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

[chapjim]

I don’t own Star Island, so i doubt they would answer my questions. Who exactly is paying the management company to maintain the Wyndham units after the HOA is bankrupt?

Bankruptcy in these cases does not mean insolvency. That has been discussed in a bunch of posts in this thread. HOAs are filing Chapter 11 Bankruptcy to facilitate the sale, not because they are insolvent.

The way it will work at Orlando International is the reserve funds will be transferred to the general fund and will be used to pay expenses. Orlando International has been ahead of the pack procedurally but other resort HOAs seem to be doing the same thing, just several weeks later.

 

[Roger830]

There is this, fwiw. Same address as Club Wyndham Star Island.

View attachment 116352

The third one down on the list, Vacation Break, is familiar to me.

About a decade or so ago, at a welcoming meeting at Sea Gardens in Pompano, one of the employees mentioned that she knows that some have been staying here since it was managed by Vacation Break. My impression at the time was that Cendant most likely bought that company and merged it eventually into Wyndham. Perhaps that's how Wyndham got into Star Island.

 

[Armada]

Not sure what exactly you mean by the offer to do the CWA swap will stay on the table until the entire process ends. I'm assuming you mean there won't be a timetable on this offer. That would be an incorrect assumption. There will be an explicit time window to accept or reject the CWA swap offer. From what I've heard, it will be either 30 or 60 days. Don't wait, as Wyndham may not honor any exception once the time window documented in the letter received expires.

I think Wyndham will probably keep the offer open because it would be to their advantage. Every conversion to CWA points means keeping another paying customer. (Think about the effort they put into getting new ones). It also adds to their payout at the end. We are talking about small dollars here, but it makes sense to me.

 

[Arimaas]

[SNIP]

thats a much better situation than I had expected! also explains the hard sell at wyndham owner updates to scare people into paying to turn in/"upgrade" their deeded ownerships!

They are such scum bags. Sorry, I had to say it.

 

[Arimaas]

So we're not going to take the CWA offer. I've walked through our personal reaons below:

• Financials: CWA costs are higher, I'm at $3200 per year (current cost) and my kids don't want this expense - it's only going to go up. I'm going to retire in 3 to 7 years.
• Rental Options: The options for a similar condo is becoming easier - with AirBNB and VRBO, even hotels with so much more selection
• Resort Locations: Wyndam and RCI resort locations are more and more limiting - We find ourselves wanting to go to a greater variety of locations - often there is no RCI or Wyndham where we want to go - or we want to shift from location to location (e.g. touring Europe)
• RCI getting worse: All my searches depress me - the resorts offered at the locations I want are poorly rated, often not available when I want exactly and add on excessive fees ($20 per day for AC, $110 for cleaning fee, $12/day ammenities fee - the recent one)
• VIP: I'm Wyndham VIP Gold - It's getting more and more watered down. I could get upgrades at places like The Glade - but I think those days are over. Gold VIP not enough to stay
• The Wyndham sales pitch: IYKYK

For over 30 years Fairfield/Wyndham has been great for our family.
These are our personal decision factors - curious what others are thinking as they make the decision to take CWA or wait for liquidation?

I own 154K converted fixed week at Fairfield Glade that I got off of eBay about 6 or so years ago for maybe $900 total. Still haven't heard from the HOA, but, I too, will not take the CWA swap. I pay about $6.10/1000 in MFs on it.

For me, it comes down to finances. I can always pick up CWA for free here or on eBay if I decide down the road I need more points. But I already have 126K CWA points (got it for free, from TUG I think). I also have 231K at Kingsgate that I got for closing costs from TUG (thanks Cindy!), so I have enough points to sustain myself for awhile. Might as well use this to reduce my MF obligations, get back my initial eBay investment and if I want down the road, will pick up more points from free for somewhere. I personally don't like CWA (although this year it got me into New Orleans for Mardi Gras), because of the high cost of MFs. As my daughter gets older, I too am wondering if our travels in Wyndham resorts will slowly come to an end, and we will want to start to see the rest of the world.

 

[HitchHiker71]

They are such scum bags. Sorry, I had to say it.

Most timeshare sales weasels make used car salespeople look good IME.


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[Floridaman76]

Most timeshare sales weasels make used car salespeople look good IME.

And lawyers

 

[szvacek]

Being new to this process, I have a basic question. We owned 3 deeded contract (points) with Wyndham, one is Star Island. The HOA had a zoom meeting last week and it's obvious the sale will happen. They did say it would be either a cash or points swap. Does anybody know, will they apply the points to another of my other 2 contracts or do something different. Thanks

 

[tomt73]

With respect to Wyndham Pagosa Springs, #14 on HitchHiler71's list, it's important to understand that Wyndham is the management company for seven or eight condo properties there, one of which has voted to liquidate. That property, and only that one, is in the process of selling off its individual units. Having seen them, it may be a hard sell at the asking prices. That property has apparent major deferred maintenance in the common areas, not to mention what new owners will need to do inside. The place (which I saw in its closed, inactive state in June of 2025) looked dated, tired and unloved. Remember, this is only ONE of the seven or eight separate HOAs under Wyndham management at Pagosa Springs. We trade into there frequently, and I've seen major renovation work going on in several of the other separate properties over the past two years.

 

[HitchHiker71]

Being new to this process, I have a basic question. We owned 3 deeded contract (points) with Wyndham, one is Star Island. The HOA had a zoom meeting last week and it's obvious the sale will happen. They did say it would be either a cash or points swap. Does anybody know, will they apply the points to another of my other 2 contracts or do something different. Thanks

Our general understanding from the guidance already provided from the link in the OP is that an equivalent number of CWA points will be swapped for any/all impacted contracts. So in place of the Star Island contract, if you elect to accept the no cost points swap, you would receive a CWA contract with the same amount of points and your Star Island contract would be removed from your account.


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[Roger830]

The third one down on the list, Vacation Break, is familiar to me.

About a decade or so ago, at a welcoming meeting at Sea Gardens in Pompano, one of the employees mentioned that she knows that some have been staying here since it was managed by Vacation Break. My impression at the time was that Cendant most likely bought that company and merged it eventually into Wyndham. Perhaps that's how Wyndham got into Star Island.

Here's more info on Vacation Break Resorts from Google AI which was on a list of five Star Island management companies on post 2724.

AI Overview

Vacation Break was a hospitality company, and one of its founders was also a founder of Paramount Hospitality Management. Cendant Corporation acquired the company that later became Wyndham Vacation Club Resorts. When Cendant broke up, its vacation ownership assets, including former Vacation Break properties and brands like WorldMark, became part of Wyndham Destinations, which is now known as Travel + Leisure Co..

The connection between Vacation Break and Cendant:

• Acquisition:
  Cendant Corporation acquired Fairfield Communities (also known as Fairfield Resorts), which had previously purchased Vacation Break Management.
  
  
• Evolution into Wyndham:
  The properties and brands that originated from Vacation Break were eventually integrated into Cendant's timeshare division, which became Wyndham Vacation Ownership.
  
  
• Cendant's Breakup:
  In 2006, Cendant spun off its hospitality division into Wyndham Worldwide, which continued to operate these vacation ownership properties.
  

 

[dioxide45]

There is this, fwiw. Same address as Club Wyndham Star Island.

View attachment 116352

Where do I find this?

 

[paxsarah]

With respect to Wyndham Pagosa Springs, #14 on HitchHiler71's list, it's important to understand that Wyndham is the management company for seven or eight condo properties there, one of which has voted to liquidate. That property, and only that one, is in the process of selling off its individual units. Having seen them, it may be a hard sell at the asking prices. That property has apparent major deferred maintenance in the common areas, not to mention what new owners will need to do inside. The place (which I saw in its closed, inactive state in June of 2025) looked dated, tired and unloved. Remember, this is only ONE of the seven or eight separate HOAs under Wyndham management at Pagosa Springs. We trade into there frequently, and I've seen major renovation work going on in several of the other separate properties over the past two years.

Based on reports, there is at least one additional HOA at Pagosa that is set to vote on also removing itself from Club Wyndham during this current process.

 

[hnybee09]

I am leaning not to take the CWA points. I have two contracts at Bentley Brook and one at Fairfield Glade. Again nothing from HOA as yet from either

I also an not taking the swap. But I need some help, I can't find my deed and now I think I never received it. Can you help point me in the right direction where I can get another or find the record? I have the letter from Wyndham about the transfer being completed.

 

[ANewMe]

Yesterday I received my letter from Fairfield Glade (Nottingham HOA). It looked pretty much identical to the one I received last week from Fairfield Bay. The HOA vote is the first week of October. Can't recall the exact date. The website to vote is the same as for Fairfield Bay. It seems that though each resort/HOA is on their own timetable, the process is pretty well coordinated.

 

[ronparise]

I am waiting for @ronparise to post…..
********
[ I will admit that ]- you & he had some “ good exchanges” of viewpoints.

- and that a level of decorum was generally maintained .

here I am

yea co-skier had some interesting conversations back in the day, but I never suggested he wasnt an owner, and I would never say "ownership" of CWA is evidence of ignorance. I think, most of the time, our disagreements came down to the tension between morality and legality.
In the end Wyndham agreed with him

but to todays discussion regarding closing resorts. I have a question. . given that wyndham cant create points out of nothing. ie every point represents a fractional ownership of a resort. They cant sell points without being backed up by realestate. and given my understanding of the current program to retire certain resorts ie. I give up ownership in exchange for CWA points. this leads me to my question; where is the realestate to back up these new points


Sorry if this has been answered before, but I havent read all 110 pages in this thread

 

[dioxide45]

I give up ownership in exchange for CWA points. this leads me to my question; where is the realestate to back up these new points

It seems that Wyndham has a HUGE glut of unsold CWA inventory/points. Enough to both unload inventory that is behind CWA and also be able to swap out CWA points.

 

[HitchHiker71]

I also an not taking the swap. But I need some help, I can't find my deed and now I think I never received it. Can you help point me in the right direction where I can get another or find the record? I have the letter from Wyndham about the transfer being completed.

There is no deed with CWA - it’s a trust ownership - basically right to use. You’re looking for something that doesn’t exist.


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[HitchHiker71]

Yesterday I received my letter from Fairfield Glade (Nottingham HOA). It looked pretty much identical to the one I received last week from Fairfield Bay. The HOA vote is the first week of October. Can't recall the exact date. The website to vote is the same as for Fairfield Bay. It seems that though each resort/HOA is on their own timetable, the process is pretty well coordinated.

The process is being managed by the same law firm across all impacted resorts - they’re all using the same templates from the law firm for the HOA comms.


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[hnybee09]

There is no deed with CWA - it’s a trust ownership - basically right to use. You’re looking for something that doesn’t exist.


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Sorry I should have clarified, one of my contracts is deeded at Bentley Brook. Either we misplaced the deed or never received it.

 

[Arimaas]

Is there any guidance about 2026 MFs paid? I think I pay a year in advance on my 154K Fairfield Glade fixed week. I know some folks said that there would be a refund for 2026 paid, but I haven't seen any of that info in the special meeting notes anyone had typed up. Anyone hear anything further?

 

[moonstone]

@HitchHiker71 , this letter was just posted on the TUG FB page by an owner at Pagosa Springs.

~Diane

 

[HitchHiker71]

Sorry I should have clarified, one of my contracts is deeded at Bentley Brook. Either we misplaced the deed or never received it.

Call Wyndham Title Services and request a copy:

Club Wyndham Deed Ownership Changes

Discover questions and answers regarding your title or deed to help you with your Club Wyndham timeshare ownership.

clubwyndham.wyndhamdestinations.com

If that doesn’t work you can look it up in the registry of deeds for Berkshire here: https://massrods.com/berkshiremiddle/

I think that’s the right website. It’ll cost money to actually request a copy from the registry of deeds though.


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[Roger830]

Sorry I should have clarified, one of my contracts is deeded at Bentley Brook. Either we misplaced the deed or never received it.

It's not necessary to have a hard copy of a deed, it's not used for anything.

 

[paxsarah]

It's not necessary to have a hard copy of a deed, it's not used for anything.

Correct. I have copies of most of mine for my own reference, but I’ve given multiple contracts back to Wyndham over the years and never needed the deeds for that.