Last updated 2026-07-25
TL;DR
Timeshare termination usually happens one of four ways: canceling inside your state's rescission window, a developer deed-back or surrender program, a deed-in-lieu or resale (rarely for cash), or working with a legitimate exit firm. There's no sure legal way to void a valid, past-rescission contract on demand. Anyone who says otherwise is selling you a scam.
How do you get out of a timeshare?
There are basically four exits, and they work in a specific order of preference. First, check whether you're still inside your state's rescission period, the short window right after signing when you can cancel for any reason and get your money back. Second, ask the resort about a deed-back, surrender, or "exit" program, many developers now run these because delinquencies and foreclosures cost them more than taking the deed back. Third, try to sell or give away the timeshare, understanding that resale value on the secondary market is close to zero for most points-based and fee-simple weeks. Fourth, if none of that works and you want help navigating paperwork and pressure tactics, work with a licensed attorney or a transparent, flat-fee service, never one that promises a specific outcome or asks for a huge upfront sum with no verifiable track record. There is no fifth option where a company "terminates" your contract through some contract law loophole nobody else knows about. The Federal Trade Commission has brought repeated enforcement actions against timeshare exit companies making exactly that pitch. If a company promises it can cancel your contract no matter what, get everything in writing and read it against your state's actual consumer protection statute before paying anyone [1]. The honest starting point for most owners is figuring out which of the four categories they're actually in: still-in-rescission, current-and-paid-up, or delinquent. That changes the entire playbook. For a walkthrough by state deadline, see how to get out of a timeshare.
How to get out of a timeshare during the rescission period
Every US state gives timeshare buyers a rescission period, a set number of days after signing (or after receiving the public offering statement) to cancel the purchase for any reason and get a full refund. The exact number of days, and what has to happen for the clock to start, varies by state, so confirm your state's rescission window with your state's statute or your state attorney general's consumer page before you rely on a specific day count. Florida sets its rescission period at 10 calendar days after execution of the contract or receipt of the public offering statement, whichever is later, under the Florida Vacation Plan and Timesharing Act [2]. California requires cancellation notice procedures under its Vacation Ownership and Timeshare Act, and the buyer must be given a statutorily specified cancellation form at signing [3]. Some states count from the day of signing, some from delivery of the last required disclosure document, and some have different windows for resales versus new purchases. This is why a five-minute call to your state AG's office or a read of the actual statute beats trusting a sales rep's verbal summary. To cancel during rescission, send written notice, by certified mail with return receipt if your state law specifies that method, to the exact address named in your contract's rescission clause, by the deadline, and keep a copy of everything. Don't rely on a phone call or an email to the salesperson. The contract itself will usually spell out the required delivery method and address; follow it exactly. If the resort doesn't process your refund on time, that's a matter for your state attorney general's consumer protection division. For a full walkthrough of documentation and mailing steps, see timeshare cancellation.
How to sell a timeshare (and why it's harder than you think)
You can sell a timeshare, but almost never for anything close to what you paid, and definitely not fast. The resale market for timeshares is famously weak: units frequently list for $1 on sites like RedWeek or the Timeshare Users Group, and even then many sit unsold for months because the real cost to a buyer isn't the purchase price, it's the ongoing maintenance fees and special assessments they're inheriting [4]. Before you list anything, get a copy of your deed or contract and confirm exactly what you're selling: is it deeded real property (a fee-simple week) or a right-to-use / points contract that expires on a schedule? Deeded weeks in strong locations (certain fixed winter weeks in Hawaii or ski-season Colorado properties) occasionally hold some resale value. Most points-based, floating-week, and off-season products do not. Realistic paths to sell: - List with a licensed real estate broker in the resort's state (timeshare resales in many states legally require a licensed broker, more than any "transfer company"). - Check if your resort has a right of first refusal (many contracts require the developer get first shot at buying it back before you sell to anyone else). - Try the developer's own resale or "certified pre-owned" program if one exists; some brands (Marriott Vacation Club, Disney Vacation Club, Hilton Grand Vacations) run these and they at least won't scam you, though they'll price it favorably to themselves.
- Consider giving it away for $0 through a deed transfer or via a licensed closing/transfer company, since your real goal is stopping maintenance fee liability, not making money. For how to actually list and price, see how to sell timeshare.
How to get rid of a timeshare when you can't sell it
If nobody will buy it, even for free, your remaining options are a deed-back to the resort, a deed-in-lieu of foreclosure, letting it go to foreclosure, or donating it (rarely accepted, and rarely a good idea; most charities won't take on the maintenance fee liability). A deed-back (sometimes called a surrender, takeback, or exit program) is when the developer agrees to accept the deed back and release you from future obligations. Many major timeshare companies, including Marriott Vacation Club, Diamond Resorts / Hilton Grand Vacations, and Bluegreen, have run structured deed-back or surrender programs in recent years, often requiring the account be current on fees and sometimes charging an administrative fee. Terms and eligibility change often, so call the resort's owner services line directly and ask specifically whether a deed-back or surrender program currently exists for your contract, in writing. Deed-in-lieu of foreclosure is a similar idea used when the loan (more than the maintenance fee) is behind: you voluntarily transfer the deed back to the lender to avoid a formal foreclosure judgment. This can still hurt your credit and may have tax consequences (a canceled debt over $600 can generate a 1099-C, which the IRS treats as reportable income) [5]. Talk to a tax professional before assuming a deed-in-lieu is free and clean. Full foreclosure (the resort forecloses on your deeded interest, or the right-to-use contract lapses through default) is the worst-case default outcome: it can hit your credit report and, depending on the state and contract, you may still owe a deficiency judgment for unpaid fees and assessments. This is why we never advise a reader to simply stop paying and wait for foreclosure. Whatever you're contractually obligated to pay up to the point of a legal termination, you owe. Stopping payment isn't a termination strategy, it's a decision with its own separate consequences, and you should understand those before you make it.
Are timeshares scams?
The timeshare product itself is legal in every US state and regulated at the state level; buying one isn't inherently a scam, even though the sales process is famously aggressive and many owners regret the purchase. What is very often a scam is the exit industry that grew up around buyer's remorse. The FTC has brought enforcement actions against timeshare exit companies that charged large upfront fees, promised results they couldn't deliver, and then delivered nothing, sometimes actively worsening the owner's credit and legal position in the process. In FTC v. Resort Release, the agency alleged the defendants "charged consumers thousands of dollars in up-front fees" while falsely claiming they would sell or transfer consumers' timeshare interests, and a federal court entered a settlement permanently banning the operators from the timeshare exit business [1]. Common red flags described by the FTC include: a company that contacts you out of the blue claiming to have a "buyer already lined up"; a demand for full payment upfront before any service is performed; pressure to stop paying your maintenance fees or mortgage as part of the "process"; refusal to put any promises in writing; and no verifiable Better Business Bureau or attorney general complaint history you can check independently. Separately, some of the original sales tactics used to sell the timeshare in the first place (high-pressure presentations, misrepresenting resale value, understating future maintenance fee increases) have themselves drawn state enforcement action and lawsuits over the years, which is part of why every state gives buyers a rescission window in the first place [2][3]. So the fair answer is: the ownership structure is legitimate and regulated, but a meaningful slice of the industry around both selling and exiting timeshares runs on pressure and misrepresentation. Treat every unsolicited call about your timeshare, whether it's someone trying to sell you an upgrade or someone claiming they can "legally terminate" your contract for a flat fee, with the same skepticism. For a running list of numbers and companies to check before you call anyone back, see timeshare call list, and for how to evaluate a specific exit company's legitimacy, see timeshare exit companies.
How much do timeshares cost (purchase price and fees)?
| Purchase price, new interval | ~$23,940 average, wide range by brand/location | ARDA 2023 report [6] | |
|---|---|---|---|
| Annual maintenance fee | ~$1,190 average, rising most years | ARDA 2023 report [6] | |
| Special assessment | Hundreds to several thousand dollars, situational | Resort HOA/owner notices (varies) | |
| Resale value (secondary market) | Often $0-$1 listing price plus closing costs | RedWeek / TUG market data [4] | Because maintenance fees compound over decades of ownership and resale value trends toward zero, the lifetime cost of an unwanted timeshare is almost always dominated by fees you keep paying, not the original purchase price. That's the math that makes termination worth pursuing for a lot of owners, even when the timeshare itself "only" cost a few thousand dollars to buy secondhand or inherit. |
The American Resort Development Association's 2023 State of the Vacation Ownership Industry report put the average price of a timeshare interval purchased in 2022 at roughly $23,940, though prices range enormously by brand, location, and product type (deeded week versus points) [6]. That's the sticker price at the point of sale, financed at interest rates that can run into the mid-to-high teens on developer financing. The bigger, more durable cost is the annual maintenance fee, which the same ARDA report placed at an average of roughly $1,190 per year in 2022, and which typically rises faster than general inflation because it's tied to the resort's actual operating and reserve costs [6]. On top of the routine annual fee, owners can be hit with special assessments, one-time or multi-year charges for major repairs (a new roof, storm damage, HVAC replacement) that aren't covered by the regular reserve fund. These assessments have run into the thousands of dollars per owner at some properties after hurricanes and other major damage events; check your specific resort's board minutes or owner association notices for any pending assessments before you buy resale or before you decide whether an exit is worth pursuing. | Cost component | Typical range (2022-2023 data) | Source |
How much are timeshares worth on resale?
Almost nothing, in cash terms, for the large majority of timeshare products. Points-based systems and floating weeks at non-luxury resorts routinely list for $1 on resale marketplaces like RedWeek and the Timeshare Users Group forums, because the ongoing maintenance fee obligation is a bigger factor for buyers than the interval itself [4]. A smaller number of deeded, fixed-week products at high-demand resorts (think a fixed Christmas week at a well-run Hawaii property) do trade for real, if modest, money on the resale market, sometimes a few thousand dollars. If you're not sure which category your ownership falls into, pull your original purchase contract or deed and look for the words "fixed week," "floating week," "points," or "right to use" versus "fee simple" / "deeded interest." That single distinction tells you more about realistic resale value than anything a salesperson will tell you. Don't pay an upfront "listing fee" or "transfer fee" of more than a token amount (some legitimate transfer/closing companies charge a few hundred dollars to handle deed recording) to anyone who claims they have a buyer ready to go, particularly if they contacted you first. That's one of the most common upfront-fee scam patterns the FTC has documented in its enforcement actions against exit and resale scammers [1].
What happens if I inherit a timeshare I don't want?
You don't automatically have to keep it. In most states, an heir or executor can formally disclaim (refuse) an inheritance, including a timeshare interest, under state disclaimer-of-property statutes, as long as the disclaimer is made in writing within the time limit set by that state's law and before you've accepted any benefit from the property. A qualified disclaimer under federal tax law generally must be made within 9 months of the decedent's death under 26 U.S.C. § 2518, which states that a disclaimer is a "qualified disclaimer" only if, among other requirements, "such refusal is in writing" and received "not later than the date which is 9 months after" the transfer creating the interest, though state property law disclaimer deadlines can differ, so check both [7]. If you've already accepted the deed (for example, you've been paying maintenance fees on it for a year), disclaiming becomes harder or impossible, and you're back to the standard menu: deed-back program, resale attempt, or working through a legitimate exit path. Talk to the estate's probate attorney before paying any fee out of pocket to "remove" an inherited timeshare; in some states the estate itself, not you personally, is the one that owes any back maintenance fees, and that distinction matters a lot for what you're personally on the hook for.
How do I know if a timeshare exit company is legitimate?
Check three things before you pay anyone a dollar: how they charge, what they promise, and what's verifiable about their track record. How they charge: a legitimate flat-fee service tells you the total cost upfront, in writing, and doesn't ask for the full amount before doing any work. Be very wary of "success fee" language paired with a huge deposit, and even warier of any company that tells you to route payment through an escrow account they control. What they promise: nobody, including us, can promise you a certain outcome for canceling or terminating a valid, in-force timeshare contract. The FTC has specifically flagged sweeping "we can get you out no matter what" language as a hallmark of exit scams, because contract termination outside your rescission window generally requires either the resort's agreement (a deed-back), a legal deficiency in the original contract, or a formal legal proceeding, none of which any company can promise the outcome of in advance [1]. What's verifiable: look up the company's name plus "complaint" on your state attorney general's consumer protection page and the Better Business Bureau, and check whether your state's AG has published any enforcement action against timeshare exit companies specifically. A company with no findable history at all, combined with a high-pressure sales call, is a bigger red flag than a company with a couple of resolved complaints and a real address.
What does a $149 exit kit actually help with?
A flat-fee, DIY-style toolkit is a fundamentally different product from an exit company that takes thousands of dollars upfront and promises a specific result. ExitHonest's $149 one-time Timeshare Exit Kit is built to give you the actual documents, letter templates, and step-by-step sequencing (rescission letter, deed-back request letter, dispute correspondence, records request) that a $3,000-$8,000 exit company would otherwise charge you to draft, without anyone contacting the resort on your behalf or promising you a specific outcome. We don't contact the resort or developer for you, we're not a law firm, and we don't promise your contract will be canceled. What the kit does is put the paperwork and playbook in your hands so you can pursue a rescission cancellation, a deed-back request, or documentation for a dispute yourself, at a fraction of what exit companies charge for materially the same letters. If your situation is complicated (active litigation, a lender dispute, a contested inheritance), that's a case for a licensed attorney in your state, not a DIY kit. You can start with the /exit-kit-builder to see which documents apply to your specific situation before paying anything.
What should I do right now if I'm still inside my rescission window?
Stop reading and go find your closing date first. Then confirm your exact state deadline (many states run somewhere in the single-digit-to-two-week range, but the number and the trigger date differ by state, so don't guess) [2][3]. Write your cancellation letter today, reference your contract number, state clearly that you're rescinding under your state's timeshare act, and send it by the method your contract specifies, usually certified mail to the exact address named in the rescission clause. Keep a copy of the letter, the mailing receipt, and the signed return receipt once it comes back. Don't sign anything else from the resort in the meantime, including a "downgrade" or "better deal" offer some sales offices will pitch you when you call to ask about canceling; that's a stalling tactic, not a rescission. If your window has already closed, don't panic, but do recognize you're now choosing among deed-back, resale, or a legitimate paid service, not a sure-thing cancellation. For the state-by-state deadline table and mailing requirements, see how do you get out of a timeshare.
Frequently asked questions
How to get out of a timeshare fast?
The only fast, reliable exit is canceling inside your state's rescission window, typically a matter of days after signing; confirm your exact deadline with your state statute or attorney general's office. Outside that window there's no fast sure path; a deed-back request, resale, or working through a legitimate service all take weeks to months, and anyone promising a fast, certain cancellation past rescission is a red flag.
How do you get out of a timeshare after the rescission period ends?
Ask the resort directly about a deed-back or surrender program, many major brands run one for accounts current on fees. If that's not available, try resale (often for $0-$1 plus closing costs) or work with a licensed attorney or flat-fee service. There's no legal shortcut that voids a valid contract on demand once rescission has passed.
How to sell a timeshare when nobody wants to buy it?
List it at or near $0 through a licensed broker or resale marketplace like RedWeek, since buyers are really weighing the maintenance fee liability, not the interval's value. If it still won't sell, ask about the resort's deed-back program or consider a deed-in-lieu; check tax consequences first, since canceled debt over $600 can trigger a 1099-C.
How to get rid of a timeshare without hurting my credit?
Cancel during rescission if you can, that has zero credit impact. Outside that, a deed-back or negotiated surrender, done while your account is current, generally doesn't hit your credit. Foreclosure or deed-in-lieu of foreclosure can affect your credit report, so pursue those only after confirming the actual reporting impact with the resort or a housing counselor.
Are timeshares scams?
The ownership product itself is legal and state-regulated, so buying one isn't automatically a scam. But the FTC has documented widespread scams in the timeshare exit industry, upfront-fee companies promising results they couldn't deliver, so treat unsolicited exit offers with real skepticism and verify any company's complaint history first.
How much is a timeshare?
ARDA's 2023 industry report put the average 2022 purchase price at roughly $23,940, with wide variation by brand and product type, plus an average annual maintenance fee around $1,190 that typically rises over time. Resale value is usually far lower, often near $0, since buyers weigh ongoing fees more than the interval itself.
How much do timeshares cost per year in maintenance fees?
ARDA's 2023 report puts the average annual maintenance fee at roughly $1,190, though it varies by resort size, amenities, and location, and tends to rise most years faster than general inflation. On top of that, owners can face special assessments of hundreds to several thousand dollars after major repairs like storm damage or roof replacement.
How to sell timeshare through a broker versus a transfer company?
A licensed real estate broker in the resort's state can list and market the property and is legally accountable to state real estate regulators. A "transfer company" that only records the deed change isn't selling anything and shouldn't charge a large upfront commission; be wary of any transfer company that claims to have a buyer already lined up.
What is a timeshare deed-back program?
A deed-back (also called a surrender or exit program) is when the resort developer agrees to take the deed back and release the owner from future fee obligations, often requiring the account be current and sometimes charging an administrative fee. Availability and terms vary by brand and change often, so call the resort's owner services line directly to ask.
Can I just stop paying my timeshare maintenance fees to get out?
No, don't do that as an exit strategy. Stopping payment doesn't terminate the contract; it can lead to collections, foreclosure, credit damage, and in some states a deficiency judgment for what you still owe. Whatever you're contractually obligated to pay up to a legal termination point, you owe, so pursue rescission, a deed-back, or resale instead.
What happens if I inherit a timeshare and don't want it?
You may be able to formally disclaim the inheritance under your state's disclaimer law and, for federal tax purposes, generally within 9 months of the decedent's death under 26 U.S.C. § 2518, but only if you haven't already accepted the property or its benefits. Talk to the estate's probate attorney before paying anyone to remove an inherited timeshare.
How do I know if a timeshare exit company is a scam?
Red flags include demanding full payment upfront, promising a certain cancellation, pressuring you to stop paying your fees, and having no verifiable complaint history with your state attorney general or the Better Business Bureau. The FTC has taken enforcement action against exit companies using exactly these tactics, so verify before you pay anything.
Is there a way to legally terminate a timeshare contract outright?
Outside your state's rescission window, contract termination generally requires the resort's agreement (a deed-back), a legal deficiency in the original contract that a court finds voids it, or a formal legal proceeding like bankruptcy or foreclosure. No company can promise any of those outcomes in advance, no matter what they claim.
Sources
- FTC v. Resort Release, LLC, Federal Trade Commission press release on stipulated order: FTC enforcement action banning a timeshare exit company for charging thousands in up-front fees while failing to deliver promised results
- Florida Statutes Section 721.10, Florida Vacation Plan and Timesharing Act: Florida's 10-day rescission period after contract execution or receipt of public offering statement
- California Business and Professions Code Section 11238, Vacation Ownership and Timeshare Act of 2004: California's statutory cancellation notice and rescission form requirements for timeshare purchases
- RedWeek, Timeshare Resale Market Data and Listings: Timeshare resale listings frequently price at $1 because buyers weigh ongoing maintenance fee liability over interval value
- Internal Revenue Service, About Form 1099-C, Cancellation of Debt: Canceled debt over $600 can generate a reportable 1099-C with tax consequences
- American Resort Development Association, State of the Vacation Ownership Industry 2023 Report: Average 2022 timeshare purchase price of roughly $23,940 and average annual maintenance fee of roughly $1,190
- 26 U.S.C. § 2518, Cornell Legal Information Institute: Federal qualified disclaimer generally must be made within 9 months of the decedent's death, and must be in writing