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

[HitchHiker71]

This makes no sense to me. Their policy has been to persuade fixed week owners to do an equity swap into cwa with the sale of additional points at a cost $15,000-30,000 or more.

Then if the contracts are assigned to cwa, it drives up the mf per point because newer resorts have lower mf per point.

Also if they use the deeds for rentals, nobody wants to rent the lousy mud weeks that were only swapping for other mud weeks in rci.

Now they use a situation that they created as justification to close resorts that members want to use.

It certainly looks like this is a fine example of a poor business plan with fewer resort options now that will likely create less availability.

Just because that was their intent doesn't mean they succeeded LOL. Anecdotally at least, we've seen quite a lot of evidence that there are still a ton of fixed weeks owners that have not converted their fixed weeks to points, whether via a points conversion or to CWA. I suspect that much of the inventory Wyndham holds are fixed or converted fixed weeks from these resorts. As @comicbookman pointed out, Wyndham cannot simply convert all of this inventory and place it into CWA as doing so would continue to drive up the already relatively high $8.13/1000 points costs. I'm not sure they created this situation per se. That's just a theory you are purporting here. It's entirely possible that despite their best efforts, the low owner occupancy (under the new definition) was already bad enough that Wyndham then decided to simply take back enough additional inventory to tip the scales in their favor to then exit the resorts. Quite frankly, if that was the case, I'd have done the exact same thing.

 

[TUGBrian]

think the bottom line here is that if these resorts were able to turn a profit for wyndham...they wouldnt be closing.

 

[dioxide45]

I haven't seen 2026 fees reported yet for CWA. I wonder if we will see a drop?

 

[HitchHiker71]

I don’t believe Crestview is one of the HOA’s that are included in Wyndham’s disengagement.
If someone knows differently please advise.

Yes, Crestview is included in these actions - Wyndham is exiting Shawnee in entirety.

 

[HitchHiker71]

think the bottom line here is that if these resorts were able to turn a profit for wyndham...they wouldnt be closing.

 

[HitchHiker71]

I haven't seen 2026 fees reported yet for CWA. I wonder if we will see a drop?

That same point was brought up earlier in this same thread and debated. Some folks think we might see a drop, others think we simply might see no increase for a year or so, or very minor increases. Only time will tell.

 

[chapjim]

Exactly! This is the result of the evolution of a resort built 50+ years ago in the middle of no damn where. I'm not going to get into the details of the politics here but there was an overwhelming reason certain people loved to vacation there. Those people have either died or aged to a point where they can't travel as much. Younger people have replaced them as owners/travelers and they prefer different locations where there is more to do than play golf or drive an hour and a half to a city with restaurants, sporting events, concerts, theme parks, etc.

I don't know why people want to dream up some grand Wyndham conspiiracy when the truth is it is a miracle it has stayed open this long.

Funny that after all the vilification of Wyndham that Wyndham may turn out to be a good guy, kind of a softie.

 

[CO skier]

Are the HOAs reporting occupancy numbers or owner occupancy numbers? These could be defined two different ways.

The "units" at the resort are vacant 65% of the year. The HOAs are reporting total vacancy. There is no mention of "owner occupancy." The HOAs do not know if a reservation is for a weeks owner, a guest of a weeks owner, a CWA owner, a CWS owner, a guest of a CWA or CWS owner, EH renter, etc. That is all handled by the manager's reservation system.

As far as the HOA is concerned, Wyndham is just another owner.

Wyndham, on the other hand, knows how many intervals they own versus intervals owned by individuals.

 

[seascapemvy]

I believe these closings may be the future of most resorts. As owners get old and die off, the points or weeks will find there way back to the resort and if they can't sell them, the resort will die and need to be sold. That is why I believe DVC did it right with RTU for a specific time and not permanent ownership.

 

[CO skier]

Funny that after all the vilification of Wyndham that Wyndham may turn out to be a good guy, kind of a softie.

No surprise, really, considering the usual suspects who regularly post in the TUG Club Wyndham forum.


Posted on Day 3 (July 12) of this thread:

People are free to be as negative as they want in this vacuum of information. Social media thrives on it,

 

[Rolltydr]

Funny that after all the vilification of Wyndham that Wyndham may turn out to be a good guy, kind of a softie.

I’m sure we’ll be seeing quite a few mea culpas from those who were casting aspersions.

 

[CO skier]

I haven't seen 2026 fees reported yet for CWA. I wonder if we will see a drop?

The 2026 CWA fees will be calculated long before 12/31/2025, so maybe the effect will be seen in 2027 CWA maintenance fees.

The mf for the closing resorts are not that much different from CWA and probably average out to about the same. So it is safe to say a "drop" in CWA mf is just not going to happen.

 

[CO skier]

I’m sure we’ll be seeing quite a few mea culpas from those who were casting aspersions.

Highly unlikely

 

[dioxide45]

View attachment 116897

The "units" at the resort are vacant 65% of the year. The HOAs are reporting total vacancy. There is no mention of "owner occupancy." The HOAs do not know if a reservation is for a weeks owner, a guest of a weeks owner, a CWA owner, a CWS owner, a guest of a CWA or CWS owner, EH renter, etc. That is all handled by the manager's reservation system.

As far as the HOA is concerned, Wyndham is just another owner.

Wyndham, on the other hand, knows how many intervals they own versus intervals owned by individuals.

Thanks. I was thinking the HOAs were just giving overall occupancy, but the term "owner occupancy" keeps getting tossed around in the same discussion, so just looking to clarify.

 

[dioxide45]

The 2026 CWA fees will be calculated long before 12/31/2025, so maybe the effect will be seen in 2027 CWA maintenance fees.

The mf for the closing resorts are not that much different from CWA and probably average out to about the same. So it is safe to say a "drop" in CWA mf is just not going to happen.

But some properties are providing a 2026 budget showing "limited operations". So I would expect that would be used for 2026 CWA calculations. That said, as large as CWA is, I guess I am not expecting much of a change. The units being dropped probably aren't enough to swing the numbers all that far either way.

 

[T-Dot-Traveller]

Funny that after all the vilification of Wyndham that Wyndham may turn out to be a good guy, kind of a softie.

Do I detect a TS version of anthropomorphism

**************

I’m sure we’ll be seeing quite a few mea culpas from those who were casting aspersions.

Does this need an LOL ?

 

[Rolltydr]

Do I detect a TS version of anthropomorphism

**************


Does this need an LOL ?

I thought it was implied.

 

[HitchHiker71]

But some properties are providing a 2026 budget showing "limited operations". So I would expect that would be used for 2026 CWA calculations. That said, as large as CWA is, I guess I am not expecting much of a change. The units being dropped probably aren't enough to swing the numbers all that far either way.

My understanding is that the impacted resorts are being removed from Club Wyndham effective 12/31/2025 - and therefore removed from CWA or any other trusts or ownership types - so any/all expenses for these resorts will not be included in 2026 CWA or any other trusts or ownership MF costs at all. Basically these resorts cease to exist in the Club after 12/31/2025.

I suspect that the deeds currently held in the governing trusts that underlie the trust based ownerships will be moved out of those governing trusts and held elsewhere until the resort disposition processes are complete.

The limited operations for the impacted resorts will be paid out of the remaining reserve funds and existing MFs already collected for 2025. 2026 MFs for fixed and converted fixed week owners will be refunded (covered in the summation provided by @comicbookman).


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[Greg G]

An owner on Facebook received an HOA letter from Star Island (though he provided few details): “Received documentation today about Star Island's pending Chapter 11 Bankruptcy request and hiring individuals/firms to facilitate a sale.”

How can I contact that owner , so I can get the voting documentation they had, to see what all reasons were stated for the bankruptcy.

 

[dioxide45]

My understanding is that the impacted resorts are being removed from Club Wyndham effective 12/31/2025 - and therefore removed from CWA or any other trusts or ownership types - so any/all expenses for these resorts will not be included in 2026 CWA or any other trusts or ownership MF costs at all. Basically these resorts cease to exist in the Club after 12/31/2025.

I suspect that the deeds currently held in the governing trusts that underlie the trust based ownerships will be moved out of those governing trusts and held elsewhere until the resort disposition processes are complete.

The limited operations for the impacted resorts will be paid out of the remaining reserve funds and existing MFs already collected for 2025. 2026 MFs for fixed and converted fixed week owners will be refunded (covered in the summation provided by @comicbookman).


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While the usage/deeds will be removed from CWA I wonder if CWA will still be responsible for some 2026 fees. Wasn't at least one resort indicating that they were going to assess owners a 2026 fee? I thought it was about $450. I can't remember which one. Also, while the resorts are closed and CWA doesn't have to pay 2026 fees for properties that aren't assessing 2026 fees, the points should also be removed from available points in CWA. So the overall impact on 2026 CWA fees per point is likely insignificant. Overall assessments that CWA has to pay goes down, but so does the amount of points in the trust.

Do we even know how many total intervals we are talking about here? I began noting some of the number of units and buildings from paperwork and information posted here just to try and get an idea of total intervals. More for curiosity sake.

Property	HOA Name	Units	Buildings
Fairfield Glade	Laurel Ridge
Fairfield Glade	Oak Knoll Property Owners Association, Inc.	116​	29​
Fairfield Glade	Wellington Place Condominium Property Owners Association, Inc.	72​	9​
Fairfield Glade	Stone Castle in Fairfield Glade	28​	6​
Fairfield Glade	Nottingham Villas	30​	15​
Orlando International
Patriots Place	Fairfield Williamsburg Property Owners Association, Inc
Bently Brook
Newport Overlook
Bay Voyage	Interval Owners' Association: The Bay Voyage, Inc.
Shawnee	Ridge Top Village Owners Association
Shawnee	River Village Owners Association
Shawnee	River Village IIIB HOA	132​	25​
Shawnee	Depuy House Property Owners Association
Shawnee	Fairway House Property Owners Association
Shawnee	River Village Owners Association	36​	9​
Skyline Tower
Fairfield Bay	The Mountain Meadows Association, Inc.
Fairfield Bay	The Fairways Townhouse Association
Fairfield Bay	The Mountain Ridge Association
Fairfield Bay	Hamilton Cove
Brandon at the Falls	Falls HOA
Star Island	Star Island Vacation Ownership Association, Inc.	184​	4​
Ocean Ridge	Sea Oaks
Ocean Ridge	Sea Palms
Fairfield Mountains
Pagossa	Village Pointe	32​	6​
Pagossa	Masters Place Condominiums Property Owners Association, Inc.	20​	2​

 

[Roger830]

Actually, they have been taking on the foreclosed and abandoned deeds for over 10 years at Glade. The HOA said that saved the resort. My guess is they though they could do better. They did not create the issue; the issue is the resort is just not viable. Wyndham does plenty of despicable and arguably illegal things, but this seems to be a result that would have happened earlier if not for Wyndham.

It seems that the basic problem is for many locations the fixed week model was never practical. It's been talked about often how unfair it is that all seasons pay the same mf. The developers got away with it by promoting the trading of timeshares which in itself is flawed if prime week owners don't trade.

The big losers here are the prime fixed week owners. They had nice below market rate vacations. I know how good that feels, we own weeks 4,5,6,7 in south Florida, one of the states along with Hawaii where it works.

 

[Roger830]

Just because that was their intent doesn't mean they succeeded LOL. Anecdotally at least, we've seen quite a lot of evidence that there are still a ton of fixed weeks owners that have not converted their fixed weeks to points, whether via a points conversion or to CWA. I suspect that much of the inventory Wyndham holds are fixed or converted fixed weeks from these resorts. As @comicbookman pointed out, Wyndham cannot simply convert all of this inventory and place it into CWA as doing so would continue to drive up the already relatively high $8.13/1000 points costs. I'm not sure they created this situation per se. That's just a theory you are purporting here. It's entirely possible that despite their best efforts, the low owner occupancy (under the new definition) was already bad enough that Wyndham then decided to simply take back enough additional inventory to tip the scales in their favor to then exit the resorts. Quite frankly, if that was the case, I'd have done the exact same thing.

Actually it does make sense to me. I suspected from the beginning that it's all part of where the business is going in the future.

Over 20 years ago we went to a timeshare presentation in Orlando and were shown big photos of beautiful resorts that we could trade into. Nobody selling for T & L is showing big photos of old resorts from the 80's. They didn't even show them then. Now they don't even want them on the website.

Like others here, my concern is how this will affect availability in the future. There's definitely going to be fewer options in the NE within an easy driving distance.

 

[dioxide45]

It seems that the basic problem is for many locations the fixed week model was never practical. It's been talked about often how unfair it is that all seasons pay the same mf. The developers got away with it by promoting the trading of timeshares which in itself is flawed if prime week owners don't trade.

The big losers here are the prime fixed week owners. They had nice below market rate vacations. I know how good that feels, we own weeks 4,5,6,7 in south Florida, one of the states along with Hawaii where it works.

It should also be noted that many of the weeks Wyndham took back through foreclosure and even many in CWA may be lower season. Making the maintenance fee per 1000 even higher. Many of these timeshare trusts are setup so they can sell off season stuff while promising the best. Owners of lower season weeks were probably more likely to walk away from their timeshare than a prime season week. Those lower season owners saw less value out of the same maintenance fee than a high season week owner did. This is often why pure trust points products, like CWA, tend to have higher than average maintenance fees when looking at deeded week counterparts. We notice this when comparing CWA to CWS and even in the Marriott system when looking at enrolled weeks vs trust points. The trust point fees are bloated because it may be loaded up with more lower season stuff which has a higher MF per point.

 

[CO skier]

Masters Place is one of the HOAs at Wyndham Pagosa. If there are two HOAs involved, I would expect the other to be Elk Run.

The availability for Elk Run has been blocked out beginning the last week of 2025.

 

[CO skier]

I began noting some of the number of units and buildings from paperwork and information posted here just to try and get an idea of total intervals. More for curiosity sake.

Pagossa	Village Pointe
Pagossa	Masters Place Condominiums Property Owners Association, Inc.

Pagosa Village Pointe - 32 two bedroom A/B units in 6 buildings

Pagosa Masters Place - 20 two bedroom non-lockoff units in 2 buildings