Last updated 2026-07-26
TL;DR
Yes, nearly every state gives new timeshare buyers a rescission period, often 3 to 15 days, to cancel for any reason and get a refund. After that window closes, cancellation gets much harder and usually means deed-back programs, resale, or paid exit help, not a simple refund.
Can you cancel a timeshare purchase after signing?
Yes, but only for a limited time. Every state that regulates timeshares gives buyers a rescission period, a window right after signing when you can cancel for any reason and get your deposit back. This is separate from any contract clause the resort might mention. It's a legal right created by state statute, not a courtesy from the developer. The catch is the window is short. Florida gives buyers 10 calendar days from the date of contract signing or receipt of the public offering statement, whichever is later, under Florida Statutes section 721.10 [1]. California gives 7 calendar days under its Vacation Ownership and Time-Share Act [2]. Some states are shorter, a few are longer. There is no federal rescission law for timeshares, so the rule that applies to you is whatever your specific state says [3]. If you're still inside that window, cancellation is genuinely simple: you don't need a lawyer, an exit company, or a fee. You need to send written notice, by the method your contract specifies, before the deadline. If you're past the window, the path changes completely, and that's most of what the rest of this article covers. For the state-by-state breakdown of exact day counts and how each state wants notice delivered, see how to get out of a timeshare.
How do you get out of a timeshare during the rescission period?
You cancel in writing, by the method your contract or state law requires, before the deadline expires. Most states want this done by certified mail with a return receipt, though some accept email or hand delivery if the contract allows it. Verbal cancellation, even to a salesperson on the phone, is not enough and leaves you with no proof. Here's a practical checklist: 1. Find your contract's rescission clause. It should state the deadline and the required method of notice. 2. Confirm your state's actual rescission window on your state attorney general's consumer protection page or the statute itself. Don't rely on what the salesperson told you verbally. 3. Write a short, clear cancellation letter. State your name, the contract number, the property, the date of purchase, and that you are rescinding under your state's timeshare rescission law (cite the statute if you know it). 4. Send it before the deadline, using certified mail with return receipt requested, to the exact address named in the contract for notices. 5. Keep copies of everything: the letter, the mailing receipt, and any confirmation from the resort. Florida's statute is explicit that the notice "shall be sent by certified mail, return receipt requested" and that cancellation is effective on the date the notice is postmarked, not the date the resort receives it [1]. That postmark detail matters. If your deadline is day 10 and you mail it on day 10, you're generally fine, even if it arrives later. Don't cut it that close if you can help it. Send it the moment you decide, not the night before the deadline. One more thing: some states require the resort to refund your money within a set number of days after a valid rescission. Florida requires refund within 20 days of receipt of the cancellation notice [1]. If a refund doesn't show up, that's when you'd escalate to your state attorney general's office.
How do you get out of a timeshare after rescission has passed?
This is where most owners actually are, and the honest answer is: it's harder, slower, and there's no simple, certain way out. Once the rescission window closes, the contract is binding like any other real estate or membership agreement. Your remaining options generally fall into a few categories, in rough order of what actually tends to work for owners. Deed-back or surrender programs. Many resorts and points systems now offer some version of a deed-back, sometimes called a deedback or surrender program, where you transfer the deed back to the resort, often for a fee, sometimes for free if your fees are current. Marriott Vacation Club, Hilton Grand Vacations, and other major branded systems have run versions of these. Availability, eligibility, and cost vary a lot by resort and by year, so you have to ask your specific resort directly whether they currently offer one. Resale. You can try to sell on the resale market, through a licensed real estate broker or a timeshare resale marketplace. Be realistic: most timeshares resell for a small fraction of what was paid, and many buyers can't find any buyer at all, because the maintenance fee obligation scares off almost everyone. The American Resort Development Association (ARDA), the industry's own trade group, has acknowledged that resale values for many timeshares are low and that owners should have realistic expectations [4]. Gifting or donation. Some owners transfer the deed to a family member, a charity, or even back to the resort for a nominal fee, just to stop the maintenance fee bleeding. This works only if the recipient (or the resort) actually agrees to take it, and you need a real deed transfer, more than a handshake, to be released from liability. Professional exit help. Some owners hire a timeshare exit company or an attorney who specializes in this. This can work, but the industry has a well-documented scam problem (more on that below), so vetting who you hire matters enormously. See timeshare exit companies for how to evaluate one before paying anything. Whatever path you pick, keep making your payments and maintenance fees while you pursue it. Stopping payment can trigger foreclosure, collections, and credit damage, even if you're actively trying to exit. Missing payments does not cancel a contract.
How to get rid of a timeshare you inherited
How to sell a timeshare (and what it's actually worth)
You sell a timeshare through a licensed timeshare resale broker, a timeshare resale marketplace, or by working directly with your resort's resale or deed-back program if one exists. The honest number to know going in: most timeshares resell for a small fraction of their original purchase price, and a large share never sell at all. Here's what actually moves, in rough order: - Deeded weeks at well-known resorts in desirable weeks (peak summer at a beach property, for example) sometimes sell for a few thousand dollars.
- Points-based ownership in major branded systems (Marriott, Hilton, Wyndham) sometimes finds buyers, especially if maintenance fees are current and the points balance is clean.
- Smaller, independent, or off-season timeshares often list for $1 or even free, just to get someone to take over the fees. ARDA has publicly noted that many timeshare owners overestimate resale value, and that the secondary market functions very differently from primary home real estate, since developers control much of the new inventory and buyer demand for resale units is thin [4]. If someone contacts you out of the blue claiming they have a buyer lined up for your unit and just need an upfront fee to "process the sale," that is one of the most common timeshare resale scams, and the FTC has warned specifically about this pattern [3]. If you do list for resale, use a licensed real estate broker (check your state's real estate licensing board) or an established marketplace, price realistically based on comparable recent sales (not what you paid), and never pay a large upfront fee to a company that claims it already has a buyer waiting.
How much do timeshares cost, upfront and every year?
| Purchase price (new) | $23,940 average [5] | one-time | |
|---|---|---|---|
| Annual maintenance fee | ~$1,190 average [5] | every year, rising | |
| Special assessment | Varies widely, often $500 to $3,000+ | occasional, unpredictable | |
| Resale value | Often near $0 to a few thousand | if/when you sell | The math that surprises a lot of owners: over 20 years, an owner paying $1,190 a year in fees (with no increases at all, which is unrealistic) pays roughly $23,800 in fees alone, on top of the original purchase price. Real maintenance fees typically increase most years, so the lifetime cost is usually higher than that flat estimate. This is the core reason so many owners, decades in, start looking seriously at exit options instead of just holding on. |
The average price of a timeshare interval purchased new was $23,940 in 2023, according to ARDA's own industry data [5]. That's the average, not the ceiling; luxury brand weeks and larger point packages can run well past $40,000, while smaller or resale units cost far less. That upfront number is only part of the real cost. Annual maintenance fees average around $1,190 per year as of ARDA's 2023 data [5], and these fees climb almost every year, often faster than general inflation, since they cover rising costs of resort upkeep, insurance, taxes, and management. On top of that, special assessments (one-time extra charges for a new roof, storm damage, or a renovation) can add hundreds or thousands of dollars in a single year, with no ability to opt out as long as you own. | Cost type | Typical range | Frequency |
Are timeshares scams?
The timeshare product itself is legal in every state and regulated at the state level, so no, a timeshare is not inherently a scam. But the industry has a real, well-documented scam problem on two fronts: aggressive, sometimes misleading sales tactics at the point of purchase, and a separate wave of exit scams that target owners who are desperate to get out. On the sales side, state attorneys general have pursued enforcement actions over high-pressure timeshare sales practices, and the FTC has published consumer alerts about deceptive timeshare resale and exit offers for years [3]. The pressure-filled sales presentation, the "today only" pricing, the gift incentives to sit through a 90-minute pitch, these are legal but manipulative tactics, not illegal ones in most cases, which is part of why the rescission period exists in the first place: state lawmakers recognized buyers often sign under pressure and need a cooling-off period [1] [2]. On the exit side, the scam pattern is more clear-cut and more dangerous. The FTC warns that scammers posing as timeshare resale or exit companies commonly ask for large upfront fees, promise a buyer or a resort release that never materializes, and then disappear or stop responding [3]. Common red flags include: a cold call claiming to have a buyer already lined up, pressure to wire money or pay by gift card, sweeping promises that they can "100% get you out" or "cancel your deed no matter what," and refusal to put fee structures in writing. No legitimate company can promise a specific, certain result on canceling your timeshare contract. Be skeptical of anyone who says otherwise, and never send a large payment to a company you found through an unsolicited call or ad making big promises about the outcome.
How to spot a timeshare exit scam before you pay anyone
Watch for these five patterns, all documented by the FTC as common in timeshare-related fraud [3]: an unsolicited call or email claiming they already have a buyer for your specific unit; demands for payment upfront before any service is performed, especially by wire transfer or gift card; pressure to decide immediately, often with a countdown or expiring "today only" offer; sweeping promises of a specific outcome ("we will 100% cancel your timeshare") with no contingency; and reluctance to provide a written contract, a real business address, or verifiable references. Before paying any company, check them with your state attorney general's consumer complaint database and the Better Business Bureau, ask for the company's cancellation policy and refund terms in writing, and ask specifically who will be doing the legal or negotiation work (a licensed attorney, versus a sales rep with no legal credential). If a company can't answer that last question plainly, that's a signal to walk away. This is also a good moment to be honest about what a paid exit service can and can't promise. No ethical company, including ours, can promise your timeshare will be canceled or that a specific resort will accept a deed-back. What a paid service usually provides is a structured process, template letters, guidance on which programs your resort actually offers, and help avoiding the common mistakes that get owners stuck longer. We built our $149 one-time Timeshare Exit Kit around that reality: a fixed, transparent cost with no recurring fees and no promise of an outcome we can't control, because nobody honest can control what a resort ultimately decides.
How to get out of a timeshare you inherited
You are not automatically obligated to keep an inherited timeshare, but you may need to formally disclaim or reject it, and the process differs depending on whether the deed passed through probate. If you inherit a timeshare deed through a will or intestate succession, you generally have the option to disclaim the inheritance, meaning you legally refuse it, before accepting any benefit from it or paying any fees on it. A qualified disclaimer must typically be made in writing and within nine months of the decedent's death to be treated properly under federal tax law, per Internal Revenue Code section 2518 [6], though disclaiming for tax purposes and successfully avoiding the timeshare obligation under state probate law are related but distinct questions, and your state's probate rules control who the property passes to next if you disclaim. If you've already accepted the deed, taken any action treating it as yours (using a reserved week, for example), or the fee deadline has passed, disclaiming becomes much harder or impossible, and you may need to pursue the resort's deed-back program or resale channel instead, the same as any other current owner. If you're in this position, talk to a probate attorney in the state where the timeshare is located before you do anything, since disclaimer rules and deadlines vary by state and mistakes here are hard to undo. For next steps once you've decided you want out regardless of how you came to own it, see how to get out of timeshare and how do you get out of a timeshare.
What should you do right now, step by step?
Start by figuring out exactly where you stand: still inside your rescission window, or past it. That single fact determines almost everything else. If you're still inside the window: pull your contract, find the cancellation clause, confirm your state's specific deadline on your state attorney general's consumer protection page, write a cancellation letter citing the statute, and send it by certified mail before the deadline. Keep every receipt. If you're past the window: don't panic, and don't stop paying. Contact your resort directly and ask, in writing, whether they currently offer a deed-back or surrender program, and what the eligibility requirements and any fees are. In parallel, research the resale market for your specific resort and week or points type, to get a realistic sense of value, if any. If you decide to get outside help, vet any company thoroughly against your state attorney general's complaint database before paying anything, and never pay a large upfront fee to someone who cold-called you. If your timeshare is inherited and you haven't accepted it yet, talk to a probate attorney in the property's state immediately, since disclaimer deadlines are tight. Throughout all of this, document everything: dates, names of who you spoke with, copies of letters sent, and confirmation of receipt. If you end up in a dispute with a resort or an exit company, that paper trail is what protects you. For a structured walkthrough of the whole process with templates, see timeshare cancellation and the timeshare call list for who to actually call at each stage.
Frequently asked questions
How to get out of a timeshare?
If you're inside your state's rescission window (often 3 to 15 days depending on the state), send written cancellation by certified mail before the deadline. After that window, options include the resort's deed-back or surrender program if offered, resale, gifting, or hiring vetted legal or exit help. Keep paying fees while you pursue any of these; stopping payment risks foreclosure and credit damage.
How do you get out of a timeshare after the rescission period ends?
You generally can't get a simple refund, but you can pursue a deed-back program if your resort offers one, list it for resale through a licensed broker, transfer it to a willing family member or charity, or hire vetted legal help. There's no simple, certain exit at this stage, and any company promising a specific outcome with no contingency should raise red flags.
How to sell a timeshare?
Use a licensed real estate broker or an established timeshare resale marketplace, price it based on recent comparable sales rather than what you paid, and never pay a large upfront fee to anyone claiming they already have a buyer lined up. Most timeshares resell for a small fraction of the original price, and many find no buyer at all.
How to get rid of a timeshare?
Check whether your resort offers a deed-back or surrender program, try resale through a licensed broker, or consider gifting the deed to a relative or charity willing to take on the fees. If you're still within your state's rescission window, simple written cancellation is the fastest route. Keep paying maintenance fees during any exit process.
Are timeshares scams?
The product itself is legal and state-regulated, so timeshares are not inherently scams, but the industry has real problems with high-pressure sales tactics and a separate wave of exit scams targeting owners who want out. The FTC has published specific warnings about upfront-fee resale and exit scams that promise big outcomes and then disappear.
How much is a timeshare?
The average price of a new timeshare interval was $23,940 in 2023, according to industry data from the American Resort Development Association. Luxury or larger point packages can cost far more, while resale units often sell for a small fraction of that, sometimes just a few hundred dollars or less.
How much do timeshares cost per year in maintenance fees?
Average annual maintenance fees were about $1,190 in 2023, per ARDA industry data, and these fees typically rise most years. Special assessments for major repairs or renovations can add hundreds or thousands more in a single year, and owners generally cannot opt out of either charge while they hold the deed.
How much are timeshares worth on the resale market?
Resale value is usually a small fraction of the original purchase price, and many timeshares, especially smaller or off-season units, sell for $1 or find no buyer at all. Well-located deeded weeks at popular resorts in peak season hold value better, sometimes fetching a few thousand dollars, but demand for resale units is generally thin.
Can you cancel a timeshare purchase within a few days of signing?
Yes. Nearly every state gives buyers a rescission period right after signing, ranging roughly from about 3 to 15 days depending on the state, during which you can cancel for any reason and get a refund. Florida gives 10 calendar days and California gives 7; check your specific state's statute for the exact number.
What happens if I stop paying my timeshare maintenance fees?
Stopping payment does not cancel your contract. It typically leads to late fees, collections calls, damage to your credit, and eventually foreclosure on the timeshare interest, which can still leave you owing money depending on your state and contract terms. Pursue a formal exit path instead of simply stopping payments.
How do I know if a timeshare exit company is a scam?
Be wary of unsolicited calls claiming to have a buyer already lined up, demands for large upfront payment by wire or gift card, sweeping promises of a specific outcome, and refusal to put terms in writing. Check any company against your state attorney general's complaint database and the Better Business Bureau before paying anything.
Do I have to accept a timeshare I inherited?
Not necessarily. You may be able to formally disclaim an inherited timeshare under state probate law and, for tax purposes, within nine months of the decedent's death under Internal Revenue Code section 2518. Once you've accepted the deed or used the timeshare, disclaiming becomes much harder, so talk to a probate attorney quickly.
Sources
- Florida Legislature, Florida Statutes: Florida gives buyers 10 calendar days to rescind, requires certified mail notice, and requires refund within 20 days
- California Legislative Information, Business and Professions Code: California's Vacation Ownership and Time-Share Act gives buyers a 7-day rescission period
- Federal Trade Commission, Consumer Advice, "Timeshares": There is no federal rescission law for timeshares; rescission rights are set by individual state law
- American Resort Development Association (ARDA), ARDA International Foundation research summary: ARDA industry data on timeshare resale market conditions and owner expectations
- American Resort Development Association (ARDA), 2023 State of the Vacation Timeshare Industry data, as reported by ARDA press materials: Average 2023 timeshare purchase price of $23,940 and average annual maintenance fee of about $1,190
- Cornell Law School, Legal Information Institute, 26 U.S. Code section 2518: A qualified disclaimer of an inheritance must generally be made in writing within nine months of the decedent's death