Which timeshare exit company is the best?

Last updated 2026-07-26

Is there actually a "best" timeshare exit company?

No. There's no government rating system, no consumer bureau seal, and no independent third party that ranks timeshare exit companies by success rate. Any article, including this one, that hands you a numbered "top 5" list is guessing or getting paid to guess. What does exist is a track record of enforcement actions. The Federal Trade Commission sued Timeshare Exit Team and related entities in 2021, alleging the companies collected upfront fees from consumers while failing to deliver the cancellations they promised, leaving many owners still on the hook for maintenance fees and credit damage ^[1]. That's not a reason to trust a shorter list of "safe" companies instead. It's a reason to treat the entire category with the same skepticism you'd apply to a stranger asking for money before doing any work. The honest framing: judge any specific company on paper trail, not on marketing. Check whether it's licensed to practice law in your state if it claims to do legal work, whether it holds fees in a real escrow account, and whether your state attorney general's office has open complaints against it. We cover exactly what to check before you sign anything on our timeshare exit companies page.

How do you get out of a timeshare?

There are five real paths out: rescission if you're still inside the window, deed-back or surrender through the resort or developer, resale (usually for near-zero money), a licensed attorney handling breach-of-contract or misrepresentation claims, and, less commonly, letting the developer foreclose (which some owners choose deliberately when the deed can't be transferred any other way, though it damages credit). There is no sixth path where a company "gets you out" through some proprietary process the resort itself doesn't offer. Every legitimate exit ends in one of two places: the resort agrees to take the deed back, or a court or settlement releases you from the contract. Any company promising a different mechanism is selling you a story. Start with rescission. Every state gives new timeshare buyers a window to cancel without penalty, but the length varies enormously. Florida's is 10 calendar days from signing or from receiving the last of the required documents, whichever is later ^[2]. California's real property timeshare rescission period is 7 calendar days ^[3]. Some states run longer. Confirm your state's rescission window before you do anything else, because if you're still inside it, cancellation is a matter of sending a written notice, not hiring anyone. See how to get out of a timeshare for the state-by-state mechanics.

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

Once rescission has passed, your realistic options narrow to three: ask the resort for a deed-back, try to sell or give it away, or get legal help if you believe you were defrauded at the point of sale. Deed-back (sometimes called surrender or deedback) programs let you transfer the deed back to the developer, usually for a small fee or in exchange for forgiving a remaining loan balance. Major players including Marriott Vacation Club, Wyndham Destinations, and Diamond Resorts (now part of Hilton Grand Vacations) have run structured deed-back or exit programs in recent years. Availability and eligibility rules (paid-off loan, current on fees, no liens) change, so call the resort's owner services line directly and ask what's currently offered. This is almost always free or low-cost, which makes it the first call to make, not the last. Our [deed-back programs] coverage walks through what resorts typically require. If the resort won't take it back and you can't find a buyer, a licensed attorney can evaluate whether your original purchase involved actual fraud or misrepresentation, which is a different legal question than "I don't want this anymore." Buyer's remorse alone is not usually grounds for a lawsuit. Misrepresented fees, forged signatures, or false claims about investment value might be.

How much does a timeshare cost?

The upfront purchase price and the ongoing fees are two separate costs, and the ongoing cost is usually what pushes owners toward exiting. The American Resort Development Association (ARDA), the industry's own trade group, has reported average U.S. timeshare interval purchase prices in the low-to-mid $20,000s in recent state-of-the-industry summaries, with average annual maintenance fees commonly cited around $1,000 to $1,200 ^[4]. Those are averages across resorts of very different sizes and locations; a studio-week at a mid-tier resort can run far less, while a large luxury unit can run well past $40,000 to buy. Maintenance fees are not fixed forever. They typically rise with inflation and sometimes jump sharply through special assessments for storm damage, renovations, or reserve fund shortfalls. That's the second cost owners underestimate: a fee that's $900 a year in year one can be $1,400 or more a decade later, plus a surprise $2,000 special assessment after a hurricane. If rising fees are your main reason for wanting out, our [maintenance-fees hub] breaks down how assessments work and when they're actually enforceable.

How much is a resale timeshare worth?

Almost nothing, financially, in most cases. The secondary market for timeshares is famously weak: units frequently resell for $1 to a few hundred dollars, sometimes literally listed for $1 on resale sites just to get rid of the deed and its attached maintenance fee obligation. This is the single most important number to internalize before you pay anyone a large fee to "help you sell." If your unit would fetch $500 on the open market, a company charging $3,000 to $6,000 upfront to sell or exit it is not a good trade even in the best case. The FTC's consumer guidance on timeshares warns plainly that they are hard to sell and rarely appreciate in value, and years of state attorney general reporting back that up ^[5]. If a caller tells you your timeshare has resale value, buyers waiting, or an investment upside, that's a scam script, not a market fact.

How do you sell a timeshare?

You list it realistically low, through a licensed real estate broker or a reputable timeshare resale marketplace, and you never pay a large upfront fee to a company that claims it already has a buyer lined up. A legitimate resale broker earns a commission on closing, the same as a home sale. If someone contacts you first (cold call or email) claiming they have a buyer ready to purchase your timeshare for a good price, but you need to pay a "transfer fee," "closing fee," or "tax" upfront, that is one of the most common timeshare resale scams the FTC and state attorneys general warn about repeatedly ^{[1] [5]}. Real buyers don't need you to pay them before they buy something from you. Realistic expectations: expect to net little or nothing, and budget for the possibility that you'll pay a modest closing fee out of a small sale price rather than pocket a profit. If a resale listing site charges an upfront advertising fee, that can be legitimate (comparable to a classified ad fee), but confirm it's a flat listing fee, not a percentage tied to a promised sale.

Are timeshares scams?

The timeshare product itself is legal in every state; it's a real property or right-to-use interest, and millions of owners use theirs happily every year. The scam risk sits mostly in two places: high-pressure sales presentations at the time of purchase, and upfront-fee "exit" companies afterward. The FTC's 2021 complaint against Timeshare Exit Team alleged the defendants made false promises about cancelling timeshare contracts and collected upfront fees from consumers, some of whom paid tens of thousands of dollars combined, while the company knew many timeshares would never actually be cancelled ^[1]. That's the pattern regulators keep finding: a confident sales pitch, a large upfront charge, and a result that never matches the promise. So: is the underlying timeshare a scam? No, it's a real, if often overpriced and hard-to-exit, product. Is the exit industry full of scams? A meaningful share of it, yes, which is exactly why state AGs and the FTC keep bringing cases. Treat every unsolicited call about your timeshare, whether it's offering to buy it, sell it, or cancel it, as a sales pitch you did not ask for.

What are the biggest red flags of a timeshare exit scam?

Watch for these patterns, all of which regulators have flagged repeatedly in enforcement actions and consumer alerts: - A large fee, often $2,000 to $10,000 or more, requested entirely upfront before any work is done ^[1].

• Pressure to stop paying your maintenance fees or mortgage while the company "works on it," which can trigger foreclosure, credit damage, and collections regardless of what the company eventually does. Never stop payments you legally owe based on an exit company's advice.
• Guarantees of a 100% success rate or a specific timeline ("we'll have you out in 90 days"), when no legitimate company can guarantee a resort will agree to a deed-back or that a court will rule in your favor.
• Refusal to put the fee structure, refund policy, or escrow arrangement in writing before you pay anything.
• "Advance fee" resale pitches claiming a buyer is already lined up.
• High-pressure callback tactics, countdown-timer urgency, or claims that a class-action settlement requires you to pay a fee to "opt in." Before paying anyone, check your state attorney general's consumer complaint page and search the company's name plus "complaint" or "lawsuit." The FTC's own consumer alert on timeshare resales and exits is a good baseline to compare any pitch against ^[5].

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

Run four checks before signing anything or paying a deposit. First, ask directly whether the company is a licensed law firm, and if so, get the attorney's bar number and check it against your state bar association's public attorney lookup. Many exit companies are not law firms and cannot give legal advice, only administrative help. Second, search your state attorney general's website for the company name. Most state AG offices, including Florida's and Texas's, publish consumer complaint search tools or press releases naming companies under investigation. Third, ask where your fee is held before the work is done. A company that holds fees in a real escrow account, released only after specific milestones, is behaving very differently from one that takes the full fee upfront into a general account. Fourth, get the cancellation and refund terms in writing, and read them before you sign, not after. Compare the pitch against the FTC's official guidance for timeshare owners, which advises checking a company's reputation with your state attorney general and the Better Business Bureau before paying anything ^[5].

DIY, attorney, or exit company: how do the paths actually compare?

Rescission (DIY)	Free to low cost (certified mail)	You, within the statutory window	Buyer's remorse right after signing
Deed-back/surrender	Free to a few hundred dollars	Resort/developer directly	Loan paid off, fees current, resort offers a program
Resale	Often $0 net, sometimes a net loss	Licensed broker or marketplace	Deed has any market value at all
Attorney (fraud/misrepresentation)	Hourly or contingency, varies widely by state and firm	Licensed attorney	Evidence of actual misrepresentation at sale
Exit company (paid service)	Often $2,000 to $8,000+ upfront, per industry complaints cited by FTC [1]	Varies, sometimes just paperwork you could file yourself	Only after verifying licensing, escrow, and complaint history	The cheapest and fastest paths sit at the top of that table. Most owners never need to reach the bottom row, and if they do, the homework above (bar check, AG complaint search, escrow confirmation) isn't optional, it's the difference between a legitimate service and a repeat of the FTC's 2021 case.

Here's a straight comparison of the four realistic routes, based on typical structure, not on any single company's marketing. | Path | Typical cost | Who does the work | Best fit |

What should you actually do if maintenance fees are the real problem?

If rising fees, not the timeshare itself, are driving you to look for an exit, it's worth pausing on that distinction. A fee increase doesn't automatically mean the contract is void or that you have a legal claim. Most timeshare declarations allow the homeowners' association or developer to raise fees annually and levy special assessments for major repairs, subject to whatever caps or notice requirements are written into your specific contract and state law. Read your governing documents (the declaration or CC&Rs) for the actual cap language before assuming a fee hike is improper. If the math simply doesn't work for you anymore, deed-back is usually the cleanest exit, because it ends future fee obligations entirely without a resale price negotiation. If the resort won't take it back and you're weighing whether a paid service is worth it, a flat-fee, one-time resource that helps you build your own rescission letters, deed-back request, and complaint documentation is often more cost-effective than a company charging thousands to do the same paperwork. That's the gap our $149 one-time Timeshare Exit Kit is built to fill: templates and guidance, not a guarantee, and nowhere near the fee an exit company typically charges for comparable paperwork.

What if you inherited a timeshare you never wanted?

You generally have the right to disclaim (formally refuse) an inheritance, including a timeshare, under state probate law, as long as you do it within the timeframe and process your state requires and before you've accepted any benefit of ownership. A qualified disclaimer under federal tax law (Internal Revenue Code Section 2518) also has specific timing rules, generally within nine months of the decedent's death, if disclaiming for tax purposes matters to your situation ^[6]. If the estate has already been distributed and the deed is in your name, you're functionally in the same position as any other current owner: deed-back first, resale second, attorney only if there's a real legal issue. Executors and heirs sometimes get cold calls from companies claiming they can "clear" an inherited timeshare for a fee. Same rules apply: verify licensing, verify escrow, check the AG database. If you're mid-probate and the decedent's estate has not yet been closed, talk to the estate's attorney about disclaiming before accepting the deed. That's usually far cheaper and cleaner than accepting ownership and trying to exit afterward.

What's the realistic timeline and cost if you do everything right?

If you're inside your rescission window: days, and free (aside from certified mail postage). If you're pursuing a resort deed-back: typically a few weeks to a few months of paperwork, often free or under a few hundred dollars in fees. If you're pursuing resale: unpredictable, from weeks to years, often netting close to zero. If you're pursuing an attorney for a misrepresentation claim: months to over a year, cost varies by firm and by whether the arrangement is hourly or contingency. None of these paths comes with a guaranteed date or a guaranteed outcome, and any pitch that promises one should raise your guard immediately. The honest, unglamorous truth is that most owners' fastest and cheapest exit is the one they never called a company for: they read their contract, called the resort's owner services line, and asked what deed-back options exist today. Start there before you start dialing exit companies. For the state-specific rescission mechanics, see how to get out of timeshare and how do you get out of a timeshare; for a running list of numbers worth calling first, see our timeshare call list.

Frequently asked questions

Which timeshare exit company is the best?

No independent body rates or ranks timeshare exit companies, and the FTC has sued multiple well-known ones for fraud. Instead of picking from a "top" list, verify any specific company's bar license (if it claims legal work), escrow arrangement, and state AG complaint history before paying anything upfront.

How do I get out of a timeshare?

Check whether you're still inside your state's rescission window first (confirm the exact days with your state); if not, call the resort about a deed-back or surrender program, try resale through a licensed broker, or consult a licensed attorney if you believe you were misled at the point of sale. Avoid large upfront fees to exit companies.

How do you get out of a timeshare if the resort won't take it back?

Try resale through a licensed broker or reputable marketplace, even if the return is close to zero. If you have specific evidence of fraud or misrepresentation at the original sale, a licensed attorney can evaluate a legal claim. Never stop paying fees you contractually owe as a strategy.

How much does a timeshare cost to buy?

ARDA's industry reporting has put average U.S. timeshare purchase prices in the low-to-mid $20,000s in recent years, with average annual maintenance fees commonly cited around $1,000 to $1,200, though prices range from a few thousand dollars for a small studio interval to well over $40,000 for larger luxury units.

How much are timeshares worth on resale?

Often very little: many resale listings sit at $1 to a few hundred dollars because the ongoing maintenance fee obligation makes buyers reluctant even at giveaway prices. This is why paying thousands upfront to a company promising to sell your timeshare rarely makes financial sense.

How do I sell my timeshare?

List it through a licensed real estate broker or a reputable resale marketplace at a realistic price, expecting little or no profit. Never pay a large upfront fee to anyone who cold-calls claiming they already have a buyer; that's a common advance-fee resale scam flagged by the FTC.

Are timeshares scams?

The timeshare product itself is legal, but the sales process and the exit industry both carry real fraud risk. The FTC has sued companies like Timeshare Exit Team for taking upfront fees without delivering promised cancellations, so treat unsolicited buy, sell, or exit offers with real skepticism.

What is the timeshare rescission period?

It's a short window after signing, defined by state law, during which a buyer can cancel a new timeshare purchase without penalty by sending written notice. Florida's is 10 calendar days; California's is 7 calendar days for real property timeshares. Confirm your specific state's rule before assuming you're covered.

Can I get rid of a timeshare by just stopping payments?

Not safely. Stopping payments you contractually owe can trigger foreclosure, collections, and credit damage regardless of whether an exit company is "working on it." No legitimate advisor should tell you to stop paying as an exit strategy; deed-back or a legal review while staying current is the safer route.

How do deed-back or surrender programs work?

You transfer the deed back to the resort or developer, usually after confirming the loan is paid off and fees are current, often for free or a modest processing fee. Availability varies by resort and by year, so call the owner services line directly and ask what's currently offered.

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

You can generally disclaim (formally refuse) an inheritance under state probate law if you act before accepting any ownership benefit; a federal qualified disclaimer under IRC Section 2518 generally must happen within nine months of death if tax treatment matters. If the deed is already in your name, standard exit options apply.

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

Red flags include large fees demanded entirely upfront, guarantees of a specific success rate or timeline, pressure to stop paying fees you owe, and refusal to put refund terms in writing. Check the company against your state attorney general's complaint database and verify any legal claims against your state bar association's attorney lookup before paying.

Do I need a lawyer to get out of a timeshare?

Not always. If you're inside your rescission window or eligible for a resort deed-back program, you likely don't need one. A lawyer becomes worth considering if you have specific evidence of fraud or misrepresentation at the original sale, which is a different and stronger legal position than simple buyer's remorse.

Sources

1. Federal Trade Commission v. Timeshare Exit Team et al., Case No. 2:21-cv-00815 (W.D. Wash., filed June 15, 2021), FTC Press Release: FTC 2021 action alleging Timeshare Exit Team and related entities took upfront fees without delivering promised cancellations
2. Florida Statutes Section 721.10, Cancellation: Florida timeshare purchasers have a 10 calendar day rescission period
3. California Business and Professions Code Section 11238, Vacation Ownership and Time-Share Act of 2004: California timeshare purchasers have a 7 calendar day rescission period
4. American Resort Development Association (ARDA), industry vacation ownership data as referenced in ARDA International Foundation consumer materials: Average U.S. timeshare purchase price and average annual maintenance fee figures
5. Federal Trade Commission, Consumer Advice: Timeshares, Vacation Clubs, and Related Scams: FTC guidance describing common upfront-fee resale and exit scam patterns, and warning timeshares rarely appreciate in value
6. Internal Revenue Code Section 2518, Disclaimers: A qualified disclaimer under federal tax law generally must be made within nine months of the decedent's death