Last updated 2026-07-26
TL;DR
There's no such thing as a timeshare without a maintenance fee. Every deeded or points-based timeshare contract obligates the owner to pay annual maintenance fees for as long as they own it, often for life, since most contracts renew automatically and have no end date. The only ways to stop paying are rescission (if you're still in your state's window), a resort deed-back program, resale, or in rare cases, a documented hardship release.
Is there really no such thing as a timeshare without a maintenance fee?
No. Every timeshare, whether it's a fixed week, a floating week, or a points-based system, comes with an annual maintenance fee written into the purchase contract or the resort's governing declaration. This isn't a sales gimmick some resorts skip. It's how the property actually functions. Maintenance fees cover the resort's real operating costs: staff payroll, insurance, landscaping, pool maintenance, roof replacement, furniture turnover, property taxes on the resort's common areas, and reserve funds for big-ticket repairs. The American Resort Development Association (ARDA), the timeshare industry's trade group, reported the average annual maintenance fee for a US timeshare was $1,205 in its 2023 State of the Vacation Ownership Industry report [1]. That number climbs every year, usually faster than general inflation, because insurance and labor costs in resort markets (Florida, Hawaii, coastal Carolinas) have been rising sharply since 2020. Some sellers or secondary marketers advertise a timeshare as fee-free for the first year, or claim a particular resale listing has no maintenance fee. Read the actual recorded deed or the points contract before you believe it. If the underlying resort assesses fees to all owners of that unit or points club, you owe them the moment the deed transfers to your name, whether the seller told you about it or not. The closest thing to a fee-free structure is a fully paid-off, deed-back-eligible week at a resort in true financial trouble (or already closed), but that's not something to hunt for. It usually means the resort is failing and your "ownership" may be worthless anyway.
How much do timeshares cost in total, more than maintenance fees?
| Purchase price | $23,940 | - | - | |
|---|---|---|---|---|
| Annual maintenance fee | $1,205 | ~$1,465 | ~$1,870 | |
| Cumulative fees paid | $1,205 | ~$6,700 | ~$15,300 | |
| Purchase + 10-yr fees | - | - | ~$39,200 | That table doesn't include special assessments, exchange fees if you use RCI or Interval International, or closing costs on resale. Ten years of ownership commonly runs close to double the sticker price once fees are counted. |
The purchase price is only the first bill. ARDA's 2023 data put the average timeshare purchase price at $23,940 [1]. That's the developer-direct price; resale prices for the same unit are often 70-90% lower because resale has almost no market value once the initial buyer walks away from the sales floor. On top of the purchase price and annual maintenance fee, most contracts allow the resort's homeowners' association or board to levy special assessments when a big repair comes up (a new roof, storm damage, elevator replacement) that reserve funds don't cover. These aren't optional and aren't capped in most contracts. Owners at several Hawaii and Florida resorts reported five-figure special assessments after hurricanes and building code updates in the last few years; there's no federal database tracking these, so treat any specific number you see quoted online as anecdotal unless the resort's own HOA disclosure confirms it. Here's a rough total cost of ownership over 10 years, using ARDA's published averages and a conservative 5% annual maintenance fee increase: | Cost category | Year 1 | Year 5 | Year 10 (cumulative) |
Are timeshares scams?
The timeshare product itself is legal in all 50 states and regulated at the state level, not a scam by definition. But the sales process and, separately, a large slice of the exit industry, are where actual fraud concentrates. The Federal Trade Commission has brought enforcement actions against timeshare exit and resale operators for deceptive practices. In one 2019 case, the FTC and the State of Missouri obtained a court order halting a timeshare exit operation the agency said used deceptive tactics to charge consumers thousands of dollars for services that often failed to deliver [2]. The FTC's consumer guidance warns that some companies promise they can get you out of a timeshare contract, take an upfront fee, and then don't do what they promised [3]. On the sales side, the classic complaints are high-pressure presentations, misrepresenting the investment value of a timeshare (timeshares are not investments and almost never appreciate), and understating the lifetime fee obligation. None of that makes the underlying contract void automatically. You generally have to prove fraud, misrepresentation, or a violation of your state's rescission statute to unwind a purchase after the fact, and that usually means a lawyer, not a self-help letter. So: the industry has a real scam problem, concentrated in exit companies promising a fast release for a big upfront fee. The timeshare product itself is a bad financial deal for most buyers, but "bad deal" and "scam" aren't legally the same thing.
How do you get out of a timeshare?
There are four real paths, in order of how likely they are to actually work and how much they cost you. 1. Rescission (cancel during the buyer's remorse window). Every state that regulates timeshares gives buyers a short window, typically counted in business days, to cancel the purchase for any reason and get a refund. This is by far the cleanest exit, but the window is short and starts the day you sign or the day you receive the required disclosure document, depending on the state. Confirm your state's rescission window and the exact notice method required (certified mail is standard) before you do anything else. See our state-by-state breakdown at how to get out of a timeshare. 2. Deed-back or surrender programs. A growing number of resorts and major operators (Marriott Vacation Club, Wyndham, Hilton Grand Vacations, Diamond Resorts) run their own deed-back programs for owners who are current on fees and want out. These cost little or nothing beyond the fees you already owe, but eligibility rules vary a lot and the resort can say no. 3. Resale. You can sell on the secondary market (licensed timeshare resale brokers, owner-direct marketplaces like RedWeek or Timeshare Users Group) but expect a steep discount and possibly no buyer at all for lower-demand resorts. You'll usually still owe the current year's maintenance fee at closing. 4. Hardship or attorney-negotiated release. Some owners work with a real estate attorney to negotiate a release with the resort, particularly in cases of death of the original owner, financial hardship, or a documented misrepresentation claim. This costs legal fees but avoids the upfront-fee scam risk that plagues the self-styled "exit company" industry. What doesn't work reliably: stopping payment and hoping the resort forecloses quietly. Unpaid maintenance fees can go to collections, get reported to credit bureaus, and in some states, the resort can pursue a deficiency judgment even after foreclosure. Don't stop paying fees you legally owe as a strategy; work through one of the four paths above instead.
How do you sell a timeshare?
Selling is legal and sometimes possible, but the market is thin and prices are low. Start by checking what your specific resort and unit type actually sells for on completed listings, not asking prices, at marketplaces like RedWeek, Timeshare Users Group, or eBay's completed listings for timeshare deeds. A licensed timeshare resale broker (check your state's real estate licensing board to confirm the broker is actually licensed) can list it for you, usually on a commission-only basis with no upfront fee. That's the safest structure. Be very wary of any company that asks for money before finding a buyer, claims to have a "buyer waiting," or asks you to pay a large closing or transfer fee before the deal is done. That pattern matches the FTC's warnings about upfront-fee resale scams [3]. Realistic expectations: many timeshares, especially older fixed-week units at oversupplied resorts, sell for $1 or even $0 on the resale market, or simply don't sell. Buyers know maintenance fees will hit them the moment the deed transfers, so they're not paying for the "investment," they're paying (barely) for vacation access. If your resort has a deed-back program, it's usually faster and cheaper than trying to find a resale buyer.
How do you get rid of a timeshare you no longer want or inherited?
If you inherited a timeshare, you are not automatically obligated to keep it, but you have to actively act to avoid the obligation. An executor or heir can typically disclaim the inheritance in probate before accepting it, which under most state probate codes means the timeshare (and its debt obligations) passes to the next heir in line or reverts to the estate rather than to you personally. Consult the probate attorney handling the estate; disclaimer rules and deadlines are set by state law and missing the deadline can lock you in. If you already accepted the inheritance and the deed is in your name, your options are the same four paths as any owner: rescission won't apply (that window is long gone), so you're looking at the resort's deed-back program, resale, or a hardship negotiation. Some resorts have specific "heir relief" or estate release programs, worth asking about directly since the resort's owner services department can usually tell you what exists without triggering aggressive retention sales tactics the way calling a general customer service line might. For owners who are simply done with the ongoing fee and don't have a rescission window or inheritance angle, building a paper trail (all your contract documents, fee payment history, correspondence with the resort) before starting any deed-back or exit process is the highest-leverage single thing you can do. A properly organized document set is what a deed-back coordinator, an attorney, or eventually a title company needs to move quickly. This is the whole idea behind ExitHonest's $149 one-time Exit Kit Builder: it's a self-serve tool that organizes your contract, deed, and fee history into the format resorts and attorneys actually ask for, instead of paying a $2,000-$6,000 exit company to do the same paperwork.
How much does it actually cost to exit a timeshare through each method?
| Rescission (in-window cancellation) | $0, or a small certified-mail fee | Days to a few weeks | Very low, if done correctly and on time | |
|---|---|---|---|---|
| Resort deed-back program | $0 to a few hundred dollars in transfer/admin fees | 1-6 months | Low, but resort can deny eligibility | |
| Resale via licensed broker | Commission only (often 20-40% of sale price, no upfront fee) | Weeks to over a year | Low to moderate; may not sell | |
| Attorney-negotiated release | $1,500-$5,000+ in legal fees, varies by state and complexity | 2-12 months | Low to moderate | |
| "Exit company" upfront-fee model | $2,000-$10,000+ paid upfront | Months to years, sometimes no result | High; FTC has documented widespread failure to deliver [2] | The pattern is simple: legitimate paths either cost nothing or charge you after work is done (broker commission) or at standard legal-fee rates. The exit companies the FTC has repeatedly pursued ask for large payment upfront, before any cancellation happens, and that structure alone should make you cautious. Our guide on timeshare exit companies breaks down how to vet one if you're considering hiring help. |
Costs vary enormously by method, and this is where a lot of owners get taken advantage of. | Exit method | Typical cost | Timeline | Risk level |
What is a rescission window and how do you use it?
A rescission window is a legally mandated period, set by state statute, during which a timeshare buyer can cancel the purchase for any reason and get every dollar back, no penalty. It exists specifically because timeshare sales presentations are high-pressure by design, and legislatures across the country decided buyers needed a cooling-off period. Every state with timeshare-specific law sets its own window length and notice procedure. Florida's timeshare statute, for example, gives a purchaser the right to cancel by written notice "until midnight of the 10th calendar day following the date the purchaser signs the contract" under Florida Statutes section 721.10 [4]. California's timeshare law similarly sets out a buyer's right to cancel within a defined period after execution under Business and Professions Code section 11238.5 [5]. These windows are commonly measured from the date of signing or the date you receive the public offering statement, whichever is later, but the exact count and start trigger differ by state, so confirm your state's rescission window directly from the statute or your state attorney general's consumer page rather than trusting a sales rep's verbal promise. To actually rescind, follow the notice method the statute specifies exactly. Most states require written notice, and many specifically require certified mail with return receipt so you have proof of the date sent. Do not rely on a phone call or verbal notice to the salesperson, even if they tell you it's fine. Keep copies of everything: the notice letter, the mailing receipt, the signed contract, and any confirmation the resort sends back. See our full breakdown at timeshare cancellation and the state-specific rules at how do you get out of a timeshare.
How do you avoid an exit scam while trying to get out?
The FTC's core warning is this: legitimate help does not require thousands of dollars upfront before anything happens. Its consumer guidance specifically advises checking a company's track record, getting refund and cancellation terms in writing, and being suspicious of any pitch that promises a specific outcome [3]. Red flags worth memorizing: a company that calls you unsolicited claiming to have "a buyer already lined up" for your timeshare, anyone who asks for payment by wire transfer or gift card, promises of a specific guaranteed outcome, and pressure to sign paperwork same-day. Also watch for companies that tell you to stop paying your maintenance fees while they "work on your case." That advice can trigger collections activity, credit damage, and in some states a foreclosure or deficiency judgment against you, none of which the exit company bears any liability for. Check any company against your state attorney general's consumer complaint database and the Better Business Bureau before paying anything. Florida's Office of the Attorney General publishes a specific consumer alert warning that timeshare resale and exit solicitations are "one of the most common consumer complaints" the office receives, and it advises verifying any company's licensing and refund terms before paying a cent [6]. If a company won't tell you its physical business address or refuses to put its fee structure and refund policy in writing, walk away. Our timeshare call list has a checklist of the questions to ask before you pay anyone, and our exit scam awareness hub covers specific scam patterns reported to state regulators.
What's the difference between a deed-back program and hiring an exit company?
A deed-back program is run directly by the resort or its management company. You surrender the deed back to the resort, typically because you're current on fees, the resort wants the inventory back, and it's cheaper for them to take it than to chase a reluctant owner for fees indefinitely. Marriott Vacation Club's Exit Program and similar programs at Wyndham and Hilton Grand Vacations are examples; eligibility usually requires the account be current, sometimes fully paid off, and the specific resort to be participating. An exit company is a third party, not affiliated with the resort, that you pay to negotiate, litigate, or otherwise engineer a release on your behalf. Some are law firms doing legitimate contract or consumer-protection work. Many are not law firms at all and simply charge a large fee to "process" paperwork, sometimes the same deed-back application you could have filed yourself for free directly with the resort. Before paying any exit company, call the resort's owner services line yourself and ask directly: "Do you have a deed-back or surrender program, and am I eligible?" This single phone call, which costs nothing, resolves the question for a meaningful share of owners without paying anyone a fee at all.
Frequently asked questions
How to get out of a timeshare?
Check first whether you're still inside your state's rescission window (a short, statute-defined cancellation period after signing); if so, cancel in writing by the method your state requires, usually certified mail. If that window has passed, ask the resort directly about a deed-back or surrender program, try resale through a licensed broker, or consult a real estate attorney. Never pay a large upfront fee to a company promising a fast, no-questions-asked release.
How do you get out of a timeshare after the rescission period ends?
You have three main options: a resort deed-back or surrender program (often free if you're current on fees), resale through a licensed broker or owner marketplace (expect a steep discount), or a hardship negotiation with an attorney. There's no federal law forcing a resort to release you, so eligibility and outcome depend on the specific resort's policies and your payment history.
How much do timeshares cost?
ARDA's 2023 industry report puts the average purchase price at $23,940 and the average annual maintenance fee at $1,205, and fees typically rise faster than general inflation each year. Over a decade, purchase price plus fees commonly totals close to double the original sticker price, before counting any special assessments.
How much are timeshares on the resale market?
Resale prices are usually 70-90% below the original developer price, and many older or lower-demand timeshare weeks sell for $1 or don't sell at all, since buyers know they'll immediately owe the annual maintenance fee. Check completed (not asking) listings on marketplaces like RedWeek to see real recent sale prices for your specific resort.
How to sell a timeshare?
List with a licensed timeshare resale broker on a commission-only, no-upfront-fee basis, or sell owner-direct through marketplaces like RedWeek or Timeshare Users Group. Verify any broker's license through your state's real estate licensing board first. Avoid any company asking for payment before a buyer is found; that pattern matches the FTC's warnings about resale scams.
Are timeshares scams?
The timeshare product itself is legal and regulated in every state, so it's not a scam by definition, but it's a poor financial product for most buyers since it typically has no resale value and lifetime fee obligations. The bigger scam risk sits in the exit industry: the FTC has taken enforcement action against companies charging large upfront fees without delivering promised cancellations.
How do you get rid of a timeshare you inherited?
If you're the executor or an heir who hasn't formally accepted the inheritance yet, you may be able to disclaim it in probate before the deed transfers to you, check with the estate's probate attorney about your state's disclaimer deadline. If you've already accepted it, your options are the same as any owner: deed-back program, resale, or attorney-negotiated release.
Is there a timeshare with no maintenance fee?
No. Every deeded week, floating week, or points-based timeshare carries an annual maintenance fee obligation written into the contract or the resort's governing documents, and it typically lasts for as long as you own it since most contracts auto-renew with no end date. Any listing claiming otherwise likely means the fee is deferred, hidden in a different line item, or the seller is misrepresenting the contract.
What happens if you stop paying timeshare maintenance fees?
The resort can send the debt to collections, report it to credit bureaus, and in many states pursue foreclosure on the timeshare interest; some states allow a deficiency judgment against you even after foreclosure if fees owed exceed the property's value. Stopping payment isn't a recommended exit strategy; work through rescission, deed-back, resale, or an attorney instead.
How long is the timeshare rescission window?
It varies by state and is set by that state's specific timeshare statute; Florida gives buyers until midnight of the 10th calendar day after signing under Florida Statutes section 721.10. There is no single national number, so confirm your exact state's window and required cancellation method (often certified mail) before assuming you still have time.
Can a timeshare exit company promise they'll cancel my contract?
No legitimate company can promise a specific legal outcome, and the FTC has repeatedly warned that companies making strong promises like this have often failed to deliver while keeping large upfront fees. Treat any promise of a certain result as a red flag and verify the company's history with your state attorney general's office before paying anything.
Do all timeshare resorts have a deed-back program?
No. Deed-back or surrender programs are offered at the discretion of the resort or management company, not required by law, and eligibility rules (being current on fees, specific resort participation, sometimes an admin fee) vary widely. Call the resort's owner services line directly to ask if one exists for your specific contract.
Sources
- American Resort Development Association (ARDA), 2023 State of the Vacation Ownership Industry report: Average US timeshare purchase price ($23,940) and average annual maintenance fee ($1,205)
- Federal Trade Commission, "FTC and State of Missouri Take Action Against Timeshare Exit Team for Deceiving Consumers" (press release, October 2019): FTC enforcement action against a timeshare exit company alleging consumers paid large upfront fees without receiving promised cancellations
- Federal Trade Commission, Consumer Advice, "Timeshare Sales" (business guidance on timeshare resale and exit offers): FTC guidance warning that some companies promise to get consumers out of timeshare contracts but take payment without delivering
- Florida Legislature, Florida Statutes section 721.10, Cancellation: Florida law gives purchasers the right to cancel by written notice until midnight of the 10th calendar day following the date the purchaser signs the contract
- California Legislature, Business and Professions Code section 11238.5: California sets buyer cancellation rights for timeshare purchases within a defined period under state law
- Florida Office of the Attorney General, Consumer Alert: Timeshare Resale and Relief Scams: Florida attorney general consumer alert describing timeshare resale and exit solicitations as among the most common consumer complaints received and advising verification before payment