How to Handle a Timeshare After a Parent Dies
Of all the assets you might inherit, a timeshare is the one most likely to catch you off guard. Here's what to do — and what to avoid.
Of all the assets you might inherit from a parent, a timeshare is the one most likely to catch you completely off guard. Not because it's rare — timeshares are actually one of the most commonly inherited assets families don't plan for. But because the moment you discover one exists, you realize you have absolutely no idea what to do with it.
The First Thing to Understand: A Timeshare Is a Liability, Not Just an Asset
Timeshares come with ongoing maintenance fees, typically ranging from $1,000 to $3,000 per year, sometimes more. These fees don't stop because the owner died. They continue. And as the heir, you may be responsible for them.
Types of timeshares:
- Deeded timeshares: Give you actual ownership in real property. Go through probate, can be sold, maintenance fees are ongoing.
- Right-to-use timeshares: More like long-term contracts. Often terminate at death, but not always.
- Points-based timeshares: Work through a vacation club points system with their own transfer rules.
Where to Find the Timeshare Documents
Parents often don't think of timeshares as major assets. Look in filing cabinets, safe deposit boxes, email inboxes (search the resort name or “maintenance fee”), and bank statements — fees appear as recurring annual charges.
Every document you need after a parent dies →
Notify the Resort Immediately
Contact the resort or management company as soon as you identify a timeshare. Send a death certificate and executor documentation. Ask specifically about outstanding loans, upcoming fees, transfer options, and whether they have a deed-back program.
Your Options
Option 1: Keep it and use it. Legitimate if the location is valuable to your family and fees feel reasonable. But maintenance fees increase over time.
Option 2: Transfer to a family member. Possible if someone wants it and fully understands the ongoing obligations.
Option 3: Sell it. The resale market is brutal. Most timeshares sell for a fraction of original price — often $1 or less. Be very wary of resale companies that charge upfront fees.
Option 4: Deed it back to the resort. Many resorts have deed-back or surrender programs. This is often the cleanest exit — get any offer in writing.
Option 5: Work with a legitimate exit company. Red flags: large upfront fees, guaranteed timelines, unwillingness to put terms in writing.
What Happens If You Do Nothing
In most cases, you can choose not to accept a timeshare inheritance. Through a process called “disclaimer of inheritance,” you can legally decline to accept it. However, there are strict time limits — typically nine months from date of death — and you cannot have accepted any benefits first.
Talk to an estate attorney before disclaiming. The rules are specific and vary by state.
Do I need probate? A simple guide →
Don't Let the Maintenance Fees Stack Up
The biggest practical mistake families make is ignoring the timeshare while they figure out what to do. Meanwhile, maintenance fees accumulate, penalties accrue, and the account goes delinquent. Once you know a timeshare exists, address it. Contact the resort, understand the fee schedule, and make a decision within a few months of discovery.
Frequently Asked Questions
Do I have to accept an inherited timeshare?
No. Through a process called disclaimer of inheritance, you can legally decline to accept a timeshare. However, there are strict time limits — typically nine months from the date of death — and you cannot have accepted any benefits from it first.
What happens to timeshare maintenance fees when the owner dies?
Maintenance fees don't stop because the owner died. They continue to accrue, and as the heir, you may be responsible for them. Ignoring the timeshare while fees accumulate is the most common and costly mistake families make.
Can I sell an inherited timeshare?
You can try, but the resale market is brutal. Most timeshares sell for a fraction of the original purchase price — often $1 or less. Be very wary of resale companies that charge large upfront fees.
What is a timeshare deed-back program?
Many resorts offer deed-back or surrender programs that allow you to return the timeshare to the resort. This is often the cleanest exit strategy. Always get any deed-back offer in writing before proceeding.
What types of timeshares exist?
There are three main types: deeded timeshares (actual real property ownership), right-to-use timeshares (long-term contracts that may terminate at death), and points-based timeshares (vacation club systems with their own transfer rules).
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