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

[TUGBrian]

Did someone post the fb page

its not just one

 

[CO skier]

If they weren't planning any kind of public announcement until September, I now doubt we will hear anything about this on the upcoming earnings call. There is still a chance they say something or perhaps an investor who got wind of it brings it up during the Q&A section of the call. We shall see.

This will be ancient news by the September earnings call. No one will care by then.

 

[dioxide45]

This will be ancient news by the September earnings call. No one will care by then.

The earnings call is next week.

 

[CO skier]

The earnings call is next week.

A difference that makes no difference, is no difference. No one on the call will care.

 

[dioxide45]

A difference that makes no difference, is no difference. No one will care.

That's all you have for not being able to follow the conversation?

 

[dioxide45]

A difference that makes no difference, is no difference. No one on the call will care.

Are you saying that no one will care next week? This will blow over that fast? If it impacts revenue guidance in a negative or positive way, people will care.

 

[CO skier]

Are you saying that no one will care next week? This will blow over that fast? If it impacts revenue guidance in a negative or positive way, people will care.

What I am saying is that lost revenue from managing the affected resorts will be dwarfed by the lost outlay for maintenance fees on the Wyndham owned deeds at the affected resorts. If they even get into that kind of detail, it will be a net positive for earnings going forward. It is doubtful Wyndham drills down to that level in the call, and no one will care enough to bring it up, if anything has even been publicly announced by then (is an official announcement in September still planned?). We will know next week. I will keep half an eye on the stock price, just for the amusement value.

 

[kuhnau516]

Yes.



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.

But as an owner, you are still on the hook for your Fairfeild Glade maintenance fees. If Wyndham dropps them and you have a deed you still own there. How would you get rid of it?

 

[bnoble]

How are cwa paid?

No idea.

 

[Roger830]

fixed weeks pay ahead.

This is how I see it works.

When wyndham receives a fixed week deed from certified exit, the mf is already paid up to date by the prior owner for the next year.
The deed is allocated to the CWA trust where there are also udi deeds that are paid up to date by the members.

When the CWA members make the monthly payment the computer compiles the amount that goes to each resort and posts that amount in their account.

Wyndham pays nothing.

 

[paxsarah]

View attachment 112930

Below is a table we have built to track both CONFIRMED and POSSIBLE impacted resorts. Please note ANY resort marked as "NO" in the CONFIRMED column is merely POSSIBLE, but we have NO confirmation either way, just rumors at this time. We will update this chart when we receive additional information over the coming days and weeks:

#	RESORT NAME	CONFIRMED?	CONFIRMATION SOURCE	RESORT UDI MF	LEGACY RESORT?	CWA RESORT?	NOTES
1	Club Wyndham Fairfield Glade (TN)	YES	Wyndham Closing a number of resorts? -- Interesting rumor from one of the online FB groups 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... tugbbs.com	$6.34/k	YES	YES	Confirmed via a public newspaper article: https://www.crossville-chronicle.co...cle_a748ba2a-1f72-476e-b0a3-be55354548e0.html
2	Club Wyndham Patriot's Place (VA)	PARTIAL	Reliable backchannel source with firsthand knowledge from the local resort - awaiting official public confirmation	~9.02/k (estimated)	YES	YES
3	Club Wyndham Bentley Brook (MA)	PARTIAL	Reliable backchannel source with firsthand knowledge from the local resort - awaiting official public confirmation		YES	NO
4	Club Wyndham Fairfield Bay (AK)	NO	None	$6.92/k	YES	YES
5	Club Wyndham Lake Lure (NC)	NO	None		NO	NO
6	Club Wyndham Star Island (FL)	NO	None	~$9.02/k (estimated)	YES	YES
7	Club Wyndham Orlando International (FL)	NO	None	$7.16/k (2024)	YES	YES
8	Club Wyndham Ocean Ridge (Edisto) (SC)	NO	None	Varies by phase/HOA	YES	YES	A subset of the HOAs is rumored to be impacted
9	Club Wyndham Shawnee (PA)	NO	None	Varies by phase/HOA	YES	YES
10	Club Wyndham Skyline Tower (NJ)	NO	None	$7.65/k (2024)	YES	YES
11	Club Wyndham Branson	NO	None	TBD	YES	YES	A subset of the HOAs is rumored to be impacted
12	Possible Rhode Island Resort 1	NO	None		TBD	TBD
13	Possible Rhode Island Resort 2	NO	None		TBD	TBD
14	Possible California Resort 1	NO	None		TBD	TBD
15	Possible California Resort 2	NO	None		TBD	TBD

What does "Legacy Resort" mean? It means this resort was one of the original Fairfield resorts from way back when. Below are screenshots of the legacy resorts from a very old Fairfield members directory from way back when. Please note we are NOT saying all of the resorts in the below screenshots are part of this action, we're only tracking whether or not the resorts in the table above are or are not part of this category as some TUGGERs are curious about this data point.

View attachment 113034

View attachment 113035

This format is great. One correction - what’s on the list as Club Wyndham Lake Lure and “no” under legacy resort is actually Club Wyndham Fairfield Mountains and is in the legacy directory.

 

[CO skier]

But as an owner, you are still on the hook for your Fairfeild Glade maintenance fees. If Wyndham dropps them and you have a deed you still own there. How would you get rid of it?

Read post #45. The December 4, 2024 vote to terminate the timeshare regime followed by a vote to convert to a condo ended the maintenance fee obligations for the interval owners.

 

[dioxide45]

Read post #45. The December 4, 2024 vote to terminate the timeshare regime followed by a vote to convert to a condo ended the maintenance fee obligations for the interval owners.

I guess it will depend on how they structure these votes. Will all of them have a second question that if they vote to terminate that they want to convert to whole ownership condo? Even if they vote to convert, there are still costs involved and all owners are still tenants in common. So who covers those ongoing costs like insurance, taxes and utilities until such time that condos are actually sold to a whole owner and whole owners take over on annual fees? I suspect Wyndham does by loaning the money to the HOA and getting paid back, with interest, from the residuals.

 

[paxsarah]

Undoubtedly yes. From what I have gathered, Wyndham had a plan but did not anticipate any public facing statements until September timeframe

It’s also wild to me if they were not planning to notify the general owner base until September, when at that point any owner may have booked at these resorts all the way through next 4th of July (only considering the 10 month window - farther if CWA owners booked them). Or if Wyndham simply canceled reservations and blocked the booking calendars with no further explanation, that’s not going to hold water for very long.

 

[CO skier]

This is how I see it works.

When wyndham receives a fixed week deed from certified exit, the mf is already paid up to date by the prior owner for the next year.
The deed is allocated to the CWA trust where there are also udi deeds that are paid up to date by the members.

When the CWA members make the monthly payment the computer compiles the amount that goes to each resort and posts that amount in their account.

Wyndham pays nothing.

Wyndham most definitely pays the maintenance fees for every deed it owns. Wyndham collects maintenance fees from the Club Wyndham Access owners. The carrying costs for having "votes in the bag" is the difference between the total maintenance fees they owe on the deeds owned and what is collected from CWA members and any rentals associated with the intervals.

If fixed weeks maintenance fees are paid in advance, Wyndham would have to pay on the same schedule each year just like all the other owners in the HOA.

 

[CO skier]

I guess it will depend on how they structure these votes. Will all of them have a second question that if they vote to terminate that they want to convert to whole ownership condo? Even if they vote to convert, there are still costs involved and all owners are still tenants in common. So who covers those ongoing costs like insurance, taxes and utilities until such time that condos are actually sold to a whole owner and whole owners take over on annual fees? I suspect Wyndham does by loaning the money to the HOA and getting paid back, with interest, from the residuals.

If a resort is just being removed from Club Wyndham, there would be no vote, and the maintenance fee obligations would continue; something like what happened at Destin.

 

[HitchHiker71]

This format is great. One correction - what’s on the list as Club Wyndham Lake Lure and “no” under legacy resort is actually Club Wyndham Fairfield Mountains and is in the legacy directory.

Thanks much - I thought as much when I added that item - correction has been made.

 

[Pink_Warrior]

What legacy resorts aren't on this list (yet?)

 

[Floridaman76]

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.

I used to do that too on my annual trips from Florida to Old Town Alexandria. We would leave after work, around 6, drive to Santee and overnight, get a few hours sleep, then leave first thing in the morning and finish the trip to Alexandria. It was very convenient, right on I-95 basically.

When they got rid of one night stays, we decided to just divert to Myrtle Beach since there was really nothing to do at Lake Marion, and we could usually get upgrades, making it a cheaper stay, despite it being 2 hours or so out of the way. Smallest units at Lake Marion are 2BR units, not huge points, but could always get cheaper 2 night stay at Myrtle Beach with discounts and upgrades, and there's more to do.

 

[HitchHiker71]

How are cwa paid?

CWA is paid monthly and is a trust based ownership - basically it's similar to a RTU type ownership. How Wyndham handles the accounting of paying MFs to the HOAs for the various deeds the CWA trust holds is unknown to me, but I would imagine Wyndham pays the resorts in the same manner that individual owners pay for their ownership types - since I assume how the deeds are paid is defined in the contract itself - so if Wyndham owns the contract - Wyndham must pay according to the contractual obligation just like anyone else.

 

[HitchHiker71]

What legacy resorts aren't on this list (yet?)

Most of them aren't on this list - go look at the OP and look at the screenshots posted of the legacy resorts - that's why I posted those screenshots in the first place.

 

[Floridaman76]

What legacy resorts aren't on this list (yet?)

Sapphire Valley isn't on the list and I hope it stays off. I have an active booking there 12/29/2025 to 1/4/2026.

I stay there, and stay there every other year. I have friends and family in the are and have been going here for years, this one is going to really hurt if it goes bye bye.

 

[Floridaman76]

Someone mentioned reserve funds.

If the timeshare dissolves, how are the reserve funds dispersed? Some of these funds can be substantial, especially when the timeshare is solvent.

It's shady enough that Wyndham has in some cases been using MF to do renovations explicitly to "spruce things up for a sale", but if they get to pocket reserve funds, questions should be asked...

 

[HitchHiker71]

Did someone post the fb page

There are probably 20-30 FB groups for Wyndham timesharing - we're not tracking which groups are posting what exactly. You're welcome to go looking if you like.

 

[HitchHiker71]

I think it was employees talking directly to outside people, not overheard conversations. The Bentley Brook couple (the first post I saw about it in FB) learned it from an employee friend who told them. “Hugh” from Fairfield Glade seems to be a Crossville local and maybe former employee who obviously talked to employees. And Jimmy is a former Shawnee salesperson who talked to folks he still knows at that resort. So mistake #1 was not assuming it would get leaked immediately.

Six degrees of separation is a real thing. This is what people seem to forget when it comes to topics like this. People being people, simple as that.