Last updated 2026-07-26
TL;DR
Yes, you can often do this yourself. If you're still inside your state's rescission window, cancel in writing by certified mail immediately. Otherwise try your resort's deed-back or surrender program first (many are free), then resale or licensed transfer. Avoid any company demanding upfront fees before delivering results; the FTC has sued several for exactly that.
How do you get out of a timeshare yourself, step by step
Start with the cheapest, fastest option and work your way down the list. Most owners skip step one and pay someone $5,000 to do what they could've done for free. First, check if you're still inside your rescission period. Every state gives new timeshare buyers a short window to cancel for any reason, no explanation needed. If you signed recently, this is your fastest and cheapest exit, often costing nothing but a stamp. Second, if rescission has passed, call your resort or management company and ask about a deed-back, surrender, or exit program. Many major operators (Marriott Vacation Club, Diamond Resorts/Hilton Grand Vacations, Westgate, and others) run internal exit programs, and some don't charge a fee if your account is current. Third, if the resort says no, try to sell or give away the deed yourself through a licensed transfer agent or resale marketplace. This works better for weeks with real resale value; it works poorly for points-based or 'no resale value' contracts. Fourth, if none of that works and fees keep climbing, stop and get real legal advice before you sign anything with an exit company. Read up on how to get out of a timeshare for the full state-by-state legal picture before you commit to a strategy. What you should never do: stop paying maintenance fees or loan payments as a strategy. That guarantees collection calls, credit damage, and sometimes a lawsuit, and it does not cancel your contract.
How to get out of a timeshare using your rescission period
A rescission period (also called a cooling-off period) is a legally guaranteed window after you sign a timeshare contract when you can cancel for any reason and get your money back. It's the single strongest tool you have, and it's completely free to use. Every state sets its own window length, and they are short: some states give you as little as 3 business days, others up to 15 or more calendar days. Florida, for example, gives buyers 10 calendar days after signing or after receiving the last document required by law, whichever is later, to cancel a timeshare purchase [1]. California requires disclosure of a cancellation right and generally sets it at 7 calendar days [2]. Confirm your state's rescission window before you assume you've missed it; some states count calendar days, others count business days, and the trigger date isn't always the signing date. To cancel during rescission, send written notice exactly the way your contract instructs, usually by certified mail with return receipt, to the address specified in the purchase documents. Keep a copy of everything: the letter, the mailing receipt, the signed return card. Some states also let you cancel by hand delivery. Do this even if the salesperson told you cancellation isn't possible; that's a common pressure tactic, not the law. Florida law states that a purchaser has the right to cancel a timeshare contract 'until midnight of the 10th calendar day following the date of execution of the contract' or the date the purchaser received the last of all required documents, whichever is later [1]. That same skepticism about sales-table promises applies at signing, more than afterward. If you're still inside your window, don't wait for buyer's remorse to pass; rescission rights don't extend just because you're unsure.
How much do timeshares cost, and why do so many owners want out
The average price of a new timeshare interval in the US was about $23,940 in 2023, according to the American Resort Development Association's owner survey data [3]. That's before financing costs; timeshare loans often carry double-digit interest rates, sometimes 12% to 18%, so the real cost over a 10-year loan can run well past the sticker price. Then there are the ongoing costs nobody budgets for. Average annual maintenance fees were roughly $1,170 in 2023 per ARDA's survey data [3], and those fees typically rise faster than general inflation, plus owners can be hit with special assessments for storm damage, renovations, or shortfalls in the resort's reserve fund. A owner who bought decades ago for $10,000 can easily be paying $1,500 or more a year now, indefinitely, with no way to stop except getting out of the contract entirely. That combination, a large upfront cost plus rising perpetual fees plus weak resale value, is why so many owners search for an exit years after buying. It's rarely regret about the vacations; it's regret about the math.
Are timeshares scams?
Not legally, no. A timeshare is a real, disclosed, regulated product, and state law requires developers to give you specific disclosures and a rescission period precisely because lawmakers know the sales process can be aggressive [1][2]. That's different from a scam, which involves deception about what you're buying. But the industry has a real scam problem downstream, in the exit and resale market. The FTC has sued timeshare exit companies, including a 2021 case against Timeshare Exit Team-affiliated Resort Advisory Group and related defendants, alleging they charged consumers thousands of dollars upfront with promises to cancel their timeshare, then failed to deliver [4]. State attorneys general have pursued similar cases against fraudulent resale and exit outfits that pose as attorneys, guarantee results, or falsely claim affiliation with the resort. So the honest answer is two-part: the original timeshare purchase is a legitimate, if often overpriced and hard-to-exit, product. The predatory quicksand tends to show up later, when a desperate owner searching for an exit meets a company promising a fast cancellation for a big upfront fee. Read timeshare exit companies before paying anyone a retainer.
How to sell a timeshare (and why resale value is usually near zero)
| Fixed week, deeded, popular location | Some real resale value, often 10-30% of original price | |
|---|---|---|
| Points-based club membership | Often near-zero resale value; many buyers won't take it for free | |
| Right-to-use (non-deeded) | Usually no resale market; reverts to developer at contract end | |
| Older/small resort, high maintenance fee | Often literally unsellable; owners pay to give it away | If your unit falls into the low-value categories, selling may not be realistic, and a deed-back or surrender program is probably a better use of your time than months of listing fees. |
You can sell a timeshare, but you should walk in with the right expectations: most timeshares resell for a small fraction of the original purchase price, and many sell for $1 or less on secondary marketplaces because supply massively outstrips demand. To sell it yourself: contact your resort first and ask whether they have a right of first refusal (many deeds include one, meaning the resort can match any sale price and take the unit back before you sell to an outside buyer). Then list through a licensed timeshare resale broker or marketplace rather than an unlicensed 'transfer company.' Never pay a large upfront fee to a company that claims it already has a buyer lined up; that's one of the most common resale scams regulators warn about [4]. Realistic price expectations by product type: | Timeshare type | Typical resale reality |
How to get rid of a timeshare when the resort won't take it back
If the resort's deed-back program has denied you (common reasons: past-due fees, no clear title, or a policy against accepting that product), you still have paths, they're just slower. Option one: donate it. A handful of licensed transfer companies and charities accept certain deeded timeshares, but be careful; the IRS has tightened rules on claiming a charitable deduction for donated property, and many 'donation' services are really just fee-based transfer schemes wearing a nonprofit label. Verify any charity's status directly through the IRS Tax Exempt Organization Search before donating [5]. Option two: transfer it to a licensed timeshare transfer/closing company that specializes in deed transfers, distinct from an 'exit company.' A transfer company moves title from you to a new owner (sometimes a relative, sometimes a takeover buyer) for a flat closing fee, typically a few hundred dollars, not thousands. Option three: let it go through foreclosure. This sounds scary, but for a deeded timeshare with no resale value and fees you can no longer justify paying, some owners choose to stop future contract renewal or let the developer foreclose after documented nonpayment, understanding this will hurt their credit and may involve collections activity. This is a real financial decision with real credit consequences; it is not something to do quietly or without understanding your state's foreclosure and deficiency judgment rules first. Talk to a consumer law attorney before choosing this path, not an exit company salesperson.
What is a deed-back or surrender program, and how do I ask for one?
A deed-back (also called a surrender or takeback program) is when the resort developer or management company agrees to accept the deed back from you, releasing you from future fees and obligations. It is, when available, usually the cheapest legitimate exit after rescission has expired. Call the resort's owner services line directly and ask specifically: 'Do you have a deed-back or surrender program for owners in good standing?' Availability and terms vary enormously by brand and even by resort within the same brand, so get any answer in writing. Some programs are free; others charge a processing fee, commonly in the $250 to $1,500 range, which is a fraction of what a third-party exit company charges for the same paperwork. Being 'in good standing' (current on fees, clear title, no liens) usually matters. If you're behind on maintenance fees, get current first if you can afford it; a resort is far more likely to accept a deed-back from a paying owner than from one already in collections. If the first person you talk to says no, ask to escalate, or write a formal letter to the resort's owner relations or legal department referencing your request for a voluntary deed-back or surrender.
How do you get out of a timeshare when you inherited it and never wanted it?
Inheriting a timeshare does not obligate you to keep it automatically, but ignoring it can create real liability. Timeshare debt and maintenance obligations generally become part of the deceased owner's estate, and heirs can typically disclaim (formally refuse) an inheritance, including a timeshare, before accepting any benefit from it. If you're an executor or heir, don't use the unit, don't pay a maintenance fee bill 'just to be safe,' and don't sign any transfer paperwork until you've either disclaimed the inheritance through the probate process or confirmed you actually want to keep it. Once you accept a deed transfer or start paying fees, undoing that acceptance gets much harder. Contact the resort in writing to explain the ownership is in probate and ask about their process for heirs who want to disclaim or surrender an inherited interest. Many resorts have a specific department for this because it's common; timeshare companies deal with disclaimed inheritances constantly, and it's usually simpler than owners expect.
What are the warning signs of a timeshare exit scam?
The FTC and state regulators have brought enforcement actions against timeshare exit and resale companies for deceptive practices, and the patterns repeat across cases: large upfront fees, pressure tactics, and promises of a fast, easy cancellation with no real explanation of process [4]. Watch for these red flags before you sign anything or pay anyone: - A large fee, often $3,000 to $10,000, requested entirely upfront before any work is done
- A promise that your timeshare will be cancelled or your money back, with no explanation of how or any contingency mentioned
- Pressure to stop making your mortgage or maintenance fee payments as part of 'the process'
- A cold call claiming to be from a government program, class action, or 'timeshare relief fund' you never applied for
- Refusal to put fee structure, refund policy, or timeline in writing
- Claims of special access to your resort's legal or executive team A legitimate transfer, resale, or exit-adjacent service will explain its process clearly, charge fees tied to milestones rather than 100% upfront, and never promise an outcome that depends on a third party (your resort, a court, or a buyer) agreeing to something. Compare real options honestly at timeshare cancellation and keep a running timeshare call list of who you've contacted, when, and what they said, in writing, for your own records. You can also check whether a company or salesperson has complaints on file through the FTC's Consumer Sentinel Network data, which compiles consumer fraud reports nationwide [6].
Can I just stop paying and walk away?
You can stop paying, but you should understand exactly what happens next before you choose that path, and nobody should tell you it's a clean or free exit. Missing payments typically triggers late fees, then collections calls, then potential reporting to credit bureaus, and eventually the developer may pursue foreclosure on the deeded interest or, in some states, pursue a deficiency judgment for the remaining loan balance. This isn't legal advice telling you to do this or not to do it; it's a description of the mechanism. Some owners with genuinely worthless, high-fee timeshares do end up here as a last resort after exhausting deed-back and resale options, accepting the credit hit as the cost of stopping an endless fee spiral. Others find that path far more damaging than expected because their state allows deficiency judgments or their loan was cross-collateralized with other debt. If you're considering this, talk to a consumer protection attorney or a HUD-approved housing counselor first, and check your state attorney general's consumer protection page for timeshare-specific guidance before making a decision that affects your credit for years.
Do I need a lawyer, or can I really do this without one?
Plenty of owners handle rescission, deed-backs, and even resale entirely on their own, and there's no legal requirement to hire anyone for those steps. A certified letter and a phone call cover most rescission cancellations completely. Where a lawyer earns their fee: if your resort is refusing a legitimate deed-back for a technical reason you don't understand, if you're facing foreclosure or a deficiency judgment, if there's a dispute over an inherited timeshare in probate, or if you've already been victimized by an exit scam and want to know your recovery options. A one-hour consultation with a consumer protection or real estate attorney, often $150 to $400, can save you from an expensive mistake, and it's a lot cheaper than a $6,000 exit company retainer that might not work. This is also where a structured, do-it-yourself resource earns its keep instead of a full-service exit company. ExitHonest's $149 one-time Exit Kit is built for the owner who wants the letters, checklists, and state-specific rescission guidance to do this themselves rather than pay a company thousands to make phone calls they could make on their own. It doesn't replace a lawyer for a foreclosure or probate dispute, and it doesn't contact your resort for you or promise any particular outcome, but for straightforward rescission and deed-back situations it's a fraction of the typical exit company cost.
Frequently asked questions
How can I get out of a timeshare myself without paying an exit company?
Check your rescission window first (a short, state-specific cancellation right after signing), send written cancellation by certified mail if you're still inside it, and if not, call your resort directly about a deed-back or surrender program. Many resorts process these for free or a small flat fee if your account is current, no exit company needed.
How do you get out of a timeshare after the rescission period has passed?
Ask your resort about a deed-back, surrender, or takeback program; this is usually the cheapest option once rescission has expired. If they decline, try a licensed transfer company or resale broker. Avoid companies demanding large upfront fees to 'cancel' your contract; the FTC has sued several for exactly this practice.
How much is a timeshare, on average?
The average purchase price for a new timeshare interval was about $23,940 in 2023, per ARDA's owner survey data. Average annual maintenance fees ran about $1,170 the same year, and both figures tend to rise over time, with maintenance fees typically increasing faster than general inflation.
How much do timeshares cost each year in maintenance fees?
Average annual maintenance fees were about $1,170 in 2023 according to ARDA survey data, but this varies widely by resort, unit size, and brand. Owners can also face special assessments for repairs or renovations on top of the regular annual fee, sometimes adding hundreds or thousands more in a single year.
Are timeshares scams?
The original purchase is a legal, regulated product with required disclosures and a rescission period, not a scam by definition. The bigger scam risk sits downstream, in the exit and resale market, where the FTC has pursued companies charging large upfront fees and promising cancellations they didn't deliver.
How do I sell a timeshare myself?
Check your deed for a right of first refusal, then list through a licensed resale broker or marketplace rather than an unlicensed transfer company. Set realistic price expectations; many timeshares, especially points-based or non-deeded products, resell for near zero because supply far exceeds buyer demand.
How to get rid of a timeshare if nobody will buy it?
If resale isn't realistic, ask your resort about a deed-back or surrender program first. If they refuse, consider a licensed transfer company for a flat fee, verify any 'donation' charity through the IRS Tax Exempt Organization Search, and talk to a consumer attorney before considering foreclosure as a last resort.
Can I get out of a timeshare I inherited that I never wanted?
Yes, heirs generally can disclaim an inherited timeshare through the probate process before accepting any benefit from it. Don't pay maintenance fees or sign transfer paperwork first; contact the resort in writing to explain the estate is in probate and ask about their process for heirs who want to disclaim.
What happens if I just stop paying my timeshare fees?
Expect late fees, collection calls, credit bureau reporting, and potentially foreclosure on the deeded interest or a deficiency judgment depending on your state. This isn't a clean exit strategy; talk to a consumer protection attorney or your state attorney general's office before choosing this path.
How long is a timeshare rescission period?
It varies by state and is always short, ranging roughly from 3 business days to 15 or more calendar days depending on where you bought. Florida law sets 10 calendar days after signing or receiving all required documents, whichever is later. Confirm your specific state's window rather than assuming a number.
Do I need to hire a timeshare exit company?
Usually no. Rescission, deed-backs, and even basic resale can be handled directly by the owner with certified letters and phone calls. Consider a consumer protection attorney for foreclosure, probate disputes, or scam recovery, but a $3,000 to $10,000 exit company retainer is rarely necessary for a straightforward exit.
What's the cheapest legitimate way to get out of a timeshare?
In order of cost: rescission (free, if you're still in the window), a resort deed-back or surrender program (often free or a few hundred dollars), a licensed transfer company (typically a few hundred dollars flat fee), then resale through a licensed broker. Full-service exit companies charging thousands should be your last consideration, not your first call.
Sources
- Marriott Vacations Worldwide, 10-K Annual Report (SEC EDGAR): Major timeshare brands disclose owner exit and resale program operations in their public SEC filings
- Florida Statutes, Chapter 721.10, Timeshare cancellation: Florida gives timeshare buyers a 10 calendar day rescission period after signing or receiving required documents
- California Business and Professions Code Section 11238: California requires timeshare buyers be given a cancellation right, generally 7 calendar days
- Federal Trade Commission v. Resort Advisory Group, LLC et al., Case No. 2:21-cv-00051 (W.D. Wash., filed Jan. 2021), FTC case summary: FTC sued a timeshare exit company for charging consumers thousands of dollars upfront without delivering promised cancellations
- American Resort Development Association (ARDA), 2023 State of the Vacation Timeshare Industry Report: Average timeshare purchase price was about $23,940 and average annual maintenance fee about $1,170 in 2023
- Internal Revenue Service, Tax Exempt Organization Search: Donors should verify a charity's tax-exempt status directly with the IRS before donating a timeshare for a deduction
- Federal Trade Commission, Consumer Sentinel Network Data Book 2023: Consumers facing suspected exit scams can file complaints tracked in the FTC's Consumer Sentinel Network database