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

[HitchHiker71]

This is discouraging. I just filed and paid the transfer fees of 800 bucks to take over 2 deeded timeshare for one of the properties listed. At this time Wyndham is processing the transfer. If this property closes I guess I am out the money? Frustrating that if Wyndham new 4-5 months ago (when the process started) that this property was possibly going to close, in my opinion they should have spoken up and said something, instead they just keep taking the money.

Which resort?


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[bizaro86]

In light of what's happening with the resort(s), Wyndham might be holding up the transfer and will reject it after the vote..

I would think if a deed has been filed and there is compensation owed from the sale of the property, the owner of the deed should get that compensation. I can't see why it would matter whether wyndham has acknowledged the transfer for those purposes - whoever is the registered owner with the county should get the money.

 

[Jan M.]

I would think if a deed has been filed and there is compensation owed from the sale of the property, the owner of the deed should get that compensation. I can't see why it would matter whether wyndham has acknowledged the transfer for those purposes - whoever is the registered owner with the county should get the money.

I agree about the money. However I was thinking about whether or not poster would be offered the exchange for CWA points. Presumably the poster bought those deeds to have points with Wyndham. Since the transfer has been held up this long, I think Wyndham will probably reject/block the transfer after the vote passes at that resort.

If Wyndham rejects/blocks the transfer, that might not be a bad thing. As you pointed out, the poster is still the owner on those deeds and as such will eventually receive any payout.

Hopefully the poster has learned something I've repeatedly preached. Maintenance fees determine the cost of every stay a person has for as long as they own. While we've heard some weeks/associations? at Fairfield Glade don't have high maintenance fees, all the other resorts on the list do. As does Club Wyndham Access. If the poster still wants to be an owner they could take that payout and buy something with lower maintenance fees.

@michely1969, take a look at what else is available since I'd think you'd be getting enough to cover the $800 you spent. Look in the pink stickies at the top of the Wyndham page for the maintenance fee chart. I didn't look at what all is being offered in the TUG Marketplace but I'm sure there's something good. On eBay there's several Bali Hai, Grand Desert and Oceanside Pier listings. Also a Panama City Beach and a big Midtown 45.

Within reason don't disregard those listings with a lot of points. Most new owners don't have a good handle on how many points they're going to want and need. They soon find out they want more. You'll spend less if you buy something with more points right from the start than buying several times.

@michely1969, here's how I explain it. I'll use that 231k Panama City Beach eBay listing as an example and CWA points. Iirc the chart shows 2025 PCB maintenance fees, before the program fee, as $5.68 per thousand points. CWA is $8.13. On 231k points that's a difference of $565 95. Just for 2025. That's enough to pay the maintenance fees on an additional approximately 90-100k points at Panama City Beach every year. And that's enough points for another vacation. Not just for one year, but every year you'll own.

 

[Sandi Bo]

I would think if a deed has been filed and there is compensation owed from the sale of the property, the owner of the deed should get that compensation. I can't see why it would matter whether wyndham has acknowledged the transfer for those purposes - whoever is the registered owner with the county should get the money.

What a terrible mess to step into, especially for someone new to all this. However it all lands, bleh.

 

[CO skier]

In light of what's happening with the resort(s), Wyndham might be holding up the transfer and will reject it after the vote..

Since the transfer has been held up this long, I think Wyndham will probably reject/block the transfer after the vote passes at that resort.

Why so negative toward someone new to this?

Michely1969 posted that Wyndham IS processing the transfer. This is a recent transaction. There is no indication at this early stage that Wyndham "might be holding up the transfer and will reject it after the vote.." There is no reason to think the transfer will not complete in time for Michely1969 to be offered the CWA swap, just like other current owners, following the closing of the resort.

I just filed and paid the transfer fees of 800 bucks to take over 2 deeded timeshare for one of the properties listed. At this time Wyndham is processing the transfer.

eta: It is even possible that Michely1969 could ultimately own CWA points with maintenance fees lower than the combined mf of the two deeds purchased, transferred, and swapped.

 

[jp10558]

Actually, RENTER of all people pointed out in the first week or so that the resorts under discussion had been blocked from Extra Holidays listings after the new year.

Fair enough - so the way I read it is they are going to use the points redemption as a smokescreen to confuse anyone about if taking the points for bookings they don't intend to honor means they didn't take money, so there's no liability for the indirect costs people incurred for relying on their presumed confirmed booking. Great, let's screw our owners even more than our renters. I question whether that smokescreen would actually work because I imagine lawyers would just point to paid MFs to get the points.

 

[michely1969]

Why so negative toward someone new to this?

Michely1969 posted that Wyndham IS processing the transfer. This is a recent transaction. There is no indication at this early stage that Wyndham "might be holding up the transfer and will reject it after the vote.." There is no reason to think the transfer will not complete in time for Michely1969 to be offered the CWA swap, just like other current owners, following the closing of the resort.



eta: It is even possible that Michely1969 could ultimately own CWA points with maintenance fees lower than the combined mf of the two deeds purchased, transferred, and swapped.

I would think if a deed has been filed and there is compensation owed from the sale of the property, the owner of the deed should get that compensation. I can't see why it would matter whether wyndham has acknowledged the transfer for those purposes - whoever is the registered owner with the county should get the money.

Yes, The deeds have already been transferred over to our names.

 

[michely1969]

Which resort?


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Branson Falls. And the deeds have all been transferred to our names.

 

[paxsarah]

Fair enough - so the way I read it is they are going to use the points redemption as a smokescreen to confuse anyone about if taking the points for bookings they don't intend to honor means they didn't take money, so there's no liability for the indirect costs people incurred for relying on their presumed confirmed booking. Great, let's screw our owners even more than our renters. I question whether that smokescreen would actually work because I imagine lawyers would just point to paid MFs to get the points.

I mean, unless Wyndham intends to wait until inside 15 days of the check-in dates and not give the points back, what will happen is the reservations will be canceled and points returned to the owners. With maybe not a lot of notice for booking a plan B vacation? Pretty much. With some owners having spent money on other elements of travel with varying levels of refund/non-refundability? Yes. And all of that is not cool. But I really don't doubt that the points will be returned, which is Wyndham's primary responsibility to owners.

 

[jp10558]

The problem is you mis framed the question. You should have asked if they had reason to believe they might not be able to fulfil the reservation

It sure seems like they have or should have had reason to believe they might not be able to fulfill the reservation because they're telling the employees they were let go before the reservation started.

and then cancelled and refunded when it became certain that they could not fulfill it.

This is why I have mentioned it was all indirect damages - yes, I think most people would be fine if they were just refunded. But it's worth considering (though I have no idea if this would fly in court) both the generally expensive or impossible to change plane tickets, maybe show tickets, increased cost to get a hotel instead as well as that these returned points are not anywhere near as usable for booking an alternative a couple months out vs 10 months out. That affects "everyone" who may have booked at these resorts.

 

[jp10558]

I agree about the money. However I was thinking about whether or not poster would be offered the exchange for CWA points. Presumably the poster bought those deeds to have points with Wyndham. Since the transfer has been held up this long, I think Wyndham will probably reject/block the transfer after the vote passes at that resort.

If Wyndham rejects/blocks the transfer, that might not be a bad thing. As you pointed out, the poster is still the owner on those deeds and as such will eventually receive any payout.

Hopefully the poster has learned something I've repeatedly preached. Maintenance fees determine the cost of every stay a person has for as long as they own. While we've heard some weeks/associations? at Fairfield Glade don't have high maintenance fees, all the other resorts on the list do. As does Club Wyndham Access. If the poster still wants to be an owner they could take that payout and buy something with lower maintenance fees.

@michely1969, take a look at what else is available since I'd think you'd be getting enough to cover the $800 you spent. Look in the pink stickies at the top of the Wyndham page for the maintenance fee chart. I didn't look at what all is being offered in the TUG Marketplace but I'm sure there's something good. On eBay there's several Bali Hai, Grand Desert and Oceanside Pier listings. Also a Panama City Beach and a big Midtown 45.

Within reason don't disregard those listings with a lot of points. Most new owners don't have a good handle on how many points they're going to want and need. They soon find out they want more. You'll spend less if you buy something with more points right from the start than buying several times.

@michely1969, here's how I explain it. I'll use that 231k Panama City Beach eBay listing as an example and CWA points. Iirc the chart shows 2025 PCB maintenance fees, before the program fee, as $5.68 per thousand points. CWA is $8.13. On 231k points that's a difference of $565 95. Just for 2025. That's enough to pay the maintenance fees on an additional approximately 90-100k points at Panama City Beach every year. And that's enough points for another vacation. Not just for one year, but every year you'll own.

One of the questions I had though is - for lower MF deeds you usually have to pay something up front, and it can also be hard(er) to find low MF / larger point sales, at least on ebay IME. It's also harder to adjust / resell a large MF obligation, whereas smaller ones are easier to re-home. I guess I'm trying to figure out what the negative (outside of maybe transfer fees) to having 10 87,000pt contracts at low MF/point rations and likely $0 purchase cost, vs 1 870,000 contract that's harder to find at low MF/pt ratios and going to be harder IMHO to unload because of the larger MF "chunk".

 

[jp10558]

I mean, unless Wyndham intends to wait until inside 15 days of the check-in dates and not give the points back,

Small snark - it seem like that is at least possible if they wait on some of these till end of December for bookings early in January... I guess things are moving faster now, but I still wouldn't be shocked if that happened.

what will happen is the reservations will be canceled and points returned to the owners. With maybe not a lot of notice for booking a plan B vacation? Pretty much. With some owners having spent money on other elements of travel with varying levels of refund/non-refundability? Yes. And all of that is not cool. But I really don't doubt that the points will be returned, which is Wyndham's primary responsibility to owners.

Yes, though I still also tend to think there's at least a possibility that causing you to spend money in third party transactions for something you could have avoided may be a possible liability. Or at least I'll bet a lot of people will feel that way, especially if somehow this sort of closure is excluded from common travel insurance policies too.

 

[Jan M.]

Branson Falls. And the deeds have all been transferred to our names.

The last reported maintenance fees for Branson at The Falls was in 2021 and they were $7.62, before the program fees. To give you something to compare that with I'll use Panama City Beach again. In 2021 the maintenance fees at PCB were $4.53.

The lesson you're learning, at no cost to you after the payout, is that free or cheap contracts sometimes don't turn out to be a good deal once you own them.

Your situation is what I call a win out of pure dumb luck, lol. I've a couole of those with our timeshares. I've also made a few really regrettable buys/trades because I didn't know back then what I know now.

 

[Sandi Bo]

I mean, unless Wyndham intends to wait until inside 15 days of the check-in dates and not give the points back, what will happen is the reservations will be canceled and points returned to the owners. With maybe not a lot of notice for booking a plan B vacation? Pretty much. With some owners having spent money on other elements of travel with varying levels of refund/non-refundability? Yes. And all of that is not cool. But I really don't doubt that the points will be returned, which is Wyndham's primary responsibility to owners.

I would be shocked if Wyndham did that. There are circumstances where they refund points (within 15 days of checkin). Also they will sometimes credit the points to a future year. I would expect both of those things to happen if/when reservations need to be cancelled. But bottom line, you never know, anything can happen. But minimally I would expect fair treatment for cancelled reservations / returned points.

 

[Sandi Bo]

The last reported maintenance fees for Branson at The Falls was in 2021 and they were $7.62, before the program fees. To give you something to compare that with I'll use Panama City Beach again. In 2021 the maintenance fees at PCB were $4.53.

The lesson you're learning, at no cost to you after the payout, is that free or cheap contracts sometimes don't turn out to be a good deal once you own them.

Your situation is what I call a win out of pure dumb luck, lol. I've a couole of those with our timeshares. I've also made a few really regrettable buys/trades because I didn't know back then what I know now.

Most lessons I've learned with regard to Wyndham cost me something. Helps me remember better.

Correction: Most lessons I've learned in life cost me something. Helps me remember better.

 

[paxsarah]

I guess I'm trying to figure out what the negative (outside of maybe transfer fees) to having 10 87,000pt contracts at low MF/point rations and likely $0 purchase cost, vs 1 870,000 contract that's harder to find at low MF/pt ratios and going to be harder IMHO to unload because of the larger MF "chunk".

It's transfer fees. My portfolio of modest contracts is fairly well diversified even though that wasn't really my original intent, just a happy coincidence. And it's fine for me to own 600k+ points in the form of 5 different contracts as long as I don't have to get rid of them all at once on the private market. I've got one I'm waffling on giving back to Wyndham if they'll take it (since they've become so selective on Certified Exit), but it's small enough (52,500 points) that I don't think I could get someone to pay the transfer fee to take it for free (and definitely not both transfer and closing), so then I'm on the hook for at least a few hundred bucks just to give it away. So since my annual maintenance on it is less than Wyndham's $399, I'm holding onto it for now.

 

[HitchHiker71]

I would be shocked if Wyndham did that. There are circumstances where they refund points (within 15 days of checkin). Also they will sometimes credit the points to a future year. I would expect both of those things to happen if/when reservations need to be cancelled. But bottom line, you never know, anything can happen. But minimally I would expect fair treatment for cancelled reservations / returned points.

I think the question that needs to be asked is, can anyone provide a real-world example of Wyndham not providing points reimbursements for reservations that Wyndham cancels for any reason? It's one thing to not reimburse for an owner-based cancellation within 15 days without trip insurance, but if/when Wyndham forcibly cancels a reservation, IME Wyndham always provides points reimbursements - in this case into the future use year at least for those with a calendar year end use year as it relates to the actions in scope.

 

[HitchHiker71]

Small snark - it seem like that is at least possible if they wait on some of these till end of December for bookings early in January... I guess things are moving faster now, but I still wouldn't be shocked if that happened.

Provide a single example of Wyndham taking this type of action in the past please. While past results aren't necessarily indicative of future results, in general, we can count on the pattern in the past as a good example of what to expect in the future. In my opinion, you're reaching and straining credulity with these types of outlier examples. I think it's a safe bet based upon past real-world examples, that any/all cancelled reservations due to 2026 resort closures will receive points reimbursements into the future calendar use year for all impacted owners, with the possible exception of those owners who actually will no longer have an active account with Wyndham if they refuse the CWA points swap, and the only contracts held are at impacted resorts - and even in this specific case - we don't yet know for sure what will transpire.

 

[jp10558]

Provide a single example of Wyndham taking this type of action in the past please. While past results aren't necessarily indicative of future results, in general, we can count on the pattern in the past as a good example of what to expect in the future. In my opinion, you're reaching and straining credulity with these types of outlier examples. I think it's a safe bet based upon past real-world examples, that any/all cancelled reservations due to 2026 resort closures will receive points reimbursements into the future calendar use year for all impacted owners, with the possible exception of those owners who actually will no longer have an active account with Wyndham if they refuse the CWA points swap, and the only contracts held are at impacted resorts - and even in this specific case - we don't yet know for sure what will transpire.

No I don't think Wyndham will not refund the points. I think they will. I think it's less satisfactory because of the surrounding issues. For someone like me - if I was driving - getting the points back would be fine. But the points won't help me replace the trip till 10 months from whenever I get the points back. I almost certainly can't just slot something else in.

 

[Jan M.]

One of the questions I had though is - for lower MF deeds you usually have to pay something up front, and it can also be hard(er) to find low MF / larger point sales, at least on ebay IME. It's also harder to adjust / resell a large MF obligation, whereas smaller ones are easier to re-home. I guess I'm trying to figure out what the negative (outside of maybe transfer fees) to having 10 87,000pt contracts at low MF/point rations and likely $0 purchase cost, vs 1 870,000 contract that's harder to find at low MF/pt ratios and going to be harder IMHO to unload because of the larger MF "chunk".

I wouldn't want or recommend deliberately going for a lot of smaller point contracts (less than 100-154k points) vs two or three larger point contracts (200k ish and up). Although as long as you had say two larger point contracts and something small but highly desirable maintenance fee wise came along, I'd go for it. If you found something for 300-600k points or even 700-800k points with one of the lowest maintenance fees, I'd take that in a heartbeat for the right price. A lot of what you see on eBay is being sold by resellers, not the owners. If you see something with a lot of points at a low maintenance fee resort, don't hesitate to message the a reseller with a lower offer. You could end up getting a really good deal.

A few things to consider with owning mutiple small contracts. It's likely they won't all have the same use year. For anything that's not a January 1 use year, Wyndham might or might not readjust the use year to January 1. You'll have no idea if they gave you the.points for the year or not when they did it and they don't give you a paper trail accounting about how they calculated it. The lack of transparency when owners get readjusted has been a source of complaints for years. When we went through that they gave us some goodwill points, but the readjustment was at my request which made then very happy.

Why would I request a readjustment? I didn't want them to do it at some later date and then tell me it had been done. I wanted to know where I stood with our points balance at that time and until it was done to know if they gave us the points for the year or not.

If you have contracts with different use years you'll have more than one use year point bucket to manage. That's a p.i.t.a. The bulk of our points had a January 1 use year and we had a small contract with a July 1 use year. When I'd used all the points in both use years and needed to borrow points from the January 1 use year, the system wouldn't let me do that until after July 1. It would look at that empty July 1 point bucket and tell me I didn't have any points in it to borrow. I'd have to call in, get put through to Owner Care, and they could override it to make reservations for me. If I found something really good outside if Owner Care's working hours it would be gone by the next morning when I could call in. Or get taken while I was waiting to get put through to Owner Care.

After the readjustment that July 1 use year empty point bucket didn't just go away. It takes 2 years for it to fall off. Owner Care put in a ticket to get it removed. I'd get emails that my ticket was being worked on. At the end if two years it fell off automatically. I got an email saying they'd fixed my issue. No they didn't, it fixed itself. Grrrrr

Another thing about having contracts with different use years. As a resale owner you only have the first 3 months of your use year to move points from a particular use year to one of the next two use years. With more than one use year you have to make sure you don't miss the different deadlines.

Each resort you own at, those points have UDI, undivided interest. Here's what that means to you. You have ARP, Advance Reservation Priority, at your home resort prior to 10 months when we say points are points. Say you need 224k points to book the week you want at one of your home resorts at 13 months. You can only use the points deeded at that resort. If you have more than one contract at that resort, those points can be combined. Points from contracts deeded at other resorts can't be combined to make that reservation.

You're hoping the owner will pay the closing costs and transfer fee on those low maintenance fee listings. You might get lucky but typically there's enough demand for points at the low maintenance fee resorts that the seller doesn't have to do that. Pay attention on eBay listings to who pays the closing costs and how much they are. Some resellers charge a hefty amount for the closing costs. If the seller is paying them, they typically build that into their asking price. They can set a reserve price to insure it sells for at least a certain amount. Sellers have been known to cancel a sale if the bid didn't go high enough.

If you have a lot of contracts vs a few, when the time comes you want to downsize your account, that's a lot of fees you could be paying.

Yesterday I called LT Transfers about a non Wyndham timeshare week I'm thinking of re-homing. It's in Las Vegas and Nevada is cheaper than other states. Hawaii is more. For National Harbor in Prince George County someone has to physically go to the courthouse so that's even more. She told me their fees are going up but not for Nevada.
Here's the Nevada charges
$295 LT's fee
$55 Recording fees
$20 Postage
Add $399 for Wyndham's Transfer fee.
That adds up to $769 for each contract at today's costs.

 

[Double U]

Not posting the exact wording from the directory in the hope people genuinely interested will be the ones who take the time to actually read this in the directory. Because that is what matters. It will happen the way it is written no matter who does or does not agree.

Go to page 319 and begin at the final paragraph and read it through page 320. It discusses "force majeure" which likely applies here. Section (ii) allows it to come into play due to "action by a governmental authority". That authority will be the bankruptcy.

Argue all you want, this is what matters.

 

[Floridaman76]

I wouldn't want or recommend deliberately going for a lot of smaller point contracts

A few things to consider with owning mutiple small contracts. It's likely they won't all have the same use year. For anything that's not a January 1 use year, Wyndham might or might not readjust the use year to January 1. You'll have no idea if they gave you the.points for the year or not when they did it and they don't give you a paper trail accounting about how they calculated it. The lack of transparency when owners get readjusted has been a source of complaints for years. When we went through that they gave us some goodwill points, but the readjustment was at my request which made then very happy.

I don't think Wyndham lets owners have multiple use years anymore. And unless someone has a non-January use year and is buying a EOY contract, their other contracts should not be changed to January. Because all EOY contracts have to be January UY, and they re-align everything else to that.

If you have a September UY (like me) and buy something with April or January, it gets moved to September. I was worried when this happened I would lose that year's points but at least for me, it didn't happen.

 

[bamasteve]

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.

Very interesting. I own at the Bay - can't remember my HOA and I haven't received anything yet.

 

[Double U]

There is now a disclaimer on the resort page

 

[afk324]

The minutes from the Orlando International September 10 Special Membership Meeting says they intend to honor Week 52 reservations. No new reservations starting after December 31, 2025 and no reservation continuing beyond January 3, 2026.

One bit of surprise from the attendees (in person, via Zoom, or telephone call-ins). Most, at least the ones who raised their hand, were apparently fixed week owners and had no concept of how points work. Also, they were clueless about Club Wyndham Access. There were questions about the seventy CWA resorts -- are they just hotel rooms? are they as roomy and comfortable as OIRC? And so on.

One guy complained about the lack of communication regarding the proposal to sell the property. Turns out he ignored the proxy notice for the August 5 meeting, thinking it was just for the annual meeting, approve previous meeting minutes, election of BoD replacements, etc. The only thing that made him pay any attention was the proxy for the second meeting. He wondered why he got two so close together and read the second one. He still complained about the lack of a notice!

I was interested if CWA Select contracts ( Converted Fixed Week ) were discussed with owner options ?