BBB timeshare exit companies: how to check ratings and scams

Last updated 2026-07-25

What does a BBB rating actually tell you about a timeshare exit company?

A Better Business Bureau rating tells you how a business responds to complaints filed through the BBB and whether it discloses certain government actions, not whether it can legally get you out of a timeshare contract. BBB assigns letter grades from A+ to F based on factors like complaint history, time in business, transparency about business practices, and any licensing or government action problems it knows about. According to BBB's own methodology, the rating "represents BBB's opinion of how the business is likely to interact with its customers". That matters because timeshare exit is a category where the product itself (does the company actually get contracts cancelled, and does it get you a refund if it doesn't) is nearly impossible for BBB to verify. BBB doesn't audit outcomes. It doesn't confirm that a company delivered on "we'll cancel your timeshare or your money back." It tracks whether complaints got filed and whether the business responded to them. A company can hold an A+ rating and still be the subject of a state attorney general lawsuit, an FTC enforcement action, or hundreds of consumer complaints filed elsewhere (with the state AG, with the FTC, on Ripoff Report, in Facebook groups). BBB accreditation is also something a business pays for. Non-accredited businesses can still get graded, but accredited ones pay membership fees, which BBB discloses on its own site. Use a BBB profile as one data point, not the deciding one. Read the actual complaint narratives if BBB shows them (some profiles list complaint counts without detail). Cross-check the company name against your state attorney general's consumer alert page and the FTC's list of enforcement actions before you sign anything or pay a dollar.

Are timeshare exit companies scams?

Some are legitimate law firms or process-driven companies that do real work. Many others are upfront-fee operations that take your money and deliver little or nothing. The FTC has brought multiple cases against timeshare exit and relief companies for exactly this pattern: charge thousands of dollars upfront, promise cancellation, then stall, ghost, or fail to deliver ^[1]. In 2021, the FTC and the state of Missouri sued a group of timeshare exit companies (operating under names including Resort Advisory Group and Timeshare Termination Team), alleging they collected upfront fees from consumers, some of whom paid $2,000 to $10,000 or more, promising to cancel timeshare contracts and often failing to do so ^[1]. That doesn't mean every exit company is a scam. It means the business model attracts bad actors because owners are desperate, fees can be charged upfront, and the actual cancellation process is slow enough (sometimes a year or more) that a company can collect money and disappear before anyone notices nothing happened. Red flags worth memorizing: high-pressure sales tactics on an unsolicited call, demands for full payment before any work starts, refusal to put fee-for-service terms in writing, and any claim that they have a special relationship with your resort or a secret method to make cancellation happen. Legitimate cancellation, when it's possible at all, runs through your state's rescission law, the resort's own deed-back program, or a documented legal process, not a secret handshake.

How to get out of a timeshare (the actual options, ranked)

There are really only a handful of paths out of a timeshare, and they aren't equally available to everyone. Here's the order most owners should check them in. 1. Rescission, if you're still inside the window. Every state gives new timeshare buyers a short period to cancel for any reason, no explanation needed. This is by far the cleanest exit, but the window is short (often just days) and varies by state, so confirm your state's rescission window before you assume you've missed it. See our guide on how to get out of a timeshare for the state-by-state approach. 2. Deed-back or surrender programs. A growing number of resorts and major developers (Marriott Vacation Club, Wyndham, Hilton Grand Vacations, and others) run their own deed-back or "exit" programs that let owners hand the deed back, sometimes for a small fee, sometimes free, if the account is current and the resort is willing to take it back. Ask your resort directly whether this program exists before paying anyone else. 3. Resale (usually a loss, sometimes zero return). Timeshares resell for a fraction of what buyers paid, and many listings on the secondary market sit at $1 or don't sell at all. This is a legitimate path but it is not a way to recoup your investment. 4. Working with a licensed attorney or documented exit service. If you're past rescission and the resort won't take a deed back, some owners hire attorneys who handle contract review, negotiation, or litigation on a transparent fee basis. This differs from the upfront-fee model that promises cancellation with no fallback; ask for the fee structure in writing and check if it's contingent, flat, or hourly. 5. Do nothing and keep paying. Not glamorous, but for owners close to paying off a loan or who use the property regularly, this is sometimes the actual math-based right answer. Compare the cost of an exit process (which can run into thousands of dollars with no guarantee of success) against remaining maintenance fees and loan balance.

How do you get out of a timeshare if you're past the rescission window?

Once rescission has passed, you're dealing with a binding contract, and options narrow to deed-back, resale, negotiated settlement, or letting a foreclosure happen (which damages credit and doesn't erase all obligations depending on the state and whether there's a loan involved). Start by requesting your resort's deed-back or "exit" program in writing. Many major timeshare companies have added these programs over the last decade specifically because complaint volume got high enough that regulators noticed. If a program exists, it is almost always cheaper and faster than a third-party exit company, because you're negotiating directly with the party that holds the deed. If the resort won't take it back, get real about resale value first. Search completed listings (not asking prices) on sites like eBay or the Timeshare Users Group to see what units in your resort and season actually sold for recently, not what someone is hoping to get. If maintenance fees are current and the deed is clean, a licensed timeshare resale broker or a straightforward closing service can sometimes move it, though don't expect meaningful cash back. If you decide to work with an exit company or attorney for a contested cancellation, ask for these three things before paying anything: a written fee agreement, a specific description of the legal or contractual basis for cancellation (more than "we have a process"), and a refund or escrow policy if the cancellation doesn't happen. See timeshare exit companies for a fuller breakdown of how to vet a company, and timeshare cancellation for what an actual cancellation letter or process needs to include.

How to sell a timeshare (what actually works and what doesn't)

Selling is legal and sometimes possible, but the resale market for timeshares is brutally weak, and most owners recover little or nothing of what they originally paid. What doesn't work well: paying an upfront "marketing fee" to a company that promises a buyer is waiting. This is one of the most common resale scams; a company calls saying they have a buyer lined up, but first you need to pay a transfer fee, title fee, or tax. Real buyers don't pay sellers to take a property off their hands, and legitimate resale services generally don't require large upfront marketing fees to a company you've never worked with before. What has a real chance: listing on an established resale marketplace or checking with your resort's official resale/transfer desk. Some resorts have a right of first refusal on resales, meaning they can buy it back at the sale price before it goes to another buyer, so check your contract or ask the resort before you list. Weeks at high-demand resorts in strong seasons (like Hawaii in winter) hold value better than off-season weeks at oversupplied resorts; low-demand weeks frequently list for $1 or less just to get out of paying maintenance fees. A licensed real estate agent or broker who specializes in timeshare resale, paid on commission after a sale closes (not upfront), is the safer structure. If someone wants payment before a sale happens, that's the point to ask hard questions.

How to get rid of a timeshare with the least risk

The lowest-risk path, in order: check rescission first, then ask the resort about deed-back, then consider donation or a licensed resale broker on commission, and only look at paid exit companies or attorneys as a last resort with heavy vetting. Donation is worth a mention because some owners genuinely give timeshares away for free through charity-donation programs or simply by finding another owner willing to take over the deed and the fees. This isn't a windfall, it's a way to stop the fee bleeding. Confirm the charity actually accepts the transfer, and get proper documentation for any tax claim. Consult a tax professional; the IRS has specific rules on donated property value under Publication 561 ^[2]. Whatever path you take, never stop paying your maintenance fees or loan while a cancellation or exit process is pending, unless a court, your state attorney general, or a licensed attorney handling your specific case has told you in writing that you have a legal basis to stop. An exit company telling you to stop paying so they can "pressure" the resort is a serious red flag; it can trigger delinquency, collections, and credit damage regardless of whether the exit process ever finishes.

Are timeshares scams, or is it the exit industry that's the problem?

The timeshare purchase itself is a legal, regulated product; it's not inherently a scam, but the sales process is aggressive enough, and the resale value collapses fast enough, that many buyers feel scammed after the fact. The bigger scam risk for existing owners is actually on the exit side, not the original purchase. State attorneys general have pursued both ends. Multiple states have sued timeshare developers over high-pressure sales tactics and misrepresentations at the point of sale. Separately, the FTC and state AGs (including Missouri's) have sued exit companies for taking upfront fees and not delivering cancellations ^[1]. Both problems are real; they're just different problems at different stages of ownership. A useful way to think about it: timeshare purchase contracts are legal and enforceable, which is exactly why a canceled contract requires either a rescission right, a resort-approved deed-back, or a genuine legal basis, more than a company's promise that they have a method. If a claim sounds like "we always get it cancelled," ask what happens in the cases where they don't, and get that answer in writing.

How much do timeshares cost (purchase price, fees, and the real total)

Timeshare purchase prices and ongoing fees vary widely by brand, location, and unit size, and the ongoing maintenance fee is often the bigger long-term cost than the purchase price itself. According to the American Resort Development Association's (ARDA) industry research, the average price of a timeshare interval in the U.S. was approximately $24,140 in 2023, and the average annual maintenance fee was approximately $1,190 ^[3]. These are industry averages from the trade association representing timeshare developers, so treat them as a rough benchmark rather than what any individual owner will pay; costs range from a few thousand dollars for smaller or older-inventory intervals to well over $40,000 for larger units at premium resorts. Maintenance fees also climb over time, often faster than general inflation, since they cover renovations, insurance, taxes, and management costs at the resort. Special assessments (one-time charges for major repairs or storm damage) can add thousands more in a single year with little warning. This fee trajectory is a major reason owners look for an exit years or decades after buying, once the math no longer works for how often they actually use the property.

How much are timeshares really worth on resale?

Almost always far less than the original purchase price, and sometimes nothing at all. The timeshare resale market has no centralized pricing authority like the MLS for homes, and demand is thin because buyers know they can often get the same or a similar interval for a fraction of retail price directly on the resale market. This mismatch between what developers charge new buyers and what resale buyers will pay is well documented in consumer complaints and by consumer protection offices, though there's no single authoritative dataset tracking every timeshare resale transaction nationally; the honest answer is that resale value depends heavily on brand, location, season, and whether the resort has a strong internal resale/exchange system (points-based systems from major brands tend to hold value better than fixed-week deeded weeks at independent resorts). If you're evaluating whether to sell, deed back, or pursue a formal exit, get a realistic number first. Check recently completed (not asking-price) listings for your specific resort and week or points allocation, and don't pay anyone an upfront fee to "appraise" or "list" your timeshare before you've done that basic homework yourself.

How to vet a timeshare exit company before you pay anything

Treat this like hiring a contractor for a job that costs thousands of dollars: get everything in writing, check references independently, and never pay in full upfront. Step one: search the company name plus "complaint" or "lawsuit" alongside your state attorney general's site and the FTC's press releases. Step two: check the BBB profile, but read the actual complaint text if shown, more than the letter grade. Step three: ask directly whether the company holds any state licenses required for debt relief, timeshare transfer, or attorney services in your state, since requirements vary. Step four: ask for the exact fee structure, and be skeptical of large flat fees due entirely upfront with no escrow or performance milestones. If a company won't answer these questions clearly, or gets pushy when you ask for time to think it over, that's your answer. A timeshare call list of state AG offices, the FTC complaint line, and your resort's owner services number is a better first move than calling an exit company that cold-called you. For owners who want a structured way to organize the documentation (contract terms, rescission deadlines, correspondence with the resort, and a state-specific checklist) without hiring a company to do the work for you, ExitHonest's $149 one-time Exit Kit Builder walks through the same information a lawyer or exit company would ask for, so you can decide your next step with your own paperwork in hand rather than paying thousands upfront to find out what your options even are. Start at exit-kit-builder.

What to do if you already paid an exit company and got nothing

File complaints in multiple places at once; a single complaint rarely moves fast, but a pattern across agencies is what triggers state and federal action. File with the FTC at ReportFraud.ftc.gov, which feeds directly into the FTC's law enforcement database and has been the basis for prior actions against timeshare exit companies ^[1]. File with your state attorney general's consumer protection division; many states have specific timeshare or travel-related complaint categories. File a complaint with the BBB against the company as well, since a pattern of complaints affects its rating and can factor into future BBB Scam Tracker alerts. If you paid by credit card, contact your card issuer about a chargeback; the window for disputing a charge is typically 60 days from the statement under the Fair Credit Billing Act, though issuers sometimes work with consumers past that window depending on circumstances, so ask regardless of how much time has passed ^[4]. If you paid by wire transfer or gift card, recovery is much harder; report it anyway, since law enforcement uses complaint volume to build cases even when individual recovery isn't likely.

Frequently asked questions

How to get out of a timeshare fastest?

The fastest legitimate path is rescission, if you're still inside your state's cancellation window (often just days after signing). Confirm your exact state deadline immediately and send a written cancellation notice by the method your contract specifies. Outside that window, deed-back programs are typically faster than paid exit companies, since you're negotiating directly with the resort that holds the deed.

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

Try resale through a licensed broker on commission, consider donating it if a charity will accept the transfer, or consult a licensed attorney about a documented legal basis for cancellation. Avoid any company demanding large upfront fees with vague promises. Keep paying maintenance fees during this process unless a court or attorney has told you otherwise in writing.

How to sell a timeshare without losing money?

Honestly, most owners don't sell without losing money; timeshares depreciate fast and resale demand is thin. Check completed sales for your specific resort and season before listing. Use a licensed resale broker paid on commission, never one asking for upfront marketing fees, and expect to recover a small fraction of the original purchase price at best.

Are timeshares scams?

The purchase itself is a legal, regulated product, not inherently a scam, though sales tactics are often aggressive. The bigger scam risk sits with certain exit companies: the FTC and the state of Missouri sued operators in 2021 that charged upfront fees and failed to deliver promised cancellations.

How much is a timeshare on average?

The American Resort Development Association reported an average U.S. timeshare interval price of approximately $24,140 in 2023, with average annual maintenance fees around $1,190. Individual prices range from a few thousand dollars to over $40,000 depending on brand, location, and unit size.

How much do timeshares cost per year after purchase?

Beyond the purchase price, expect an annual maintenance fee (averaging roughly $1,190 in 2023 per ARDA data) plus possible special assessments for major repairs, which can add hundreds to thousands of dollars in a given year. These fees typically rise faster than general inflation over time.

What does a BBB A+ rating mean for a timeshare exit company?

It means the company has responded to complaints filed through BBB and meets BBB's criteria for complaint handling, transparency, and time in business. It does not verify that the company can legally cancel timeshare contracts or that it delivers on refund promises. Always cross-check with your state attorney general and the FTC.

Can I get out of a timeshare by just not paying?

Not paying triggers delinquency, potential foreclosure, credit damage, and possible collections, and it doesn't reliably erase the underlying obligation depending on your state and loan structure. Never stop paying based solely on an exit company's advice; get any such recommendation in writing from a court or a licensed attorney handling your specific case first.

How to get rid of a timeshare inherited from a relative?

Check whether you can disclaim the inheritance through the estate before accepting the deed; once accepted, you generally take on the obligations. If already transferred to you, contact the resort about deed-back options first, since inherited timeshares in good standing are often easier to surrender than actively encumbered ones.

What's the difference between a timeshare exit company and an attorney?

A licensed attorney is bound by state bar rules, malpractice liability, and typically clearer fee disclosure requirements. Many exit companies are not law firms and aren't subject to the same oversight. That doesn't make every exit company fraudulent, but it means the accountability structure is weaker if something goes wrong.

Where do I report a timeshare exit scam?

File with the FTC at ReportFraud.ftc.gov, with your state attorney general's consumer protection division, and with the Better Business Bureau. If you paid by credit card, also contact your card issuer about disputing the charge, since chargeback windows are typically time-limited.

Do all states give a right to cancel a timeshare purchase?

Most states have some form of rescission right for timeshare purchases, but the length of the window and the exact procedure vary significantly by state law. Confirm your state's specific rescission window and required cancellation method before assuming you missed the deadline or that a generic national rule applies.

Sources

1. FTC v. Resort Advisory Group et al., Case No. 6:21-cv-1355 (M.D. Fla., filed Aug. 2021): FTC and Missouri sued timeshare exit companies for charging upfront fees and failing to deliver promised cancellations
2. FTC, Consumer Sentinel Network Data Book 2022: FTC's Consumer Sentinel complaint database tracks patterns of consumer fraud reports, including travel, vacation, and timeshare-related complaints, used to support enforcement actions
3. IRS Publication 561, Determining the Value of Donated Property: IRS rules govern valuation of donated property, relevant to donating a timeshare for tax purposes
4. American Resort Development Association (ARDA), 2023 State of the Vacation Timeshare Industry Report (summary via ARDA press materials): Average U.S. timeshare interval price approximately $24,140 and average annual maintenance fee approximately $1,190 in 2023
5. 15 U.S.C. Section 1666, Fair Credit Billing Act: Credit card billing dispute window is typically 60 days from the statement date under the Fair Credit Billing Act