What's the best way to get out of a timeshare?

Last updated 2026-07-26

What's the actual best way to get out of a timeshare?

There's no single best way, there's a best way for your situation, and it depends almost entirely on timing. If you signed within the last few days or weeks, your first move is rescission, not resale, not a lawyer, not an exit company. Every single state that allows timeshare sales gives buyers a rescission period (sometimes called a "cooling off" period) during which you can cancel for any reason and get your money back ^[1]. Miss that window and your options narrow fast: deed-back to the resort, sell it yourself for very little or nothing, or hire a legitimate transfer/exit service. Here's the honest order of operations most owners should try, cheapest and safest first: 1. Rescission, if you're still inside the window (confirm your state's rescission window with your state attorney general's consumer protection page). 2. The resort's own deed-back or "exit" program, if one exists. Many major developers now run these, sometimes free, sometimes for a transfer fee. 3. Selling it yourself on the resale market (expect little or no profit, many timeshares resell for $1). 4. A paid, transparent transfer or exit service, used only after you've verified it isn't an upfront-fee scam. What you should never do: stop paying your maintenance fees or mortgage while you "figure it out." Unpaid fees turn into collections, credit damage, and sometimes a deficiency judgment, and stopping payment doesn't cancel the contract ^[2].

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

You cancel in writing, by the method your contract specifies, before the deadline, full stop. Every state timeshare statute sets a rescission period that starts when you sign (or sometimes when you receive the public offering statement), and it ranges roughly from 3 to 15 calendar days depending on the state ^[1][3]. Florida, for example, gives buyers 10 calendar days after execution of the contract or receipt of the last required document, whichever is later, to cancel by written notice ^[3]. California's Vacation Ownership and Time-Share Act gives buyers a rescission period ending at midnight of the seventh calendar day after signing, or the first business day after, whichever is later ^[4]. Do it by certified mail with return receipt, or whatever delivery method your contract names, and keep proof. Don't rely on a phone call to the sales office. Verbal cancellations are hard to prove later, so put everything in writing and keep copies. Check your actual contract for the exact deadline and method: state law sets the floor, but some contracts allow more time. If you're inside the window right now, this is genuinely the easiest, fastest, and only completely free way out. For a state-by-state breakdown of exact day counts and required notice methods, see how to get out of a timeshare.

How to get rid of a timeshare after the rescission period has passed?

Once rescission is gone, you're down to four realistic paths: deed-back, resale, exit company, or riding it out and eventually passing it to heirs (not recommended, more on that below). Deed-back (sometimes called a "surrender" or "exit" program) means the resort takes the deed back, sometimes for free, sometimes for a fee in the low thousands. Marriott Vacation Club, Hilton Grand Vacations, and Diamond/Hilton legacy brands have all run some version of these programs in recent years, though terms change and not every unit qualifies. Call the resort's owner services line directly and ask if a deed-back or surrender program currently exists for your specific resort and contract type; don't assume it does. Resale means listing it yourself or through a licensed timeshare resale broker. Be realistic: industry survey data shows timeshares have very little resale value because supply from unhappy owners vastly outweighs demand ^[5]. Many owners give theirs away for $1 just to escape the maintenance fees. An exit company can help if you can't get anywhere with the resort and don't want to sell it yourself, but this is the path most exit scams hide in, so vetting matters more here than anywhere else in this process. See our guide on timeshare exit companies before you sign anything or pay anything.

How to sell a timeshare (and should you even try)?

You can sell a timeshare through a licensed resale broker, a timeshare-specific resale marketplace, or by transferring it directly to a buyer through a deed transfer, but go in with your eyes open: resale values are low and scams targeting sellers are common. The biggest scam pattern to know: someone contacts you (often unsolicited) claiming they have a buyer lined up, but you need to pay an upfront "closing fee," "transfer tax," or "listing fee" first. This pattern is common enough that consumer protection agencies warn legitimate resale doesn't typically require large upfront payments before a sale closes ^[2]. If a company promises a buyer or promises a fast sale, that's a red flag, not a selling point. Realistic steps if you want to try: - Get a written estimate of current resale value from a licensed real estate broker in the state where the resort is located (timeshare resale often requires a real estate license, depending on the state).

• List on a reputable timeshare resale marketplace and price it near or at $0 to $1 if your unit is in a weak resale market (most are).
• Never pay a large fee before the sale closes and the deed transfers.
• Confirm the buyer will actually take over maintenance fee obligations at closing, in writing. If you'd rather not deal with buyers directly, see how to sell timeshare for a walkthrough of broker vetting.

Are timeshares scams?

The timeshare product itself is legal and regulated in every state that permits its sale, it's not inherently a scam, but the sales process and especially the exit industry attract real fraud. The distinction matters. Buying a timeshare from a developer through a licensed sales operation, with a state-mandated rescission period and required disclosures, is a legitimate (if often overpriced and hard-to-exit) real estate or club membership product ^[1][3]. What is often scammy: high-pressure sales presentations that misrepresent resale value or investment potential, and the exit industry, where enforcement agencies have brought actions against companies that charged thousands of dollars upfront and delivered nothing ^[2]. Consumers should be wary of any exit company that asks for large fees before doing any actual work. So: not a scam by default, but a product where the exit side of the industry has a documented scam problem, and where sales-side misrepresentation complaints are common enough that state AGs maintain dedicated consumer alert pages about them .

How much is a timeshare, really?

Purchase price (avg.)	~$24,140 [5]	one-time
Annual maintenance fee (avg.)	~$1,100 [5]	yearly, recurring
Special assessment	Hundreds to several thousand dollars	occasional, unpredictable
Resale value	Often $0 to a few hundred dollars	one-time, if sellable	If rising fees are the actual reason you want out, our maintenance fees coverage breaks down what's negotiable and what isn't.

Purchase prices and ongoing costs vary a lot, but here are the real industry figures. According to the American Resort Development Association's 2023 owner survey research, the average timeshare purchase price was about $24,140, and the average annual maintenance fee was around $1,100 ^[5]. Those are averages, not caps: some fixed-week deeded units cost under $10,000, and some large luxury or multi-week points packages run well over $40,000. Maintenance fees are the cost that catches people off guard. They're billed annually, they're mandatory regardless of whether you use your week, and they typically rise faster than general inflation because they cover resort renovation, staffing, and reserve funds ^[5]. On top of the base maintenance fee, owners can be hit with special assessments, one-time charges for major repairs (a new roof, storm damage, elevator replacement) that aren't covered by the regular fee. | Cost type | Typical range | Frequency |

How much do timeshares cost over time, beyond the purchase price?

The purchase price is often the smallest part of the lifetime cost. If you hold a timeshare for 20 years and maintenance fees average $1,100 a year with typical annual increases, you can end up paying more in fees than you paid to buy the thing in the first place, before any special assessments hit. There's no single authoritative long-term cost study that projects this for every timeshare type (fee structures vary too much by resort, points system, and region for one number to be honest), but the compounding math is straightforward: a fee that rises even 3 to 5% a year roughly doubles in 15 to 24 years. Owners who bought in the 1990s or 2000s at a few hundred dollars a year in fees often report paying well over $1,000 to $2,000 annually now. This is the core reason exit demand exists at all. It's rarely about the vacation experience; it's about a recurring bill that keeps climbing while resale value stays near zero.

How do you get out of a timeshare you inherited?

Inherited timeshares are their own headache because you didn't choose the purchase and may not even want the vacations, but you can still be on the hook for fees if you accept the inheritance. Under most state probate law, an heir isn't automatically obligated to accept an inherited asset, and many states allow a formal "disclaimer" of an inheritance, but the process and deadlines are state-specific and technical, so this is worth a probate attorney's time before you do anything, especially since disclaimer deadlines are often short and irreversible once missed. If the estate has already transferred the deed to you, you're generally back to the same menu as any other owner: deed-back program, resale, or a vetted exit service. Contact the resort's owner services department and ask specifically whether they have a program for heirs who want to relinquish an inherited interest; some do, precisely because unwanted inherited timeshares are common enough that resorts would rather take the deed back than chase an uninterested heir for fees for years. Don't just ignore the mail and hope it goes away. Unpaid fees on an inherited timeshare can still go to collections against the estate or against you personally once you're the deeded owner of record.

How do you spot a timeshare exit scam before you pay anyone?

The single biggest red flag is being asked for a large payment upfront before any work is done, especially if it's requested by wire transfer, cashier's check, or gift card. Consumer protection guidance is direct on this point, warning owners to be skeptical of exit companies that require payment in full before providing any service and that make promises no legitimate company can actually back up ^[2]. Other warning signs worth memorizing: - A company contacts you out of the blue claiming to have a buyer already lined up for your specific unit.

• Pressure to decide today, or claims that a "government program" or "class action" will get your money back (these pitches are common follow-up scams targeting people who already lost money once).
• No written contract, or a contract with no cancellation terms of its own.
• Refusal to give you the names of recent clients you can actually call.
• Claims that your timeshare deed can be "cancelled" instantly with no resort or legal involvement. Florida's Attorney General has published a consumer alert specifically about timeshare resale and exit scams and encourages owners to check a company's complaint history with the Better Business Bureau and the state AG's office before paying anything . Before you sign with any exit company, cross-reference it against our timeshare exit companies vetting checklist and our timeshare call list of numbers worth calling first (resort owner services, your state AG, the FTC) before you call any exit company at all.

What should you do this week if you want out?

Start with the free options before you spend a dollar. Here's the order that actually protects your money: 1. Pull your contract and find the rescission clause. If you're still inside it, send written cancellation today, don't wait. 2. If rescission has passed, call the resort's owner services line and ask directly: "Do you have a deed-back, surrender, or exit program for my contract?" 3. If no deed-back program exists, get a real resale value estimate from a licensed broker before assuming it's worthless (sometimes it genuinely is worth $0, but confirm rather than guess). 4. Keep paying your maintenance fees while you sort this out. A late or missing exit doesn't excuse you from an owed bill, and stopping payment can trigger foreclosure-style collection on the timeshare interest itself. 5. If you decide a paid exit service makes sense for your situation, vet it hard: check the state AG's consumer complaint database, check the BBB, ask for a contract with a real refund clause, and never pay the full fee upfront. This is also where a structured, low-cost option can help people who don't want to gamble a few thousand dollars on an unvetted exit company. ExitHonest's $149 one-time Exit Kit Builder walks you through the actual paperwork, deadlines, and resort-specific contact steps for your situation, it's not a promise that your contract will be cancelled (nobody can honestly promise that) and we don't contact the resort or developer on your behalf, but it gives you a documented, correct starting point instead of a $3,000 gamble on a stranger's promise.

Frequently asked questions

What's the best way to get out of a timeshare fast?

If you're still inside your rescission window, cancel in writing today, by certified mail or the method your contract specifies. That's the only fast and free option. Once the window closes, there's no fast option; deed-back programs and resale both take weeks to months, and paid exit services that promise speed are usually the ones worth being suspicious of.

How do you get out of a timeshare without paying a fee?

Rescission is free if you're inside the window. After that, some resort deed-back or surrender programs are free or low-cost, though many charge a transfer fee in the hundreds to low thousands. Resale can be free if you handle it yourself, though buyers rarely pay much, if anything, for a used timeshare interest.

How do you sell a timeshare that won't sell?

Lower your expectations on price first; most timeshares resell for very little or nothing given ARDA's own data on soft resale demand ^[5]. If a licensed broker can't move it, ask the resort directly about a deed-back or surrender program instead of continuing to chase a buyer that may not exist.

Are timeshares a scam or a legitimate purchase?

Timeshares themselves are legal, regulated products with mandatory disclosures and rescission rights in every state that permits their sale. The scam risk concentrates in high-pressure sales tactics and, especially, in the exit industry, where regulators have documented upfront-fee fraud targeting owners who want out ^[2].

How much does a timeshare cost to buy?

ARDA's 2023 owner data puts the average purchase price around $24,140, though prices range from a few thousand dollars for older fixed-week units to tens of thousands for newer points-based luxury products ^[5]. Purchase price is usually the smaller cost; annual maintenance fees are the recurring burden.

How much are annual maintenance fees on a timeshare?

The ARDA-reported average annual maintenance fee is around $1,100, but this varies by resort size, amenities, and location, and fees typically rise most years ^[5]. Special assessments for major repairs come on top of the regular fee and aren't predictable year to year.

Can you just stop paying your timeshare maintenance fees to get out?

No, and you shouldn't. Stopping payment doesn't cancel your contract; it typically leads to collections, credit damage, and in some cases a foreclosure-style action against the timeshare interest, plus you may still owe the debt even after losing the timeshare. Pursue an actual exit path (rescission, deed-back, resale, vetted exit service) instead.

How do you get out of an inherited timeshare?

Check whether the estate has formally transferred the deed to you yet; some states allow heirs to disclaim an inheritance before that happens, though deadlines are short and state-specific, so a probate attorney should confirm this quickly. Once you're the owner of record, ask the resort about a deed-back program for heirs before assuming you're stuck.

What documents do you need to cancel a timeshare during rescission?

You need your signed purchase contract (to find the rescission clause and deadline), a written cancellation notice referencing the contract number, and proof of delivery, usually certified mail with return receipt or whatever method the contract specifies. Keep copies of everything, including the mailing receipt.

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

Check the company against your state attorney general's consumer complaint database and the Better Business Bureau before paying anything. Legitimate companies don't demand full payment upfront, don't promise a specific cancellation timeline, and will give you a written contract with real terms. Consumer protection guidance specifically warns against companies that ask for large upfront fees ^[2].

Does a timeshare hurt your credit if you stop paying?

Yes, it can. Unpaid maintenance fees or loan payments can go to a collections agency and appear on your credit report, and in some cases a resort can pursue a lien or foreclosure-style process against the timeshare interest itself. This doesn't remove your obligation for any deficiency the resort didn't recover.

What's the difference between rescission and a deed-back program?

Rescission is a short legal window (state law, roughly 3 to 15 days depending on the state) where you can cancel for any reason and get a refund ^[1]. A deed-back program is a resort-offered option, available anytime after that window, where you surrender the deed back to the resort, sometimes for free, sometimes for a fee, with no refund of what you already paid.

Sources

1. Cornell Legal Information Institute, overview of state real estate installment/timeshare cancellation rights: every state that allows timeshare sales provides a rescission period for buyers to cancel
2. Federal Trade Commission, Consumer Sentinel Network Data Book 2023 (timeshare resale/exit complaint category): FTC data documenting complaint patterns on canceling in writing, avoiding upfront-fee exit scams, and unrealistic cancellation promises
3. California Business and Professions Code Section 11238, Vacation Ownership and Time-Share Act: California's rescission period ends at midnight of the seventh calendar day after signing or first business day after
4. American Resort Development Association (ARDA), 2023 State of the Vacation Timeshare Industry Report: average timeshare purchase price and average annual maintenance fee figures, and weak resale demand relative to supply
5. Florida Attorney General, Consumer Alert on Timeshare Resale and Exit Scams: state attorney general guidance warning owners to check complaint history before paying an exit company