Florida Timeshares Explained: What You Need to Know


Florida Timeshares What You Need to Know

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If you’ve ever wondered how does timeshare work in Florida, you’re in the right place. A timeshare is a form of shared ownership of a vacation property, usually a condo or resort unit.

  • Shared Ownership: Multiple buyers collectively own a property, each securing the right to stay for a specific period.
  • Deeded or Leased: Ownership can be permanent (deeded) or for a limited time (leased).
  • Vacation Property: Typically, these are located in prime vacation spots, such as Florida’s Gulf Coast.

Timeshares can offer vacationers a more affordable way to enjoy a recurring holiday. However, they come with costs and complexities that require serious consideration.

Infographic on Florida Timeshare Ownership - how does timeshare work in florida infographic infographic-line-3-steps

What is a Timeshare?

A timeshare is a type of vacation property ownership where multiple individuals share the rights to use the property. This ownership is usually divided into weekly increments, allowing each owner a specific time period to enjoy the property.

Types of Timeshares

Timeshares come in various forms, each offering different levels of ownership and flexibility:

  • Deeded Ownership: This type of timeshare grants you a fraction of the property, similar to owning a piece of real estate. You receive a deed that specifies your ownership percentage, usually corresponding to the time you can use the property. For example, if you own a one-week timeshare, you own 1/52 of the property.
  • Right to Use (RTU): Instead of owning a piece of the property, you get the right to use it for a specific number of years. After the term expires, the ownership reverts back to the resort or developer. This is common in international destinations where foreign ownership of real estate is restricted.
  • Leasehold: Similar to RTU, leasehold timeshares give you the right to use the property for a set period. However, once the lease expires, all rights revert to the property owner. Disney Vacation Club is a well-known example of this type.
  • Biennial and Triennial: These timeshares allow usage every other year (biennial) or every third year (triennial). They are less expensive upfront and have lower maintenance costs.

How Does a Timeshare Work?

Understanding how timeshares work can help you decide if they are the right fit for your vacation needs. Here are the main types of timeshare arrangements:

  • Fixed Week: You get to use the property for the same week every year. This guarantees you a vacation spot during your preferred time but offers little flexibility.
  • Floating Week: This gives you the flexibility to choose any week within a specified season or even throughout the year, depending on availability. However, booking is often on a first-come, first-served basis, so popular weeks can be hard to get.
  • Points-Based: This is the most flexible option. You purchase a certain number of points that can be used to book stays at various resorts within the timeshare network. The number of points required varies based on the resort, unit size, and season.

Timeshare Seasons

Timeshare seasons categorize weeks into different tiers based on demand. For instance, a “Gold” season may represent high-demand weeks, while a “Silver” season could be less popular times. Understanding these seasons is crucial for planning your vacations, especially if you have a floating week or points-based timeshare.

Timeshare Contracts

The type of contract you choose can significantly affect your experience:

  • Deeded Contracts: You own a portion of the property indefinitely and can sell, rent, or bequeath it.
  • Right to Use Contracts: You have the right to use the property for a specified number of years.
  • Leasehold Contracts: Similar to RTU but often tied to a larger corporate structure, like Disney.

Knowing the ins and outs of these contracts can help you make an informed decision and avoid any unexpected surprises down the line.

Next, we’ll dive into how timeshares specifically work in Florida, including legal aspects and what to expect.

How Does Timeshare Work in Florida?

Florida is a top vacation destination, known for its stunning coastline and popular resorts. Timeshares are a common way to own a piece of this paradise. But how does timeshare work in Florida? Let’s break it down.

Legal Aspects of Timeshares in Florida

Shared Deeded Ownership and Shared Leased Ownership are two primary structures in Florida.

  • Shared Deeded Ownership: In this setup, you own a fraction of the property. For example, if you buy a one-week timeshare, you own 1/52 of the property. This ownership is evidenced by a deed, and you can sell, rent, or pass it on to heirs. However, this also means the property goes through probate, which can be costly and time-consuming.
  • Shared Leased Ownership: Here, you lease the property for a set period, usually several decades. Unlike deeded ownership, you don’t own a piece of the property itself. Instead, you own the right to use it. This type often has more restrictions on transferring ownership and may not allow resale.

Property Taxes and Probate: Timeshares are considered real property in Florida, meaning they are subject to property taxes. When an owner dies, the timeshare can become part of their estate, leading to probate. Probate in Florida can be complex, especially for out-of-state heirs, adding legal fees and delays.

Costs and Liabilities

Timeshares might seem like a great deal during a presentation, but there are several costs and liabilities to be aware of:

  • Down Payment: This is the initial amount you pay to secure your timeshare. It can be substantial.
  • Financing: If you can’t pay the full amount upfront, you’ll need financing. Timeshare loans often come with high-interest rates, making them expensive over time.
  • Maintenance Fees: These are annual fees for property upkeep. They can increase unpredictably, sometimes becoming a financial burden.
  • Rental Agent Fees: If you decide to rent out your timeshare when you’re not using it, you’ll likely pay a fee to a rental agent.
  • Additional Fees: These can include cleaning services, booking fees, and special assessments for property improvements.

timeshare costs - how does timeshare work in florida

Escalating Costs: One of the biggest complaints from timeshare owners is the escalating maintenance fees. According to Consumer Reports, these fees can rise unpredictably, making long-term ownership costly.

Understanding these legal aspects and costs can help you make a more informed decision about owning a timeshare in Florida. Next, we’ll explore the pros and cons of timeshare ownership in the Sunshine State.

Pros and Cons of Owning a Timeshare in Florida

Owning a timeshare in Florida can be both a dream and a challenge. Let’s break down the pros and cons to help you decide if it’s the right fit for you.


Guaranteed Vacation Spot: If you love vacationing in the same place every year, a timeshare gives you a guaranteed spot. No more hassle of booking hotels or finding accommodations. Florida’s popular resorts and beautiful coastline make it a prime location for such commitments.

Affordable, No-Maintenance Ownership: Timeshares can offer the perks of owning a vacation home without the high costs. You only pay for the time you use and annual maintenance fees. Plus, you don’t have to worry about property upkeep. Maintenance is handled by the timeshare company.

Cost Savings Compared to Hotels: Over time, staying in a timeshare can be cheaper than booking hotels for your annual vacation. This can save you money, especially in high-demand tourist spots like Orlando or Miami.


Limited Resale Value: The resale market for timeshares is crowded, making it hard to sell. The American Resort Development Association (ARDA) highlights that many owners struggle to recoup their investment. Scammers often prey on those desperate to sell, adding another layer of risk.

Tax Implications: Selling a timeshare at a loss generally doesn’t qualify for a tax deduction. The IRS considers timeshares personal assets, not investments. The exception is if you frequently rented it out, which could allow for some tax benefits.

High Costs: While initial costs may seem low, maintenance fees can escalate. According to Consumer Reports, these fees can rise unpredictably, making long-term ownership more expensive than anticipated.

Lack of Flexibility: Timeshares often come with strict schedules. If you have a fixed week, changing your vacation plans can be challenging. Even points-based systems can have high competition for popular dates, limiting your options.

Maintenance-Free Ownership

No Property Upkeep: One of the biggest advantages is that you don’t have to worry about maintaining the property. The timeshare company handles all upkeep, from cleaning to repairs. This can save you time and effort, allowing you to enjoy your vacation without worry.

Owning a timeshare in Florida comes with a mix of benefits and drawbacks. Next, let’s address some frequently asked questions to further clarify whether this is the right choice for you.

Frequently Asked Questions about Timeshares in Florida

Do you pay for a timeshare every year?

Yes, owning a timeshare involves annual dues. These are primarily maintenance fees, which cover the costs of property upkeep, repairs, and amenities.

Annual Maintenance Fees: These fees can vary but are a recurring cost you’ll need to budget for. They ensure the property stays in good condition and can increase over time.

Ongoing Costs: Besides maintenance fees, you may also encounter additional charges like property taxes, special assessments, and booking fees.

What is the point of owning a timeshare?

Owning a timeshare can be an attractive vacation option for several reasons:

Cost-Sharing: You share the cost of the property with other owners, making it more affordable than owning a vacation home outright.

Guaranteed Vacation Spot: If you love vacationing in the same place every year, a timeshare offers a guaranteed spot in your favorite destination.

Property Ownership: Depending on the type of timeshare, you may own a fraction of the property, giving you a sense of ownership without the full responsibilities.

How many times can you use a timeshare?

The number of times you can use a timeshare depends on the type of contract you have:

Fixed-Week: This option gives you the same week every year. It’s predictable but less flexible.

Floating-Week: This allows you to choose different weeks within a certain season, offering more flexibility.

Points-Based: This system lets you use points to book stays at various times and locations, providing the most flexibility. The number of points you have determines how often and where you can vacation.

Understanding these options can help you decide which type of timeshare fits your lifestyle and vacation habits.


In summary, understanding how does timeshare work in Florida can help you make an informed decision. Whether you’re looking at fixed-week, floating-week, or points-based systems, each has its own set of advantages and challenges.

However, owning a timeshare comes with its share of liabilities, including escalating maintenance fees and complex legal aspects like probate and inheritance.

If you find yourself overwhelmed or regretting your timeshare purchase, Lonestar Transfer is here to help. We specialize in providing legal exits from timeshare contracts, including title transfers and mortgage cancellations.

Our team has a proven track record and offers a money-back guarantee to ensure your peace of mind. We guide you through every step of the cancellation process, making it as smooth and stress-free as possible.

For more information on how we can assist you, visit our Timeshare Transfer Service Page.

By keeping these points in mind, you can better navigate the complexities of timeshare ownership in Florida. Whether you are considering buying or exiting a timeshare, being well-informed is your best strategy.

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