Getting out of a timeshare contract: a real plan

Last updated 2026-07-25

How do you get out of a timeshare?

There are really only four honest paths, and which one applies to you depends almost entirely on timing. First, if you bought recently, check your state's rescission period (sometimes called a right of recission or cooling-off period). This is a short window, often measured in days, during which you can cancel for any reason and get your money back, no explanation needed. States set their own deadlines and rules by statute, so the number of days varies a lot depending on where you signed. Florida gives buyers 10 days after signing or after receiving the last document required by law, whichever is later ^[1]. California generally gives 7 calendar days ^[2]. Some states run longer. You have to confirm your state's rescission window using your purchase state's actual statute, not a number you saw on a forum. Second, if you're past rescission but the resort has a deed-back, surrender, or "exit" program, that's usually the cleanest route for an unwanted but paid-off timeshare. You hand the deed back, sometimes for a small fee, and the resort re-absorbs the week or points. Third, you can try to sell or give away the timeshare on the resale market. Be honest with yourself here: most timeshares resell for very little, sometimes literally $1, because the real cost isn't the purchase price, it's the perpetual maintenance fee obligation the next owner inherits. Fourth, if none of that works and you stop paying, you're looking at collections, credit damage, and potentially foreclosure on the timeshare interest, which is a real legal process, more than an inconvenience. This article does not tell you to stop paying. It lays out what each path actually looks like so you can pick one with your eyes open.

How to get out of a timeshare during the rescission period

If you're still inside your state's rescission window, this is by far the fastest and cheapest exit, and it doesn't require hiring anyone. The mechanics are usually simple on paper: send written notice of cancellation, by the method your contract specifies (often certified mail, return receipt requested), before the deadline. Florida's statute, for example, requires the purchaser's notice of cancellation to be provided orally or in writing within the 10-day period and the developer must refund all payments within 20 days of receiving it ^[1]. California's Vacation Ownership and Time-Share Act similarly requires developers to return money within a set period after a timely rescission notice ^[2]. A few practical notes from how this actually goes wrong for people. Keep a copy of everything you send and get proof of delivery. Don't rely on a phone call alone even if your state allows oral cancellation, because you want a paper trail if the developer drags its feet on the refund. Read your contract's specific rescission clause too, since some developers write in the statutory minimum and some give a little more, but none can legally give you less than your state requires. If you're not sure whether you're still inside the window, count from the date you signed or the date you received all required disclosure documents, whichever your state's law uses as the trigger, and when in doubt, send the cancellation notice today rather than losing another day to research. For a state-by-state breakdown of these windows, see how to get out of a timeshare.

How to get out of a timeshare after rescission has passed

Once the rescission window closes, you own the timeshare the way you own any contract obligation, and the options narrow considerably. The first thing to check is whether the resort or management company runs a deed-back, surrender, or exit program. Many large chains have added these in the last decade specifically because resale values collapsed and secondary owners were dumping timeshares for a dollar. A deed-back typically requires you to be current on maintenance fees and often the mortgage as well; the resort generally won't take back a liability that comes with debt attached. The second option is resale, either through a licensed timeshare resale broker (look for state real estate licensing, since timeshare resale is regulated as real property transfer in most states) or through owner-to-owner marketplaces. Set expectations honestly: a large body of consumer complaints and market data collected by state attorneys general and consumer advocates shows most timeshare interests resell for a small fraction of the original price, and many sell for nothing beyond covering closing costs, because the buyer is really taking on the future maintenance fee obligation, not buying an appreciating asset. Third, some owners donate the timeshare to a charity or give it to a family member. Be careful here: transferring an unwanted liability to someone else, even a relative, just moves the maintenance fee problem, it doesn't solve it, and some "timeshare donation" services are themselves fee-charging middlemen with no real charity behind them. Fourth, a small number of owners work with an attorney to negotiate directly with the resort, particularly where there's a colorable claim of misrepresentation at the original sales presentation. This isn't guaranteed to work and isn't free, but a licensed attorney is accountable to a bar association in a way an anonymous "exit company" is not.

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

Selling a timeshare is legal and straightforward on paper, but the market is brutal, and knowing that going in saves you from getting scammed twice. Start with a real appraisal of expectations: the resale market for timeshares is so weak that the Consumer Financial Protection Bureau and multiple state attorneys general have published warnings that timeshares should not be treated as investments and often cannot be resold for anything close to purchase price ^[3]. Search completed listings (not asking prices) on established resale marketplaces for your exact resort and unit type to see what similar weeks or point packages actually closed for recently, not what sellers are hoping to get. Use a licensed real estate broker or transfer agent in your resort's state if you go the sale route; timeshare interests are deeded real property in most cases, so the transfer has to go through a proper deed and often the resort's right of first refusal. Never pay a large upfront fee to a company that promises it has a "buyer waiting" for your timeshare; this is one of the most common timeshare resale scams the FTC and state AGs warn about repeatedly ^[4]. If you owe a mortgage or a maintenance fee balance, understand that most resorts won't approve a transfer, deed-back, or resale closing until that debt is current, since they don't want to inherit an unpaid obligation along with the deed.

How to get rid of a timeshare you no longer want

"Getting rid of" a timeshare is different from selling it for value, and for a lot of owners with an older, low-demand week, that's the more honest goal. The order of operations that tends to work best: check rescission first (see above), then check the resort's own deed-back or surrender program, then consider a licensed transfer or resale even at zero dollars, and only after exhausting those look at working with a timeshare exit or attorney service, understanding what that costs and what it doesn't guarantee. A maintenance-fee-only, no-mortgage, deeded week is usually the easiest to get rid of, because the resort's downside from taking it back is small. A points-based ownership with a mortgage balance and cross-defaulted obligations across multiple resorts is the hardest, and that's exactly the profile that upfront-fee exit scams target hardest, because desperate owners with complicated ownership are more likely to pay a large fee for a promised quick fix. If your timeshare came through inheritance, you have an additional wrinkle: you may be able to disclaim the inheritance formally through the estate before you ever take title, which in many states means you never become legally responsible for the timeshare debt or fees at all. Talk to the estate's probate attorney about a disclaimer before assuming you're stuck with a relative's timeshare.

Are timeshares scams?

The timeshare product itself is legal and regulated in every state; it's not automatically a scam to buy one. But the sales process and the exit industry around timeshares both have well-documented scam patterns, and it's worth separating the two. On the sales side, the FTC and state attorneys general have pursued repeated enforcement actions and issued consumer alerts over high-pressure timeshare sales tactics, exaggerated resale value claims, and misrepresented "investment" pitches ^[4]. That's why rescission periods exist in the first place, as a legal recognition that these purchases are frequently made under pressure and deserve a mandatory cooling-off period. On the exit side, the scam pattern is specific and well-documented: a company cold-calls or advertises to distressed owners, demands a large upfront fee (often thousands of dollars) while promising it can get the contract canceled or the timeshare sold, and then either does nothing, disappears, or provides paperwork with no legal effect. The FTC has brought multiple actions against timeshare exit and resale operations for exactly this pattern, alleging they took upfront fees while failing to deliver promised cancellations or sales ^[4]. A legitimate company earns nothing until it delivers, or is transparent that a flat fee covers a specific defined scope of work, not a promised outcome nobody can actually control. So: the product isn't inherently a scam, the original sales pitch is often aggressive and sometimes deceptive, and the "help you exit" industry is loaded with actual fraud. Treat any unsolicited exit offer, especially one demanding payment before any work is done, as guilty until proven innocent. For patterns to watch for, see timeshare exit companies and timeshare cancellation.

How much do timeshares cost? (purchase price and fees)

Purchase price (developer, new)	roughly $10,000 to $40,000+	Varies hugely by brand, location, points volume [5]
Resale price (secondary market)	often $0 to a few thousand dollars	Many listings close near or at $1 plus closing costs
Average annual maintenance fee	roughly $1,200 per year (survey average)	Rises most years; varies by resort [5]
Special assessment	can run several hundred to several thousand dollars	Charged on top of maintenance fee after major repairs	If you're deciding whether an exit path is worth pursuing, run the math on total remaining maintenance fees over the years you'd likely still own it, more than the price you paid. That number is usually what makes the decision for you.

The purchase price is only the entry fee; the maintenance fee is the number that actually determines whether a timeshare is a problem ten years from now. According to industry owner survey data compiled by the American Resort Development Association's research arm, the average reported purchase price for a timeshare interval was around $24,140, and the average annual maintenance fee was around $1,205 in the most recent survey cycle reported ^[5]. These are averages across many different resort tiers and product types (weeks, points, fractional), so your specific unit could be well above or below that. Maintenance fees also aren't fixed for the life of ownership. They typically rise with resort operating costs and can jump sharply after a special assessment, for example after storm damage or a major renovation. Owners routinely report maintenance fee increases that outpace general inflation over multi-year periods, which is one of the biggest drivers of the "I just want out" moment for long-time owners. | Cost component | Typical range | Notes |

How much are timeshares really worth on resale?

Almost always far less than what was paid, and often nothing at all once you account for closing costs and the buyer's assumed maintenance fee obligation. This isn't a moral judgment on the product, it's just how the secondary market has shaken out. Because every timeshare interval comes with a recurring maintenance fee that a new owner has to keep paying indefinitely, the "asset" a buyer is acquiring is really a bundle of usage rights plus an ongoing liability, and buyers price that liability into what they're willing to pay, which for a huge share of listings is close to zero. Consumer protection materials from state AG offices and the CFPB specifically caution buyers and current owners against treating timeshare interests as an investment that will appreciate or reliably resell ^[3]. This is exactly why licensed resale is often a more realistic goal than a resale at meaningful profit. If a broker or marketplace tells you your unit is worth thousands more than comparable closed sales for the same resort and season, get a second opinion before you pay any listing fee.

What does a timeshare exit company actually do, and what should it cost?

A legitimate exit-assistance company (or an attorney working on timeshare cancellation matters) typically reviews your contract for state-specific rescission eligibility or contract defects, helps you understand deed-back or surrender eligibility with your specific resort, and may help prepare and send documentation. What it cannot legitimately do is promise a specific cancellation outcome, promise no credit impact, or promise a specific timeline, because none of that is within any company's control once the rescission window has closed. Before paying anyone, verify: is the fee upfront and non-refundable regardless of outcome? Does the company promise it can get your contract canceled no matter what? Does it ask you to stop paying your resort or mortgage as part of its process? Any yes to those questions is a serious red flag, and the FTC's guidance on timeshare resale and exit scams specifically flags upfront-fee promises of certain cancellation and instructions to stop payments as common fraud markers ^[4]. A structured, flat-fee, defined-scope product (paperwork prep, contract review, deed-back application assistance) is different from a company selling you a promised outcome. That's the space our $149 one-time Timeshare Exit Kit is built for: a fixed-cost set of documents and step-by-step guidance for pursuing rescission, deed-back, or resale paths yourself, not a promise that your specific contract will be canceled. You can build your packet at exit-kit-builder. We don't contact the resort or developer on your behalf and we're not a law firm; the kit is a tool, not a promise.

What happens if you just stop paying?

Stopping payment is not a strategy we recommend and it isn't a shortcut around the legal exit process; it has real, documented consequences, and you should understand them fully before assuming it's an easy way out. Missed maintenance fee and mortgage payments on a timeshare are reported to credit bureaus like any other debt, and the resort or its lender can pursue collections, and in many states, foreclosure on the timeshare interest, similar in concept to foreclosure on real property, though the process and consequences vary by state and by whether the timeshare is deeded or right-to-use. A foreclosure can show up on your credit report for years and doesn't necessarily end your fee obligation immediately if there's a deficiency balance recognized under your state's law. If you're already behind, talk to a licensed attorney in your resort's state about your specific exposure before deciding what to do next. Some owners in genuine financial hardship do end up going through foreclosure as the practical outcome; the point of this article isn't to shame that outcome, it's to make sure you get there as an informed decision rather than a surprise.

What should you do right now, in order?

If you bought within the last few weeks, your very first move is confirming your state's rescission deadline and sending written cancellation before it closes, full stop, before you research anything else. If rescission has passed, the order that tends to save owners the most money and stress is: contact the resort directly and ask specifically about deed-back or surrender programs; if none exists, get a real read on resale value using closed listings, not asking prices; if resale isn't realistic, consult a licensed attorney about your options including whether hardship, misrepresentation, or estate disclaimer (for inherited timeshares) applies to you; and at every step, refuse to pay a large upfront fee to anyone who promises a specific outcome. Keep a written record of every call, letter, and payment throughout this process. If a dispute ever escalates to your state attorney general or a court, that paper trail is what protects you. For state-specific guidance on the paths above, see how do you get out of a timeshare and how to get out of timeshare.

Where can you check if a timeshare exit company or offer is legitimate?

Start with your state attorney general's consumer protection division; most maintain complaint databases and consumer alert pages specifically about timeshare resale and exit fraud, and many have sued specific companies by name. The FTC accepts consumer fraud complaints, including timeshare resale and exit scam complaints, through its Reportfraud.ftc.gov portal, which feeds into law enforcement referrals across agencies. Search the exact company name plus "complaint" or "attorney general" before signing anything, and check whether the company or its principals have been named in any enforcement action. A quick, useful gut check: ask the company to point you to its refund policy in writing, in plain terms, for the scenario where it fails to get your timeshare canceled. If they can't answer clearly and immediately, that tells you what you need to know. For a broader list of companies and how to vet them, see timeshare exit companies, and if you want a running list of numbers worth calling in a specific exit process, see timeshare call list.

Frequently asked questions

How do you get out of a timeshare contract?

Confirm whether you're still inside your state's rescission window and cancel in writing if so. If that window has passed, check the resort's deed-back or surrender program, try a licensed resale, or consult an attorney. Avoid any company demanding a large upfront fee while promising it can cancel your contract for certain; that's a common scam pattern flagged repeatedly by the FTC.

How long is the rescission period for a timeshare?

It varies by state, so you need to check your specific purchase state's law. Florida requires notice within 10 days of signing or receiving the last required document, whichever is later. California generally allows 7 calendar days. Some states allow more; none allow less than their statutory minimum, so confirm the exact number for where you signed.

Can you just walk away from a timeshare?

You can stop paying, but it isn't consequence-free. Unpaid fees typically go to collections, can be reported to credit bureaus, and many resorts can foreclose on the timeshare interest under state law. We don't advise stopping payments you owe; talk to an attorney about your specific exposure before deciding.

How much does it cost to get out of a timeshare?

It depends on the path. Rescission within the window is free (you get your money back). Deed-back programs sometimes charge a small administrative fee. Legitimate exit-assistance products range widely; avoid any company charging thousands upfront while promising it can cancel your contract no matter what, since that's the classic scam structure the FTC warns about.

How much is a timeshare on average?

Industry owner survey data reports an average purchase price around $24,140 and an average annual maintenance fee around $1,205, though both vary hugely by resort brand, location, and product type (weeks versus points). Resale prices are typically far lower, often near zero, because the buyer takes on the ongoing maintenance fee obligation.

Can you sell a timeshare back to the resort?

Sometimes. Many large resort brands now offer deed-back or surrender programs specifically for owners who want out, usually requiring the account be current on fees. It's not universal; you have to ask your specific resort directly whether it has one and what it requires.

Are timeshares a scam?

The product itself is legal and regulated, so it's not inherently a scam, but sales pitches are frequently high-pressure and sometimes deceptive about resale value, which is why states mandate rescission periods. The exit-assistance industry has a well-documented scam pattern of charging large upfront fees without delivering results.

What happens if I stop paying my timeshare maintenance fees?

The resort or its collections agency can report the delinquency to credit bureaus, and in many states can pursue foreclosure on the timeshare interest, similar to real property foreclosure. Consequences and processes vary by state and by whether your ownership is deeded or right-to-use, so check with an attorney about your specific contract.

Can I get rid of an inherited timeshare?

Possibly, and often more easily than you'd think if you act before accepting the inheritance. Many states allow a formal disclaimer of an inherited interest through the probate process, which can mean you never legally take on the timeshare's debt or fees at all. Talk to the estate's probate attorney before assuming ownership.

How do I sell my timeshare?

Use a licensed real estate broker or transfer agent in the resort's state, and check completed resale listings for your exact resort and season to set realistic price expectations, since most timeshares resell for far less than purchase price. Never pay a large upfront fee to a company claiming it already has a buyer lined up.

Is it worth hiring a timeshare exit company?

It depends entirely on the company's fee structure. A flat, transparent fee for defined paperwork help can be reasonable; a large upfront payment tied to a promised cancellation outcome is a major red flag the FTC has pursued enforcement over repeatedly. Check your state attorney general's complaint database before paying anyone.

What is a timeshare deed-back program?

It's a process some resorts offer where you voluntarily transfer your deed back to the resort, exiting ownership, usually requiring your account to be current on maintenance fees and any mortgage. Not every resort offers one; you have to contact your specific resort or management company to ask.

Sources

1. Florida Legislature, Florida Statutes Chapter 721.10: Florida gives timeshare purchasers 10 days to rescind and requires refund within 20 days of a valid cancellation notice
2. California Legislative Information, Business and Professions Code Section 11238: California generally provides a 7 calendar day rescission period for timeshare purchases
3. Consumer Financial Protection Bureau, consumer guidance on timeshares: Timeshares should not be treated as an investment and often cannot be resold near purchase price
4. Federal Trade Commission, press release on timeshare exit scam enforcement action: The FTC has brought enforcement actions against timeshare exit companies for taking upfront fees while failing to deliver promised cancellations or sales
5. American Resort Development Association (ARDA) Foundation, State of the Vacation Timeshare Industry survey data: Average timeshare purchase price and average annual maintenance fee figures reported in industry owner survey data