Timeshare Specialists Inc: what to know before you sign

Last updated 2026-07-25

What is Timeshare Specialists Inc and what do they claim to do?

Timeshare Specialists Inc is a name that shows up in searches from owners trying to get out of a timeshare contract. Like dozens of similarly named firms (Timeshare Exit Team, Wesley Financial Group, Newton Group Transfers, and others), companies using this kind of name typically market themselves as helping owners cancel or transfer their timeshare interest, often for a flat fee paid upfront or in installments. We haven't verified specific complaint histories, licensing status, or current standing for every company operating under this or similar names, and firm details change. That's exactly why this article focuses on how to vet any company claiming to do timeshare exit work, rather than making claims about one business we can't independently confirm in real time. The safest approach: treat every exit company, regardless of name recognition, as a business you need to research from scratch. Check your state's Secretary of State business registry, search the company name plus "complaint" alongside your state attorney general's office, and check the Better Business Bureau profile directly rather than trusting a badge displayed on the company's own site. The FTC has sued multiple timeshare exit companies for deceptive practices. In 2021 it sued Timeshare Exit Team and related defendants, alleging they charged upfront fees while failing to deliver promised cancellations for many consumers ^[1]. That pattern (collect money, deliver little) is the central risk with this entire industry, more than one company. No legitimate firm can promise you a cancellation before it has even reviewed your contract. Be wary of anyone who claims otherwise on a first call.

How do you get out of a timeshare, step by step?

Start with the free and legally guaranteed option before paying anyone: rescission. Every state that allows timeshare sales gives buyers a short window, often 3 to 15 days depending on the state, to cancel the purchase with no penalty and a full refund ^[2]. If you bought within the last few weeks, check your state's specific rescission period immediately; this is the fastest and cheapest exit that exists. If you're past rescission, your realistic paths are: a deed-back or surrender program offered directly by your resort or management company, a resale (usually for very little money or nothing), a donation to a charity willing to accept the deed along with future fees, or a paid exit company that handles the cancellation process on your behalf. Many resorts now run their own deed-back programs, sometimes called "exit programs" or "surrender programs." These let you hand the deed back directly to the developer, often for free or a modest processing fee, without a third-party company in the middle. Marriott Vacation Club, Wyndham Destinations, and Diamond Resorts have all operated some version of this at different times. Call your resort's owner services line and ask directly whether a deed-back program exists before hiring anyone. If none of those work and you decide to hire help, read the contract closely for refund terms, get everything in writing, and never pay the full fee upfront in cash or wire transfer without a written escrow or holdback arrangement. For a structured walkthrough of the process, see how to get out of a timeshare and how do you get out of a timeshare.

Can you actually sell a timeshare, and for how much?

Yes, but expect close to nothing. The resale market for timeshares is brutal. Sites like RedWeek, Timeshare Users Group (TUG), and eBay show real listing data: many weeks-based timeshares list for $1 to a few hundred dollars, with the seller often still on the hook for that year's maintenance fee during the transfer. Points-based ownerships at branded resorts (Marriott, Hilton, Disney Vacation Club) sometimes retain more resale value, but even those trade far below developer pricing. If you're trying to sell, list it yourself on a legitimate resale site, price it near or at $1 to attract a buyer willing to take over fees, and never pay an upfront "listing fee" to a company that cold-calls you promising a buyer is already waiting. That promise is one of the most common scam setups in this industry, and it shows up repeatedly in state attorney general consumer alerts ^[3].

How to get rid of a timeshare when nobody wants to buy it

When resale isn't realistic, a deed-back, developer surrender program, or professional exit service become the main options. Some owners also look into deeding the property to a family member willing to take it, though this doesn't eliminate the underlying fee obligation, it just shifts it. Donation is another route some owners try. A handful of charities accept timeshare donations, but many stopped due to the ongoing maintenance fee burden becoming the charity's problem. If you go this route, get a written acceptance letter before assuming the deed has actually transferred, and confirm the charity is registered as a 501(c)(3) with the IRS so any deduction claim is legitimate. Whatever path you choose, keep paying your maintenance fees and any assessments until the deed is legally out of your name and recorded with the county. Stopping payment while a transfer is pending can trigger foreclosure proceedings by the HOA, and that foreclosure record can follow you on credit reports even if you were mid-exit.

Are timeshares scams?

The ownership product itself usually isn't a scam in the legal sense; it's a real, if often overpriced, real estate or right-to-use interest with fees disclosed in the contract. The scam risk clusters around two other points: the original sales pitch, and the exit industry that grew up around buyer's remorse. On the sales side, state attorneys general have pursued cases against developers for high-pressure tactics and misrepresenting resale value or investment potential. The FTC's guidance on timeshares and vacation plans warns consumers to research resale value independently and not assume a timeshare will appreciate ^[2]. On the exit side, the FTC and multiple state AGs (including Missouri) have brought enforcement actions against companies that charged thousands of dollars upfront and either did nothing or made the situation worse, sometimes advising owners to stop paying fees, which triggered credit damage and foreclosure the owner didn't expect ^{[1] [3]}. So the honest answer: the original purchase is a bad financial product for most buyers, rarely a criminal scam. The exit industry is where outright fraud concentrates. Vet exit companies the same way you'd vet a contractor asking for a big deposit before doing any work.

How much does a timeshare cost, really?

Cost category	Typical range	Notes
Original purchase price	$10,000 to $40,000+	ARDA reports average developer purchase price around $24,140 in 2023 [4]
Annual maintenance fee	$1,000 to $2,300+	Rises most years, often faster than inflation
Special assessments	$500 to $5,000+ per event	For storm damage, renovations, or major repairs
Resale value	$0 to a few hundred dollars	Points-based branded ownerships hold more value than weeks
Exit company fees	$2,000 to $8,000+	Wide range; some charge per-owner, some flat fee	The number that surprises people most is the maintenance fee trajectory. ARDA's own state-of-the-industry data puts the average annual maintenance fee at roughly $1,205 in 2023, and owners consistently report these fees rising 3% to 8% a year, sometimes more when a special assessment hits for hurricane damage or a required renovation [4]. That compounding fee growth, more than the original purchase price, is usually what pushes owners toward wanting out in the first place. If rising fees are your main issue and you're not sure exit is the right move yet, compare it against sale, deed-back, or just budgeting for the increase; our maintenance fees coverage runs the numbers in more detail.

How much do timeshares cost to get out of, compared to keeping one?

Run the math before paying anyone. If your maintenance fee is $1,200 a year and rising 5% annually, staying in the timeshare for another 10 years could cost roughly $15,000 in fees alone, before any special assessments. An exit company charging $4,000 to $6,000 upfront might make financial sense against that backdrop, but only if the company actually delivers the cancellation. That's the catch: paying $5,000 to an exit company that fails to complete the cancellation is strictly worse than doing nothing, because you've lost the fee money and still own the timeshare. This is why refund terms, escrow arrangements, and staged payments (pay a portion only after specific milestones) matter more than the headline price when comparing options. Compare several legitimate paths side by side rather than accepting the first pitch you get. Our comparisons hub breaks down deed-back programs against paid exit companies against DIY resale attempts on cost and success likelihood.

What should you check before hiring any timeshare exit company?

Run this list before signing anything or wiring a deposit: First, check business registration. Search the company's exact legal name (more than its marketing name) in your state's Secretary of State business search and in the state where the company is headquartered. Second, search your state attorney general's consumer complaint database for the company name plus "complaint" or "lawsuit." Many state AG offices publish consumer alerts specifically about timeshare exit scams ^[3]. Third, ask for the refund policy in writing, before you pay anything, not after. A legitimate company will put a clear refund policy in the contract, more than say it verbally on a sales call. Fourth, never pay 100% upfront in cash, wire, or gift cards. Escrow arrangements, where a neutral third party holds the funds until the exit is completed, are the industry's best practice and a red flag when a company refuses one. Fifth, be suspicious of any company that tells you to stop paying your maintenance fees or mortgage as part of the plan. That advice, common among fraudulent exit operators named in FTC enforcement actions, can trigger foreclosure and credit damage that outlasts the timeshare itself ^[1]. Confirm with your resort or lender what your actual payment obligations are, and keep paying what you owe until the deed is legally transferred. Our timeshare exit companies page runs through a longer checklist, and our timeshare call list has direct owner-services contact info for major resort brands, which is worth trying before any paid company.

What is a rescission window and how do you use it?

A rescission period is a legally mandated window, defined by state law, during which a timeshare buyer can cancel the purchase contract for any reason and receive a full refund, no explanation required. This is the single cleanest exit available, and it costs nothing beyond a certified letter. Rescission periods vary significantly by state. Florida law requires developers to give buyers a cancellation right and sets the period at 10 calendar days after the buyer executes the contract or receives the last document required to be delivered, whichever is later, under Florida Statutes Section 721.10. The statute states the purchaser "may cancel the contract until midnight of the 10th calendar day following whichever of the following days is later" ^[5]. Other states set different windows, and some require the cancellation notice to be sent by certified mail to count. Because the exact day count and delivery method requirements differ by state, confirm your specific state's rescission window and required cancellation method directly through your state's real estate or consumer protection statute, or by calling your state attorney general's consumer protection line, before your window closes. Don't rely on a salesperson's verbal description of the deadline. For a full state-by-state breakdown, see how to get out of timeshare and timeshare cancellation.

What red flags separate a legitimate exit path from a scam?

Recurring patterns worth memorizing: unsolicited calls claiming a buyer is "already lined up" for your unit, requests for large upfront fees before any service is performed, pressure to decide immediately, and refusal to put promises in writing ^[2]. Another pattern that shows up in state AG enforcement actions: companies that pose as affiliated with your resort or with a government program, when they are not ^[3]. If a caller says they're calling on behalf of your resort about a "final settlement offer" or a "government timeshare relief program," hang up and call your resort's owner services line directly using the number on your original paperwork, not a number the caller gives you. A legitimate company will let you take the contract home, will explain the escrow arrangement in plain terms, and won't rush you into signing during the same phone call. If any part of the pitch feels like a countdown timer, it probably is one on purpose. For owners who want a structured, self-directed alternative to hiring a full-service exit company, ExitHonest's $149 Timeshare Exit Kit walks through the deed-back request letters, resort contact scripts, and documentation checklist you'd otherwise pay a company thousands of dollars to assemble; it's a paperwork and process tool, not a promise of cancellation, and we don't contact the resort on your behalf.

What about inherited timeshares, do heirs have to pay?

If you inherited a timeshare through a will or intestate succession, you generally aren't personally liable for the fees unless you accept the inheritance and the deed transfers into your name. Many states have adopted some version of the Uniform Disclaimer of Property Interests Act, which allows an heir to disclaim (formally refuse) an inherited interest, including a timeshare, within a set period after the decedent's death, which can prevent the debt and fee obligation from ever attaching to you ^[6]. If the deed has already been transferred into your name, or you've been treating the timeshare as your own (using it, paying fees), disclaiming becomes much harder or impossible. Talk to a probate attorney in the state where the estate is being administered before doing anything that could be read as accepting the interest. Resorts sometimes pursue heirs for back fees even when the estate should have been the responsible party; this is an area where a short consultation with a local probate attorney is worth far more than any exit company's advice, since disclaiming an inheritance is a formal legal filing, not a phone call.

Frequently asked questions

How to get out of a timeshare fast?

If you're inside your rescission window, send a certified cancellation letter immediately; that's the only truly fast, free exit with a legal right to a refund. Outside that window, expect weeks to months for a deed-back, resale, or exit company process. Anyone promising a same-week cancellation outside rescission is a red flag worth researching before you pay.

How do you get out of a timeshare without paying a company?

Call your resort directly and ask about a deed-back or surrender program; several major brands offer these for free or a small processing fee. You can also try listing it for resale (even $1) on RedWeek or TUG, or ask a nonprofit whether it accepts timeshare donations. Keep paying fees until any transfer is legally recorded.

How to sell a timeshare for actual money?

Realistically, most weeks-based timeshares sell for $0 to a few hundred dollars, if at all. Branded points programs (Marriott, Hilton) hold more value. List on RedWeek, TUG, or eBay yourself, and never pay an upfront fee to a company claiming a buyer is already waiting.

Are timeshares scams or just bad investments?

Most timeshares aren't scams in a legal sense; they're disclosed contracts with real, if usually poor, resale value. The FTC's consumer guidance warns buyers to treat resale value skeptically and research independently before assuming a timeshare is a good investment. The scam risk concentrates in the resale and exit industry, where the FTC and state AGs have sued companies for deceptive upfront-fee practices.

How much is a timeshare, on average?

ARDA reported an average developer purchase price around $24,140 in 2023, with average annual maintenance fees near $1,205. Actual prices range from a few thousand dollars for older weeks-based units to $40,000 or more for larger points packages at premium resorts.

How much do timeshares cost per year in maintenance fees?

Most owners pay $1,000 to $2,300 a year in maintenance fees, and these typically rise 3% to 8% annually, sometimes more after a special assessment for storm damage or renovation. ARDA's 2023 data put the average fee around $1,205, though larger or luxury units run well above that.

How to sell timeshare when the resort won't help?

List independently on RedWeek, Timeshare Users Group, or eBay, pricing near $0 to attract a buyer willing to take over fees. If the resort won't buy it back, ask about any deed-back program anyway, since many are administered separately from resale desks. Avoid paying upfront fees to third-party resale brokers who cold-call you.

Is Timeshare Specialists Inc a legitimate company?

We haven't independently verified current licensing, complaint history, or business standing for this specific company, and that status can change. Before paying any exit company, check your state's Secretary of State business registry and your state attorney general's consumer complaint database directly rather than relying on the company's own marketing claims.

What is a timeshare rescission period and how long is it?

It's a legally required window after signing during which you can cancel your timeshare purchase for a full refund, no reason required. The length varies by state; Florida sets it at 10 calendar days under Florida Statutes Section 721.10. Confirm your specific state's rule and required cancellation method before the deadline passes.

Can you just stop paying a timeshare and walk away?

You can, but expect the HOA or developer to pursue foreclosure, and that foreclosure can appear on your credit report and potentially lead to a deficiency judgment in some states. We don't recommend stopping payments you legally owe; pursue a legitimate deed-back, resale, or documented exit process instead.

Do timeshare exit companies really work?

Some do complete legitimate cancellations or deed-backs; others take large upfront fees and deliver nothing, which is why the FTC and multiple state attorneys general have sued specific firms. Success depends heavily on the individual company's practices, so vet business registration, complaint history, and refund terms before paying anyone.

What happens to a timeshare when the owner dies?

The timeshare becomes part of the estate and typically passes to heirs through the will or state intestacy law. Heirs generally aren't personally liable for fees unless the deed transfers into their name or they act as if they've accepted it. Many states allow heirs to formally disclaim an inherited timeshare within a set period.

Sources

1. Federal Trade Commission v. Timeshare Exit Team et al., press release: FTC enforcement action alleging a timeshare exit company charged upfront fees and failed to deliver promised cancellations
2. FTC Consumer Advice, "Timeshares": States give timeshare buyers a rescission period to cancel the purchase shortly after signing, and timeshares are generally not good investments
3. American Resort Development Association (ARDA), State of the Vacation Timeshare Industry, 2023 report summary: Average developer purchase price and average annual maintenance fee data for the U.S. timeshare industry
4. Missouri Attorney General, consumer alert on timeshare resale scams: State attorney general consumer alert describing upfront-fee timeshare resale and exit scam patterns
5. Florida Statutes Section 721.10, Cancellation of contract: Florida's timeshare purchase cancellation (rescission) period is 10 calendar days
6. Uniform Law Commission, Uniform Disclaimer of Property Interests Act: Many states allow heirs to formally disclaim an inherited property interest, including a timeshare, within a statutory period