How to cancel a Sheraton timeshare: your real options

Last updated 2026-07-26

How do I cancel a Sheraton timeshare right after buying it?

If you just signed paperwork at a Sheraton or Westin sales presentation (both are Vistana brands under Marriott Vacations Worldwide), you're inside a rescission window right now, and this is by far your best shot at getting out clean. Every state that regulates timeshares gives buyers a short window to cancel for any reason, no explanation needed, full refund. The catch: it's short. Some states give you as few as 3 business days, others stretch to 15 or more. Florida, where a lot of Sheraton and Westin resorts are located, gives buyers 10 calendar days under its timeshare statute ^[1]. Confirm your state's rescission window before you do anything else, because acting on the wrong deadline is the single most common way people lose this right. Do it in writing. Send a cancellation letter by certified mail with return receipt, and if your contract or state law allows email or fax, send it that way too as backup. Reference the contract number, the date you signed, and state plainly that you're canceling under your state's timeshare rescission law. Keep a copy of everything. Don't rely on a phone call to the sales office; verbal cancellations are hard to prove later and some buyers report being talked out of proceeding. Florida's statute spells out the mechanics directly: a purchaser "may cancel a contract until midnight of the 10th calendar day following whichever of the following days occurs last" including the date of execution or the date the buyer received all required disclosure documents ^[1]. That's usually the state where the resort sits, not your home state, so check the contract's governing-law clause if you're not sure which rules apply. For the full state-by-state breakdown and sample cancellation letter language, see how to get out of a timeshare.

How to get out of a Sheraton timeshare after the rescission period closes

Once the window's gone, you don't have a legal right to cancel anymore. You're a contract holder like any other owner, and Vistana will expect maintenance fees and any loan payments on schedule. Your realistic paths from here are: (1) Vistana's own exit or deed-back program if you qualify, (2) selling on the resale market, (3) gifting or transferring the deed to someone willing to take it, (4) hiring a licensed attorney to review your contract for a legitimate defect (fraud in the sale, for example), or (5) working with a paid exit service, which carries real scam risk and needs heavy vetting. What you should not do is stop paying because you've decided you're done. Missed maintenance fees turn into collections, late penalties, and eventually a foreclosure or deed-in-lieu process that can hit your credit report. If a payment is genuinely due under your contract, it's owed until the deed is legally out of your name, however that happens. Marriott Vacations Worldwide (which absorbed Vistana in 2018) does maintain some version of a deed-back or exit program for qualifying owners, generally tied to being current on fees and having a fully paid-off deed. Programs like this change eligibility rules often, so call your specific resort's owner services line and ask directly what's available for your contract type and resort. See timeshare cancellation for a broader walkthrough of what "canceling" actually means once rescission has closed, because at that point it's really an exit or transfer, not a cancellation in the legal sense.

How do you get out of a timeshare if you didn't buy from Sheraton directly?

If you inherited a Sheraton/Vistana timeshare, or bought it resale, the rules shift a little. Inherited owners: you don't automatically have to keep it. An executor or heir can typically disclaim an inheritance (refuse it) under state probate law before accepting the deed, which avoids taking on the obligation at all. If the deed's already been transferred into your name through probate, you're an owner and have the same options as anyone else: deed-back if eligible, resale, or a paid exit route. Talk to a probate or estate attorney in the state where the resort sits before assuming you're stuck. Resale buyers: you did not get a developer rescission period tied to Vistana's original sale, but you almost certainly got your own new rescission window when you signed your own purchase contract, whether that was with a resale broker or a private seller. Same rule applies: check that specific state's cancellation period and deadline. One thing that trips people up: family members are sometimes told verbally that they "have to" take over a relative's timeshare. That's not automatically true. It depends on the deed, the estate, and state inheritance law. Don't sign a transfer document under pressure at a family meeting without reading it first.

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

Here's the blunt truth: resale value on developer-sold timeshares, including Sheraton and Westin weeks, is usually a small fraction of what was paid, and a lot of listings sell for $1 or simply don't sell at all. ARDA (the American Resort Development Association, the timeshare industry's own trade group) has published average purchase price figures putting a new timeshare interval around $22,942 as of its most recent owner survey data ^[2]. Resale marketplaces regularly show comparable weeks listed for a few hundred dollars to low four figures, sometimes free-plus-transfer-fee, because the real value to a buyer is avoiding retail markup, not investment appreciation. If you want to try selling: - List with a licensed timeshare resale broker who charges only a commission on a completed sale, never a big upfront "marketing fee."

• Try the resort's own resale or transfer network first; Vistana/Marriott Vacations sometimes runs an internal resale channel for its own inventory, and buying "direct from developer" resale can sometimes be cheaper for a buyer than a brand-new unit, which can help you move it faster.
• Be honest in your listing about annual maintenance fees, since that's what kills most deals, not the purchase price.
• Expect it to take months, not days. For a walkthrough on distinguishing legitimate resale listings from scams, see how to sell a timeshare.

How much does a Sheraton timeshare cost, and how much are maintenance fees?

Purchase price (new, developer)	$15,000 to $40,000+
Purchase price (resale, same week)	$0 to $3,000
Annual maintenance fee	~$1,190 average [2], often $1,000 to $2,500+ at premium Sheraton/Westin resorts
Special assessment (as needed)	$500 to $5,000+ per occurrence	This is the math worth doing before you decide whether to fight for an exit or just keep the week: add up 10 more years of maintenance fee increases (they've historically outpaced general inflation) against what you'd actually pay to get out.

Purchase prices for Sheraton and Westin (Vistana) intervals commonly range from around $15,000 to $40,000+ depending on the resort, season, unit size, and whether it's a fixed week or a Vistana Flex/points product, though luxury properties and larger units run higher. ARDA's industry-wide average sits at $22,942 per interval as of its most recent published owner data ^[2], and that's a reasonable ballpark for a mid-tier week, though your specific contract may sit well above or below it. Maintenance fees are the number that actually causes most exit requests, not the original price tag. ARDA's data puts the average annual timeshare maintenance fee at roughly $1,190 ^[2], and Sheraton/Westin properties in higher-cost resort markets (Hawaii, Aventura, Maui) often run higher than that average. These fees are not fixed for life; they rise most years, and special assessments (one-time charges for a roof, hurricane damage, or a renovation) can add thousands more in a single bad year. | Cost type | Typical range |

Are timeshares scams?

The timeshare product itself is legal in every US state; it's a real form of vacation ownership with real contracts and real regulation. That's different from asking whether the sales tactics or exit industry around timeshares are full of scams, and the honest answer there is yes, plenty are. The FTC has brought and settled enforcement actions specifically against timeshare exit companies that charged large upfront fees and never delivered. In one case, the FTC and the Missouri Attorney General obtained a settlement against a group of Missouri-based timeshare exit companies the agencies said took more than $9.6 million from consumers through deceptive advance-fee promises, under a stipulated order entered in the Western District of Missouri ^[3]. The FTC's own consumer guidance is direct about the pattern: research any company before you pay, and be wary of upfront fees ^[4]. On the sales side, deceptive high-pressure tactics at presentations (fake "today only" pricing, misrepresenting resale value, downplaying the fee escalation) are common enough that most state attorneys general publish timeshare-specific consumer alerts. Florida's Attorney General, for instance, maintains a consumer alert specifically warning about timeshare resale and exit fraud targeting existing owners ^[5]. So: the product isn't inherently a scam. The predatory upfront-fee exit industry that's grown up around frustrated owners very much can be. Vet any company hard before paying anything, and never pay in full upfront for a promise you can't verify.

What's the Vistana / Marriott Vacations owner exit or deed-back process like?

Marriott Vacations Worldwide, which owns the Sheraton and Westin vacation ownership brands through its Vistana division, has periodically offered owner-facing exit programs, sometimes branded around terms like a deed-back or surrender process. These programs are not universal across every resort, and eligibility criteria (fully paid-off mortgage, current on fees, specific resort or unit type) shift over time. The practical steps if you want to explore this: 1. Call owner services directly using the number on your maintenance fee statement, not a number from a third-party website. 2. Ask specifically whether your resort currently accepts voluntary deed-backs or surrenders, and what the eligibility requirements are. 3. Get any offer or program terms in writing before signing anything. 4. Confirm whether there's a fee involved (some deed-back programs charge a processing fee, which is different from a predatory upfront exit-company fee) and what happens to your current-year maintenance bill. This is not something ExitHonest, or any independent article, can promise will be available or successful for your specific contract; only Vistana can tell you that. If a deed-back isn't offered, your remaining paths are resale, transfer, or a properly vetted paid exit route. See timeshare exit companies for how to evaluate a paid exit service if you decide that's your route, and how to get out of timeshare for a broader comparison of every exit path side by side.

How do I avoid an exit scam while trying to cancel?

This is where most of the real financial damage happens, worse in many cases than the original timeshare purchase. Red flags the FTC and state attorneys general consistently warn about ^[4][5]: - A company asks for full payment (often $3,000 to $8,000+) upfront, before any work is done.

• They promise they can cancel your contract or give you a specific timeframe, something no legitimate company can honestly promise since it depends on your resort, your contract terms, and sometimes litigation outcomes.
• They tell you to stop paying your maintenance fees or mortgage while they "work on it." This is bad advice; unpaid amounts you legitimately owe can go to collections and hit your credit regardless of what the exit company is doing.
• They contact you out of the blue claiming they already have a buyer lined up for your specific unit, or claim to be affiliated with your resort or a government program.
• Pressure to wire money or pay by gift card. What a more careful company does instead: charges based on milestones or after work is done, puts everything in a written contract, and is upfront that no outcome is certain. Check the company's standing with your state attorney general's consumer complaint database and the Better Business Bureau before paying anything. If you want a structured, flat-fee way to organize your own exit paperwork, cancellation letters, and documentation instead of paying a large contingency-style exit firm, that's the gap ExitHonest's $149 one-time Exit Kit Builder is built for: it doesn't contact the resort for you and doesn't promise a cancellation, but it gives you the letters, checklists, and state-specific rescission guidance to do the legwork yourself at a fraction of the typical exit-company fee.

What if I'm just trying to get rid of a timeshare I no longer want, no urgency?

If you're past rescission, current on payments, and just tired of the fees, take this in order rather than panicking into a paid exit contract: First, call Vistana owner services and ask point blank if a deed-back or surrender program is available for your unit right now. It costs you nothing to ask, and if it works, it's usually the cheapest legitimate exit. Second, if that's a no, try listing it for resale, even at a token price, through a licensed broker or the resort's own resale channel. Getting the deed out of your name to any qualified buyer, even for $1 plus transfer costs, stops the fee obligation from being yours going forward. Third, if neither works and you still want out, look at a licensed timeshare attorney for a contract review, particularly if you believe there was a misrepresentation at the original sale (this can sometimes support a legal cancellation claim outside the standard rescission window, though it depends heavily on your state and the facts). Fourth, and only after vetting thoroughly, consider a paid exit company, understanding fully that no legitimate firm can guarantee results and that fees should track work performed, not be handed over in full upfront. Do not simply stop paying and hope it goes away. Unpaid timeshare fees can be sent to collections, can affect your credit, and in worst cases the resort can pursue foreclosure on the timeshare interest, which is a real, though narrower, version of a home foreclosure process.

Frequently asked questions

How do I cancel my Sheraton timeshare contract?

If you're still inside your state's rescission window (as short as a few days in some states, longer in others), send a written cancellation letter by certified mail referencing your contract number and the state's timeshare cancellation statute. After that window closes, cancellation isn't a legal right anymore; your options become Vistana's deed-back program if eligible, resale, or an exit service.

How to get out of a timeshare if the rescission period already passed?

Contact Vistana owner services directly to ask about a voluntary deed-back or surrender program. If unavailable, list for resale through a licensed broker (values are usually low), consult a timeshare attorney if you suspect sales fraud, or vet a paid exit company carefully. Never simply stop paying fees you owe.

How to sell a timeshare when nobody seems to want to buy it?

Price it realistically; many developer-sold weeks resell for a few hundred dollars or less, per ARDA resale market data, since buyers are avoiding retail markup rather than seeking investment value. Use a licensed resale broker paid on commission only, disclose maintenance fees upfront, and try the resort's own resale channel if one exists.

How much do timeshares cost to buy?

ARDA's owner survey data puts the average purchase price at $22,942 per interval as of its most recent published figures. Sheraton and Westin (Vistana) units commonly run $15,000 to $40,000 or more depending on resort, unit size, and season, with luxury properties well above that.

How much are timeshare maintenance fees each year?

The industry average annual maintenance fee is roughly $1,190 per ARDA's most recent published data, though premium resorts (Hawaii, coastal Florida) often run $1,000 to $2,500 or more. Fees typically rise year over year, and special assessments for repairs or renovations can add hundreds or thousands more in a single year.

Are timeshares a scam?

The timeshare product itself is legal and regulated in every state. The scam risk sits mainly in high-pressure sales tactics and, more seriously, in upfront-fee exit companies that the FTC has taken enforcement action against for promising cancellations they didn't deliver. Vet any exit company before paying.

How do you get out of a timeshare you inherited?

If the deed hasn't transferred yet, an executor or heir can often disclaim (refuse) the inheritance under state probate law, avoiding the obligation entirely. If it's already in your name, you have the same options as any owner: Vistana's deed-back program if eligible, resale, or a vetted exit path. Talk to a probate attorney first.

How to get rid of a timeshare without paying a large exit fee?

Start free: ask Vistana owner services about a deed-back or surrender program, and try listing for resale through a commission-only broker. Paid exit help should only come after those options are ruled out, and any fee should track completed work rather than being paid entirely upfront.

What is the rescission period for a Sheraton timeshare in Florida?

Florida law gives timeshare buyers 10 calendar days to cancel for a full refund, running from the day you sign the contract or receive the required disclosure documents, whichever is later, under Florida Statutes Chapter 721. Confirm the exact trigger date and process against the current statute or a Florida attorney, since procedural details matter.

Can I stop paying my Sheraton maintenance fees if I'm trying to cancel?

No. If a payment is actually owed under your contract, stopping payment doesn't cancel the contract; it typically leads to late fees, collections, and possibly foreclosure on the timeshare interest. Only a completed rescission, deed-back, resale closing, or court ruling actually ends the payment obligation.

How do I know if a timeshare exit company is legitimate?

Check the company against your state attorney general's consumer complaint database and the Better Business Bureau before paying anything. Legitimate operations don't demand full payment upfront, don't promise a specific outcome or timeframe, and put every term in a written contract you can review before signing.

How much is a Sheraton timeshare worth on the resale market?

Often far less than the original purchase price; many developer-sold weeks list for a few hundred dollars to low four figures, and some sell for $1 plus transfer fees, since buyers are seeking to avoid retail markup rather than gain equity. Maintenance fee levels drive resale demand more than the original price paid.

Sources

1. Florida Legislature, Florida Statutes Chapter 721.10 (Cancellation): Florida gives timeshare buyers a 10-day rescission period
2. Federal Trade Commission, Consumer Advice: "Timeshares and Vacation Plans": State law controls rescission periods and refund rules; warns against upfront-fee exit companies
3. American Resort Development Association (ARDA), 2023 State of the Vacation Timeshare Industry Report (summary via ARDA press release): Average timeshare purchase price of $22,942 and average annual maintenance fee of roughly $1,190
4. Federal Trade Commission, "FTC, Missouri Obtain Settlements Banning Timeshare Exit Companies from the Timeshare Exit Business" (press release): FTC and Missouri Attorney General enforcement action against timeshare exit companies for deceptive advance-fee practices
5. Florida Office of the Attorney General, Consumer Alert: Timeshare Resale and Relief Scams: State attorney general consumer alerts on timeshare resale and exit fraud
6. Consumer Financial Protection Bureau, "What is a timeshare and how does foreclosure work on a timeshare loan?": Unpaid timeshare loan or fee obligations can lead to foreclosure on the timeshare interest