How much is a timeshare per year? real cost breakdown

Last updated 2026-07-25

how much is a timeshare per year, on average?

The average timeshare maintenance fee was about $1,270 per year in 2023, according to the American Resort Development Association (ARDA), the timeshare industry's own trade group ^[1]. That figure is an average across the whole US market, so plenty of owners pay less and plenty pay a lot more, depending on the resort brand, unit size, and location. Maintenance fees are the recurring bill every owner pays regardless of whether they use the week or not. They cover housekeeping, staffing, utilities, insurance, reserve funds for future renovations, and the management company's cut. They are separate from the original purchase price and separate from special assessments, which are one-time (or not-so-one-time) extra bills for big repairs. Here's the range you'll actually see reported: smaller studio units at budget resorts might run $600 to $900 a year. Large 2- and 3-bedroom units at name-brand resorts (Marriott Vacation Club, Hilton Grand Vacations, Disney Vacation Club) commonly run $1,500 to $2,500 or more per year. Luxury or high-demand locations can push past $3,000. Points-based systems bill by point ownership, so a family that bought a lot of points to guarantee big units or peak weeks pays proportionally more. The key thing that surprises new owners: this fee is not fixed for life. It's billed annually and the resort's HOA-style board (or the management company) sets it each year, almost always upward.

how much do timeshares cost to buy in the first place?

Purchase prices vary enormously depending on brand, unit size, points allotment, and whether you buy from the developer or on the resale market. ARDA's State of the Vacation Ownership Industry report put the average timeshare purchase price at roughly $23,940 ^[1]. Developer-direct sales for major branded systems commonly range from $15,000 to $40,000 for a one-bedroom week or equivalent points package, and can go higher for larger units, prime weeks, or fixed-week deeded ownership at popular locations. Resale prices are a different world entirely. Because timeshares have almost no secondary market liquidity, the same week that sold for $25,000 from the developer might resell for $2,000, $500, or literally $1 on the resale market, plus closing costs. That gap is the single biggest reason financial advisors and consumer agencies warn that a timeshare is a right to use, not an investment ^[2]. The Consumer Financial Protection Bureau's own guidance describes a timeshare as a right to use a property rather than a traditional ownership investment, and notes resale value is typically far below purchase price ^[2]. If you're financing the purchase (many buyers do, often through the developer at high interest rates), add loan interest to the true annual cost. Developer financing rates in the 12% to 18% range are common in the industry and are rarely disclosed clearly at the point of sale.

what's the real total cost per year, all in?

Maintenance fee	$1,000 to $2,500+
Special assessment (when levied)	$300 to $3,000+, not every year
Loan payment (if financed, years 1-10)	$1,500 to $4,000
Property tax (deeded weeks, varies by state)	$50 to $300
Exchange company fees (RCI, Interval International)	$100 to $250	A financed owner in years one through ten can easily be paying $3,000 to $7,000 a year once you count the loan payment plus maintenance fee. A paid-off owner who bought resale for almost nothing might be paying $1,200 to $2,000 a year in maintenance fees alone, which is still real money for a week of vacation you may or may not use. And maintenance fees don't stay flat. ARDA data and multiple consumer-side analyses show fees rising an average of roughly 3% to 5% a year, often outpacing general inflation, especially after storm damage, litigation, or major renovation cycles hit a resort [1]. A $1,270 fee compounding at 4% a year becomes about $1,880 in 10 years and around $2,780 in 20 years, without a single special assessment.

Add up the pieces and the real annual cost of owning a timeshare looks like this for a typical owner: | Cost component | Typical annual range |

what is a special assessment, and how much can it cost?

A special assessment is an extra bill, on top of your regular maintenance fee, that the resort levies when the reserve fund can't cover a big expense: storm damage, a new roof, elevator replacement, mandated fire safety upgrades, or litigation settlements. There's no federal cap on how big a special assessment can be. It's set by the resort's board or management company under the terms of the timeshare declaration and state condominium/timeshare law. Special assessments after major hurricanes have run into the thousands of dollars per owner at some Gulf Coast and Caribbean-adjacent resorts. Owners at resorts hit by hurricanes Ian, Harvey, and other storms have reported assessments in the $1,000 to $5,000+ range on top of their normal fee, according to owner complaints filed with state attorneys general and consumer forums. These aren't optional. Failing to pay a maintenance fee or special assessment can result in the resort placing a lien on the timeshare interest and, eventually, foreclosure on the timeshare, similar to how an HOA can foreclose on unpaid dues under state condominium and timeshare statutes. This is the part timeshare salespeople rarely walk you through at the presentation: you're agreeing to an open-ended obligation, not a fixed annual membership fee.

are timeshares scams?

The timeshare product itself is legal in all 50 states and regulated at the state level, so calling the entire industry a scam isn't accurate. But the sales tactics used at many presentations, and a large ecosystem of exit scams that prey on frustrated owners, absolutely warrant the word. The Washington State Attorney General's office sued Reed Hein & Associates (doing business as Timeshare Exit Team) for deceptive practices, including charging large upfront fees, and reached a settlement requiring the company to pay more than $24 million to consumers ^[3]. Common red flags include high-pressure companies that demand payment before doing any work, cold callers who claim they have a buyer 'ready to close' on your unit, and firms that tell you to stop paying your maintenance fees while they 'negotiate' (an instruction that can tank your credit and trigger foreclosure, and one you should never follow based on a stranger's promise). Separately, the original sales presentation itself is a known pressure environment. State attorneys general and consumer protection offices regularly field complaints about high-pressure timeshare sales tactics, undisclosed fee escalation, and misrepresented resale value. If a salesperson tells you a timeshare is 'a great investment' or that it 'always appreciates,' that claim conflicts with the CFPB's own guidance describing timeshares as a right to use rather than an appreciating asset, with resale value typically well below purchase price ^[2]. Bottom line: the ownership structure is legitimate and legal. Whether any specific sale to you was fair, honestly disclosed, and worth the price is a separate question, and a lot of owners reasonably conclude the answer is no once they see the real annual cost.

how to get out of a timeshare (and how to get rid of a timeshare) legitimately

There are basically four legitimate paths off a timeshare, in order of how fast and cheap they typically are: 1. Rescission. Every state gives new buyers a window to cancel with no reason and no penalty, but the window is short and starts the day you sign. It might be as few as 3 days or as many as 15, depending on the state, so confirm your state's rescission window immediately if you just bought and are having second thoughts. Follow the cancellation instructions in your contract exactly and send written notice, ideally by certified mail. See how to get out of a timeshare for the mechanics state by state. 2. Deed-back or surrender programs. A growing number of major resort brands (Marriott, Hilton, Wyndham, Bluegreen among others) run their own deed-back or 'exit' programs that let owners in good standing hand the deed back, sometimes for free, sometimes for a fee. These only work if your fees are paid current and the resort chooses to accept it; it's not a right, it's a courtesy program. 3. Resale. You can try to sell on the resale market yourself or through a licensed timeshare resale broker. Be realistic about price: most resale timeshares sell for a small fraction of the original purchase price, and many list for $1 just to transfer the deed and stop the fee obligation. See how to sell a timeshare resources for realistic pricing guidance. 4. Working directly with the resort or a consumer-side exit process, rather than paying a third-party company thousands upfront. Many owners have success calling the resort's owner services line directly and asking about hardship deed-back or surrender options before paying anyone else. Our timeshare call list has the direct numbers for major brands. What you should never do: stop paying your maintenance fees or loan on the promise of a company you just met, sign anything you haven't read fully, or wire money to anyone claiming to have a 'ready buyer.' No legitimate company can promise you a specific cancellation outcome, and any company that says otherwise is telling you something they cannot deliver.

how do you get out of a timeshare if the rescission window already closed?

If your rescission window has passed, you have three realistic options left: pay it off and use it, deed it back if the resort allows, or sell/transfer it, usually for close to nothing on the resale market. There is no federal law that lets you cancel a timeshare at any time for any reason once the state rescission period ends. Some states have narrow additional protections (for example, cancellation rights tied to specific disclosure violations), but these are fact-specific and usually require proving the resort didn't follow its own state's disclosure requirements at the time of sale. This is genuinely a case where reviewing your closing documents with a licensed attorney in your state can matter, especially if you believe you were misled about fees, rescission rights, or the resale value at the time of purchase. Deed-back programs are the most realistic no-cost or low-cost exit for owners with fees current. Wyndham's Cancellation Program and Marriott Vacation Club's ownership transitions team are examples of developer-run exit paths; availability and eligibility rules change, so check directly with your specific resort's owner services department. See how to get out of timeshare for a longer walkthrough of these programs by brand. If you go the resale or transfer route, expect to pay closing and transfer costs even on a $1 sale, and expect the process to take weeks to months, not days.

how to sell a timeshare (and what it's actually worth)

Selling a timeshare for real money is uncommon. The resale market for timeshares is famously illiquid: supply badly outstrips demand because so many owners want out and so few buyers want in. ARDA and independent resale marketplaces both show that resale prices routinely land well below the original developer price, and many listings never sell at all. Realistic steps if you want to try: - Get your maintenance fee balance to zero first; almost no buyer or even a $1 deed-back will take on a timeshare with a fee balance owed.

• List through a licensed timeshare resale broker or a reputable marketplace rather than paying an upfront 'we'll sell it for you' fee to a company you found through a cold call.
• Price it based on actual recent resale comps for your resort and unit type, not what you paid. Search completed (more than listed) sales if the marketplace shows them.
• Be prepared to walk away with $0 to a few hundred dollars, or even to pay a small closing/transfer fee just to get the deed off your name. That is a normal, common outcome, not a failure on your part. If a company calls you out of the blue claiming they already have a buyer lined up for your specific unit, be skeptical. That is one of the most common opening lines in timeshare resale scams tracked by state attorneys general consumer protection divisions.

how much does hiring a timeshare exit company cost, and is it worth it?

Timeshare exit companies typically charge somewhere between $2,000 and $10,000 upfront, based on patterns documented in state attorney general enforcement actions against firms in this space ^[3]. Some charge in installments; some ask for the full amount before starting any work. The Washington State Attorney General's case against Reed Hein & Associates (Timeshare Exit Team) shows a recurring pattern: high upfront fees, promises that owners would be released from their contracts, and advice to stop paying maintenance fees, which then damaged owners' credit and triggered resort collections or foreclosure actions before any exit was delivered. The settlement required the company to pay over $24 million in restitution to consumers ^[3]. That doesn't mean every paid exit service is a scam. But it does mean you should ask hard questions before paying anyone: Is any fee held in escrow until the exit is actually completed? What's the company's actual legal authority to negotiate with the resort? Can they show you verifiable, checkable outcomes rather than testimonials? Do they tell you to stop paying, and if so, walk away. A lower-cost alternative some owners use is a self-directed exit toolkit that walks you through the deed-back request process, the rescission letter format, and the resort's own surrender program paperwork, without a company claiming it will contact the resort on your behalf or promising a specific outcome. ExitHonest's $149 Timeshare Exit Kit is built for that: a one-time cost, templates and checklists for deed-back requests and rescission letters, and no promise of an outcome nobody can honestly make. Compare that to a $5,000 upfront fee for a company making the same kind of promise with no escrow protection.

how much do timeshares cost compared to a regular vacation rental?

This is the comparison most owners never run before they buy, and it's the one that usually changes their mind. Take a $1,270 average annual maintenance fee, plus a financed purchase price averaged over 10 years (say $24,000 at 13% interest, roughly $360/month or about $4,300/year for that period), and you're at roughly $5,500+ per year for one week of accommodation in a fixed or points-based system. A comparable week in a nice 2-bedroom condo through a standard vacation rental platform, in a similar destination and season, commonly runs $1,500 to $3,500 depending on location and time of year, with zero long-term obligation, no maintenance fee, no special assessment risk, and full flexibility on where and when you go. Once the loan is paid off, the timeshare's ongoing cost drops to just the maintenance fee (and occasional assessments), which can make it look more competitive for owners who use their week every single year without fail. But ARDA's own industry surveys and independent travel-cost comparisons consistently show that flexible rental options cost less for owners who don't use their week every year, don't want the same location every year, or end up paying to rent out or bank their week through an exchange company instead of using it directly.

how do timeshare fees compare across major brands and unit types?

Budget/independent resort, studio or 1BR	$600 to $1,000
Mid-tier branded (Wyndham, Bluegreen), 1-2BR	$900 to $1,600
Premium branded (Marriott, Hilton, Disney), 1-2BR	$1,200 to $2,200
Large/luxury units, 3BR+, peak season	$2,000 to $3,500+
Points-based systems	Billed per point; scales with total points owned	These ranges reflect patterns reported across owner forums, resale listings that disclose current fees, and industry reporting, not a single official source, because no government agency publishes a master fee table across all resorts. If you're evaluating a specific timeshare, ask the seller (or current owner, on resale) for the last three years of maintenance fee statements and any special assessment notices, in writing. That history tells you far more than the current year's number alone.

Published maintenance fee ranges vary by brand and unit size, and resorts update fees annually, so treat these as general ranges rather than current-year quotes: | Ownership type | Typical annual maintenance fee range |

what should I do before I sign anything or pay anyone?

Slow down. The number one thing that turns a bad timeshare purchase into a financial disaster is signing under pressure at the sales presentation, and the number two thing is paying an exit company upfront without checking it out. Before signing at a presentation: ask for the full contract and fee schedule in writing, ask specifically what the maintenance fee has been for the past five years (more than the current promotional year), and ask what happens if you miss a payment. Confirm your state's rescission window before you leave the building, and calendar the deadline the moment you get home. Before paying any exit company: check the company's name plus 'complaint' with your state attorney general's consumer protection office and with the Better Business Bureau. The Consumer Financial Protection Bureau's guidance on timeshares is a good baseline reference for what's normal and what's a red flag ^[2]. Never pay for a service that starts with 'stop paying your maintenance fees.' And if you're just researching your options right now, that's the right instinct. Compare your state's actual rescission deadline, your resort's specific deed-back program eligibility, and realistic resale pricing before committing money to any exit path. For a structured starting point, see our exit kit builder, or start with how do you get out of a timeshare for the decision tree most owners in your position use first.

Frequently asked questions

How much is a timeshare per year on average?

The average annual maintenance fee is about $1,270, according to ARDA's State of the Vacation Ownership Industry report. Add loan payments if financed, occasional special assessments, and exchange company fees, and total annual costs commonly range from $1,200 for a paid-off resale unit to $5,000+ for a newly financed developer purchase.

How much do timeshares cost to buy?

ARDA reports an average developer purchase price of roughly $23,940. Prices range widely, from about $10,000 for smaller or off-peak units up to $40,000+ for large units at name-brand resorts. Resale prices are typically a small fraction of the original price.

How much are timeshares on the resale market?

Often very little. Many timeshares resell for a few hundred dollars, and some are listed for $1 just to transfer ownership and end the fee obligation. Buyers are scarce because ongoing maintenance fees and assessments make the product unattractive compared to renting.

How do you get out of a timeshare?

Four main paths: rescind during your state's cancellation window if you just bought, ask the resort about a deed-back or surrender program if fees are current, sell or transfer through a licensed resale broker, or in rare cases pursue legal review if disclosure violations occurred at sale. Never stop paying fees based on a stranger's promise.

How to sell a timeshare?

Get any owed maintenance fees to zero first, then list through a licensed timeshare resale broker or reputable marketplace using real comparable sold prices, not your original purchase price. Expect a low sale price or even a $0 to small-fee transfer. Avoid companies that demand upfront fees and claim to already have a buyer.

How to get rid of a timeshare with no resale value?

If it won't sell, ask your specific resort about its deed-back or surrender program; several major brands run these for owners current on fees. If that's not available, consult a licensed attorney in your state about your options, since remedies vary and no company can legally promise a specific cancellation outcome.

Are timeshares scams?

The ownership structure itself is legal in all 50 states, so it isn't a scam by definition. But high-pressure sales tactics and a large industry of exit scams charging upfront fees while promising unrealistic outcomes are real problems state attorneys general have taken enforcement action over. Research any company before paying.

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

It's an extra bill beyond your regular maintenance fee, charged when the resort needs money for major repairs, storm damage, or litigation costs not covered by reserves. There's no cap; owners at storm-damaged resorts have reported assessments from $1,000 to $5,000 or more on top of normal fees.

Do timeshare maintenance fees go up every year?

Usually, yes. Industry patterns show average increases of roughly 3% to 5% per year, sometimes faster after major repairs or storm damage. A $1,270 fee compounding at 4% annually grows to about $1,880 in 10 years and roughly $2,780 in 20 years.

How much does a timeshare exit company cost?

Typically $2,000 to $10,000 upfront, based on patterns seen in state attorney general enforcement actions against exit companies. Some charge in installments. Be wary of any company that demands full payment before doing work or promises a specific cancellation outcome, since no legitimate company can honestly promise that.

Can I cancel my timeshare after the rescission period ends?

Generally no, not simply by changing your mind. Once your state's rescission window closes, your remaining paths are a resort deed-back program (if eligible), resale or transfer, or a legal review if you believe the resort violated state disclosure requirements at the time of sale.

Is it cheaper to rent a vacation home than own a timeshare?

Often yes, especially for owners who don't use their week every year. A financed timeshare can cost $5,000+ per year once loan payments and fees are combined, while a comparable rental week commonly runs $1,500 to $3,500 with no long-term obligation or assessment risk.

Sources

1. ARDA (American Resort Development Association), State of the Vacation Ownership Industry 2023: Average annual maintenance fee (~$1,270) and average purchase price (~$23,940) figures
2. Consumer Financial Protection Bureau, "What is a timeshare?": Timeshares are a right to use, not a traditional investment, and can be difficult to sell
3. Federal Trade Commission, 16 CFR Part 310 (Telemarketing Sales Rule): Federal rule restricting upfront fees for certain services, relevant to timeshare resale/exit fee practices
4. Washington State Office of the Attorney General, press release on Reed Hein & Associates (Timeshare Exit Team) settlement: Enforcement action against a major timeshare exit company for deceptive upfront-fee practices and instructing owners to stop paying fees; $24 million settlement
5. Florida Statutes, Chapter 721 (Real Estate Timeshare Plans), Section 721.10 (Cancellation): State-level rescission period example showing statutory cancellation rights and timeframe for timeshare purchases
6. California Business and Professions Code Section 11238 (Timeshare cancellation rights): State-level statutory rescission window example for timeshare contracts