Last updated 2026-07-25
TL;DR
A new Wyndham timeshare typically costs $10,000 to $40,000+ upfront (sometimes more for larger point packages), plus annual maintenance fees averaging around $1,000 to $1,600 that rise most years. Resale prices are far lower, often under $3,000, because developers won't buy back and demand is weak.
How much does a Wyndham timeshare actually cost?
The purchase price for a new Wyndham Destinations (now Travel + Leisure Co.) points package usually falls between $10,000 and $40,000, depending on how many points you buy and where you buy them. Sales presentations often start with smaller packages, then push "just a little more" to hit a bonus tier. That's how many owners end up with $25,000 to $50,000 in developer debt on a contract they signed in a single afternoon. On top of the purchase price, expect a loan if you financed through Wyndham. Developer financing on timeshares commonly carries interest rates in the high teens, sometimes 15% to 18% or more, far above a typical personal loan or mortgage rate. The Consumer Financial Protection Bureau collects consumer complaints about timeshare loans through its public complaint database, and unaffordable payments and aggressive sales tactics show up repeatedly in those filings [1]. Then there's the annual maintenance fee, which never stops. Wyndham owners typically report fees in the range of $1,000 to $1,600 a year for a mid-size points package, and larger ownerships or those with multiple contracts can pay several thousand. So the honest total cost of owning is this: purchase price (often financed at high interest), plus yearly maintenance fees that rise, plus occasional special assessments for storm damage, renovations, or shortfalls in the resort's operating budget. None of that includes what you'll actually spend to travel and use the points.
How much do timeshares cost compared to hotels or rentals?
| Upfront purchase | $10,000-$40,000+ | $0 | |
|---|---|---|---|
| Annual maintenance fee | ~$1,000-$1,600/year | $0 | |
| Cost to book the week | Points already "paid for" | $1,500-$3,500 (varies by location/season) | |
| Special assessments | Possible, unpredictable | None | |
| Resale value if you stop wanting it | Often near $0-$3,000 | N/A | The pitch is that you "lock in" future vacations at today's price. In practice, maintenance fees rise most years, special assessments hit without warning, and the flexibility to skip a year without losing money doesn't really exist, because you're still on the hook for the fee. If you use your week every single year for a decade and never miss one, the math can look better. Most owners don't use it every year. |
This is the math that catches people off guard once the sales pitch wears off. A week at a comparable resort booked through a hotel chain or vacation rental site often costs less, especially once you count what you already paid upfront for the timeshare and the maintenance fee you pay whether you travel or not. Here's a rough comparison for a one-week stay in a two-bedroom unit at a mid-tier resort destination: | Cost component | Wyndham timeshare (owned) | Hotel/rental (no ownership) |
Are timeshares scams?
The ownership product itself is legal and regulated, so "timeshare" as a category isn't a scam by definition. But the sales process, and separately, a large exit-scam industry around getting rid of timeshares, absolutely includes scam-level behavior, and regulators have said so directly. The Federal Trade Commission has flagged companies that charge large upfront fees to cancel a timeshare and then deliver nothing [2]. State attorneys general have sued timeshare exit companies for taking thousands of dollars in upfront fees and failing to cancel a single contract; Florida's Attorney General has pursued exactly this pattern in consumer protection actions [3]. Separately, the sales tactics used to sell timeshares (high-pressure closing rooms, "today only" bonuses, understating maintenance fee increases, overstating resale value) have generated years of consumer complaints tracked through the CFPB's complaint system [1]. So the fairest answer: timeshares are a real, legal product that is frequently oversold through pressure tactics, and the exit side of the industry has a genuine scam problem that costs consumers real money. Both things are true at once. If you're comparing your options, read up on timeshare exit companies before paying anyone a large upfront fee to get you out.
How do you get out of a timeshare?
There are basically four legitimate paths, and no company can promise any of them will work for your specific contract, so be skeptical of anyone who claims otherwise. First, rescission. Every state gives new timeshare buyers a short window to cancel penalty-free, no reason needed, if you act within the deadline in your contract and under your state's law. This window is short, often measured in days, and varies by state, so confirm your state's rescission window before assuming you've missed it. Send your cancellation in writing, by the method your contract specifies, and keep proof of the date you sent it. Second, a deed-back or surrender program. Wyndham has offered exit programs in the past for owners current on payments and fees, sometimes requiring you to be paid in full or current with no delinquencies. These programs are not a sure path out and are not the same as a legal right, and availability changes, so you'd need to confirm current terms directly with the company. This publication does not contact resorts or developers on a reader's behalf. Third, resale. You can try to sell your timeshare on the resale market, though as covered below, resale values for Wyndham points are typically low, sometimes near zero once you factor in transfer fees. Fourth, working through an attorney or a structured self-help process to understand your contract, your state's consumer protection laws, and what standing (if any) you have, especially if you believe you were misled during the sales presentation. If your ownership was inherited and you never wanted it, that's a distinct situation worth researching separately, since some states have specific processes for disclaiming inherited property. Whatever path you pick, do not stop paying your maintenance fees or loan while you're researching. Missed payments can trigger delinquency, credit damage, and collection action regardless of whether your exit ultimately succeeds. For a full walkthrough of the legitimate options, see how to get out of a timeshare and how to get out of timeshare.
How do you sell a timeshare, and what will you actually get for it?
Selling is legal and sometimes possible, but set expectations low. Wyndham points contracts frequently resell for a few hundred to a few thousand dollars, far below the original purchase price, because the developer doesn't buy back timeshares and demand from other buyers is limited. Some contracts, especially smaller point packages or older deeded weeks, sell for essentially nothing, or the seller has to pay someone to take over the fees. If you want to try, list on a reputable timeshare resale marketplace or through a licensed real estate agent who specializes in timeshare resale in your state (many states require a real estate license to broker these sales). Never pay a large upfront fee to a company that promises it has a buyer lined up; that's one of the most common exit-scam setups the FTC and state AGs warn about [2][3]. A legitimate resale broker typically earns a commission on a successful sale, not a big fee before any sale happens. Realistically, ask yourself whether selling for near-zero dollars and being done with the maintenance fees forever is a better outcome than continuing to pay $1,000-plus every year for an ownership you don't use. For a lot of owners, the math says yes.
How to get rid of a timeshare without falling for a scam
The exit-scam playbook is consistent enough that you can spot it before you send money. Watch for a cold call or ad claiming a company has been "authorized" or "assigned" to cancel your specific timeshare, pressure to pay a large fee (often $2,000 to $10,000+) upfront before any work is done, promises that your timeshare will be canceled or your credit protected no matter what, and instructions to stop paying your maintenance fees or mortgage during the process. The FTC advises checking with your state attorney general and consumer protection office for complaints against any company before you pay it a dime [2]. Florida's Attorney General's office has issued consumer alerts about timeshare resale and exit fraud targeting Florida owners specifically, since so many timeshare resorts sit in that state [3]. Before paying anyone, check a company against your state attorney general's consumer complaint database, ask for the cancellation or deed-back to happen in writing with your name on the recorded document (more than a promise), and never wire money or pay by gift card, both classic red flags in fraud complaints. Compare a few options and read reviews from actual state bar associations or Better Business Bureau filings, more than testimonials on the company's own site. A searchable list of numbers for state consumer protection offices, licensing boards, and where to report bad actors is available at our timeshare call list.
What is a rescission window, and how do you use it for a Wyndham purchase?
Rescission is your legal right, under state law, to cancel a newly signed timeshare contract without penalty within a short window after signing. It exists specifically because timeshare sales presentations are high-pressure, and lawmakers wanted a cooling-off period. Every state that regulates timeshares sets its own deadline, commonly measured in a handful of calendar days from the date you signed or received required disclosure documents, whichever the statute specifies. Florida, for instance, gives buyers a 10-day cancellation period under its timeshare law, which states that a purchaser "has the right to cancel the contract until midnight of the 10th calendar day following the date the contract is executed" [4]. Because these windows are short and vary, don't assume you have a particular number of days; confirm your state's rescission window against your actual contract and your state's timeshare statute or attorney general's consumer guidance. To cancel during rescission: reread your contract for the exact cancellation instructions (some require certified mail, some allow email or fax, and using the wrong method can create a dispute later), send your written cancellation before the deadline using a method that gives you proof of the date sent, keep copies of everything, and don't rely on a verbal promise from a salesperson that they'll "take care of it." If you're inside your window right now, this is by far the cheapest and cleanest way out, and it costs you nothing but a stamp or an email. See timeshare cancellation for state-by-state specifics.
What if you inherited a Wyndham timeshare you never wanted?
Inherited timeshares are a common way people end up owning something they never agreed to buy, and the annual maintenance fee becomes the heir's problem the moment the deed or contract transfers, in states where timeshares are deeded real property. If the estate is still in probate, an executor can sometimes disclaim (formally refuse) the interest before it transfers, which avoids taking on the obligation in the first place. This needs to happen through the probate process and generally within a limited time, so talk to the estate's attorney early rather than after fees start piling up. If you've already inherited and the transfer is done, your options are largely the same four covered above. Rescission won't apply since you didn't sign a new purchase, but deed-back/surrender programs, resale, or working through the developer's owner services department (not a third-party exit company you haven't vetted) are the realistic paths. Don't ignore mail from the resort assuming the debt will disappear; unpaid maintenance fees can lead to collections and, in deeded-property states, liens against the timeshare interest itself.
How to think about the DIY paperwork cost versus paying someone else
Wyndham's exit paths mostly involve the same categories of paperwork: a written cancellation or surrender letter, supporting documents (your contract, ID, proof of current standing on fees), and sometimes a notarized deed-back agreement. None of this legally requires paying a $3,000 to $8,000 upfront fee to an exit company, and the FTC's core warning is that many companies charging exactly that fee don't deliver results [2]. Some owners reasonably decide they'd rather pay a flat, modest fee for organized document templates, a checklist, and letter drafts than spend a weekend figuring out the right format and mailing address from scratch, especially if they're juggling a rescission deadline. That's the gap our $149 one-time Exit Kit Builder is built for: templates and a step-by-step process, not a promise to cancel your contract for you and not a substitute for legal advice. We are not a law firm, we don't contact Wyndham or any resort on your behalf, and we don't guarantee any outcome. If your situation is complicated (disputed fraud claims, active foreclosure, bankruptcy overlap), talk to a licensed attorney in your state. Whatever route you take, keep paying what you currently owe until a cancellation, rescission, or deed-back is actually completed and confirmed in writing. Stopping payments preemptively is one of the fastest ways to turn a fee dispute into a credit and collections problem.
How much does a Wyndham timeshare cost in total over 10 years?
Run the numbers on a mid-size package: $20,000 purchase price, financed at roughly 17% APR over 10 years (a common range for developer financing based on rates consumers report to the CFPB [1]), comes out to total financed payments well above $30,000 once interest is included, using standard loan amortization math. Add maintenance fees starting around $1,200 a year and rising, conservatively, 3% to 5% annually (fee increases vary widely by resort and year), and 10 years of fees alone adds roughly $14,000 to $16,000. Put those together and a $20,000 purchase can realistically cost an owner $45,000 to $50,000 or more over a decade, before counting special assessments, travel costs to use the points, or exchange fees if you book through an external exchange network. That's the number sales presentations don't walk you through, and it's the number worth having in your head before you sign anything, or before you decide whether to keep paying on a timeshare you already own.
Frequently asked questions
How much is a Wyndham timeshare?
New Wyndham points packages typically sell for $10,000 to $40,000 or more depending on the size of the package, plus annual maintenance fees usually in the $1,000 to $1,600 range that tend to rise most years. Financing, if used, often carries high interest, commonly in the mid-to-high teens APR.
How much do timeshares cost per year in maintenance fees?
Wyndham owners commonly report annual maintenance fees in the $1,000 to $1,600 range for a mid-size points package, though larger units or multiple-contract owners can pay several thousand dollars a year. Fees are separate from the purchase price and continue whether or not you use your week.
Are timeshares scams?
Timeshare ownership itself is a legal, regulated product, not inherently a scam. But sales tactics are frequently high-pressure and misleading, and a well-documented exit-scam industry charges upfront fees for cancellations that never happen, which the FTC and multiple state attorneys general have taken enforcement action over.
How do I get out of a timeshare?
Four realistic paths: cancel during your state's rescission window if you recently bought, ask about a deed-back or surrender program if you're current on payments, try reselling (expect a low price), or consult an attorney about your specific contract. Never pay a large upfront fee to a company promising to cancel your contract no matter what.
How do I sell a timeshare?
List with a licensed timeshare resale broker or a reputable resale marketplace, and expect a low sale price, often a few hundred to a few thousand dollars, since developers don't buy back timeshares and resale demand is limited. Avoid any company demanding a large upfront fee before finding a buyer.
How to get rid of a timeshare fast without losing money to a scam?
Check any company you're considering against your state attorney general's complaint database first. Legitimate rescission (if you're still in the window) costs you nothing but a properly sent cancellation letter. Deed-back programs and resale take longer but also don't require large upfront fees to a third party.
What is the rescission period for canceling a timeshare?
Every state sets its own rescission window, and it's short, often just a matter of days from signing. Florida's is 10 calendar days under its timeshare statute. Because it varies by state and can depend on when disclosure documents were delivered, confirm your specific state's rescission window against your contract rather than assuming a standard number of days.
Can I stop paying my Wyndham maintenance fees while I try to exit?
No. Stopping payments before a cancellation, rescission, or deed-back is actually completed and confirmed in writing can trigger delinquency, collections, and credit damage, regardless of whether your exit attempt eventually succeeds. Keep paying what you currently owe until the exit is finalized.
What happens if I inherit a Wyndham timeshare I don't want?
If the estate is still in probate, an executor may be able to formally disclaim the interest before it transfers to you, avoiding the obligation entirely; ask the estate's attorney early. If the transfer already happened, your options are the same as any owner: deed-back programs, resale, or legal consultation, not rescission, since you didn't sign a new purchase.
Is buying a timeshare resale cheaper than buying new from Wyndham?
Yes, often dramatically. Resale contracts for Wyndham points frequently sell for a small fraction of the original developer price, sometimes under $3,000, because the resale market has weak demand and developers don't compete on price against their own resale listings.
How much does it cost to hire an exit company to cancel a timeshare?
Exit companies commonly charge $2,000 to $10,000 or more upfront, and the FTC and multiple state attorneys general have documented cases where companies took these fees and failed to deliver a cancellation. There's no fixed "normal" price because much of this fee structure is exactly what regulators warn about.
Do timeshare maintenance fees go up every year?
Not by contractual guarantee in every case, but in practice, fees rise in most years across the industry, sometimes announced with little notice, and can jump sharply through special assessments after storm damage or major renovations. Multi-year fee history for your specific resort is the best predictor, not industry averages alone.
Sources
- Consumer Financial Protection Bureau, Consumer Complaint Database: Timeshare loans generate consumer complaints about high interest rates and unaffordable payments
- Federal Trade Commission, "Thinking about getting out of your timeshare?" Consumer Advice: FTC warning on timeshare exit scams and upfront fee schemes
- Florida Office of the Attorney General, consumer alert on timeshare resale and exit scams: Florida AG consumer alerts on timeshare resale and exit fraud
- Florida Statutes, Chapter 721 (Real Estate Timeshare Act), Section 721.10 (Cancellation): State law establishes a rescission/cancellation period for timeshare purchases
- Consumer Financial Protection Bureau, "What is a timeshare?" Ask CFPB: CFPB consumer guidance describing timeshare ownership structure and financial risks
- Cornell Law School, Legal Information Institute, 15 U.S. Code Section 45: Legal basis for FTC enforcement against deceptive timeshare exit company practices