How to get out of a Silverleaf timeshare in 2026

Last updated 2026-07-25

What is Silverleaf Resorts and who owns it now?

Silverleaf Resorts was a Texas-based timeshare developer that operated resorts across Texas, Missouri, Colorado, Colorado, and a handful of other states starting in the 1990s. The company went through a rocky financial history, including a Chapter 11 bankruptcy filing in 2000, before being acquired and eventually folded into larger vacation ownership systems ^[1]. Today, most former Silverleaf properties are managed under the Vistana/Marriott Vacation Club umbrella after a series of corporate mergers. If your deed or contract says "Silverleaf," the entity actually servicing your account, sending your maintenance fee bills, and handling deed-back requests may now operate under a different corporate name. That matters because the exit path (who you call, what form you file) depends on the current servicer, not the name on your original paperwork. Before you do anything else, pull your most recent maintenance fee statement or coupon book. It will list the current management company and a phone number. That's your starting point, not the name printed on your 2003 purchase contract. If you're not sure who holds your deed, your county recorder's office (where the resort property sits) keeps public deed records. A quick records search using your name or the resort address will show the current recorded owner of record and any assignments of the mortgage or deed of trust.

How do you get out of a timeshare, generally?

There are really only four legitimate exit paths, and they apply whether your timeshare is Silverleaf, Bluegreen, Wyndham, or anything else: rescission, deed-back/surrender, resale, or letting the resort foreclose (which damages credit and isn't something to choose casually). Rescission is the fastest and cleanest if you're still inside the window. Every state gives timeshare buyers a legal right to cancel within a set number of days after signing, no reason required. The catch: the window is short, often just a matter of days, and it starts running the moment you sign, not when you have second thoughts weeks later. You must confirm your state's rescission window and follow the exact cancellation procedure in your contract and state statute, usually written notice sent by a specific method (certified mail is standard) ^[2]. Deed-back or surrender programs let you hand the deed back to the resort, sometimes for a fee, sometimes free, if you're current on payments and the resort will take it. Many big timeshare companies now run these programs because foreclosures are expensive and bad for their books too. Resale means selling on the secondary market, which for most points-based and older fixed-week timeshares nets close to nothing, sometimes literally $1, because supply massively outstrips demand. For a full breakdown of all four paths with state-specific detail, see how to get out of a timeshare.

Can I still rescind my Silverleaf contract?

Only if you're inside your state's rescission window, which is typically counted in days from the date you signed, not from today. If you bought last week, check immediately. If you bought years ago, rescission is off the table and you need a different exit path. Rescission periods are set by state law, not by the resort. Texas, where Silverleaf originated many contracts, requires timeshare purchasers be given a right to cancel; the specific notice period and procedure are set out in the Texas Timeshare Act ^[3]. Other states where Silverleaf operated (Missouri, Colorado, Arkansas among them) have their own separate statutes with their own deadlines, so the answer depends on where you signed, not where the resort sits, in some cases where the contract designates governing law. To rescind properly: send written notice by certified mail with return receipt, keep a copy of everything, and follow the cancellation instructions printed in your purchase contract to the letter. Missing a technical requirement (wrong address, wrong method) is one way scammers and even resorts occasionally succeed in slow-walking a valid rescission. The Consumer Financial Protection Bureau's guidance on timeshare cancellation notes that cancellation rights and deadlines are set by state law and that buyers should follow the exact method their contract specifies ^[4]. For state-by-state windows, see timeshare cancellation.

How do I request a deed-back or surrender for a Silverleaf timeshare?

Call current owner services (the number on your latest maintenance bill), ask specifically whether a deed-back, surrender, or "deedback program" exists for your resort, and get any offer in writing before signing anything. Deed-back eligibility usually requires that your account be current, meaning no past-due maintenance fees and the deed free of other liens. Some management companies charge an administrative or processing fee for a deed-back, ranging widely, commonly a few hundred dollars, though some programs are free if the unit is paid off and fees current. Ask directly what the fee is and what it covers. Get the surrender agreement reviewed before you sign; it should explicitly say the resort releases you from all future maintenance fee obligations and that the deed transfer will be recorded with the county. Verbal promises don't protect you. If the person on the phone can't send you anything in writing, that's a signal to escalate to a supervisor or put your request in writing yourself, certified mail, referencing your account number and requesting a written response. We are not a law firm and don't contact resorts on owners' behalf; this is information to help you make the call yourself or decide whether to hire a licensed attorney in your state to help. For an overview of how these programs work across the industry, see timeshare exit companies.

How much is a timeshare, and how much do timeshares cost overall?

Purchase price (industry average, 2023)	~$24,140 [5]
Annual maintenance fee (industry average, 2023)	~$1,190 [5]
Annual fee increase, typical year	3% to 8%, varies by resort
Special assessment (storm/renovation year)	$500 to $3,000+, resort-specific
Resale value, older fixed-week deed	Often $0 to $1 on secondary market

The American Resort Development Association's 2023 state-of-the-industry data puts the average purchase price for a timeshare interval at roughly $24,140, and the average annual maintenance fee at approximately $1,190 ^[5]. Those are averages; prices for older, smaller, or fixed-week products like many original Silverleaf contracts often sold in the $8,000 to $20,000 range at the time of purchase, based on typical resale listings and complaint filings from that era, though I don't have a verified developer sales figure specific to Silverleaf's original pricing. Maintenance fees rise most years. ARDA's own data shows average annual fees increased from about $1,000 in 2019 to nearly $1,190 by 2023, an increase of roughly 19% in four years ^[5], and many owners report increases higher than that at individual resorts, especially after special assessments for storm damage or major renovations. Here's the real cost question owners need to ask: total lifetime cost, not purchase price. A $12,000 timeshare with a $900 annual fee, held for 20 years with even modest 4% annual fee growth, costs roughly $12,000 plus somewhere north of $26,000 in cumulative fees, before ever counting special assessments. That math is why so many owners eventually want out regardless of how much they enjoyed the vacations early on. | Cost component | Typical range |

How do I sell my Silverleaf timeshare?

List it honestly on a licensed timeshare resale marketplace, price it near or at zero if it's an older fixed-week deed, and expect to pay closing and transfer costs even if the sale price is nominal. The secondary market for developer-sold timeshares, especially older deeded weeks from companies like Silverleaf, is brutal. Supply vastly exceeds demand because resorts keep selling new inventory while millions of existing owners try to exit. ARDA's own industry data acknowledges that resale prices for many timeshare products run far below original purchase price, and some interests are effectively unsellable ^[5]. If you do find a buyer, use a licensed timeshare resale broker or transfer company, verify any company's state licensing before paying anything, and never pay a large upfront fee to a company that promises to find you a buyer. That's the single most common scam pattern in this industry (more below). A deed-back to the resort, if available, is usually a better outcome than a resale attempt for an older Silverleaf-style deed, because you avoid the risk of a fraudulent "buyer" and the resort handles the deed recording correctly. See how to sell a timeshare for a broader walk-through of the resale process and its pitfalls.

Are timeshares scams? And how do I avoid exit scams targeting Silverleaf owners?

Timeshares themselves aren't illegal, they're a real, if often overpriced, product, but the marketing tactics and the exit industry around them attract genuine fraud, and regulators have taken action repeatedly. The FTC has brought enforcement actions against timeshare exit and resale companies for taking large upfront fees and never delivering the promised cancellation or sale, using its authority under the FTC Act's ban on unfair or deceptive practices ^[4]. State attorneys general have brought parallel actions against exit companies for the same pattern: charging upfront, promising an exit with no conditions, and delivering nothing, sometimes shutting down entirely and leaving owners out both the exit fee and still legally obligated on the timeshare. Red flags to watch for: any company that asks for full payment before doing any work, cold-calls you (especially referencing your specific Silverleaf resort by name, which suggests they bought a leaked owner list), pressures you with a deadline ("this offer expires today"), or promises an exit outcome with no conditions attached. No legitimate company can promise with certainty that a resort will accept a deed-back or that a court will cancel your contract. Check any company against your state attorney general's consumer complaint database and the Better Business Bureau before paying anything. Be wary of any firm that tells you to stop paying your timeshare fees while they work; that instruction is a common feature of exit scams flagged by consumer protection regulators. That last point matters: stopping maintenance fee payments during an exit process, even a legitimate one, can trigger delinquency, late fees, credit reporting, and even foreclosure on the timeshare, independent of whether the exit succeeds. Keep paying what you owe until the deed is actually transferred out of your name and recorded. For a curated list of numbers and resources to check before hiring anyone, see the timeshare call list.

What if I inherited a Silverleaf timeshare I never wanted?

You're not automatically stuck with it, but you do need to act deliberately rather than ignoring the mail, because unpaid maintenance fees on an inherited timeshare can follow the estate and, in some cases, affect heirs who accept the deed. An executor or heir generally has the option to disclaim (formally refuse) an inheritance, including a timeshare interest, if the disclaimer is made properly and within the time limits set by state probate law, before ever taking title. If the deed has already transferred into your name through probate, you're in the same position as any other owner: contact the current management company about a deed-back, check whether the estate can negotiate a release as part of settling other debts, or consult a probate attorney in the state where the estate was administered. Don't assume ignoring the bills makes the debt disappear. Depending on the resort's governing documents and state law, unpaid maintenance fees can result in a lien against the timeshare interest itself, and collections agencies will pursue whoever holds title. Get a probate attorney's opinion before you sign anything, especially before you accept a deed transfer you didn't want in the first place.

What's a realistic timeline and cost for getting out of a Silverleaf timeshare?

Rescission, if you qualify, takes as little as the time it takes your certified letter to arrive and be processed, often resolved within a few weeks. Deed-back or surrender requests, if the resort's current management offers one, commonly take one to six months from initial call to recorded deed transfer, based on typical timeshare industry deed-back processing patterns reported by owners and consumer sites; I don't have an official published average from Vistana/Marriott specifically for former Silverleaf resorts. Costs vary enormously depending on path. Rescission inside the window should cost you nothing but postage. A deed-back may carry an administrative fee, commonly in the low hundreds of dollars, sometimes waived. Hiring an attorney to negotiate an exit or challenge a contract runs on an hourly or flat-fee basis and varies by state and complexity; get a written fee agreement before any work starts. Be skeptical of any exit path, DIY or paid, that promises a specific timeline with certainty. Resort responsiveness, whether your account is current, and whether a deed-back program exists at all for your specific resort all affect how long this takes. No path here is instant, and no company should promise you one that is.

Where do a $149 exit kit and other paid help actually fit in?

A flat-fee, one-time tool that helps you organize your documents, generate the right cancellation or deed-back request letters, and understand your state's specific rules is a fundamentally different product from an exit company that charges thousands of dollars and claims it will personally negotiate or litigate your exit. ExitHonest sells a $149 one-time Timeshare Exit Kit built around exactly that distinction: it helps you build the paperwork and identify the right path (rescission, deed-back, or resale) for your situation, based on your state and contract details, without charging a percentage-based or four-figure fee and without promising an outcome, because no one honestly can promise one. You can start at the exit kit builder. Whatever tool or company you use, verify licensing, get everything in writing, and never wire money to an individual or pay in gift cards. That payment pattern alone is close to a universal scam indicator across every consumer fraud category the FTC tracks.

What should I do first, this week, if I want out of my Silverleaf timeshare?

Pull your latest maintenance statement to identify the current servicer, check whether you're still inside your state's rescission window if the purchase was recent, and call owner services to ask directly whether a deed-back or surrender program exists for your resort. While you're on that call, ask three specific questions: is my account current, is there a deed-back program available, and what is the fee and timeline if so. Get whatever you're told in writing before agreeing to anything. Keep paying your existing maintenance fees while you sort this out; falling behind creates a separate problem (collections, credit damage, liens) that makes any exit path harder, not easier. Then check your state attorney general's consumer complaint page before hiring any outside company, and treat any upfront-fee pitch that promises a specific outcome with no conditions as a scam until proven otherwise. See how to get out of timeshare and how do you get out of a timeshare for the full state-by-state process.

Frequently asked questions

How do I get out of a Silverleaf timeshare specifically?

Identify the current servicer from your latest bill (many Silverleaf resorts are now managed under Vistana/Marriott), confirm whether you're still in your state's rescission window if recently purchased, and call owner services to ask about deed-back or surrender programs. Resale is a distant third option since resale value on older fixed-week Silverleaf deeds is typically very low.

How to get out of a timeshare in general?

Four real paths exist: rescission (if inside your state's short legal cancellation window), deed-back/surrender to the resort, resale on the secondary market (often for little or nothing), or, as a last resort, allowing foreclosure, which damages credit and should be avoided if possible. No company can legally promise a specific exit outcome.

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

You move to deed-back/surrender programs (ask the resort directly), resale through a licensed broker, or working with a real estate or consumer attorney in your state. There's no federal law letting you cancel after your state's window closes; your options after that point depend on what the resort itself is willing to accept back.

How much is a timeshare, on average?

ARDA's 2023 industry data puts the average timeshare purchase price at roughly $24,140, with average annual maintenance fees near $1,190, though older or smaller deeded-week products, common with original Silverleaf contracts, often sold for less, commonly in the $8,000 to $20,000 range historically.

How much do timeshares cost per year in maintenance fees?

The industry average annual maintenance fee was approximately $1,190 in 2023 according to ARDA, up from about $1,000 in 2019, a roughly 19% increase over four years. Individual resorts vary, and special assessments for storm damage or renovations can add hundreds or thousands more in a single year.

Are timeshares scams?

The underlying product isn't illegal, but aggressive sales tactics and, especially, the exit and resale industry around timeshares attract real fraud. The FTC has taken enforcement action against exit companies that charged large upfront fees and never delivered the promised cancellation or sale.

How do I sell my timeshare?

List through a licensed timeshare resale marketplace or broker, price realistically (many older deeds sell for near $0), and never pay a large upfront fee to anyone promising a buyer with certainty. A resort deed-back program, if available, is usually safer and more reliable than resale for low-value older deeds.

How to get rid of a timeshare I inherited and never wanted?

If probate hasn't closed, an heir or executor can often formally disclaim the inheritance within state-specific deadlines, before taking title. If you already hold the deed, contact the resort about a deed-back and consult a probate attorney in the state where the estate was handled before signing anything.

Can I just stop paying my Silverleaf maintenance fees to force an exit?

No, that's not advisable. Stopping payment can trigger late fees, collections, credit reporting, and eventually foreclosure on the timeshare, independent of whether any exit process succeeds. Keep paying what you owe until a deed transfer or cancellation is actually completed and recorded.

What is the rescission period for a Silverleaf or other timeshare purchase?

It depends on the state where you signed, not on Silverleaf specifically. Every state sets its own window, often just a handful of days from signing, in its timeshare or consumer protection statute. Confirm your specific state's rescission window and required cancellation method before assuming you missed it.

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

Check the company against your state attorney general's consumer complaint database and the Better Business Bureau before paying anything. Red flags include upfront payment demands before any work is done, promises of a specific outcome with no conditions, high-pressure deadlines, and instructions to stop paying your maintenance fees.

What happened to Silverleaf Resorts as a company?

Silverleaf Resorts, a Texas-based developer founded in the 1990s, filed for Chapter 11 bankruptcy in 2000 and was later acquired through corporate mergers; many Silverleaf-branded resorts are now managed under the Vistana/Marriott Vacation Club system. Check your current maintenance bill to see who services your specific contract today.

Sources

1. U.S. Bankruptcy Court records via SEC filing history, Silverleaf Resorts Inc.: Silverleaf Resorts' corporate and bankruptcy history
2. Consumer Financial Protection Bureau, timeshare cancellation guidance: Timeshare cancellation rights and deadlines are set by state law, and buyers should follow the exact method their contract specifies
3. Texas Property Code, Chapter 221 (Texas Timeshare Act): Texas timeshare purchasers have a statutory right to cancel within a specified notice period
4. Federal Trade Commission v. Jason Barrus, et al. (Timeshare Exit Team), Case No. 2:20-cv-00272, W.D. Wash., FTC press release and complaint summary: FTC enforcement action alleging a timeshare exit company charged consumers thousands of dollars in upfront fees without delivering promised results
5. American Resort Development Association (ARDA), 2023 State of the Vacation Timeshare Industry report, as cited in ARDA press materials: Average timeshare purchase price and average annual maintenance fee figures for 2023, and 2019 comparison
6. Federal Trade Commission Act, Section 5, unfair or deceptive acts or practices: Legal basis for FTC enforcement against deceptive upfront-fee timeshare exit schemes
7. Missouri Revised Statutes, Chapter 407, Time-Share Disclosure Act: Missouri sets its own separate timeshare disclosure and cancellation requirements distinct from Texas