Last updated 2026-07-25
TL;DR
To get rid of a timeshare legally, first check if you're still inside your state's rescission window (a short cancel-anytime period right after purchase). If not, try the developer's deed-back program, then resale, then a licensed transfer or attorney. Never pay large upfront fees to a company that promises to cancel your contract, and never just stop paying without a plan.
How do you get out of a timeshare, step by step
Start with the calendar, not a phone call to some exit company. If you bought recently, you may already have a free way out. Every state that regulates timeshares gives buyers a rescission period, a short window after signing when you can cancel for any reason and get your money back, no lawyer needed. The length varies by state and sometimes by contract type, so confirm your state's rescission window before doing anything else. Florida law, for example, gives buyers the right to cancel 'by written notice to the seller' within a specified number of days after execution of the contract or receipt of the public offering statement, whichever is later [1]. California's Vacation Ownership and Time-Share Act similarly requires sellers to give written notice of the buyer's cancellation right and spells out how that notice must be delivered [2]. If you're past rescission, the order of operations most owners should try looks like this: first, ask the resort about a deed-back or surrender program. Second, try to sell or give it away through a legitimate resale channel. Third, if the developer used misrepresentation or you suspect fraud, talk to a real estate or consumer-protection attorney in the state where the property sits. Fourth, and only as a last resort, consider a paid exit or transfer company, and vet it hard before you do. What you should not do: hire the first company that cold-calls you promising to get you out of your contract for a big upfront fee. The Federal Trade Commission has sued timeshare exit companies over exactly this pattern, alleging they took thousands of dollars upfront and delivered little or nothing [3]. Nobody, including us, can promise your timeshare will be canceled. Anyone who promises that outcome is selling you something other than the truth.
How to get out of a timeshare if you're still in the rescission window
If you signed the contract in the last few days or weeks, check your paperwork first: most states require the developer to spell out your cancellation right, the deadline, and the exact mailing address or method for sending your cancellation notice, right in the contract or purchase documents. Send your cancellation notice in writing, by a method that creates a paper trail. Certified mail with return receipt is the standard move; some states also let you use overnight delivery or fax if the contract allows it. Keep a copy of everything, and note the date you mailed it, more than the date you signed the contract, since the clock in most states starts running from execution of the contract or receipt of required disclosures, whichever comes later [1]. Don't call the sales office and 'verbally cancel.' Verbal cancellation is legally meaningless in almost every state. If the resort acknowledges your notice and refunds you, get that confirmation in writing too. Rescission periods are short by design, often measured in single-digit days in many states, so speed matters more than almost anything else in this whole process. If you're even a few days past your deadline, some states allow limited exceptions if the developer failed to give required disclosures, but don't count on that; talk to a consumer attorney in that state before assuming you're stuck. For a state-by-state breakdown, see how to get out of timeshare.
How to sell a timeshare (and why it's harder than you think)
You can sell a timeshare, but the resale market values them at a fraction of what you paid, and that gap is the single biggest thing owners misunderstand. Developers sell timeshares with heavy sales and marketing costs baked into the price. ARDA (the timeshare industry's own trade association) has reported the average price of a timeshare interval purchased in recent years runs in the $22,000 to $24,000 range [4]. On the resale market, identical or comparable weeks routinely list for $1 to a few thousand dollars, because the resale buyer isn't paying for the sales commission, the marketing event, or the free steak dinner that got you into the sales office in the first place. If you want to try selling: list with a licensed timeshare resale broker (check the license with your state real estate commission), price it near what similar units actually sold for (not what you paid), and expect to also cover the year's maintenance fee to make it attractive to a buyer. Be very wary of any resale company that asks for a big upfront listing fee and promises a fast sale; that's one of the most common scam structures state consumer protection offices warn about. An honest note: a meaningful share of timeshares simply don't sell at any price, especially older fixed-week deeded interests at oversupplied resorts. If that's your situation, a deed-back or donation may be more realistic than a sale.
How to get rid of a timeshare if you can't sell it
If resale isn't working, ask your resort directly about a deed-back, surrender, or 'exit' program before paying anyone a fee. Many major developers now run their own deed-back programs, sometimes called 'Ovation' (Marriott Vacation Club and Sheraton/Westin-branded programs), 'transitions' programs, or similar names at other resorts. These let you hand the deed back to the developer, sometimes for a small fee, sometimes free, in exchange for being released from future maintenance fees. Eligibility rules vary: some require your account to be current with no past-due fees, some exclude properties with liens, and some only accept certain resorts in their portfolio. See our deed-back programs guide for how these typically work. If the resort has no deed-back program and won't take it back, your remaining legal paths are: donate it (rare, and you'll likely still owe a transfer fee and the current year's maintenance), give it to a family member who wants it (formal deed transfer, done through a real estate closing or attorney, not a handshake), or in some cases let it go through foreclosure if you stop paying, which the resort can pursue and which will hurt your credit. We're not going to tell you to stop paying maintenance fees as a strategy; unpaid fees can lead to a lien, foreclosure, and a collections account on your credit report, and some states hold you liable for the deficiency afterward. If you inherited a timeshare and don't want it, you generally have the right to disclaim the inheritance in probate before you ever take title, which avoids the whole ownership question. The Uniform Disclaimer of Property Interests Act, adopted in some form by many states, sets out timing and procedural rules for a valid disclaimer [5]. Talk to the estate's probate attorney about a formal disclaimer; timing rules apply and vary by state.
Are timeshares scams?
The timeshare product itself is legal in every US state; it's a real, regulated form of property or contractual right, not inherently a scam. But the sales process and the exit industry around timeshares both attract real fraud, and owners should treat those as two separate risks. On the sales side, state attorneys general have pursued timeshare developers and sales reps for high-pressure tactics and misrepresentation. On the exit side, the FTC has brought enforcement actions against companies that charged large upfront fees, sometimes thousands of dollars, promising to get owners out of their contracts, then failed to deliver or ceased operating [3]. The FTC's complaint against Preferred Real Estate Enterprises, filed in the Eastern District of Pennsylvania, alleged the company charged upfront fees while falsely claiming it could get consumers out of their timeshares [6]. The honest answer is: some timeshare sales practices are predatory, some exit companies are outright scams, but the underlying ownership structure (a deeded fractional interest or a right-to-use contract) is a legitimate, if often overpriced and hard-to-exit, real estate or vacation product. Treat 'is my timeshare a scam' and 'is this exit company a scam' as two different questions.
How much do timeshares cost (purchase price and ongoing fees)
| Average purchase price (recent years) | roughly $22,000 to $24,000 | ARDA industry survey data [4] [7] | |
|---|---|---|---|
| Average annual maintenance fee | roughly $1,000+, rising most years | Industry survey data [7] | |
| Typical resale price for comparable week | $1 to low thousands | Resale market observation | The gap between what you paid and what it's worth on resale is the core financial reality of timeshare ownership. It's also why so many owners eventually look for an exit rather than treating it as a resellable asset. If rising maintenance fees are your main problem rather than wanting a full exit, see our maintenance fees coverage for how assessments work and what options, if any, you have to dispute them. |
ARDA's own state-of-the-industry survey work has put the average purchase price of a timeshare interval in the low-to-mid $20,000s in recent years, with average annual maintenance fees commonly cited around $1,000 or more [4] [7]. Maintenance fees are not fixed for life: they typically rise a few percent most years and can jump sharply after a special assessment for storm damage, renovations, or a big repair. | Cost item | Typical range | Source |
How much are timeshares really worth after you own one
Once you sign, the timeshare's market value drops fast, often to a small fraction of the purchase price within the first year or two, similar in spirit (though not in mechanism) to a new car driving off the lot. This isn't a defect in your specific unit. It's structural. Developers spend heavily on sales commissions, marketing events, and the free gifts used to get people into a presentation, and all of that gets built into the retail price. A resale buyer only has to pay what the unit is worth for its actual use, which is a fraction of the original price, sometimes literally $1 plus closing costs on secondary marketplaces. If you're trying to decide whether to sell, deed back, or just keep paying and using it, run the math on what you'd actually recover versus what you'd spend in time, transfer fees, and possibly a broker commission. For many owners with older or less desirable weeks, the honest answer is that a deed-back or a properly vetted paid exit path costs less, in time and money, than trying to force a sale that may never happen.
What are the legitimate paid options if the free paths don't work
If rescission has passed, the developer won't take a deed-back, and resale has gone nowhere for a year or more, a paid transfer or exit path can make sense, but you have to vet it like you'd vet a contractor: licenses, complaint history, and a written contract before any money changes hands. Check the company's standing with your state attorney general's consumer protection office and with the Better Business Bureau, and search '[company name] complaints' plus the word lawsuit. Get all promises in writing before you pay anything, and ask direct questions: Do you take an upfront fee, or only get paid on completion? Do you have attorneys licensed in the state where my resort sits? Can you show me a sample closed transfer with the deed recorded? Our $149 one-time Timeshare Exit Kit is built for the self-help stretch of this process: templates for cancellation and deed-back request letters, a document checklist, and a state-by-state overview of rescission rules and deed-back programs, so you can try the free and low-cost paths yourself before paying anyone thousands of dollars. You can build one at [/exit-kit-builder]. It's not a law firm service and it doesn't contact the resort for you or promise a specific outcome; it's a toolkit for doing the legwork yourself, and it's not the right fit if you need active litigation or you're already in foreclosure. For a broader comparison of exit companies, DIY options, and deed-back programs, see timeshare exit companies.
How to avoid a timeshare exit scam
The clearest warning sign is a company that asks for a large payment upfront and claims it can cancel your contract no matter what. No legitimate business can promise that outcome, because the resort, not the exit company, controls whether a deed-back or transfer gets accepted. Other red flags: high-pressure sales tactics on the phone (mirroring the same pressure that sold you the timeshare in the first place), refusal to put fee structure and services in writing, requests to route payment through a 'transfer agent' or escrow company you can't independently verify, and claims that a class action or 'attorney network' will erase your contract for a flat fee regardless of your specific situation. Regulators consistently tell consumers to be wary of unsolicited calls and to verify any company's licensing and complaint history before paying [3]. Your state attorney general's consumer protection division is also a real resource: many publish timeshare-specific complaint data and warnings, and filing a complaint there creates a record even if it doesn't resolve your individual case quickly. If you've already paid an upfront fee to a company that's now unresponsive, file a complaint with the FTC at reportfraud.ftc.gov and with your state attorney general, and check whether you paid by credit card, since a card issuer dispute may be your fastest path to recovering some of that money.
How to get out of timeshare debt or a special assessment you can't afford
Owing money on a timeshare, whether it's the original loan, back maintenance fees, or a special assessment, is a different problem from wanting to exit ownership, and it needs a different plan. If you have a timeshare loan and you're behind, contact the lender before you miss more payments; some developers offer hardship modifications, though there's no universal right to one. If maintenance fees or a special assessment are the issue, ask the HOA or resort in writing for a payment plan; many timeshare HOAs will negotiate a schedule rather than move straight to collections, since a foreclosure costs them money too. We won't tell you to simply stop paying as a strategy to force an exit. Stopping payment can lead to a lien on the timeshare, a foreclosure action, damage to your credit, and in some states a deficiency judgment for what you still owe after the resort resells the unit. If you're genuinely unable to pay and see no realistic path to sell or deed back, talk to a consumer bankruptcy or real estate attorney in your state about your actual options before you miss a payment, not after.
What's the difference between rescission, deed-back, resale, and an exit company
| Rescission | Usually free | Days to a few weeks (state-specific) | Buyer's remorse right after signing | |
|---|---|---|---|---|
| Deed-back / surrender program | Free to a few hundred dollars | Weeks to a few months | Current owner, account in good standing, developer offers one | |
| Resale | Free to list, often a commission | Months to years, may not sell | Desirable resort/week, willing to accept low price | |
| Paid exit/transfer company | Hundreds to several thousand dollars | Weeks to many months | Last resort, after vetting licensing and complaints | Most owners should try the free paths, in order, top to bottom, before spending money on the bottom row. See how do you get out of a timeshare for a longer walkthrough of each path with state-specific notes. |
These four paths solve different problems and cost very different amounts, so it helps to see them side by side before you pick one. | Path | Cost | Timeline | Best for |
Frequently asked questions
How do I get out of a timeshare I no longer want?
Check your state's rescission window first; if you're still inside it, cancel in writing and get a refund. If that window has passed, ask the resort about a deed-back program, try a licensed resale broker, and treat a paid exit company as a last resort you vet carefully. Never pay large upfront fees to a company promising to cancel your contract.
How to get out of a timeshare without paying a company?
Cancel during your state's rescission window (free), ask your resort about a deed-back or surrender program (often free or low-cost), or transfer the deed to someone willing to take it, handled through a real estate closing. These paths cost little or nothing but take patience and paperwork, unlike paid exit companies that charge upfront.
Are timeshares a scam?
The ownership product itself is legal, though often overpriced relative to resale value. The bigger fraud risk is in high-pressure sales tactics and in the exit industry: the FTC has sued multiple timeshare exit companies for charging large upfront fees and failing to deliver, so vet any exit company's licensing and complaint history before paying.
How much does a timeshare cost to buy?
ARDA's industry survey work has put the average purchase price of a timeshare interval in the roughly $22,000 to $24,000 range in recent years, with average annual maintenance fees commonly cited around $1,000, which typically rise most years and can spike after a special assessment.
How much are timeshares worth if I try to sell?
Often far less than the purchase price, sometimes $1 to a few thousand dollars on the resale market, because resale buyers aren't paying for the original sales commissions and marketing costs baked into the developer's price. Older, less desirable weeks may not sell at any price, which is why deed-back programs exist.
How to sell a timeshare fast?
There's no reliable way to sell fast at a good price; realistic resale takes months and usually means pricing near recent comparable sales, not your original purchase price. List with a licensed resale broker, expect to cover the current year's maintenance fee, and avoid any company demanding a big upfront listing fee for a guaranteed quick sale.
What is the rescission period for a timeshare?
It's a short window, set by state law, during which a new buyer can cancel the contract for any reason and get a refund, no lawyer required. The exact number of days varies by state and sometimes by contract type, so confirm your specific state's rule before assuming a deadline.
Can I just stop paying my timeshare maintenance fees to get out of it?
That's not something to do as a strategy. Unpaid fees can lead to a lien, foreclosure, damage to your credit, and in some states a deficiency judgment for the unpaid balance after resale. If you can't afford the fees, contact the resort in writing about a payment plan or ask about a deed-back instead.
What happens if I inherit a timeshare I don't want?
You generally can disclaim the inheritance in probate before formally taking title, which avoids becoming the owner at all. Many states base their disclaimer procedure on the Uniform Disclaimer of Property Interests Act, and timing rules vary by state, so talk to the estate's probate attorney promptly rather than accepting the deed and then trying to exit afterward.
How do I know if a timeshare exit company is legitimate?
Check its standing with your state attorney general's consumer protection office and the Better Business Bureau, search for lawsuits or complaints by name, and get every fee and promise in writing before paying anything. Be very wary of any company promising cancellation no matter what or asking for full payment upfront.
Do deed-back programs really work?
Many major developers, including Marriott Vacation Club and others, run deed-back or surrender programs that let owners return the deed, sometimes for a small fee, in exchange for release from future maintenance fees. Eligibility usually requires your account to be current with no liens, and not every resort or every owner qualifies.
What's the difference between a timeshare and a right-to-use contract when trying to exit?
A deeded timeshare is real property you own and must formally transfer or have foreclosed to exit; a right-to-use contract is a long-term lease-like right that typically expires on its own or can sometimes be canceled per its contract terms. The exit mechanics and any resale value differ, so check which type you have in your original documents.
Sources
- Florida Statutes, Chapter 721.10 (timeshare cancellation right): Florida gives timeshare buyers a written cancellation right within a specified number of days after contract execution or receipt of the public offering statement
- California Business and Professions Code Section 11238: California requires sellers to give timeshare buyers written notice of their cancellation right and specifies how notice of cancellation must be delivered
- Federal Trade Commission press release, FTC Action Halts Timeshare Exit Scam: FTC has sued timeshare exit companies over allegations of charging large upfront fees and failing to deliver promised cancellations
- American Resort Development Association (ARDA), 2023 State of the Vacation Timeshare Industry (as cited in trade and consumer press on average timeshare purchase price): Average purchase price of a timeshare interval in recent years runs in the low-to-mid $20,000s
- Consumer Financial Protection Bureau, Consumer Complaint Database (timeshare-related complaints on loans and maintenance fees): Average annual maintenance fees for timeshares commonly run around $1,000 and rise over time
- Federal Trade Commission v. Preferred Real Estate Enterprises, Inc., Case No. 2:19-cv-00907 (E.D. Pa.): The FTC brought an enforcement action against a timeshare exit company alleging upfront fees were charged based on false claims about getting consumers out of their timeshares
- Uniform Law Commission, Uniform Disclaimer of Property Interests Act: Many states base their procedure for disclaiming an inherited interest, including an inherited timeshare, on this uniform act, with timing and procedural rules