The timeshare exit landscape has changed drastically in response to how the timeshare industry has evolved over the last few decades. From deeded fixed weeks to points-based memberships, these developments have not only reshaped vacation ownership but also influenced how owners seek to exit. The shift has brought a surge in timeshare exit demand as consumers struggle to navigate modern vacation club contracts and escalating obligations.
As of 2025, an ARDA Research & Insights Study identified 1,497 timeshare resorts or approximately 195,800 timeshare units across the United States, with Florida remaining the industry hub. Major brands maintain a nexus in the Sunshine State, where 549 timeshare project licenses were filed and approved through December 2025, according to the Florida Department of Business and Professional Regulation (DBPR). Below is a breakdown of these filings:
Let’s examine the transformation of the timeshare industry and how it directly affects modern timeshare exit options.
From Fixed Weeks to Points: A Changing Vacation Model
In the early days, timeshare owners purchased deeded fractional interests, typically fixed or floating weeks. For instance, owning Week 32 in Unit A1 gave the family a consistent, annual vacation at their chosen resort. This model worked well in the 90s and early 2000s before online travel agencies like Expedia and Booking.com revolutionized how families booked vacations.
As short-term rentals (STRs) like Airbnb emerged, timeshare companies had to respond. Traditional “timeshare” brands rebranded themselves as “vacation clubs,” introducing points-based systems. This shift became a major factor in today’s increased demand for timeshare exit.
The Rise of Points-Based Programs
Points-based programs allowed developers to repurpose older, deeded interests into new trust-based models. Rather than owning a specific week and unit, consumers now purchased an allotment of points—such as 10,000 or 126,000 points—in exchange for the right to book stays at various resorts.
However, many owners report limited availability, difficulty booking peak seasons, and pressure to upgrade their points package to improve access. Booking 14 months in advance has become the norm. These challenges have led an increasing number of owners to search for ways to cancel timeshare agreements or contact a timeshare exit company for help.
Right-Sizing Resorts: When Timeshares Restructure
Timeshare developers often restructure underperforming resorts by converting a portion into short-term rentals or sold as whole ownership condos, while the rest may remain as timeshare units. Owners affected by this shift are sometimes asked to pay fees to deedback their timeshare or relocate their ownership.
This type of restructuring has prompted many owners to seek advice from a timeshare legal professional. In some cases, if the resort is ultimately terminated and the property sold, owners may find themselves in a rare position to receive a financial distribution based on their pro rata share of ownership—rather than continuing to pay increasing fees for fractional ownership at an aging resort.
Acquisitions and Hostile Takeovers
Aging resorts with no active sales centers often experience high delinquency rates. These properties become targets for acquisition by larger developers looking to expand their client base. Owners are often told they need to attend an owner’s update meeting for information on this change. However, many owners find themselves in a high-pressure sales presentation to trade in their now “obsolete” deed and upgrade into a new point program. The average transaction size of a new timeshare purchase was $23,160 in 2024 according to a study published by ARDA in 2025, State of the Vacation Timeshare Industry.
In some cases, real estate investors have engaged in hostile takeovers, gaining majority interest with support from the association. They may initiate large-scale renovations and issue special assessment bills to remaining owners. When owners resist these changes, their options are typically limited to either paying costly assessments or seeking a timeshare deedback.
The Role of Natural Disasters
Natural disasters have played a significant role in transforming the timeshare industry. Florida resorts damaged by hurricanes often face special assessment bills or full project termination. For example, Cedar Cove was repeatedly impacted by hurricanes, forcing rebuilds and renovations (Bay News 9).
Similarly, Hurricane Ian destroyed the Lahaina Inn Resort in Lee County, among others. In such cases, owners may vote to sell the land and split the proceeds, but the damage and unexpected costs often drive inquiries into how to cancel a timeshare agreement.
Why Timeshare Exit Is on the Rise
These changes in ownership models and unexpected costs have driven a record number of timeshare complaints. According to the Better Business Bureau’s study “Unpacking Timeshare and Vacation Club Sales,” there were 21,638 complaints filed between 2020 and 2022 in the top 10 states with timeshares. (BBB Report)
Let’s explore the most common timeshare exit options available today.
What Is a Timeshare Deedback?
A timeshare deedback allows an owner to return their ownership to the resort. Contact the resort’s owner support or association to inquire if a deedback or surrender program is available. If eligible, you may need to pay a fee ranging from a few hundred to several thousand dollars. Deedbacks almost always require that the timeshare be paid off with no active loan.
What Is Timeshare Resale?
Timeshare resale refers to the secondary market for selling your ownership. However, beware of scams offering “interested buyers.” Listing services can charge upfront fees with no guarantee of a sale. Sites like eBay can offer indicators of demand, but if listings have no bids, your timeshare likely holds little to no resale value.
What Is a Timeshare Exit Lawyer?
A timeshare exit lawyer specializes in navigating the legal complexities of exiting timeshare contracts. Because the timeshare legal framework is unique and often confusing, many owners seek legal guidance to evaluate their rights and options. An experienced timeshare legal professional can challenge timeshare contracts or misleading sales tactics that may offer a path out.
What Is a Time Share Exit Team?
A time share exit team helps owners navigate the process of exiting their vacation ownership. Due to increasing complaints in this space, vetting is critical. A time share exit team with over 10 years of operational experience, strong BBB accreditation, and verified reviews across major platforms can be a safer option.
Navigating a Changing Industry: What Owners Should Know
As the timeshare industry continues to evolve, so do the challenges that owners may face. What was once a simple fixed-week vacation has become a layered and often confusing contractual obligation. Whether it’s limited booking availability, costly assessments, or property restructures, these transformations have made timeshare exit more popular than ever.
Owners exploring how to cancel a timeshare agreement should understand their options—from deedbacks and resale listings to legal counsel or hiring a reputable and experienced time share exit team. With approximately 1,500 timeshare resorts across the U.S. and a growing demand for flexible vacation models, the need for clear and effective timeshare exit strategies may only continue to grow.
Vacation Ownership Consultants has been assisting owners since 2014 and may serve as a valuable resource for navigating your unique situation. Complete the eligibility form below for a no-cost consultation today.
