Last updated 2026-07-24
TL;DR
Dave Ramsey doesn't run a "timeshare exit team." He's a radio host who tells callers to dump their timeshare for whatever they can get, even $1, rather than pay thousands to an exit company. His core advice: sell it yourself, expect little or no money back, and be very wary of upfront-fee firms. He's right about the math, but his advice skips a lot of the legal detail owners actually need.
Is there a real "Dave Ramsey timeshare exit team"?
No. There's no company called the Dave Ramsey Timeshare Exit Team. Ramsey is a radio and podcast personality (The Ramsey Show) who talks about timeshares as part of his broader personal finance advice. Some marketing outfits have used his name and reputation to sell their own exit services, which Ramsey's own organization has pushed back on. What does exist is a partner referral relationship: Ramsey Solutions has, at times, recommended a specific timeshare exit company as an "Endorsed Local Provider" or similar partner referral for people who call in wanting out. That's a business referral arrangement, not Ramsey personally running an exit team. If you search "Dave Ramsey timeshare exit team," you'll find a mix of his actual radio advice, his site's referral partner, and unrelated third-party companies that mention his name in ads to borrow his credibility. Read the fine print before assuming any company is "Dave Ramsey approved." The Federal Trade Commission has sued and settled with timeshare exit companies for using deceptive marketing, including implying affiliations or making promises about outcomes they couldn't back up [1]. That's the exact pattern to watch for: a company using a trusted name, Ramsey's or anyone else's, to sound official.
What does Dave Ramsey actually say to do with a timeshare?
Ramsey's consistent line on the radio show is blunt: timeshares are a bad financial product, you likely won't get your money back, and you should get rid of it as cheaply as possible rather than pour more money into an exit company promising a refund. His typical advice breaks down to a few repeated points. First, don't buy a timeshare as an investment; he calls them liabilities, not assets, because they lose resale value fast and carry maintenance fees for life. Second, if you already own one, try to sell it yourself for whatever you can get, even a token amount, through timeshare resale marketplaces or by giving it away, rather than pay a big up-front fee to a company that promises to "cancel" it. Third, be deeply skeptical of exit companies that want thousands of dollars up front before doing any work. This tracks with general consumer finance guidance. The Consumer Financial Protection Bureau accepts and tracks consumer complaints about timeshare-related exit and resale practices, and warns that timeshare resale value is typically far lower than the purchase price, so sellers should be wary of anyone who wants money up front to find a buyer [2] [3]. Ramsey's advice to sell cheap and move on lines up with that reality, even if he doesn't get into the legal mechanics of rescission or deed-back programs.
How much do timeshares actually cost, and why does that matter for exit strategy?
| Average purchase price | roughly $20,000 to $24,000 | ARDA industry reporting [4] |
|---|---|---|
| Average annual maintenance fee | roughly $1,000 to $1,300/year | ARDA industry reporting [4] |
| Typical resale price | $1 to a few hundred dollars | Secondary market listings, widely reported |
| Typical exit company fee | $2,000 to $6,500+ upfront | State AG and consumer complaint patterns [5] |
Timeshare pricing sets the trap Ramsey is reacting to. Recent American Resort Development Association (ARDA) industry data has put the average price of a timeshare interval in the low-to-mid $20,000s, with average annual maintenance fees running roughly $1,000 to $1,300 depending on the year and survey cited [4]. That maintenance fee isn't fixed. It typically rises a few percent every year, and special assessments (for roof repairs, storm damage, renovations) can add thousands more in a single bad year. Multiply roughly $1,000 to $1,300 a year over a 20 or 30 year ownership and you're looking at $20,000 to $39,000 in fees alone, on top of the original purchase price, with no guarantee the resort keeps that pace steady. Resale value is the other half of the problem. Timeshares are notoriously hard to resell for anything close to the purchase price; many sell on secondary marketplaces for $1 to a few hundred dollars, because the ongoing fee obligation transfers to the buyer and few people want to take that on. This is the exact gap Ramsey points to: you paid roughly $20,000 or more, you might sell for $1, and an exit company wants thousands more to "get you out." | Cost component | Typical range | Source |
Are timeshares scams?
The timeshare product itself usually isn't illegal, but the sales process is where most of the deception happens, and yes, a large share of the exit industry built around it is scam territory. The original purchase is a legal contract, sold through high-pressure presentations, often with gifts or discounted stays as bait. The FTC has warned specifically that timeshare resale and exit companies are a common source of fraud complaints, noting that scammers often call owners out of the blue claiming to have a buyer lined up, then ask for an upfront fee that disappears along with the company [1]. That's different from the timeshare itself being a scam; it's the exit industry layered on top that draws the worst actors. Where it gets scammy: false promises of a specific buyer or outcome, demands for full payment before any service is rendered, pressure to stop paying maintenance fees or mortgage payments (which can tank your credit and trigger foreclosure), and shell companies that vanish after taking a deposit. State attorneys general, including Florida's Office of the Attorney General, have brought enforcement actions against specific timeshare exit and resale companies for exactly this pattern [5]. So the honest answer is: the timeshare purchase is a bad deal for most buyers, and the exit industry has a real scam problem, but neither statement means every timeshare or every exit company is fraudulent.
How to get out of a timeshare (the actual legal paths)
There are basically four legitimate ways out, and the right one depends entirely on timing and your resort's policies. Rescission. If you just bought and you're still inside your state's rescission window, this is the cleanest exit; you cancel the contract for a full refund by following your state's exact procedure (usually written notice by a specific method, within a specific number of days of signing). Confirm your state's rescission window and required notice method because they vary significantly, from a few days to two or three weeks, and the notice must usually be in writing and sent by a traceable method like certified mail. See how to get out of a timeshare for the state-by-state mechanics. Deed-back or surrender programs. Many major resort brands (Marriott Vacation Club, Hilton Grand Vacations, Wyndham, and others) now run their own deed-back or exit programs that let owners return a paid-off timeshare, sometimes for free, sometimes for a processing fee. This is worth calling the resort about directly before you pay anyone else, since it cuts out the middleman entirely. Resale. You can try to sell through licensed timeshare resale brokers or marketplaces, accepting that the price will likely be low, sometimes near zero once fees are netted out. See how to sell a timeshare for realistic resale expectations. Do-it-yourself cancellation using your state's consumer protection and contract law, sometimes with a real estate attorney's help for a flat fee rather than a percentage or big retainer. For a walkthrough of the process end to end, see timeshare cancellation.
How do you get out of a timeshare if you're past the rescission window?
Once your rescission window has closed, you don't have an automatic legal right to cancel; you're working with contract law, the resort's own programs, or resale, not a fast or automatic exit. Start with the resort directly. Call and ask specifically whether they have a deed-back, surrender, or exit program; many do now, partly because foreclosures and delinquencies cost them more than taking the unit back. This costs you nothing to ask and cuts out any third party entirely. If the resort won't take it back, look at resale, understanding you may get little or nothing, and you may need to keep paying maintenance fees until a sale closes. If you stop paying fees you owe under a contract you haven't successfully exited, you risk the resort placing you in collections, reporting to credit bureaus, or in some states pursuing foreclosure on the timeshare interest. Don't stop paying fees you legally owe as a first move; get a written release or completed deed-back first. If you're getting nowhere, a licensed attorney in the state where the resort is located, paid a flat or hourly fee rather than a large upfront retainer, can review your contract for state-specific consumer protection violations (many states have separate timeshare-specific disclosure and cancellation statutes) and tell you honestly whether you have a case. This is different from a commission-based exit company promising results in advance. For a comparison of your realistic options side by side, see how to get out of timeshare.
How to sell a timeshare (realistic expectations)
Selling a timeshare is legal and sometimes possible, but go in expecting a steep loss, not a return of your investment. List with a licensed timeshare resale broker or a reputable marketplace rather than paying a company that claims a buyer up front; the FTC has flagged "we have a buyer waiting" as a classic upfront-fee scam line [1]. Real resale usually means listing your unit, being patient (weeks to months, sometimes longer), and pricing near or even below what similar units are actually closing for, not what you originally paid. Be honest about the numbers. If your unit is deeded (real property) rather than a right-to-use contract, you may be able to transfer the deed directly to a buyer, but many resorts have a right of first refusal or require their approval for the transfer, and some charge a transfer fee. Check your specific contract and resort rules before assuming a private sale is simple. If nobody will buy it, even for $1, that itself is useful information: it tells you the maintenance fee burden outweighs the value of the usage rights in the current market, and a deed-back or surrender program is probably your better move. See how do you get out of a timeshare for the decision tree between selling, deeding back, and walking through cancellation.
How much do timeshares cost in total, more than the purchase price?
The sticker price is only the entry fee. The real cost of ownership is the purchase price plus decades of rising maintenance fees plus occasional special assessments plus, often, financing interest if you didn't pay cash. ARDA industry data puts the average timeshare purchase price in the low-to-mid $20,000s and average annual maintenance fees in the roughly $1,000 to $1,300 range depending on the survey year [4]. Maintenance fees have historically risen faster than general inflation in many resort systems, driven by rising insurance, labor, and renovation costs, especially after hurricanes and other property damage events. An owner who financed the purchase at typical timeshare loan rates, which run considerably higher than a mortgage, often in the mid-teens percentage range or higher depending on the lender and credit profile, can end up paying nearly double the sticker price once interest is included. Special assessments are the wildcard. A single hurricane, roof failure, or major renovation can trigger a one-time bill of $1,000 to $5,000 or more per interval, on top of the regular annual fee, and owners typically have little say in whether the assessment happens. This is the fee spiral that drives most calls to exit companies in the first place, and it's exactly the cost trajectory Ramsey is reacting to when he tells callers to get out cheap rather than keep paying.
How much are timeshares when you inherit one instead of buying it?
Inheriting a timeshare doesn't erase the ongoing costs; you inherit the maintenance fee obligation along with the usage rights, even though you paid nothing to acquire it. Whether you're legally obligated to keep it depends on how the estate is handled and your state's laws. In many states, heirs can disclaim (formally refuse) an inheritance, including a timeshare, within a certain period, which can prevent the ongoing fee obligation from passing to you at all. This has to happen correctly and often has a deadline tied to state probate law, so don't assume you're stuck just because a deed exists with your name on it, and don't assume you can walk away by simply ignoring resort bills either. If the disclaimer window has passed and the timeshare is already legally yours, you're in the same position as any other owner past their rescission window: check for a resort deed-back program first, consider resale with realistic price expectations, and get a written release before you stop paying anything. Some resorts have specific inherited-ownership deed-back paths since they'd rather take the unit back cleanly than chase an unwilling heir through collections.
What red flags mean an exit company is a scam?
A few patterns show up again and again in state attorney general complaints and FTC actions against timeshare exit companies, and they're worth memorizing. Upfront payment in full, before any documented work is done, is the single biggest red flag. Legitimate services that charge anything should tie payment to milestones or hold funds in a real escrow arrangement, not take thousands of dollars on a cold call. Absolute promises about a specific outcome, like a claim that your timeshare will definitely be cancelled or your money definitely refunded, are another warning sign; no legitimate company can promise a resort will release you or a court will rule in your favor, and the FTC has taken action against companies making exactly these kinds of promises [1]. Pressure to stop paying your maintenance fees or mortgage while the company "works on it" is dangerous advice that can wreck your credit and, in some states, lead to foreclosure on the timeshare interest, independent of whatever the exit company does or doesn't accomplish. Companies that borrow a trusted name, like implying an affiliation with Dave Ramsey, a celebrity, or a government program, without a documented, verifiable relationship are trying to buy credibility they haven't earned. Check with your state attorney general's consumer protection office and the Better Business Bureau before paying anyone, and ask for a written contract that spells out exactly what happens if they don't deliver [5]. If you want a structured way to organize your documents and options before contacting anyone, this is where our $149 Timeshare Exit Kit fits: it's a one-time purchase that walks you through gathering your contract, checking your state's rules, and drafting your own rescission or deed-back request, without a commission-based sales pitch attached.
What should I actually do this week if I'm stuck in a timeshare?
Start by figuring out exactly what kind of exit you're eligible for, because the right move changes completely depending on timing. If you bought within the last few weeks, check your state's rescission statute immediately; this is time-sensitive and the cheapest, cleanest exit if you still qualify. If you're past that window, call your resort directly and ask, in writing, whether they offer a deed-back or surrender program; get any answer in writing, more than a verbal promise from a call center rep. If the resort has no such program, look at resale through a licensed broker with realistic price expectations, and keep paying your maintenance fees in the meantime so you don't damage your credit or trigger collections while you sort this out. Avoid any company that wants a large payment before doing anything, and avoid anyone who tells you to stop paying fees you contractually owe. If you're overwhelmed by the options, a flat-fee consultation with a real estate attorney licensed in the state where the resort sits is money well spent before you sign anything else. For a full walkthrough of exit companies and how to vet them, see timeshare exit companies.
Frequently asked questions
Does Dave Ramsey have an actual timeshare exit team or company?
No, Dave Ramsey doesn't personally run a timeshare exit company. He gives advice about timeshares on his radio show, and Ramsey Solutions has at times referred callers to a partner company. Some ads misuse his name to sell unrelated services, so check any company's actual affiliation before trusting a "Dave Ramsey approved" claim.
What does Dave Ramsey recommend for getting out of a timeshare?
Ramsey typically tells callers to sell the timeshare for whatever they can get, even $1, rather than pay a large upfront fee to an exit company promising a refund or cancellation. His broader point is that timeshares are liabilities, not investments, and the cheapest fast exit beats an expensive slow one.
How to get out of a timeshare legally?
Four main paths exist: rescission if you're still inside your state's cancellation window, a resort deed-back or surrender program if you're past that window, resale through a licensed broker, or working with a real estate attorney on a flat fee to review your contract for state law violations. Any company promising a specific outcome up front is a red flag.
How do you get out of a timeshare after the rescission period ends?
Contact the resort directly and ask about a deed-back or surrender program first, since many major brands now offer one. If that's unavailable, consider resale with modest price expectations, or consult a real estate attorney for a flat fee. Don't stop paying fees you owe without a written release first.
How to sell a timeshare without getting scammed?
Use a licensed timeshare resale broker or a well-known resale marketplace, never a company that claims to already have a buyer lined up and wants payment upfront, which the FTC flags as a common scam pattern. Expect a low sale price, often a small fraction of what you originally paid.
Are timeshares scams?
The timeshare product itself is usually a legal, if overpriced, contract sold through high-pressure tactics. The bigger scam risk sits in the exit and resale industry built around timeshares, where the FTC and state attorneys general have documented widespread upfront-fee fraud and false buyer promises.
How much is a timeshare on average?
Recent ARDA industry reporting has put the average timeshare purchase price in the low-to-mid $20,000s, with average annual maintenance fees running roughly $1,000 to $1,300 depending on the survey year. Prices and fees vary widely by resort brand, location, and unit size.
How much do timeshares cost per year in maintenance fees?
ARDA industry data puts average annual maintenance fees in the roughly $1,000 to $1,300 range, though this rises most years and can jump sharply after a special assessment for repairs or renovations. Some owners report fees well above that average depending on resort and unit type.
How much are timeshares worth on the resale market?
Often very little. It's common for timeshares to resell for $1 to a few hundred dollars on secondary marketplaces, since the buyer takes on the ongoing maintenance fee obligation and demand is weak. This gap between purchase price and resale value is the core financial problem with timeshare ownership.
How to get rid of a timeshare with no resale value?
If no buyer will take it even for $1, look into your resort's deed-back or surrender program, which some resorts offer for free or a modest processing fee. If that's unavailable, consult a real estate attorney about your options rather than paying a large upfront fee to a commission-based exit company.
Is it true that Dave Ramsey says never buy a timeshare?
Ramsey consistently calls timeshares a bad investment on his show, saying they're liabilities rather than assets because of ongoing fees and poor resale value. He doesn't say owning one is illegal or automatically a scam, just that the financial math rarely works out for the buyer.
What happens if I stop paying maintenance fees on a timeshare?
You risk collections activity, damage to your credit report, and in some states foreclosure on the timeshare interest, since maintenance fees are a contractual obligation tied to the deed or contract. Get a written release, completed deed-back, or legal advice before stopping payments, even if you're actively trying to exit.
Sources
- FTC Consumer Advice, "Timeshares": Timeshare resale and exit companies commonly use upfront fees and false buyer promises as a scam pattern
- Consumer Financial Protection Bureau, Consumer Complaint Database: Consumers can file and search complaints about timeshare exit and resale practices with the CFPB
- American Resort Development Association (ARDA), State of the Vacation Ownership Industry reporting: Average timeshare purchase price in the low-to-mid $20,000s and average annual maintenance fee in the roughly $1,000 to $1,300 range
- Federal Trade Commission, FTC v. Transfer Enterprises of Wisconsin, LLC et al.: FTC has brought enforcement actions against timeshare exit and resale companies for deceptive practices and false guarantees
- Florida Office of the Attorney General, press release on timeshare exit company enforcement: State attorneys general pursue enforcement against timeshare exit and resale companies for deceptive practices
- Consumer Financial Protection Bureau, "What is a timeshare and what should I know before buying one?": Timeshare resale value is typically a small fraction of the original purchase price and owners should be cautious of upfront fees for exit or resale help