Do People Still Buy Timeshares in 2025? Costs, Risks, and Smarter Alternatives

• by Corbin Fairweather
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Short answer: yes, people still buy timeshares in 2025. Longer answer: the model has changed, the risks haven’t, and most buyers are happier when they treat it as a prepaid holiday habit-not an investment. If you’ve seen pitches on the Gold Coast or in Hawaii, you’ve seen how slick it’s become. My promise here is simple: give you a clear picture of what still works, what doesn’t, and the safer paths if you’re curious but cautious.

TL;DR: Yes, timeshares still sell-mainly points-based “vacation clubs” run by big brands. They can suit families who return to the same places and lock in school-holiday weeks years ahead. Costs are real: buy-in, annual fees, exchange fees, and they rise. Resale values are weak, and exits can be slow. If you want flexibility or hate planning, rent first or skip it.

What timeshares look like in 2025 (and who still buys them)

Timeshares didn’t die; they morphed. The old fixed-week deed is rarer. Today, most programs sell points inside “vacation clubs.” Points book nights across a brand’s resorts-think Marriott, Hilton Grand Vacations (HGV), Wyndham, Disney Vacation Club (DVC)-with early-booking windows for owners and blackout rules to manage demand. Exchange networks like RCI and Interval International still let owners swap a week in, say, Queenstown or the Gold Coast for a stay in Phuket or Hawaii, if you’re patient and flexible.

Who’s buying? Brand-loyal families, Disney superfans, retirees planning multi-week stays, and owners upgrading inside a club they already use. Industry reports from ARDA in the US and major brand investor updates show steady sales and strong occupancies post-pandemic. Translation: the machine runs, just with more points and fewer paper deeds.

What’s fresh in 2025:

• More “club” language, less “real estate.” Deeded weeks still exist, but points rule because they’re easier to manage and resell-for the developer.
• Higher service layers: VIP tiers, “Max” bundles, or priority booking windows if you buy direct and spend more. That status rarely carries over on resales.
• Tech finally helps a bit: apps for inventory alerts, online waitlists, and dynamic calendars. Still, competition for peak weeks is real.
• Regulatory heat on “exit companies.” In the US, the Federal Trade Commission and multiple state Attorneys General have taken action against deceptive timeshare exit firms (2019-2024), which pushed brands to offer clearer surrender/deed-back options for qualifying owners.

Costs in 2025 (typical ranges):

• Buy-in: roughly NZD $12,000-$35,000 (USD $8,000-$25,000) for a meaningful points package with a major brand; luxe or Disney often higher.
• Annual maintenance: NZD $1,200-$2,800, indexed to inflation and resort upkeep. Expect annual increases.
• Exchange/book fees: NZD $150-$300 per booking through RCI/Interval; club reservation fees vary.
• Special assessments: rare, but they happen after major refurbishments or disasters.

Resale reality: Many resales list for a fraction of direct prices-sometimes a few hundred dollars, even “free to a good home,” especially for high-fee, low-demand weeks. Platforms like RedWeek and the Timeshare Users Group (TUG) show that gap daily. Disney, Hilton, and Marriott hold value better than most, but even those can dip below direct pricing, and some perks don’t transfer on resale.

NZ/Australia snapshot: Kiwis commonly encounter sales pitches in the Gold Coast or Hawaii. Accor Vacation Club and historic clubs tied to Classic Holidays still serve the Australia/NZ region, with resorts around the Gold Coast, Sunshine Coast, and a handful in NZ destinations like Queenstown or Rotorua/Taupō. Contracts here are often “right-to-use” (an expiry date) rather than a perpetual deed. Your consumer rights fall under the Fair Trading Act in NZ (misleading claims, unfair terms) and Australian Consumer Law if you purchase across the ditch. Cooling-off periods apply in Australia; NZ contracts may also include a rescission window-check the documents. Commerce Commission guidance on unfair contract terms has sharpened since 2023.

Key idea: owners who are happiest use their timeshare every year (or bank/borrow smartly), book well ahead (9-13 months), and actually like returning to the same places. If that isn’t you, push pause.

Should you consider one? A no-BS framework, examples, and pitfalls

Start with your travel pattern, not the pitch. If you answer “yes” to most of these, a timeshare could fit:

• You travel at the same time each year-school holidays, ski weeks, summer.
• You prefer resort-style stays (kitchen, multiple bedrooms, pools) over hotels.
• You’re happy to book 9-12 months ahead and stick to the plan.
• You’ll use 7+ nights per year, almost every year, for 10+ years.
• You’re okay with fees rising and can afford them without stress.

If that felt like a stretch, renting a timeshare or booking a holiday home will likely fit better.

Quick math that keeps people out of trouble:

1. Amortize the buy-in. Take your upfront cost (say NZD $24,000) divided by the years you’ll use it (assume 12). That’s $2,000/year before fees.
2. Add annual costs: maintenance ($1,800), club/exchange fees ($200) = $2,000 additional.
3. Total annual cost baseline: $4,000.
4. Divide by nights you’ll actually use: 7 nights = ~$571/night. 10 nights = ~$400/night.
5. Compare like-for-like: similar 1-2 bedroom resort villa with full kitchen, similar dates. If renting costs less-or gives you more choice-timeshare doesn’t pencil out.

Two real-world scenarios:

• The planner family: Four people, school holidays, love the same coastal resort every year. They book 12 months ahead, use a 2-bedroom, and don’t want surprises. Timeshare can work, especially on resale, because a comparable villa in peak season is pricey.
• The variety seeker: Loves novelty, flexible on trip length, sometimes skips a year, hates rigid calendars. Timeshare friction (banking points, exchange fees, limited peak-week stock) outweighs the benefits. Renting wins.

Common pitfalls:

• Assuming it’s an investment: It isn’t. You’re buying future holidays, not capital gains. Many resales fetch little or nothing.
• Underestimating booking competition: Peak weeks and top resorts go fast. If you can’t book early, your “dream” week is often gone.
• Fees creep: Maintenance fees climb almost every year. Inflation, labour, insurance, and refurbishments add up.
• Exchange friction: Trading that ski week for a beach week sounds great-until you learn the exchange network rules, seasons, and fees.
• Upsell pressure: Presentations push “upgrades” to fix the gaps your starter package can’t fill. That’s by design.
• Exit myths: Walking away can wreck your credit in some countries. Exit companies often overpromise and charge big fees. Go to the resort or HOA first.

Pro tips if you’re still curious:

• Rent first: Try the exact resort and season. Owners rent inventory on trusted platforms; you’ll get a feel for availability and unit quality.
• Prefer resale: You’ll save 50-90% versus developer pricing, accepting that some perks may not transfer. Stick to brands with stable fees.
• Buy where you’ll happily return: Treat exchange as a bonus, not the plan.
• Check the fee history: Ask for the last five years of maintenance fees and the reserve study (future refurb budget) if available.
• Favour low-fee, high-demand home resorts: Disney, Marriott, Hilton, and select independent resorts with strong owner communities tend to be safer bets.
• Pay with a credit card and insist on a written rescission period: Many jurisdictions give you a cooling-off window (often 5-10 days). Use it if you get buyer’s remorse.

NZ/Australia buyer watch-outs:

• Right-to-use terms: Many schemes here expire after 20-40 years. Price it like a long lease, not property.
• Cross-border purchases: If you sign in Australia, Australian Consumer Law applies (including cooling-off). If in NZ, the Fair Trading Act protects against misleading claims and unfair terms. Keep copies of every representation and brochure.
• Timeshare finance: If they offer in-house finance, check the interest rate and total cost. You can usually do better with a bank or, better yet, pay cash only if it still makes sense.

How to act in 2025: safe steps, alternatives, and what to do if you want out

Safe path if you’re exploring:

1. Define your pattern: List the top 3 destinations you’ll visit in the next 5 years, typical dates, and nights. If the list is all over the map, don’t buy.
2. Price the rental alternative: Check rates for comparable 1-2 bedroom resort villas in those destinations and weeks. Use actual calendars, not “from” prices.
3. Test drive: Rent a timeshare unit at the resort/brand you’re considering, in the same season, at least once.
4. Run the numbers: Use the quick math above. If ownership still looks cheaper (or more reliable for peak weeks), proceed.
5. Shop resale first: Look at sold prices, not asking prices. Confirm which perks transfer. Verify annual fees and any outstanding dues.
6. Read the contract: Note expiry date (if right-to-use), annual fee clauses, special assessment language, booking windows, cancellation rules, and your rescission rights.
7. Sleep on it: Never buy on the same day as a presentation. If it’s “today only,” it’s a no.

Smarter alternatives (2025):

• Rent a timeshare: You get the space and kitchens without the commitment.
• Holiday homes and serviced apartments: Often competitive, especially outside peak holidays.
• Subscription travel clubs: Some offer discount weeks without ownership. Read the fine print; many are just marketing lists with blackout dates.
• Fractional ownership/private residence clubs: More expensive, more exclusive, generally better-managed, and often with real equity-still not purely financial plays.
• House swapping: Great for longer stays if you’re flexible and patient.

If you already own and want out:

• Use it (or rent it out) while you plan: Don’t let weeks expire. Renting can offset fees.
• Call your resort or homeowners’ association (HOA): Ask about “deed-back,” “surrender,” or “voluntary relinquishment.” Many brands have quiet programs for owners in good standing.
• List on owner marketplaces: Price to move. Be blunt about fees and benefits. Scour recent sold comps to set a realistic price.
• Avoid upfront-fee resale “brokers” and exit companies: If someone cold-calls claiming a buyer is waiting, it’s often a scam. In the US, regulators-including the FTC-have prosecuted such schemes. The same red flags apply in NZ and Australia.
• As a last resort: If you stop paying, expect collections and possible credit damage (jurisdiction-dependent). Get independent legal advice first.

Common gotchas to dodge in 2025:

• “Bonus weeks” that expire fast unless you book off-peak.
• Maintenance fee holidays that rebound with higher future increases.
• “Upgrade and it will fix availability.” Often it won’t-inventory, not points, is the choke point at peak times.
• Verbal promises: If it isn’t in the contract, it doesn’t exist.

Mini-FAQ

• Are timeshares dying? No. Big brands still sell billions in vacation ownership each year, and occupancy is strong. But growth is mostly inside points-based clubs, not in new independent resorts.
• Are points better than fixed weeks? More flexible, yes. But for peak weeks at specific resorts, a fixed week can be the most reliable way to actually get in.
• Can I travel internationally with points? Usually, via your brand’s network or through RCI/Interval. Expect fees and plan early.
• Do resales lose perks? Often. Disney and Hilton, for example, limit some member benefits on resale to protect direct sales. Always confirm what transfers.
• Can I write off timeshare costs on taxes? Generally no, unless very specific circumstances apply (e.g., renting it out as a business with proper records). Get advice specific to your country.
• What’s a normal rescission period? Commonly 5-10 days where you signed, but it varies by country/state. Your contract will spell it out.
• What about NZ consumer protection? The Fair Trading Act bans misleading claims and unfair contract terms. Keep all sales materials. If you bought in Australia, Australian Consumer Law adds a cooling-off period.

Checklists you can copy-paste

Buy/no-buy checklist:

• We’ll use 7+ nights every year for 10+ years.
• We can book 9-12 months ahead.
• We’ve priced comparable rentals and still prefer ownership.
• We’ve tested the resort/brand by renting first.
• We’re buying resale (or we’re paying direct only for perks we truly need).
• We’ve read fee history and reserve plans; we can handle increases.
• We know our rescission period and will sleep on it.

Due diligence doc list:

• Current year maintenance fee statement
• Past 3-5 years of fee increases
• Rules and regulations (booking windows, banking/borrowing, guest certificates)
• Exchange network terms and current fees
• Rescission/cooling-off disclosure
• Transfer policy (what perks do/don’t convey on resale)

Decision snapshot (fast rules of thumb):

• If you can’t say exactly where and when you’ll go next year, don’t buy.
• If the breakeven rate per night is higher than renting, don’t buy.
• If you’re buying to “force yourself to take holidays,” rent instead; set a calendar reminder.
• If you want one flagship resort at peak time, consider a fixed week at that resort.

Sources to trust (for sanity checks):

• Industry data: ARDA annual/state of the industry reports; brand annual reports (Marriott Vacations Worldwide, Hilton Grand Vacations).
• Resale price reality: RedWeek and Timeshare Users Group (TUG) sold listings.
• Consumer protection/enforcement: US FTC releases on timeshare exit actions; NZ Commerce Commission guidance on unfair contract terms; Australian Securities & Investments Commission (ASIC) reviews of timeshare schemes.

Next steps by persona

• Family with school kids: Pick two resorts you’d happily return to every other year. Price a fixed week and a points package. Do a trial rental this upcoming holiday period. If booking feels easy and the math beats renting, shortlist a resale.
• Retired couple: Look at right-to-use clubs with lower annual fees and shoulder-season strength. Be honest about mobility and trip length. Focus on one network and avoid exchange dependence.
• Variety seeker/digital nomad: Skip ownership; rent owner weeks last-minute for deals. Put the saved buy-in into a travel fund.
• Kiwi tempted on holiday in the Gold Coast: Take the brochure, say no, bring it home, and run the numbers in cold light. If it still makes sense after a week, pursue resale of the same product.

Troubleshooting

• Can’t book peak weeks: Try booking the minute the window opens, call for waitlists, and target shoulder weeks as backup. If that fails twice, you likely need a different product (or no product).
• Fees jumped: Check the budget letter. If increases look out of line, attend the owners’ meeting and ask about reserves, insurance, and refurb timelines.
• Stuck with unwanted points: Bank to next year, rent out to other travelers, or convert to partner usage if your club allows. In parallel, start a deed-back or resale process.
• Pressured in a presentation: Leave. You can always buy later. If you already signed, use the rescission period-send a written notice as instructed.

Bottom line: people still do timeshares in 2025, mostly inside big-brand clubs, and many are satisfied because they planned for how the system works-not how the salesperson described it. If you love the routine, book early, and buy smart (often resale), it can deliver great family holidays. If you crave flexibility, rent the same space without the strings.