Last updated 2026-07-25
TL;DR
The average timeshare maintenance fee was $1,388 per year in 2024 per ARDA, and fees typically rise 2-5% annually plus special assessments. You can't just walk away without risking collections and credit damage. Real options are rescission (if you're still in your state's window), deed-back or exit programs offered by the resort, resale (for little or no money), or a paid exit service, each with real tradeoffs.
How much do timeshare maintenance fees actually cost?
The average annual maintenance fee across the industry was $1,388 in 2024, according to the American Resort Development Association's owner survey data, up from roughly $1,000 a decade earlier [1]. That's the average. Larger units, multiple weeks, or luxury brand resorts can push the fee well past $2,000 or $3,000 a year for a single week of ownership. Maintenance fees cover housekeeping, landscaping, staff payroll, utilities, insurance, and a reserve fund for big-ticket repairs like roofs and pools. They're billed annually (sometimes with a quarterly option) whether or not you use your week. Skip a year and the resort still expects payment, because the budget was set assuming full collection from every owner. On top of the base fee, expect special assessments. These are one-time charges for storm damage, major renovations, or reserve shortfalls, and they can run from a few hundred dollars to several thousand in a bad year (post-hurricane assessments in Florida and along the Gulf Coast have hit $3,000-$5,000 per interval in some documented cases). There's no federal cap on how high a special assessment can go. It depends entirely on your state's condominium or timeshare act and your specific HOA declaration.
Why do timeshare maintenance fees keep going up?
Fees rise mostly because of inflation in labor, insurance, and materials, the same forces driving up costs for any resort property. Property insurance in coastal and hurricane-prone states has spiked hard since 2020. Florida's own insurance regulator has tracked large year-over-year premium increases for residential and commercial property coverage statewide, and resorts pass rising premiums straight through to owners as part of the annual budget [2]. There's also a structural issue: as older owners default or walk away (many just stop paying and let the resort foreclose), the remaining owners absorb a larger share of the fixed operating budget. Fewer paying members, same building to maintain, higher bill per remaining owner. This is sometimes called the 'timeshare death spiral,' and it's a real dynamic in aging resorts with high delinquency. A 3-5% annual increase compounds fast. A $1,000 fee in 2015 at 4% annual growth is roughly $1,480 by 2025. That's before any special assessment. If your statement shows a jump bigger than 5-8% in a single year, ask the HOA board for the budget breakdown. You're entitled to see it in most states' condominium and timeshare statutes.
Are timeshares scams?
The timeshare product itself is legal in every US state, but the sales process has a well-documented history of high-pressure tactics, and the exit side of the industry has a real scam problem. The Federal Trade Commission has sued timeshare exit companies for charging upfront fees while falsely promising to get owners out of their contracts. In one such action, the FTC and the state of Missouri sued Timeshare Exit Team and related defendants, alleging the operation took large upfront fees from consumers while failing to deliver the promised cancellations; the FTC's own case summary lays out the allegations and resulting order in that matter [3]. So 'scam' isn't quite the right word for the ownership contract itself. It's more accurate to say timeshares are a bad financial product for most buyers: they lose value fast on resale (often to near zero), they're hard to finance out of, and the sales presentations routinely oversell 'investment' potential that doesn't exist. Timeshares are not an investment and typically don't appreciate; resale prices for many weeks-based timeshares are $1 or less on secondary marketplaces. Where actual fraud shows up is in the exit and resale side: fake buyers, upfront 'transfer fee' scams, and companies claiming they can guarantee your contract will be cancelled for a large advance payment. The FTC's consumer guidance warns owners to be skeptical of any company that asks for money before providing a service, and to verify claims independently before paying anything [4]. If a caller says they have a 'buyer already lined up' for your unsellable week and just needs a processing fee first, that's the classic setup. Check our timeshare exit companies breakdown before signing anything.
How do I get out of a timeshare?
There's no single button. What you do depends on how long you've owned it and how badly you need out. If you bought recently, your first move is rescission, the legal right to cancel within a short window after signing. Every state sets its own period and it's usually measured in a handful of business days, not weeks. Confirm your state's rescission window through your state attorney general's consumer protection office before you do anything else, because missing the deadline by even a day usually means you're locked in [5]. See our full rescission by state guide for the mechanics of sending a proper cancellation letter. If you're past rescission, your realistic paths are: a resort-run deed-back or surrender program (some brands, like Marriott Vacation Club's Exit Program and Wyndham's Cancellation Program, will take a paid-off deed back directly, sometimes for a fee, sometimes free); a legitimate resale (expect little to no money, and budget for closing and transfer costs); or a paid exit service that handles the deed-back or legal process for you. What you should not do is stop paying your maintenance fees hoping the resort forgets about you. That leads to collections calls, credit score damage, and sometimes a deficiency judgment depending on your state's foreclosure laws.
How do you get rid of a timeshare you no longer want?
Start by calling the resort's owner services line and asking directly if they run a deed-back or surrender program. A surprising number do, especially the larger branded operators, because an uncontested surrender is cheaper for them than years of collections and eventual foreclosure. Ask specifically for their 'exit,' 'surrender,' or 'deedback' program by name. If the resort has no such program, check whether your ownership is paid off. You generally cannot deed back or sell a timeshare with an outstanding loan balance; the lender has to be satisfied first. If you still owe money on the timeshare itself, that debt follows you regardless of what happens to the deed, so paying off the loan (or negotiating a settlement with the lender) is often step one. For inherited timeshares, check whether the estate is required to accept the property. Many states allow an heir to formally disclaim (refuse) an inheritance, including a timeshare interest, within a set period after the decedent's death, which can avoid taking on the ownership and its fees entirely. Talk to a probate attorney in the state where the timeshare is located, since timeshare real estate is generally governed by the law of the state where the property sits, not where you live.
How to sell a timeshare (and how much you'll actually get)
| Older weeks-based (non-branded) | $0-$500 | Many sellers pay closing costs just to transfer ownership | |
|---|---|---|---|
| Branded weeks (Marriott, Hilton, Westin) | $500-$5,000 | Depends heavily on season/location | |
| Points-based (Disney Vacation Club) | Often holds 40-60% of original price | Strongest resale market in the industry | |
| Fractional/luxury deeded | Varies widely | Case by case, get a broker appraisal | If nobody will buy it even for a dollar, that tells you something real about the market value. At that point, deed-back or surrender is usually the more realistic exit than continuing to shop it. |
Most weeks-based timeshares resell for a small fraction of the original purchase price, often listed for $1 to a few hundred dollars on sites like RedWeek, Timeshare Users Group, or eBay's timeshare category. Points-based ownerships in strong brands (Marriott, Disney Vacation Club, Hilton Grand Vacations) hold value better and sometimes resell for real money, but even those trade well below developer price. Steps that actually work: list with a licensed timeshare resale broker or a reputable peer marketplace, price it honestly against comparable recent sales (not the original purchase price), and disclose the maintenance fee and any special assessment history upfront, since buyers will ask. Never pay a large upfront fee to a company that claims it already has a buyer lined up; that's one of the most common exit scam patterns the FTC has documented [4]. A quick reality check table: | Ownership type | Typical resale range | Notes |
What's the difference between a rescission, a deed-back, and an exit company?
These get confused constantly, and the difference matters for your wallet. Rescission is a legal cancellation you do yourself, for free, within your state's short window after signing. No company needed, no fee owed. This is always your best option if you still qualify, so check the calendar first before calling anyone. Our timeshare cancellation guide walks through the letter format most states expect. A deed-back (also called a surrender program) is an agreement with the resort itself, after rescission has expired, where you transfer the deed back to them, typically because your account is current and the resort would rather take it back than chase you through collections for years. Some are free, some charge an administrative fee in the $200-$3,000 range depending on the brand and your account status. A paid exit company is a third party you hire to negotiate or process an exit on your behalf, often through the deed-back process, sometimes through legal action against the resort. Costs typically range from a few hundred dollars for pure paperwork-and-guidance help up to $3,000-$8,000+ for full-service legal exit firms, and the industry has such an uneven track record that the FTC has sued or settled with multiple operators over false cancellation promises [3][4]. Vet any exit company hard: check their state attorney general complaint history, get the fee structure in writing before paying anything, and never wire money to an unverified account.
Can I just stop paying my maintenance fees?
You can, but you shouldn't do it without understanding what follows, because the consequences are real and documented. Stopping payment is not a legal exit strategy; it's a default. Most timeshare declarations give the HOA the right to place a lien on the interest and eventually foreclose, similar to how a condo association handles unpaid dues. Some states allow a deficiency judgment against you personally for any shortfall after foreclosure, meaning the resort can pursue you for the difference between what you owed and what the foreclosed interest sold for (often little to nothing at auction) [6]. Unpaid maintenance fee debt can also be sent to a third-party collections agency and reported to the credit bureaus, which can knock down your credit score for years. If you genuinely cannot afford the fee anymore, the better move is to contact the resort directly, ask about a hardship deed-back or surrender program, and get any agreement in writing before you stop paying. Some resorts, especially the larger branded ones, would rather take the deed back cleanly than spend years chasing a small annual fee through collections.
What should I do if a rescission window has already passed?
If you've missed your state's rescission deadline, the legal 'free cancel' door is closed, but you still have options; they're just slower and sometimes cost money. First, call the resort and ask, in plain language, 'do you have a deed-back, surrender, or exit program for owners in good standing?' Write down the name of the person you spoke with and the date. Second, check whether your loan (if any) is paid off, since an unpaid loan blocks most deed-back and resale paths. Third, get a written summary of your account status, including any pending special assessments, before you commit to any exit path, because you want to know exactly what you're settling versus what you might still owe. If the resort has no program and resale isn't realistic, that's when a paid exit service becomes a legitimate option to evaluate, not a last resort scam target. This is the point in the process where a structured toolkit helps: exithonest.com's $149 one-time Timeshare Exit Kit walks owners through the deed-back request letters, resort-specific contact scripts, and documentation checklist most owners need without hiring a $5,000 exit law firm. It's a paperwork and process tool, not a company that contacts the resort for you or a promise of any particular outcome.
How can I tell if a timeshare exit company is a scam?
The reddest flag, by far, is any request for a large payment before services are rendered, especially if it's framed as refundable or held in 'escrow' by the company itself rather than a licensed third-party attorney trust account. The FTC's own consumer guidance warns people to be suspicious of unsolicited offers to sell your timeshare or exit your contract, particularly ones that pressure you to decide fast or pay immediately [4]. Other warning signs: a company that promises a specific outcome ('we will get you out, 100%, or your money back' is the kind of claim the FTC has pursued against real operators); refusal to put fees and services in writing; pressure to stop communicating with the resort directly; and no verifiable physical address or state business registration. Check the company's standing with your state attorney general's consumer complaint database and with the Better Business Bureau before paying anything. A legitimate exit helper will explain the actual mechanism (deed-back negotiation, legal contract challenge, or straightforward paperwork assistance), give you a fixed and modest fee upfront, and never promise a specific cancellation outcome, because no one, including us, can promise a resort will accept a surrender or that a court will void a contract. Our timeshare exit companies page has a fuller checklist for vetting any operator before you sign.
Frequently asked questions
How to get out of a timeshare?
Check if you're still inside your state's rescission window first; if so, cancel in writing per your state's requirements at no cost. If that window passed, ask the resort about a deed-back or surrender program, try a legitimate resale, or vet a paid exit service carefully. Never stop paying fees as a strategy; that risks collections and credit damage.
How to get out of timeshare contracts after the rescission period?
After rescission expires, your main paths are a resort deed-back/surrender program (some are free, some charge a fee), a resale through a broker or peer marketplace, or a paid exit company that negotiates the surrender for you. None can promise a specific outcome. Confirm the resort's specific program name and get any agreement in writing.
How do you get out of a timeshare if you inherited it?
Check whether your state allows a formal disclaimer of the inheritance within a set period after death; a valid disclaimer can mean you never legally accept the ownership or its fees. Talk to a probate attorney in the state where the timeshare property is located, since that state's law generally governs the deed.
How to sell a timeshare for real money?
Most weeks-based timeshares resell for very little, often $0-$500, on marketplaces like RedWeek or Timeshare Users Group. Branded points-based ownerships (Marriott, Disney Vacation Club, Hilton) hold value better. Price against recent comparable sales, disclose maintenance fee history, and never pay upfront to a company claiming it already has a buyer.
How to get rid of a timeshare with no resale value?
If nobody will buy it even for a dollar, resale isn't realistic. Call the resort directly and ask about a deed-back or surrender program by name; many branded resorts will take back a paid-off, fee-current interest rather than chase years of collections. If that fails, evaluate a paid exit service carefully.
Are timeshares scams?
The ownership contract itself is legal, but it's a poor financial product for most buyers: fees rise every year, resale value is usually near zero, and sales presentations often oversell it as an investment. The bigger documented fraud risk sits in the exit and resale industry, where the FTC has sued companies over false cancellation promises.
How much is a timeshare, including ongoing costs?
Purchase prices vary widely, often $10,000-$40,000 for a week-based deed, but the bigger long-term cost is the maintenance fee, averaging $1,388 per year industry-wide in 2024 per ARDA data, plus periodic special assessments that can add hundreds or thousands more in a bad year.
How much do timeshares cost per year in maintenance fees?
The industry average was $1,388 per year in 2024 according to ARDA's owner data, up from roughly $1,000 a decade prior. Larger units, multiple weeks, or luxury resorts often run $2,000-$3,000+ annually. Fees typically rise 3-5% a year even before any special assessment.
How much are timeshares when you include special assessments?
Special assessments are separate from the annual maintenance fee and cover one-time costs like storm damage or major renovations. They've run $3,000-$5,000 per interval in some documented post-hurricane cases in Florida and Gulf Coast resorts. There's no federal cap; the amount depends on your state's condo/timeshare statute and your resort's declaration.
Can a timeshare company raise my maintenance fee as much as they want?
Not unlimited, but there's no federal cap either. Most state condominium and timeshare statutes require the HOA to follow its budget process and give owners access to the books, and some states cap or regulate special assessment procedures. If an increase looks unusually large, request the itemized budget from the HOA board.
What happens if I stop paying my timeshare maintenance fees?
The HOA can place a lien on your interest and eventually foreclose, similar to unpaid condo dues. Some states allow the resort to pursue a deficiency judgment against you personally, and unpaid balances often go to collections and get reported to credit bureaus. It is not a legal exit strategy; contact the resort about a hardship program instead.
How do I check if a timeshare exit company is legitimate?
Search the company's name plus 'complaints' on your state attorney general's consumer protection site and the Better Business Bureau. Legitimate companies explain their exact process, charge a modest fixed fee, and never promise a specific cancellation outcome. Any request for a large payment before service, especially one framed as a 'guaranteed buyer' fee, is one of the FTC's most documented scam patterns.
Sources
- American Resort Development Association (ARDA), 2024 State of the Vacation Timeshare Industry summary: Average annual timeshare maintenance fee was $1,388 in 2024
- Florida Office of Insurance Regulation, Property Insurance Stability Report: Florida property insurance premiums have risen sharply in recent years
- Federal Trade Commission, FTC v. Timeshare Exit Team (Reed Hein & Associates, LLC), Case Summary: FTC pursued enforcement action against a timeshare exit company for deceptive cancellation claims
- Federal Trade Commission Consumer Advice, "Timeshares, Vacation Clubs, and Related Scams": FTC guidance warns consumers to be wary of upfront fees and unsolicited resale/exit offers
- Florida Statutes, Title XL, Chapter 721.10, "Cancellation of contract": Rescission periods for timeshare purchases are set by state law and are typically short
- Consumer Financial Protection Bureau, "What is a deficiency judgment?": Some states allow a deficiency judgment against a borrower for the shortfall after a foreclosure sale