Average timeshare maintenance fees in 2025: what owners pay

Last updated 2026-07-26

What is the average timeshare maintenance fee in 2025?

Most owners are paying somewhere between $1,000 and $1,400 a year in base maintenance fees, with the American Resort Development Association (ARDA) putting the average at $1,281 annually in its most recent owner research ^[1]. That number is an average across a mixed bag of unit sizes and resort types, so plenty of owners pay less and plenty pay a lot more. ARDA has tracked this figure for years through its State of the Vacation Timeshare Industry research, and the trend line only goes one direction: up. Fees for a studio or one-bedroom unit at a mid-tier resort commonly land in the $800 to $1,200 range. A two-bedroom or larger unit at a branded resort (Marriott Vacation Club, Hilton Grand Vacations, Disney Vacation Club) can run $1,500 to $2,500 or more per year ^[1]. These numbers cover the base annual assessment only. They do not include special assessments for storm damage, roof replacement, or that time the HVAC system needs a full overhaul across the property. Owners get hit with those separately, and they are not optional just because you didn't budget for them. If you're trying to figure out whether your bill is normal or you're getting fleeced, compare it against your unit size and resort tier, not against a friend's completely different contract. A studio week at a roadside resort and a three-bedroom lockoff at a beachfront flagship property are not the same product, and the fee gap reflects that.

How much does a timeshare cost to buy in 2025?

Timeshare purchase prices vary enormously depending on brand, location, and whether you buy resale or from the developer. ARDA's industry data puts the average per-interval purchase price for a timeshare at roughly $23,940 as reported in its consumer research ^[1]. Developer-direct sales at branded resorts routinely run $20,000 to $40,000 or higher for a one-bedroom annual week, with luxury or fixed-week beachfront units going well past that. Resale prices tell a very different story. Because timeshares have almost no resale market liquidity, the same interval that sold for $25,000 from the developer might list on the resale market for a few hundred dollars, or even $1 with the buyer covering transfer fees. That mismatch is the single biggest thing prospective buyers misunderstand: a timeshare is a right to use, not an appreciating asset, and the secondary market prices it accordingly. Points-based systems (Marriott Vacation Club, Hilton Grand Vacations, Wyndham) price by the point, with packages starting around $10,000 to $15,000 for a modest annual allotment and climbing fast from there depending on how many points you buy and when. So when someone asks how much a timeshare costs, the honest answer is: it depends entirely on brand, season, unit size, and whether you're buying new or used. The gap between those numbers can be a factor of 50 or more.

Why do timeshare maintenance fees keep going up every year?

Maintenance fees rise because resort operating costs rise, and most contracts include an annual escalation clause that lets the HOA or management company increase fees automatically. Common clauses cap increases at a percentage (often 10 to 15% per year) or simply peg them to actual costs plus a management fee, with no hard cap at all. The underlying costs are real. Property insurance, especially in coastal and hurricane-prone states, has spiked hard since 2022. Florida's Office of Insurance Regulation has approved numerous residential and commercial property rate increases in recent years as reinsurance and claims costs climbed statewide, and those filings are searchable through the agency's rate filing system ^[2]. That pressure flows straight through to resort HOA budgets in coastal markets. Utilities, staffing, and refurbishment cycles (most resorts commit to refreshing units every 5 to 7 years per brand standards) add to the base. There is also a structural issue: as more owners default or walk away from older, aging-inventory resorts, the fixed costs of running the property get spread across a shrinking pool of paying owners. Fewer payers means each remaining owner's share goes up, even if the resort's total budget stays flat. This is one reason inherited timeshares at older resorts can carry disproportionately high fees relative to their market value.

What is a special assessment and how much can it cost?

A special assessment is a one-time (or occasionally multi-year) fee charged on top of your regular maintenance bill, usually to cover an unbudgeted repair, a natural disaster, or a legal settlement. They are legal, they are enforceable under most state HOA and timeshare statutes, and they can be large. After major hurricanes, coastal resorts in Florida, the Carolinas, and the Gulf Coast have levied special assessments running anywhere from a few hundred dollars to $3,000 or more per interval to cover storm damage and insurance deductibles. Some multi-site trusts have also issued assessments tied to litigation costs or major structural repairs across their portfolio. Here's the part owners often miss: your contract almost certainly obligates you to pay special assessments as a condition of ownership, the same as the annual fee. Skipping it can trigger the same default and foreclosure process as skipping your regular maintenance bill. If you're facing a big assessment and considering walking away, understand the collections risk before you decide, and don't assume silence is a strategy.

How do maintenance fees compare across timeshare brands and unit sizes?

Unit type / brand tier	Typical annual maintenance fee (2024-2025)
Studio, budget/independent resort	$600 - $900
One-bedroom, mid-tier resort	$900 - $1,300
Average across all owners (ARDA)	$1,281 [1]
Two-bedroom, branded resort (Marriott, Hilton, Disney)	$1,500 - $2,200
Three-bedroom or lockoff, luxury/beachfront	$2,200 - $3,000+
Points-based system, moderate annual allotment	$1,000 - $1,800	These are general ranges pulled from industry reporting and typical resort fee schedules, not a quote for your specific unit. Your actual bill depends on your resort's budget, your unit's size and season, and whether a special assessment landed on top of the base number this year. One pattern worth noting: branded resort fees have generally grown faster than independent-resort fees over the last decade, partly because branded properties commit to more frequent refurbishment cycles and carry higher insurance costs on beachfront property.

Are timeshares scams?

The timeshare product itself is legal in every US state, regulated, and not inherently a scam, but the sales process has a long, well-documented history of high-pressure tactics and misleading claims, and a separate scam industry has grown up around owners trying to get out. The Federal Trade Commission enforces Section 5 of the FTC Act against unfair or deceptive acts in commerce, and it has brought actions targeting resale and exit operations that promised guaranteed buyers or rental income and then took upfront fees without delivering ^[3]. The FTC's guidance to consumers considering an exit company is direct: check the company's history with your state attorney general and local consumer protection office before you pay anyone, and be skeptical of unsolicited calls claiming a buyer is waiting. Several state attorneys general, including Florida's, have brought enforcement actions against timeshare exit and resale companies for collecting large upfront fees and never delivering ^[4]. So the honest answer is layered: buying a timeshare from a developer is a legitimate, if often overpriced and pressure-sold, real estate or vacation product. But if someone calls you out of the blue promising to sell your timeshare fast, or claims they can cancel your contract for a large upfront fee with no risk to you, that is where the real scam risk lives. Treat any unsolicited exit or resale offer with real suspicion, verify licensing, and never wire money to someone you found through a cold call. For a rundown of red flags specific to the exit industry, see our guide on timeshare exit companies.

How do you get out of a timeshare?

There are basically four legitimate paths out, and the right one depends heavily on your timing and your resort's policies. There is no single button that works for everyone, and anyone who tells you otherwise is selling something. First, rescission. Every state gives new buyers a short window to cancel a timeshare purchase with no penalty, no reason required. The exact number of days varies by state, so confirm your state's rescission window through your state attorney general's consumer protection page or your purchase contract before you assume you've missed it. If you're still inside that window, this is by far the cleanest exit. Second, a deed-back or surrender program run directly by the resort or brand. Many major operators now offer these programs for owners current on their payments who simply want out; check with your specific resort or see our overview of how to get out of a timeshare for how these typically work. Third, resale, though as noted above the secondary market is weak and you should expect to net little or nothing, and possibly pay someone just to take it off your hands. Fourth, working through the exit process methodically with your own paperwork, records, and direct contact with the resort, which is what our $149 Timeshare Exit Kit is built to help you organize. We don't contact the resort for you and we don't promise a guaranteed outcome; the kit gives you the document checklist, letter templates, and state-specific rescission information to run the process yourself.

How do you sell a timeshare (and is it worth trying)?

Selling is legal and sometimes worthwhile, but go in with realistic expectations: most timeshares resell for a small fraction of the original purchase price, and many list for $1 just to get out of the maintenance fee obligation. Sites like the licensed timeshare resale marketplaces and owner forums are the common venues; avoid anyone who calls you first promising a buyer already lined up, since that is a classic upfront-fee scam pattern the FTC has flagged repeatedly ^[3]. Before listing, get a clear picture of what you actually owe: outstanding loan balance, current maintenance fee, any pending special assessment, and whether the resort charges a transfer fee to re-title the deed. A buyer will want all of that disclosed, and undisclosed assessments are a common source of post-sale disputes. If your unit is at a well-known branded resort in a desirable location and season, you may find a legitimate resale buyer through a licensed real estate broker who specializes in timeshare resale, particularly in Florida where timeshare resale activity falls under the state's real estate licensing and timeshare statutes ^[5]. If your unit is an older, points-poor week at an oversupplied resort, expect a long wait and little to no return, and factor that into whether a deed-back or surrender program is a faster, cheaper path.

What happens if you stop paying maintenance fees?

Stopping payment on a timeshare you still own triggers the same collections and foreclosure process as any other real estate debt, and it can damage your credit. Most timeshare contracts allow the resort or HOA to pursue collections, report delinquency to credit bureaus, and eventually foreclose on the deeded interest, similar to a home mortgage default, though the process and timeline vary by state and by whether your timeshare is deeded or a right-to-use contract. We are not going to tell you to stop paying fees you still legally owe, and no legitimate exit resource should either. If you're behind or falling behind, that is exactly the moment to move fast on a legitimate deed-back, surrender, or documented rescission claim rather than letting the account go delinquent while you shop around. If you've already stopped paying and are getting collection calls, talk to the resort directly about hardship or surrender options, and consider consulting a licensed attorney in your state who handles timeshare or real estate default matters. Foreclosure on a timeshare interest generally hurts your credit report the same way any foreclosure does, and some contracts also allow a deficiency judgment for fees owed, as the Consumer Financial Protection Bureau explains in its general foreclosure guidance ^[6].

How do I know if a timeshare exit company is a scam?

The clearest warning sign is a large upfront fee paired with a promise of a sure thing. Legitimate rescission is a legal right you can often exercise yourself for free within your state's window. Legitimate deed-back and surrender programs, where they exist, are usually run directly by the resort at low or no cost to owners in good standing. The FTC has specifically warned owners to be wary of companies that claim they can guarantee your exit, and to check any company's standing with your state attorney general and the Better Business Bureau before paying anything ^[3]. Florida's Attorney General has pursued several timeshare exit and resale companies for deceptive practices, including cases involving upfront fees collected with no service delivered ^[4]. Practical checklist before you pay anyone: verify the company's business license in its home state, ask for a written contract with a specific refund policy, confirm they are not asking you to stop paying your resort during the process, and search the company name plus "attorney general" or "complaint" before signing anything. If a caller found you through a list of timeshare owners and claims urgency ("this offer expires today"), that pressure tactic alone is reason enough to hang up. Our timeshare call list breaks down which callers are worth engaging and which to block.

What should I actually do if my maintenance fees keep rising?

Start by getting your numbers straight: pull your last three years of maintenance fee statements and see the actual percentage increase, not your gut feeling about it. If it's climbing faster than the cap in your contract allows, that's worth raising directly with the HOA or resort in writing. If the fees have simply outpaced what the vacations are worth to you, your realistic options are deed-back/surrender (best if you're current on payments and the resort offers one), resale (best if you're at a desirable branded resort and can accept a low or zero return), or working the exit process yourself with organized documentation. Rescission only helps if you're still inside your state's window, which for most owners closed years ago. What's rarely worth it: paying a third-party company thousands of dollars upfront for a promise it can't really back up. Do the math. A $149 documentation kit or a few hours with your own paperwork costs a lot less than a $3,000 to $6,000 upfront exit company fee, and you retain full control over the process either way. For a full walkthrough of the do-it-yourself route, our guide on how do you get out of a timeshare covers the paperwork sequence step by step, and timeshare cancellation covers the rescission-specific process in more detail.

Frequently asked questions

How much is a timeshare on average in 2025?

The average purchase price for a timeshare interval is roughly $23,940 according to ARDA industry data, though prices range from a few thousand dollars for a small resale unit to $40,000 or more for a new developer-direct purchase at a branded beachfront resort. Resale prices are often a small fraction of the original cost.

How much are timeshare maintenance fees per year?

The average annual maintenance fee is about $1,281 as of ARDA's most recent owner data, with a typical range of $800 to $2,500 depending on unit size, resort brand, and location. These fees usually rise every year and don't include occasional special assessments.

How do you get out of a timeshare?

The main legitimate routes are rescission within your state's cancellation window, a deed-back or surrender program offered by your resort, resale (often for little or no money), or working through the exit paperwork yourself with organized documentation. Avoid any company demanding a large upfront fee with a promised result.

How do I sell a timeshare?

List through a licensed timeshare resale broker or a reputable owner resale marketplace, disclose your loan balance, current fees, and any pending special assessment upfront, and expect a low sale price, often near $0 to $1 plus transfer costs. Avoid callers who claim they already have a buyer lined up and want a fee first.

Are timeshares scams?

The timeshare product itself is a regulated, legal vacation ownership structure, not inherently a scam, but sales tactics can be aggressive and misleading. The bigger scam risk today is in the exit and resale industry, where the FTC warns owners to be cautious of companies charging upfront fees with promised results.

How to get rid of a timeshare you inherited?

Check whether the estate formally accepted the timeshare during probate; in some cases heirs can disclaim the interest. If it's already yours, contact the resort about a deed-back or surrender program, or consider resale if the location is desirable, since inherited units at older resorts often carry high fees relative to their resale value.

What is the rescission period for a timeshare purchase?

Every state sets its own rescission window, and it's typically short, often measured in days rather than weeks. Confirm your specific state's rule through your state attorney general's consumer protection page or your purchase contract, since the exact number of days and required cancellation method vary by state.

Can a timeshare company force me to pay a special assessment?

Yes. Special assessments are generally enforceable under the same contract terms as your regular maintenance fee, and skipping one can trigger the same default and collections process. Special assessments after major storms have run from a few hundred dollars to $3,000 or more per interval at some coastal resorts.

What happens if I stop paying my timeshare maintenance fees?

The resort or HOA can pursue collections, report the delinquency to credit bureaus, and eventually foreclose on your deeded interest, similar to defaulting on a mortgage. This can damage your credit for years. If you're struggling to pay, contact the resort about hardship or surrender options rather than letting the account go delinquent.

Is it worth paying an exit company to cancel my timeshare?

Often not, especially if the company demands thousands of dollars upfront and promises a sure outcome, which the FTC specifically warns against. Rescission, deed-back programs, and self-directed paperwork cost far less and put you in control. Verify any company's licensing and complaint history with your state attorney general before paying anything.

How much do timeshare exit companies typically charge?

Upfront-fee exit companies commonly charge anywhere from $2,000 to $8,000 or more, often collected before any work is done. Several state attorneys general have taken enforcement action against companies in this space for collecting fees without delivering results, so verify licensing and get a written refund policy before paying anyone.

Do timeshare maintenance fees ever go down?

Rarely. Maintenance fees are tied to actual resort operating costs, insurance, and refurbishment schedules, and almost all contracts allow annual increases. A decrease would require the resort's budget to shrink, which is uncommon; more often fees rise steadily and occasionally spike with a special assessment.

Sources

1. American Resort Development Association (ARDA), industry data on average annual maintenance fees and purchase prices, as cited in ARDA consumer-facing research summaries: average annual maintenance fee (~$1,281) and average purchase price (~$23,940)
2. Florida Office of Insurance Regulation, Property Insurance Stability Report: Florida property insurance rates have risen sharply in recent years, affecting resort operating costs
3. Federal Trade Commission, "Timeshares and Vacation Plans" consumer alert (archived guidance on timeshare resale and exit offers): FTC warning about upfront-fee exit and resale scams and guidance to check companies before paying
4. Florida Office of the Attorney General, press release on timeshare exit company enforcement action: state attorney general enforcement actions against timeshare exit/resale companies for deceptive practices
5. Florida Statutes, Chapter 721 (Vacation and Timeshare Plans), Section 721.20 (resale services and rescission disclosures): Florida timeshare resale and rescission rules, including licensing requirements for resale activity
6. Federal Trade Commission Act, Section 5 (15 U.S.C. § 45), unfair or deceptive acts or practices: legal basis for FTC enforcement against deceptive timeshare exit and resale schemes
7. Consumer Financial Protection Bureau, "What is a foreclosure?" consumer guidance: foreclosure process and credit impact for defaulted real estate debt, including deeded timeshare interests