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

[HitchHiker71]

With the intention of closing the resorts, and informing staff that the resorts are going to close, the prudent decision would be to stop taking reservations Jan 1, 2026. If for some reason the votes don’t go their way, they could always open the reservation system back up.

I rather have unhappy people that can’t book now versus unhappy people stuck with non refundable tickets and last minute cancellations. But the reason may be the system couldn’t sustain the added impact to the other resorts now, when people look for somewhere else to book.

I agree in spirit. All I can tell everyone here is that the Wyndham corporate contacts that drafted the message in question, that has been subsequently published, wanted to provide the list of resorts, wanted to provide more specificity, wanted to block reservations for the impacted resorts effective 1/1/2026, etc. Decisions were made beyond them to limit all of this, primarily from legal from what I have gathered.


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[kanerf]

Somebody bought the old Knights Inn and built 110 townhomes where it stood it had nothing to do with Club Wyndham. The HOA for the townhomes I was told don't get along with Patriots Place.

Daniel

My wondering is that townhomes developer will buy Patriot's Place to knock down and build more condos.

 

[CO skier]

Probably missed the explanation in this long thread, but if Wyndham wants to disassociate from a resort (resign as manager, remove Club Wyndham access and Wyndham branding) as opposed to shutting a resort down ... why do they need owner's vote for that? How can owners force Wyndham to keep managing, retain branding and Club Wyndham access on a property they no longer want under their umbrella? Anything contractual that obligates Wyndham?

A Board of Directors could hire another timeshare management company; that does not take a special vote of the ownership.

A vote of the ownership is required to terminate the timeshare plan. Only one resort, so far, has scheduled a Special Meeting to vote on the matter. It is unknown what the other resorts will decide to do. All the speculation surrounding that uncertainty is largely the reason for such a long thread. It is time consuming to separate the "wheat" comments from the "chaff" comments.

 

[jp10558]

Thank you SO much for asking this ? I actually have several in 2026. It’s our go to for skiing every year. I called the resort and the manager said they were definitely closing 12/31. I called RCI and they said until they are notified there’s nothing they can do to relocate or help. We have family flying in and no one can tell us what will happen

From what I can tell so far, I'd probably consider that very iffy right now. Clearly Wyndham isn't that worried about leaving a bunch of people with a near last minute cancelled reservation (on the timeshare timescale). It's all speculation, but it does seem to me from this thread that it'd take a few months from notifying the ownership of a vote to know what'll happen. I imagine based on the one confirmed resort, they need to give a month or two notice to hold the vote because I bet they need to mail out USPS a notice, and getting those printed and mailed and giving anyone time enough to reply, perhaps by mail also, will take over a month.

 

[CO skier]

wanted to block reservations for the impacted resorts effective 1/1/2026, etc. Decisions were made beyond them to limit all of this, primarily from legal from what I have gathered.

One does not need to be an attorney to understand this. From the Fairshare Vacation Plan:

"WHEREAS, Wyndham is the developer of certain resort communities and Vacation Plans with respect to which Wyndham sells timeshare and other interests; and
WHEREAS, Wyndham desires to establish a trust to permit the Beneficiaries to use and exchange the Use Rights available through the Trust; and
WHEREAS, Persons that (i) subject one or more Property Interest(s) to this Trust Agreement by an assignment to the Trust of the Use Rights attributable to such Property Interest(s), or (ii) purchase one or more Property Interests which have previously been subjected to this Trust Agreement, shall be allocated Points symbolic of the Use Rights and other attributes of their respective Property Interest(s) and shall be permitted to use their symbolic Points as described herein; and
WHEREAS, the Points allocated to a Member may be used to reserve Trust Properties pursuant to the procedures described in this Trust Agreement and the FairShare Plus Member’s Directory; and
WHEREAS, the Trustee has agreed to develop, or contract with a third party to provide, a reservation system to enable Members to reserve the use of the Trust Properties;"

Until owners at each resort vote to terminate the timeshare plan (one way or another) and thereby terminate the participation in the Fairshare Vacation Plan, it is legally "business as usual." I am sure there are exceptions in the Plan, such as force majeure, for situations that are temporary; potentially terminating a timeshare plan does not fall under those exceptions.

 

[Arimaas]

One does not need to be an attorney to understand this. From the Fairshare Vacation Plan:

"WHEREAS, Wyndham is the developer of certain resort communities and Vacation Plans with respect to which Wyndham sells timeshare and other interests; and
WHEREAS, Wyndham desires to establish a trust to permit the Beneficiaries to use and exchange the Use Rights available through the Trust; and
WHEREAS, Persons that (i) subject one or more Property Interest(s) to this Trust Agreement by an assignment to the Trust of the Use Rights attributable to such Property Interest(s), or (ii) purchase one or more Property Interests which have previously been subjected to this Trust Agreement, shall be allocated Points symbolic of the Use Rights and other attributes of their respective Property Interest(s) and shall be permitted to use their symbolic Points as described herein; and
WHEREAS, the Points allocated to a Member may be used to reserve Trust Properties pursuant to the procedures described in this Trust Agreement and the FairShare Plus Member’s Directory; and
WHEREAS, the Trustee has agreed to develop, or contract with a third party to provide, a reservation system to enable Members to reserve the use of the Trust Properties;"

Until owners at each resort vote to terminate the timeshare plan (one way or another) and thereby terminate the participation in the Fairshare Vacation Plan, it is legally "business as usual." I am sure there are exceptions in the Plan, such as force majeure, for situations that are temporary; potentially terminating a timeshare plan does not fall under those exceptions.

I AM an attorney in two states and still am having a hard time understanding this. I guess what is missing is the description of how the points can be used. I am not saying not to issue the owners their 2026 points to use among the system (I own at Fairfeild Glade, I don't want that to happen, give me my points!), but what I am saying is block out the impacted resort, like they do when there's renovations. If you allow the deed holders at the impacted resorts to use the points among the system, then it appears that this clause is legally met, as long as what is "described therein" doesn't guarantee usage where the ownership is (my guess is it doesn't, since, the way the system works, even with ARP at a resort, you are never really guaranteed a reservation there unless you actually own a fixed week, which I don't even know if they sell anymore).

Either way it's moot. I think Wyndham has dropped the ball. From the hearsay (night school lawyer word) rumor mill, it appears as though some in the Wyndham Corporation agree with us, however, the lawyers and the ones calling the shots opted for this route. It is what it is, but it doesn't mean it doesn't impact my thoughts on the situation and the corporation. Over on Facebook, you have someone going to sit with sales at Shawanee and supposedly the sales folks are telling them that they are closing and I imagine going to be told they need to upgrade, and trade it, and spend a lot of money to be able to use the system. This is speculation of course, but given all the past practice and circumstantial evidence (another night school attorney word!) , I am pretty sure sales will pressure these folks into spending money they don't need to. And it's all done while Wyndham knows it's being done, and does nothing to stop it (like put out an official statement to effected people or tell sales people this will not be tolerated at the risk of your commission, or closing down sales offices at certain locations, etc. etc). Wyndham just throwing up their arms and saying "we don't condone this" and putting a blindfold on, doesn't absolve them. By the way, I know I'm rambling (used to hourly billing), but it is all connected and shows how they, as a corporation, behaves. It won't stop me from using and enjoying their product, but I know what kind of corporation I am dealing with. Luckily I found TUG and have enough sense to educate myself about something I use.

 

[Floridaman76]

My wondering is that townhomes developer will buy Patriot's Place to knock down and build more condos.

I seriously doubt they would knock them down, but perhaps condo or apartments conversion. If they were to just doze PP, that would be a colossal waste of money expended on the recently done remodels. People wanting to buy property for purposes of doze/rebuild don't care about upgrades to units, they want to get them at the lowest price possible and tend to not get involved in bidding wars.

 

[Floridaman76]

Probably missed the explanation in this long thread, but if Wyndham wants to disassociate from a resort (resign as manager, remove Club Wyndham access and Wyndham branding) as opposed to shutting a resort down ... why do they need owner's vote for that? How can owners force Wyndham to keep managing, retain branding and Club Wyndham access on a property they no longer want under their umbrella? Anything contractual that obligates Wyndham?

It is likely that Wyndham is the majority owner of the actual properties in question (IE: owns the majority of the deeds). And without putting words in Wyndham's mouth, I seriously doubt that Wyndham would want to hold deeds on timeshare properties they do not manage. There's no way that would happen, unless they then sold remaining deeds to the new managing company.

That's why they want to divest the entire property. They have to have a vote of owners because that's the legal way it has to be done. But in all likelihood, they are majority owner already at every site in question.

 

[bnoble]

if Wyndham wants to disassociate from a resort (resign as manager, remove Club Wyndham access and Wyndham branding) as opposed to shutting a resort down ... why do they need owner's vote for that?

They do not---at least not for Select resorts. The conversion contract specifies that they can declare a resort "unsuitable" and they can do so unilaterally.

 

[chapjim]

It is likely that Wyndham is the majority owner of the actual properties in question (IE: owns the majority of the deeds). And without putting words in Wyndham's mouth, I seriously doubt that Wyndham would want to hold deeds on timeshare properties they do not manage. There's no way that would happen, unless they then sold remaining deeds to the new managing company.

That's why they want to divest the entire property. They have to have a vote of owners because that's the legal way it has to be done. But in all likelihood, they are majority owner already at every site in question.

The proxy form I received had this sentence: ". . . certain members believe that it is in the best interests of all members to explore the sale of the Resort . . ."

I think it's a near certainty that "certain members" means Wyndham.

 

[RENTER]

I agree in spirit. All I can tell everyone here is that the Wyndham corporate contacts that drafted the message in question, that has been subsequently published, wanted to provide the list of resorts, wanted to provide more specificity, wanted to block reservations for the impacted resorts effective 1/1/2026, etc. Decisions were made beyond them to limit all of this, primarily from legal from what I have gathered.


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Which is why I checked out emotionally with Wyndham. Regardless of what they offer I am done being an owner with them or any other time share brand. I am going to honor my current promises but will make no more. When I fulfil the last promise, I will end payments to them and walk away.

There was life before Wyndham and there will be life after them and I do not need them to complicate my life with their vague and ever-changing rules.

Plus, my original plan changed. To amass enough points to spend the winter in the south. But that is no longer the plan thanks to
1. squatters having more rights than homeowners
2. severe storms and temperatures
3. The jerks on the planes and roads who make traveling difficult
4. The constant release of criminals leading to an increase in home burglaries/invasions and tragic incidents at public events
5. The skunk smell of pot and drug addicts on the streets

So, I decided to stay close to home. But since that may no longer be an option with Wyndham, it no longer makes sense for me to stay. Even if they make it official we can rent, I don't trust them.

 

[Double U]

Somebody bought the old Knights Inn and built 110 townhomes where it stood it had nothing to do with Club Wyndham. The HOA for the townhomes I was told don't get along with Patriots Place.

Daniel

IIRC, the hotel was originally a Ramada. Ramada and Fairfield were under the same parent company's umbrella. When sales invited people to tours, they could put them up in the Ramada. It was a cozy relationship! It was effective for sales as they would ask, would you rather stay there or here!

The Ramada also housed the check in desk for PP. When the Ramada closed, they had to relocate the check in desk, but had no place to do it. And they had a hard time making it happen because Williamsburg has some really tough development restrictions. But the owners pony-ed up over a million dollars of their own money to build what you see today. It would be a shame to see their investment in that property be given away, IMO.

 

[doeswyndhamsuck?]

Hello! New Here to this thread and so confused. My head is swimming. I have somewhat reviewed all 52 pages of this thread and my brain hurts.

I received the proxy vote letter too. I have called the resort. Orlando International. They do not call back. Shocker! I also called Wyndham and was forwarded to their resolutions department who had no info whatsoever. Only that someone would reach out to me before the end of the year. Huh? They don't know what is going on? Ya'll sure seem to know what's up on this forum.

I guess I am quite nervous of getting screwed by Wyndham. I don't really trust them.
Any advice is appreciated. I am sure everyone is tired of explaining or thinking about this but the ramifications seem rather large overall. 14 resorts. wow.
I own a fixed week at Orlando International. I have tried over the years to unload it but Wyndham won't buy it back. So, I just use it for booking points.
I need to vote against bankruptcy obviously?

Thanks

 

[Arimaas]

Hello! New Here to this thread and so confused. My head is swimming. I have somewhat reviewed all 52 pages of this thread and my brain hurts.

I received the proxy vote letter too. I have called the resort. Orlando International. They do not call back. Shocker! I also called Wyndham and was forwarded to their resolutions department who had no info whatsoever. Only that someone would reach out to me before the end of the year. Huh? They don't know what is going on? Ya'll sure seem to know what's up on this forum.

I guess I am quite nervous of getting screwed by Wyndham. I don't really trust them.
Any advice is appreciated. I am sure everyone is tired of explaining or thinking about this but the ramifications seem rather large overall. 14 resorts. wow.
I own a fixed week at Orlando International. I have tried over the years to unload it but Wyndham won't buy it back. So, I just use it for booking points.
I need to vote against bankruptcy obviously?

Thanks

If you’re trying to unload, now is your chance. Vote for bankruptcy, and take whatever little amount you’re entitled to when Wyndham sells it. No more maintance fees for you.

 

[bnoble]

I own a fixed week at Orlando International. I have tried over the years to unload it but Wyndham won't buy it back. So, I just use it for booking points.
I need to vote against bankruptcy obviously?

This is not obvious to me at all. If you are trying to get rid of it, this is a way to do that---and you might get a few dollars for it in the end. If you want to continue to vacation in the Wyndham system, there are plenty of other deeds/contracts out there for the taking.

 

[doeswyndhamsuck?]

If you’re trying to unload, now is your chance. Vote for bankruptcy, and take whatever little amount you’re entitled to when Wyndham sells it. No more maintance fees for you.

Hi, Thanks for your reply.
I see your point, but I actually use the points every year and it would bring down my VIP status. I am afraid of losing that status and all I have put in it up until now. Our contracts have been paid off. Just MF as we all have. And as you have pointed out. Let me think on it.

 

[Arimaas]

Hi, Thanks for your reply.
I see your point, but I actually use the points every year and it would bring down my VIP status. I am afraid of losing that status and all I have put in it up until now. Our contracts have been paid off. Just MF as we all have. And as you have pointed out. Let me think on it.

If that’s the case, Wyndham will be offering you club Wyndham access points. Not sure if those will be considered developer for VIP or not. Others here may know more.

 

[doeswyndhamsuck?]

This is not obvious to me at all. If you are trying to get rid of it, this is a way to do that---and you might get a few dollars for it in the end. If you want to continue to vacation in the Wyndham system, there are plenty of other deeds/contracts out there for the taking.

Hi. I must be thinking of this backwards. I thought bankruptcy would have Wyndham settling with me. Alot of info on these pages to absorb. Thanks for taking the time to reply and educate me.

 

[Double U]

Hi. I must be thinking of this backwards. I thought bankruptcy would have Wyndham settling with me. Alot of info on these pages to absorb. Thanks for taking the time to reply and educate me.

Your concerns are legitimate. Can you imagine what it is like to get a letter like that in the mail, not even knowing there is a possibility of any options? And to have to return it before even hearing about it in your meeting? Hopefully you got suggestions here.

 

[doeswyndhamsuck?]

Your concerns are legitimate. Can you imagine what it is like to get a letter like that in the mail, not even knowing there is a possibility of any options? And to have to return it before even hearing about it in your meeting? Hopefully you got suggestions here.

Hi. Yes, that's my circumstance. This is when I wish I was a lawyer. I am looking at all replies and take them seriously.

 

[doeswyndhamsuck?]

If that’s the case, Wyndham will be offering you club Wyndham access points. Not sure if those will be considered developer for VIP or not. Others here may know more.

Right now that contract at Orlando International is classified under Club Wyndham Select as a converted fixed week. We purchased it originally in I think 2011 or so and then bought more points later and it was "converted" to a Club Wyndham Select contract. Which didn't mean alot until.....now.

 

[ANewMe]

$6.23, which is almost 2 full dollars per k lower than CWA (and only 20 cents higher than Grand Desert, which is generally considered low). It’s still my highest and the next I plan to get rid of, but I wouldn’t call it “high

 

[Rolltydr]

Hi. I must be thinking of this backwards. I thought bankruptcy would have Wyndham settling with me. Alot of info on these pages to absorb. Thanks for taking the time to reply and educate me.

Just a word of warning… while there are many very smart and knowledgeable people on TUG, little is known for certain about what is/will happen with the 14 or 15 resorts that are being tracked within this thread. Most of the “information “ being disseminated and discussed here is rumor, speculation, third party heresay, and some just outright fear-mongering. That’s what happens when few facts are known, and there are very few facts known at this point. So, take everything you read here that hasn’t been verified by a formal announcement with a grain of salt. @HitchHiker71 is doing a great job tracking the information in a spreadsheet in post #1 of this thread and labeling the info as either factual or not. Everything else is guesswork.

 

[Double U]

Just a word of warning… while there are many very smart and knowledgeable people on TUG, little is known for certain about what is/will happen with the 14 or 15 resorts that are being tracked within this thread. Most of the “information “ being disseminated and discussed here is rumor, speculation, third party heresay, and some just outright fear-mongering. That’s what happens when few facts are known, and there are very few facts known at this point. So, take everything you read here that hasn’t been verified by a formal announcement with a grain of salt. @HitchHiker71 is doing a great job tracking the information in a spreadsheet in post #1 of this thread and labeling the info as either factual or not. Everything else is guesswork.

Yes. And I hope I didn't do that, but wanted to share some history. What I talked about may, in fact, be in the plan.

It's like saying the votes are in the bag. That's really important to know! But unless we are careful, statements like that can discourage someone from voting. Voting is a fundamental right, and regardless of what the outcome may be, everyone should be encouraged to vote. It's still how democracy works! It may not go your way, but you have a right to have a say.

 

[doeswyndhamsuck?]

Just a word of warning… while there are many very smart and knowledgeable people on TUG, little is known for certain about what is/will happen with the 14 or 15 resorts that are being tracked within this thread. Most of the “information “ being disseminated and discussed here is rumor, speculation, third party heresay, and some just outright fear-mongering. That’s what happens when few facts are known, and there are very few facts known at this point. So, take everything you read here that hasn’t been verified by a formal announcement with a grain of salt. @HitchHiker71 is doing a great job tracking the information in a spreadsheet in post #1 of this thread and labeling the info as either factual or not. Everything else is guesswork.

Thank you! I have gone back and reviewed the spreadsheet and the posted Wyndham announcement. And just letting it all sit in my brain for a minute.