Last updated 2026-07-26
TL;DR
Your fastest, cheapest path is canceling inside your state's rescission window (a short number of days set by state law, varies by where you signed). Miss it, and Hilton Grand Vacations (which acquired Diamond Resorts in 2021) may offer a deed-back or transfer program for some resorts. After that, resale or a paid exit review are your remaining options.
How do I cancel my Diamond Resorts timeshare right now?
If you signed your contract recently, check your state's rescission period before you do anything else. This is the one legal way to walk away from a timeshare purchase with no fees, no exit company, and no negotiating, as long as you're still inside the window. Every state sets its own window and its own rules for how the cancellation notice has to be delivered, so confirm your state's rescission window instead of assuming a number. Diamond Resorts was acquired by Hilton Grand Vacations in August 2021 [1], so today's contracts are issued under Hilton Grand Vacations entities even where the property still carries the Diamond name. That doesn't change your cancellation math. What matters is the date you signed and the state where you signed, not the brand on the paperwork. To cancel inside the window, send written notice, by certified mail with return receipt or another trackable method, to the address named in your contract's cancellation disclosure. Keep a copy of the letter, the mailing receipt, and the signed return card. Do this even if a salesperson told you that you can "just call the office." Verbal cancellations are hard to prove later, and some buyers have had trouble months afterward pinning down what was actually said. If your window has already closed, skip to the sections below on Hilton's deed-back options and resale, because rescission is not available to you anymore, and no company can legally reopen it for a fee.
What is a rescission period and how long do I have?
A rescission period is a state-mandated window, usually measured in a small number of calendar days, during which a timeshare buyer can cancel a new purchase contract for any reason and get a full refund. It exists specifically because timeshare sales presentations are high-pressure, and lawmakers wanted a cooling-off period built into consumer protection law. The length and mechanics vary by state. Florida law, for example, gives buyers a cancellation right described in the state's timeshare statute, and requires the cancellation notice be signed and dated by the purchaser [2]. California's timeshare law similarly sets out a buyer's right to cancel and specifies how the seller must disclose it in the purchase contract [3]. Some states count from the contract signing date, others count from the date you received the last required disclosure document, which is why the same buyer can get different day counts depending on paperwork timing. Because the details differ so much state to state, and because miscounting even by a day can cost you the entire rescission right, confirm your state's rescission window directly from your state attorney general's consumer protection page or your contract's cancellation disclosure page before you send anything. Don't rely on a sales rep's verbal promise about how many days you have. For a full walkthrough of how these windows work and how to build a cancellation letter, see how to get out of a timeshare.
What if my rescission period already ended?
Once your state's window closes, you're a full owner under contract, and there's no legal right to unwind the purchase just because you changed your mind. That's the hard truth most owners run into. From here, your realistic paths are: a developer deed-back or exit program (if the resort offers one and you qualify), resale on the secondary market, working the situation through estate or hardship channels if applicable, or paying for professional help to negotiate an exit. What you should not do is stop paying your maintenance fees and assessments hoping the resort will just let the contract lapse. Stopped payments typically lead to late fees, collections calls, and potential damage to your credit, and the debt doesn't disappear just because you stopped answering the phone. The Federal Trade Commission has warned that consumers considering an exit should be skeptical of anyone promising a fast or easy way out, and that walking away from payments carries real financial consequences [4]. The honest reality is that timeshare exit outside rescission usually takes real time, sometimes many months, and sometimes involves giving up any resale value the interest might have. Nobody should promise you a fast, no-risk way out at this stage, because there isn't one that applies to every owner.
Does Hilton Grand Vacations / Diamond Resorts have a deed-back program?
Hilton Grand Vacations, which now owns the Diamond Resorts portfolio, has at times operated an internal transfer or deed-back type program for eligible owners, but availability, eligibility rules, and whether there's a processing fee have shifted since the 2021 acquisition and can vary by resort and ownership type. There isn't one universal, standing public program that accepts every Diamond-branded deed back automatically. Because program terms change and aren't uniform across every Diamond-affiliated resort, the only reliable way to find out what's currently offered for your specific deed is to ask the owner services or membership team named on your account statement directly, in writing, and get any offer confirmed in writing before you sign anything. Ask specifically: is there a fee to participate, does it clear all future maintenance obligations, and does it affect my credit or require a settlement. Deed-back programs, where they exist across the industry, generally require the loan to be paid off already and the account to be current on fees, since developers are rarely willing to take back a deed that still carries debt or delinquency. If you're behind on payments, ask what it would take to become current before requesting a deed-back conversation. For background on how these programs typically work across the industry (not specific to any one brand), see timeshare cancellation.
How do you get out of a timeshare after rescission and deed-back don't apply?
Once rescission has passed and a deed-back isn't available or isn't a fit, owners generally have three remaining paths: resell it yourself, transfer or gift it to someone willing to take on the fees, or pay for professional exit assistance to negotiate a release with the resort. Selling is legal and possible, but expectations need to be realistic. Timeshares almost never appreciate, and resale marketplaces are flooded with listings priced at $1 or given away for free just to escape the annual maintenance fee. Industry survey data compiled by the American Resort Development Association (ARDA) has put average developer purchase prices for a timeshare interval in the low $20,000s in recent years [5], but that number reflects developer retail pricing, not what buyers can actually recover on resale, which is typically a small fraction of that, if anything. Transferring or gifting the deed to a family member, friend, or through a licensed transfer service is another route, but the person taking it on inherits the maintenance fees and any special assessments, so be upfront about the numbers before asking someone to take it. Some owners find a family member willing to take over an inherited timeshare specifically because they already vacation at that resort, which can make the transfer a genuinely good fit rather than just passing along a burden. See how to get out of timeshare and how do you get out of a timeshare for step by step comparisons of these paths.
How do I sell my Diamond Resorts timeshare?
To sell, start by getting a realistic read on value: check completed (more than listed) sales for your same resort and unit type on secondary marketplaces, and don't pay any company an upfront fee just to "list" your unit, since a listing fee with no sale is one of the most common low-grade scams in this space. Realistic steps: gather your deed, most recent maintenance fee statement, and loan payoff information (if financed); get a same-resort comparable price range from a licensed timeshare resale marketplace or broker; list at a price that reflects real secondary market value, not what you paid; and be ready for the transfer to include a deed recording fee and possibly a resort transfer fee, which are separate from anything a broker charges. Be wary of any buyer's agent who contacts you out of the blue claiming they have "a buyer already lined up" for your exact unit and just need an upfront fee to process it. The FTC's own enforcement history describes this exact pattern, where scammers target existing owners a second time by pretending to represent a ready buyer and collecting fees for a sale that never closes [6]. If you're weighing resale against paying for exit help, timeshare exit companies walks through what legitimate assistance looks like versus a red flag.
How much does a timeshare cost, and how much do timeshares cost in fees?
| Average purchase price | ~$20,000-$24,000 [5] | ARDA industry owner data, developer retail pricing | |
|---|---|---|---|
| Average annual maintenance fee | ~$1,000-$1,100+ [5] | Varies by resort, unit size, points balance | |
| Special assessments | Varies widely, can run into thousands | Billed separately, tied to specific repair/renovation events | |
| Resale value | Often near $0 to a few hundred dollars | Secondary market rarely reflects purchase price | For a deeper breakdown of where maintenance fees go and how to challenge unexplained increases, this site's maintenance fee coverage is the better next stop than trying to negotiate blind. |
Average developer purchase prices for a timeshare interval have run in the low $20,000s in recent ARDA industry survey data [5], though prices for older, smaller, or resale-market Diamond-affiliated interests can run far lower, and newer points-based packages at Hilton Grand Vacations-affiliated resorts can run higher. The purchase price is only the entry cost. Annual maintenance fees are the number that actually drives most owners toward wanting out. ARDA's industry data has put average annual maintenance fees in the range of roughly $1,000 to $1,100 per interval in recent years [5], and fees have generally trended upward faster than general inflation, according to consumer complaints tracked by state attorneys general offices and reporting on the sector. On top of the standard annual fee, owners can be hit with special assessments, one-time or multi-year charges billed separately to cover major repairs, storm damage, or renovations. These assessments are disclosed in governing documents but often catch owners by surprise because they're unpredictable in timing and size. | Cost component | Typical range | Notes |
Are timeshares scams?
The timeshare product itself is legal and regulated at the state level, it isn't inherently a scam, but the sales process and, separately, a whole industry of fraudulent "exit" companies have earned the sector its bad reputation, and both are worth understanding separately. On the sales side, high-pressure tactics, exaggerated resale value claims, and vague point system explanations have generated enough consumer complaints that state regulators and the FTC publish specific guidance warning buyers to slow down, read the contract fully, and understand the rescission right before signing anything at a presentation. On the exit side, the scam risk is arguably worse. The FTC has brought enforcement actions against timeshare exit and relief companies that collected large upfront fees, sometimes thousands of dollars, and never delivered a cancellation or resale, leaving owners out the fee and still owning (and still paying fees on) the timeshare. In one such case, the FTC's complaint against the operators behind Timeshare Exit Team described a business model built on large upfront fees, with the FTC alleging the defendants "collected more than $70 million in fees" from consumers while failing to obtain the promised timeshare exits [6]. Common red flags: demands for full payment before any work starts, pressure to stop paying your resort or lender directly, claims of an insider relationship with the resort, and refusal to put the fee structure and any promised terms in writing. A legitimate paid resource should tell you plainly what it will and won't do, shouldn't promise a no-risk cancellation, and shouldn't ask you to stop making payments you owe under your contract. That's a meaningful test to apply to anyone you're considering paying.
How do I know if a Diamond Resorts exit company is legitimate or a scam?
Ask five questions before paying anyone: What exactly will you do, in writing? What's the total fee, and is any part of it refundable if nothing happens? Do you tell me to stop paying my resort? Do you promise a specific outcome? Can I check your business with my state attorney general's office first? A company that promises a specific exit outcome, discourages you from independently checking their record with a state attorney general's consumer protection division, or tells you nonpayment is part of the strategy should be a hard pass. State AG offices in states with heavy timeshare concentration, including Florida, Nevada, and California, publish consumer alerts specifically about timeshare exit and relief scams, and checking your own state's AG consumer alert page before paying anyone is a five-minute step that can save you thousands. For a running list of legitimate versus questionable resources and how to vet them yourself, see timeshare exit companies and timeshare call list, which tracks numbers and offices owners have used to verify their contract status directly with the resort side.
What if I inherited a Diamond Resorts timeshare?
Inherited timeshares come with the same contract obligations the original owner had, meaning maintenance fees and any outstanding loan balance typically pass to whoever accepts the deed through probate or an estate transfer, unless the estate formally disclaims the interest before it's assigned. An heir who doesn't want the timeshare generally has the option to disclaim the inheritance during probate, which, if done correctly and within the timeline your state's probate process requires, can prevent the obligation from ever legally transferring to them. This is a probate and estate law question, not a timeshare company negotiation, so it's worth a conversation with a probate attorney in the state where the estate is being settled before you assume you're stuck. If the deed has already transferred to you and you now own it outright, you're back to the standard menu: deed-back if the current owner (Hilton Grand Vacations, for Diamond-affiliated resorts) offers one, resale, or paid exit assistance. Rescission is not available on an inherited interest since that clock only ever ran for the original purchaser at the time of original sale.
What should I do this week if I want out?
Pull your original contract and find the cancellation/rescission disclosure page first, that single document tells you whether you might still be inside a window and where to send notice. Then check your state attorney general's consumer protection site for the exact day count and delivery method your state requires, because a verbal cancellation or a late letter can forfeit the right entirely. If rescission has passed, call the owner services number on your most recent statement and ask directly whether a deed-back or exit program currently applies to your specific resort and deed type, and get any answer in writing. Don't pay anyone a large upfront fee before you've made that one free call. If you decide you want structured, step-by-step help building your rescission letter, comparing deed-back terms, or organizing your documents before contacting the resort, ExitHonest's $149 one-time Timeshare Exit Kit at /exit-kit-builder is built for exactly this stage: it doesn't contact the resort for you and it doesn't promise a specific outcome, it gives you the letter templates, state-specific rescission checklists, and document organization to do this yourself without paying an exit company thousands of dollars for the same basic steps.
Frequently asked questions
How do I cancel my Diamond Resorts timeshare?
If you're still inside your state's rescission window, send written cancellation notice by certified mail to the address in your contract's cancellation disclosure. If that window has passed, ask Hilton Grand Vacations owner services (which now manages Diamond-affiliated resorts) whether a deed-back or transfer program applies to your deed, in writing.
How to get out of a timeshare?
Your fastest option is canceling inside your state's rescission window right after signing. After that closes, options are a developer deed-back program (if offered), reselling on the secondary market, transferring the deed to someone willing to take it, or paid professional help. There's no universal fast exit once the window has closed.
How to get rid of a timeshare?
Confirm whether your rescission window is still open first. If it's closed, check for a deed-back program with the current resort owner, try reselling or gifting the deed (buyer takes on the fees), or hire vetted help. Never stop paying fees you owe as a shortcut; that leads to collections, not cancellation.
Are timeshares scams?
The product itself is legal and state-regulated, not inherently a scam, but sales presentations often use high-pressure tactics regulators have publicly warned about. Separately, a large number of upfront-fee timeshare 'exit' companies have been the subject of FTC and state attorney general enforcement actions for taking payment and delivering nothing.
How much is a timeshare?
ARDA's owner survey data has put average purchase prices in the low $20,000s in recent years, though prices vary widely by resort, unit size, and points balance. Resale market prices are typically far lower, sometimes near $0, since timeshares generally don't appreciate and the secondary market is oversupplied.
How much do timeshares cost in ongoing fees?
Average annual maintenance fees have run roughly $1,000 to $1,100 per interval in recent industry data (ARDA), and they typically rise most years. Special assessments for major repairs or storm damage are billed separately and can add thousands more in a given year, unpredictably.
How to sell a timeshare?
Get a realistic value estimate from completed sales (not asking prices) for your same resort, gather your deed and maintenance fee statement, and list through a licensed resale marketplace or broker. Never pay a large upfront fee to a company claiming it already has a buyer lined up; that's a known scam pattern the FTC has taken enforcement action over.
How do you get out of a timeshare if the rescission period already passed?
You move to the next tier of options: ask the current resort owner about a deed-back or exit program, try resale or a deeded transfer to a willing family member or buyer, or hire vetted paid help. There's no legal way to reopen a closed rescission window.
Does Hilton Grand Vacations own Diamond Resorts now?
Yes. Hilton Grand Vacations completed its acquisition of Diamond Resorts in August 2021, so contracts and owner services for Diamond-branded resorts are now generally handled through Hilton Grand Vacations entities, even though many property names haven't changed.
Can I cancel a Diamond Resorts timeshare by phone?
Don't rely on a phone call alone. Most state rescission laws require written, signed, dated cancellation notice delivered to a specific address in your contract, and a verbal cancellation is very hard to prove later if there's a dispute. Always follow up any phone conversation with written notice by certified mail.
What happens if I stop paying my Diamond Resorts maintenance fees?
Unpaid fees typically lead to late charges, collections calls, and potential harm to your credit; they do not cancel your contract. Regulators specifically warn against nonpayment as an exit strategy, since the obligation and any resulting debt generally don't disappear on their own.
How do I know if a timeshare exit company is a scam?
Red flags include demanding full payment upfront, promising a specific cancellation outcome, telling you to stop paying your resort, and discouraging you from checking their record with your state attorney general's office. Legitimate help puts fees and scope in writing and never promises an outcome it can't control.
What if I inherited a Diamond Resorts timeshare and don't want it?
If the estate hasn't finished probate, an heir can often formally disclaim the interest so it never legally transfers, though the timing rules depend on your state's probate process; talk to a probate attorney. If the deed already transferred to you, you're left with deed-back, resale, or paid exit assistance as your remaining options.
Sources
- Hilton Grand Vacations, press release on Diamond Resorts acquisition close: Hilton Grand Vacations completed its acquisition of Diamond Resorts in August 2021
- Florida Statutes, Chapter 721 (Timeshare): Florida's timeshare law sets out a purchaser's cancellation right and required signed, dated notice
- California Business and Professions Code, Vacation Ownership and Timeshare Act: California law sets out a buyer's right to cancel a timeshare purchase contract and disclosure requirements
- Federal Trade Commission, "Timeshares" consumer advice article: FTC consumer guidance warning about timeshare resale and exit claims and the risks of nonpayment
- American Resort Development Association (ARDA), State of the Vacation Timeshare Industry report: Average timeshare purchase price and average annual maintenance fee figures from ARDA owner survey data
- Federal Trade Commission v. Consumer Advocacy Group, Inc., d/b/a Timeshare Exit Team, Case No. 2:20-cv-01312 (W.D. Wash.), FTC press release: FTC enforcement action describing upfront-fee timeshare exit companies that failed to deliver promised relief