How to Get Out of Your Timeshare: A Complete Step-by-Step Guide

If you're reading this, you're probably feeling stuck. You bought a timeshare thinking it would be a great way to vacation. Now you're paying thousands in maintenance fees every year, you can barely book the dates you want, and you're wondering how you got here — and more importantly, how to get out.

The good news: you can get out of a timeshare. The bad news: it's not always simple, and there are plenty of scammers waiting to take advantage of desperate owners. This guide walks you through every legitimate option, from free DIY methods to professional services, so you can make the right decision for your situation.

1. Understand Your Situation

Before you take any action, you need to know exactly what you're dealing with. Gather these documents:

• Your original timeshare purchase agreement
• Your most recent maintenance fee bill
• Your deed or ownership certificate
• Any correspondence from your resort or HOA

Key things to identify:

• Purchase date: When did you buy? This determines if you're still in the rescission period.
• Type of ownership: Deeded (you own property) or right-to-use (you have usage rights for a set period).
• Is it paid off? If you still owe a mortgage, your options are more limited.
• Maintenance fees: How much are you paying annually, and are they current?

2. Check If You're Still in the Rescission Period

This is the most important step and the easiest way out — if you qualify.

Rescission periods by state:

• California: 7 days
• Florida: 10 days
• Nevada: 5 days
• Hawaii: 7 days
• Most other states: 3-10 days

The clock starts ticking from the date you signed the contract or received the public offering statement — whichever is later. Some states also count from the date you received the documents, not the purchase date.

3. Know Your Exit Options

If you're past the rescission period, you still have several paths forward. Here's a quick overview:

Option	Cost	Time	Best For
Rescission	Free	Days	Recent purchases
Deed-back program	Free - $500	Weeks - months	Paid-off timeshares
Sell/resell	Listing fees	Months - years	High-demand resorts
Exit company	$2,500 - $10,000+	3-18 months	Complex situations
Attorney	$200 - $500/hr	Varies	Legal disputes

4. DIY Methods (Free but Risky)

Contact Your Resort Directly

Some resorts offer "deed-back" or "surrender" programs. Call and ask about:

• Deed-back programs
• Take-back programs
• Owner surrender options
• Exit solutions

Be prepared for pushback. Resorts make money from maintenance fees, so they're not motivated to let you go. But some — especially larger brands like Marriott, Hilton, and Wyndham — have formal programs.

Try to Sell It

Most timeshares have zero resale value. If you have a high-demand property (Disney, Marriott Aruba, Four Seasons), you might find a buyer. Otherwise, expect to sell for $1 — or pay someone to take it.

Legitimate resale sites: RedWeek, Timeshare Users Group (TUG), eBay (for $1 listings).

Give It Away

Some owners "give" their timeshare to a willing recipient. But finding someone willing to take on annual maintenance fees is difficult.

5. Hiring a Timeshare Exit Company

This is where most owners end up — and where the most scams exist. A legitimate exit company negotiates with your resort or finds legal grounds to cancel your contract.

6. When to Hire an Attorney

Consider an attorney if:

• You believe you were victims of fraud or misrepresentation during the sale
• The sales presentation involved high-pressure tactics or false promises
• You're being sued by the resort for unpaid fees
• Your timeshare is part of a bankruptcy or estate dispute

Look for attorneys who specialize in timeshare law or consumer protection — not general practice lawyers. Expect to pay $200-$500 per hour, but a good attorney can resolve complex cases that exit companies can't touch.

7. What to Avoid at All Costs

These are the most common scams targeting desperate timeshare owners:

The "We Have a Buyer" Scam

A company calls claiming they have a buyer ready to purchase your timeshare for an attractive price. They just need an upfront "processing fee" or "title search fee." The buyer never materializes, and your money is gone.

The "Stop Paying" Advice

Some forums and even some exit companies advise owners to simply stop paying maintenance fees. This is terrible advice. The resort can:

• Report you to credit bureaus
• Sue you for unpaid fees
• Foreclose on your timeshare
• Send your account to collections

The "Transfer to a Shell Company" Scam

A company promises to transfer your timeshare to a third party, relieving you of all obligations. They create a shell company, transfer the deed, and dissolve the company — leaving you still legally responsible.

8. Your Next Steps

Here's what to do right now:

1. Check your rescission period. If you're still in it, cancel immediately.
2. Call your resort. Ask about deed-back or surrender programs.
3. Research your options. Don't rush into any paid service.
4. Vet any company thoroughly. Check BBB, read reviews, ask for references.
5. Get everything in writing. Verbal promises mean nothing.

Bottom line: Getting out of a timeshare is possible, but there's no one-size-fits-all solution. The key is understanding your options, avoiding scams, and choosing the path that makes sense for your specific situation. Don't let desperation lead you into a worse situation than you're already in.