How To Cancel a Timeshare in Mexico
There are several practical routes to escape a Mexican timeshare you no longer want, even as dues climb.
- Leverage Mexico’s five-business-day rescission right swiftly
- Sell or transfer the contract to a willing buyer
- Negotiate a voluntary surrender directly with the resort
- Hire a vetted exit company that uses third-party escrow
- Rent your week short-term to offset annual maintenance dues
- Identify and avoid cross-border resale and fake tax scams
Each option carries its own timeline, paperwork requirements, and price tag, so choosing blindly could saddle you with larger fees, late-night debt-collection calls, or even lawsuits filed back home.
In the guide below, we will unpack the fine print behind Mexican consumer law, reveal the real resale numbers nobody advertises, and share insider checkpoints for spotting fraud before it drains your bank account.
If you feel trapped, stressed, or simply overwhelmed by conflicting advice, read on; we’ll help you pick a safe path out.
Why Acting Fast Matters
Timeshare contracts sold in Mexico fall under Mexican timeshare law, including NOM-247-SE-2021 and the Federal Consumer Protection Law. Both give you only five business days to back out with a full refund. After that brief window, resorts can charge penalties, add interest, and assign outside collectors. Owners in the United States or Canada often do not learn this until the first overdue notice arrives. Delay costs money and stress—fast, clear action saves both.
Ways to Cancel a Timeshare in Mexico
Method | Cost | Risk Level | Timeline | Works for Paid-Off? | Expert Help Needed |
Rescission (cooling-off) | Free | Low | 1–4 weeks | Yes | No |
Sell it | Low–High | Medium | Months–Years | Yes | Often |
Give it away | Free–$ | High | 1–6 months | Yes | Yes (legal review) |
Work with the resort directly | Free–$ | High | 3–12 months | Yes | Usually |
Hire an exit company/law firm | $$$ | Low | 3–18 months | Yes | Yes (vetted only) |
Use the Five-Day Rescission Window
Who Qualifies: Only buyers who signed fewer than five business days ago qualify. The clock starts the day after you sign or receive the contract, whichever is later. Weekends and Mexican federal holidays do not count.
What the Law Says: Article 56 of the Federal Consumer Protection Law and NOM-247 allow written cancellation “sin responsabilidad” (without penalty) within this period. Resorts must refund all money within 15 business days.
Simple Step-by-Step
- Write a brief letter: include contract number, signing date, and the words “Ejercito mi derecho de rescindir.”
- Send by certified mail to the resort’s sales office and to its Mexico City legal address. Keep receipts.
- Email scanned copies to sales, accounting, and customer service.
- Call PROFECO if the resort stalls. Document every call.
Still within five days? Act now, you may cancel for free. Contact us and we’ll show you how!
Sell Your Mexican Timeshare
Check Real Market Value: Search closed listings, not asking prices. Most weeks in older coastal resorts move for $1 or nothing at all, because buyers fear hidden liens.
Why eBay and RedWeek Often Fail: Foreign usage rights scare domestic shoppers. Shipping notarized deeds across borders adds cost. Listings sit for months, and owners still pay fees.
Transfer Fees You Must Pay: Mexican resorts charge transfer fees from $250 to $1,500. Pay late, and the resort may refuse to process the sale.
Resale Scams to Watch: Cold calls promising a cash buyer “waiting on the line” ask for wire transfers to cover Mexican taxes. The Mexican Embassy warns that these calls increase every high season.
When Sale Makes Sense: If your contract is paid off and a family member truly wants it, a direct notary transfer may work. Otherwise, resale is risky and slow.
Unsure what it’s worth? Get a free valuation before listing—avoid wasting time.
Rent Your Week To Buy Time
Renting can offset dues for a year while you plan an exit, but competition is fierce. Tourist portals show hundreds of identical weeks. Price yours 20% below the lowest offer to gain attention. Always use escrow for guest payments; credit-card chargebacks can leave you covering the stay yourself.
Gift or Donate With Caution
Why Gifting Is Hard: Few charities accept foreign usage contracts because they cannot guarantee future donors a vacation.
Hidden Liability: Under Florida and other U.S. state laws, you remain liable if the new owner stops paying. The resort can still chase you for dues.
When Gift May Work: Giving to an adult child who visits the resort yearly can be a win if they sign a notarized assumption of fees. Always keep a copy.
Legal Guidance Recommended: A licensed attorney in your home state should review any quitclaim. One missed clause can keep you on the hook.
Negotiate Directly With the Resort: Many chains run “legacy” or “surrender” desks. They promise relief but often upsell into bigger point packages. If you try, put every word in the mail. Keep call logs.
Once you approach the resort, they can tag you as “retained” and shut out any exit firm. Don’t hand them that leverage. Talk to a vetted, escrow-backed timeshare exit company first. One safe call now can save you years of fees and stress.
Hire a Reputable Timeshare Exit Company
When It’s the Best Move: If you are beyond the rescission period, owe a balance, or face aggressive collectors, professional help saves time and nerves.
How Legitimate Cancellations Work: Good companies cancel the contract or transfer ownership in writing. They hold your funds in escrow and release payment only after proof of release.
Red Flags to Avoid
- Up-front fees wired to Mexico
- No written performance guarantee
- “We know someone at PROFECO,” claims
Check BBB, Contracts, and Escrow
Search the company’s BBB record. Read the contract line by line. Escrow language must say that the funds sit with a third-party bank.
Why Choose Us: At MyTimeshareExitReviews, we connect you with vetted timeshare exit companies that use escrow, so you pay no up-front fees, ever.
Contact us so we can connect you with a verified exit company.
Avoid Mexican Timeshare Scams
- Fake escrow sites copy authentic bank logos and steal deposits.
- Fake buyers fax forged cashier checks and demand “permit fees.”
- Guaranteed sales ads vanish once they collect a transfer fee.
The Mexican Embassy lists phone-buyer scams as a top complaint. Report any loss to CONDUSEF or your state attorney general.
Already paid a scammer? Gather receipts, file a police report, and freeze your credit.
How Much Does It Cost to Cancel a Mexican Timeshare?
Legitimate exit companies charge $2,000–$15,000. Transfers at the low end; legal cancellations with debt at the high end. Lawyers working on both sides of the border cost more and take longer.
Costs depend on:
- Contracts: Each contract adds paperwork.
- Debt: Balances raise risk and price.
- Jurisdiction: Cancelling a Cabo week from Ohio needs two legal systems.
- Urgency: Rush jobs cost extra.
Payment should move through escrow or a milestone plan, never a lump-sum wire.
Mexico Timeshare Cancellation Policy
The Rescission Period For Timeshare In Mexico
Mexico might seem like a great vacation spot, but if you got a timeshare there, you might face some issues. A few months after buying, you’ll start getting lots of paperwork from the resort. When you look at these papers, you’ll notice some things are different from what you were told before.
Maybe the mortgage price was higher than mentioned, or the sales representative lied to you about the yearly fees. 1 out of 8 households in America owns a timeshare and a Mexican timeshare is nothing out of the ordinary.
If you’re the type of individual who likes to read through a contract immediately after your purchase, you might be in luck.
The rescission period in your timeshare contract allows you a few days to review your purchase’s benefits for your situation. Timeshare companies usually offer a rescission period of 3-10 days, though it could be extended up to one month in rare cases.
To take advantage of the rescission period, act promptly and contact the resort immediately to express your desire to cancel the contract. Send all the required documents via overnight mail to the resort to ensure timely delivery. Make sure to include a signed document stating your intention to rescind the contract.
Please send the documents within the rescission period to avoid the timeshare company not honoring your cancellation request. So make sure to follow the process and keep your things aligned.
Mexico Timeshare State Laws
If you’re reading this and want to cancel a timeshare contract in Mexico, first, you need to understand how Mexican Timeshare Law works.
Timeshares in Mexico are sold as vacation property or lease, with a lifespan of 3 to 100 years, requiring yearly and monthly fees, which can be expensive.
Beware of inflating maintenance fees and high-interest mortgages associated with Mexican timeshares. To cancel a timeshare in Mexico, familiarize yourself with Article 56 of the Federal Consumer Protection Law, applicable to both Mexican citizens and visitors.
Write a detailed handwritten cancellation letter, including names, dates, contract numbers, purchase dates, and contact information. Explain how you were a victim of high-pressure sales tactics in the letter.
Reference “Article 56 Consumer Protection Law” in the letter to ensure the resort recognizes the legal basis for your request. Mail or hand-deliver the cancellation letter to the resort as the law requires.
Follow up with the resort to provide any additional information they may need for the cancellation of your Mexico timeshare. By following the rules and regulations of exiting the timeshare in Mexico, you can succeed in your mission to exit the Mexican timeshare.
Frequently Asked Questions
1. How long do I have to rescind a Mexican timeshare?
Mexican law gives you five business days after signing to cancel without penalty. Weekends and national holidays do not count.
2. Can I cancel if I still owe a loan?
Yes, but lenders rarely forgive balances. An exit company can push for debt relief, yet results vary by contract and lender stance.
3. Will stopping payments hurt my credit?
U.S. and Canadian credit bureaus may receive late reports. Scores can drop, and collectors could call. Plan an exit before missing payments.
4. Can the resort sue me at home?
Resorts can assign the debt to U.S. agencies that file in your local court. Judgments add interest and legal fees.
5. Is a lawyer better than an exit company?
Lawyers handle lawsuits; exit companies handle administrative releases. If fraud or large debt exists, legal counsel may be worth the higher fee.
Conclusion
- New buyer (under five days): Send the rescission today, no cost, full refund.
- Paid-off owner, no debt: Consider resale or a low-fee exit company.
- Owed balance or collections: Professional cancellation with escrow is safest.
Need help choosing your next move? Contact MyTimeshareExitReviews for a free timeshare exit plan tailored to your Mexican contract. We will connect you with a vetted exit company that protects your money in escrow and charges no up-front fees. Take the first safe step today. Your vacation memories should bring joy, not bills—allow our experts to finally close this costly chapter for good.
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