How to get out of a Diamond Resorts timeshare

Last updated 2026-07-26

Is Diamond Resorts still a company, or is it Hilton now?

Diamond Resorts International was acquired by Hilton Grand Vacations in August 2021 in a deal valued around $1.4 billion ^[1]. The Diamond brand still exists for resort operations and the Hilton Grand Vacations Club points system, but the corporate entity you'd deal with for an exit request, a deed-back, or a loan payoff is now Hilton Grand Vacations (HGV), not the old standalone Diamond Resorts International. This matters because HGV has its own owner services department, its own transfer rules, and its own version of an exit or deed-back program. If you call the old Diamond customer service number, you'll likely get routed into HGV's system anyway. Your contract, deed, or points certificate should tell you which underlying entity actually holds title or membership, since that determines who signs off on a transfer. If your timeshare is a deeded week (real property) versus a Diamond points-based Vacation Club membership (a usage right, not real property in most cases), the exit path differs. Deeded weeks get recorded and released at your county recorder. Points memberships are contract cancellations. Read your documents before you do anything else.

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

Every state gives new timeshare buyers a right to cancel within a set number of days after signing, no reason required, and the developer must refund your money. This is the single fastest, cheapest, and most reliable way out, and it only works if you're still inside that window. The length varies by state. Florida gives 10 days under Florida Statutes section 721.10 ^[2]. California gives at least 7 days under its Vacation Ownership provisions ^[3]. Some states run shorter or longer. Because this varies and changes, confirm your state's rescission window with your state attorney general's consumer protection page or your contract's cancellation disclosure before you assume a deadline. To rescind, send written notice, by certified mail with return receipt, to the address specified in your contract's cancellation clause. Keep a copy of everything. Do this even if the salesperson told you verbally that you could cancel anytime, since verbal promises don't hold up and the written notice inside the deadline is what protects you legally. If you're outside the window already, skip to the sections on deed-back, resale, or loan payoff below; rescission is not available to you anymore, no matter what an exit company tells you. For a broader walkthrough of how rescission works across all states, see how to get out of a timeshare.

Does Diamond Resorts (HGV) have a deed-back or exit program?

HGV operates a deed-back style option in some circumstances, generally for owners who are current on payments, own the week or points outright (no mortgage), and meet criteria the company sets on a case-by-case basis. This is not a legal right; it's a discretionary program the resort can accept or decline, and it can change or close without notice. Typical friction points: you generally need to be fully paid off (a deed-back rarely happens while a loan balance exists), current on maintenance fees, and willing to sign a release. Some HOAs and points clubs also charge a processing or transfer fee even for a deed-back, so "free" isn't always accurate, ask for the fee schedule in writing before signing anything. Call HGV owner services directly and ask, in plain language, "do you have a deed-back or surrender program for my specific contract, and what are the requirements?" Get the answer in writing. Don't pay a third party a large upfront fee to negotiate a deed-back that you can request yourself for free or a small administrative charge. If a deed-back isn't available, look at deed-back programs generally to understand how other resorts structure these and what standing, if any, you have to push for one.

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

The resale market for timeshares, including Diamond/HGV points, is brutal. Timeshares are not an investment and they do not appreciate; most resell, if they sell at all, for a small fraction of the original purchase price, and a large share list for $1 with the buyer only covering closing costs and the next maintenance fee. The American Resort Development Association (ARDA), the timeshare industry's own trade group, has published data showing the average timeshare purchase price is in the five-figure range, while resale marketplaces routinely show identical or similar weeks listed for hundreds of dollars or less ^[4]. That gap is the core reason "just sell it" rarely works cleanly, there's often no buyer at any price that covers your costs. If you want to try: list on a licensed timeshare resale marketplace or with a licensed real estate broker in the state where the property sits (many states require a real estate license to broker timeshare resales, check your state real estate commission). Never pay a large upfront "marketing fee" to a company promising a sale outcome, that's one of the oldest scams in this industry. Realistic expectation: expect $0 to low hundreds of dollars in proceeds, likely minus closing costs, and possibly a negative outcome where you pay someone to take it. That's not a failure on your part; it reflects how oversupplied the resale market is.

How much do timeshares cost, and what does that mean for exit value?

Original purchase price	roughly $20,000-$25,000+ [4]
Annual maintenance fee	roughly $1,000-$1,300+, rising most years [4]
Typical resale price	$0-$500, many listings at $1
Special assessment (storm/reno)	hundreds to several thousand, one-time

ARDA's State of the Vacation Ownership Industry data has put average timeshare purchase prices in the roughly $20,000 to $24,000 range in recent years, with average annual maintenance fees in the roughly $1,000 to $1,200 range ^[4]. Diamond Resorts and now HGV points packages often run higher than the industry average because points systems are priced per point and buyers frequently get upsold into bigger point packages during a sales presentation. Maintenance fees on Diamond/HGV contracts have risen in most years, and special assessments (one-time charges for storm damage, renovations, or reserve shortfalls) can add hundreds or thousands more in a single year. This fee trajectory is exactly why many owners started looking for an exit in the first place. Here's the blunt math: if your annual fees plus a resale attempt still leave you paying more than the unit is worth on the resale market (often near zero), a deed-back, gift-to-nobody scheme (don't do this, it's often a scam wrapped as a solution), or working through the current owner-of-record obligations until the contract or loan ends may be your only clean paths. There is no dependable secondary market pricing away this cost. | Cost item | Typical range (industry-wide, ARDA data) |

Are timeshares scams? What the FTC and state AGs actually say

Timeshares themselves are legal products, not scams by definition, but the sales and resale ecosystem around them attracts real fraud, and regulators have been explicit about this for years. The Consumer Financial Protection Bureau has published consumer guidance warning that owners looking to cancel or exit a timeshare should be cautious of companies charging upfront fees before delivering any result ^[5]. The most common scam pattern: a company cold-calls or emails you claiming to have a "buyer already lined up," asks for an upfront fee of $500 to $5,000+, and then the buyer never materializes, or the company vanishes. Another pattern is the "exit company" that claims it can cancel your contract for a large upfront fee and then does little or nothing, sometimes advising you to stop paying maintenance fees, which damages your credit and can trigger foreclosure on a deeded property. Multiple state attorneys general, including Florida's, have pursued enforcement actions against timeshare exit and resale companies for deceptive practices ^[6]. Check your state attorney general's consumer alerts page before hiring anyone, and verify any company's business registration and complaint history with your state AG and the Better Business Bureau. A legitimate exit path never requires a large fee tied to a promised specific outcome, never tells you to stop paying obligations you legally owe, and never claims certainty about what a resort will agree to. If someone tells you they can "cancel your contract, no question," that's the biggest red flag in the industry. For a broader look at how to vet companies, see timeshare exit companies and timeshare cancellation.

How to get rid of a timeshare you inherited

Inheriting a Diamond/HGV timeshare doesn't obligate you automatically in every state, but in practice most heirs end up dealing with it because the estate or the resort pursues fees. If the deceased owner's estate goes through probate, the executor can typically disclaim (refuse) the timeshare as an asset, which can prevent it from passing to heirs, though rules on disclaiming inherited property vary by state and by whether debt (a loan) is attached. If you already accepted the deed or the timeshare passed to you without a formal disclaimer, contact HGV owner services and ask about a deed-back or a hardship-based release specifically citing the inheritance situation. Some vacation clubs have a documented path for heirs who don't want the obligation; this is worth asking about directly rather than assuming none exists. Don't ignore mail or calls assuming it will go away. Deeded timeshares are real property with lien rights; unpaid fees can lead to a lien on the property and, in some states, foreclosure proceedings that can affect your credit if your name is on the deed. Get legal advice from a probate attorney in the state where the property is located before signing anything, since disclaiming inherited property has formal deadlines and procedures that vary state to state.

What if you're still paying off a Diamond Resorts loan?

If you financed the purchase through Diamond/HGV's in-house lender, you have a loan obligation separate from the timeshare contract itself, and rescission or a deed-back doesn't automatically erase what you owe if you're outside the rescission window. Most deed-back and exit programs require the loan to be paid off first, since no resort wants to take back a deed still carrying debt they can't collect on. Don't stop making payments hoping it forces a resolution. Missed payments on a timeshare loan get reported to credit bureaus like any other installment loan, and repeated non-payment can lead to foreclosure on deeded property (this appears on your credit report and can take years to recover from) or collections activity on a loan tied to a points membership. If you're in real financial hardship, call HGV owner services and ask about a hardship modification, a reduced payment plan, or whether a deed-back becomes possible once you're closer to payoff. Some owners find it's cheaper over the full remaining term to keep paying a smaller balance than to pay an exit company thousands of dollars up front for an uncertain result.

What's the actual step-by-step process to exit a Diamond Resorts timeshare?

Start by pulling your original purchase contract, your deed (if applicable), and your most recent maintenance fee statement. You need to know: purchase date, whether you're inside a rescission window, whether the loan is paid off, and whether it's a deeded week or a points membership. Step one: if you bought recently, check your state's rescission deadline immediately and send written cancellation notice by certified mail if you're still inside it. Step two: if you're past rescission, call HGV owner services directly and ask specifically about deed-back or surrender eligibility for your contract type, in writing. Step three: if no deed-back is offered, try a legitimate resale channel (licensed broker or established marketplace) with realistic price expectations at or near zero. Step four: if none of that works and fees are unaffordable, consult a consumer protection attorney or a nonprofit consumer credit counselor about your specific state's foreclosure and lien rules before deciding to stop paying, since stopping payment has real credit consequences you should understand fully first. Step five: document every call, letter, and offer you receive. If a company pressures you to pay a large fee upfront tied to a promised result, stop, verify their standing with your state attorney general, and read exit scam awareness resources before signing anything. A $149 flat-fee tool like ExitHonest's Timeshare Exit Kit (see /exit-kit-builder) can help you organize these documents, letters, and deadlines yourself instead of paying a company thousands of dollars to do the same paperwork, but no kit, company, or attorney can promise the resort will grant a deed-back or release, that decision sits with HGV.

Should you hire an exit company, an attorney, or do it yourself?

For a straightforward rescission-window cancellation, you almost never need to pay anyone. Send the certified letter yourself, on time, to the address in your contract. That's the entire job in most states. For a deed-back request, you can call HGV owner services yourself at no cost; there's no negotiation skill required beyond asking clearly and getting terms in writing. Paying a third party $2,000-$8,000 (a common range advertised by exit companies) to make this same phone call on your behalf is rarely worth it unless your situation is legally complicated (disputed ownership, fraud in the original sale, a deceased owner's estate tangled in probate). Hire a licensed consumer protection or real estate attorney if: you suspect the original sale involved fraud or misrepresentation, you're dealing with a contested estate, or you're facing an active foreclosure and need to understand your state's specific redemption rights. Attorneys typically bill hourly ($200-$500/hour is common for consumer attorneys, varies heavily by region) rather than charging a flat fee tied to a promised outcome, which is itself a useful signal of legitimacy. Avoid any company that: refuses to name the underlying law firm or attorney, demands full payment before doing any work, tells you to stop paying maintenance fees or your loan, or pressures you with a countdown timer or "today only" urgency. Compare structures at comparisons if you want to see how legitimate flat-fee document services differ from full-service exit companies.

How does Diamond Resorts compare to other timeshare brands for exit difficulty?

Diamond/HGV's points-based Vacation Club structure is broadly similar in exit difficulty to other major branded systems like Marriott Vacation Club, Wyndham Destinations, or Bluegreen: all are large, well-capitalized companies with formal owner services departments, which is actually a slight advantage over small independent resorts that may have vanished or gone bankrupt, leaving no one to process a deed-back at all. The practical difference is mostly in each company's internal policy on deed-backs and surrender programs, which change over time and aren't published as binding public rules. Wyndham has run a "Certified Exit" style program at various points; Marriott has offered deed-back consideration in limited circumstances; HGV/Diamond's current program (as of this writing) is similarly discretionary and case-by-case, not a right you can demand. Because none of these programs are guaranteed by law (only rescission is a legal right), the single biggest factor you actually control is timing: act inside your rescission window, keep clean records, and stay current on payments while you pursue any other path, since a good payment history is often a prerequisite for a resort granting a discretionary deed-back.

Frequently asked questions

How do I get out of a Diamond Resorts timeshare fast?

The only fast, legally guaranteed path is state rescission, and only if you're still inside your state's cancellation window (often 5-10 days from signing, confirm your specific state's rule). Outside that window, there is no fast, sure exit; deed-back requests, resale, and loan payoff all take weeks to months, and none are certain to succeed.

Can I just stop paying my Diamond Resorts maintenance fees?

Don't stop paying without legal advice first. Unpaid fees on a deeded timeshare can lead to a lien and potentially foreclosure, and unpaid loan balances get reported to credit bureaus and can go to collections. Talk to a consumer attorney or credit counselor about your specific state's consequences before missing payments.

Does Hilton Grand Vacations have a buyback program for Diamond timeshares?

HGV offers a discretionary deed-back or surrender option in some cases, generally requiring the owner to be paid off in full and current on fees. It's case-by-case, not guaranteed, and policies can change. Call HGV owner services directly and get any offer in writing before assuming eligibility.

How much is a timeshare worth on resale?

Most timeshares, including Diamond/HGV points, resell for far less than the original purchase price, often $0 to a few hundred dollars, with many listed for $1 just to transfer the deed. ARDA data has put average original purchase prices in the low-to-mid $20,000s in recent years, making the resale gap dramatic ^[4].

Are timeshare exit companies scams?

Not all of them, but the industry has a real scam problem. Regulators warn that any company demanding a large upfront fee tied to a promised result is a red flag ^[5][6]. Verify a company's registration and complaint history with your state attorney general before paying anyone, and never pay for a promised cancellation outcome.

How much does a Diamond Resorts timeshare cost to buy originally?

Diamond/HGV points packages vary widely, but industry-wide average timeshare purchase prices have run in the roughly $20,000-$24,000 range in recent ARDA industry reports, with points-based products often priced higher due to per-point sales structures and common upselling during presentations.

How do I sell a timeshare I no longer want?

List with a licensed timeshare resale broker or an established resale marketplace, and set expectations low, many sell near $0 plus closing costs. Never pay a large upfront fee to a company claiming it has a guaranteed buyer; that's one of the most common timeshare scam patterns regulators have flagged.

What happens if I inherit a Diamond Resorts timeshare I don't want?

An estate executor can often disclaim (refuse) the timeshare during probate before it passes to you, though rules vary by state. If you've already accepted the deed, contact HGV owner services about a deed-back citing the inheritance, and consult a probate attorney in the property's state about your options and deadlines.

What is the rescission period for a Diamond Resorts timeshare?

It depends on the state where you signed, not on Diamond/HGV as a company. Florida requires 10 days, California requires at least 7. Check your contract's cancellation disclosure and confirm your specific state's window with your state attorney general's office before assuming a deadline.

Can a timeshare attorney get me out of my contract guaranteed?

No legitimate attorney or company can promise a cancellation outside your rescission window; only rescission is a legal right. Attorneys can help with fraud claims, contested estates, or active foreclosure defense, typically billing hourly rather than charging a flat fee tied to a promised result.

Is it better to deed back or sell a Diamond Resorts timeshare?

If HGV will accept a deed-back, it's usually simpler and cheaper than resale, since resale rarely nets meaningful money and often costs you closing fees anyway. Deed-back typically requires the loan paid off in full and fees current, so it's not available to every owner.

Will a Diamond Resorts timeshare affect my credit if I stop paying?

Yes, potentially significantly. A loan tied to the timeshare gets reported like any installment debt, and missed payments can hurt your credit score. On deeded property, unpaid fees can lead to a lien and foreclosure, which stays on your credit report for years.

Sources

1. Hilton Grand Vacations, investor press release on Diamond Resorts acquisition: HGV completed its acquisition/merger with Diamond Resorts International in August 2021
2. Florida Legislature, Florida Statutes Section 721.10: Florida gives timeshare purchasers a 10-day rescission period
3. California Legislative Information, Business and Professions Code Section 11238 (Vacation Ownership): California provides a timeshare purchaser rescission right of at least 7 days
4. Consumer Financial Protection Bureau, "What should I know before considering canceling my timeshare?": CFPB warns owners to be cautious of upfront-fee timeshare exit and cancellation offers
5. Florida Office of the Attorney General, press release on timeshare exit company enforcement action: Florida's Attorney General has pursued enforcement action against a timeshare exit company for deceptive practices
6. U.S. Securities and Exchange Commission, Hilton Grand Vacations Form 8-K on Diamond Resorts merger completion: Regulatory filing confirming completion of the HGV and Diamond Resorts merger transaction