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

[Fido Chuckwagon]

My parents bought 3 deeded timeshare weeks at Fairfield Glade in 1985. I inherited them in 2010 after my father died. We mainly use them for trading with RCI, which has been great. Wonder how that will be affected. I have received no information or e-blast. The first I had heard of anything is like many of you...today's TUG.

Most likely outcome is that your deeded weeks go poof. IT sounds like maybe Wyndham might offer you CWA points, or you can hold them and get whatever the residual payout is.

 

[Fido Chuckwagon]

Thanks. It does seem odd that they would remodel to then just close down the resort. Unless Travel + Leisure wanted owners to pay to fix the units up so they could turn and resell them as whole ownership?

If that was the intent that sure seems like a breach of the HOA’s fiduciary duties here. And yes, I know I’m conflating the HOA with Wyndham, but it sure sounds like the HOA is controlled by Wyndham.

 

[massvacationer]

I own UDI points at Bentley Brook. The MF fees are $9.10, not including the program fee.

 

[Roger830]

I own UDI points at Bentley Brook. The MF fees are $9.10, not including the program fee.

Bentley Book also has fixed weeks. There's a points listing on ebay and a fixed week 17 2-bed on ebay completed listings not sold.

The points listing is 105,000 points with a mf of $1565.
By subtracting the minimum program fee it's $1565 - 208 = 1357
Points cost $1357 / 105 = $12.99 / 1000 which is much higher than CWA

The fixed week listing is week 17 (Quite Season) 2-bed with a mf of $1285
Wyndham points chart shows 2-bed week 17 is 105,000 points
Points cost $1285 / 105 = $12.24 / 1000 which is in the same ballpark as the other listing

That shows the basic problem for Wyndham. The less than prime seasons have very high points cost per 1000 and drives up the cost of CWA points.

WYNDHAM BENTLEY BROOK 105,000 ANNUAL TIMESHARE FOR SALE!!! | eBay

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WYNDHAM BENTLEY BROOK WEEK 17 ANNUAL TIMESHARE FOR SALE!!! | eBay

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[HitchHiker71]

But shouldn't these legal ramifications have been figured out before any announcement to anyone? I can certainly understand Wyndham wanting their attorneys to look over official public announcements prior to those going out, but really that could have been done before they made any mention to anyone. Some have suggested that this has been in the works for a long time, that seems like plenty of time for everything to be lined up to be sent once the first set of announcements were made.

Undoubtedly yes. From what I have gathered, Wyndham had a plan but did not anticipate any public facing statements until September timeframe, basically once the HOA processes were farther along and perhaps even voted or at least had voting notifications complete such that the vote process was under way, which would mean all of the other legal hoops prior to voting were already surpassed. My guess is the statements they had ready to go therefore needed to be altered given this all got out via social media much sooner than otherwise anticipated.


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[Arimaas]

Undoubtedly yes. From what I have gathered, Wyndham had a plan but did not anticipate any public facing statements until September timeframe, basically once the HOA processes were farther along and perhaps even voted or at least had voting notifications complete such that the vote process was under way, which would mean all of the other legal hoops prior to voting were already surpassed. My guess is the statements they had ready to go therefore needed to be altered given this all got out via social media much sooner than otherwise anticipated.


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Poor planning then on their part.

 

[HitchHiker71]

Maybe Wyndham is off-loading these 30-40 year old resorts to make room for newer, urban locations that seems to offer the appeal to today's buyers. "It's not your dad's timeshare, anymore" sort of deal.

Out with the old, in with the new, change is the only constant in this life, whether we like it or not...

 

[HitchHiker71]

OK I have updated the OP with the table format for tracking. If we need to add more columns for data tracking or change something around, please provide feedback.

 

[HitchHiker71]

But you glossed over this bolded statement? received verbal notification early Wednesday morning

Was it a written or verbal statement? Did they receive verbal notification but sent a written statement to members? We still don't have the full text of the e-blast.

Ask and we shall receive...so after reading this firsthand, I'd say the the FGCC BOD did receive guidance from the local HOA and that this guidance was provided from Wyndham corporate as only Wyndham corporate could have provided the CWA swap guidance to keep owners whole. I do question however, that this guidance was ever intended to be e-blasted out to anyone, it seems to be targeted to a limited audience, but as it often the case, leaks abound.

 

[TravelJoy]

This is why I wonder if something else is going on. The earnings report will be interesting. Maybe sales/profits have cratered and they needed to do something fast to stop the bleeding.

This. Across the board the focus is on cutting expenses be it labor, to capex, resorts do have significant upkeep. Couple this with owners walking away from mf in droves and shareholders demanding cut in expenditures, compounded with $ devaluation and reduced travel to US; the perfect storm is in season.

 

[Arimaas]

Ask and we shall receive...so after reading this firsthand, I'd say the the FGCC BOD did receive guidance from the local HOA and that this guidance was provided from Wyndham corporate as only Wyndham corporate could have provided the CWA swap guidance to keep owners whole. I do question however, that this guidance was ever intended to be e-blasted out to anyone, it seems to be targeted to a limited audience, but as it often the case, leaks abound.

View attachment 113036

I guess this to Wyndham, this is throwing me a bone. The option to pay MORE in MFs by swapping into CWA for free. Usually sales weasels offer me the option to pay more monthly fees and swap into CWA for tens of thousands of dollars.

 

[Richelle]

I guess this to Wyndham, this is throwing me a bone. The option to pay MORE in MFs by swapping into CWA for free. Usually sales weasels offer me the option to pay more monthly fees and swap into CWA for tens of thousands of dollars.

Where do you own?


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[Richelle]

This is why I wonder if something else is going on. The earnings report will be interesting. Maybe sales/profits have cratered and they needed to do something fast to stop the bleeding.

Wyndham has a fair amount of unsold inventory at these resorts and they pay maintenance fees for the inventory they hold. Many of these resorts will probably end up having maintenance fees higher than CWA. By getting rid of these older properties, they are alleviating themselves of the burden of paying maintenance fees on that unsold inventory. It also releases them if the burden of the maintenance fees on unsold CWA because the swap puts that inventory in the hands of maintenance fees paying owners. This should help their bottom line once the resorts sell.


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[TravelJoy]

I guess this to Wyndham, this is throwing me a bone. The option to pay MORE in MFs by swapping into CWA for free. Usually sales weasels offer me the option to pay more monthly fees and swap into CWA for tens of thousands of dollars.

Will be interesting to see how many points they offer

 

[Arimaas]

Where do you own?


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154k Fairfield glade
126k CWA
238k kingsgate

 

[Arimaas]

Will be interesting to see how many points they offer

I would imagine 1:1 but who knows. Will keep TUG posted.

 

[Roger830]

The main problem that I have with all of this is no significant advance notice.

It's very disrespectful to the members not to give them 13 months advance notice. That's their planning period.

The only reason this short notice might make sense is there could be a large accounting write-off coming and they want everything in the current fiscal year.

 

[bamasteve]

It's been a nice run. 30+ years ago when I bought it - it seemed like alot of money. We own Patriot's Place and Fairfield Bay; two older resorts. I was in my late 20s. Getting to VIP with PIC+ was nice but not life-changing. It was Fairfield back then.

I can't see how transitioning to CWA would be a great deal for us. Especially if we don't maintain VIP benefits with the PIC weeks.

The way we have vacationed has changed. The locations we want don't fit with Wyndham and RCI any more either. VRBO and AirBnB didn't exist 30 years ago either. Not sure the kids will want to inherit our Wyndham. And the Sales Pitches over the years have led me not to trust Wyndham.

Appreciate all the discussion. Will be even more interested when we get facts and are able to weigh the options.

Right now I'm leaning to walking away and calling the points a loss but also calling it a win to no longer pay maintenance.

 

[TUGBrian]

whew, the facebook posts are running wild with that "list"

 

[dioxide45]

OK I have updated the OP with the table format for tracking. If we need to add more columns for data tracking or change something around, please provide feedback.

The table seems to get cut off on the right, at least on desktop browser. I think the culprit is the unfurled post for Fairfield Glade. Would it be possible to instead use a text link like "See Post #110"?

 

[HitchHiker71]

The main problem that I have with all of this is no significant advance notice.

It's very disrespectful to the members not to give them 13 months advance notice. That's their planning period.

The only reason this short notice might make sense is there could be a large accounting write-off coming and they want everything in the current fiscal year.

This is likely the reason they are aiming to have all of this complete by 12/31/2025 - to avoid having to deal with 2026 MFs and the additional complexities involved from a logistical and accounting standpoint for partial 2026 MFs if the exit does not actually occur before 1/1/2026.


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[dioxide45]

I suspect as long as they get a "Yes" vote by year end, they are good to cease timeshare operations at the resorts by whatever date the vote determines. There will certainly be carrying costs into 2026 and even beyond. I would expect that the owners won't pay that but Travel + Leisure will front the money, plus interest) to later be taken out of the residuals after the sale.

 

[Fido Chuckwagon]

but did not anticipate any public facing statements until September timeframe, basically once the HOA processes were farther along

P

Wyndham had a plan but did not anticipate any public facing statements until September

So Wyndham was going to try to keep it a secret that they were closing a resort at the end of December, even from the owners of that resort, until September?

 

[Richelle]

154k Fairfield glade
126k CWA
238k kingsgate

Maybe I missed it, but I do not see Kingsgate on the list which means Fairfield is the only one confirmed. Assuming Kingsgate is not on the list, you would be swapping FFG for CWA. Unless I am mistaken, I believe FFG has maintenance fees higher then CWA. So your maintenance fees would go down, not up like you previously said.

 

[Fido Chuckwagon]

whew, the facebook posts are running wild with that "list"

Which is literally just a list I cobbled together from this thread, many of them based on rumors and speculation.