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

[massvacationer]

As others have said, Bentley Brook is a gem of a resort. Geat staff, well maintained, great amenities, super location. We own there and have been going for skiing for 15+ years. The ski in / ski out is awesome and is very hard to find anywhere in the northeast. From conversations with staff members over the years, I have heard it runs at very high occupancy, with a slight slowdown in the spring mud season. Also it has a huge repeat clientele, owners guests and renters.

 

[HitchHiker71]

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?

The HOA would inform the impacted owners as part of the up or down vote process, I was referring to a public notice to the press for all to see. That’s why I stated the HOA process would need to play out further. I would surmise that Wyndham doesn’t hold a solid majority for every single resort HOA in scope, which could very well be why they are not sharing any list early in the process prior to any HOA votes.

If they were to only publicly share a subset of the list now, limited only to the resorts where they have majority votes in the bag, but actually inform the HOAs for a larger superset that also includes resorts where they may need a certain percentage of owners to vote affirmative to exit, and people find out about it, that creates confusion. Why did Wyndham only publish some resorts but not others? What else don’t we know? Why are they being dishonest and not publishing the entire list?

If they were to publish the entire list, including a subset of resorts where the actual vote outcome ultimately may prevent exit because they don’t hold a majority of the inventory, and therefore the outcome is uncertain, then Wyndham plays their hand too early and takes heat for trying to exit certain resorts, some of which aren’t a sure thing. This approach might also have legal ramifications. Sometimes playing your hand too early isn’t the best move for valid reasons. IDK either way, I’m just saying, it’s not as straightforward or binary as everyone wants to make it out to be. As @TUGBrian said, who sits on timeshare BODs, some of bylaws and legal requirements don’t make good sense, but they still have to follow them regardless.


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[Arimaas]

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 than CWA. So your maintenance fees would go down, not up like you previously said.

I pay $6/1000 for Fairfield. CWA is something like $9/1000 now. It may go down depending on what Wyndham is dumping from the trust for the sale. But wouldn’t that make my overall fees going up ?

 

[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.

They have to follow the bylaws, founding trust/club directives, and applicable state, county and/or township laws. Oftentimes these directives place limits and timelines on what the developer can and cannot say and do. I’m not saying this is actually the case, I’m saying it’s not a binary yes or no, it’s never that simple. I do agree that the 12/31/2025 date is intentional both to simplify MFs for owners, such that the renewals for 2026 never go out, and also for Wyndham from an accounting and logistical standpoint.


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[Richelle]

I pay $6/1000 for Fairfield. CWA is something like $9/1000 now. It may go down depending on what Wyndham is dumping from the trust for the sale. But wouldn’t that make my overall fees going up ?

What section do you own in FFG? Every resale listing I see for FFG has high fees. Is there a certain section that has lower fees then others, or are they all the same HOA?

 

[Lisa P]

Is there a separate "program fee" when an owner only has CWA points or is it included in the CWA mf?

 

[Fido Chuckwagon]

Is there a separate "program fee" when an owner only has CWA points or is it included in the CWA mf?

Program fee is on top of the maintenance fees. $.73 per k, but there’s a minimum (I forget what it is).

 

[paxsarah]

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

WYNDHAM BENTLEY BROOK. The two most common forms of usage are Annual (every year) and Biennial (every other year). 105,000 ANNUAL POINTS. Usage:Annual Starting 2026. Maintenance Fee (Approx.). Usage Annual.

www.ebay.com

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

WYNDHAM BENTLEY BROOK. The two most common forms of usage are Annual (every year) and Biennial (every other year). WEEK 17 ANNUAL. Usage:Annual Starting 2026. Maintenance Fee (Approx.). Week:Fixed 17.

www.ebay.com

On the flip side, if someone owned a 2BR in prime season, it converts to 189,000 points with the same maintenance fees, that would be a ballpark of $7.17 or $6.80 per 1,000 - not amazing but still lower than CWA. It’s why converted fixed weeks can be some of the best and worst maintenance fee rates in the system.

 

[Richelle]

Is there a separate "program fee" when an owner only has CWA points or is it included in the CWA mf?

Everyone pays the same program fee rates. The rate varies based on your ownership. The minimum rate is $188 without Plus Partners (usually people who own all resale) and $208 with Plus Partners. People who own all resale pay a lower rate then people who own at least one retail contract. People with smaller contracts pay a flat rate, while others pay a "per 1,000 pints" rate. Presidential Reserve owners pay a high fee. The program fee is wrapped up in the monthly payment just like everyone else.

 

[Arimaas]

What section do you own in FFG? Every resale listing I see for FFG has high fees. Is there a certain section that has lower fees then others, or are they all the same HOA?

I have absolutely no idea quite frankly. It was a converted fixed week eBay resale contract I picked up in 2018 or 19.

 

[Arimaas]

What section do you own in FFG? Every resale listing I see for FFG has high fees. Is there a certain section that has lower fees then others, or are they all the same HOA?

I just pulled the deed. Closed May of 2018. I own week 31, unit 5915, condo number 2 in Wellington Place Condominiums. I've never been there, I just bought it for the low MFs.

Here's the info from the estoppel dated December 2017.

 

[meetseti]

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.

Do you have the 2025 Annual Club Wyndham Assessment Summary that comes on paper by snail mail?

The one I received shows a breakdown of costs for each ownership contract / location. It doesn't explicitly give the cost per thousand points, but that can be calculated from the numbers it does show.

 

[HitchHiker71]

Is there a separate "program fee" when an owner only has CWA points or is it included in the CWA mf?

All owners pay program fees to belong to Club Wyndham and participate in the Club exchange system. Program fees are never included in the MFs technically, they are a separate line item, however many owners don't separate them out when quoting what they pay annually or monthly or from a $/1000 points standpoint, which can sometimes make things a bit confusing. The fees are documented in our FAQ Sticky here for future reference:

Sticky - Club Wyndham FAQs - please review this thread for answers before posting questions in the forum

This thread is dedicated to collecting and consolidating answers to frequently asked questions (FAQs) - particularly for forum members new to TUG looking for answers - but even for those of us who are more experienced - sometimes we don't have all of the answers - so please review this thread...

tugbbs.com

 

[Arimaas]

Do you have the 2025 Annual Club Wyndham Assessment Summary that comes on paper by snail mail?

The one I received shows a breakdown of costs for each ownership contract / location. It doesn't explicitly give the cost per thousand points, but that can be calculated from the numbers it does show.

You probably haven't gotten that far down yet, but I posted them later on. I actually just reposted on post # 410

 

[meetseti]

Thanks. That worked

Fairfield Glade $6.34 per thousand points
CWA $8.13 per thousand points

This is very similar to mine:

Glade $6.30 per thousand
CWA $8.13 per thousand

My Glade ownership is a prime season converted fixed week, with MFs based on unit size, regardless of season. Since prime weeks are worth more points than off-season weeks, the cost per point is cheaper for prime season owners.

 

[dioxide45]

What section do you own in FFG? Every resale listing I see for FFG has high fees. Is there a certain section that has lower fees then others, or are they all the same HOA?

It looks like it is a summer week that probably comes with more points than many of the resale weeks that get dumped out there. A lot of the resale junk online is low season with far fewer points but the same annual fees.

 

[Arimaas]

Whatver the reasoning, I picked it up for the low fees/high points ratio. I got a good 4-5 years use out of it, without counting covid, I suppose. Lots of memories with the family that I wouldn’t have had if I didn’t have the unit (not there I’ve actually never been there, but in the other Wyndham locations).

Like I said was looking to dump the CWA anyway so I guess I’ll just dump this.

 

[Jan M.]

On Wednesday of last week employees at the resorts being DROPPED, NOT CLOSED, from our Wyndham system were told their jobs will end on December 31, 2025. Some information was shared by a few employees at certain resorts to a few owners before Wyndham thought to issue a directive to prevent this. The person who made the original Facebook post on Thursday was told, repeatedly by a number of people, me included, that he couldn't possibly be right. Mostly because closed vs dropped confused the issue. Sadly, he wasn't wrong.

The Fairfield Glade Community Club promptly and publicly released the information, which included the statement from Wyndham. The FGCC encompasses the entire community, not just the Wyndham HOAs. It said that the owners, at least at Fairfield Glade, would be offered the option to exchange their deeds for Club Wyndham Access points at no cost to them.

Wyndham apparently was unprepared for any of this to come out so quickly. Makes you wonder how they could not have foreseen this happening. I'd like to think they wanted to get a feel for owners reactions but incompetence and poor planning is more likely the case. Hopefully Wyndham will be releasing more information this week along with an as of now list of the resorts being dropped and also some associations at other resorts being dropped.

Unfortunately at this point Wyndham's handling of this demonstrates a lack of professionalism and respect for us owners.

Some of you are probably asking what happens if we aren't offered the exchange to CWA points or don't opt to give up our deed? If you keep your deed I'm not sure how that will work for using what you have at the resort if you don't own fixed week deed but have a deed that reads "interests in units 123, 456, 678, etc." I'm guessing you'd look at the point chart for your resort to figure out what size unit and season your points get you and then contact the resort to go about booking something.

If you keep your deed, and if when the Wyndham parts of your resort are sold to another timeshare group, a developer, or as individual condos, you'd receive a share of the proceeds. I'd expect Wyndham to take a hefty cut for their services and expenses in managing the sale. Think of all the additional fees when buying a house or property. The real estate agent gets there percentage. The various closing costs, fees, and taxes. The attorney fees.

At Bentley Brook, there'd be a big demand for private owners who are skiers wanting newly renovated condos. How convenient that the multi-million dollar remodel is being paid for by money set aside for several years from the owners maintenance fees. Many of us are thinking how very generous for Wyndham to offer to take back those deeds. It does seem less than ethical that Wyndham would plan and proceed with multi-million dollar updates/renovations at the owners expense when Wyndham knew what they were planning to do. A plan of this scope isn't some newly hatched plan but would take several years. What we have to realize is that for every resort like Bentley Brook where there is an excellent market, there's other resorts we've heard that are on the list where there's very little market to almost no market. It has to balance out to make the plan viable. Not to say that I don't expect Wyndham to come out ahead in the long run or they wouldn't be doing this.

It's been speculated that there's more to Wyndham's plan. The resorts leaving our system are the lower point resorts. That will mean more competion to get reservations at the remaining resorts which are also higher point resorts. Owners will need to buy more points to be able to book the stays they're used to having. VIP owners will find it much harder to get the discounts and upgrades in those windows and will need to be booking farther out at full points. They'll need to buy more points too. Virtually everything Wyndham does is to benefit sales, at least in some part if not all or mostly.

Now here is where Wyndham's plan is questionable from a public opinion standpoint. Wyndham's handling of the situation has created a great amount of doubt and uncertainty about them specifically and timeshares in general. From what I'm seeing there's a lot of owners saying I just want out. We can't count on Certifed Exit anymore for any resort. We're losing too many resorts in areas we could easily get to. Resorts we really liked. Some resorts purportedly on the list because owners aren't staying at them enough are due to the condition of the units. That's on Wyndham! Several years back someone much more knowledgeable than 99.9% of all of us other owners posted that it's in the governing documents that remodels/updates will be done every 5 or 7 years. Sorry I don't remember which it is. Those expenses are planned for, budgeted, and paid for out of the maintenance fees owners at the resort pay. However Wyndham has a major presence on most if not all of the HOA boards at the resorts and decides if and when the work is to be done and the money released. Why have they allowed the resorts/units to reach such poor conditions? You'll never see that happening at Bonnet Creek. We know that resort gets the units updated regularly and that structural issues were taken care of. Those of you who stayed there in the previous few years will remember seeing the structural work being done.

Resorts have a reserve fund that's not an inconsiderable amount of money. So what happens to all the money being held in those funds?

More about Wyndham's other "reasons" for this move. Some owners at the resorts on the purported list are saying their maintenance fees are lower than CWA. Also some board members at the listed resorts are saying there are no structural issues or expected special assessments at their resorts. Btw they have had no advance notice either. Sounds like the typical scare tactics they use at the sales presentations or to get owners to attend them. Wyndham's justifications while accurate in the worst case resorts aren't at all the resorts purportedly on the list.

Things are definitely changing. Whether we like it or not. Time will tell if this will actually and truly enhance to program for all owners. Not just Wyndham spinning it to make it seem to. Or this is just a major cash grab and part of a future move for Wyndham to benefit the company.

Not long ago we heard about another company making Wyndham a buyout/takeover? offer. Wyndham refused the offer. Are they doing this to bolster their finances to ensure this doesn't happen?

We keep hearing about Wyndham changing to meet the needs and demands of the younger people. They want more big cities. You don't often see owners saying they book longer stays at resorts that charge for parking. Those resorts are more of a long weekend stay rather than an entire week's vacation stay for most owners. Unless of course you're flying in and just use ride services or public transportation. For many owners these big city resorts with big parking fees aren't as appealing as Wyndham thinks they are.

Think of younger people we see in the commercials. How many younger people can actually afford to live like the people in the commercials? If they can afford to live like that, Wyndham timeshares aren't what they want. If they even wanted a tineshare, they'd be more likely to buy into Marriott as they're higher end resorts than Wyndham.

The appeal of the timeshare is still strong. Being able to eat at least some, most, or even all of your meals in. It's not just the money saved. It's not having to decide where you're going to eat. Get everyone ready and out the door. Drive there and back, possibly in traffic or pay for a ride. Wait to be seated, order, and served. Having pre-paid accommodations in locations with different appeals. The convenience of not having to pack an entire week's worth of clothes, or pay for more bags when you fly, because there's a washer and dryer in your unit. Some people take that pitched dream vacation once a year, every couple years, or just for a major birthday, anniversary, to celebrate retirement. More people, especially families, will buy into something that allows them to take two 7-9 night vacations and a long weekend or two a year. Wyndham these are your people!

 

[Sandi Bo]

I feel terrible for the employees. Can you imagine the phone calls to the resorts today. How awful a day it must be for them. Just a gentle reminder to be respectful to the amazing employees at these resorts, who may (or may not) be looking for employment in the near future - after years of service to Wyndham (and US)!

 

[CO skier]

I pay $6/1000 for Fairfield. CWA is something like $9/1000 now. It may go down depending on what Wyndham is dumping from the trust for the sale. But wouldn’t that make my overall fees going up ?

Yes.

This is very similar to mine:

Glade $6.30 per thousand
CWA $8.13 per thousand

My Glade ownership is a prime season converted fixed week, with MFs based on unit size, regardless of season. Since prime weeks are worth more points than off-season weeks, the cost per point is cheaper for prime season owners.

For owners in these situations who want to retain their same level of Club Wyndham ownership, one idea is to buy a resale with approximately the same (or lower) $/1000 points maintenance fee, ideally one with no closing costs or transfer fees such as this (and aligns with one's Use Year)

Pardon Our Interruption...

With a purchase now (for those resorts where it seems the "votes are in the bag" for termination), the new points would come online about the time the FFG or other resort CW points go away, and the transition would be seamless. Or watch the resale market for the next 3-4 months and how things shake out regarding potential timeshare termination, and maybe get a few months of "prepaid" maintenance in 2026 included with the transfer.

Use any residuals from the sale of the resort to rebate some or all of the cost(s) for acquiring the replacement points, or just sign over the deed if that is a more convenient option offered by Wyndham.

 

[susieq]

Have been following this post with interest ~ seems to be mainly affecting points contracts. Going to ask a silly question, (or maybe not so silly). We own a deeded flex week ~ July/August ~ at The Bay Voyage in Jamestown, have resisted points every time. If indeed this is one of the resorts affected, what are some of your thoughts???

 

[meetseti]

I never got a statement in an email message. Maybe gmail bounced it to spam, but i never saw it. First saw the article in the Facebook group, and then of course came here to discuss, because you can't post anything of substance there, and if your grammar is off, they ban you for life.

I also own at FF Glade, and I haven't received any official communication from Wyndham either.

 

[chapjim]

I'd also add Lake Marion at Santee, SC.

I hope not! That's our interim stop going up and down I-95. Bur for Lake Marion, we'd have to go to Myrtle Beach, which adds two hours to the trip.

 

[dioxide45]

Have been following this post with interest ~ seems to be mainly affecting points contracts. Going to ask a silly question, (or maybe not so silly). We own a deeded flex week ~ July/August ~ at The Bay Voyage in Jamestown, have resisted points every time. If indeed this is one of the resorts affected, what are some of your thoughts???

It would depend. If some owners of your resort have converted weeks and yours isn't, it can still impact you if the resort closes. Your timeshare goes away. If they just remove the resort from the club, then there is no impact to you but the owners with converted weeks would be removed from the club and no longer have access to point reservations within Club Wyndham.

 

[dioxide45]

The HOA would inform the impacted owners as part of the up or down vote process, I was referring to a public notice to the press for all to see. That’s why I stated the HOA process would need to play out further. I would surmise that Wyndham doesn’t hold a solid majority for every single resort HOA in scope, which could very well be why they are not sharing any list early in the process prior to any HOA votes.

If they were to only publicly share a subset of the list now, limited only to the resorts where they have majority votes in the bag, but actually inform the HOAs for a larger superset that also includes resorts where they may need a certain percentage of owners to vote affirmative to exit, and people find out about it, that creates confusion. Why did Wyndham only publish some resorts but not others? What else don’t we know? Why are they being dishonest and not publishing the entire list?

If they were to publish the entire list, including a subset of resorts where the actual vote outcome ultimately may prevent exit because they don’t hold a majority of the inventory, and therefore the outcome is uncertain, then Wyndham plays their hand too early and takes heat for trying to exit certain resorts, some of which aren’t a sure thing. This approach might also have legal ramifications. Sometimes playing your hand too early isn’t the best move for valid reasons. IDK either way, I’m just saying, it’s not as straightforward or binary as everyone wants to make it out to be. As @TUGBrian said, who sits on timeshare BODs, some of bylaws and legal requirements don’t make good sense, but they still have to follow them regardless.


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It would seem that FG is a given based on the text of that email. As for other, or any of the resorts, if it isn't a sure thing, why say they are shutting down timeshare operations at all. If there hasn't even been a vote and it isn't a sure thing, isn't the proper announcement to be that they plan to hold a vote later this year to cease the timeshare? It seems they are putting the cart before the horse.

The problem they have now with many of the resorts is losing staff before the end of the year. People aren't just going to wait around for their job to end unless they are offered some kind of severance or retention bonus.

It just seems like they made a mess of the process. Initial discussions should have been had with the BOD at each resort. That they planned to hold a vote to end the timeshares let the votes happen then wind down the resorts if that is the path that is approved. But to come out tell staff now just doesn't make sense. Especially if nothing is a sure thing.