Last updated 2026-07-24
TL;DR
ARDA (American Resort Development Association) is the timeshare industry's trade and lobbying group, funded by developers like Marriott Vacations and Hilton Grand Vacations. It publishes industry stats and pushes state laws, but it does not regulate resorts, resolve owner complaints, or help you exit. For that, use your state's rescission law, your attorney general's office, or the FTC.
What is ARDA and does it regulate timeshares?
ARDA stands for American Resort Development Association. It is a trade association, meaning it is funded and run by the companies that sell timeshares, not a government agency and not a consumer protection body. Its members include the big public timeshare companies: Marriott Vacations Worldwide, Hilton Grand Vacations, Wyndham Destinations (now Travel + Leisure Co.), Bluegreen Vacations, and hundreds of resort developers and management companies. ARDA lobbies on behalf of the shared ownership industry in state legislatures and in Washington. That is a legitimate thing for an industry to do. Homebuilders have the NAHB, realtors have NAR, timeshare developers have ARDA. But it means ARDA's job is to grow and protect the timeshare business model, not to referee disputes between owners and resorts. If you file a complaint against your resort, ARDA is not the place to send it. There is no ARDA hotline that cancels contracts or negotiates your maintenance fee. Complaints about a specific timeshare company go to your state attorney general's consumer protection division or the FTC, both of which actually have legal authority to investigate and act under the FTC Act's unfair and deceptive practices standard [1]. ARDA also runs a related nonprofit arm sometimes called the ARDA Resort Owners' Coalition (ARDA-ROC), which lobbies specifically on owner-facing issues like rescission periods and resale fraud, again from the industry's point of view. It is worth knowing this group exists so you understand who is shaping the laws you're reading about, but it is not a consumer advocacy group in the way a state bar association's referral service or a nonprofit HOA is.
Are timeshares scams?
Timeshares themselves are legal products, not scams, in the sense that a Marriott or Hilton timeshare contract is a real, enforceable deal that delivers what it promises: a right to use a unit for a set period each year (or points toward one), in exchange for a purchase price plus ongoing maintenance fees. The scam risk sits mostly in two places. First, some sales presentations use high pressure tactics, misleading claims about resale value, or false promises that the timeshare is a good "investment" (it is not; timeshares almost never appreciate and resale prices routinely run a small fraction of the original purchase price). Second, and more dangerous once you own one, is the exit scam industry: companies that charge large upfront fees, sometimes $3,000 to $10,000 or more, promising to cancel your timeshare, and then do little or nothing. The FTC has sued multiple such companies for exactly this pattern. In a 2021 case, the agency charged a company called Timeshare Exit Team, along with related defendants, with taking consumers' money without providing the promised timeshare cancellation, alleging the defendants collected large upfront fees while leaving many consumers still on the hook for maintenance fees and, in some cases, damaged credit [2]. So the honest answer is: the timeshare product is legal but often oversold, and the exit help market is where actual fraud concentrates. Before paying anyone for an exit service, read our exit scam awareness guidance and check with your state attorney general's office for open complaints against that company.
How much do timeshares cost?
| Average purchase price (developer-direct) | $20,000 to $25,000 [3] | |
|---|---|---|
| Average annual maintenance fee | $1,000 to $1,300 [3] | |
| Typical annual fee increase | 3% to 8% per year (varies by resort) | |
| Resale market price | Often $0 to $3,000; many listed for $1 | |
| Upfront exit-scam fee demanded | $3,000 to $10,000+ (red flag, per FTC) [2] | The resale gap is the single most important number for anyone considering buying, or anyone trying to sell. Timeshares are not an appreciating asset, and the secondary market price is often a small fraction of what the original buyer paid. |
Purchase prices and ongoing fees vary a lot by brand, location, and unit size, but industry data gives a real baseline. ARDA's own annual State of the Vacation Timeshare Industry research, cited widely in trade press, has put the average U.S. timeshare interval price in the range of roughly $22,000 to $24,000 in recent years, with average annual maintenance fees in the range of roughly $1,000 to $1,200 [3]. Some points-based or larger unit products run well above that; luxury brand weeks can list for $30,000 to $50,000 or more at the time of sale. Maintenance fees are the part that surprises owners most, because they rise almost every year, often by 3% to 8%, regardless of whether the owner ever uses the week. Special assessments (one-time charges for hurricane damage, roof replacement, or renovations) can add hundreds or thousands of dollars in a single year on top of the regular fee. Here is a rough picture of what owners report paying, pulled from industry-reported averages rather than a single owner's bill: | Cost type | Typical range |
How to get out of a timeshare (or how to get rid of a timeshare)
There is no single button that gets you out of a timeshare, and anyone who tells you it is fast or simple is skipping steps. The realistic paths, roughly in order of how fast and cheap they are, look like this. First, check your rescission window. Every state that regulates timeshare sales gives buyers a short period, often measured in days, to cancel the contract for any reason, no explanation required, by sending written notice as specified in the contract and state law. This window is short and it starts at signing (or sometimes at contract delivery), so if you just bought and have any doubt, act now, not next month. The exact number of days differs by state; confirm your state's rescission window with your state attorney general's consumer page or the specific statute for where the resort is located, since it is the resort's state law, not your home state, that usually governs. Florida, for example, gives buyers 10 days to cancel under Fla. Stat. § 721.10 [4]. Our rescission by state guide walks through how to find and use that window. Second, if you're past rescission, ask your resort about a deed-back or surrender program. Many large operators, including Marriott Vacations, Hilton Grand Vacations, and Wyndham/Travel + Leisure, run some version of a deed-back or "exit" program that lets owners in good standing (fees paid, no big balance owed) give the deed back at no cost or low cost. These programs are not advertised loudly and eligibility rules vary, but they are the cheapest legitimate exit for many owners. Call your resort's owner services line and ask directly whether they have a deed-back, surrender, or transfer program. Third, consider resale, but go in with real expectations. Because resale prices are often near zero, you are usually looking to give the timeshare away, not profit from it, and you will likely need to cover closing costs or a transfer fee yourself to make it happen. Licensed timeshare resale brokers and closing companies exist; avoid anyone who asks for a large fee before finding a buyer. Fourth, for a fee, a title company or attorney can often process a deed-back or transfer for you if the resort agrees to accept the deed. This is the do-it-yourself path with professional paperwork help, and it typically costs far less than paying an exit company thousands of dollars to "negotiate" on your behalf. Fifth, and only after ruling out the above, some owners work with reputable timeshare attorneys for genuinely stuck situations (developer refuses any deed-back, contract fraud claims, etc.). Vet any attorney through your state bar's lawyer referral service, not through a cold call or infomercial.
How do you get out of a timeshare if you're past the rescission period?
Past rescission, your main levers are the developer's own deed-back or surrender program, a resale (often for $0 or a token amount), or, in narrow cases, walking away and letting the resort pursue collections or foreclosure, which will damage your credit and is not something we'd recommend as a strategy. Start by calling the resort directly and asking, in plain language, "Do you have a deed-back, surrender, or exit program for owners in good standing?" Many owners never ask because they assume the answer is no. Marriott Vacations, for example, has publicly discussed an owner-facing exit process in its investor materials and owner communications; Hilton Grand Vacations and Wyndham/Travel + Leisure have run similar programs at various points. Availability and terms change, so ask now rather than relying on something you read a year ago. If the resort says no, or you're behind on fees (which usually disqualifies you from a free deed-back), your options narrow to resale, hardship negotiation with the HOA over back fees, or, for people who are current on payments and want structured help gathering documents and drafting the surrender request themselves, a self-help toolkit. This is the point where our own $149 one-time Exit Kit Builder fits: it is not a law firm and it does not contact the resort for you or promise a cancellation, but it does organize the documents, deadlines, and template letters that owners in good standing typically need to request a deed-back or pursue resale on their own, instead of paying a company thousands of dollars to do the same paperwork. Whatever you do, never stop paying fees you owe as a strategy to force a resort's hand. Unpaid fees usually go to collections, can be reported to credit bureaus, and in some states can lead to foreclosure on the timeshare interest, which is worse for your credit than the timeshare itself. If you are behind, say so honestly to the resort or a consumer law attorney, but do not treat non-payment as an exit tactic.
How to sell a timeshare (or how to sell your timeshare)
Selling a timeshare works, but only if you go in understanding the market. Search a licensed resale platform or a broker who is a member of a recognized resale trade group, list at a realistic price (often $1 to a few hundred dollars for many resorts, since developer buyback and resale supply keep secondary prices low), and expect to pay closing and transfer fees yourself. A few concrete steps: get your current deed and most recent maintenance fee statement together first, since buyers and title companies will ask for both. Contact the resort's HOA or owner services to ask whether they charge a transfer fee and what their process requires (some resorts charge $100 to $500+ to process a change of ownership). Then list through a resale marketplace or licensed real estate broker in the state where the resort sits, since timeshare interests are real property in most states and often require a licensed broker to legally market for sale. Be skeptical of anyone who cold-calls you claiming they have a "buyer already lined up" for your specific unit and just need an upfront fee to close the deal. This is one of the most common resale scams state attorneys general warn about: a fake buyer, a fee collected, and no sale ever happens. Legitimate brokers earn commission at closing, not before, in the same way real estate agents do. If a sale looks unlikely (some resorts and unit types genuinely have zero market demand), a deed-back to the resort, if offered, or a straightforward gift-transfer to someone willing to take over the fees, is often more realistic than holding out for a buyer who may never come.
What role does ARDA play in timeshare laws and rescission periods?
ARDA and its affiliated coalition, ARDA-ROC, actively lobby state legislatures on timeshare law, including the length of rescission periods, disclosure requirements, and resale regulation. This is public and disclosed; ARDA publishes legislative priorities and testifies in state hearings. That means the rescission period you get (often in the range of 3 to 15 days depending on the state, though you must check your specific state) is, in part, the product of decades of negotiation between consumer advocates and an industry group that has an interest in keeping cancellation windows short. This is not a conspiracy theory; it is simply how trade associations work in every regulated industry, from insurance to timeshares to used cars. Knowing this doesn't change your legal rights, but it should change how you read anything published by ARDA about "owner satisfaction" or "industry best practices." Those are advocacy documents, not neutral research. When you want the actual rule that applies to your contract, go to the statute itself or your state attorney general's consumer protection page, not an ARDA press release [4].
What is the average cost of a timeshare and is it worth it?
Based on ARDA's own reported figures, the average U.S. timeshare interval sells in the low-to-mid $20,000s with an average annual maintenance fee around $1,000 to $1,200, though both numbers vary widely by brand and location [3]. Add annual fee increases of 3% to 8% and occasional special assessments, and a timeshare bought today for $24,000 could easily cost an owner $40,000 to $60,000 or more in fees over a 20-year holding period, well beyond the sticker price. Whether it's "worth it" depends entirely on usage. An owner who reliably uses their week or points every year, and who negotiated a reasonable purchase price (or bought resale for near-zero and just pays the transfer and annual fee), can get real vacation value. An owner who bought under pressure, rarely uses it, and watches maintenance fees climb every year while inflation and travel costs also rise, is often better off exiting than holding on hoping things improve. The math test we'd suggest: add up what you've paid in the last 3 years (fees plus any assessments) and divide by nights actually used. If that per-night cost is higher than a nice hotel in the same location, on the same dates, holding on is probably costing you more than it's giving back.
How do you spot a timeshare exit scam?
The clearest warning sign is a large upfront fee paired with a promise of quick results. The FTC's 2021 enforcement action against Timeshare Exit Team and related defendants alleged the company took consumers' money up front without providing the promised timeshare cancellation, part of a pattern the agency has targeted repeatedly in this industry [2]. Other red flags: unsolicited calls or emails claiming to have "a buyer already interested" in your unit; requests to pay via wire transfer or gift card (a payment method scammers favor because it's hard to reverse); pressure to sign paperwork the same day; and companies that discourage you from calling your resort or an attorney to verify anything. Legitimate resale brokers and attorneys don't need you to skip due diligence. Before paying anyone, check your state attorney general's website for consumer alerts or open actions against that specific company, and check the Better Business Bureau. See our timeshare exit companies breakdown and our exit scam awareness checklist before signing anything or sending any payment.
What should I do if I inherited a timeshare I don't want?
Inherited timeshares come with the same maintenance fee obligations as any other ownership, and many heirs don't realize this until the first bill arrives. The estate's executor, or the heir listed on the deed, generally has the option to disclaim the inheritance (formally refuse it) before accepting any benefit of it, which in some states can avoid taking on the ownership at all; this needs to happen through the probate process, so talk to the estate's attorney early, not after fees start piling up. If you've already accepted the timeshare (for example, the deed already transferred to your name), your options mirror any other owner's: ask the resort about a deed-back program, attempt a resale, or in some cases work with the resort on a hardship surrender given the circumstances. Some resorts have specific processes for heirs who don't want an inherited interest; ask directly rather than assuming you're stuck. Don't ignore statements hoping the problem disappears. Unpaid fees on an inherited timeshare can still go to collections and affect the estate or, depending on how title transferred, the heir's own credit.
Frequently asked questions
How to get out of a timeshare?
Check your rescission window first if you recently bought (it's short, often days, and varies by state). Past that, ask your resort about a deed-back or surrender program for owners in good standing. If that's unavailable, try resale through a licensed broker, and only consider an attorney or paid help after ruling those out. Never pay large upfront fees to a company promising fast cancellation.
How do you get out of a timeshare after the rescission period ends?
Call the resort and ask specifically about a deed-back or exit program; several major brands offer one for owners current on fees. If denied, list it for resale (often for a nominal price) or explore a hardship surrender with the HOA. Avoid companies charging thousands upfront with promised results, which the FTC has sued companies over in the past.
Are timeshares scams?
The timeshare product itself is legal, though often oversold as an investment (it isn't one). The real fraud risk sits in the exit and resale help industry, where the FTC sued Timeshare Exit Team in 2021 for taking upfront fees without delivering promised cancellations. Vet any company through your state attorney general's office before paying anything.
How much do timeshares cost?
ARDA's industry data puts the average U.S. timeshare purchase price in the low-to-mid $20,000s and average annual maintenance fee around $1,000 to $1,200, though prices range from a few thousand dollars to $50,000+ for luxury brands. Fees typically rise 3% to 8% a year, and special assessments can add thousands more in a single year.
How much are timeshares on the resale market?
Often very little. Because supply of unwanted timeshares far exceeds buyer demand, many resale listings run from $1 to a few hundred dollars, far below original purchase prices. Sellers typically still owe closing or transfer fees, so a resale is more about escaping future maintenance fees than recovering money.
How to sell a timeshare?
Gather your deed and latest maintenance fee statement, ask the resort about its transfer fee and process, then list through a licensed resale broker or marketplace in the resort's state. Price realistically; most resales go for very little. Avoid anyone who wants an upfront fee before finding a buyer, a common scam pattern.
How to sell timeshare fastest without getting scammed?
Use a licensed real estate broker in the resort's state, since timeshare interests are real property and often legally require licensed representation to market. Confirm the broker takes commission at closing only, never upfront. Cross-check any company against your state attorney general's consumer complaint database before signing anything.
How to get rid of a timeshare you can't sell?
If resale attempts fail, ask the resort directly about a deed-back or surrender program; many large operators offer one for owners current on fees. Some resorts also accept hardship surrenders. If none apply, consult a consumer law attorney found through your state bar's referral service rather than a cold-call exit company.
What is ARDA and is it a consumer protection agency?
ARDA (American Resort Development Association) is the timeshare industry's trade and lobbying group, funded by developers like Marriott Vacations, Hilton Grand Vacations, and Wyndham/Travel + Leisure. It represents industry interests in legislatures, not consumer complaints. For disputes or fraud concerns, contact your state attorney general's office or the FTC instead.
Does ARDA help owners cancel a timeshare contract?
No. ARDA has no complaint hotline, arbitration service, or cancellation process for individual owners. It is a lobbying and research organization for the industry. To cancel a contract, use your state's rescission statute within its window, or contact the resort directly about a deed-back program.
What is the rescission period for a timeshare?
Rescission periods are set by state law and vary, often from a few days to two weeks, depending on where the resort is located, not where you live. Florida sets its window at 10 days under Fla. Stat. § 721.10. Because the window is short, confirm the exact number of days with your state attorney general's consumer page or the specific statute immediately after purchase.
Can I stop paying maintenance fees to force the resort to take the timeshare back?
This isn't a strategy we'd recommend. Unpaid fees typically go to collections, can be reported to credit bureaus, and in some states can lead to foreclosure on the timeshare interest, which damages credit more than the timeshare itself costs. If you want out, pursue a deed-back, resale, or attorney consultation while staying current, or negotiate hardship terms openly with the HOA.
What happens if I inherit a timeshare I don't want?
Before accepting the inheritance through probate, ask the estate's attorney whether you can formally disclaim it, which in some states avoids taking on ownership and its fees entirely. If you've already accepted it, treat it like any other ownership: ask about a deed-back program, attempt resale, or discuss hardship options with the resort.
Sources
- FTC Act, Section 5 (15 U.S.C. § 45), unfair or deceptive acts or practices: The FTC has legal authority to investigate and act against unfair or deceptive practices, including in the timeshare industry
- FTC Press Release: FTC Action Halts Timeshare Exit Team's Deceptive Scheme Targeting Timeshare Owners (March 2021): FTC enforcement action against a timeshare exit company for taking upfront fees without delivering promised cancellations
- American Resort Development Association (ARDA), State of the Vacation Timeshare Industry, cited in ARDA news release archive via Business Wire: Average U.S. timeshare interval purchase price and average annual maintenance fee figures reported by industry research
- Florida Statutes § 721.10, Cancellation of contract: Florida's timeshare rescission period is 10 days, an example of state-specific statutory rescission rules
- Florida Statutes Chapter 721, Vacation and Timeshare Plans: Florida's timeshare statute governs disclosure requirements and rescission rules for resorts located in the state