Wyndham is closing a handful of legacy resorts - dedicated chart/tracker located in the first post for this unfolding set of events

[HitchHiker71]

I'm probably being dense in how I'm reading this sentence, but are you defining "owners" as "People who own anywhere in the Wyndham system including CWA," or only as "people who own at that specific resort?" Because if it's the latter, I'd think a resort that lots of CWA owners stay at and lots of Wyndham VIP owners who own select resorts stay at would still be one that Wyndham would want to keep. If it's the former, then yeah, what you're saying makes sense to me.

The former. We regularly stay at Wyndham Shawnee for example, and without exception, the vast majority of people checking in, are not Wyndham owners, they are RCI exchangers or renters. I realize this is anecdotal in nature, but I've also talked to the sales director there on occasion in the past and I know this is the general makeup of who attends their updates - many more renters and exchangers compared to owners. I'd therefore bet dollars to donuts this resort will be on this list.

 

[HitchHiker71]

Yes, and so I’m not sure that exchange vs. owner occupancy can be used against the resort when it’s Wyndham itself that determines what inventory from which resorts gets deposited to RCI. Now, the conditions that would cause Wyndham to deposit inventory from a particular resort to RCI in the first place (just guessing, like lower owner booking rates at, say, 8/6/4 months before check-in) might be a factor. But once it’s in RCI if it’s then snatched up by exchangers (as opposed to being left to languish and can barely be sold as a last call), I wouldn’t necessarily see that as a negative.

I think the single biggest factor is the potential for huge SAs due to the aging resort and condition. That is why I put this is as priority one. Most of the resorts we're debating about are old, really old in some cases, like 40+ years old and approaching end of their useful life in some cases. Renovations only do so much, as many of these older timeshare buildings weren't built to last so to speak. Like most of the units at Wyndham Shawnee for example. Many of these units, despite being renovated, have loose floorboards and really need to be completely torn down to the studs and rebuilt, and this assumes the structure itself is entirely sound and doesn't need major work (roofing, siding, etc.). These kinds of repairs are extremely expensive, well beyond the typical renovation funds to cover.

Don't get too caught up in debating the details of the lower priority items is what I'm saying. Sure they may contribute to a decision, but they aren't the biggest contributor.

 

[CO skier]

Unless an owner is delinquent on their MF, Wyndham isn't out ANY money. Admittedly when owners exit through Ovations/Certified Exit, Wymdham is on the hook for those until/if they can resell the inventory. Someone exchanging their week into RCI or II isn't "costing" Wyndham anything at the property the week is owned at. It's paid for by the owner whether or not they stay in the unit, rent it out or exchange it.

Exactly my point, when Wyndham is the owner of the week. There was an abundance of RCI availability every week of the first half of 2025 at a resort where I booked a number of weeks in the 'A' side of a 2 bedroom lock off for $319-$324 per week. Corresponding 'B' side was also available all those weeks at the same price. I know the units I stayed in have an annual 2 bedroom lockoff maintenance fee of $1,710.00.

Wyndham has had an agreement, for years, to buy all the foreclosed weeks at this resort. Loads of this inventory must be deposited into RCI. Even if Wyndham receives 100% of what I paid for my 'A' side and someone else paid for a 'B' side, $324 x 2 falls well short of $1,710.00. (Underperforming weekly loss) Many of these weeks just expired, unbooked. (Total non-performing weekly loss) Wyndham paid the maintenance fees for the week and received nothing in return.

 

[HitchHiker71]

But a timeshare really can't be sold to another timeshare company. The property is owned by the owners (HOA). What would really happen is that Club Wyndham stops being the resort manager and some other resort management company steps in to take over management. Those employees could possibly transition to the new management company. Club Wyndham could sell any inventory they are holding at the property to the new resort manager or timeshare company to figure out what to do with.

Now a timeshare could stop being a timeshare and a different developer step in to buy the underlying real estate, including the buildings. Then they could resell it as new timeshare. Though that is a multi year, probably decade long process.

Sure it can, if Wyndham holds enough of the inventory to deliver a majority vote with the HOA to sell the resort. All of these resorts are in CWA. Step back for a minute and think about this. This wasn't a decision made this year - this was likely a decision made a few years ago to start modernizing the portfolio and exiting certain resorts. Meanwhile, Wyndham is taking back inventory via CE, foreclosures, buying deeds via third parties, etc., basically a directive was likely given to start acquiring enough inventory to ensure Wyndham "has the votes in the bag." This is strategic and well thought out, just because we're just learning about it now doesn't mean anything other than it was a well kept secret up until recently.

 

[HitchHiker71]

Having "votes in (their) bag" comes at a price. Wyndham has been paying maintenance fees on non-performing deeded weeks at these resorts for years. Not all the weeks are non-performing, but many are, and those $359/week RCI Last Call vacations certainly do not cover the maintenance fees. After the property partition and sale, each owner receives a proportional share of the sales price less attorneys fees, brokerage commission, and any other costs -- maybe something around $1,500-$2,000/interval. Each owner puts whatever proceeds in their bank account.

Net-net, Wyndham probably does not come close to the breakeven point versus the maintenance fees paid over the years for the non-performing/under-performing weeks intervals.

Yes, but they've also been renting that inventory via EH, AirBnB, and various other platforms, and/or using them for exchanges, so it's not really outright non-performing per se. Point being, it's likely a wash in costs vs revenue - which if you've got a longer term plan in place to offload a subset of resorts and you want a "sure thing", the more I think about it, the more this approach makes sense to me at least. You offset your increasing costs via increasing rentals/exchanges, until it's time to exit the property. Either that, or they figured they could rent all of the recovered inventory at these legacy/older properties, but as you said, subsequently determined that they couldn't make enough money on the rentals/exchanges, and therefore now it's time to make an exit.

 

[dioxide45]

Sure it can, if Wyndham holds enough of the inventory to deliver a majority vote with the HOA to sell the resort. All of these resorts are in CWA. Step back for a minute and think about this. This wasn't a decision made this year - this was likely a decision made a few years ago to start modernizing the portfolio and exiting certain resorts. Meanwhile, Wyndham is taking back inventory via CE, foreclosures, buying deeds via third parties, etc., basically a directive was likely given to start acquiring enough inventory to ensure Wyndham "has the votes in the bag." This is strategic and well thought out, just because we're just learning about it now doesn't mean anything other than it was a well kept secret up until recently.

Then all they are really doing is just selling the underlying real estate. Perhaps it still remains as a timeshare, but if it does then the HOA would still be in tact. Unless they fold up the HOA, but if they do that then it kinda stops being a timeshare and the new company would need to create the new timeshare scheme. Perhaps they just spin these off as independent properties where the HOA now has to go out and find a management company like VRI or Capital Vacations (one in the same now really). Though there is also the option where a developer comes in and converts them all to whole residential ownership.

Even if Wyndham "has votes in the bag", the HOA still needs to call a vote and owners of deeded weeks are still entitled to vote. They can't circumvent the notification and voting process just because they hold a majority of the votes already.

I see much more of these just being dropped from CWS and going independant. The resorts will find some other management company to step in and run the show. It probably won't be any of the big brands and some may just be a flat fee management company.

If CWS and Wyndham own a lot of inventory, then their only real option will be to sell the underlying real estate and it won't remain as timeshare. If it remains as timeshare they have to find a buyer that is also willing to take all those deeded weeks out of CWS and what Wyndham may hold on their own. I don't know of another company, other than Capital Vacations, that may want to do that.

 

[HitchHiker71]

Then all they are really doing is just selling the underlying real estate. Perhaps it still remains as a timeshare, but if it does then the HOA would still be in tact. Unless they fold up the HOA, but if they do that then it kinda stops being a timeshare and the new company would need to create the new timeshare scheme. Perhaps they just spin these off as independent properties where the HOA now has to go out and find a management company like VRI or Capital Vacations (one in the same now really). Though there is also the option where a developer comes in and converts them all to whole residential ownership.

Even if Wyndham "has votes in the bag", the HOA still needs to call a vote and owners of deeded weeks are still entitled to vote. They can't circumvent the notification and voting process just because they hold a majority of the votes already.

I see much more of these just being dropped from CWS and going independant. The resorts will find some other management company to step in and run the show. It probably won't be any of the big brands and some may just be a flat fee management company.

If CWS and Wyndham own a lot of inventory, then their only real option will be to sell the underlying real estate and it won't remain as timeshare. If it remains as timeshare they have to find a buyer that is also willing to take all those deeded weeks out of CWS and what Wyndham may hold on their own. I don't know of another company, other than Capital Vacations, that may want to do that.

Exactly, I think only time will tell as to what each HOA ultimately votes to do and decides upon. We could see some resorts like BB sold off as condos - that area would seem to be a good fit for this for example - as are the buildings themselves and their location on a ski resort. For others, like Wyndham Shawnee, I'd surmise another timeshare company will buy the inventory Wyndham holds and take over management. I say this because, for example, there are still some of the original HOAs at Wyndham Shawnee in place where the original owners never converted over to Wyndham at all, as well as a subset of privately owned units. It's a mixed bag there, so it's not like Wyndham owns the whole enchilada - there are literally units that have weeks or converted weeks with Wyndham, and weeks in the original HOA(s). The solutions for each impacted resort will vary. We will just have to wait for details to emerge and then see what transpires.

 

[Floridaman76]

I would like to hope they keep some units at Shawnee. The Crestview units are nice, River Village was not.

 

[dioxide45]

I would like to hope they keep some units at Shawnee. The Crestview units are nice, River Village was not.

Are there multiple HOAs at Shawnee? Are the different sections you speak of part of different HOAs?

 

[HitchHiker71]

Well, it’s officially public for Fairfield Glade at least:

Club Wyndham closing timeshare operations in Fairfield Glade

Club Wyndham is shutting down its timeshare operations at the end of the year, according to a statement released Friday afternoon by the Fairfield Glade Community Club.

www.crossville-chronicle.com

Sent from my iPhone using Tapatalk

 

[TUGBrian]

first of many statements like that id expect within the next few days.

as someone mentioned above...this has been planned well in advance especially since that statement indicates it will terminate as a timeshare at the end of this year.

this is going to be a real poop show for owners going forward.

 

[CO skier]

"... owners with accounts in good standing will have the option to swap their legacy inventory into Club Wyndham Access at no cost to the owner," the statement said.

Well, there it is in black and white. This is possible because the timeshare regime will terminate. Destin was different, because the owners retained their weekly intervals as an ongoing timeshare.

 

[CO skier]

this is going to be a real poop show for owners going forward.

Why?

There are lots and lots of owners at Wyndham Pagosa that wish they could get the sweetheart deal that the Mountain Meadows owners received. I do not see any downside for owners at Fairfield Glade, except for the few, very few, who love their week at that particular resort. The CWA points will give the owners 13 month booking at all CWA resorts instead of the 10 months they have now.

I guess it depends on the relative maintenance fees of what they are paying now versus CWA.

 

[TUGBrian]

expecting a seamless/painless closing of 10-20 resorts in the next 5 months would be silly.

 

[northovr]

Closing isn’t the best term. These resorts are being removed from the Club Wyndham system and sold to generate revenue. The buyer could potentially be another timeshare system for example. If so, we may still be able to use these properties via other timeshare exchanges like RCI. Then again a buyer could convert them into condos for individual sale for example. Only time will tell.


Sent from my iPhone using Tapatalk

I have several deeds at Patriot's Place. Have not received any notifications yet. In the past several non-wyndham locations that I owned closed and I got nothing.

Well hopefully they will sell it for a lot money
The resort Saturday side wa just remolded
Maybe Hilton or Holiday Inn will buy them

Daniel

 

[Floridaman76]

Just was able to make a booking for Fairfield Glade in January, so I guess nobody has told the website people yet.

 

[CO skier]

expecting a seamless/painless closing of 10-20 resorts in the next 5 months would be silly.

It will surely be overblown on social media.

 

[Rolltydr]

Well, this will be interesting. We own a converted fixed week (161,000 pts) at Fairfield Glade that we bought resale in 2021. I was actually starting to think about getting rid of it as we aren’t traveling as much since our move to Florida.

 

[HitchHiker71]

Well, this will be interesting. We own a converted fixed week (161,000 pts) at Fairfield Glade that we bought resale in 2021. I was actually starting to think about getting rid of it as we aren’t traveling as much since our move to Florida.

If you do want to exit Wyndham - just hold onto it - chances are you’ll get a payout of some kind - however small - it’s better than nothing.

 

[HitchHiker71]

"... owners with accounts in good standing will have the option to swap their legacy inventory into Club Wyndham Access at no cost to the owner," the statement said.

Well, there it is in black and white. This is possible because the timeshare regime will terminate. Destin was different, because the owners retained their weekly intervals as an ongoing timeshare.

Yes - I was hinting at this in other posts - now that it’s out there I can confirm - impacted owners will receive equivalent CWA points to make them whole and to preserve their current ownership levels - particularly for legacy VIP owners that want to avoid dropping down to a lower tier.

 

[HitchHiker71]

first of many statements like that id expect within the next few days.

as someone mentioned above...this has been planned well in advance especially since that statement indicates it will terminate as a timeshare at the end of this year.

this is going to be a real poop show for owners going forward.

It’s complex in nature without a doubt. The devil is in the details. What’s the over under this will be in this week’s TUG newsletter? I’m about 100% certain it will be LOL.

 

[Rolltydr]

If you do want to exit Wyndham - just hold onto it - chances are you’ll get a payout of some kind - however small - it’s better than nothing.

I will. Any idea if resale owners will be treated differently than developer owners?

 

[Fido Chuckwagon]

Well, it’s officially public for Fairfield Glade at least:

Club Wyndham closing timeshare operations in Fairfield Glade

Club Wyndham is shutting down its timeshare operations at the end of the year, according to a statement released Friday afternoon by the Fairfield Glade Community Club.

www.crossville-chronicle.com

Sent from my iPhone using Tapatalk

This seems like a pretty good deal:

owners with accounts in good standing will have the option to swap their legacy inventory into Club Wyndham Access at no cost to the owner," the statement said.

 

[HitchHiker71]

I will. Any idea if resale owners will be treated differently than developer owners?

That's actually a great question and we asked that question of Wyndham during our phone call but the corporate rep didn't have a ready answer, so no advisory back yet.

 

[Fido Chuckwagon]

impacted owners will receive equivalent CWA points to make them whole and to preserve their current ownership levels - particularly for legacy VIP owners that want to avoid dropping down to a lower tier.

I wonder if there’s something in this for Wyndham as well. I bet that owners who take this deal basically “trade” their interest in the resort that is being sold, so they don’t get the eventual payout, whatever it is.