Is it possible to get out of a timeshare?

Last updated 2026-07-26

is it possible to get out of a timeshare?

Yes. It's possible, but there's no single button to push, and the method that works depends entirely on where you are in the ownership timeline. If you signed the contract within the last few days to a couple of weeks, you likely have a legal right to cancel for a full refund, no explanation needed. If you've owned for years, you're looking at a slower process: a developer deed-back program, a resale (often for $1 or less), or working through the exit yourself with a licensed real estate attorney in the resort's state. What's not possible, or at least not something anyone can promise you, is an instant exit for a flat fee paid to a stranger who cold-called you. That's the scam version of this industry, and it's large enough that the Federal Trade Commission has brought enforcement actions against timeshare exit companies for exactly this pitch ^[1]. Real exits take real paperwork, real time, and sometimes real money, but they don't require you to wire $6,000 to a company you found through a Facebook ad. The rest of this article walks through each path in order: cancel now if you can, deed it back if the resort offers it, sell it if it has any resale value, and know the scam red flags either way.

how to get out of a timeshare during the rescission period

Every timeshare purchase in the US comes with a rescission period, a short legal window after signing when you can cancel the contract for any reason and get your money back. The catch: it's short, and it varies by state, so you need to confirm your state's rescission window rather than assume a number. Florida, for example, gives buyers 10 calendar days after signing or after receiving the last document required, whichever is later, under Florida Statutes section 721.10, which states a purchaser "may cancel the contract until midnight of the 10th calendar day following whichever of the following days occurs last" ^[2]. California requires notice within a specific window tied to disclosure delivery under Civil Code section 11020 ^[3]. Some states are shorter, some longer; there's real variation and no shortcut around checking your specific state's rule. To cancel, follow the contract's cancellation instructions exactly. Most require a written notice, sent by certified mail with return receipt, to the address specified in the contract or the deed. Keep a copy of everything. Don't just call and ask to cancel verbally; that call may not count and you may not be able to prove you asked in time. If you're inside this window right now, act today, not next week. Waiting even a few days can cost you the entire right to a free cancellation. See how to get out of a timeshare for a state-by-state breakdown of rescission periods and notice requirements.

how do you get out of a timeshare after the rescission period ends?

Once the rescission window closes, you're now an owner, and the exit options shift from 'cancel the contract' to 'get rid of the asset.' There are four realistic paths, roughly in order of cost to you: deed-back to the resort, resale (even for $0), a licensed transfer/exit company, or, as an absolute last resort if the resort is unresponsive and the contract terms allow it, deed abandonment with legal advice. Deed-back programs (sometimes called surrender programs) let you hand the deed back to the developer, often for a processing fee, sometimes free if you're current on payments and the resort wants the inventory back. Marriott Vacation Club, Hilton Grand Vacations, and Wyndham have run versions of these programs, though availability and eligibility rules change over time and aren't guaranteed year to year. Resale means listing your week or points on a marketplace and selling for whatever the market will bear, which for many timeshares is close to nothing. Industry data and consumer surveys have documented that resale values for many timeshare interests are a small fraction of the original purchase price, and a large share of listings sell for $1 or list with no offers at all. A transfer or exit company can help with paperwork, but vet them hard. See timeshare exit companies for how to check licensing and read a contract before paying anyone. Deed abandonment (stopping payment and letting the resort foreclose) is not something to do casually. It can trigger debt collection, credit damage, and in some states a deficiency judgment. This article does not advise you to stop paying fees or assessments you legally owe; talk to a licensed attorney in the resort's state before considering it.

how to get rid of a timeshare you inherited

Inherited timeshares are a specific headache because you never signed anything, and yet the maintenance fee bill still shows up. You generally have three choices: accept the ownership and pay the fees, disclaim the inheritance before accepting it, or accept it and then work an exit path (deed-back or resale) afterward. Disclaiming an inheritance means formally refusing it through the probate process, which if done correctly and within the timeframe the estate or state law requires, can mean the timeshare interest passes to the next heir or reverts to the estate, and you owe nothing. Once you've accepted the property, paid a fee, or used the unit, you've likely accepted the ownership and disclaiming is off the table. Talk to the estate's attorney before doing anything, including calling the resort. If you've already accepted it, the resort's deed-back program is often the fastest, cheapest legitimate path, since many resorts would rather take back an unwanted week than chase a distant heir for fees. Some developers have specific 'heir relief' or estate-related surrender terms; ask the resort's owner services department directly what programs currently exist.

are timeshares scams?

The timeshare product itself is legal in all 50 states and regulated at the state level, mostly through real estate and timeshare-specific statutes like Florida's Chapter 721 ^[2]. It's not illegal to sell someone a vacation ownership interest. But the sales process and the exit industry both have well-documented scam patterns that give the whole category a bad reputation, and for good reason. On the sales side, high-pressure presentations, exaggerated resale value claims, and pushing buyers to sign same-day without time to read the contract are common complaints tracked by state attorneys general and the Better Business Bureau. On the exit side, the FTC has taken action against timeshare exit companies for taking large upfront fees (often $3,000 to $10,000+) while promising results or a 'buyer waiting' that never existed ^[1]. So: is the whole industry a scam? No. Is a meaningful slice of the sales and exit ecosystem built on deception? Also yes. Read every contract before signing, use your rescission period if you have buyer's remorse, and treat any exit company demanding a big upfront fee with real suspicion. Check the timeshare call list style resources and your state attorney general's consumer complaint database before paying anyone.

how much is a timeshare? how much do timeshares cost?

Purchase price (new, developer)	$15,000-$40,000+	one-time
Purchase price (resale)	$0-$3,000	one-time
Annual maintenance fee	$800-$1,500+	yearly, rising
Special assessment	$200-$3,000+	occasional, unpredictable
Exit company fee (legitimate range)	varies widely	one-time	This fee structure is exactly why so many owners eventually look for an exit: you keep paying rising annual fees for a product that, on resale, is often worth close to nothing.

The upfront purchase price for a timeshare interest, per the American Resort Development Association's State of the Vacation Ownership Industry data, has averaged in the low-to-mid twenty-thousands for a week-equivalent interest in recent years, though prices range widely from a few thousand dollars for a resale week to $40,000+ for a new-build points package at a branded resort ^[4]. That number moves year to year and by developer, so treat it as a ballpark, not a quote. The purchase price is only the entry cost. Annual maintenance fees, which owners pay whether or not they use the week, have averaged roughly $1,000 to $1,200 per interval in recent ARDA-reported industry data, and these fees generally rise faster than general inflation because they cover resort upkeep, insurance, and management costs ^[4]. On top of that, special assessments (one-time charges for a new roof, storm damage, or a major renovation) can add hundreds or thousands of dollars in a single year with little warning. | Cost type | Typical range | Frequency |

how to sell a timeshare (and how to sell timeshare without losing more money)

Selling is legally simple and financially hard. There's no rule against listing your timeshare for sale on any marketplace, and no state requires you to sell only through a licensed broker (though some states regulate timeshare resale advertising specifically, so check your state's timeshare statute). The hard part is finding a buyer, because resale demand is thin and developer-financed new sales compete directly against your listing. Realistic steps: get a fee-free estimate of resale value from a licensed timeshare resale broker before paying anyone to list it, list on established resale marketplaces, price honestly (many resale weeks list for $1 to a few hundred dollars, not anywhere near the original price), and disclose the annual maintenance fee clearly so buyers know the ongoing cost. Never pay a large upfront 'marketing fee' to a company that promises a sale is already lined up. That's the classic resale scam pattern the FTC has warned about for years: a company promises a buyer is 'already interested,' collects $500 to $3,000 upfront, and the promised buyer never appears ^[1]. A legitimate resale broker generally works on commission after a sale closes, not on an upfront promise. If you can't sell it and don't want to keep it, ask the resort directly about a deed-back or surrender program before spending money trying to sell what may have no market value. See timeshare cancellation for how cancellation and deed-back differ once you're past the rescission window.

what's the difference between rescission, deed-back, and resale?

These three words get used loosely, but they're legally distinct exits, and knowing which one applies to your situation saves time. Rescission is a legal right to cancel the contract entirely within your state's short window after signing, with a full refund, no reason required. It exists because of state consumer protection statutes, not because the resort is being generous. Once the window closes, this right is gone permanently. Deed-back (also called surrender or takeback) is a voluntary program the resort offers, at its discretion, to take the deed back from an existing owner, sometimes for a fee, sometimes free, sometimes only if fees are current. It's not a legal right; it's a courtesy program the developer can end at any time. Resale is simply selling your ownership interest to another private buyer on the open market, exactly like selling a used car, with no involvement from the original developer required. Knowing which category you're in changes your entire strategy: if you're in the rescission window, act immediately and follow the contract's notice instructions. If you're past it, contact the resort about deed-back before spending money on resale listing fees or exit companies. See how do you get out of a timeshare for a decision-tree style walkthrough.

what should I watch for to avoid a timeshare exit scam?

The exit scam pattern is consistent enough that you can screen for it in five minutes on the phone. Red flags include: a large upfront fee before any work is done, a promise that your timeshare will definitely be cancelled or sold, pressure to stop paying your maintenance fees or mortgage during the process, refusal to put the fee structure in writing, and a company that contacts you unsolicited (cold call, robocall, or an ad promising a 'timeshare relief program'). The FTC's guidance in its case against timeshare exit operators describes the pattern directly: the agency has alleged that defendants "falsely told consumers they would sell or rent the consumers' timeshares, or refund their money if they did not" ^[1]. Check your state attorney general's website for consumer alerts specific to timeshare exit companies; several states have pursued legal actions against exit companies operating within their borders. A legitimate approach doesn't promise an outcome. It gives you real documents, real timelines, and lets you verify licensing yourself. That's the model behind ExitHonest's $149 one-time Exit Kit Builder: a flat fee for the document templates, checklists, and state-specific rescission and deed-back information you need to run your own exit, without paying a company thousands for an outcome no one can legally promise. It's a toolkit, not a promise, and it won't contact the resort on your behalf.

how do rising maintenance fees change my exit options?

Rising fees are usually the actual trigger that sends owners looking for an exit years after the rescission window closed. ARDA's industry data has shown average per-interval maintenance fees in the roughly $1,000 to $1,200 range in recent reporting, and owners in older resorts or those hit by storm-related special assessments often see steeper year-over-year increases than that average ^[4]. The important thing: rising fees don't create a new legal right to cancel. Your obligation to pay maintenance fees generally continues under the contract terms until you legally transfer, deed back, or otherwise dispose of the interest, or until the association itself dissolves or forecloses. Nonpayment can lead to late fees, collection action, and credit damage, even if you've stopped using the property entirely. Never stop paying fees you owe based on a promise from an exit company that this will 'speed up' your case; talk to a licensed attorney about your specific contract and state's foreclosure/deficiency rules first. If fees are the whole problem, ask directly whether the resort has a deed-back program before pursuing resale or an exit company, since giving the deed back stops future fee accrual once it's processed, which resale (an unsold listing) does not.

when does it make sense to just keep the timeshare?

Sometimes the honest answer is: don't exit, at least not yet. If you actually use the week or points most years, if the maintenance fee is still cheaper than booking equivalent lodging on the open market, or if you're close to paying off a developer loan and the resale/deed-back options available to you would cost more in fees than just finishing out the ownership, keeping it can be the more rational choice. Run the actual math: total annual cost (maintenance fee plus any loan payment) divided by nights you'd actually use, compared to what a comparable hotel or rental would cost for the same nights. If your cost per night is competitive and you like the resort, there's no urgent reason to exit just because timeshares have a bad reputation online. Where it stops making sense: you haven't used it in years, fees keep rising faster than you can justify, you're older and worried about passing the obligation to heirs, or the resort is showing signs of financial distress (deferred maintenance, frequent special assessments, unresponsive management). Those are the situations where pursuing deed-back or resale earlier, rather than later, usually saves money.

Frequently asked questions

How to get out of a timeshare fast?

The only truly fast, free exit is cancelling within your state's rescission window, often days to a couple of weeks after signing; confirm your state's exact rule and follow the contract's written notice instructions immediately. Past that window, there's no fast legal exit; deed-back and resale both take weeks to months, and any company promising an instant cancellation for a fee is a red flag.

How do you get out of a timeshare after the rescission period?

Contact the resort about a deed-back or surrender program first, since it's usually the lowest-cost legitimate path. If that's not offered, list it for resale (expect low or no resale value for most timeshares) or consult a licensed real estate attorney in the resort's state about your contract options. Avoid upfront-fee exit companies that promise specific results.

How to sell a timeshare?

List it on an established resale marketplace, price it honestly (many resale weeks sell for $0 to a few hundred dollars), and disclose the annual maintenance fee. Get a free valuation from a licensed resale broker before paying anyone. Never pay a large upfront fee to a company that promises a buyer is already waiting; that's a known scam pattern the FTC has pursued.

How to get rid of a timeshare?

If you're within your state's rescission window, cancel in writing per the contract's instructions for a full refund. After that, ask the resort about deed-back, try resale, or consult an attorney about your options. Never simply stop paying fees you owe as a shortcut; that can trigger collections and credit damage.

Are timeshares scams?

The product itself is legal and regulated by state statutes like Florida's Chapter 721, but the industry has real documented problems: high-pressure sales tactics and an exit industry rife with upfront-fee scams the FTC has sued over repeatedly. It's not inherently a scam, but buyers and owners looking to exit need to verify every claim independently.

How much is a timeshare?

ARDA's industry reporting has put the average purchase price for a week-equivalent interest in the low-to-mid twenty-thousand dollar range in recent years, with wide variation from a few thousand dollars on resale to $40,000+ for new developer points packages. Resale prices are typically a small fraction of the original purchase price.

How much do timeshares cost per year in maintenance fees?

Recent ARDA-reported industry data puts average annual maintenance fees in roughly the $1,000 to $1,200 per interval range, and these fees historically rise faster than general inflation. Special assessments for repairs or storm damage can add hundreds to thousands more in a given year, on top of the regular fee.

Can I just stop paying my timeshare maintenance fees to get out?

This isn't legal advice to follow, and it carries real risk: nonpayment can trigger late fees, collections, credit damage, and in some states a foreclosure with a possible deficiency judgment. Talk to a licensed attorney in the resort's state about your specific contract before considering nonpayment as an exit strategy.

What is a timeshare rescission period and how long is it?

It's a state-mandated window after signing when you can cancel your timeshare contract for any reason and get a full refund, no explanation required. The length varies by state; Florida sets 10 calendar days under Florida Statutes 721.10, while other states differ. Always confirm your specific state's window and follow the contract's cancellation instructions exactly.

What is a timeshare deed-back program?

It's a voluntary program some resort developers offer that lets an owner return the deed to the resort, sometimes for a processing fee, sometimes free if fees are current. It's not a legal right, just a company policy that can change or end, so ask the resort's owner services department what's currently available.

Do I have to accept an inherited timeshare?

Not necessarily. You can potentially disclaim the inheritance through probate before accepting it, which can pass the interest to another heir or back to the estate, meaning you owe nothing. Once you've accepted the property or used it, disclaiming is usually no longer an option. Talk to the estate's attorney before contacting the resort.

How do I know if a timeshare exit company is legitimate?

Be wary of large upfront fees, promised outcomes, unsolicited contact, and pressure to stop paying your fees. Check your state attorney general's consumer complaint page and the FTC's guidance on timeshare exit companies before paying anyone. Legitimate help gives you documentation and lets you verify claims yourself rather than just promising results.

Sources

1. Federal Trade Commission v. Resort Release, et al., Case No. 2:19-cv-00300 (D. Ariz.), FTC press release: FTC enforcement action alleging a timeshare exit company falsely promised to sell, rent, or refund consumers' timeshares
2. California Civil Code section 11020, Vacation Ownership and Time-Share Act: California's rescission notice window for timeshare purchase contracts
3. American Resort Development Association, State of the Vacation Ownership Industry (industry data summary): Average timeshare purchase price and average annual maintenance fee figures
4. Consumer Financial Protection Bureau, Consumer Complaint Database (timeshare-related complaint category): Consumers file complaints about timeshare-related debt collection and credit reporting issues that owners can search and reference
5. Federal Trade Commission, "Timeshares and Vacation Plans" consumer guidance: FTC consumer guidance on verifying timeshare resale and exit company claims before paying any fees