Can you sell your timeshare back to the resort?

Last updated 2026-07-25

Can you sell your timeshare back to the resort?

Sometimes, yes, but it's the exception, not the rule. A handful of major developers, including some Marriott Vacation Club, Disney Vacation Club, and Hilton Grand Vacations programs, have run deed-back or 'surrender' programs at various points that let owners return a timeshare with no cash changing hands other than fees owed. ^{[1] [2]} These programs exist because the resort wants the inventory back, usually to resell it, not because they owe you anything. Most timeshare developers do not buy back timeshares and never have. If you bought resale, from an owner rather than the developer, your odds of a resort buyback drop close to zero, because most 'right of first refusal' and deed-back programs are reserved for owners who purchased directly from the developer. ^[3] The honest starting point: this is not a sale in the normal sense. You are not getting a check. At best, you hand back a deed you don't want in exchange for being released from future maintenance fees and special assessments. That's a real benefit if your fees are climbing, but don't go into the conversation expecting money.

What is a deed-back program and how does it actually work?

A deed-back program (also called a surrender program or takeback program) is a formal process where the resort accepts the deed to your timeshare interest back from you, usually for free or for a modest administrative fee, and releases you from future obligations. It is different from a resale, because no buyer pays you for the property. Typically the process looks like this: you contact owner services or the HOA, ask if a deed-back program exists for your specific resort and unit type, and if so, you fill out a surrender application. The resort checks that your account has no unpaid maintenance fees, taxes, or special assessments outstanding, because almost no program will take back an interest with a balance owed. ^[4] If approved, you sign a deed transferring the interest back to the resort or its affiliated entity, and that deed gets recorded with the county, same as any real estate transfer. Some programs charge a processing fee, commonly in the low hundreds of dollars, though this varies enormously by resort and is not standardized anywhere. There is no federal registry of deed-back programs, so you have to ask the specific resort. If a program exists, it's usually mentioned in owner-only newsletters, the resort's owner portal, or by calling owner services directly. Absent a formal program, some resorts will still take a deed back informally, on a case-by-case basis, particularly for older or lower-demand weeks that cost the resort more to market than they're worth.

Which timeshare companies actually have deed-back programs?

Marriott Vacation Club	Has offered a 'Marriott Vacation Club Exit' or resale/surrender pathway for some owners in good standing	Ask owner services if your specific resort and week qualify
Disney Vacation Club	Has a right of first refusal on resales and has taken back some deeds directly in specific cases	Confirm current policy with DVC member services
Hilton Grand Vacations	Has run buyback or surrender options for some legacy properties	Ask if your resort is included this year
Bluegreen Vacations	Has had an owner transition/surrender program in some periods	Confirm eligibility and any fee in writing
Independent resorts / small HOAs	Sometimes accept deed-backs informally to avoid foreclosure costs	Call the HOA manager directly, ask in writing	None of this is guaranteed to be active right now. Programs open, pause, and change eligibility rules constantly, often based on how much unsold inventory the resort is carrying. The only reliable way to know is to ask the resort in writing and get any answer in writing back.

Coverage changes year to year and by resort, more than by brand, so treat any list as a starting point for questions, not a guarantee. | Brand / program type | What's been reported | What to check |

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

If deed-back isn't an option, you have a shrinking number of paths, each with real tradeoffs. First, check whether you are still inside your state's rescission window. Every state that permits timeshare sales gives buyers a short period after signing to cancel with no penalty, but the length and required method vary by state, so confirm your state's rescission window with your state attorney general's office or the contract itself before assuming you've missed it. ^[5] This window is almost always your cheapest and cleanest exit, but it closes fast, often within a matter of days. Outside that window, common paths are: reselling on the resale market (usually for very little or nothing, since developer resale value collapses fast), donating or gifting the deed to someone willing to take on the fees, working directly with the resort on a deed-back if one exists, or, in genuine hardship cases, letting the HOA pursue foreclosure rather than paying an exit company to 'guarantee' a cancellation. Foreclosure on a timeshare can affect your credit and, in some states, expose you to a deficiency judgment for unpaid fees, so this is not a costless option either; talk to a licensed attorney in your state before choosing it. ^[4] For a fuller walkthrough of each option by state, see how to get out of a timeshare and how to get out of timeshare.

How to sell a timeshare on the resale market

If you want cash, more than relief from fees, the resale market is the honest path, but set expectations low. Timeshare interests routinely resell for a small fraction of what owners originally paid, sometimes for $1 plus transfer costs, because supply massively exceeds demand and the ongoing maintenance fee is the real product buyers are wary of. ^[4] To sell, list with a licensed timeshare resale broker or on established marketplaces where sellers deal directly with buyers, verify any broker's license and complaint history with your state's real estate regulator, and never pay a large upfront 'marketing fee' to a company that guarantees a sale price. The FTC has repeatedly warned that resale scams often target owners who already tried to sell and failed. Be realistic about who buys: it's almost always another owner trying to add points, or someone specifically looking for your exact resort and season, not a general buyer. That narrows your market considerably and is part of why prices are so low.

Are timeshares scams?

The timeshare product itself is legal and regulated in every state that permits it, so calling all timeshares 'scams' overstates it. But the sales process has a well-documented history of high-pressure tactics, and the exit and resale side of the industry has a real scam problem that regulators actively pursue. The FTC warns consumers directly to contact their timeshare developer first to ask about an exit or buy-back program before paying any third-party company, and to be wary of any company that guarantees results or demands payment before doing any work. Several state attorneys general, including Missouri and Florida, have sued or fined timeshare exit and resale companies for deceptive practices. So the accurate answer: the timeshare itself is a real, regulated legal product with genuinely questionable long-term value for many buyers, and a meaningful slice of the exit and resale industry built around it is fraudulent. Both things are true at once. If you're evaluating an exit company, cross-check them against your state attorney general's consumer complaint database before paying anything, and see timeshare exit companies for how to vet one.

How much do timeshares cost?

The average price paid for a timeshare interval, according to the American Resort Development Association's most recent owner survey data, sits in the range of roughly $20,000 to $24,000, though this varies enormously by brand, points allotment, season, and unit size. That's the purchase price. It does not include what you'll keep paying every year. Annual maintenance fees average around $1,000 to $1,100 per interval nationally, according to ARDA-affiliated survey data, and these fees typically rise faster than general inflation, often 3% to 5% a year, sometimes more when a resort needs a special assessment for storm damage or major renovation. Special assessments are the wildcard: a single hurricane, roof replacement, or lawsuit settlement can add a bill of $500 to several thousand dollars with little warning, on top of the regular fee. Run the math over a typical 20 to 30 year ownership horizon and total cost easily runs into six figures for a single week, once you count the purchase price, decades of rising fees, special assessments, and financing interest if you took out a developer loan (which often carries double-digit interest rates).

How much are timeshares really worth once you own one?

Almost nothing on the resale market, which surprises new owners more than any other fact about timeshares. Because supply of unwanted timeshares vastly outstrips buyer demand, and because the real ongoing cost is the maintenance fee rather than the deed itself, resale prices for most developer-bought weeks fall to a tiny fraction of the original purchase price within a few years. ^[4] This is the central paradox that makes deed-back programs valuable when they exist: you're not selling an asset, you're unloading a liability. A resort willing to take the deed back for free is effectively doing you a favor by ending your fee obligation, not compensating you for lost value. Understanding that distinction changes how you negotiate. Don't ask 'what will you pay me,' ask 'will you release me from future fees if I sign the deed over.'

How do you ask your resort about a buyback or deed-back program?

Start with a written request, more than a phone call, so you have a paper trail. Call owner services first to ask if a deed-back, surrender, or takeback program exists for your specific resort, unit type, and season, then follow up in writing (email or certified letter) restating what you were told and asking for it in writing. Before you call, gather your deed or contract number, current maintenance fee statement showing no balance owed, and any prior correspondence about the account. Resorts are far more willing to discuss a deed-back when your account is fully current; a balance owed is often an automatic disqualifier. ^[4] Ask specifically: is there a fee to process the surrender, how long does it take, will it be reported to any credit bureau, and will you get written confirmation the deed has been recorded and your obligations ended. Do not sign anything or send money until you have that confirmation in hand. If the resort says no, ask if they can refer you to a resale or donation program they endorse; some maintain a preferred list, though these are not always in your financial interest to use, so check terms carefully.

What if you inherited a timeshare and don't want it?

Inherited timeshares create their own headache because the estate, more than the owner, may be on the hook for fees. If you're an executor, you generally are not required to accept the interest into the estate, and heirs can typically disclaim (formally refuse) an inheritance, including a timeshare, under most state probate laws, though the disclaimer must usually be filed within a specific time limit and before benefiting from the property at all. If the estate has already accepted the timeshare, the same deed-back question applies: contact the resort, ask about a surrender program, and check whether fees are current before the resort will discuss it. If no program exists and the estate can't or won't keep paying fees, the resort may eventually pursue foreclosure against the estate, similar to how it would against a living owner, so getting legal advice on estate deadlines matters more than with a typical living owner.

Where does an exit kit or DIY approach fit in, and when do you need a lawyer instead?

If you're still inside your rescission window, you likely don't need to pay anyone. Every state requires a specific cancellation method, usually written notice sent by certified mail within the statutory window, and doing that correctly yourself, on time, is the cheapest and most reliable exit that exists. ^[5] Outside the rescission window, a self-directed approach (organizing your deed, fee statements, correspondence, and drafting your own deed-back request or dispute letters) works for a lot of owners who just need a clear checklist and templates, which is the gap our $149 one-time Timeshare Exit Kit is built to fill: it does not contact the resort for you, doesn't guarantee any outcome, and isn't legal advice, but it gives you the documents and sequence attorneys charge thousands to assemble. When do you need an actual attorney instead of a kit or a DIY letter? If you're facing active foreclosure, a lawsuit from the HOA, a large special assessment dispute, or a complicated inherited estate situation, pay for a real estate or consumer attorney licensed in the resort's state. That's not a place to save money. For general orientation on your options first, see timeshare cancellation and how do you get out of a timeshare.

Frequently asked questions

How to get out of a timeshare?

Check your rescission window first (a short state-defined period right after signing when you can cancel free). Outside that window, options narrow to resort deed-back programs if one exists, resale (often for very little), or in hardship cases, working with an attorney on foreclosure alternatives. Never pay large upfront fees to a company guaranteeing cancellation.

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

Ask the resort directly about a deed-back or surrender program, since some developers take deeds back for free if fees are current. If that's not available, try the resale market through a licensed broker, consider donating the deed, or consult a real estate attorney about your specific state's foreclosure and deficiency rules.

How to sell a timeshare?

List with a licensed timeshare resale broker or established resale marketplace, verify the broker's license and complaints with your state regulator, and expect a low price, sometimes near $1 plus transfer costs, since demand is far below supply. Never pay a large upfront marketing fee for a guaranteed sale.

How to get rid of a timeshare with no resale value?

If it won't sell, ask the resort about deed-back or surrender programs, since these release you from fees even when the deed itself has no market value. Some owners donate timeshares to charity or give them away to someone willing to take on maintenance fees, though transfer paperwork and recording costs still apply.

Are timeshares scams?

The timeshare product is legal and regulated, so it's not inherently a scam, but the sales process has a documented history of pressure tactics, and a real slice of the exit and resale industry is fraudulent. The FTC has warned about exit companies charging upfront fees and delivering nothing; check any company against your state AG's complaint database first.

How much is a timeshare?

The average purchase price for a timeshare interval is roughly $20,000 to $24,000 according to ARDA owner survey data, though price varies widely by brand, season, and points allotment. Annual maintenance fees average around $1,000 to $1,100 and typically rise several percent a year on top of that.

How much do timeshares cost over time, including fees?

Beyond the roughly $20,000 to $24,000 average purchase price, owners pay annual maintenance fees averaging about $1,000 to $1,100 that typically climb 3% to 5% yearly, plus occasional special assessments of $500 to several thousand dollars. Over 20 to 30 years, total cost for one week easily reaches six figures.

Can you sell your timeshare back to the resort for cash?

Almost never for cash. A small number of developers run deed-back or surrender programs that release you from future fees, but these are not sales; no money typically changes hands other than a possible processing fee you pay them. Treat it as debt relief, not a payout.

What is a timeshare deed-back program?

A deed-back (or surrender) program is a formal process where a resort accepts your deed back, often for free or a modest fee, and releases you from future maintenance fees, provided your account has no balance owed. Availability varies by resort and changes over time, so ask owner services directly.

Do all timeshare companies offer buyback programs?

No. Only some major developers, including certain Marriott Vacation Club, Disney Vacation Club, and Hilton Grand Vacations properties, have offered deed-back or surrender options at various times, and eligibility changes by resort and year. Most independent resorts and many legacy developer contracts have no such program at all.

What happens if I stop paying timeshare maintenance fees?

Stopping payment risks collections, late fees, credit damage, and eventually foreclosure by the HOA, which can also expose you to a deficiency judgment in some states. This article does not advise withholding payments you legally owe; talk to a licensed attorney in your state before deciding to stop paying.

How do I know if my resort has a deed-back program right now?

Call owner services directly and ask, then request the answer in writing. Programs open and close based on the resort's unsold inventory levels and are not tracked in any public government database, so the resort itself is the only reliable source for current eligibility.

Is it worth paying a timeshare exit company to get a buyback?

Be cautious. The FTC warns that many exit companies charge large upfront fees and deliver little, and a resort's own deed-back program, if one exists, is normally free or low-cost and requires no middleman. Ask the resort directly before paying any third-party company.

Sources

1. Marriott Vacation Club, 10-K Annual Report 2023 (SEC filing): Marriott Vacation Club has offered exit and surrender-related pathways for owners in good standing
2. Disney Vacation Club, Membership documents: Disney Vacation Club maintains member services processes including deed-related transactions
3. Consumer Financial Protection Bureau, Consumer Complaint Database: Deed-back and exit resources are generally aimed at owners who purchased directly from the developer, and complaint patterns reflect resale owners' difficulty accessing these programs
4. Federal Trade Commission, "Timeshares, Vacation Clubs, and Related Scams": State rescission windows let buyers cancel a timeshare contract within a short period after signing, method and length vary by state
5. Florida Office of the Attorney General, press release on timeshare resale/exit scam enforcement: Florida's Attorney General office has pursued enforcement related to timeshare resale and exit companies