How to cancel a Manhattan Club timeshare in New York

Last updated 2026-07-26

How do I cancel a Manhattan Club timeshare during the rescission period?

If you just signed, this is your best and cheapest option by far. New York's timeshare law, General Business Law Article 12-A, requires that every purchase contract disclose a right to cancel and gives buyers a specific window to do so, counted from the date of signing or from receipt of the public offering statement, whichever is later. The exact day count is stated in your contract and in the offering plan filed with the New York Department of Law; confirm your state's rescission window against that document rather than trusting a verbal promise from a salesperson ^[1]. To cancel, send written notice. Do not call. Do not rely on an email to a salesperson. New York's regulatory scheme for timeshares runs through the Attorney General's Real Estate Finance Bureau, which reviews and registers offering plans, including cooperative interest and timeshare plans sold in the state like The Manhattan Club ^[2]. Your notice should reference the contract date, unit or points package, and state plainly that you are canceling under your statutory right of rescission. Send it by a method that gets you proof of delivery: certified mail with return receipt, or a courier signature. Keep a copy of everything, including the envelope and receipt. Do this immediately if you're inside the window. The clock does not pause for a holiday weekend or a helpful-sounding phone call from the sales office asking you to "just come in and talk." If The Manhattan Club or a related seller confirms your cancellation in writing, get that confirmation and keep it permanently, since it may be needed later for a credit card dispute or refund follow-up. For a full walkthrough of the mechanics that generally apply across timeshare cancellations, see how to cancel a timeshare.

What if my rescission period already passed?

Then you're in the same position as most timeshare owners nationwide: no unilateral legal right to walk away, and a contract that keeps charging maintenance fees whether you use the unit or not. This is the situation most Manhattan Club owners searching for an exit are actually in. Your realistic paths are: sell it (resale value is usually near zero to a few hundred dollars, sometimes negative once you count closing costs), try a deed-back or surrender program if one is offered, keep paying and use it, or hire a legitimate paid exit service to manage the process for you. There is no shortcut that magically voids a contract you're past the window on. Anyone who tells you otherwise, especially before taking a fee, is a red flag. Check first whether The Manhattan Club has any internal deed-back or hardship program; developer-run programs, when they exist, are usually cheaper and faster than third-party exit companies because there's no litigation, no escrow battle, and no need to prove fraud. Call and ask directly, and get any offer in writing before agreeing to anything or paying anything.

How to get out of a timeshare when there's no rescission right left?

There are four real-world options, in rough order of what I'd try first if I owned at Manhattan Club and missed the window. 1. Ask about a deed-back or surrender program. Some resorts, especially points-based clubs with active resale markets, will take a unit back for free or a modest transfer fee if your account is current and the unit has resale value to them. This depends entirely on the resort's internal policy at the time you ask; there's no legal requirement that a developer accept a deed-back. 2. Try resale, with eyes open. Timeshare resale prices are famously low. Industry survey data compiled by the American Resort Development Association has repeatedly shown resale marketplaces with weeks and points packages listed for $1 or less, buyer pays closing costs, even when the original purchase price ran into the tens of thousands of dollars ^[3]. Manhattan-based hotel-condo hybrids can hold value slightly better than typical week-based resorts because of location, but don't expect to recover your purchase price. If you go this route, use a licensed timeshare resale broker or the resort's own resale program if it has one, and never pay a large upfront "marketing fee" to a company promising a fast sale (see the scam section below). 3. Hire a paid exit company or attorney, carefully vetted. Legitimate firms typically charge a flat fee, explain the process in writing, and don't promise outcomes. The Consumer Financial Protection Bureau's guidance on timeshares reminds owners that a timeshare contract is a binding legal obligation and that exit options should be researched carefully before paying anyone ^[4]. 4. Do it yourself with a structured toolkit: request the deed-back in writing, document every fee payment, dispute any post-cancellation charges through your card issuer if applicable, and track every letter and reply. If you want a structured way to organize this process without paying thousands to an exit company, ExitHonest's $149 one-time Exit Kit walks you through the letters, timelines, and documentation most owners need. It's not legal representation and it doesn't contact the resort for you, but it gives you the paperwork framework so you're not guessing. Start at exit-kit-builder. For the general playbook on all four of these, read how to get out of a timeshare and how do you get out of a timeshare.

How much does a Manhattan Club timeshare actually cost?

Purchase prices for Manhattan Club interests have historically run from roughly $15,000 to $40,000+ depending on unit size, season, and points allocation, based on resale listings and owner forum reports; there's no single published retail price list, so treat any number here as a range, not a quote. Annual maintenance fees are the number that matters most for anyone thinking about exiting, because they recur every year regardless of usage. Nationally, the median annual maintenance fee across all timeshare types was $1,260 in 2023, according to ARDA's industry survey data, and fees have risen faster than general inflation in many resorts over the past decade ^[3]. Manhattan Club owners report fees in a comparable or higher range given New York City operating costs (property tax equivalents, staffing, utilities), though ExitHonest cannot verify an exact current fee schedule since it isn't publicly filed; check your most recent maintenance fee invoice or the owner portal for your actual number. Special assessments are the other cost shock. These are one-time charges layered on top of annual fees, usually for major repairs, storm damage, or renovations, and they are not optional once billed. If you're facing a large special assessment and wondering whether it's worth paying versus walking away, that decision depends on your specific exit options and how far along you are in ownership, not a blanket rule.

Are timeshares scams?

The timeshare product itself is legal in every state, heavily regulated, and not inherently a scam, but the sales process and secondary market around timeshares attracts real fraud, and owners should treat both halves seriously. On the sales side, state and federal regulators have pursued timeshare-related companies for deceptive practices over the years, including resale and advertising claims made to owners trying to sell their units. Timeshares are not investments; they generally do not appreciate, and resale value is often a small fraction of purchase price, a pattern well documented in consumer complaints to state attorneys general. On the exit side, the bigger and more current scam problem is upfront-fee exit fraud: companies that cold-call owners, promise a fast or certain cancellation, charge $3,000 to $10,000 or more upfront, and then do little or nothing. The Consumer Financial Protection Bureau's consumer guidance on timeshares warns that owners should understand a timeshare is a real, binding contract, and encourages checking with your state attorney general's office before signing anything or paying an exit company ^[4]. So: not a scam in the sense of being illegal to sell, but a product with a documented history of aggressive sales pressure and a very real cottage industry of exit fraud built around desperate owners. Read more on spotting the second kind in our timeshare exit companies guide.

How to sell a Manhattan Club timeshare

Selling is legal and sometimes possible, but go in with realistic expectations. Manhattan Club interests do show up on resale marketplaces (Redweek, Timeshare Users Group, eBay historically) at prices well below original purchase cost, and because it's a points-based city-hotel product rather than a fixed week at a beach resort, buyer interest can be a little steadier than for generic week-based timeshares in oversupplied markets. Practical steps: get your current maintenance fee and any special assessment balance in writing so you can disclose it accurately, price relative to actual recent sold listings (not asking prices, which are often fantasy), and use a licensed real estate broker or the resort's own resale desk if one exists, rather than an unlicensed "timeshare transfer" company that asks for money before doing anything. Closing costs and transfer fees typically fall on the buyer or are split, but confirm this in the contract; don't assume. Be skeptical of any company that calls you out of the blue saying they have a "buyer already lined up" for your specific unit and just need an upfront fee to process it. That is one of the most common resale scam scripts reported to state consumer protection offices and consumer advocacy groups nationwide.

How do I know if the Manhattan Club's own deed-back or resale program is legitimate?

Ask for it in writing, and verify independently. A legitimate developer deed-back program will give you a written agreement, a clear timeline, and no request for a large fee before the deed transfer is recorded. If the resort or an affiliated company asks you to pay several thousand dollars upfront for a "processing fee" before they'll accept the deed back, slow down and verify the offer independently with the New York Attorney General's Real Estate Finance Bureau, which maintains records on registered timeshare and cooperative interest offering plans ^[2]. Also check: is the person you're talking to actually from The Manhattan Club, or from a third party that bought your contact information? Owners report receiving calls from unaffiliated "relief" companies that reference Manhattan Club by name to sound official. Get a callback number, look it up independently (not from the number they gave you), and call that instead.

What should I never do while trying to exit?

Never stop paying your maintenance fees or loan payments because someone told you a cancellation is "in process" or promised. Missed payments can lead to late fees, negative credit reporting, and even foreclosure-style action on the timeshare interest in some structures, regardless of whether an exit company is working your file. Keep paying until you have a fully executed, written release, deed-back confirmation, or court order in hand. Never pay a large fee upfront to a company that promises a fast, certain cancellation. No legitimate company can promise that a resort will accept a deed-back or that a court will void your contract; anyone who says otherwise is selling you a feeling, not a service. Be wary of any company demanding payment before performing services, a pattern regulators have flagged repeatedly in the timeshare exit space ^[4]. Never sign a new contract, "upgrade," or points conversion during a sales pitch that's framed as a way to escape your current fees. This is a common tactic: convert your ownership to a new product with new fees, which resets the clock and often increases what you owe long term instead of reducing it.

Who regulates timeshare sales and cancellations in New York?

Two offices matter most. The New York Department of Law (Attorney General), through its Real Estate Finance Bureau, reviews and registers timeshare offering plans sold in New York, including the disclosures required under General Business Law Article 12-A ^[1][2]. If you believe The Manhattan Club or a related seller violated disclosure rules or your rescission rights, you can file a complaint with that office. The Consumer Financial Protection Bureau also publishes plain-language guidance describing how timeshare contracts and fee obligations work, which is a useful starting point before you sign anything or pay anyone ^[4]. If you're comparing your Manhattan Club situation against other resorts' rescission rules, our timeshare cancellation guide breaks down how these windows vary state by state.

Where can I find a step-by-step call script or checklist?

Start with a written record before you pick up the phone. Write down your contract date, unit/points number, current maintenance fee balance, and whether you're inside or outside the rescission window. Then decide which of the four paths above (deed-back, resale, paid exit help, DIY documentation) fits your situation and stick to written communication wherever the process allows it. Our timeshare call list is a practical rundown of who to actually call, in what order, when you're trying to sort out an exit, whether that's the resort's owner services line, a state AG complaint line, or your credit card issuer if you paid by card and believe you were misled.

Frequently asked questions

How to get out of a timeshare fastest?

The fastest, cheapest exit is canceling inside your state's rescission window with a written notice sent by certified mail. Outside that window, there is no fast legal exit; deed-back requests, resale, and exit-company processes typically take weeks to months, and no legitimate company can promise a faster or certain outcome.

How to get out of timeshare after the rescission period ends?

Ask the resort about a deed-back or surrender program first, since it's usually free or low-cost if your account is current. If that's not available, consider resale through a licensed broker, or a paid exit service with a flat, transparent fee. Keep paying maintenance fees throughout; stopping payment can trigger fees or credit damage.

How do you get out of a timeshare you inherited?

You generally have the same options as any owner: check for a deed-back program, attempt resale, or use an exit service, plus one extra step, disclaiming the inheritance through probate before you accept title, if you catch it early enough. Once you've accepted the deed, you're bound by the same contract terms as the original owner, including fee obligations.

How to sell a timeshare without losing money?

Realistically, most sellers don't break even; resale prices are usually a small fraction of purchase price, and many listings sell for $1 plus closing costs. To minimize loss, use a licensed resale broker or the resort's own resale program, price against actual sold comps, and never pay large upfront marketing fees to a company promising a buyer.

How to get rid of a timeshare with no resale value?

If resale isn't realistic, your remaining paths are a resort deed-back or surrender program, a paid exit company, or continuing to pay and use it. Some owners also explore donating the timeshare, though many charities decline them because of ongoing maintenance fee liability; always confirm the charity will actually accept transfer of the deed.

Are timeshares scams?

The timeshare product is legal and regulated, not inherently a scam, but sales pressure tactics and resale/exit fraud are well documented by consumer protection regulators. Treat aggressive sales pitches and any company promising a fast, certain exit for an upfront fee as red flags, and verify any claim independently before paying.

How much is a timeshare?

Purchase prices vary widely by resort and unit size, commonly from $10,000 to $40,000 or more for developer-sold weeks or points packages, plus annual maintenance fees. ARDA reported a median annual maintenance fee of $1,260 in 2023 across the US timeshare industry, a cost that recurs regardless of whether you use the unit.

How much do timeshares cost per year in maintenance fees?

The median US timeshare maintenance fee was $1,260 per year in 2023, according to ARDA industry survey data, though fees vary by resort size, location, and amenities, and can run considerably higher at large urban or luxury properties. Special assessments for repairs or renovations are billed separately and are not optional once assessed.

How much are timeshares at Manhattan Club specifically?

There's no single published price; resale listings and owner reports put original purchase prices roughly between $15,000 and $40,000+ depending on unit size and points allocation, with maintenance fees on top. Confirm your actual balance and fee schedule from your most recent invoice or owner portal rather than relying on estimates.

Can I cancel my Manhattan Club timeshare after the rescission period?

Not unilaterally under New York law once the statutory window has closed; your remaining options are a resort deed-back program if offered, resale, or a paid exit service. Confirm your specific rescission window length in your contract and offering statement, since it's set by New York General Business Law Article 12-A and disclosed at signing.

What happens if I just stop paying my Manhattan Club maintenance fees?

Stopping payment without a completed release can lead to late fees, collections activity, negative credit reporting, and potentially foreclosure-style action on the timeshare interest, depending on the contract. Keep paying until you have a signed deed-back confirmation, court order, or other written release in hand, even if an exit process is underway.

Is it legal to hire a company to cancel my timeshare?

Yes, hiring a timeshare exit company or attorney is legal, but the industry has a documented scam problem around upfront fees and promised outcomes. Look for a written, itemized contract with a flat fee and no demand for large payment before any work is done, and check a company's complaint history with your state attorney general first.

Sources

1. New York State Senate, General Business Law Article 12-A: New York timeshare law requiring rescission right disclosures in purchase contracts
2. New York Attorney General, Real Estate Finance Bureau: NY AG office that reviews and registers timeshare offering plans sold in New York
3. American Resort Development Association (ARDA), State of the Vacation Timeshare Industry (2023 data): Median annual timeshare maintenance fee of $1,260 in 2023 and resale value data
4. New York General Business Law Section 352-eee, timeshare offering plan disclosure requirements: Specific disclosure and cancellation right requirements for timeshare offering plans in New York
5. New York Attorney General, Consumer Frauds and Protection Bureau, file a complaint: Where New York consumers can file a complaint about a timeshare seller or exit company
6. New York Department of State, Timeshare Salesperson License requirements, 19 NYCRR Part 175: New York state licensing requirement applicable to timeshare salespersons
7. Consumer Financial Protection Bureau, "What is a timeshare and how does it work?": Federal consumer finance guidance describing how timeshare contracts and fee obligations work