Timeshare dues: what they cost, why they rise, and how to exit

Last updated 2026-07-26

what are timeshare dues, exactly?

Timeshare dues, almost always called "maintenance fees" on your bill, are the annual charge every owner pays to keep the resort running. The money covers housekeeping, landscaping, utilities, insurance, staff payroll, reserve funds for future renovations, and the management company's cut. If you own a fixed week, a floating week, or points in a system like Marriott Vacation Club or Hilton Grand Vacations, you owe dues whether you use your week or not. These fees are separate from your original purchase price. A lot of new owners don't fully grasp this at the sales table: you're more than buying a week of vacation, you're buying into a recurring bill that follows the deed (or the points contract) for as long as you own it, and in many cases, for as long as your heirs own it too. Dues get set by the resort's board or management company, usually once a year, based on a budget. Owners in a deeded HOA-style timeshare sometimes get a vote, but in practice, developer-controlled boards and large corporate management companies set the number and owners absorb it.

how much is a timeshare? what do timeshares cost upfront and every year?

The upfront price and the annual dues are two different numbers, and both matter more than most sales presentations let on. Upfront cost: According to the American Resort Development Association's (ARDA) 2024 State of the Vacation Timeshare Industry report, the average price of a timeshare interval was around $23,940 in 2023 ^[1]. Prices range enormously though, from a few thousand dollars for an older week-based resale unit up to $40,000+ for a new points package sold directly by a developer. Annual dues: ARDA's industry data puts the average annual maintenance fee at $1,388 in 2024 ^[1]. That's an average across the whole industry; fees at luxury coastal resorts or large point systems often run $1,500 to $2,500+ a year, and multi-unit owners pay that multiple times over. Special assessments: On top of routine dues, resorts can levy special assessments for storm damage, major renovations, or unexpected repairs. These aren't optional and aren't capped by any federal rule. Owners in hurricane-prone coastal resorts have reported assessments of $1,000 to $5,000 or more after major storms, on top of that year's regular dues. So the honest total cost of ownership isn't the sticker price. It's sticker price, plus dues every year for as long as you own it, plus whatever assessments show up, plus exchange company fees if you use RCI or Interval International to trade your week.

why do timeshare maintenance fees keep going up?

Three things drive most annual increases: inflation in labor and materials, aging buildings that need more upkeep, and reserve fund contributions that were underfunded when the resort was new. Industry surveys and owner-advocacy groups have tracked annual fee increases commonly landing in the 3% to 5% range, though increases above that aren't rare, especially right after a special assessment year or a major renovation cycle. That's consistently higher than typical wage growth for a lot of retirees and fixed-income owners, which is exactly why dues become unaffordable over a 10- or 20-year ownership horizon even if the fee felt manageable at purchase. Boards also tend to underfund reserves early on to keep initial fees attractive to buyers, then have to catch up later with bigger jumps or assessments. This isn't illegal, but it is a pattern worth knowing before you buy a resale unit: ask for the last five years of dues history and the reserve study, more than this year's number.

can you refuse to pay timeshare dues?

No, not without consequences. Dues are a contractual and often a lien-backed obligation tied to your deed. If you stop paying, the HOA or management company can charge late fees and interest, report the debt to collections, place a lien on the timeshare, and eventually foreclose, similar to a homeowner falling behind on regular HOA dues. Some states allow non-judicial foreclosure on timeshares specifically because the interest is real property. We're not going to tell you to just stop paying and see what happens. That approach can tank your credit, trigger a collections lawsuit, and in worst cases leave you owing a deficiency judgment even after the resort forecloses and takes the unit back. If dues have become unaffordable, the honest options are: negotiate a deed-back with the resort, sell or give away the interval through a legitimate transfer, or in rare cases pursue rescission if you're still inside your state's cancellation window. Walking away without a plan usually costs more than any of those.

are timeshares scams?

The timeshare product itself isn't automatically a scam, but the sales process and a huge secondary market of "exit" scams around it absolutely include scams, and the Federal Trade Commission has pursued action here directly. The FTC has brought cases against timeshare-exit companies alleging they took large upfront fees from consumers, in some cases thousands of dollars each, while failing to deliver the promised cancellation of the timeshare contract ^[2]. The FTC's consumer guidance on timeshares warns that a timeshare is usually a purchase you can't easily undo, and cautions that exit companies demanding large payment before any verifiable work is done are a red flag ^[3]. Separately, the resale and "we have a buyer waiting" scam is its own category: callers claim they have a buyer lined up for your unit, ask for an upfront "closing fee" or "tax," and then disappear. The Florida Attorney General's consumer protection division has published guidance warning residents about exactly this pattern in timeshare resale solicitations. So the fairest answer: timeshares are a legitimate, if expensive and illiquid, real estate product. But the exit and resale side of the industry is thick with bad actors, and you should assume any company demanding a large upfront fee before doing any verifiable work deserves real scrutiny.

how to get out of a timeshare: what are the actual legitimate paths?

There are four realistic exits, in the order most owners should try them. 1. Rescission (if you just bought). Every state gives new timeshare buyers a short cancellation window, often called a "cooling-off period," during which you can cancel for any reason and get your money back. The specific number of days varies significantly by state, so confirm your state's rescission window with your state attorney general's office or the contract itself rather than assuming a number. Florida's timeshare statute, for example, sets its own cancellation period under Fla. Stat. § 721.10 ^[4]. Follow the exact written notice procedure in your contract; verbal cancellation isn't enough almost anywhere. 2. Deed-back / voluntary surrender. Many developers, including Marriott Vacation Club, Hilton Grand Vacations, and Wyndham, now run their own deed-back or "exit" programs that let owners return a fully paid-off timeshare directly to the resort, sometimes for free, sometimes for a processing fee. This is the cleanest option if you qualify (usually requires the mortgage to be paid off and dues current). 3. Resale. You can sell, though timeshares resell for a fraction of purchase price, often near zero on the open market, because supply vastly exceeds demand. Licensed resale brokers and owner-to-owner marketplaces exist; avoid anyone who guarantees a sale price or asks for large fees before listing. 4. Give it away / donate. Some owners successfully transfer a deed to a family member, a charity that accepts timeshares, or even give it away for $1 through a proper deed transfer, just to stop the dues obligation. Always confirm the receiving party actually wants it and the transfer is recorded, or you can remain liable. For a state-specific breakdown of rescission rules, see how to get out of a timeshare and timeshare cancellation.

how do you get out of a timeshare that's paid off but still costs dues?

This is the most common situation ExitHonest readers write in about: no mortgage left, dues just keep climbing, and the family doesn't use the week anymore. Start with the deed-back program at your specific resort brand. Marriott Vacation Club, for instance, runs an owner-facing exit program for eligible paid-off weeks. Hilton Grand Vacations and Wyndham have similar programs, though eligibility rules (current on dues, no liens, sometimes a minimum ownership period) vary by brand and aren't guaranteed to accept every unit. If the resort won't take a deed-back, look at a licensed transfer company or a nonprofit that accepts timeshare donations, understanding upfront that most timeshares have negative resale value once you count ongoing dues, so "selling" for real money is unlikely for older or oversupplied resorts. Whatever route you pick, keep dues current until the transfer is fully recorded. A lien or foreclosure in process can kill a deed-back or donation deal, and can also follow you into collections even after you thought you'd walked away.

how to sell a timeshare (and why it's harder than selling a house)

Selling a timeshare is legal and sometimes possible, but the market works against you. Unlike a house, timeshares are massively oversupplied on the resale market: a lot of owners are trying to exit at the same time, and developers keep selling new inventory directly, which undercuts resale prices further. Realistic steps: get an honest valuation first (licensed timeshare resale brokers, or owner forums, can give you a reality check on what similar weeks actually sold for, not list for). List with a broker who charges a commission on sale, not a big fee upfront. Never pay a company that promises a buyer is "already waiting" and needs a fee to close, that's the single most common resale scam pattern flagged by state attorneys general. Expect most resale timeshares, especially points-based and older week-based units at non-luxury resorts, to sell for a small fraction of the original price, sometimes literally $1, because the buyer is really just taking over your dues obligation. If nobody will buy it even for free, that tells you something true about its actual market value, whatever the original brochure price implied.

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

When resale isn't realistic, deed-back and donation are your remaining honest paths, plus, rarely, working directly with the resort on a negotiated release. Some resorts will accept a deed-back specifically because an unwanted, dues-paying-but-unused unit still generates fee income for the HOA once someone new (even a charity or the resort itself) takes title; other resorts have no such program and will simply let it go to foreclosure if you stop paying, which damages your credit and can leave you liable for the dues that accrued before the foreclosure completed. A formal deed-back or "deedback" request, submitted in writing to the resort's owner services department, referencing your account number and confirming dues are current, is the cleanest paper trail. Some brands publish a specific email address or portal for this; check your annual dues statement or member portal for the current process, since it changes brand to brand. If you're working through the paperwork and comparing which path fits your situation, timeshare exit companies covers how to vet a paid exit-assistance company if you decide you want help, and what red flags should send you elsewhere. An honest DIY toolkit approach (the kind ExitHonest's $149 Timeshare Exit Kit is built around) walks through the deed-back request letters and documentation checklist without charging the thousands of dollars some exit companies bill upfront.

what's a special assessment, and can it really cost thousands more?

A special assessment is an extra charge beyond your regular annual dues, levied when the HOA needs money the reserve fund doesn't cover, most often after storm damage, a required renovation, or litigation costs. These aren't rare. Coastal resorts hit by hurricanes have issued assessments in the low thousands per owner, on top of that year's regular maintenance fee, to cover repairs insurance didn't fully pay for. There's no federal cap on how large a special assessment can be; state HOA and timeshare statutes vary on notice requirements and owner voting rights, but very few give owners the power to block a validly-noticed assessment outright. Before buying a resale timeshare, ask directly whether any special assessment has happened in the last five years and whether one is currently being discussed. If the seller or broker can't or won't answer, that's a real warning sign, more than an oversight.

how to spot a timeshare exit scam before you pay anyone

The FTC's core warning is simple: be very wary of any company that wants a large payment upfront before doing any verifiable work ^[3]. Legitimate deed-back and resale processes rarely require thousands of dollars in advance. Watch for these specific patterns, all flagged repeatedly by state consumer protection offices: a cold call claiming they have "a buyer already lined up" for your unit; pressure to wire money or pay by gift card; a company that tells you to stop paying dues immediately as part of their "process" (this is especially dangerous advice, since it can trigger foreclosure and credit damage before any exit is done); and refusal to put fee and refund terms in writing. Florida's Attorney General's office publishes consumer protection guidance addressing timeshare resale and exit solicitation complaints, warning residents to verify a company's standing and never pay large fees before services are rendered. The FTC has brought enforcement actions against timeshare exit companies showing what this looks like in practice: a company takes upfront fees and allegedly fails to deliver on cancellation promises, which is why the agency has sought court orders barring similar future conduct ^[2]. Before hiring anyone, check the company against your state attorney general's consumer complaint database. If you want a structured way to compare your options against known scam patterns, timeshare call list tracks which resort brands and legitimate transfer paths owners have reported working with, versus red-flag operators.

rescission windows: how much time do you actually have to cancel?

If you just signed a contract and are having buyer's remorse, this is the fastest and cheapest exit, but the clock is short and starts immediately. Every state sets its own rescission (cancellation) period for timeshare purchases, and the count of days differs meaningfully state to state, so don't assume a number you saw for a different state applies to you. Florida's timeshare act sets its cancellation procedure under Fla. Stat. § 721.10, requiring written notice sent by certified mail or another verifiable method within the statutory window ^[4]. Other states set their own separate periods under their own timeshare or real estate statutes. Confirm your specific state's rescission window directly with your state attorney general's consumer protection office or a licensed attorney, since getting the day count wrong means losing the right entirely. To rescind properly: reread your contract's cancellation clause first, it will state the exact procedure your state requires. Send written notice, not a phone call, using the method specified (often certified mail, return receipt requested). Keep copies of everything, including the postmark. Don't rely on a verbal promise from the salesperson that you can "just call to cancel later," that's not how rescission law works in any state ExitHonest has reviewed. For the state-by-state specifics, see how do you get out of a timeshare and how to get out of timeshare.

what should you do if you inherited a timeshare with dues you don't want?

Inheriting a timeshare doesn't automatically mean you're stuck. In most states, an heir or estate representative can decline (disclaim) an inherited interest, though the legal steps and deadlines for a formal disclaimer vary by state probate law, and disclaiming has to happen before you accept any benefit of the property. If the estate has already accepted the timeshare and dues are now in your name, you're back to the same menu: try the resort's deed-back program first, since inherited paid-off units are often the easiest case for a developer to accept back. If the resort won't take it, a licensed transfer or donation path is next. Don't let dues sit unpaid "because it's not really mine." Once your name is on the deed, or once you've probated the estate and taken title, the dues obligation and any lien risk apply to you the same as any other owner.

Frequently asked questions

How to get out of a timeshare?

Four realistic paths: rescind during your state's cancellation window if you just bought (confirm the exact days with your state attorney general), request a deed-back from the resort if it's paid off, sell through a licensed resale broker, or transfer/donate the deed. Never stop paying dues as a strategy; that risks foreclosure and collections before any exit completes.

How do you get out of a timeshare fast?

The fastest legitimate exit is rescission, but only if you're still inside your state's cooling-off window, which starts the day you sign. Send written cancellation notice exactly as your contract specifies, usually certified mail. Outside that window, deed-back programs typically take weeks to months; resale can take much longer with no guarantee.

How to sell a timeshare?

List with a licensed timeshare resale broker who charges commission on sale, not a big fee upfront. Get an honest valuation first; most resale units sell for a small fraction of original price because supply far exceeds demand. Never pay anyone who claims to already have a buyer waiting and needs a fee to close.

How to sell timeshare interests you no longer want?

Same process as any timeshare sale: verify realistic resale value first, work with a licensed broker or reputable owner marketplace, and keep dues current until the sale actually closes. If no buyer emerges even at a token price, a deed-back to the resort or a donation transfer is usually more realistic than continuing to try to sell.

How to get rid of a timeshare nobody wants to buy?

Try the resort's own deed-back or surrender program first; many major brands accept paid-off, dues-current units back directly. If that's not available, look at licensed transfer companies or nonprofits that accept timeshare donations. Keep paying dues until any transfer is fully recorded, or you risk a lien or foreclosure mid-process.

Are timeshares scams?

The product itself isn't automatically a scam, but the FTC has sued exit companies over large upfront fees charged for cancellation services that allegedly weren't delivered, and state attorneys general warn about resale scams claiming a buyer is already lined up. Treat any company demanding thousands upfront before verifiable work as a serious red flag.

How much is a timeshare?

ARDA's 2024 industry report put the average timeshare interval price at roughly $23,940 in 2023, though prices range from a few thousand dollars on the resale market to $40,000-plus for new developer-sold points packages. That's before annual dues, which averaged $1,388 in 2024.

How much do timeshares cost every year in dues?

The industry average annual maintenance fee was $1,388 in 2024 per ARDA's State of the Vacation Timeshare Industry report. Fees at larger or luxury resorts often run $1,500 to $2,500 or more, and increases of 3% to 5% a year are common, sometimes higher after a special assessment.

How much are timeshares if you buy resale instead of new?

Resale prices are typically far below developer prices, sometimes just a few hundred to a few thousand dollars, because supply from owners trying to exit vastly exceeds buyer demand. You still owe full annual dues and are subject to any special assessments regardless of what you paid for the unit itself.

Can you just stop paying timeshare maintenance fees?

No. Unpaid dues can trigger late fees, collections, a lien on the timeshare, and eventual foreclosure, which can also hurt your credit and in some cases leave you owing a deficiency balance. If dues are unaffordable, pursue a deed-back, sale, or transfer instead of simply not paying.

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

A special assessment is an extra charge beyond annual dues, usually for storm damage, major renovation, or reserve fund shortfalls. Coastal resorts have issued assessments in the low thousands of dollars per owner after hurricanes. There's no federal cap on the amount, and few state laws let owners block a validly-noticed assessment.

How long is the rescission period to cancel a timeshare?

It varies by state, so there's no single national number. Florida's timeshare statute (Fla. Stat. § 721.10) sets its own written-notice cancellation procedure; other states set their own separate day counts under their own statutes. Confirm your specific state's window with your state attorney general's office before assuming any figure applies to you.

Can you get out of a timeshare you inherited?

Possibly, if you act before formally accepting the estate's interest; most states allow an heir to disclaim an inheritance before taking any benefit from it, though the deadline and procedure follow state probate law. Once dues are in your name, the same exit options apply: deed-back, resale, or transfer.

Sources

1. American Resort Development Association (ARDA), State of the Vacation Timeshare Industry 2024: Average timeshare interval price around $23,940 and average annual maintenance fee of $1,388 in 2024
2. FTC v. Transfer Solutions Processing, LLC, et al. (timeshare exit fee enforcement action): FTC action against a timeshare exit company alleging large upfront fees were charged without delivering promised contract cancellation
3. Federal Trade Commission, Consumer Advice: "Thinking of Buying a Timeshare?": FTC warning that a timeshare is usually a purchase you can't easily undo, and caution against large upfront exit-company fees
4. Florida Statutes § 721.10, Cancellation of contract: Florida's timeshare statute sets a written-notice cancellation procedure for rescinding a timeshare purchase contract
5. Consumer Financial Protection Bureau, complaint data on timeshare and vacation club debt collection: Consumer complaint data reflects disputes over timeshare debt collection, liens, and foreclosure practices following unpaid dues