Last updated 2026-07-25
TL;DR
You can get out of a timeshare through rescission (if you're still inside your state's cancellation window), a developer deed-back or exit program, a legitimate resale, or (rarely) walking away and accepting the credit hit. There's no fast exit that any company can promise you. Avoid any company demanding a big upfront fee before doing anything. Confirm your state's rescission window and check the FTC and your state AG before paying anyone.
How do you get out of a timeshare, realistically?
There are four real paths off a timeshare, and about one fake one that costs people thousands of dollars a year. The real ones: rescind during your state's cancellation window if you just bought, hand it back to the developer through a deed-back or surrender program if one exists, sell it (usually for very little or nothing) on the resale market, or stop using it and eventually let a deed-in-lieu or foreclosure process run its course while you deal with the credit consequences. The fake one is paying a stranger thousands of dollars upfront to promise you an exit they can't actually deliver. None of this is quick. A rescission works in days. A deed-back or resale can take months. A developer-run exit program can take a year or longer once you're on a waitlist. If someone tells you they can get you out in two weeks for a flat fee, that's a claim to be skeptical of, not a relief to feel. The Federal Trade Commission warns consumers directly about the resale and exit market: "Before you pay anyone anything, contact your timeshare company. Many timeshare companies have an exit program." [1] Keep that in your back pocket before you sign anything or wire anything. Start by figuring out which category you're in: still inside your rescission window, past it but recently bought, or a longtime owner buried in maintenance fees. Each one changes the right next move. Our how to get out of a timeshare hub walks through the decision tree in more depth.
How to get out of a timeshare during the rescission period
If you signed your contract recently, this is almost always your best option, and it costs nothing but a certified letter. Every US state gives timeshare buyers a right to cancel for a limited number of days after signing, sometimes called a "cooling-off period" or right of rescission. The length varies a lot by state, from as short as three business days to two weeks or more, and the clock usually starts on the day you sign or the day you receive the last required disclosure document, whichever the statute specifies. Confirm your state's rescission window before you assume you're covered or that you've blown it. Florida, home to a huge share of US timeshare resorts, sets a 10-calendar-day cancellation period under its timeshare statute: "A purchaser has the right to cancel the contract until midnight of the 10th calendar day following the date the contract was signed." [2] California's Vacation Ownership and Time-Share Act gives buyers a similar short window and requires specific cancellation language in the contract itself. [3] To rescind, follow the method your contract specifies, almost always written notice, and send it in a way you can prove: certified mail with return receipt, or another trackable method. Keep a copy of the letter and the receipt. Don't rely on a phone call or an email alone unless your contract explicitly allows it. Most state statutes also void any waiver of this right. Florida's law states any contract provision waiving the cancellation right "is void as against public policy." [2] That means even if the salesperson tells you the rescission clause "doesn't apply because of the promotion you got," it still applies. For details on this specific move, see our page on timeshare cancellation.
What if I'm past the rescission window?
Once the window closes, you own it, and rescission is off the table. That doesn't mean you're stuck forever, it means your remaining options are deed-back, resale, or (worst case) default. There's no statute that lets you cancel a valid timeshare contract just because you regret it or fees went up. The next step is almost always to contact the resort or management company directly and ask, in writing, whether they run a deed-back, surrender, or "exit" program. Many of the larger developers (Marriott Vacation Club, Hilton Grand Vacations, Wyndham, Diamond-brand resorts folded into Hilton) have created formal surrender programs over the past several years specifically because deeded weeks are hard to resell and maintenance-fee delinquency is a real problem for them too. These programs aren't required by law and aren't guaranteed to accept you, eligibility usually depends on your fees being current and the deed being free of liens, but they cost you nothing to ask about beyond the cost of a phone call and some patience. If a deed-back isn't available, resale is next, and you should set expectations low. If none of that works, you're looking at either continuing to pay, or stopping payment and accepting the consequences we'll walk through below. What you should not do at this stage is pay a third party a large upfront fee to "negotiate" your way out. We cover the mechanics of the surrender path on our deed-back programs hub.
How to sell a timeshare (and what it's actually worth)
You can sell a timeshare the same way you'd sell any piece of property, through a licensed real estate agent or broker who specializes in timeshare resale, or through owner-to-owner marketplaces. The catch is that the resale market is brutal. Most timeshares resell for a small fraction of what the original buyer paid, and a large share sell for $1 or simply get given away, because the ongoing maintenance fee is the real liability, not the "ownership" itself. A few practical rules if you're going to try: Never pay an upfront fee to a company that claims it already has a buyer lined up for your unit. That's one of the oldest scripts in timeshare resale fraud, and the FTC warns specifically against it. [1] Use a licensed real estate broker in the state where the resort is located if you use one at all; timeshare resale isn't regulated the same way everywhere, but real estate brokers are licensed and subject to state oversight. Price it near what similar units are actually selling for on resale marketplaces, not what you paid. Owner-to-owner sites regularly show weeks listed for $1 to a few hundred dollars for older or less desirable resorts, with buyers still expected to cover the transfer and ongoing maintenance fees. Expect to pay the closing and transfer costs yourself in many cases, since buyers have little incentive to take on a liability at a premium. If you're weighing sale against just giving it back to the developer, our alternatives hub compares the paths side by side.
Are timeshares scams?
The timeshare itself usually isn't a scam in the legal sense, it's a real, disclosed, if often overpriced, product, and the underlying purchase contracts are regulated by state law. What is frequently scammy is the sales pressure at the point of purchase and the exit industry that has grown up around buyer's remorse. On the purchase side, state attorneys general have pursued timeshare developers over misleading sales tactics for decades. On the exit side, the pattern is more consistently predatory: a company cold-calls or advertises promising to cancel your timeshare for a fee, collects a large upfront payment (often $2,000 to $10,000 or more), and then does little or nothing, sometimes instructing the owner to simply stop paying, which tanks their credit and can trigger collections or foreclosure while the fee is gone for good. The Federal Trade Commission has sued exit companies over this exact pattern, alleging in one case against Resort Release and related defendants that the companies charged thousands of dollars up front while failing to get consumers out of their contracts as promised. [4] So: is a timeshare a scam? Mostly no. Is the market around getting rid of one full of scams? Yes, and that's the part to be paranoid about. Before you pay anyone claiming they can exit you, check their standing with your state attorney general's consumer protection office and read the FTC's specific guidance on timeshare resale and exit companies. [1] We keep an updated timeshare call list of the numbers and offices worth contacting before you pay anyone.
How much do timeshares cost (purchase price and fees)?
| Average purchase price | $24,140 | ARDA 2023 [5] | |
|---|---|---|---|
| Average annual maintenance fee | $1,260 | ARDA 2023 [5] | |
| Special assessments | Varies, often $500-$3,000+ per event | Resort-specific, not standardized | |
| Resale value | Often $0-$500, sometimes negative (paying someone to take it) | Resale marketplace listings | If rising fees are the actual reason you want out, not buyer's remorse, that's a different conversation about budgeting, dispute rights, and whether the assessment was properly authorized under the resort's declaration. Our maintenance fees hub covers how those are set and what, if anything, you can push back on. |
The American Resort Development Association (ARDA), the timeshare industry's own trade group, reported the average purchase price of a timeshare interval at $24,140 in its 2023 State of the Vacation Ownership Industry report, with the average annual maintenance fee at $1,260. [5] Those are averages across many different product types, so plenty of buyers pay less and plenty pay a lot more, especially for larger units, fixed high-season weeks, or fractional/points-based products at luxury brands. Here's the part that surprises a lot of owners: the purchase price is often the smaller long-term cost. Maintenance fees aren't fixed. They can rise every year, and special assessments (one-time charges for a new roof, storm damage, or a renovation) can add thousands more with little warning. A timeshare bought in 2005 for $15,000 can easily have generated $1,000+ a year in fees for two decades, meaning the fees alone may exceed the original purchase price over the life of ownership. | Cost component | Typical range | Source |
How to get rid of a timeshare you inherited
Inheriting a timeshare is one of the most common reasons people search for an exit, and it catches families off guard because a timeshare interest, like other real property, generally passes through the estate whether or not the heir wants it. You are not automatically obligated to keep it, but you may need to take affirmative steps to disclaim or decline the inheritance, and the rules for disclaiming an inheritance are governed by state probate law and, for federal tax purposes, by a specific statute. Under federal law, a "qualified disclaimer" of an inherited interest must generally be made in writing and delivered within nine months of the decedent's death to be treated as if the disclaiming heir never received the property. [6] If you miss that window or the disclaimer isn't handled correctly, you may be treated as having accepted the property, fees and all, even if you never used it. Practically: talk to the estate's executor or the probate attorney handling the estate before assuming you're stuck. If the estate hasn't closed yet, disclaiming may be straightforward. If it already closed and the timeshare deeded into your name, you're now in the same position as any other owner and need to pursue deed-back, resale, or (if you're inside a fresh purchase, which is rare for inherited property) rescission.
What happens if I just stop paying?
Stopping payment isn't a strategy we can responsibly hand you, but you should understand what actually happens if fees go unpaid, because a lot of exit companies quietly tell owners to do this and don't explain the fallout. If maintenance fees or the mortgage go unpaid, the resort or lender can refer the account to collections, report the delinquency to credit bureaus, and eventually pursue foreclosure or a deed-in-lieu process depending on state law and whether the timeshare is deeded or a right-to-use product. A timeshare foreclosure can show up on your credit report the same way a home foreclosure can, and it can take years to recover from. Some resorts will also pursue a deficiency judgment for unpaid fees even after taking the property back, depending on state law. We're not going to tell you to stop paying money you owe, and no legitimate exit company can promise that stopping payment will end well for you specifically. If you're already delinquent, talk to the resort's owner services department about deed-back or hardship options before it goes further, and consider talking to a consumer law attorney in your state, particularly if you're being threatened with a deficiency judgment or aggressive collections.
How much does it cost to get out of a timeshare?
This depends entirely on which path you take, and the price differences are enormous. Rescission: free, aside from the cost of certified mail, if you're still inside the window. Deed-back or developer surrender program: often free to a few hundred dollars in administrative fees, though some programs require you to be current on fees and some charge a transfer fee. Resale through a broker: typically a commission (varies) plus your own closing costs, and you may net close to zero or need to cover costs yourself if the unit doesn't sell for enough to cover fees. Third-party exit companies: this is where it gets expensive and risky. Fees commonly range from roughly $2,000 to $10,000+ upfront, a pattern described in the FTC's complaint against Resort Release, Timeshare Exit Team, and related companies. [4] Some of these companies deliver nothing. A $149 flat-fee DIY kit that gives you the letters, contact templates, and state-specific rescission and deed-back information to do the legwork yourself sits at the opposite end of that range from a $6,000 upfront retainer, and it's worth understanding the difference before you sign anything. That's the model behind our own Timeshare Exit Kit, built so you're not paying a stranger thousands to make a phone call you can make yourself.
How do I know if a timeshare exit company is legitimate or a scam?
A few concrete checks before you pay anyone claiming they can exit your timeshare. Check their standing with your state attorney general's consumer protection division and search for lawsuits or consent judgments against the company by name. Check the Better Business Bureau, but treat an A+ rating skeptically since it can be purchased and doesn't reflect enforcement actions. Ask directly: do you require full payment before any work is done, and will you put your cancellation or refund policy in writing? If they refuse a written answer, walk away. Be suspicious of any company that tells you to stop paying your fees as part of their process, that pressures you to sign within 24 hours, that contacts you out of the blue (cold calls, especially claiming to be affiliated with a class action or government program, are a huge red flag), or that asks for payment via wire transfer, gift cards, or cryptocurrency. Read the FTC's consumer guidance on timeshares directly. [1] It's short, it's free, and it names the exact tactics to watch for. Compare any company you're considering against our breakdown of timeshare exit companies before paying anyone a deposit.
What should I do first, this week?
Pull your contract and find the closing date and the cancellation clause. That single date tells you whether rescission is even possible right now. If you're still inside the window (confirm your state's specific day count, it ranges from a few business days to two weeks or more depending on the state), send a written cancellation by certified mail today. Don't wait for a callback from the resort. If you're past the window, call the resort's owner services line and ask, in writing if possible, whether they have a deed-back or surrender program and what the eligibility requirements are. Get the answer in an email, more than a phone call. If you're weighing a paid exit company, spend twenty minutes checking them against your state AG's site and the FTC's guidance before you spend a dollar. [1] And if what you actually need is a structured way to do the letters, timeline, and research yourself instead of paying a company thousands to do it for you (or badly), that's the gap our Timeshare Exit Kit is built to fill. We're not a law firm, we don't contact the resort on your behalf, and we don't promise you a specific outcome, because nobody honest can promise you that.
Frequently asked questions
How to get out of a timeshare fast?
The only fast, no-cost exit is rescission, and it only works if you're still inside your state's cancellation window (often a matter of business days from signing). Past that window, there's no fast legal exit; deed-back, resale, and negotiated surrenders all take weeks to months. Anyone promising a fast, no-risk exit for a fee is a red flag per the FTC. [1]
How do you get out of a timeshare if the rescission period already passed?
Contact the resort or management company and ask about a deed-back or surrender program; many larger developers now offer one for owners current on fees. If that's unavailable, try resale through a licensed broker, understanding resale value is often minimal. Stopping payment leads to collections or foreclosure risk and isn't a recommended shortcut.
How to sell a timeshare for a fair price?
Use a licensed real estate broker experienced in timeshare resale or a reputable owner-to-owner marketplace, price it near comparable recent sales (often very low), and never pay an upfront fee to anyone claiming to have a buyer already lined up. Many timeshares resell for a few hundred dollars or less; expect to cover transfer costs yourself.
Are timeshares scams?
The underlying purchase product is legal and regulated by state law, so "timeshare" itself isn't a scam by definition. The bigger scam risk is in aggressive sales tactics at purchase and, more consistently, in the exit industry, where the FTC sued companies including Resort Release and Timeshare Exit Team for taking large upfront fees and failing to deliver promised cancellations. [4]
How much is a timeshare, on average?
ARDA's 2023 industry report puts the average purchase price at $24,140, with an average annual maintenance fee of $1,260 on top. [6] Prices vary widely by brand, unit size, and season, and don't include special assessments, which can add thousands more with little notice.
How much do timeshares cost per year in maintenance fees?
The industry average is $1,260 a year according to ARDA's 2023 State of the Vacation Ownership Industry report, though this varies significantly by resort, unit size, and whether a special assessment hits that year. [6] Fees typically rise annually and aren't capped by most contracts.
How to get rid of a timeshare I inherited?
If the estate hasn't closed, talk to the executor or probate attorney about filing a qualified disclaimer, which under federal law generally must be in writing and delivered within nine months of the decedent's death to be effective. [7] If it already transferred to you, you're an owner now and face the same deed-back, resale, or rescission options as any buyer.
Can I just stop paying my timeshare maintenance fees?
You can, but it isn't something we'll tell you is a good plan. Unpaid fees typically go to collections, get reported to credit bureaus, and can lead to foreclosure or a deficiency judgment depending on state law. Talk to the resort about deed-back or hardship options, or a consumer attorney, before letting an account go delinquent.
How much does a timeshare exit company cost?
The FTC's complaint against Resort Release, Timeshare Exit Team, and related companies describes upfront fees commonly in the range of roughly $2,000 to $10,000 or more, often paid before any work is done, with no guarantee of results. [4] Compare that to free options like rescission or a developer deed-back program before paying anyone a retainer.
What is a timeshare rescission period?
It's a state-mandated window after signing during which a buyer can cancel the contract for any reason, no penalty, usually by sending written notice. Florida sets it at 10 calendar days from signing. [2] Length varies by state, so confirm your specific state's rule rather than assuming a national standard.
Do all states have the same timeshare cancellation period?
No. Cancellation periods are set by each state's own timeshare statute and vary from a few business days to two weeks or slightly more, with the clock sometimes starting at signing and sometimes at receipt of final disclosures. Always confirm your state's specific rescission window rather than relying on what another state allows.
Will a timeshare exit hurt my credit?
Rescission and a clean deed-back generally don't hurt your credit since you're not defaulting on anything. Stopping payment to force an exit, or an eventual foreclosure, can hurt your credit significantly and stay on your report for years, the same way a home foreclosure would.
Can a timeshare company refuse to let me cancel?
Not during a valid rescission period. State statutes typically void any contract clause that tries to waive your cancellation right; Florida's law explicitly states such waivers are void as against public policy. [2] Outside that window, there's no legal right to cancel, only voluntary deed-back or resale options.
Sources
- Federal Trade Commission, Consumer Advice: Timeshares: FTC guidance advises contacting the timeshare company about an exit program before paying anyone, and warns there's no guarantee of a sale or refund from an exit service
- Florida Statutes, Chapter 721.10, Cancellation: Florida gives timeshare buyers a 10-calendar-day right to cancel and voids waivers of that right
- California Business and Professions Code, Vacation Ownership and Time-Share Act, Section 11238: California requires a specific cancellation right and disclosure language in timeshare contracts
- Federal Trade Commission, FTC v. Resort Release, LLC et al., Case No. 1923209: FTC sued timeshare exit companies including Resort Release and Timeshare Exit Team for charging large upfront fees and failing to deliver promised cancellations
- American Resort Development Association (ARDA), State of the Vacation Ownership Industry, 2023: Average timeshare purchase price of $24,140 and average annual maintenance fee of $1,260
- 26 U.S. Code Section 2518, Disclaimers: A qualified disclaimer of inherited property must generally be in writing and delivered within nine months of the decedent's death