Can I cancel a timeshare purchase? Here's how it works

Last updated 2026-07-26

Can I cancel a timeshare purchase after signing?

If you just signed, probably yes. Every US state and Puerto Rico gives timeshare buyers a rescission period, sometimes called a "cooling off" period, during which you can cancel for any reason and get your money back. The catch is that this window is short and it starts running the moment you sign, not when you get home and think it over for a week. The Federal Trade Commission's general Cooling-Off Rule (16 CFR Part 429) covers door-to-door sales over $25, but most timeshare rescission rights actually come from state-specific timeshare statutes, not the federal rule ^[1]. That means the exact number of days depends on where the resort is located or where you signed, not where you live. Florida gives buyers 10 calendar days from the date of signing or the date you got the closing documents, whichever is later ^[2]. California's window is 7 calendar days under its Vacation Ownership and Time-Share Act ^[3]. Some states run as short as 3 days. You genuinely need to confirm your state's rescission window using the actual contract and the citation for that state, because guessing here costs people their refund. To cancel, follow the method your contract specifies exactly, usually written notice sent by certified mail with a return receipt, sometimes fax or a specific email address the developer designates. Don't just call and verbally say you want out. Florida's statute, for example, requires the cancellation notice in writing and says the developer must refund the buyer within 20 days of receiving it ^[2]. Keep a copy of everything you send and every confirmation you get back. If you're past the window, this article still has an answer for you: see the sections on deed-backs, resale, and exit companies below. And if you want a structured way to organize your own cancellation attempt, our how to get out of a timeshare guide walks through it step by step.

How long is the rescission period, state by state?

Florida	10 calendar days	Fla. Stat. § 721.10 [2]
California	7 calendar days	Cal. Bus. & Prof. Code § 11238 [3]
Texas	6 calendar days	Tex. Prop. Code § 221.041 [4]
Nevada	5 calendar days	Nev. Rev. Stat. § 119A.410 [5]
South Carolina	5 calendar days	S.C. Code § 27-32-90	This table is a starting point, not a substitute for reading your own contract and pulling the actual statute for the state where you signed. Some states count business days, some count calendar days including weekends, and a couple exclude the day you signed from the count entirely. When in doubt, act as if the shortest possible reading applies and get your cancellation notice out the same day or the next business day. Waiting to "think about it" is the single most common reason people lose a rescission right they actually had.

There's no single national number. Rescission periods for timeshare purchases range from about 3 to 15 calendar days depending on the state, and a few states measure from signing while others measure from receipt of the last required disclosure document. This is one of those details where being off by even a day can mean losing your refund. | State | Rescission window (approx.) | Statute |

How do you get out of a timeshare after the rescission period ends?

Once rescission has passed, you're no longer canceling a purchase, you're exiting an ownership, and that's a different, slower process. There isn't a federal law that lets you walk away from a validly signed timeshare deed just because you changed your mind a year later. From here, your realistic paths are: a deed-back or surrender program run by the resort itself, selling or giving away the timeshare on the resale market, hiring a legitimate exit company or attorney to negotiate release, or in rare cases letting the debt go to collections or foreclosure if you stop paying (which damages your credit and can trigger deficiency judgments in some states, so it's not something to do casually). A growing number of major developers now run their own deed-back or "exit" programs. Marriott Vacation Club's Exit Program and Wyndham's Cancellation Program let owners in good standing (fees paid, no big balance owed) hand the deed back for free or a modest processing fee, though acceptance isn't automatic and depends on the resort's inventory needs. These are worth checking first, before paying anyone else a dime. If the resort won't take it back, resale is next, and you should set expectations honestly: most timeshares resell for a few hundred dollars, sometimes literally $1, sometimes nothing, because the resale market is flooded with far more sellers than buyers. The American Resort Development Association's industry data shows timeshare owners paid a national average of about $24,140 for their interval , but resale prices routinely run 80 to 90% below that. If someone offers to "list and sell" your timeshare fast for an upfront fee, be skeptical; see the scam section below. For a deeper walkthrough of which path fits your situation, our guides on how to get out of timeshare and how do you get out of a timeshare cover the decision tree in more detail.

How to sell a timeshare (and what it's really worth)

You can sell a timeshare through the resort's own resale desk (if it has one), a licensed timeshare resale broker, or a marketplace like the Timeshare Users Group or RedWeek. What you can't reasonably expect is to get back what you paid. Developer-sold timeshares include steep sales commissions and marketing costs baked into the original price, and none of that value transfers on resale. Before listing anything, get current on maintenance fees and confirm there's no outstanding loan balance, because most buyers (and resorts processing a transfer) won't touch a unit with fees owed or a lien attached. Be honest with yourself about price. Search completed listings for your same resort and week on a resale marketplace before you set an asking price; if comparable units are listed at $500 or less, pricing yours at $8,000 will just mean it sits unsold for years. Watch for the classic "we have a buyer already lined up" call. This is one of the most common timeshare resale scams: a caller says a buyer wants your unit, but you need to pay a "closing fee," "transfer tax," or "title fee" upfront before the sale can happen. There is no verified buyer. Real, legitimate resale transactions typically don't require you to pay hundreds of dollars before any money changes hands, and licensed real estate brokers in most states are barred from collecting large upfront fees for a promised sale that hasn't happened yet.

How to get rid of a timeshare you inherited

Inheriting a timeshare doesn't obligate you to keep it, but you do have to actively deal with it. You can disclaim the inheritance (formally refuse it) before you accept any benefit of ownership, which in most states means filing a written disclaimer with the probate court within a defined period, often nine months under state law modeled on the Uniform Disclaimer of Property Interests Act. Once you've accepted the deed, paid a fee, or used the unit, disclaiming usually isn't available anymore, so speed matters here too. If disclaiming isn't possible or the estate has already transferred the deed to you, your options are the same as any other unwanted timeshare: check whether the resort has a deed-back program, try resale (even for $0), or work through a structured exit process. Don't assume you're stuck just because a relative signed the original contract; the debt and the deed are what matter, not who bought it originally. One thing that trips people up: maintenance fees don't stop because the owner died. If nobody formally transfers or disclaims the interest, fees keep accruing and can eventually go to collections against the estate. Talk to the estate's executor and, if the numbers are meaningful, an estate attorney, before you assume this will just quietly go away.

How much do timeshares cost, really?

The upfront purchase price and the ongoing fees are two separate numbers, and both matter more than people expect going in. According to the American Resort Development Association's 2023 State of the Vacation Ownership Industry report, the average timeshare buyer paid roughly $24,140 for their timeshare interval . That figure covers a single week or points package at a resort-branded developer, and it varies enormously by brand and destination; a fixed week at a smaller independent resort can run a few thousand dollars, while a large points package at a name-brand resort can run into the $30,000 to $50,000+ range. Then there's the part people underweight: annual maintenance fees. ARDA's data puts the average annual maintenance fee around $1,170 per interval , and these fees are not fixed. They rise most years, often faster than general inflation, and resorts can also levy special assessments for large repairs (a new roof, hurricane damage, elevator replacement) on top of the regular fee. A timeshare that looked affordable at purchase can become a real financial burden a decade in in when fees have climbed 3 to 5% a year, compounding. So "how much is a timeshare" really has two honest answers: the purchase price (often negotiable, frequently discounted 50%+ if you buy resale instead of from the developer) and the lifetime cost of ownership, which includes decades of rising fees you're contractually obligated to keep paying whether you use the unit or not.

Are timeshares scams?

The timeshare product itself, buying a right to use a unit for a set week or through a points system, isn't a scam by definition; it's a real, regulated purchase in every state, and millions of people use their timeshares happily every year. The scam risk sits in two other places: high-pressure sales tactics at the original presentation, and a separate industry of exit scams that targets owners after the fact. On the sales side, the Federal Trade Commission has published consumer guidance specifically warning people to be wary of pressure tactics at timeshare presentations, including artificial deadlines ("this price is only good if you sign today") and gifts used to get you in the room . High pressure isn't automatically illegal, but it's a signal to slow down, and it's exactly why rescission periods exist in the first place. On the exit side, the FTC and multiple state attorneys general have brought enforcement actions against companies that charged large upfront fees, sometimes $3,000 to $10,000 or more, promising to get owners out of their contracts and then delivering nothing. The FTC's guidance is direct: "Before you pay anyone anything, check them out" and be skeptical of anyone who claims they can definitely get you out of your contract . That's the honest standard to hold any exit company to, including us. If a company promises success before it has even reviewed your contract, that's a red flag, not a selling point.

How do I spot a timeshare exit scam before I pay anyone?

The pattern repeats across most complaints filed with state attorneys general and the FTC: a company cold-calls or advertises heavily, promises to get you out of your timeshare with no risk to you, demands a large fee upfront (sometimes described as fully refundable, rarely actually refunded), and then goes quiet or stalls for months once it has the money. Red flags worth memorizing: promises of success before any contract review, demands for full payment upfront rather than milestone-based or contingency billing, pressure to stop paying your maintenance fees or mortgage (never do this on someone else's advice; it can trigger foreclosure, collections, and credit damage regardless of what the exit company promised), and refusal to put timeline or refund terms in writing. The Better Business Bureau and multiple state AGs, including Florida's and Missouri's, have issued specific consumer alerts about upfront-fee timeshare exit scams naming these exact patterns . Before paying anyone, check the company's standing with your state Attorney General's consumer protection division and the Better Business Bureau, ask for the refund policy in writing, and ask specifically what happens if the exit doesn't work. A legitimate operator will answer plainly. One reasonable, lower-risk option is a flat-fee, DIY-oriented approach: our own $149 Timeshare Exit Kit, for example, gives owners the letter templates, state-specific rescission information, and a step-by-step process to attempt cancellation or negotiate a deed-back themselves, instead of paying thousands upfront for someone else to make calls on your behalf. That's a fundamentally different risk profile than a $5,000 upfront fee tied to a promised outcome, and it's worth understanding the difference before you sign anything or send anyone a wire transfer.

What's the difference between rescission, deed-back, and resale?

These three words get used loosely, but they mean very different things, and mixing them up leads to wasted time. Rescission is canceling a purchase within your state's statutory cooling-off window, days after signing, for any reason, with a full refund. It only works during that short window and only for the original buyer on the original contract. A deed-back (also called a surrender or exit program) is when, after rescission has closed, the resort agrees to take the deed back from a current owner, usually in exchange for the owner being current on fees and sometimes paying a processing fee. It's not a right; it's a courtesy program many major developers now offer, and the resort can say no, especially if fees are owed or the resort doesn't want that particular unit back. Resale is selling your ownership interest to another private buyer on the open market, the way you'd sell a used car. It requires an actual buyer, which for most timeshares is genuinely hard to find given how oversupplied the resale market is. For a side-by-side breakdown of which path fits your specific paperwork and timing, see our timeshare cancellation guide.

Should I hire a timeshare exit company?

Sometimes, but go in with clear eyes. Legitimate timeshare exit and attorney-based services exist, and for complicated cases (multiple deeds, a spouse who won't cooperate, an estate dispute, a developer refusing a valid deed-back) professional help can be worth the cost. The problem isn't the category, it's the number of bad actors in it and how hard it is to tell them apart from a sales pitch. Before hiring anyone: get the total fee in writing, ask how long the average case takes (legitimate exits often take 12 to 36 months, not weeks), ask what happens if they don't succeed, and check the company against your state Attorney General's consumer complaint database. We keep a running reference of companies and complaint patterns at timeshare exit companies and a list of who to actually call first (the resort, your state AG, legal aid) at timeshare call list. And again: never let anyone convince you to stop paying your maintenance fees or loan as a negotiating tactic. That advice shows up constantly in exit-scam complaints, and it just adds collections activity and credit damage on top of the timeshare problem you already had.

What should I do right now if I just signed and I'm having second thoughts?

Move fast and skip the deliberation. Pull out your contract and find the rescission clause; it's usually on its own separate page near the signature, sometimes in bold or a different font because state law requires that prominence. Confirm the number of days and whether it's calendar or business days, then count backward from your signing date to find your hard deadline. Send written cancellation notice using the exact method the contract requires, typically certified mail with return receipt requested, to the exact address listed. Keep copies of the notice, the mailing receipt, and eventually the delivery confirmation. Follow up in writing if you don't hear back or don't see a refund within the timeframe your state's statute specifies (20 days in Florida, for example ^[2]). Don't call the sales office and assume a verbal "okay, we'll process it" protects you. Get it in writing, every time, and don't sign anything else the resort sends you in response unless you've read it fully and it matches the refund you were promised.

Frequently asked questions

How to get out of a timeshare after the rescission period has passed?

Check whether the resort offers a deed-back or surrender program first, since major brands like Marriott Vacation Club and Wyndham run these for owners current on fees. If that's not available, try resale through a licensed broker or marketplace, or work through a legitimate exit company. Never stop paying fees as a strategy; that damages credit and can trigger collections regardless of exit progress.

How do you get out of a timeshare that was inherited?

If you haven't accepted the inheritance yet, you may be able to formally disclaim it through probate court, often within nine months under state disclaimer laws. If the deed already transferred to you, treat it like any unwanted timeshare: pursue a deed-back program or resale. Fees keep accruing on inherited units, so don't delay dealing with it.

How to sell a timeshare fast without getting scammed?

List through a licensed resale broker or an established marketplace, price it based on actual comparable resale listings (not what you paid), and be current on fees before listing. Be very skeptical of any caller claiming they already have a buyer lined up who just needs you to pay an upfront closing or transfer fee first; that's one of the most common resale scam patterns.

How much is a timeshare on average?

ARDA's 2023 industry report puts the average purchase price at about $24,140, with average annual maintenance fees around $1,170 per interval. Prices vary widely by brand, location, and whether it's a fixed week or a points package; resale prices typically run far lower, often 80 to 90% below the original developer price.

Are timeshares a scam?

The product itself is legal and regulated in every state, not inherently a scam. The real risk comes from high-pressure sales tactics at presentations and a separate industry of exit companies charging large upfront fees for cancellation outcomes that don't materialize. The FTC specifically warns consumers to check out any company before paying it anything.

How long do I have to cancel a timeshare purchase?

It depends entirely on the state where you signed. Windows range roughly from 3 to 15 calendar days; Florida gives 10 days, California gives 7. Confirm your exact state's rescission window in your contract and the corresponding statute, since guessing wrong can cost you the refund.

Can I cancel a timeshare over the phone?

Generally no. Most state statutes and the contracts themselves require written cancellation notice, often specifically by certified mail with return receipt requested, to a designated address. A phone call, even if someone says "okay," typically doesn't satisfy the legal notice requirement and leaves you with no proof.

What happens if I stop paying my timeshare maintenance fees?

The resort can send the account to collections, report delinquency to credit bureaus, and in some cases pursue foreclosure on the timeshare interest, which can also trigger a deficiency judgment for the remaining balance depending on state law. This isn't a recommended exit strategy; work through a deed-back, resale, or legitimate exit process instead.

How much do timeshare exit companies charge?

Upfront-fee exit companies commonly charge anywhere from a few thousand dollars up to $10,000 or more, often demanded in full before any work is done, which is exactly the pattern state attorneys general have flagged in scam alerts. Lower-cost, DIY-style options exist, like flat-fee toolkits around $149, though outcomes still depend on the individual contract and resort.

Does the FTC regulate timeshare cancellations?

The FTC's general Cooling-Off Rule (16 CFR Part 429) covers certain door-to-door sales, but most timeshare-specific rescission rights actually come from individual state statutes, not federal law. The FTC does publish consumer guidance on timeshare sales pressure and exit scams and can bring enforcement actions against deceptive exit companies.

Can I get a refund if I bought my timeshare years ago?

Rescission refunds only apply within the short statutory window right after signing, so if it's been years, that path is closed. Your options become deed-back programs, resale, or a negotiated exit, none of which produce a guaranteed cash refund; most owners recover little to nothing of the original purchase price.

Is it better to sell a timeshare or just give it back to the resort?

If the resort offers a free or low-cost deed-back program and you're current on fees, that's usually faster and cheaper than trying to sell, since most timeshares resell for very little. Try the deed-back route first, and treat resale as the fallback if the resort won't take it back.

Sources

1. Florida Statutes § 721.10: Florida gives buyers 10 calendar days to cancel a timeshare purchase and requires refund within 20 days
2. California Business and Professions Code § 11238: California gives timeshare buyers a 7 calendar day rescission period
3. Texas Property Code § 221.041: Texas timeshare purchasers have a rescission right under this section
4. Nevada Revised Statutes § 119A.410: Nevada timeshare rescission period is set under this statute
5. South Carolina Code § 27-32-90: South Carolina sets a timeshare purchaser's cancellation right under this section