Can You Give Back Your Timeshare?

One common question we get from timeshare owners who no longer want their week is whether or not they can file a quit claim deed and simply give their timeshare back to the resort.

A quit claim deed, at least in this case, is a legal document where one person gives up their property rights to another with no money exchanged. Used frequently during the divorce process where, say, one spouse gives up their half of a jointly owned home, quit claim deeds are fast, easy and inexpensive.

The idea of using a quit claim deed to give back an unwanted timeshare usually occurs after owners have spent two or three years and thousands of dollars unsuccessfully listing it on the resale market. Typically, the only calls they’ve gotten were from scammers posing as buyers and the resort demanding annual maintenance fees.

timeshare owners beware of upfront fees
“So, will a quit claim deed work in this case? Can you just give your timeshare back to the resort by using one? The first part of that answer is: yes, it is technically possible. The second part is: but it’s not very likely.
The problem is that resorts are under no obligation to accept a quit claim deed. Quit claim deeds work best and are typically used when the other person wants what you have—and need assurance that you won’t try to take back whatever you are giving them at a later date.

That’s just not the case with a timeshare. Your resort would much prefer that you retain ownership of your week, especially since that ownership comes with the legal obligation to pay your annual maintenance and other fees.

On the other hand, it may not hurt to try. A resort with an active line might take your unit back if they needed inventory to sell.

Some owners imagine the only real leverage they have when negotiating a quit claim deed with the resort is to threaten default of their maintenance fee payments. These owners try to convince the resort that it will be less expensive for them to take the unit back rather than having to repossess it later. We don’t recommend you take this approach, as all you will likely accomplish is to provoke the resort. And if you do go through with your threat, there is a real chance that the resort will foreclose on you and ruin your credit.

Rather, if you decide to file a quit claim deed, we recommend you have an attorney help you. Otherwise, you can do it yourself by searching for free quit claim deeds on the internet here. You’ll need to fill in all the information pertaining to your situation, including the description on the original deed. Then you’ll need to record it with the county courthouse.

Once recorded, contact your resort manager and present him or her with your offer. While the chance of them accepting your deal is slim, you may just get lucky. If they don’t take it, call us at Timeshare Specialists and we’ll help you find the best way to divest given your circumstances.

If you have any other questions regarding your timeshare ownership, contact us anytime for free expert advice at 800-965-6565.



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  1. I have a timeshare that is paid for. I want to get rid of it. I am willing to pay all the costs, but I have to be sure this can be done before I get caught up in putting more money into this.

  2. We have a retained client wishing to get out of his timeshare. What do you charge for process this or if it is by value, what do the charges start at? Thanks, Cleone, Legal Assistant to Bare and Clough, PC

    1. The fees depend on the timeshare resort itself, they all have different transfer feels and protocols for divestment. Please call us and we can assess your fees over the phone and get you an answer in 10 minutes or less!

  3. I own a land deeded timeshare for a floating week,
    assigned week 34, in 1995. The smaller company was bought out by a larger company. The new company insists that we are entitled to only stay at the original company’s other four facilities. My maintanence dues are paid to thencompany that currently owns the property. My question is this-am I not entitled to all the facilities, improvements or new features of all and any facility?

    Thank you

    Sheila Meadows Drago

    1. Hi Sheila, I can’t answer that for you. Check your original purchase documents, deed and covenants to determine your rights. Every timeshare resort has a home owners association that should be able to help you with issues like this. is a timeshare users group that could have more information on this situation at your resort too. Best of luck.

  4. We have a timeshare we no longer want. We are in our eighries and can no longer travel. We have not paid fees in two years. Is there a way to get out of this and how will it cadt me. My resrt is in North Myrtle Beach, SC We have had this unit since 1988. We have never missed a fee till now.

  5. I want to see how it works giving or donating a timeshare to a charity. I have a paid in full 1 bedroom unit in Aruba. It seems to be impossible to sell. I have a beautiful unit on the 4th floor overlooking the pool and ocean. The maintaiane fee is paid for 2017. I would like to get rid of it mid July. This week was traded for a different resort. Can you help me. The week I own is week 27.

    1. Hello Francine. Unfortunately, the government has determined that timeshare donation is no longer a viable divestment option. However, there are several other ways to get your name off the title. Give us a call, we can discuss your options and see what would work best for you.

    1. Hi Denice, unfortunately what is owed on a timeshare is almost always more than it’s worth on the resale market. But give us a call, we’d be happy to give you a the sales data on your particular timeshare and see if we have any divestment programs you might qualify for.

  6. I have an MROP/VRI timeshare. The fees are 1900+. They say that I can return the time share for a payment of 3500.00 Should I pay the money and just get out or try to not pay the money and have them reposses it. We tried another company to help us and they wanted 7400. We dont want to pay that.

    J Roseborough

    1. Hi, it’s always best to get out when you receive a reasonable offer, as the offer next year will probably be a higher price, or not available at all! We have your email so an agent will contact you directly to advise you on this particular offer and see if there is a better one out there for you.

  7. We were pressured into buying a time share that we can afford to pay about 3 months ago at Vacation Village. We both are college students. We need to get rid of it. We need help please.

    1. Hi Eunice, look over your documents, are you past the rescission period? If so there is little you can do. And please be wary of companies offering you timeshare cancellation services, many are currently involved in lawsuits with resorts, see this link for more information . They often charge a large upfront fee (non-refundable) claiming they can cancel your timeshare contract…while they may be able to cancel your obligation to the resort, no service can pay back or cancel your mortgage for you. The lender has nothing to do with your timeshare contract, they simply funded your purchase, and you will still be on the hook for that loan.

  8. Hi. I recently bought a timeshare (stupid me) and after 15 days decided to return it since the loan officer told me that he has seen clients after 4 months returning their timeshare and getting back the down payment, yep. So I found this company online. Can someone tell if is true?

    Hello Jose,

    We are the legal timeshare cancellation experts and we are happy to have the opportunity to serve you! Our firm will negotiate a FULL settlement agreement that completely cancels your timeshare contract, timeshare debt, and restores your legal status to what it was BEFORE you purchased the timeshare. Our staff have decades of experience in helping consumers successfully cancel their timeshare contracts.

    This assessment process is designed to learn as much as possible about your situation so we can tailor fit our program around your specific needs and complete your timeshare cancellation forever.

    Cost of Release : $2,450.00

    100% money-back guarantee provided in your contract.

    Let me know when your ready to set an appointment to complete your paperwork with our firm electronically.

    CLICK HERE to Meet Our Attorney
    CLICK HERE to check out our Attorneys Credentials
    CLICK HERE to check out some previous Clients Releases
    CLICK HERE to see American Consumer Credits Trustpilot Reviews

    Sheri Nine

    Timeshare Release Advocate

    The Staff at American Consumer Credit

    Customer Service:
    Phone: 1-800-611-0631
    Fax: 1-888-600-8201
    Hours of Operation:
    M-F: 9:00 am to 6:00 pm EST

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  9. I am paying on a resort that i can no longer afford.
    They put it on a credit card so one Timeshare resolve couldn’t take it. Can you?

    1. Hi Norma, it doesn’t sound like your timeshare is paid off…but we can confirm that on a quick telephone call and let you know the options available to you. We do have a program for those timeshare owners that still carry a mortgage but want out of their timeshare. Call 1-800-965-6565 M-F 9am to 5pm MST

  10. Hello,

    I was told during a timeshare presentation, that this company would buy back my timeshare if I no longer wanted it. I just called and asked if that was still true, the person I spoke with said their company doesn’t do that and they charge a fee to transfer it to someone else.
    I admit I made a terrible mistake. I was a recent widow, still grieving the death of my husband, and I was suckered into a timeshare contract.
    The hotel is horrible!!! The entry way is through an alley between two stinky trash containers. I didn’t realize this until I went for the Owners Orientation, and was so embarrassed until I wouldn’t let uber drop me off in front of it!!!! Please help me get rid of this horrible transaction. This place should be condemned.

  11. Hello-

    We owned a timeshare since 2011, but we never used it. We would like to get rid of it. We are still paying the annual
    Maintenance fee.

    Please advise the options & possibilities to sell it.

    Thank you.

    1. Hi Cheryl, if you are still carry a mortgage on your timeshare it will be unlikely you can sell it. But we do have an option for you so please call us at your earliest convenience.

  12. My husband and I bought a 1 week (floating) timeshare at Blue Tree Resorts Lake Buena Vista many years ago. We only used it a few times, when we first purchased. Unfortunately, our health has deteriorated, we are both on social security, and our timeshare has gone into collection for $3,514 owed on back maintenance. We were approached by a company (US Timeshare exchange) and offered the following deal: If we pay upfront a charge of $650 “processing fee”, they will GUARANTEE a sale within 24 months, or they will purchase it for $14,900. I agreed, but only have a few days left to back out of the agreement. Should I proceed, or cancel the agreement? Lynn Barry

    1. Upfront fees, red flag. A guarantee to buy for a hefty sum of money at the end of the listing agreement? We’ve never heard of that and it sounds too good to be true. Their website says they are in Orlando Fl and the only BBB listing for a company by that name is in Georgia, their Facebook page only has 3 likes, This sounds suspicious and we would not recommend you move forward until you speak with one of our representatives.

  13. Made a bad purchase decision still in the 30 day period. I do not want to be burdened by this debt.
    I want to back out

    1. Hi Tony, take advantage of your rescission period and act quickly. They may try to dissuade you so you will need to insist on cancellation and perhaps get an attorney to assist you. Follow the terms outlined in your contract for cancellation and be persistent! Good luck.

  14. We own a timeshare in Destin Fla. It is bought and paid for. Please give us away to get rid of it. Don’t want to pay anymore maintenance fees. Can I donate? What is the cost? Please help us stop the insane money spent on maintence fees forever.

    1. Hi Kathy, it’s no fun to pay fees on a timeshare you aren’t using. While timeshare donation is no longer an option there are several other divestment options we’d love to tell you about. Please call us at 1-800-965-6565 or fill out our form on our homepage and we can go over your options with you.

    1. Hi Linda, that’s great news that your Wyndham timeshare is paid for and will make it easier to divest of. We need more specifics to give you a quote on our services and to see if your timeshare qualifies. Please call us or fill out the form on our website and we will contact you will all the information you need. Thanks!

  15. We have 1 week each year at the Pueblo Bonito Sunset Beach. It is a beautiful resort but we now live on the East Coast and not able to travel. It is totally paid for but we would like to get out of the Contract. I’m even willing to give it away just to be free of the maintenance fee. How do I transfer ownership to someone else OR what happens if I just stop paying the annual fee?

    1. Rhonda, don’t stop paying your fees, unless you want to damage your credit. If you have a friend or relative who will take your timeshare off your hands, consider using to process the transfer for you. You can also look for a party willing to take your timeshare free of charge at If that doesn’t work, we do have a guaranteed option to get your name off the contract, so be sure to get in touch with us.

  16. We’ve paid thousands of dollars on our Wyndham timeshare. We kept very stupidly buying more points. We started in Williamsburg and now our home resort is San Francisco. We haven’t been able to use it within our use year and deposited points in RCI. now those points are expiring. My husband as nd still pays on the mortgage with a very high interest plus maintenance fees. I’d like to get rid of it without incurring additional money. Is there a way to do this?

    1. HI Holly, yes if you work through us Wyndham may buyback your unit from you. Give us a call today to see if you qualify. Don’t get stuck paying on a timeshare you don’t want or use! We’re here to help 1-800-965-6565, or fill out the form on our website.

  17. I bought a timeshare over 20 years ago. It gives me access to a property in the San Diego area for a week every other year. I never used it and only traded use of it one year back in the 80’s. I paid it off probably more than 20 years ago. I have been dutifully paying maintenance fees all those years until last year. I had contacted them to take my ownership back at no cost but they never really gave me a definitive answer and gave me advice on tips to selling it. So, for the first time in decades, I didn’t pay the fee last year and now was billed again for last years, plus a late fee, plus this year’s. My credit is so good I am not worried about a temporary hit but what can I do now to get out of this as painlessly as possible?

    1. Hi Sylvia, if you want a painless exit you came to the right place. San Diego properties are in demand and you’re mortgage is paid off. So give us a call and we can explain which program would be a best fit to get you out of this timeshare. 1-800-965-6565. Thanks!

    1. Hi Delois, typically if money is owed on a timeshare, whether mortgage, maintenance fees or, special assessments, it needs to be paid in order to transfer the timeshare to a new owner. Sometimes resorts are willing to negotiate, or make exceptions. Call us and we can help you figure out how to handle your fees so you can get rid of your timeshare! 1-800-965-6565

  18. I have a timeshare in keywest hyatt resort that is completely paid for. week 52 I dont want it anymore due to maintenance fees. Can you help. I need to know what you are going to charge up front.

    1. Hi Talia, we don’t charge upfront fees and we’d be happy to speak with you about your divestment options. You sound like you are in an excellent position to get rid of your Hyatt timeshare with a valuable week and no mortgage payment. You can submit your information on our homepage or call us at 1-800-965-6565 at your convenience.

  19. I liked the information. but I have a time share paid for at Grand pacific Palisades in Carlsbad, CA. My husband and I have been trying to sell it for 5 years without success. My husband died in September of 2017 I cannot keep up the fees we were having trouble keeping up with the fees for about 5 years when he passed last year but I just cannot keep up the fees. I tried to transfer to a relative because there’s a HGVC feature but was told it was not transferable. So the person I was tranferrIng it to wasn’t interested. I need to give it back to the company because Ijust will not be able to pay the fees. How do I find out if the company has a return policy?

    1. HI Enez, sorry to hear about your timeshare troubles. Sounds like you are feeling a bit stuck. However there are several options for you to consider. Please call one of our timeshare specialists who are standing by to help you. We can confirm whether your timeshare has an option to deed back to resort. 1-800-965-6565.

  20. I am interested in getting rid of a MINARCH grand Vacation (Palm Springs) as soon as possible. How can you help?

  21. My mother recently passed away. She owns timeshares in Florida. Recently, she was convinced by the management of the timeshare to re-do her deed and to add my name as a co-owner because she was 80 years old. I only discovered this going through her documents.

    I was unaware of this and never gave my consent, authorization, and did not sign anything. Now, the timeshare states I am the legal owner and responsible for any obligations.

    One lawyer mentioned that this is not legal. He suggested I submit a “Disclaimer of interest in specific asset” under 2018 Florida statute 739.202. I was also told that just because I’m on a quitdeed by survivorship it does not mean I’m the new owner and as long as I don’t benefit from the timeshare and file the disclaimer I will not be the owner.

    If I am correct, the other issue then is what impact does it have on my mother’s estate in Canada?

    I’m acting as the executor for my mom’s estate and not as her son.

    I would appreciate any advice not to be part of this deed.

    Thank you

    1. Hi Ajay,

      We recommend following your attorney’s advice. It may be easier to contact the resort and ask them to quitclaim it from you to them, rather than submitting a “Disclaimer of interest…” Let the resort know that is what you plan to do if they do not accept a quit claim from you. As it was already deeded to you, I am not sure if the Disclaimer of Interest would demand the deed be recorded back to your mother. Be courteous but strong with the resort. Make it very clear that you never wanted to timeshare in your name and have no intention of paying maintenance fees.”

  22. I got married in Vegas in June 25, on the 26 th got into a timeshare already filing for divorce and I can’t afford the time share. I make 15 an hour. I don’t know what to do

    1. You have the option to rescind your contract, usually within 30- 90 days. Read the fine print in your contract and find out your options. Be firm with the sales office when you know you are well within your legal limits to cancel your timeshare contract. If you feel they aren’t cooperating in a timely manner, you may need to hire an attorney. Act fast and you should have a good outcome.

  23. Hello, We bought a timeshare in Myrtle Beach from Sheraton Broadway Plantation last year on June and got extra points to use for a second trip for buying the timeshare. We used the extra points but never used the timeshare star options and the maintenance fees are paid for. We just want to get rid of the timeshare, give it back or whatever we can do to get rid of it. Do you know if they buy back timeshares. Do you have an option and a fee on how much it would be to get rid of it. Please let me know. Thanks

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