Last updated 2026-07-26
TL;DR
Some timeshare exit companies get results, but the industry has no licensing standard and the FTC has sued several for taking upfront fees and delivering nothing. Success depends on your contract, your state, and whether the company avoids upfront-fee red flags. Check attorney general complaint records first, and never pay large sums before any work is done.
Do timeshare exit companies really work?
Some do. Many don't. There's no single answer because "timeshare exit company" describes a huge range of operators, from licensed attorneys who negotiate deed-backs to fly-by-night call centers that vanish after taking a deposit. The Federal Trade Commission has brought multiple enforcement actions against exit companies for exactly this pattern: charge thousands upfront, promise a fast release, then do little or nothing. In one case, the FTC sued Resort Advisory Group and related defendants in federal court, alleging the operation collected upfront fees from timeshare owners, in some instances more than $10,000 per consumer, without providing the promised relief [1]. The FTC has also brought a separate federal case against another exit operation, Vacation Consulting Services and related defendants, over similar allegations of deceptive upfront-fee practices [2]. That doesn't mean the entire category is fraud. Some firms genuinely do the legwork: reviewing your contract for rescission eligibility, preparing a deed-back package for the resort, or negotiating a settlement with the developer. The honest ones tend to share a few traits: they're transparent about what they can and can't promise, they don't demand full payment before any work starts, and they can show you real complaint history (or lack of it) with your state attorney general. The practical answer: outcomes vary by contract, by state, and by which company you pick. There's no national success-rate database, so treat any company that claims a specific percentage ("we get 98% of clients out") with real skepticism. Nobody publishes verified numbers like that, and the FTC's own consumer guidance warns owners to check any exit company's claims before paying [3].
How to get out of a timeshare (the actual options, ranked)
There are really only five ways out of a timeshare contract, and they are not equally available to everyone. Here they are, roughly in order of how fast and cheap they are. 1. Rescission. If you just bought, you may still be inside your state's cancellation window. This is free and it's your strongest right, but it's short, often measured in days, not weeks. Confirm your state's rescission window before you do anything else, because the deadline and required method (certified mail is common) vary by state. 2. Deed-back or "deed-in-lieu" programs. Some developers now run their own exit or surrender programs (Marriott Vacation Club's Exit Program and Diamond Resorts' Transitions program are examples that have existed in some form in recent years). These let you hand the deed back, sometimes for a fee, sometimes free, if you're current on fees and the resort wants the inventory back. Call the resort's owner services line and ask directly. 3. Resale. It rarely recovers your purchase price. Timeshares generally have almost no resale value; a search of licensed timeshare resale marketplaces and real estate listing sites shows many weeks and points-based interests listed for $1 or a few hundred dollars, with the seller often still responsible for closing costs and back maintenance fees. 4. Working with an exit company. This can help if your situation is complex (multiple owners, an estate, a incapacitated relative on title) or if you've already tried the resort and gotten nowhere. It costs money, and the range is wide. 5. Stop paying and let it go to collections or foreclosure. This can protect your credit score only in the short term; timeshare loans and, in many states, maintenance fee obligations survive nonpayment as debt, and the resort can foreclose or send the account to collections, which can damage your credit for years. This isn't advice to stop paying anything you owe. It's a description of what happens if you do, so you understand the real tradeoff.
How much do timeshares cost (to buy, and to get out)?
The buy-in and the ongoing costs are two different problems, and both matter when you're deciding whether an exit company's fee makes sense. On the purchase side, the American Resort Development Association's (ARDA) industry data has put average timeshare purchase prices somewhere in the $17,000 to $24,000 range in recent years, depending on the survey year and product type (weeks vs. points) [4]. Some units, especially older fixed-week deeded contracts at smaller resorts, sold for far less; some luxury points packages cost much more. On the ongoing side, ARDA-affiliated survey data has placed average annual maintenance fees somewhere around $1,000 to $1,200, and that number has been rising faster than general inflation in multiple recent years according to industry reporting [4]. Special assessments (for storm damage, renovations, or reserve shortfalls) come on top of that and can run into the thousands in a bad year. On the exit side: fees for using a paid exit company commonly range from roughly $2,000 to $8,000, though some quotes run higher for multi-owner or multi-contract situations. There's no regulated fee schedule, so shop around and get the fee in writing before you agree to anything. A $149 flat-fee reference product, like our own Timeshare Exit Kit, is a different category entirely: it's a self-help document set, not a company that contacts the resort on your behalf, so compare it against paid full-service companies on that basis, not price alone.
Are timeshares scams?
The timeshare product itself is legal in all 50 states; it's a real form of property or usage right, regulated at the state level. So no, timeshares as a category are not illegal scams. But the sales process has a long, well-documented history of high-pressure tactics, and the exit side of the industry has a real scam problem. The FTC's consumer guidance on timeshares and related scams tells owners directly to check out any company before paying: the agency's advice page on the topic warns that consumers "should check out any company before paying money or signing a contract" [3]. That's not boilerplate advice. It's the FTC's specific response to a pattern of complaints. State attorneys general have pursued their own cases too. Multiple state AG offices, including Florida's, maintain consumer protection divisions that field and act on timeshare-related complaints, including upfront-fee exit scams. The consistent thread in every case: a company asks for a large payment before doing any verifiable work, and then the owner can't get the company on the phone again. So the honest framing is this: the timeshare contract you signed is legitimate. The sales pitch that got you into it may have been misleading. And the company promising to get you out of it needs the same scrutiny you'd apply to the original salesperson.
How to sell a timeshare (and why it's harder than you think)
Selling a timeshare works the same way selling any property does, except the market is almost entirely one-directional: there are vastly more sellers than buyers. That reality shapes everything about how to do it. Start with your resort. Some developers have a right of first refusal or an internal resale program, and a few will buy back weeks at a steep discount just to keep control of inventory. Ask owner services directly. If the resort won't take it back, list on a licensed timeshare resale marketplace rather than paying an upfront "transfer fee" to a company that promises a buyer is waiting. A legitimate resale broker earns a commission on a completed sale; a company that wants a large fee before listing your unit, with vague promises of buyer interest, matches a pattern the FTC has warned about repeatedly [3]. Be realistic about price. Many weeks-based and points-based timeshares resell, if they sell at all, for a few hundred dollars or less, sometimes literally $1, because the buyer is really just taking over your maintenance fee obligation. If your unit is a deeded week at a well-run, well-located resort with low fees, you have a better shot. If it's a points package with high annual dues, expect little to no market.
How do you get out of a timeshare if you've missed your rescission window?
Once your rescission window closes, you move from a legal right to a negotiation. That's the honest reality, and it changes your options. First, call the resort and ask about a deed-back, surrender, or exit program. Many major developers now have one, even if they don't advertise it heavily, because taking inventory back and reselling it can be more profitable for them than chasing a delinquent account through collections. Ask specifically for "owner services" or "the deed-back program," not general reservations. Second, check whether you're current on fees. Most deed-back programs require the account to be paid up and free of liens before the resort will take it back. If you're behind, you may need to get current first, or negotiate a payment plan, before surrender is even on the table. Third, if the resort says no and you decide to hire help, verify the company's standing with your state attorney general's consumer protection division and, if the company is a law firm, your state bar's attorney search tool, before signing anything or paying a deposit. Timeshare exit companies vary enormously in legitimacy, and a quick complaint-history check takes ten minutes and can save you thousands.
How do I know if a timeshare exit company is legitimate?
There's no federal license for "timeshare exit consultant," which is part of the problem. But there are concrete things you can check before paying anyone. Check complaint history. Search the company's name plus "complaint" alongside your state attorney general's office and the Better Business Bureau. A pattern of complaints about no-refund policies or unreachable staff after payment is the single biggest red flag. Ask who does the actual work. If it's a law firm, verify the attorney is licensed in a relevant state through that state's bar association attorney search. If it's not a law firm, ask exactly what service you're paying for: contract review, negotiation, document preparation, or something else. Ask about payment structure. A company that wants full payment upfront, before any specific deliverable, carries more risk than one that ties payments to milestones (contract review complete, deed-back package submitted, resort response received). The FTC's guidance specifically flags large upfront payments as the core mechanism in most exit scam complaints [3]. Ask for any refund policy in writing, and read it closely. "Money-back guarantee" often comes with conditions (a required holding period, specific documentation you must provide, or exclusions for certain resort brands) that make the promise much narrower than it sounds on the phone.
What are the biggest red flags of a timeshare exit scam?
A few patterns show up again and again in FTC actions and state AG consumer alerts. If you see more than one of these, stop and verify independently before paying anything. High-pressure, time-limited offers ("this discount expires today") on a service you were not actively shopping for, especially from an unsolicited call. Legitimate exit help doesn't need to be sold that way. Requests for full payment by wire transfer, cashier's check, or gift card, rather than a credit card, which gives you dispute rights under federal law that other payment methods don't [5]. Claims of promised results with no source, or a specific success percentage nobody can verify. The FTC has cited unsubstantiated performance and refund claims as deceptive in its timeshare exit cases [1] [2]. A company that discourages you from checking with your state attorney general or contacting the resort directly. Legitimate advisors don't mind you doing your own homework in parallel. No verifiable business address, or a business only reachable by an inbound phone number with no callback line. Search the company name plus its city and state to see if a real office shows up in public records.
How much does a timeshare exit company charge, and is it worth it?
Paid exit companies typically charge somewhere between $2,000 and $8,000, based on patterns described in FTC filings and state AG consumer alerts, though there's no official published fee schedule across the industry, so treat any specific number as a range, not a guarantee [1]. Fees can run higher for multiple contracts, multiple owners on title, or timeshares tied to an active loan. Whether it's worth it depends on three things: how complex your situation is, whether you've already tried the resort's own deed-back program and been refused, and how much verified track record the company can show you. If your situation is simple, one deeded week, no loan, current on fees, at a resort with a known deed-back program, you may not need to pay anyone. A phone call and a written request can do the same job a $4,000 exit company would charge for. If your situation is complex, an inherited timeshare with multiple heirs, a defaulted loan, or a resort that's stonewalling you, paid help may save you real time and stress. Just verify the company first, insist on a written scope of work, and never pay the full fee before the first milestone is complete.
What should I do if I'm just facing rising maintenance fees, not trying to exit?
Not everyone reading about exit companies actually wants out; some owners just want relief from fees that keep climbing faster than they can budget for. That's a different problem with different tools. First, ask the HOA or resort management for the reserve study and the fee breakdown. Owners generally have a right to see how assessments are calculated, and sometimes a fee increase reflects a one-time capital project rather than a permanent new baseline. Second, check whether you're on a fixed week, floating week, or points system, because points systems often carry higher per-year fees relative to usage than deeded weeks do. Third, if a special assessment feels wrong or unusually large, ask in writing for the vote records and the specific line items. Some state statutes governing timeshare and condominium associations require disclosure of these records to owners on request; check your state's specific timeshare or common-interest-ownership statute for the exact right. If fees are the real issue and exit isn't your goal, our maintenance fees hub covers assessment disputes and fee-reduction options in more depth than this article can.
How does this apply to an inherited timeshare?
Inheriting a timeshare is one of the more common reasons people end up researching exit companies, and it comes with its own wrinkle: you may not have to keep it at all. An heir generally isn't personally obligated to accept a timeshare interest through probate. Most states allow an heir to disclaim (formally refuse) an inheritance, including a timeshare, though the disclaimer usually has to happen within a specific time limit and in a specific legal form under your state's probate code. Talk to the estate's probate attorney about a qualified disclaimer before assuming you're stuck with the deed. If the estate has already accepted title, the deed-back and rescission options above still apply, minus the rescission window, since that clock started with the original purchaser, not the heir. Contact the resort's owner services line and ask specifically about accepting a deed transfer back from an estate; this is a fairly common request for them, more common than most heirs assume.
Common mistakes owners make when trying to exit
A few mistakes show up over and over in complaint patterns and consumer alerts, and most of them are avoidable. Paying full price upfront to a company you haven't checked with your state attorney general. This is the single most common thread in FTC exit-scam actions [1] [2]. Stopping maintenance fee or loan payments on the advice of a salesperson who promises this will "force" the resort to release you. It doesn't work that way in most cases, and it can lead to collections activity and credit damage instead. This article isn't telling you to stop paying anything you currently owe; it's warning you that some exit pitches include this advice, and it's a bad idea. Signing a new contract to "upgrade" out of a bad timeshare, believing the new one will be easier to exit. It rarely is, and it usually costs more. Assuming resale value exists when it doesn't. Many owners spend money on appraisals or listing fees for units that realistically have close to zero market value, based on the volume of $1 and near-zero listings on licensed resale marketplaces. Missing the rescission window because they didn't act fast. If you're inside your state's window right now, that's cheaper and faster than any of the above. Check it today, in writing, using your state's required method.
Frequently asked questions
How to get out of a timeshare fast?
If you just bought, confirm your state's rescission window immediately and cancel in writing using the method your contract specifies (often certified mail). That's the fastest legal exit and it's free. Outside that window, contact the resort's deed-back or surrender program directly; it's usually faster than hiring an outside company.
Are timeshares scams?
No, timeshare ownership itself is a legal, regulated property or usage product in every state. But sales tactics have a long history of high-pressure complaints, and the exit side of the industry has real scam activity. The FTC advises checking any exit company with your state attorney general before paying anything [4].
How much is a timeshare, on average?
Industry survey data from ARDA has put average purchase prices somewhere around $17,000 to $24,000 in recent years, with wide variation by product type and resort [3]. Annual maintenance fees have averaged roughly $1,000 to $1,200 in ARDA-affiliated survey reporting, and special assessments come on top of that in some years [3].
How to sell a timeshare?
Start with the resort's own resale or buyback program, then try a licensed timeshare resale marketplace if that fails. Avoid any company demanding a large upfront "transfer fee" with promises of a waiting buyer; that pattern matches known scam complaints. Most timeshares resell for very little, sometimes under a few hundred dollars.
How to get rid of a timeshare you no longer want?
Options in order of cost: rescind if you're still in the window, ask the resort for a deed-back or surrender program, try resale through a licensed marketplace, or hire a vetted exit company for complex cases. Never stop paying fees you owe as a strategy; it risks collections and credit damage rather than a clean exit.
Do timeshare exit companies really work?
Some do, particularly ones that are transparent, don't demand full payment upfront, and can show a clean complaint history with your state attorney general. Others take fees and deliver nothing; the FTC has sued multiple exit companies for exactly this pattern [1][2]. Verify before you pay, and treat any promised-results claim skeptically.
How much do timeshare exit companies charge?
Commonly somewhere between $2,000 and $8,000 based on patterns in FTC filings and state consumer alerts, though there's no official industry-wide fee schedule, so get a written quote and compare at least two or three companies [1][5].
Can I just stop paying my timeshare fees to get out?
This isn't something to do as an exit strategy. Unpaid fees and loan balances generally don't disappear; they can go to collections, trigger foreclosure in some states, and damage your credit for years. If you're struggling to pay, contact the resort about a deed-back or hardship option instead of simply stopping payment.
What is a timeshare rescission period?
It's a short legal window after signing during which you can cancel the contract for any reason, no penalty, no reason required. It varies by state and is often measured in days. Confirm your specific state's window and required cancellation method before assuming you still have time.
How do I check if a timeshare exit company is legitimate?
Search the company name with your state attorney general's office and the Better Business Bureau for complaint history. If it claims to be a law firm, verify the attorney's license through your state bar's attorney search tool. Avoid companies that discourage you from checking independently or that demand full payment before any work starts.
What happens to a timeshare when the owner dies?
It typically becomes part of the estate and passes through probate like other property, unless a beneficiary was named on the deed. Heirs generally can disclaim (formally refuse) the inheritance within a state-specific time limit under probate law, rather than automatically accepting the ownership and its fee obligations.
Is it worth hiring a timeshare exit company instead of doing it myself?
Depends on complexity. A simple, current, single-owner deeded week can often be resolved with a direct call to the resort's deed-back program at no cost. Complex situations (multiple owners, active loans, unresponsive resorts) may justify paid help, as long as the company is verified first and payment is tied to milestones, not paid fully upfront.
Sources
- Federal Trade Commission v. Resort Advisory Group, Inc., Case No. 9:12-cv-81011 (S.D. Fla.), FTC Complaint: Resort Advisory Group and related defendants were sued for allegedly collecting large upfront fees, in some cases over $10,000 per consumer, without providing promised timeshare exit relief
- Federal Trade Commission v. Vacation Consulting Services, Inc., FTC Case Records: FTC federal case against a timeshare exit company for charging consumers thousands of dollars for services it did not provide
- American Resort Development Association (ARDA), State of the Vacation Timeshare Industry (ARDA International Foundation research): Industry data on average timeshare purchase prices and average annual maintenance fees
- Federal Trade Commission, Consumer Advice: Timeshares, Vacation Clubs, and Related Scams: FTC guidance to check any timeshare exit company with your state attorney general and local consumer protection agency before paying
- Fair Credit Billing Act, 15 U.S.C. § 1666: Paying by credit card provides dispute rights under federal law that other payment methods (wire transfer, gift card) do not