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

[HitchHiker71]

IMPORTANT ANNOUNCEMENT:

If you own at one of the impacted resorts in the OP, make sure Wyndham has your most up to date contact information.

Wyndham will be sending communications to the physical addresses on file. That includes instructions on how to initiate the CWA swap process, if you wish to go that route. There will be a deadline for that for various reasons. If you miss it because the information was sent to an old address, you might be out of luck. So login now, and check the email, phone, and address on file to make sure it's correct. It wouldn't hurt to follow up with a phone call to confirm that is what the vacation planner sees on their end. Also, if you have not seen any communication from your HOA in the last year or two, reach out to them to confirm they have the correct information, especially if you moved at anytime after you bought.

When you get the communication from Wyndham, it will depend upon the actions from the HOA in scope. Some HOAs are still in the very early processes and have not even had votes scheduled yet. You will need to contact the HOA directly to find out where they are at in the process. The vacation planners are not HOA board members, so they will not know. That vote has to transpire before anything gets sent out to the owner from Wyndham. Even then, there might be a week or so before the letters are sent. Either way, the deadline will be based on when the letter is sent. Not when the vote happens.

Go NOW and check your contact information. If you wait, you will forget.

I will also post this into the FAQ in the OP for direct reference.

 

[JulieB4]

I own at Fairfield Bay as well and as of Monday morning have received no emails from Wyndham

We are set for paperless. Maybe that is why we got an email. In their letter, it also suggested checking the spam folder for any other/further communication.

 

[HitchHiker71]

I am actually doubting that Wyndham will communicate anything (via email) to the entire membership when the properties finally close. Why would they? What benefit would it provide? They will certainly have to notify those with impacted reservations. For the properties that are closing, the HOA will have already been communicating to the owners. Wyndham will then communicate with those same owners about a CWA swap. Outside of that, should we really expect them to send out an email to all members in Club Wyndham?

From what I've been told - there will be a communication in one of the newsletters likely in the Oct/Nov timeframe - that addresses the broader membership. Something akin to an article in the Buzzworthy News section of the website for example. Details aren't being shared just yet, we should know more toward the end of this month.

 

[HitchHiker71]

We are set for paperless. Maybe that is why we got an email. In their letter, it also suggested checking the spam folder for any other/further communication.

Are you referring to the HOA communications as opposed to Wyndham communications? I'm assuming so. I'm also set for electronic communications with the National Harbor HOA for example, and only receive any/all comms electronically via email as a result. I just want to differentiate between Wyndham sourced communications vs HOA sourced communications, as they are two disparate entities specific to these actions. It would be wise to check on both actually. If the owner updates their Wyndham contact info, but not the HOA contact info, that may cause an issue here. Hard to say. Updating the HOA contact info may prove a bit more challenging IME. I'm happy to add a column to the table in the OP for HOA contact info and start capturing that data and how to follow up with the HOA if it would help. I can also make an ask into Wyndham for the appropriate HOA contact info to share for the impacted resorts.

 

[paxsarah]

I am actually doubting that Wyndham will communicate anything (via email) to the entire membership when the properties finally close. Why would they? What benefit would it provide? They will certainly have to notify those with impacted reservations. For the properties that are closing, the HOA will have already been communicating to the owners. Wyndham will then communicate with those same owners about a CWA swap. Outside of that, should we really expect them to send out an email to all members in Club Wyndham?

They’ve communicated other closings/removals (I can think of Crotched Mountain and the Outrigger associate hotels as examples), so I don’t doubt they’ll do something similar. They were even incorporated into a directory supplement, which wouldn’t surprise me if they also issue another once all of the expected closures take place.

 

[Floridaman76]

They’ve communicated other closings/removals (I can think of Crotched Mountain and the Outrigger associate hotels as examples), so I don’t doubt they’ll do something similar. They were even incorporated into a directory supplement, which wouldn’t surprise me if they also issue another once all of the expected closures take place.

And the Chicago and Boston locations

 

[HitchHiker71]

Not Hitchhiker71, but here are the relevant Wyndham's obligations under the Fairshare Trust agreement. As long as these properties are part of Club Wyndham, owners may book reservations up to 13 months in advance, according to the Club Directory.

"ARTICLE XI
TRUST PROPERTY RESERVATIONS
11.03 Reservations. The rules, regulations and guidelines concerning reservations and exchanges shall be set forth in the Directory."

Then from the Directory

View attachment 115965

Basically yes - until the resorts are removed from the system, my general understanding is that Wyndham cannot unilaterally remove the inventory entitlements from Club Wyndham until the HOAs vote to suspend resort operations as of a certain date decided upon by the HOAs. I realize many don't agree with this approach, but it's the approach being taken by Wyndham under legal advisories. Would I like it to be different and for PR to win out? Sure would. Is that going to happen? Nope, and nothing anyone says here is going to change it. The next 4-8 weeks will contain a lot of change along this line. Most of the impacted resorts will have held HOA BOD and the corresponding HOA member votes within that timeframe, after which Wyndham will block off the inventory based upon those up or down votes, and the timelines indicated in those votes.

 

[HitchHiker71]

They’ve communicated other closings/removals (I can think of Crotched Mountain and the Outrigger associate hotels as examples), so I don’t doubt they’ll do something similar. They were even incorporated into a directory supplement, which wouldn’t surprise me if they also issue another once all of the expected closures take place.

That's a good point - didn't Wyndham just released a new Member Directory in June timeframe right around the annual owners meeting? In hindsight I'd have simply waited until year end 2025 to release it, such that the impacted resorts could have been removed in the new Member directory. I'd therefore surmise a directory supplement will be published around year end or shortly thereafter, similar to what we've seen in the past as you outlined.

 

[paxsarah]

And the Chicago and Boston locations

I don't actually remember notifications for those, but they may have been before I had Wyndham switch the "point of contact" email on my account from my husband's email to mine, so I wasn't getting important informational emails to my address.

 

[Double U]

That's a good point - didn't Wyndham just released a new Member Directory in June timeframe right around the annual owners meeting? In hindsight I'd have simply waited until year end 2025 to release it, such that the impacted resorts could have been removed in the new Member directory. I'd therefore surmise a directory supplement will be published around year end or shortly thereafter, similar to what we've seen in the past as you outlined.

Odd that you still cannot order a paper copy. Who knows what will be released or when. This is the service we have come to expect. And it has to be frustrating for the customer service staff. How many more good ones will we lose this go around?

 

[HitchHiker71]

Odd that you still cannot order a paper copy. Who knows what will be released or when. This is the service we have come to expect. And it has to be frustrating for the customer service staff. How many more good ones will we lose this go around?

Perhaps these actions are why they are delaying paper copies. They may simply update the current Member directory and then issue paper copies heading into 2026 timeframe. I also wonder aloud if paper copies will still be a thing moving forward. Not saying I'm a fan of that, just saying I'm sure moving to a 100% electronic member directory is under consideration to save on costs and allow for easier ongoing updates.

 

[Sandi Bo]

I'll switch it up, been sitting on the sidelines trying not to spend too much time worrying about this fiasco (while mourning the probable loss of our #1 favorite resort).

First I'll comment on how ridiculous Wyndham's communication plan (or lack thereof is). They appoint some messengers that can communicate for them, so nothing is official, and ultimately would never stand up in court (it's all heresay - by design).

Second, special thanks to those so concerned about the 'innocent owners', planning vacations for 2026 at resorts that likely will be cancelling those well planned and thought out vacations. We can only hope the message makes it to as many as possible (knowing full well it will not get to everyone).

And just wondering how many people (Wyndham included) think it was such a great idea to shut down those megarenters / people who were paying maintenance fees on millions of points. And filling those empty rooms. And provided marks for their sales folks. Now Wyndham's left holding the bag, so to speak. All these contracts they can't resell. Apparently they aren't the best at the rental business, either. As a result we are losing 13 resorts (some that many of us like and used quite frequently). And it's allowing Wyndham to offer to trade the points for CWA points they got left holding.

I see no winners here. Just a poor business plan by a corporation that thrives by allowing their sales staff to lie and decieve, and enough money they get away with this kind of stuff. Who still thinks Wyndham's got their best interests at heart - timeshares for owners and families? If you believe all that, I have a bridge in Brooklyn to sell to you - better yet - are you interested in any Wyndham contracts, listing mine is on my to do list.

 

[ctorrega]

Today I received Notice of Special Meeting regarding Fairfield Bay to be held on September 25th @ 11am

Purpose is to discuss and vote to authorize BOD to file chapter 11

 

[HitchHiker71]

Today I received Notice of Special Meeting regarding Fairfield Bay to be held on September 25th @ 11am

Purpose is to discuss and vote to authorize BOD to file chapter 11

Thanks for sharing this update. I will update the table in the OP with this info.


Sent from my iPhone using Tapatalk

 

[HitchHiker71]

I'll switch it up, been sitting on the sidelines trying not to spend too much time worrying about this fiasco (while mourning the probable loss of our #1 favorite resort).

Which resort? Curious more than anything. I’d guess BB?

First I'll comment on how ridiculous Wyndham's communication plan (or lack thereof is). They appoint some messengers that can communicate for them, so nothing is official, and ultimately would never stand up in court (it's all heresay - by design).

Not appointed. Volunteered. It was Richelle and I proactively pursuing this whole topic on our own. We were not approached for any of this, and we don’t have to do any of this really. We could simply stop sharing any/all information, creating data tables, and keeping the data current, and leave people in the dark. We do this work and sacrifice our own time primarily because we want to attempt to at least partially ease burdens for everyone involved. We get nothing out of this really, other than to help others.

Second, special thanks to those so concerned about the 'innocent owners', planning vacations for 2026 at resorts that likely will be cancelling those well planned and thought out vacations. We can only hope the message makes it to as many as possible (knowing full well it will not get to everyone).

That’s why we are doing what we are doing here.

And just wondering how many people (Wyndham included) think it was such a great idea to shut down those megarenters / people who were paying maintenance fees on millions of points. And filling those empty rooms. And provided marks for their sales folks. Now Wyndham's left holding the bag, so to speak. All these contracts they can't resell. Apparently they aren't the best at the rental business, either. As a result we are losing 13 resorts (some that many of us like and used quite frequently). And it's allowing Wyndham to offer to trade the points for CWA points they got left holding.

I see no winners here. Just a poor business plan by a corporation that thrives by allowing their sales staff to lie and decieve, and enough money they get away with this kind of stuff. Who still thinks Wyndham's got their best interests at heart - timeshares for owners and families? If you believe all that, I have a bridge in Brooklyn to sell to you - better yet - are you interested in any Wyndham contracts, listing mine is on my to do list.

Sounds like you will be exiting Wyndham?


Sent from my iPhone using Tapatalk

 

[jen.in.hi]

I received my notice from Fairfield Bay today for the special meeting to liquidate the property to be held September 25th to determine the fate of the Mountain Meadows HOA.

 

[CO skier]

And just wondering how many people (Wyndham included) think it was such a great idea to shut down those megarenters / people who were paying maintenance fees on millions of points.

I am sure if the average owner knew how much more prime availability is being booked by owners to take their families on vacation versus 10 years ago, they would want more of the same for the next 10 years. Wyndham clearly thinks it is still a good idea. The renter/megarenter activity at resorts such as Bentley Brook must be one of the reasons these resorts are getting the boot. What kind of a business plan is it for Wyndham to subsidize competition for Extra Holidays through VIP discounts and upgrades to owners running a commercial rental business?

Shutting down the "megarenters/people who were paying maintenance fees on millions of points." did not increase the average owners' maintenance fees one bit.

And filling those empty rooms.

Those "empty rooms" megarenters were filling were prime reservations at high demand resorts booked at 13 months, hence the introduction of Owner Priority Dates. Now those "empty rooms" are being filled by owners booking for their personal use, many of whom paid retail prices for these premium vacations.

we are losing 13 resorts (some that many of us like and used quite frequently).

It was inevitable due to the owners at the resorts voting with their feet. Would you have preferred the following alternative?

but if they [Wyndham] had just left the foreclosed weeks on the HOA books, we probably would have been talking about property closing's years ago. It seems that Wyndham has been taking on the maintenance fee burden where instead it should have been left to the HOAs to put on other owners as Bad Debt in the budget.

 

[paxsarah]

This from a Skyline owner on Facebook:
“Owner at skyline. Received the paperwork today from HOA to vote on closure chapter 11 by end of the year”

Edit: another from a different owner with dates
"Received notification of vote 10/4 for closing/ bankruptcy for skyline towers. If approved, closing on or about 12/27.
So let’s see how the vote goes."

Another edit: from another owner with some more detail on the language from the letter (which does sound very similar to previous reports from other resorts)
"Today I received in the mail a notice of a special meeting of the membership for the property that I have a deed at - Wyndham Skyline Tower in Atlantic City. In a nutshell, the purpose of this meeting is to vote on a proposal to sell the property through a Chapter 11 Bankruptcy proceeding. This is the first that I have heard of it.
The reasoning behind this proposal they explained is that the resort being older is in need of major renovations to the tune of more than $31.5 million. Because of that some, I repeat SOME "members" believe it is best to sell rather than fix the place up. I don't know who these SOME MEMBERS are but it certainly doesn't include me and my wife because we were never asked for our input.
I question the $31.5 milliion cost since the place was totally remoded maybe five to ten years ago. But they did have a problem with the pool not too long ago which is about halfway up the 33 floors.
The meeting is scheduled for October 4 which is less than three weeks from today. At the meeting some law firm, which by the way does work for Travel & Leisure and some real estate company will give presentations to explain things."
(This is just an excerpt from the post - the rest was more opinion/speculation, he also called both the resort and owner resolutions but couldn't get much more information other than advice to attend the meeting.)

 

[Sandi Bo]

I am sure if the average owner knew how much more prime availability is being booked by owners to take their families on vacation versus 10 years ago, they would want more of the same for the next 10 years. Wyndham clearly thinks it is still a good idea. The renter/megarenter activity at resorts such as Bentley Brook must be one of the reasons these resorts are getting the boot. What kind of a business plan is it for Wyndham to subsidize competition for Extra Holidays through VIP discounts and upgrades to owners running a commercial rental business?

Shutting down the "megarenters/people who were paying maintenance fees on millions of points." did not increase the average owners' maintenance fees one bit.


Those "empty rooms" megarenters were filling were prime reservations at high demand resorts booked at 13 months, hence the introduction of Owner Priority Dates. Now those "empty rooms" are being filled by owners booking for their personal use, many of whom paid retail prices for these premium vacations.




It was inevitable due to the owners at the resorts voting with their feet. Would you have preferred the following alternative?

This is your opinion. You state it like it's facts. We don't get facts and data from Wyndham. EVER about anything. You have your opinion and I have mine.

If we stay anywhere and get our VIP discounts and upgrades, it is because we are using developer points that were paid dearly for (by an 82 year old man...I'll stop there).

If Wyndham offered a rental program for it's owners that was even close to reasonable and competent, owners wouldn't have to rent excess points on their own.

Which resort? Curious more than anything. I’d guess BB?

That’s why we are doing what we are doing here.

Sounds like you will be exiting Wyndham?

Yes, BB is a huge disappointment/loss for us. I will forever be grateful for the time spent there, for vacations as well as convenience for family when my mother was ill.

And I appreciate the efforts of several here!

Not exiting, but more focus downsizing. My father paid dearly for the developer points/VIP Founders we all enjoy. I'm not sure we'll ever give that up. But downsizing has always been on the radar and this is a great reminder not to lose focus. I am no longer comfortable that Certified Exit is there for me or will be when it's needed. Of most importance to me is that when I'm gone, my family isn't straddled with somewhat of an albatross. This whole fiasco reminds me - always have an exit plan! I learned young, especially when in a bad part of town, when I stop at a red light, leave enough following distance so that you aren't trapped in. Wyndham, once again, giving off those bad part of town vibes.

 

[HitchHiker71]

Today I received Notice of Special Meeting regarding Fairfield Bay to be held on September 25th @ 11am

Purpose is to discuss and vote to authorize BOD to file chapter 11

Table in the OP updated as promised. Did the letter happen to address any 2026 operations vote as well, and/or a date after which operations will cease?

 

[Arimaas]

This from a Skyline owner on Facebook:
“Owner at skyline. Received the paperwork today from HOA to vote on closure chapter 11 by end of the year”

Edit: another from a different owner with dates
"Received notification of vote 10/4 for closing/ bankruptcy for skyline towers. If approved, closing on or about 12/27.
So let’s see how the vote goes."

Another edit: from another owner with some more detail on the language from the letter (which does sound very similar to previous reports from other resorts)
"Today I received in the mail a notice of a special meeting of the membership for the property that I have a deed at - Wyndham Skyline Tower in Atlantic City. In a nutshell, the purpose of this meeting is to vote on a proposal to sell the property through a Chapter 11 Bankruptcy proceeding. This is the first that I have heard of it.
The reasoning behind this proposal they explained is that the resort being older is in need of major renovations to the tune of more than $31.5 million. Because of that some, I repeat SOME "members" believe it is best to sell rather than fix the place up. I don't know who these SOME MEMBERS are but it certainly doesn't include me and my wife because we were never asked for our input.
I question the $31.5 milliion cost since the place was totally remoded maybe five to ten years ago. But they did have a problem with the pool not too long ago which is about halfway up the 33 floors.
The meeting is scheduled for October 4 which is less than three weeks from today. At the meeting some law firm, which by the way does work for Travel & Leisure and some real estate company will give presentations to explain things."
(This is just an excerpt from the post - the rest was more opinion/speculation, he also called both the resort and owner resolutions but couldn't get much more information other than advice to attend the meeting.)

When I was at Skyline in mid August, you had a lot of upset people stating they were going to call owner resolutions and the resort to address the rumors. Many of the folks I was talking to own at Skyline and stay there for weeks at a time. The resort looked in pretty decent shape and was filled to capacity. Sales was doing their thing too to a full house.

I'm really not reporting anything we don't know here, but it was good for me to see/hear it first hand. It was my first time at Skyline, and I'll tell you what, I'll be sad to lose that option considering how close it is to me - although the points chart was a bit out of wack for Atlantic City .

 

[HitchHiker71]

If Wyndham offered a rental program for it's owners that was even close to reasonable and competent, owners wouldn't have to rent excess points on their own.

I will continue to trumpet the F&F type program for this purpose, but to date it's largely fallen on deaf ears unfortunately. I know that's not what you're driving at here per se, but I've always pitched that if Wyndham is going to allow any rentals from owners, create a feature that puts guard rails around this capability from the outset and allows everyone to play by the same rules on the same field so to speak.

Yes, BB is a huge disappointment/loss for us. I will forever be grateful for the time spent there, for vacations as well as convenience for family when my mother was ill.

I figured it was BB as I recall you posting about how disappointing this would be earlier in this thread. We are basically just as disappointed with the Poconos closure for the same reason. More than any other resort, though Wyndham Shawnee was an older more rustic type of resort, we personally have grown to love the resorts off the beaten paths. That's us though, and clearly Wyndham has chosen to head in a different direction.

I believe I posted this already earlier in this thread, but we're heading up to BB one last time in late October timeframe for an entire week, and very much looking forward to this last trip. Sanity trips, which is what I call the trips taken when your mother was ill, are such a huge respite from stresses of daily life as a caretaker without a doubt. Glad BB served in this capacity for you and yours. There's just something about being around nature during those times that brings peace and comfort.

And I appreciate the efforts of several here!

As do I. I'd try to list them out but then I'd forget someone that may feel left out, and therefore I will resist the temptation to do so.

Not exiting, but more focus downsizing. My father paid dearly for the developer points/VIP Founders we all enjoy. I'm not sure we'll ever give that up. But downsizing has always been on the radar and this is a great reminder not to lose focus. I am no longer comfortable that Certified Exit is there for me or will be when it's needed. Of most importance to me is that when I'm gone, my family isn't straddled with somewhat of an albatross. This whole fiasco reminds me - always have an exit plan! I learned young, especially when in a bad part of town, when I stop at a red light, leave enough following distance so that you aren't trapped in. Wyndham, once again, giving off those bad part of town vibes.

Downsizing sounds like it may be in the cards. I agree, if there's any way to keep the account(s) at Founders level, that would be ideal. It's certainly worthwhile trying to keep any Founders level account intact IMHO.

 

[HitchHiker71]

I received my notice from Fairfield Bay today for the special meeting to liquidate the property to be held September 25th to determine the fate of the Mountain Meadows HOA.

Did the letter mention any vote on 2026 operations, or ceasing operations on/after a certain date?

EDIT: Nevermind - yes it does - it's part of the form letter, as follows:

This excerpt above references why we're seeing 12/27/2025 bandied about recently. That's not what it actually says contextually though, it clearly "or shortly thereafter as deemed necessary or proper by the HOA BOD." So we'll see dates between 12/27-12/31 resort dependent basically.

 

[HitchHiker71]

This from a Skyline owner on Facebook:
“Owner at skyline. Received the paperwork today from HOA to vote on closure chapter 11 by end of the year”

Edit: another from a different owner with dates
"Received notification of vote 10/4 for closing/ bankruptcy for skyline towers. If approved, closing on or about 12/27.
So let’s see how the vote goes."

Table in the OP updated with this information - thanks for sharing.

Another edit: from another owner with some more detail on the language from the letter (which does sound very similar to previous reports from other resorts)
"Today I received in the mail a notice of a special meeting of the membership for the property that I have a deed at - Wyndham Skyline Tower in Atlantic City. In a nutshell, the purpose of this meeting is to vote on a proposal to sell the property through a Chapter 11 Bankruptcy proceeding. This is the first that I have heard of it.
The reasoning behind this proposal they explained is that the resort being older is in need of major renovations to the tune of more than $31.5 million. Because of that some, I repeat SOME "members" believe it is best to sell rather than fix the place up. I don't know who these SOME MEMBERS are but it certainly doesn't include me and my wife because we were never asked for our input.
I question the $31.5 milliion cost since the place was totally remoded maybe five to ten years ago. But they did have a problem with the pool not too long ago which is about halfway up the 33 floors.
The meeting is scheduled for October 4 which is less than three weeks from today. At the meeting some law firm, which by the way does work for Travel & Leisure and some real estate company will give presentations to explain things."
(This is just an excerpt from the post - the rest was more opinion/speculation, he also called both the resort and owner resolutions but couldn't get much more information other than advice to attend the meeting.)

It's largely a form letter that all resorts are using that was, essentially, written by K&L Gates - the third-party law firm representing all of the HOAs for these actions. This is an excerpt from the form letters regarding Association representation and the real estate firm hired for property sale - again - all of the HOAs are using the same firms for these actions - at least to date:

This is the conflicts statement referenced in the above excerpt:

These paragraphs/excerpts are identical across all of the letters - again at least to date - I suspect they will all be the same given the law firm is presenting all of the Associations for the actions in scope. The details of the justifications are obviously unique to each resort, but even those statements bear resemblances to each other really.

 

[Arimaas]

Table in the OP updated with this information - thanks for sharing.

It's largely a form letter that all resorts are using that was, essentially, written by K&L Gates - the third-party law firm representing all of the HOAs for these actions. This is an excerpt from the form letters regarding Association representation and the real estate firm hired for property sale - again - all of the HOAs are using the same firms for these actions - at least to date:

View attachment 116009

This is the conflicts statement referenced in the above excerpt:

View attachment 116010

These paragraphs/excerpts are identical across all of the letters - again at least to date - I suspect they will all be the same given the law firm is presenting all of the Associations for the actions in scope. The details of the justifications are obviously unique to each resort, but even those statements bear resemblances to each other really.

A quick Google search of the firms shows that Hilco is a large firm that specializes in RE optimization and disposition. Again, we will never be privy to it, and it really doesn't matter to us cogs, but I am curious if Wyndham conducted an optimization survey with their holdings, if so, how long ago that survey was conducted, and is this part one of a multi phase process depending on how this goes. I guess only time will tell.