Can you transfer your timeshare to someone else?

Last updated 2026-07-25

Can I transfer my timeshare to someone else?

Yes. A timeshare is real property (in a deeded ownership) or a contract right (in a right-to-use ownership), and both types can generally be transferred, just through different legal mechanisms. Deeded timeshares transfer with a deed, recorded at the county recorder's or clerk's office where the resort sits. Right-to-use timeshares transfer through an assignment of the membership agreement, which usually needs the developer's written consent. The catch is that almost every timeshare contract has a clause giving the resort or developer some control over transfers. Many require you to be current on maintenance fees before they'll process paperwork, and some charge a transfer fee that can run from under $100 to several hundred dollars depending on the resort. Read your actual contract's transfer or assignment section before you tell anyone you're giving it away; the fine print controls what's actually possible. The Federal Trade Commission's consumer guidance on timeshares warns that owners looking to exit should be cautious of paying large sums upfront to companies promising a transfer or sale, and should verify any company's claims independently before signing anything or sending money ^[1]. That warning applies just as much to transfer brokers as it does to exit companies. No legitimate company can offer a guaranteed timeshare release before it has reviewed your actual deed and contract. Treat any promise like that as a red flag, not a selling point.

How do you actually transfer a timeshare deed to someone else?

The mechanics are simple in theory: you sign a new deed conveying your interest to the recipient, get it notarized, and record it with the county where the resort is located. In practice, three things trip people up. First, the resort usually wants notice, and many require its own transfer form or charges what's sometimes called an estoppel fee (a fee to certify the account is current and free of liens) before it will update its ownership records. Skip this step and the new owner may get maintenance fee bills addressed to the old owner, and the resort's internal system may never recognize the transfer even though the county deed is valid. Second, unpaid fees and special assessments run with the property, not the person. If you owe back maintenance fees or an assessment, that debt typically becomes the new owner's problem once they take title, unless your agreement with them says otherwise in writing. This is exactly why some family transfers turn ugly: a relative accepts a "free" week and later discovers years of unpaid dues and a lien. Third, some states and some resort contracts require specific transfer disclosures or a rescission-style right for the recipient too, especially if any money changes hands. If you're unsure whether your resort's process is deed-based or requires developer sign-off, call the HOA or owner services line directly and ask them to send you the transfer packet in writing. For the closely related question of walking away entirely rather than transferring to a specific person, see how to get out of a timeshare and timeshare cancellation.

Can I just give my timeshare away for free?

Yes, and this is by far the most common "transfer" that actually happens. Timeshares have almost no resale market value; many weeks-based deeded timeshares list for $1, sometimes literally on sites like eBay or the Timeshare Users Group marketplace, just to get rid of them. Giving it away doesn't erase the fee obligation, though. Whoever accepts the deed accepts the future maintenance fees, which averaged $1,205 per year across owners surveyed by the American Resort Development Association in its 2023 owner data ^[2]. Before you hand a timeshare to a relative, friend, or even a stranger who answers a classified ad, make sure they understand they're taking on that recurring bill and any current special assessment, more than a free week in Orlando. Some owners try to transfer to a charity instead. Very few charities accept timeshare donations anymore, precisely because the ongoing fee liability makes the "gift" a net negative for the nonprofit. If a charity does accept it, get written confirmation of the accepted transfer and keep records for your taxes; consult a tax professional about whether you can claim any deduction, since the IRS treats donated property deductions differently depending on fair market value determinations under the rules in Publication 561 on determining the value of donated property ^[3].

What's the difference between a transfer, a deed-back, and a resale?

Transfer/gift	A person you choose (family, friend, stranger)	Usually no, sometimes a small transfer fee	Moves to new owner
Deed-back / surrender	The resort or developer itself	No, sometimes an exit fee to the resort	Ends once the resort accepts the deed
Resale	A buyer via a broker or marketplace	Yes, typically very little to negative net	Moves to buyer	A deed-back (also called a surrender program) is when the resort itself agrees to take the timeshare back, closing the loop entirely rather than passing the burden to a new individual owner. Not all resorts offer this, but a growing number do, partly to avoid the reputational and collections cost of owners defaulting. If your resort has a deed-back program, it is often the cleanest option because there's no second person to track down and no risk the new owner defaults and the account ends up back in dispute. See deed-back programs for how these work resort by resort. A true resale, where someone pays you real money, is rare for weeks-based timeshares and mostly limited to points-based systems with active secondary markets (some Marriott Vacation Club, Disney Vacation Club, and Hilton Grand Vacations points do sell for real, if modest, sums through licensed resale brokers). If you want to try selling before giving it away, see the section below.

These three words get used interchangeably by owners, but they mean different things and lead to different outcomes. | Option | Who receives it | Money changes hands? | Fee liability after |

How to sell a timeshare (and why it's harder than you think)

Selling a timeshare for a fair price is possible but genuinely difficult, because the market is flooded with sellers and short on buyers. The FTC's guidance puts it plainly: resale prices are often far below what people originally paid ^[1], which is another way of saying the reverse is also true. If you're trying to sell, expect far less than you paid, possibly nothing. If you want to try a legitimate resale before giving the timeshare away, here's the realistic order of operations: 1. Check whether your resort has a right of first refusal (many deeds include one), meaning you must offer it back to the resort at the sale price before selling to a third party. 2. List only through licensed resale brokers who are members of the Licensed Timeshare Resale Broker Association, and never pay a large upfront fee to a broker before a sale closes. 3. Price it honestly using recent comparable sales on sites like RedWeek or the Timeshare Users Group, not what you originally paid. 4. Expect the process to take months, and expect offers, if any come, to be a small fraction of your purchase price or literally $0 plus assumed closing costs. The FTC's guidance also tells consumers to be wary of unsolicited offers to help sell a timeshare and to check whether a company is registered and in good standing with the state attorney general's office before paying anything ^[1]. Legitimate brokers get paid at closing from sale proceeds, not before.

How much do timeshares cost, and does that affect what I can get for a transfer?

The average price paid for a timeshare interval, according to ARDA's 2023 industry data, is about $22,942, though prices for individual weeks and points packages range widely from a few thousand dollars for older weeks-based resorts to $50,000 or more for large point packages at premium branded resorts ^[2]. Annual maintenance fees average $1,205 and tend to rise a few percent most years, occasionally spiking sharply after a special assessment for storm damage or major renovation ^[2]. Here's the disconnect that surprises almost every owner trying to transfer or sell: what you paid has almost no bearing on what the timeshare is worth today. Resale markets for weeks-based deeded timeshares routinely clear at $1 to a few hundred dollars, because the ongoing fee obligation, not the underlying real estate, is what buyers are pricing. A points-based timeshare at a strong brand can retain more value on the resale market, but even there, buyers expect a steep discount versus developer pricing. This matters directly for transfers: if you're structuring a transfer as a sale to a family member for tax or documentation reasons, price it at genuine fair market value, not your original purchase price, and keep records. If you're unsure what that value actually is, a licensed resale broker or a review of recent closed listings on RedWeek can give you a realistic number.

Are timeshares scams?

The ownership structure itself is a legal, legitimate form of vacation real estate or contract right; it isn't inherently a scam. But the industry has a documented and serious scam problem clustered specifically around the exit and resale side, which is different from the original purchase being fraudulent. The FTC has brought and settled multiple enforcement actions against timeshare exit and resale companies for taking large upfront fees, sometimes thousands of dollars, and then failing to deliver promised cancellations or sales. In one case, the FTC and the state of Missouri obtained a settlement against a timeshare exit company operation. The FTC's own press release on the matter states the settlement resolved charges that the defendants "placed at least tens of thousands of ads" and took upfront fees from consumers without providing the promised timeshare exit services ^[4]. State attorneys general in Florida, Tennessee, Missouri, and other states with dense timeshare markets have pursued similar actions against exit companies over the past decade. The honest answer: the original timeshare purchase is a real (if often overpriced and hard to exit) product, but the secondary market around "helping" owners exit is where predatory upfront-fee scams cluster. Before paying anyone to help with a transfer, sale, or cancellation, check your state attorney general's consumer complaint database and confirm the company has no open enforcement actions against it. See timeshare exit companies for a breakdown of how to vet one, and timeshare call list for questions to ask before you sign anything.

How to get out of a timeshare if a transfer isn't realistic

If you can't find anyone willing to take the timeshare, even for free, and your resort has no deed-back program, you still have paths, though none are instant and none come with a promised outcome. First, check your rescission rights if you're still inside the window. Every state gives new timeshare buyers a right to cancel within a set number of days after signing, but that window is short (often measured in single-digit days) and the exact count and required method (certified mail, specific form, notarized letter) varies by state law. Florida, for example, gives buyers a 10-day right to cancel under Fla. Stat. § 721.10, running from the day the contract is signed or the day the buyer receives the last document required to be delivered, whichever is later ^[5]. Confirm your own state's rescission window against your state's actual statute or your state attorney general's consumer page before assuming you're covered. If you're still inside it, this is the cleanest and cheapest exit available, and you don't need anyone's permission to use it. If you're past rescission, options in rough order of cost and risk include: asking the resort directly about a deed-back or hardship surrender program, working with a licensed real estate attorney in the resort's state to review your contract and negotiate a release, or, as a last resort, listing at $1 through a licensed resale broker just to move the deed off your name. What you should not do is stop paying maintenance fees while you figure this out; unpaid fees can lead to a lien, collections activity, and damage to your credit, and neither the FTC nor any state consumer protection office recommends non-payment as an exit strategy ^[1]. For a full walkthrough of these options in order, see how to get out of timeshare and how do you get out of a timeshare.

What happens to unpaid fees and special assessments when you transfer?

They follow the deed, not the person who originally agreed to pay them, in almost every state's HOA and property law framework. If the account has an outstanding balance when you transfer, that balance typically becomes a lien against the unit interest, and the new owner (or the resort, if you're doing a deed-back) inherits responsibility for resolving it. This is why resorts almost universally require an estoppel certificate or account-current confirmation before processing a transfer: it protects the resort's records and tells the new owner exactly what they're taking on. If you're transferring to a family member, get this certificate yourself before the handoff so there are no surprises, and put in writing (a simple signed letter is enough) that they understand the current fee amount and any pending special assessment. Special assessments deserve their own warning. These are one-time charges beyond the regular annual fee, often levied after storm damage, litigation costs, or major capital repairs, and they can run into the thousands of dollars per interval depending on the scope of the work. If your resort has an active or recently approved special assessment, disclose it before anyone agrees to take the timeshare off your hands; failing to disclose a known assessment can expose you to a fraud or misrepresentation claim from the person you transferred it to.

Getting practical help without getting scammed

If the paperwork, deed language, and resort-specific transfer rules feel like more than you want to handle alone, that's normal; timeshare contracts are written to be confusing, and every resort's transfer process is a little different. What you want is organized information specific to your resort and state, not a company promising to "make it disappear" for a large upfront fee. ExitHonest built the $149 one-time Timeshare Exit Kit for exactly this gap: a structured way to pull together your resort's actual transfer, deed-back, and cancellation requirements, your state's rescission rule, and a document checklist, without paying thousands to an exit company or gambling on a stranger's promise. It's a starting kit, not a law firm and not a promise of any specific result; we don't contact your resort for you, and nobody legitimate can promise a specific exit outcome before reviewing your actual contract. Start at /exit-kit-builder if you want a structured next step rather than more open tabs and cold calls.

When should you talk to a real estate attorney instead of doing this yourself?

If the timeshare is inherited and multiple heirs disagree, if there's an active foreclosure or lien on the property, if the resort is disputing your rescission notice, or if the dollar amount involved (a large special assessment, a multi-week points package) is high enough that a mistake would be expensive, pay for an hour with a real estate attorney licensed in the state where the resort sits. Many will do a flat-fee contract review for a few hundred dollars, which is far cheaper than an upfront-fee exit company charging several thousand and far more reliable than a stranger's advice in a Facebook group. State bar association lawyer referral services (most states run one, typically listed on the state bar's official website) are a legitimate, low-cost way to find someone qualified, and they cost nothing beyond whatever the attorney's actual fee turns out to be. Avoid any "attorney" who is only reachable through an exit company's in-house legal team and who won't speak with you directly before you sign a retainer.

Frequently asked questions

Can I transfer my timeshare to a family member?

Yes, most resorts allow it, but you still need a proper deed or assignment, the resort's transfer paperwork, and often proof the account is current on fees. Get an estoppel certificate showing the balance owed, and put the fee obligation in writing so your relative knows what they're accepting before you hand it over.

How do you get out of a timeshare if no one will take it?

Check your rescission window first if you recently bought (confirm your state's exact rule with your state attorney general). Past that, ask the resort about a deed-back or hardship program, consult a real estate attorney about your contract, or list with a licensed resale broker, even at $1, rather than paying an upfront-fee exit company.

How much do timeshares cost on average?

ARDA's 2023 industry data puts the average purchase price at about $22,942 for a timeshare interval, with average annual maintenance fees around $1,205, and both figures vary widely by resort brand, unit size, and whether it's a fixed week or a points package.

Are timeshares scams, or is the whole industry a fraud?

The ownership product itself is legal real estate or contract rights, not inherently fraudulent. The scam risk concentrates in the exit and resale market, where the FTC and multiple state attorneys general have taken enforcement action against companies charging large upfront fees and not delivering promised cancellations or sales.

How to sell a timeshare without getting scammed?

Use only licensed resale brokers who are members of the Licensed Timeshare Resale Broker Association, never pay a large fee before a sale closes, price it based on recent comparable resale listings rather than your original purchase price, and check your state attorney general's complaint database before signing with any company.

Does transferring a timeshare cancel unpaid maintenance fees?

No. Unpaid fees and special assessments run with the deed. If there's a balance when you transfer, it typically becomes the new owner's responsibility (or creates a lien), unless you pay it off first. Get an estoppel certificate showing the current balance before any transfer closes.

What's the difference between a timeshare transfer and a deed-back?

A transfer moves ownership to another person you choose, family, friend, or a resale buyer, and that person takes on future fees. A deed-back, or surrender, is when the resort itself accepts the deed back, ending your ownership entirely without a new individual owner in the chain.

Can I give my timeshare away for free?

Yes, and this is the most common outcome for weeks-based timeshares, which often have close to zero resale value. The recipient still takes on annual maintenance fees (averaging $1,205 per ARDA's 2023 data) and any pending special assessment, so disclose those numbers before anyone agrees to accept it.

How to get rid of a timeshare I inherited?

Inherited timeshares transfer through the estate's normal probate or deed process; you're not personally obligated to keep it. Options include a deed-back to the resort if offered, disclaiming the inheritance before accepting it (talk to the estate's attorney about timing), or transferring/selling it once you hold title, following the same steps as any other transfer.

How much does it cost to transfer a timeshare's deed?

Resort transfer or estoppel fees commonly run from under $100 to a few hundred dollars, plus standard deed recording fees charged by the county recorder (typically $20 to $100 depending on the county). Costs vary by resort and jurisdiction, so ask the resort's owner services department for their specific transfer fee schedule.

Do I need a lawyer to transfer a timeshare?

Not always for a simple, fee-current transfer between cooperating parties, but a real estate attorney is worth the cost if there's an unpaid balance, a disputed rescission, multiple heirs disagreeing on an inherited timeshare, or a high-value points package. Many attorneys offer flat-fee contract reviews for a few hundred dollars.

Is it legal to just stop paying and walk away instead of transferring?

Stopping payment isn't a recommended exit strategy and won't reliably end the obligation. Unpaid fees typically lead to a lien on the interval, collections activity, and potential credit damage. Neither the FTC nor state consumer protection offices advise non-payment; pursue a rescission, deed-back, or documented transfer instead.

Sources

1. Federal Trade Commission, Consumer Advice: Timeshares: FTC guidance warning consumers about upfront fees, unsolicited resale offers, and verifying companies before paying
2. American Resort Development Association (ARDA), 2023 State of the Vacation Timeshare Industry: Average timeshare purchase price (~$22,942) and average annual maintenance fee (~$1,205)
3. IRS Publication 561, Determining the Value of Donated Property: Rules for valuing donated property for tax deduction purposes, relevant to donating a timeshare
4. Federal Trade Commission, Press Release: FTC, State of Missouri Take Action Against Timeshare Exit Team Defendants: FTC and Missouri enforcement action against a timeshare exit company for collecting upfront fees under false promises
5. Florida Statutes, Section 721.10, Cancellation of contract: Example of a state-specific statutory rescission period (10 days) for timeshare purchases
6. Consumer Financial Protection Bureau, What is a lien on my property?: Explanation of how unpaid debts secured against property (like unpaid timeshare fees) can result in a lien
7. IRS, Publication 526, Charitable Contributions: IRS rules on deductibility of charitable donations of property, relevant to donating a timeshare to a nonprofit