Wyndham is closing a handful of legacy resorts - this thread is our dedicated tracker for this unfolding set of events

[TUGBrian]

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.

pretty good bet!

 

[dioxide45]

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.

Certainly if you trade your deed in for CWA, there won't be any pay out to you. I would suspect the conversion to CWA is just an option. The other option would be to do nothing and just be out and possibly receive a residual payment? I suspect there will be lots of legal, consulting and administrative fees that get paid to Wyndham for their involvement in all of this. Those fees will eat into the residuals.

 

[sponger76]

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.

That would be my guess. They are "buying" CWA using their previous deed as payment. There's no way Wyndham gives owners the money from selling the property AND gives them a free new timeshare product.

 

[HitchHiker71]

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.

IDK but I think your assumption is accurate. It’s not both/and. If you choose to keep your deed until the resort sells, and take the payout, you won’t have the option to convert your deed to CWA to preserve your points level. You can’t have your cake and eat it too type thing. You either convert your deed to CWA 1:1 and Wyndham receives the payout for your converted deed that you handed in, or you hold onto your deed until Wyndham sells the resort, and you receive the payout for your deed, which is being purchased by the resort buyer.


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[Floridaman76]

Certainly if you trade your deed in for CWA, there won't be any pay out to you. I would suspect the conversion to CWA is just an option. The other option would be to do nothing and just be out and possibly receive a residual payment? I suspect there will be lots of legal, consulting and administrative fees that get paid to Wyndham for their involvement in all of this. Those fees will eat into the residuals.

I realize that MF at some, or all of these resorts is pretty close to, or even exceeds what CWA is currently, but for the resale owner, giving them an equivalent amount of resale CWA points is not really a worthwhile trade if there is some sort of cash payout possible. Unless they just want to completely exit, then that might be an option too.

Now, if they gave out developer points, that might be incentive enough to stick around and take the deal. Obviously for VIP owners, especially those with unlimited HK, obviously staying a VIP is lucrative in and of itself, so that might well be worth it, and they get 13 months ARP at most resorts in trade.

Simply "getting out" free and clear might be enough incentive for some. Especially at resorts which have zero or negative resale value.

 

[Arimaas]

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.

In my portfolio, I own 154K Fairfield Glade resale points in a converted fixed week deed. I'm wondering what Wyndham offers me and how that relates to my current maintance fees. I was considering dumping a 126K CWA contract I own, so maybe, if given the opportunity, I will just dump this one. I am pretty sure my MFs at Fairfield Glade was cheaper than CWA. I guess I will have to see how it plays out.

 

[Floridaman76]

Just realized Edisto might be on the list, it's one of those resorts which is VERY seasonal, and has high occupancy rates in spring and summer and into fall, but not so much in the dead of winter, some of those fixed week owners of prime weeks aren't going to make out well here because "what's left" there at Edisto in the prime weeks has a fair amount of fixed week owners still, like Newport RI

 

[HitchHiker71]

In my portfolio, I own 154K Fairfield Glade resale points in a converted fixed week deed. I'm wondering what Wyndham offers me and how that relates to my current maintance fees. I was considering dumping a 126K CWA contract I own, so maybe, if given the opportunity, I will just dump this one. I am pretty sure my MFs at Fairfield Glade was cheaper than CWA. I guess I will have to see how it plays out.

According to what we know you would have two options. One, convert your 154k FG deed to 154k CWA points, or hold onto your deed and receive whatever payout comes your way once the resort is sold.


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[Arimaas]

According to what we know you would have two options. One, convert your 154k FG deed to 154k CWA points, or hold onto your deed and receive whatever payout comes your way once the resort is sold.


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If I hold on to the deed and get a "payout" (in quotes since I am sure it isn't much), it is essentially the same as me dumping the 126K CWA points I was looking to dump from my holdings. May be the way to go. It seems as though I won't be stuck with a non Wyndahm timeshare deed, right? The options are CWA or sale and points disappear.

Do we know the difference in Fairfield Glade MFs vs. CWA? The Wyndham site is impossible to pin down, and I tried looking at the post pinned here in the forum, but that was hard to search through too.

 

[dioxide45]

If I hold on to the deed and get a "payout" (in quotes since I am sure it isn't much), it is essentially the same as me dumping the 126K CWA points I was looking to dump from my holdings. May be the way to go. It seems as though I won't be stuck with a non Wyndahm timeshare deed, right? The options are CWA or sale and points disappear.

Do we know the difference in Fairfield Glade MFs vs. CWA? The Wyndham site is impossible to pin down, and I tried looking at the post pinned here in the forum, but that was hard to search through too.

Can you see your maintenance fees in Paymentus?

 

[Arimaas]

Can you see your maintenance fees in Paymentus?

Nope. They lump all three contracts together. Each individual contract has "no information to display". Would be too easy right? Easy way to compare CWA to FG's MFs.

 

[Floridaman76]

Those of you who have points at these resorts and plan on exiting, you should probably BORROW all your 2026 points NOW, use them since essentially they are going to go bye bye

 

[Arimaas]

Those of you who have points at these resorts and plan on exiting, you should probably BORROW all your 2026 points NOW, use them since essentially they are going to go bye bye

Well i doubt they will be able to sell or convert everyone by the end of 2025 since it’s mid July so i dont think our 2026 points are just going to go away. We probably have some time in 2026 to use them or save them. It seems that the issue for 2026 will be that FG will no longer be accepting reservations.

 

[dioxide45]

Well i doubt they will be able to sell or convert everyone by the end of 2025 since it’s mid July so i dont think our 2026 points are just going to go away. We probably have some time in 2026 to use them or save them. It seems that the issue for 2026 will be that FG will no longer be accepting reservations.

But they can still shut down resort operations as of 12/31/2025 and stop taking new reservations at those properties. If there is no occupancy, then it doesn't matter if the owners are converted or the property sold yet.

 

[Arimaas]

But they can still shut down resort operations as of 12/31/2025 and stop taking new reservations at those properties. If there is no occupancy, then it doesn't matter if the owners are converted or the property sold yet.

Correct. But I should still have usability of my 154k points in 2026 across other Wyndham properties.

 

[dioxide45]

Correct. But I should still have usability of my 154k points in 2026 across other Wyndham properties.

How, when no one can possible book back into their property? Wouldn't that create an imbalance in the system?

 

[Fido Chuckwagon]

IDK but I think your assumption is accurate. It’s not both/and. If you choose to keep your deed until the resort sells, and take the payout, you won’t have the option to convert your deed to CWA to preserve your points level. You can’t have your cake and eat it too type thing. You either convert your deed to CWA 1:1 and Wyndham receives the payout for your converted deed that you handed in, or you hold onto your deed until Wyndham sells the resort, and you receive the payout for your deed, which is being purchased by the resort buyer.


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So for resale owners at these resorts, they should probably just take the payout. CWA is basically free on eBay. If you’re not trying to preserve VIP benefits, you could make out better by taking the payout and then just buying whatever CWA points you want.

 

[Floridaman76]

Correct. But I should still have usability of my 154k points in 2026 across other Wyndham properties.

Guess Wyndham should clarify that. If you have deeded points at a resort which doesn't exist, one would think your points would die with the resort... if the resort closes 12/31/25, then I think it would be a pretty good chance you aren't getting 2026 UY points

Maybe that's a question that you should ask ASAP, then jump on my suggestion if they say "yeah, you aren't getting any 2026 points", because I guarantee you their website isn't aware of this yet

 

[Floridaman76]

How, when no one can possible book back into their property? Wouldn't that create an imbalance in the system?

This could be an opportunity for some to get back at Wyndham, in retribution for them taking resale points they don't transfer in the current use year.

That creates an imbalance in Wyndham's favor, why not get one over on them

 

[Arimaas]

How, when no one can possible book back into their property? Wouldn't that create an imbalance in the system?

I would assume (and this is all an assumption) that I still own the property until it is either sold or converted. It doesn’t matter that the property is not taking reservations, I still have a deed that says I get 154k points a year to use in their system. Until Wyndham takes that deed from me, they still have to give me the 154k points, I would think. That being said there may be some fine print somewhere that says otherwise.

 

[Arimaas]

Guess Wyndham should clarify that. If you have deeded points at a resort which doesn't exist, one would think your points would die with the resort... if the resort closes 12/31/25, then I think it would be a pretty good chance you aren't getting 2026 UY points

Maybe that's a question that you should ask ASAP, then jump on my suggestion if they say "yeah, you aren't getting any 2026 points", because I guarantee you their website isn't aware of this yet

See my last post. The resort is closed that is, it’s not taking reservations. However ,. I still own real property whcih was converted to the equivalent of 154k points. Until that property is sold or I convert it to something else, I would think I have use of my points. But again, who really knows what will happen. I bet you Wyndham is taking MFs until my deed is no longer mine.

The suggestion of just taking the buy out makes sense. I can always pick up CWA points down the road for nothing should I want more.

 

[Fido Chuckwagon]

Nope. They lump all three contracts together. Each individual contract has "no information to display". Would be too easy right? Easy way to compare CWA to FG's MFs.

There’s a trick to it (assuming you’ve owned more than a year):

1. Click on Statement History;
2. Under “Select an Account” you will have multiple options. Most will say “Contract Payment #”. Don’t pick that one. Pick the one that says “Member Payment #” And press continue
3. You will now see a list of statements for each month. Most will be one statement per month on the same day each month. However, there will be a month (probably November or around November) where you have two statements in a month. One of those statements will be on a day that is different than the day you normally get your statement each month. Click on “View” next to that.
4. That statement will have the breakdown of all of your annual dues by each contract.

 

[HitchHiker71]

I would assume (and this is all an assumption) that I still own the property until it is either sold or converted. It doesn’t matter that the property is not taking reservations, I still have a deed that says I get 154k points a year to use in their system. Until Wyndham takes that deed from me, they still have to give me the 154k points, I would think. That being said there may be some fine print somewhere that says otherwise.

Not necessarily. If the resort sale hasn’t processed yet, Wyndham will still likely remove the resort from Club Wyndham effective 12/31/2025. Once the resort is removed from the club, you can no longer use any deeded points from the defunct resort within the club. You can only use those points at the deeded resort, which will no longer be taking reservations either. This is all actually spelled out in the founding trust documents for the club. Technically, the entire Club is an internal exchange system, so when you use your points at another resort in the system, your deeded resort trades points via a debit/credit balance sheet system across the resort network with the resort where you reserved inventory. Think of these points as currency within the Club Wyndham exchange system. Once a resort has been removed from the Club, exchanging is no longer possible within the Club. Owners can actually be removed from the Club for repeated rule violations for example, after which they can only use their deeded points at their home resort.

So while you may technically still own a deed for the resort property after 12/31/2025, if that resort is no longer in the Club you are basically dead in the water. As someone else said, if you can use your future use year points now, that’s worth a shot, though you can generally only borrow from a future use year for reservations within the 90-day ERP window, so my recommendation would be to use any/all future use year points via ERP reservations before year end. This way, you are borrowing points from 2026, assuming a calendar year use year, but you’re using the points before 12/31/2025.

The other option to take is to simply schedule a reservation natively in 2026 using your future use year points, but best guess these reservations will be canceled once the resort (and your deed) is removed from the system after 12/31/2025.


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[Fido Chuckwagon]

because I guarantee you their website isn't aware of this yet

If they’re really doing this to 20+ resorts we could see a real imbalance in the points ecosystem next year if this becomes widespread.

 

[CO skier]

Well i doubt they will be able to sell or convert everyone by the end of 2025 since it’s mid July so i dont think our 2026 points are just going to go away. We probably have some time in 2026 to use them or save them. It seems that the issue for 2026 will be that FG will no longer be accepting reservations.

"Club Wyndham added that it plans to operate business as usual throughout the end of 2025."

99.99999% chance January, 2026 points are not awarded.

If past is prologue, the vote to terminate the timeshare and the vote to convert the property to condos was noticed to Pagosa Mountain Meadows owners on November 16, 2024 and took place on December 4, 2024. The owners did not receive January, 2025 or subsequent points. It happened that fast.