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

[CO skier]

If memory serves me correctly, you are not an owner, right? So it shouldn't matter to you.

Owners at the affected resorts who maybe get a bill from Wyndham for "borrowed points deficits" will not be able to say they were not warned about taking sketchy advice.

 

[TUGBrian]

as this thread has the potential to get ridiculously large, ive updated the original post to include links to resorts we have gotten official word on.

 

[Fido Chuckwagon]

Do people posting sly tricks

My concern is that this is going to be a nightmare even for innocent owners. Lots of owners own at more than one place. Lots of owners have no idea this is happening. Lots of owners have already made 2026 bookings in the Wyndham system. I mean, it’s already July. There’s a 10 month booking window. There could be people who have made bookings, booked flights, etc. What about people who own a half dozen contracts (like me) but only 1 or 2 of them are at a resort that is closing? I’ve already made all of my 2026 bookings. I have no remaining 2026 points that Wyndham can even debit. (I don’t think any of my resorts are closing but you get the point). This is going to be a mess.

 

[Fido Chuckwagon]

Not sure where the 20 number came from

It was in the Op. Hopefully it’s less.

 

[Fido Chuckwagon]

Wyndham could save themselves a big headache 6 months from now by immediately freezing 2026 points usage

But it’s already July. The damage is likely done. 10 month bookings are already out till May.

 

[Fido Chuckwagon]

It could, but I was operating under the assumption that most people by now would be out of current use year points, so it should be pretty easy to borrow. But maybe that differs a lot by individual.

No, i mean it could get messy because people also have made their 2026 bookings by this point for the first half of the year, and Wyndham doesn’t actually track what points people are using within the standard reservation window. In other words, if you have 600,000 points total, and 200,000 points are at a resort that is closing, and you have already used all 600,000 to make bookings next year (completely reasonable since the booking window is currently out till May), then how does Wyndham account for those 200,000 points? I can’t imagine they just randomly pick some reservations to cancel. I also can’t imagine, like @CO skier suggests, that they try to charge you $12/1,000 for the overage, you have to specifically agree to that when you make the booking. On the other hand, if it reallly is around 20 resorts that are closing, the impact here could be significant so they can’t just ignore it either.

This could be a real mess for all Wyndham owners as a result. Even if you don’t own at one of these resorts, the next year or two there could be a big point imbalance causing an availability crunch as Wyndham allows people to use phantom points to book (and lets be honest, Wyndham has never been great at points accounting).

 

[northovr]

Not sure where the 20 number came from. The word being used is a “handful” of resorts. That’s obviously not a specific number, but I don’t think anyone would consider a handful to equate to 20 resorts. I’d guess it’s in the high single digits personally, but only time will tell.

We are seeing all kinds of rumors, so be careful who you listen to on this topic. I’ve seen rumors as high as 37 resorts on the FB groups for example. That’s not a handful either.


Sent from my iPhone using Tapatalk

14 is the number
Daniel

 

[Fido Chuckwagon]

14 is the number
Daniel

Care to add/remove from this list?:

1. Bentley Brook (Massachusetts) MF: $7.62 based on TUG Marketplace listing;
2. Patriot’s Place (Virginia) MF: Last Known to be $7.65/k in 2018 when CWA was $5.76. Extrapolated Maintenance Fee based on average CWA increases: $10.79 ;
3. Unknown Rhode Island Resort;
4. Unknown Rhode Island Resort;
5. Unknown California Resort;
6. Unknown California Resort;
7. Fairfield Bay (Arkansas) 2024 MF: $6.92
8. CONFIRMED BY WYNDHAM: Fairfield Glade (Tennessee) MF: $6.34
9. Lake Lure (North Carolina)): MF: Unknown;
10. Star Island (Florida) MF: $6.97 in 2020 when CWA was $6.28. Extrapolated Maintenance Fee: $9.02
11. Edisto (South Carolina) MF: varies wildly by phase, but most expensive phase $8.66 in 2017 when CWA was $5.60, Extrapolated Maintenance Fee: $12.81
12. Shawnee Village (PA) MF: $5.77 in 2017 when CWA was $5.60. Extrapolated Maintenance Fee: $9.64
13. Skyline Tower (NJ) MF: $7.65 in 2024
14. Branson (MO)
15. Orlando International (FL), MF: $7.16 in 2024


*List based on this thread, facebook, and internet rumors. The only confirmed resort so far is Fairfield Glade.

 

[Roger830]

I doubt that the higher level executives understand the ramifications to the points and reservations system being caused by their actions and those below them just do as told.

We here are aware of the two points systems, udi and converted fixed weeks.

The 2025 mf for udi points is paid monthly throughout 2025. Udi owners have no claim to 2026 points or reservations made with those points if their underlying resort is removed from the system in 2025.

Deeded fixed week owners pay their mf after the 2026 budget is approved near the end of 2025.

Converted fixed week owner's pay for their 2026 mf monthly during 2025. Because the budget has not been done yet, the mf also has an estimated increase added over the 2025 rate.
So the bottom line is converted fixed week owners have a right to 2026 points or should get a mf refund for payments made.

 

[CO skier]

My concern is that this is going to be a nightmare even for innocent owners. Lots of owners own at more than one place. Lots of owners have no idea this is happening. Lots of owners have already made 2026 bookings in the Wyndham system. I mean, it’s already July. There’s a 10 month booking window. There could be people who have made bookings, booked flights, etc. What about people who own a half dozen contracts (like me) but only 1 or 2 of them are at a resort that is closing? I’ve already made all of my 2026 bookings. I have no remaining 2026 points that Wyndham can even debit. (I don’t think any of my resorts are closing but you get the point). This is going to be a mess.

I doubt that the higher level executives understand the ramifications to the points and reservations system being caused by their actions and those below them just do as told.

We here are aware of the two points systems, udi and converted fixed weeks.

The 2025 mf for udi points is paid monthly throughout 2025. Udi owners have no claim to 2026 points or reservations made with those points if their underlying resort is removed from the system in 2025.

Deeded fixed week owners pay their mf after the 2026 budget is approved near the end of 2025.

Converted fixed week owner's pay for their 2026 mf monthly during 2025. Because the budget has not been done yet, the mf also has an estimated increase added over the 2025 rate.
So the bottom line is converted fixed week owners have a right to 2026 points or should get a mf refund for payments made.

The solution to all this is simple (but who knows what may happen until more details are announced). Take one resort where the timeshare regime terminates 12/31/2025.

Owners might be given these options for the 2026 points that went "poof" at the resort January 1, 2026:

1. Cancel the reservation(s).

2. Keep the reservation(s) using "other" points in the account (It does not matter that the points are all in one bucket. In fact, it makes the accounting easier.) Have used all 600,000 points for the 2026 Use Year and 200,000 of those points just went "poof" on January 1, 2026? Cancel enough reservation(s) to cover the 200,000 points. Maybe special dispensation will be given to borrow 2027 points to cover existing reservations.

3. Keep the reservation(s) and pay $12/1000 points to cover the deficit. People may disbelieve/dismiss this, but there is ample historical precedent.

4. If converted fixed week owners have prepaid for 2026 points, they might have the option to cancel for a refund, or Wyndham cover the points involved using the stock of unsold points.

 

[Fido Chuckwagon]

The solution to all this is simple (but who knows what may happen until more details are announced). Take one resort where the timeshare regime terminates 12/31/2026.

Owners might be given these options for the 2026 points that went "poof" at the resort:

1. Cancel the reservation(s).

2. Keep the reservation(s) using "other" points in the account (It does not matter that the points are all in one bucket. In fact, it makes the accounting easier.) Have used all 600,000 points for the 2026 Use Year and 200,000 of those points just went "poof" on December 31, 2025? Cancel enough reservation(s) to cover the 200,000 points. Maybe special dispensation will be given to borrow 2027 points to cover existing reservations.

3. Keep the reservation(s) and pay $12/1000 points to cover the deficit. People may disbelieve/dismiss this, but there is ample historical precedent.

4. If converted fixed week owners have prepaid for 2026 points, they might have the option to cancel for a refund, or Wyndham cover the points involved using the stock of unsold points.

Sure. But based on past experience Wyndham isn’t doing anything this complicated successfully.

 

[HitchHiker71]

Care to add/remove from this list?:

1. Bentley Brook (Massachusetts) MF: $7.62 based on TUG Marketplace listing;
2. Patriot’s Place (Virginia) MF: Last Known to be $7.65/k in 2018 when CWA was $5.76. Extrapolated Maintenance Fee based on average CWA increases: $10.79 ;
3. Unknown Rhode Island Resort;
4. Unknown Rhode Island Resort;
5. Unknown California Resort;
6. Unknown California Resort;
7. Fairfield Bay (Arkansas) 2024 MF: $6.92
8. CONFIRMED BY WYNDHAM: Fairfield Glade (Tennessee) MF: $6.34
9. Lake Lure (North Carolina)): MF: Unknown;
10. Star Island (Florida) MF: $6.97 in 2020 when CWA was $6.28. Extrapolated Maintenance Fee: $9.02
11. Edisto (South Carolina) MF: varies wildly by phase, but most expensive phase $8.66 in 2017 when CWA was $5.60, Extrapolated Maintenance Fee: $12.81
12. Shawnee Village?

I've edited my OP to add a "possible" list under the confirmed list.

 

[CO skier]

Sure. But based on past experience Wyndham isn’t doing anything this complicated successfully.

People are free to be as negative as they want in this vacuum of information. Social media thrives on it,

 

[Fido Chuckwagon]

People are free to be as negative as they want in this vacuum of information. Social media thrives on it,

If there is one constant that holds true as a Wyndham owner, and can be seen across decades of posts on this board, it is that:

1. Wyndham Resorts themselves are fantastic; and
2. Wyndham Back-Office Management (Not the resort management) and Customer Relations is terrible.

People should absolutely be prepared for the cluster**** that is about to happen here based on past experience with Wyndham. They don’t do points accounting well under the best of circumstances.

 

[geist1223]

Sure. But based on past experience Wyndham isn’t doing anything this complicated successfully.

Nor are they going to do anything for free or that costs them money.

 

[CO skier]

Nor are they going to do anything for free or that costs them money.

Do any of the four possible options listed in post #185 cost Wyndham anything? Do the options meet the needs of the owners?

 

[rcssteeler]

I really like Bentley Brook...sad to see it close

 

[Arimaas]

And don’t forgot those that rolled points into future years. I have rolled 2024 and 2025 points into 2026 and 2027, likely using points form Fairfield Glade (but honestly I have no idea where they came from specifically, but they did come form one of my three buckets). And I also have a reservation at the Inn and Long Wharf that spans the end of December and first few days of January. What happens with that reservation? And the rolled points? Technically they were already paid for, but now the resort won’t exist anymore?

Also, I doubt Long Wharf is one of the clubs closing, since they just moved sales there and did a complete residing project, but who knows. I guess the point is this is a complete mess and we won’t know until we get official word.

I’m just sad that I’m losing a 154k point contract with MFs of $6 or so per thousand points. No way in hell am I going to convert that into 154k CWA points. I was gonna dump my 126k CWA contract by giving it away here or more likely on Facebook, because of the fees and it’s too low points to really take advantage of ARP, so I guess I’ll just take whatever tiny payout Wyndham offers for the Fairfield Glade 154k and move on with life and save $1k on MFs a year., which was the goal of dumping the 126k CWA contract (which I got for totally nothing - including no transfer fee). And if I ever want to pick up more points, just come to TUG or eBay and get more.

 

[rickandcindy23]

I hope they drop Angelfire out of the list of resorts. I would love to be done with that particular one. The fees went up a lot this year.

 

[Alig8ter]

View attachment 112930

CONFIRMED IMPACTED RESORTS LIST - Admin Editing OP to include a running list of resorts that have either announced, or we have had official word from wyndham they are ending Timeshare operations at the end of 2025:

1. Fairfield Glade - https://tugbbs.com/forums/threads/i...-anything-along-this-line.375888/post-3185442

POSSIBLE IMPACTED RESORTS LIST - SUBJECT TO CHANGE/CONFIRMATION:

1. CONFIRMED BY WYNDHAM: Fairfield Glade (Tennessee) MF: $6.34/k
2. Bentley Brook (Massachusetts) MF: $7.62/k based on TUG Marketplace listing;
3. Patriot’s Place (Virginia) MF: Last Known to be $7.65/k in 2018 when CWA was $5.76. Extrapolated Maintenance Fee based on average CWA increases: $10.79/k
4. Fairfield Bay (Arkansas) 2024 MF: $6.92/k
5. Lake Lure (North Carolina)): MF: Unknown;
6. Star Island (Florida) MF: $6.97 in 2020 when CWA was $6.28/k. Extrapolated Maintenance Fee: $9.02/k
7. Orlando International - was $7.16/k in 2024 when CWA was $7.65/k
8. Edisto (South Carolina) MF: varies wildly by phase, but most expensive phase $8.66/k in 2017 when CWA was $5.60/k, Extrapolated Maintenance Fee: $12.81/k
9. Wyndham Shawnee - MF varies by phase, but most are considerably higher than CWA
10. Wyndham Skyline - MF was $7.65/k in 2024 when CWA was $7.65/k
11. Unknown Rhode Island Resort 1
12. Uknown Rhode Island Resort 2
13. Unknown California Resort 1
14. Unknown California Resort 2

We are near Bentley Brook. The place is always packed. summer, winter, and early fall. There are massive renovations underway--two thirds is a wing closed, building materials in the parking lot. Huge investment. We we're told some units will be reconfigured. We will try to learn more from BB's managers.

 

[Sandi Bo]

Yikes, just got back from a trip, I had a lot of catching up today.

Bentley Brook is probably our #1 place to stay, as far back as i can remember. We are not owners at Bentley Brook - but sure get lots of use / value out of that one! And the staff there is simply the best!

They have done massive renovations over the past i would say 2 years (roofs, siding, rooms, you name it). I have no clue how that works, but if this ends up true -- could Wyndham have been preparing it for sale?

This resort is always sold out. I'll follow that up with, in the winter, you might catch it during the week, but it's hard to catch a weekend there from mid December thru mid March. Right now it's completely sold out for July and August. It's such a great area to visit, so much to do. Winters have been challenging. President's week (3rd week or so in February) used to be one of the hardest weeks to book (it was a reason to own at BB), if you wanted to go. Very, very lucky - for my sister that has gone there for over 20 years - her kids had the week before President's week for winter break. That could be booked 10 months out (and often rebooked at a discount).

Thanks for posting, we appreciate the heads up and will be following closely. And bummer on the RI places, those too have been great stays! It'll be disapointing for us to lose some east cost resorts (already miss Crotched Mountain - if I remember right, that happened last minute and we had a reservation they simply cancelled - but that's testing my memory).

 

[Roger830]

I hope they drop Angelfire out of the list of resorts. I would love to be done with that particular one. The fees went up a lot this year.

My thought is that would be one and the other San Diego. That gaslight district was homeless haven when we were there in 2016.

 

[HitchHiker71]

Yikes, just got back from a trip, I had a lot of catching up today.

Bentley Brook is probably our #1 place to stay, as far back as i can remember. We are not owners at Bentley Brook - but sure get lots of use / value out of that one! And the staff there is simply the best!

Yes we really enjoy heading up to BB a couple times a year - it's a great resort and we love the Berkshires and aren't that far away from Lake George and many other very nice areas to visit.

They have done massive renovations over the past i would say 2 years (roofs, siding, rooms, you name it). I have no clue how that works, but if this ends up true -- could Wyndham have been preparing it for sale?

Smart lady.

This resort is always sold out. I'll follow that up with, in the winter, you might catch it during the week, but it's hard to catch a weekend there from mid December thru mid March. Right now it's completely sold out for July and August. It's such a great area to visit, so much to do. Winters have been challenging. President's week (3rd week or so in February) used to be one of the hardest weeks to book (it was a reason to own at BB), if you wanted to go. Very, very lucky - for my sister that has gone there for over 20 years - her kids had the week before President's week for winter break. That could be booked 10 months out (and often rebooked at a discount).

Thanks for posting, we appreciate the heads up and will be following closely. And bummer on the RI places, those too have been great stays! It'll be disapointing for us to lose some east cost resorts (already miss Crotched Mountain - if I remember right, that happened last minute and we had a reservation they simply cancelled - but that's testing my memory).

Agreed - the northeast in particular seems to be getting hit pretty hard if the resort lists we're tracking end up being confirmed.

 

[Floridaman76]

Is there any chance that Wyndham isn't really selling the resorts, but taking them out of Club Wyndham and putting them in another system under the T&L umbrella? Or creating a spin off company (a wholly owned subsidiary) that they manage that strictly AirBNB's them

I swear there was some talk of them creating a new system a couple years ago.

If so, would this be legal? It seems at minimum this would be extremely unethical because they are in some cases using owners monies (MF) to renovate the resorts, then selling or moving the appreciated assets (again, paid for with owners money), and giving the incumbance a pittance (CWA, which is virtually worthless)

 

[Arimaas]

Is there any chance that Wyndham isn't really selling the resorts, but taking them out of Club Wyndham and putting them in another system under the T&L umbrella? Or creating a spin off company (a wholly owned subsidiary) that they manage that strictly AirBNB's them

I swear there was some talk of them creating a new system a couple years ago.

If so, would this be legal? It seems at minimum this would be extremely unethical because they are in some cases using owners monies (MF) to renovate the resorts, then selling or moving the appreciated assets (again, paid for with owners money), and giving the incumbance a pittance (CWA, which is virtually worthless)

Hilton did something similar and created like a three tier system. It was enough for me to dump my HGVC to someone here.

It’s too bad. I really like Wyndham. Let’s see what happens. I guess the only thing we can do is wait and see. I think we all know enough about how to use the system here, that we alI can come out the same, or even ahead from all of this (eg pick up more resale with low MFs, dump some points I didn’t need anymore, etc).