulting a consumer attorney in your state before making that call. If you inherited a timeshare and don't want it, an estate attorney can advise on formally disclaiming the inheritance, which has its own deadlines and rules that vary by state probate law. That's a real legal process, not a phone call to the resort.

Can I actually sell my timeshare, or is that a myth?

You can sell one, but the market is brutal. Timeshares are not liquid assets. The Federal Trade Commission's consumer guidance on vacation and timeshare plans warns buyers that resale value is weak and owners frequently recover far less than they paid ^[2], and that same weak-demand problem hits owners trying to exit, more than people considering resale as a purchase strategy. The honest path to selling: list with a licensed real estate broker who specializes in timeshare resale in your state (check your state's real estate licensing board to confirm they're licensed), price it realistically low, and expect the process to take months. Never pay a large upfront fee to a company that claims it already has a buyer lined up. That's one of the oldest scripts in timeshare resale fraud, flagged repeatedly by state attorneys general. Some owners find success just giving the timeshare away, sometimes literally for $1, to someone willing to take over the maintenance fees, especially at desirable resorts with lower annual dues. Facebook groups and timeshare-specific resale marketplaces exist for this, though you should still do a title transfer properly through a closing company so the deed and fee responsibility actually change hands. A handshake deal that skips the deed transfer leaves you on the hook.

Are timeshares scams? What's legitimate versus predatory?

The original timeshare purchase usually isn't a scam in the legal sense. It's a real contract, disclosed (often poorly explained, but disclosed) at a sales presentation, and it's enforceable. What's genuinely rampant with scam activity is the exit side of the industry. The FTC has brought and settled multiple cases against timeshare exit companies that took large upfront fees, sometimes thousands of dollars, and delivered nothing. In FTC v. Timeshare Exit Team, the agency's complaint alleged the defendants made false promises to cancel consumers' timeshare contracts and collected upfront payments, often thousands of dollars per household, without delivering the promised results, and the case led to a stipulated federal court order ^[3]. The Consumer Financial Protection Bureau and state attorneys general have pursued similar cases involving telemarketing scripts that promise an easy exit for a fee paid before any work is done. Here's the pattern to watch for, almost verbatim across dozens of complaints filed with state AGs: a cold call or ad promises they can cancel your timeshare with no risk to you, they ask for $3,000 to $10,000 upfront, they tell you to stop paying your maintenance fees or mortgage during the process (this wrecks your credit and can trigger foreclosure), and then they go quiet or stall for a year before you realize nothing happened. So: is the industry scammy? The exit side, often yes, when it involves large upfront payments and big promises. The ownership contract itself, no, it's just an expensive, illiquid product that a lot of buyers regret. For a rundown of red flags specific to exit companies, see timeshare exit companies.

What is a rescission window and how do I use it?

Rescission is your legal right to cancel a timeshare purchase within a set number of days after signing, no reason required, full refund owed. It exists because state legislatures decided timeshare sales presentations involve enough pressure tactics that buyers deserve a cooling-off period, similar to door-to-door sales laws. Every state with timeshare law sets its own window and start date. Florida, for example, gives buyers 10 calendar days to cancel a timeshare purchase contract, a right that under Florida law 'may not be waived' by the buyer, running from the date the contract is signed or the date the buyer receives the last document required to be delivered, whichever is later, under Florida Statutes section 721.10 ^[4]. Other states set different day counts and different triggers (signing date versus receipt of disclosure documents), so you cannot assume your state matches a number you read somewhere else. To cancel, you typically need to send written notice, often by certified mail, to the address specified in your contract or the statute, within the window. Some states require you to use specific language or send it to a specific title or escrow agent. Miss the deadline by even a day and the window is gone, no exceptions for 'I was still deciding.' Check how to get out of a timeshare for a state-by-state breakdown, and also check your state attorney general's consumer protection page, since some states publish plain-language guidance on the exact mailing requirements.

What is a deed-back program and when does it work?

A deed-back (sometimes called a surrender program) is when the resort developer agrees to take the deed back from you, usually for free or a small administrative fee, releasing you from future maintenance fee obligations. Several major timeshare brands have run formal deed-back or exit programs in the past decade as owner complaints about unsellable inventory piled up. Deed-backs work best when you're current on your payments, own at a resort the developer actually wants back (some are more selective than others), and are willing to walk away with zero compensation. You're not getting your purchase price back. You're paying with the equity you already lost in exchange for ending the fee obligation. They don't work if you're behind on payments (most programs require you to be current), if the resort has no formal program and simply refuses deed-backs, or if your timeshare is in a trust/points system rather than a deeded week, which some resorts treat differently. Call the resort's owner services line directly and ask if they have a deed-back, surrender, or 'exit' program by name. Get anything they offer in writing before you sign a release.

Should I hire a timeshare exit company, an attorney, or do it myself?

It depends on where you are in the timeline and how much legal complexity is involved. Inside your rescission window: do it yourself. This is just certified mail and a clear cancellation letter following your state's statute. Paying anyone for this step is a waste of money. Past rescission, current on fees, straightforward deed-back available: also doable yourself, by calling the resort and asking for their surrender program in writing. Past rescission, complicated situation (inherited ownership, developer misrepresentation claims, multiple deeds, or a resort with no deed-back program): a licensed consumer attorney in your state, ideally one who's handled timeshare contract disputes, is the safer route. Ask about their fee structure upfront and avoid any exit company (not a law firm) that demands a large payment before doing any work. Some owners use a structured self-help approach: pulling the actual contract, matching it against their state's statute, drafting the right letters, and tracking deadlines themselves, sometimes with a paid toolkit rather than a company that contacts the resort on their behalf. Our $149 one-time Timeshare Exit Kit is built for that middle group: people who want the letters, deadlines, and state-specific rescission and deed-back information organized in one place, without paying a company thousands of dollars to make calls we'd never promise a specific outcome on. Nobody, including us, can promise you the resort will cancel your contract. Anyone who claims a sure result before reading your paperwork is selling you the promise, not the outcome.

What should I do if I'm behind on maintenance fees already?

Don't treat non-payment as an exit strategy. It feels like the fastest way out, but it isn't. Falling behind can trigger late fees, interest, collections calls, and eventually foreclosure on the deed, which shows up on your credit report and can affect your ability to get a mortgage or car loan for years. Instead, call owner services and ask directly whether they have a deed-back option for delinquent accounts, some do, though many require you to be current first. If a payment plan or hardship program exists, ask about it explicitly; resorts don't always advertise these. If collections has already started, a consumer attorney can tell you whether the debt is even collectible in your state (some maintenance fee obligations run against statutes of limitation) and what a foreclosure would actually mean for you financially. This is genuinely a case-by-case legal question, not a one-size answer.

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

Watch for four things, in order of how often they show up in real complaints filed with state attorneys general and the FTC. First, any company that promises to cancel your contract before reviewing your specific paperwork. No legitimate service can promise an outcome sight unseen. Second, a demand for a large upfront fee, often $3,000 to $10,000, paid before any work begins. The FTC's complaint against Timeshare Exit Team alleged exactly this pattern, upfront fees collected with promises of cancellation that were not delivered ^[3]. Third, instructions to stop paying your maintenance fees or timeshare mortgage while they 'work on it.' This is the most damaging advice in the whole industry because it wrecks your credit regardless of whether the exit ever happens. Fourth, high-pressure cold calls referencing a supposed 'buyer' for your timeshare who conveniently requires an upfront transfer fee first. This is a classic resale scam variant. Before paying anyone, check their standing with your state attorney general's consumer protection division and the Better Business Bureau, and search their exact company name plus 'complaint' or 'lawsuit.' The FTC's guidance on how to spot and avoid timeshare resale scams is a good baseline read before you sign anything related to an exit ^[5]. See also our breakdown of timeshare call list tactics telemarketers use to pressure owners into fast upfront payments.

What happens to a timeshare when the owner dies?

It usually passes into the estate like any other real property, which means the heir inherits both the asset and the maintenance fee obligation attached to it. This catches a lot of families off guard during probate. Heirs generally have a few options: keep it and pay the fees, attempt a deed-back with the resort (some resorts have specific 'heir relief' or hardship programs, worth asking about by name), sell it through a licensed resale broker, or formally disclaim the inheritance through the probate process, which has state-specific deadlines and must usually happen before accepting any benefit from the estate. A disclaimer isn't automatic and isn't free of paperwork; it typically requires filing with the probate court within a set time and before you've treated the property as your own. An estate or probate attorney in the state where the deed is recorded is the right person to ask, since timeshare deeds often sit in a different state than where the owner lived and died, which adds a layer of complexity most families don't expect.

Frequently asked questions

How to get out of a timeshare?

Check whether you're still inside your state's rescission window first (a short cancellation period right after signing); if so, cancel in writing per your state's statute. If that window has closed, look into a developer deed-back program, licensed resale, or a consumer attorney review. Avoid any company demanding a large upfront fee with a promised result.

How do you get out of a timeshare?

There's no single method; it depends on your timeline. Within days of signing, rescission is fastest and free. Later, deed-back programs (giving the deed back to the resort, usually for free if you're current on fees) or licensed resale are the realistic legal options. There's no universal shortcut, despite what some ads claim.

How to sell a timeshare?

List with a licensed timeshare resale broker in your state, price it realistically (many resell for a few hundred dollars or less), and expect months of waiting. Never pay a large upfront fee to someone claiming they already have a buyer. Confirm any sale closes with a proper deed transfer so fee responsibility actually moves to the buyer.

How to get rid of a timeshare?

If it's inside the rescission window, cancel in writing per your state's statute. Otherwise, ask the resort about a deed-back or surrender program, try licensed resale, or consult a consumer attorney about your contract. Don't stop paying fees as a way to force an exit; that usually leads to foreclosure and credit damage instead.

Are timeshares scams?

The original purchase contract is legal and enforceable, just often a poor financial deal with weak resale value. The scam risk is concentrated in the exit industry: the FTC has taken action against companies that charged large upfront fees and promised cancellations they didn't deliver, like its case against Timeshare Exit Team.

How much is a timeshare?

ARDA's 2023 industry report put the average purchase price at roughly $24,140 per interval, plus an average annual maintenance fee around $1,260 that typically rises over time. Prices vary widely by brand, location, and season, and financed purchases often carry double-digit interest rates.

How much do timeshares cost per year after purchase?

Beyond the purchase price, expect an average annual maintenance fee around $1,260 (ARDA, 2023), plus occasional special assessments that can add several hundred to a few thousand dollars in a given year, plus any exchange company fees if you use a program like RCI or Interval International.

How much are timeshares on the resale market?

Often far less than the original price, sometimes just a few hundred dollars, and many listings appear for $1 with the buyer only assuming the maintenance fees. The FTC's consumer guidance warns that reselling a timeshare can be difficult and owners frequently lose money compared to what they originally paid.

What is a timeshare rescission period?

It's a legally required cancellation window, set by state law, letting a buyer cancel a timeshare purchase for any reason and get a full refund. The number of days and the start date (signing date versus receipt of disclosure documents) vary by state, so confirm your specific state's rule before relying on any number you saw elsewhere.

Can I stop paying my timeshare maintenance fees to force an exit?

No, this isn't a safe strategy. Unpaid fees typically trigger late charges, collections, and eventually foreclosure on the deed, which damages your credit for years. If you're struggling to pay, contact owner services about hardship or deed-back options, or speak with a consumer attorney about your specific situation instead.

What happens if I inherit a timeshare I don't want?

You generally inherit both the deed and the maintenance fee obligation through the estate. Options include a deed-back to the resort, licensed resale, or formally disclaiming the inheritance through probate court, which has state-specific deadlines and must usually happen before you accept any benefit from the property.

Do timeshare exit companies really work?

Some legitimate ones exist, but the space also has heavy scam activity involving large upfront fees and promised-cancellation pitches that don't pan out. The FTC has taken enforcement action against companies for exactly this pattern. Check any company against your state attorney general's complaint records before paying anything upfront.

Sources

1. American Resort Development Association (ARDA), State of the Vacation Ownership Industry: 2023 Update: Average annual maintenance fee (~$1,260) and average purchase price (~$24,140) per interval
2. Federal Trade Commission, Consumer Advice: Timeshares, Vacation Clubs, and Related Scams: Reselling a timeshare can be difficult and owners may lose money
3. Federal Trade Commission, FTC v. Timeshare Exit Team, Case No. 2:21-cv-00775 (W.D. Wash. 2021): FTC alleged upfront fees charged with false cancellation promises to timeshare owners
4. Federal Trade Commission, Consumer Advice: Timeshare Resales: How to spot upfront-fee resale and exit scams targeting timeshare owners
5. Consumer Financial Protection Bureau, Consumer Financial Protection Circular 2024-01: Deceptive Marketing About Free Access to Government Benefits: Federal guidance on deceptive marketing practices used by fee-charging companies targeting consumers in financial distress