HOW TO GET OUT OF DIAMOND RESORTS TIMESHARE
Getting out of a Diamond Resorts timeshare isn’t always easy. Many owners feel overwhelmed by rising fees, confusing contracts, and dead-end options. But the truth is, you can get out, safely and legally, if you know where to start.
In this blog, we’ll break down every method in detail, what works, what doesn’t, and how to protect yourself along the way. You may be able to:
- Cancel using your state’s rescission period (if still active)
- Rent or sell it through verified resale channels
- Transfer or give it away (with legal precautions)
- Request a release directly from Diamond Resorts
- Hire a trusted timeshare exit company
- Avoid common scams and fake exit promises
Thinking about cancelling your Diamond Resorts timeshare? Here’s everything you should know before taking the next step.
Ways to Cancel a Diamond Resorts Timeshare
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 Diamond 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 Rescission Period
If you purchased your Diamond Resorts timeshare recently, you might still qualify for a legal cancellation period, known as the rescission period. Every state sets its own deadline. For example:
State | Cancellation Window |
Florida | 10 calendar days |
California | 7 calendar days |
Nevada | 5 business days |
Arizona | 7 calendar days |
Georgia | 7 calendar days |
Some law firms offer downloadable rescission charts. Check for authenticity before using one.
Only new buyers. If you bought within the last few days and haven’t used your points or stayed yet, you may still be eligible.
Step-by-step to rescind
- Write a cancellation letter with your full name, contract ID, date of purchase, and a clear statement to cancel.
- Mail it via certified mail to the address listed in your contract.
- Keep all mailing receipts and records.
- Diamond Resorts must issue a full refund by law, with no fees and no penalties.
Still within rescission? Act now, you may be able to cancel for free or contact us to confirm your eligibility.
Sell Your Diamond Resort Timeshare
If the rescission window has closed, your next thought might be resale. But this route comes with challenges.
Market value: Timeshares often lose most of their value. Many Diamond resort timeshare listings on resale sites go for under $500, even if the original purchase was $15,000 or more.
Where resale fails:
- eBay and Craigslist attract few real buyers.
- RedWeek and Timeshare Users Group (TUG) are safer, but still slow.
- Resales can take 6–18 months, if they sell at all.
Costs involved:
- Transfer fees: $300–$1,000 to Diamond
- Closing costs: Varies by state
- Commissions: Up to 50% to brokers
Some companies claim they have a buyer ready if you pay an upfront fee. Don’t fall for it. No real buyer requires money from the seller. Read About Scams
If your timeshare is paid off and in a high-demand location or week, resale could be worth a try.
Get a free valuation before listing, and avoid wasting time.
Rent Your Diamond Resort Timeshare
If you can’t sell it, renting your unit is an option to recover some of your annual fees. But it doesn’t cancel your ownership.
- List your unit on RedWeek, TUG, or Booking.com
- You must follow Diamond’s guest policies
- Some resorts charge rental processing fees
Risks and limits:
- You’re still responsible for fees
- Damage by renters is your liability
- Future years must still be paid
This is only a short-term fix. Renting can buy you time, but it doesn’t end the contract.
Give It Away Diamond Resort Timeshare
Gifting sounds simple, but legally, it can be risky, especially in Florida and Nevada, where Diamond Resorts operates heavily.
- Few want to take on a contract with rising fees
- You may remain liable even after transferring ownership
- Diamond requires approval before transfer
Legal exposure:
Florida law (Chapter 721) says you remain responsible until the deed is fully and legally recorded. If the person you gifted it to stops paying, Diamond can still pursue you.
In Nevada, Timeshares are real property. Transfers must comply with local rules, and failure to file correctly can result in continued liability.
Notice: Only if a trusted family member agrees to take full responsibility and the transfer is approved by Diamond.
Work Directly With Diamond Resorts
Diamond Resorts (now owned by Hilton Grand Vacations) offers an internal program called Transitions. It’s not widely advertised and has strict rules.
What to know:
- Only owners in good standing qualify
- You may need to pay a closing fee
- They offer no refunds or resale value
Diamond may try to convince you to keep the contract instead. Their retention team often offers “upgrades” that add more cost.
Reaching out to Diamond Resorts before consulting a trusted exit company can restrict your available solutions. Their internal programs often aim to retain your membership, not release you from it. To ensure a safe and effective exit, connect with a vetted timeshare exit company first.
Hire a Timeshare Exit Company
If selling, renting, or rescission aren’t options, this is your most effective choice.
- You owe a loan on the contract
- You’re past due on maintenance fees
- You’ve already tried other routes
Two main paths:
- Legal cancellation: A law firm may argue that the contract was misrepresented.
- Transfer exit: A reliable company arranges for a third party to take over your ownership.
Important: Only choose firms that offer escrow payment options. This means you pay nothing until the cancellation is complete.
Avoid companies that:
- Require large upfront fees
- Don’t offer written contracts
- Claim guaranteed exits without seeing your documents
Get a free consultation with a verified exit company.
Diamond Resorts Timeshare Cancellation Cost
Method | Cost of Cancellation |
Exit Companies | $3,000-7,000$ |
Law Firms | $4,000-$10,000 (Depending on complexity) |
Transfer Firms (Low-Risk) | $1,000-$3,000 |
Why does it vary?
- If you owe a loan
- If you have multiple contracts
- Your state’s legal process
Safe payment method:
Use companies with escrow, where your money is protected and only released once your contract is cancelled.
Avoid anyone demanding full payment upfront. They may disappear after you pay.
Diamond Resorts Timeshare Complaints
Diamond Resorts has faced many complaints from customers who feel misled and frustrated with their timeshare experience.
Many complained the company misrepresented its points system and didn’t fully disclose key details, such as the inability to cancel the contract.
One customer was shocked to learn the timeshare commitment lasts a lifetime, with fees passed down to heirs.
Other complaints focus on aggressive debt collection after missed payments and false promises about non-refundable vacation packages.
There’s also confusion about ownership transfers after Diamond Resorts was bought by Hilton Grand Vacations, leaving customers unsure of who they are dealing with while still paying high maintenance fees every year.
Diamond Resorts Lawsuits
Diamond Resorts, now part of Hilton Grand Vacations, recently achieved a key legal victory over third-party timeshare exit companies. This lawsuit targeted companies like Pandora Marketing and Intermarketing Media. These firms falsely advertised their ability to legally cancel timeshare contracts.
The court ruled that these exit companies did not deliver the services they promised. Instead, they urged timeshare owners to stop paying their fees. This action led to foreclosures and harmed the owners’ credit.
The ruling emphasizes that these exit companies are violating the law. Diamond Resorts aims to protect timeshare owners from such scams. They are committed to providing real solutions for those who want to exit their timeshare agreements.
Avoid Timeshare Exit & Resale Scams
Scammers prey on desperate timeshare owners. Common tricks include:
- Fake buyers: You’re told someone will buy if you pay a fee
- Fake escrow: A scam company poses as a legal service holding your money
- Guaranteed exits: No legitimate firm guarantees results without reviewing your contract
Never trust a company that says, “We already have a buyer.” Always check for BBB accreditation and reviews.
If you’ve already paid a scammer:
- Contact your bank to dispute the charge
- Report to the FTC and the state attorney general
- Do not stop paying Diamond until your exit is confirmed
Frequently Asked Questions
1. Can I cancel my Diamond Resorts timeshare after rescission?
Yes, but it’s much harder. Once the rescission period ends, you’ll likely need help from a verified exit company or timeshare attorney to legally cancel the contract and avoid future financial and legal risks tied to ownership.
2. What if I inherited a Diamond Resorts timeshare?
You aren’t required to accept it. If you haven’t used it or signed anything, you can legally disclaim the inheritance. However, if you do accept it, you’ll be fully responsible for all the fees and ongoing obligations.
3. Can I just stop paying my Diamond timeshare fees?
No. If you stop paying, Diamond Resorts can send your account to collections or start foreclosure. This can severely damage your credit and won’t cancel the contract. It’s better to seek a legitimate way to exit the timeshare.
4. Can Diamond Resorts sue me for not paying fees?
Yes, they can. If you default, Diamond may pursue legal action, collect past-due fees, or report it to credit agencies. Ignoring the payments will not erase the contract and could lead to lasting financial and legal consequences for you.
5. Should I use a lawyer instead of an exit company?
It depends on your contract. If there’s possible fraud or you owe a loan, a lawyer might be better. However, many cases are safely handled by vetted exit companies, especially those that use escrow and don’t charge upfront fees.
Conclusion
Your best option depends on your situation:
- New buyer? Use rescission now.
- Paid-off contract? Try resale, but prepare for low offers.
- Owe money or behind on fees? Hire a professional exit service.
- Family member willing to take over? Get approval from Diamond and complete a legal transfer.
Need help deciding your next move? Contact us for a free timeshare exit plan tailored to your Diamond Resorts contract.
There’s no one-size-fits-all solution, but you don’t have to stay stuck. With the right guidance, you can move forward without the burden of a Diamond Resorts timeshare.
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