How to cancel my timeshare contract: a step by step guide

Last updated 2026-07-25

How do you get out of a timeshare right after signing?

If you just signed, the fastest and cheapest way out is rescission, sometimes called a right of cancellation or cooling-off period. Every state that allows timeshare sales gives buyers a short window to cancel for any reason, no explanation needed, and get their money back. The catch is that the window is short and the clock usually starts the day you sign, not the day you get home. Rescission periods are not federal. There's no FTC rule setting a national timeshare cooling-off period the way there is for certain door-to-door sales over $25 made away from the seller's regular place of business under 16 CFR Part 429 ^[1]. Timeshare rescission is state law, and it varies a lot. Florida gives buyers 10 calendar days from the date of signing or the date the buyer received the last document required, whichever is later, under Florida Statutes section 721.10 ^[2]. California gives 7 calendar days after signing or after receiving the disclosure documents, whichever is later, under California Business and Professions Code section 11238 ^[3]. Some states are shorter, some longer. Confirm your state's rescission window with your state attorney general's consumer protection office before you assume you have time. To actually cancel, follow the instructions printed in your contract's rescission or cancellation clause exactly. Most states require the cancellation notice in writing, and many developers require it sent by certified mail with return receipt, or hand delivered. Keep a copy of everything: the letter, the mailing receipt, and the signed contract. Do not rely on a phone call or an email alone unless your contract specifically allows it. If the resort drags its feet on the refund, your state attorney general's office is the right place to file a complaint. For a full state-by-state breakdown of deadlines and delivery rules, see how to get out of a timeshare.

What if my rescission period already ended?

Once your state's rescission window closes, the contract is binding. There's no do-over button. You still have options, they're just slower and involve either the resort, a buyer, or a third party willing to take the deed off your hands. The realistic paths are: a developer deed-back or surrender program (the resort takes the timeshare back, sometimes for a small fee, sometimes free), a resale on the secondary market, donating or gifting the deed to someone willing to take it, or in some cases estate or hardship transfers. None of these is fast. Deed-back programs can take weeks to months of paperwork. Resales are notoriously slow because timeshares have almost no resale market value, which we'll get into below. What you should not do is stop paying your maintenance fees and assume the resort will just let it go. Unpaid fees typically accrue interest and late charges, and the resort can send the account to collections or, in some states, foreclose on the interest, which can hit your credit report. If you're behind on fees or considering falling behind, talk to the resort about a deed-back or hardship option first, and check your state attorney general's site for consumer alerts on your specific resort or management company. See timeshare cancellation for how post-rescission cancellation attempts actually play out, and how to get out of timeshare for a broader menu of exit paths.

How do I sell a timeshare, and will anyone actually buy it?

You can sell a timeshare, but expect a steep discount, a slow process, and in a lot of cases, no buyer at all. The resale market for timeshares is thin because supply badly outweighs demand. Most sellers list through a licensed timeshare resale broker or a marketplace, and many end up giving the timeshare away for $1 just to stop paying maintenance fees. The American Resort Development Association (ARDA), the timeshare industry's own trade group, has published data showing the average per-interval maintenance fee was $1,120 in 2021, which gives you a sense of why owners are motivated to exit even without recovering the purchase price ^[4]. Buyers know this, and it depresses resale prices hard. A week that sold for $20,000 new might resell for a few hundred dollars, or nothing. If you do try to sell, a few rules of thumb: never pay an upfront fee to a company promising to sell your timeshare fast (see the scam warning below), get a written valuation before listing anywhere, and check whether your resort has a right of first refusal that could slow or block a private sale. Deeded weeks in strong resale markets (some Hawaii and Orlando properties, for example) hold value better than points-based or off-season interests, but even those rarely return what the owner originally paid. For a practical rundown, how do you get out of a timeshare covers resale, deed-back, and donation side by side.

How much do timeshares cost, and how much are the fees?

Purchase price (new, developer)	$10,000 to $30,000+	Resale prices are often 70-90% lower
Annual maintenance fee	~$1,120 average (2021, ARDA)	Rises most years, varies by resort and unit size
Special assessment	$500 to $5,000+	Not every year, but common after storms or major repairs
Resale value	$0 to a few thousand dollars	Many owners give timeshares away to exit fee obligations	The math that trips people up: a $20,000 purchase with a $1,100 annual fee that rises 3-5% a year can cost tens of thousands of dollars over a couple of decades, long after the original vacation memories fade. That's the core reason so many owners start looking for an exit years after buying, more than buyer's remorse from the first week.

Timeshares typically cost between $10,000 and $30,000 or more to buy new, plus an annual maintenance fee that has been climbing faster than inflation for years. ARDA's own industry data put the average annual maintenance fee at $1,120 per interval in 2021 ^[4], and owners regularly report fees well above that for larger units or multiple weeks. On top of the annual fee, owners can get hit with special assessments for storm damage, renovations, or unexpected repairs, sometimes running into the thousands of dollars in a single year. Here's a rough comparison of what owners are looking at over time: | Cost type | Typical range | Notes |

Are timeshares scams?

The timeshare product itself is legal in every state and regulated at the state level, so calling all timeshares a scam isn't accurate. What is accurate: the sales tactics at some presentations are aggressive and misleading, and the exit side of the industry has a well-documented scam problem. The Federal Trade Commission has brought enforcement actions against timeshare exit companies for allegedly charging large upfront fees and failing to deliver promised cancellations. In one example, the FTC and the State of Missouri sued a group of timeshare exit companies doing business as Timeshare Exit Team and Resort Release, and the FTC's complaint alleges consumers paid thousands of dollars upfront and, in many cases, still owned their timeshares or suffered damage to their credit ^[5]. So the honest answer is: timeshares aren't inherently a scam, but the exit industry built around frustrated owners has a real scam problem, and pushy sales presentations can cross into deceptive territory that violates state consumer protection law. If you feel you were misled at the point of sale (false promises about rental income, investment value, or resale outcomes), that's worth raising with your state attorney general's consumer protection division, since many states specifically regulate timeshare sales practices. See timeshare exit companies for how to check a company before paying anyone.

How do I avoid a timeshare exit scam?

The single biggest red flag is anyone asking for a large payment upfront before they've done any work, especially if they promise a specific outcome for your contract. No legitimate company can promise that a resort will accept a cancellation, buy back a deed, or approve a hardship transfer. Big promises like that are a sign to walk away. Other warning signs: pressure to decide today, requests for payment by wire transfer or gift card, refusal to put fee terms in writing, and no verifiable business address or state registration. Before paying anyone, do three things. First, look up the company's name plus "complaints" alongside your state attorney general's site. Second, ask for references you can actually call, more than testimonials on a website. Third, ask exactly what happens if they don't succeed. If the answer is "nothing, you keep paying us regardless," that's your answer. For a running list of companies with public complaint histories and how to vet new ones, see timeshare exit companies and timeshare call list.

What are my realistic options for getting rid of a timeshare?

There are really five paths, and none of them works in every case. Rescission (if you're still inside your state's window). Deed-back or surrender directly to the resort. Resale on the secondary market, usually at a steep discount. Donation or gifting to someone willing to assume the fees. And, in rare cases, walking away and accepting the credit and collections consequences, which is not something anyone should do without understanding the real downside first. Many resorts now run their own deed-back or "exit" programs, sometimes for free, sometimes for a transfer fee in the low hundreds of dollars. Marriott Vacation Club, for instance, has run an internal program historically called Volora (formerly Marriott Vacation Club Exit) for owners who want to give back eligible interests, subject to eligibility rules that change over time. If your resort has something like this, it is almost always cheaper and safer than hiring a third-party exit company. If none of that works and you want to build your own exit paperwork (rescission letters, deed-back requests, and documentation for cancellation attempts) without paying a company thousands of dollars in fees, that's the kind of thing our $149 one-time Timeshare Exit Kit at /exit-kit-builder is built for. It's a document toolkit, not a promise of any particular outcome, and we don't contact the resort or developer on your behalf. For the full menu laid out step by step, see how to get rid of a timeshare.

Can I cancel a timeshare I inherited?

If you inherited a timeshare through an estate, you generally cannot use rescission, since that right belongs to the original buyer during the original short window, not to heirs receiving the interest later. You do have options, though. Many resorts have a deed-back or hardship program specifically for heirs who don't want the obligation, and some states let an estate disclaim an inheritance (including a timeshare) within a set period under the probate code, which can keep it from passing to you at all. If you already accepted the deed transfer and now want out, contact the resort's owner services department and ask specifically about a deed-back, surrender, or hardship transfer program for heirs. Do this before missing any maintenance fee payments, since falling behind first can close doors that were otherwise open. Disclaiming an inheritance is a legal action with strict deadlines and requirements that vary by state probate law, so this is a case where talking to a probate attorney in the deceased's state, not a general exit company, is the right move.

What documentation should I keep when trying to cancel?

Keep a paper trail from day one. That means the signed purchase contract, the public offering statement or disclosure documents if you got any, your written rescission letter (if you're still in the window), proof of mailing (certified mail receipt or delivery confirmation), and any written response from the resort. If you're past rescission and pursuing a deed-back, keep copies of every email, the name of who you spoke with, the date, and a summary of what was promised. Verbal promises from a call center rep mean very little without a written follow-up confirming the same thing. If a dispute ends up in front of your state attorney general's office or a court, this paper trail is what actually protects you. One more thing worth writing down: your state's specific rescission deadline and the date you signed. Do the math once, write both dates on a sticky note, and don't rely on memory. Missing a rescission deadline by even a day can mean losing your one clean exit option.

Frequently asked questions

How do I get out of a timeshare I no longer want?

First check whether you're still inside your state's rescission window; if so, cancel in writing following your contract's instructions exactly. If that window has closed, look at a resort deed-back or surrender program first, since it's usually the cheapest legitimate option, then consider resale, donation, or a documented hardship transfer. Confirm any company you hire with your state attorney general's office before paying anything upfront.

How do you get out of a timeshare after the rescission period ends?

Contact your resort directly and ask about a deed-back, surrender, or exit program; many major resort brands run one, sometimes free, sometimes for a modest transfer fee. If the resort has no such program, resale, donation, or a hardship transfer are the next options. Avoid any company that demands a large upfront fee and promises a specific outcome, since no one can legally promise a resort will accept a cancellation.

How much does it cost to cancel a timeshare?

Canceling during your state's rescission window typically costs nothing beyond the price of certified mail. After that window, a resort deed-back can range from free to a few hundred dollars in transfer or admin fees. Third-party exit companies often charge $2,000 to $8,000 or more upfront, and the FTC has brought cases against companies that took large fees without delivering results ^[5].

How much is a timeshare, and how much are maintenance fees?

New timeshare purchases typically run $10,000 to $30,000 or more, though resale prices are usually 70-90% lower. The average annual maintenance fee was about $1,120 per interval in 2021 according to ARDA industry data ^[4], and fees generally rise most years, sometimes with additional special assessments for repairs or storm damage.

Are timeshares a scam?

Timeshares are legal, regulated products, not scams by definition, but sales presentations can be aggressive and the resale value is almost always far below the purchase price. The bigger scam risk is in the exit industry: the FTC has taken enforcement action against timeshare exit companies for charging upfront fees without delivering promised cancellations ^[5].

How do I sell my timeshare?

List with a licensed timeshare resale broker or marketplace, get a written valuation first, and check whether your resort holds a right of first refusal that could affect a private sale. Expect a steep discount from the original purchase price; many owners end up transferring for $1 or less just to end their maintenance fee obligation. Never pay a large upfront fee to a company promising a fast sale.

What is the rescission period for a timeshare?

It varies entirely by state, since there's no single federal timeshare cooling-off rule. Florida allows 10 calendar days under Florida Statutes 721.10 ^[2], and California allows 7 calendar days under California Business and Professions Code 11238 ^[3]. Confirm your specific state's window and delivery requirements with your state attorney general's office before relying on any number.

Can I cancel my timeshare over the phone?

Almost never reliably. Most state rescission laws and most timeshare contracts require written cancellation notice, often by certified mail with return receipt or hand delivery. A phone call alone usually won't count as valid cancellation and leaves you with no proof if the resort disputes it later.

What happens if I just stop paying my timeshare maintenance fees?

Unpaid fees typically accrue interest and late penalties, the account can go to collections, and in many states the resort can foreclose on the timeshare interest, which can affect your credit report. This isn't something anyone should decide on without first exploring a deed-back, hardship transfer, or other exit option with the resort or a qualified professional.

Can I get out of a timeshare I inherited?

Rescission generally isn't available to heirs since it belongs to the original buyer during the original short window. Ask the resort's owner services department about a deed-back or hardship program for heirs, and talk to a probate attorney about whether disclaiming the inheritance was or is still an option under your state's probate law.

Is it worth hiring a timeshare exit company?

It depends entirely on the company, and there's no promise any exit company can deliver a cancellation, since resorts aren't obligated to accept one. Check any company against your state attorney general's complaint records first, avoid anyone demanding a large upfront fee, and compare the cost against a resort's own deed-back program, which is often cheaper.

Does timeshare rescission apply to resale purchases too?

Generally yes, most state rescission statutes apply to any purchase of a timeshare interest, whether bought from the developer or a resale seller, though the exact wording varies by state. Confirm your specific state's statute language, since some rescission rights are tied to the initial sale disclosure documents rather than the seller type.

Sources

1. Federal Trade Commission, Cooling-Off Rule regulatory text: The FTC's Cooling-Off Rule (16 CFR Part 429) applies to certain door-to-door sales over $25, and is distinct from state timeshare rescission laws
2. Florida Statutes, Section 721.10: Florida gives timeshare buyers a 10 calendar day rescission period from signing or receipt of required documents
3. California Business and Professions Code, Section 11238: California gives timeshare buyers a 7 calendar day rescission period after signing or receiving disclosure documents
4. American Resort Development Association (ARDA), State of the Vacation Timeshare Industry: Average annual timeshare maintenance fee was approximately $1,120 per interval in 2021
5. Federal Trade Commission, FTC v. Timeshare Exit Team / Resort Release (press release): FTC and Missouri sued timeshare exit companies doing business as Timeshare Exit Team and Resort Release, alleging consumers paid large upfront fees without getting promised cancellations
6. Consumer Financial Protection Bureau, Complaint Bulletin: Timeshare Loans and Servicing: Federal complaint data documents patterns of consumer complaints tied to timeshare loans, servicing, and exit attempts