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

[HitchHiker71]

Would it make sense to start a new thread to cover the bankruptcy? I just got my proxy from Bentley Brook to vote for/against the Chapter 11. (For the resorts that a closing) Then people who want to discuss all these theories etc can do so here. And those only interested in the Chapter Eleven and final dissolution can move to the new thread.

Thanks

There’s already another thread for discussing legalities and other related topics - feel free to debate the finer points of the bankruptcies on that thread here: https://tugbbs.com/forums/threads/c...ngoing-wyndham-resort-closure-actions.377729/


Sent from my iPhone using Tapatalk

 

[RENTER]

I am a vip, I don't have an issue with some renting, but you were the one whining that they blew up your commercial renting operation. Something you contractually agreed not do. So, after whining that they don't appreciate what you were doing and showing that your word means nothing, you get upset that I don't believe you when you claim you were oh so successful? I say again, if you were so successful and did things so much better, now is your chance to take over the whole operation. Put your money where your mouth is. Og course that won't happen as your fantasy land would fall apart.

they did not stop me or others from renting after we argued we were not a commercial operation. I and others after arguing were then approved to rent on Airbnb. But the end has come for me and others with the closing off these resorts. Our personal use of Wyndham resorts will decline to a trickle. So, we can no longer argue that we are just not renting. So, the system no longer works for us and it is time to walk away. We are not waiting to see if they are going to replace the Northeast resorts.

I shed no tears for you if enough unhappy owners walk away that it drives up your maintenance fees. That meant those owners you despised kept it low for you. Do not think that is not a possibility. Many timeshare owners across all brands are so disgusted that every day more and more are willing to walk away and take the credit score hit

 

[comicbookman]

Actually

they did not stop me or others from renting after we argued we were not a commercial operation. I and others after arguing were then approved to rent on Airbnb. But the end has come for me and others with the closing off these resorts. Our personal use of Wyndham resorts will decline to a trickle. So, we can no longer argue that we are just not renting. So, the system no longer works for us and it is time to walk away. We are not waiting to see if they are going to replace the Northeast resorts.

I shed no tears for you if enough unhappy owners walk away that it drives up your maintenance fees. That meant those owners you despised kept it low for you. Do not think that is not a possibility. Many timeshare owners across all brands are so disgusted that every day more and more are willing to walk away and take the credit score hit

I think things will be just fine without you. So now you claim Wyndham had an agreement with you. You embellish every time someone calls you out. I sincerely doubt that if your actions were keeping unprofitable resorts alive beyond their time your exit will drive up maintenance costs. More likely the opposite. Anyway, you and your Phantom consortium won't be missed.

 

[Purduece]

There’s already another thread for discussing legalities and other related topics - feel free to debate the finer points of the bankruptcies on that thread here: https://tugbbs.com/forums/threads/c...ngoing-wyndham-resort-closure-actions.377729/


Sent from my iPhone using Tapatalk

I propose to update the chart for Bentley Brook with the following or similar:

Oct 14 Vote was made to remove unanimous consent for sale. Wyndham owns a majority so it was predetermined.

Oct 30 meeting scheduled to approve the Chapter 11 Bankruptcy, Hiring a Realtor and subsequent sale.

Shortly thereafter the resort will be sold. Resort will be closed 12/31/25.

All of this could theoretically happen in time for the new owners of the resort to reopen on January 1 but they can’t make any representations of what will happen yet. The resort has proposed $13.2 million in repairs and upgrades but costs are expected to be higher.

FYI There are 5 buildings and 152 units at Bentley Brook this equates to $87K per unit for the $13.2 million in repairs. About $1,670 per interval week.

 

[shawnee83]

Regarding Shawnee, does anyone know what the "Valley View" units in the area of Ridge Top Village are? Somebody mentioned reserved parking signs; I saw those in an area of Ridge Top. There are a few "VV" units sprinkled in around the RT units. Are these part of Wyndham?

 

[shawnee83]

Here are my notes from yesterday's meeting... was going to attach as a file but can't figure out how to get my personal info out of the properties. Some names are as heard, may not be accurate. Much of this is very similar to what others have reported from other HOA meetings at impacted Wyndham properties. Some key points are underlined

River Village Phase IIIB Owners Association Special Meeting 2 PM 20 October 2025
Lenape Room, Recreation Center

Nine people on the dais including KL Gates rep, Hilco rep, Wyndham rep, Management company GM (Greg Huffman), HOA (Brian Wilson, VP?), “Ashley” from the staff

Carol Martin. President of HOA Board of Directors, attending online via Zoom, convened the meeting, said the purpose was to discuss the sale of the resort.

Dan Eliades, KL Gates (law firm advising the process)
Mr. Eliades introduced himself as a “Restructuring Lawyer.” Said he would discuss how to sell the property. He mentioned Jeff Durney, counsel to the board, who would continue to be involved.

Slide: “Governance Overview”
This slide covered the HOA rules and regulations leading to this meeting. Showed that 60.21% controlled by Wyndham/Worldmark. They are the ones who requested the meeting. The Board of Directors (BOD) approved

Slide: “Purpose of Special Meeting”
2024-25 occupancy 46.6% (meaning over 50% vacant)
Numerous upgrades needed to common areas (reception area and rec center) alone, including parking lots/sidewalks for ADA compliance. There is a planned telephone/Internet upgrade about $500K (note: I’m staying in a Ridge Top unit and the landline doesn’t work, the front desk said there are a lot of problems with the phones).
A total of $47M upgrades across all of Shawnee; River Village II share of common area upgrades $22M. The HOA has about $9.6M budgeted for 2026-27 upgrades. The current Reserve Fund is about $7M. The balance would need to come from increased maintenance fees and special assessments.
Mr Eliades noted that the bankruptcy would be filed by the HOA, not an individual. No individual would take a credit hit for the bankruptcy.

Slide: “Options for Sale”
Impractical to pursue unanimous consent in a timely manner.
Could pursue a State Partition Action but this will take time (didn’t say how much)
Federal bankruptcy is faster (twice as fast as state action but again, did not give a specific estimate of how long)
The faster we get to a sale, the less has to be spent on maintenance. (note: I guess even if nobody is staying there some maintenance still has to be performed)
It is more common to sell out of bankruptcy proceedings than state court action.

Slide: “Bankruptcy Events”
Terminate timeshare plan at closing (of bankruptcy?)
Distribute proceeds of sale to creditors and then to owners (same with reserve fund)

Slide: “Post Bankruptcy Operations”
Owners will receive bankruptcy notice via mail/email. Bankruptcy will be filed in Wilkes-Barre PA (presumably in Federal court). A website will be set up to communicate details of the bankruptcy proceedings.

Slide: "Consequences of a Sale"
Noted that there will be an offer from Club Wyndham to convert ownership to Club Wyndham Access (CWA) points in lieu of receiving proceeds from the sale. Covered in a separate presentation. Stressed that this is completely separate from the bankruptcy/sale process and is totally voluntary.

Hilco Real Estate presentation (Jordan Sheck, which is not the name on the slides)
Property facts (see below)
Prefer to sell as one parcel. May need to sell in sections, but will not sell individual buildings.
“Managed Bid Process” to get best offer... potential buyers bid against each other
Buyer could be another hospitality operator, or someone who wants to sell individual units as condos. Right now there are no potential buyers identified, have not started marketing yet.
Have been working with appraisers, current working estimate is $13-14 million for the entire Shawnee resort

Club Wyndham (Erica Stephens, online/Zoom)
No cost to convert to Club Wyndham Access (CWA) points. (note: as opposed to exorbitant prices from sales pitches I've attended)
Owners will receive separate communication with offer (note: few details during meeting but each owner's situation will be different)

Question & Answer session (this is only a partial list)

Q: What if nobody buys the property?
A: (Eliades, KL Gates) We don’t think that will happen, but at that point the HOA could “pivot” and figure out how to proceed.

Q: What happens to my deed?
A: (Eliades) “The deed will be extinguished out of sale.” (not sure what exactly this means but basically the deed is wiped out as a result of all these actions)

Q: (long rambling discussion which asked about the maintenance plan)
A: (Brian Wilson, HOA BOD VP) There is a 30 year maintenance plan which is part of the reserve study (apparently in reference to the reserve fund)

---
Property Information (from the Hilco presentation)
Note: this is from cell phone imagery, may be some errors

Property Name & Address
Club Wyndham Shawnee Village
5255 Buttermilk Falls Road
East Stroudsburg PA
Property Description
Shawnee Village consists of over 200 acres and 580 units built in the 1980’s and situated in ten regions in the Pocono Mountains. Unit size varies from one bedroom units in attached buildings to four bedroom detached housing. (ten regions are described in table below)
The resort includes a miniature course [sic], recreational/reception building with an indoor, sports court and exercise area. There are outdoor pool and tennis court areas as well as on-site laundry and maintenance facility.
Property Overview
580 Units
668,303 sq ft of NRA (Net Rentable Area)
Over 200 acres of land
Connecting One, Two, Three and Four bedroom units
Common area amenities including an indoor/outdoor pools, tennis courts, cook-out areas, indoor sports court and other resort style amenities
Note: the cell phone picture was not clear, numbers below may have errors

Unit Type	No. Of Units	Average Unit Size	NRA (ft2)
River Village – 2 BR	36	1200	29600
River Village Phase 2B – 2 BR	132	1200	245200
Fairway House – 1 BR	30	960	8600
Fairway House – 2 BR	29	1200	44304
Depuy House – 1 BR	7	800	5600
Depuy House – 2 BR	66	1200	79200
Ridge Top Village – 2 BR	205	1200	235955
Ridge Top Village – 2 BR Deluxe	44	1200	50520
Ridge Top Crestview – 4 BR Pres	3	2294	6352
Ridge Top Crestview – 2 BR	28	1144	40472
Total/Average	580	1180	648200

 

[Arimaas]

Here are my notes from yesterday's meeting... was going to attach as a file but can't figure out how to get my personal info out of the properties. Some names are as heard, may not be accurate. Much of this is very similar to what others have reported from other HOA meetings at impacted Wyndham properties. Some key points are underlined

River Village Phase IIIB Owners Association Special Meeting 2 PM 20 October 2025
Lenape Room, Recreation Center

Nine people on the dais including KL Gates rep, Hilco rep, Wyndham rep, Management company GM (Greg Huffman), HOA (Brian Wilson, VP?), “Ashley” from the staff

Carol Martin. President of HOA Board of Directors, attending online via Zoom, convened the meeting, said the purpose was to discuss the sale of the resort.

Dan Eliades, KL Gates (law firm advising the process)
Mr. Eliades introduced himself as a “Restructuring Lawyer.” Said he would discuss how to sell the property. He mentioned Jeff Durney, counsel to the board, who would continue to be involved.

Slide: “Governance Overview”
This slide covered the HOA rules and regulations leading to this meeting. Showed that 60.21% controlled by Wyndham/Worldmark. They are the ones who requested the meeting. The Board of Directors (BOD) approved

Slide: “Purpose of Special Meeting”
2024-25 occupancy 46.6% (meaning over 50% vacant)
Numerous upgrades needed to common areas (reception area and rec center) alone, including parking lots/sidewalks for ADA compliance. There is a planned telephone/Internet upgrade about $500K (note: I’m staying in a Ridge Top unit and the landline doesn’t work, the front desk said there are a lot of problems with the phones).
A total of $47M upgrades across all of Shawnee; River Village II share of common area upgrades $22M. The HOA has about $9.6M budgeted for 2026-27 upgrades. The current Reserve Fund is about $7M. The balance would need to come from increased maintenance fees and special assessments.
Mr Eliades noted that the bankruptcy would be filed by the HOA, not an individual. No individual would take a credit hit for the bankruptcy.

Slide: “Options for Sale”
Impractical to pursue unanimous consent in a timely manner.
Could pursue a State Partition Action but this will take time (didn’t say how much)
Federal bankruptcy is faster (twice as fast as state action but again, did not give a specific estimate of how long)
The faster we get to a sale, the less has to be spent on maintenance. (note: I guess even if nobody is staying there some maintenance still has to be performed)
It is more common to sell out of bankruptcy proceedings than state court action.

Slide: “Bankruptcy Events”
Terminate timeshare plan at closing (of bankruptcy?)
Distribute proceeds of sale to creditors and then to owners (same with reserve fund)

Slide: “Post Bankruptcy Operations”
Owners will receive bankruptcy notice via mail/email. Bankruptcy will be filed in Wilkes-Barre PA (presumably in Federal court). A website will be set up to communicate details of the bankruptcy proceedings.

Slide: "Consequences of a Sale"
Noted that there will be an offer from Club Wyndham to convert ownership to Club Wyndham Access (CWA) points in lieu of receiving proceeds from the sale. Covered in a separate presentation. Stressed that this is completely separate from the bankruptcy/sale process and is totally voluntary.

Hilco Real Estate presentation (Jordan Sheck, which is not the name on the slides)
Property facts (see below)
Prefer to sell as one parcel. May need to sell in sections, but will not sell individual buildings.
“Managed Bid Process” to get best offer... potential buyers bid against each other
Buyer could be another hospitality operator, or someone who wants to sell individual units as condos. Right now there are no potential buyers identified, have not started marketing yet.
Have been working with appraisers, current working estimate is $13-14 million for the entire Shawnee resort

Club Wyndham (Erica Stephens, online/Zoom)
No cost to convert to Club Wyndham Access (CWA) points. (note: as opposed to exorbitant prices from sales pitches I've attended)
Owners will receive separate communication with offer (note: few details during meeting but each owner's situation will be different)

Question & Answer session (this is only a partial list)

Q: What if nobody buys the property?
A: (Eliades, KL Gates) We don’t think that will happen, but at that point the HOA could “pivot” and figure out how to proceed.

Q: What happens to my deed?
A: (Eliades) “The deed will be extinguished out of sale.” (not sure what exactly this means but basically the deed is wiped out as a result of all these actions)

Q: (long rambling discussion which asked about the maintenance plan)
A: (Brian Wilson, HOA BOD VP) There is a 30 year maintenance plan which is part of the reserve study (apparently in reference to the reserve fund)

---
Property Information (from the Hilco presentation)
Note: this is from cell phone imagery, may be some errors

Property Name & Address
Club Wyndham Shawnee Village
5255 Buttermilk Falls Road
East Stroudsburg PA
Property Description
Shawnee Village consists of over 200 acres and 580 units built in the 1980’s and situated in ten regions in the Pocono Mountains. Unit size varies from one bedroom units in attached buildings to four bedroom detached housing. (ten regions are described in table below)
The resort includes a miniature course [sic], recreational/reception building with an indoor, sports court and exercise area. There are outdoor pool and tennis court areas as well as on-site laundry and maintenance facility.
Property Overview
580 Units
668,303 sq ft of NRA (Net Rentable Area)
Over 200 acres of land
Connecting One, Two, Three and Four bedroom units
Common area amenities including an indoor/outdoor pools, tennis courts, cook-out areas, indoor sports court and other resort style amenities
Note: the cell phone picture was not clear, numbers below may have errors

Unit Type	No. Of Units	Average Unit Size	NRA (ft2)
River Village – 2 BR	36	1200	29600
River Village Phase 2B – 2 BR	132	1200	245200
Fairway House – 1 BR	30	960	8600
Fairway House – 2 BR	29	1200	44304
Depuy House – 1 BR	7	800	5600
Depuy House – 2 BR	66	1200	79200
Ridge Top Village – 2 BR	205	1200	235955
Ridge Top Village – 2 BR Deluxe	44	1200	50520
Ridge Top Crestview – 4 BR Pres	3	2294	6352
Ridge Top Crestview – 2 BR	28	1144	40472
Total/Average	680	1180	648200

Thank you. This obviously took a lot of time to compile and was interesting to read.

 

[HitchHiker71]

I propose to update the chart for Bentley Brook with the following or similar:

Oct 14 Vote was made to remove unanimous consent for sale. Wyndham owns a majority so it was predetermined.

Oct 30 meeting scheduled to approve the Chapter 11 Bankruptcy, Hiring a Realtor and subsequent sale.

Shortly thereafter the resort will be sold. Resort will be closed 12/31/25.

All of this could theoretically happen in time for the new owners of the resort to reopen on January 1 but they can’t make any representations of what will happen yet. The resort has proposed $13.2 million in repairs and upgrades but costs are expected to be higher.

FYI There are 5 buildings and 152 units at Bentley Brook this equates to $87K per unit for the $13.2 million in repairs. About $1,670 per interval week.

Thanks for sharing. We aren't inserting predictive verbiage of any kind with respect to timelines or sales activities into our tracking table to be clear. We're simply reporting the facts. With that in mind, I've updated our OP tracker accordingly. Thanks again. I will actually be up at BB from 10/24-10/31 - so who knows, maybe I'll duck into the onsite meeting on 10/30 if they will permit me to do so - provided the meeting is onsite that is.

 

[HitchHiker71]

Here are my notes from yesterday's meeting... was going to attach as a file but can't figure out how to get my personal info out of the properties. Some names are as heard, may not be accurate. Much of this is very similar to what others have reported from other HOA meetings at impacted Wyndham properties. Some key points are underlined

River Village Phase IIIB Owners Association Special Meeting 2 PM 20 October 2025
Lenape Room, Recreation Center

Nine people on the dais including KL Gates rep, Hilco rep, Wyndham rep, Management company GM (Greg Huffman), HOA (Brian Wilson, VP?), “Ashley” from the staff

Carol Martin. President of HOA Board of Directors, attending online via Zoom, convened the meeting, said the purpose was to discuss the sale of the resort.

Dan Eliades, KL Gates (law firm advising the process)
Mr. Eliades introduced himself as a “Restructuring Lawyer.” Said he would discuss how to sell the property. He mentioned Jeff Durney, counsel to the board, who would continue to be involved.

Slide: “Governance Overview”
This slide covered the HOA rules and regulations leading to this meeting. Showed that 60.21% controlled by Wyndham/Worldmark. They are the ones who requested the meeting. The Board of Directors (BOD) approved

Slide: “Purpose of Special Meeting”
2024-25 occupancy 46.6% (meaning over 50% vacant)
Numerous upgrades needed to common areas (reception area and rec center) alone, including parking lots/sidewalks for ADA compliance. There is a planned telephone/Internet upgrade about $500K (note: I’m staying in a Ridge Top unit and the landline doesn’t work, the front desk said there are a lot of problems with the phones).
A total of $47M upgrades across all of Shawnee; River Village II share of common area upgrades $22M. The HOA has about $9.6M budgeted for 2026-27 upgrades. The current Reserve Fund is about $7M. The balance would need to come from increased maintenance fees and special assessments.
Mr Eliades noted that the bankruptcy would be filed by the HOA, not an individual. No individual would take a credit hit for the bankruptcy.

Slide: “Options for Sale”
Impractical to pursue unanimous consent in a timely manner.
Could pursue a State Partition Action but this will take time (didn’t say how much)
Federal bankruptcy is faster (twice as fast as state action but again, did not give a specific estimate of how long)
The faster we get to a sale, the less has to be spent on maintenance. (note: I guess even if nobody is staying there some maintenance still has to be performed)
It is more common to sell out of bankruptcy proceedings than state court action.

Slide: “Bankruptcy Events”
Terminate timeshare plan at closing (of bankruptcy?)
Distribute proceeds of sale to creditors and then to owners (same with reserve fund)

Slide: “Post Bankruptcy Operations”
Owners will receive bankruptcy notice via mail/email. Bankruptcy will be filed in Wilkes-Barre PA (presumably in Federal court). A website will be set up to communicate details of the bankruptcy proceedings.

Slide: "Consequences of a Sale"
Noted that there will be an offer from Club Wyndham to convert ownership to Club Wyndham Access (CWA) points in lieu of receiving proceeds from the sale. Covered in a separate presentation. Stressed that this is completely separate from the bankruptcy/sale process and is totally voluntary.

Hilco Real Estate presentation (Jordan Sheck, which is not the name on the slides)
Property facts (see below)
Prefer to sell as one parcel. May need to sell in sections, but will not sell individual buildings.
“Managed Bid Process” to get best offer... potential buyers bid against each other
Buyer could be another hospitality operator, or someone who wants to sell individual units as condos. Right now there are no potential buyers identified, have not started marketing yet.
Have been working with appraisers, current working estimate is $13-14 million for the entire Shawnee resort

Club Wyndham (Erica Stephens, online/Zoom)
No cost to convert to Club Wyndham Access (CWA) points. (note: as opposed to exorbitant prices from sales pitches I've attended)
Owners will receive separate communication with offer (note: few details during meeting but each owner's situation will be different)

Question & Answer session (this is only a partial list)

Q: What if nobody buys the property?
A: (Eliades, KL Gates) We don’t think that will happen, but at that point the HOA could “pivot” and figure out how to proceed.

Q: What happens to my deed?
A: (Eliades) “The deed will be extinguished out of sale.” (not sure what exactly this means but basically the deed is wiped out as a result of all these actions)

Q: (long rambling discussion which asked about the maintenance plan)
A: (Brian Wilson, HOA BOD VP) There is a 30 year maintenance plan which is part of the reserve study (apparently in reference to the reserve fund)

---
Property Information (from the Hilco presentation)
Note: this is from cell phone imagery, may be some errors

Property Name & Address
Club Wyndham Shawnee Village
5255 Buttermilk Falls Road
East Stroudsburg PA
Property Description
Shawnee Village consists of over 200 acres and 580 units built in the 1980’s and situated in ten regions in the Pocono Mountains. Unit size varies from one bedroom units in attached buildings to four bedroom detached housing. (ten regions are described in table below)
The resort includes a miniature course [sic], recreational/reception building with an indoor, sports court and exercise area. There are outdoor pool and tennis court areas as well as on-site laundry and maintenance facility.
Property Overview
580 Units
668,303 sq ft of NRA (Net Rentable Area)
Over 200 acres of land
Connecting One, Two, Three and Four bedroom units
Common area amenities including an indoor/outdoor pools, tennis courts, cook-out areas, indoor sports court and other resort style amenities
Note: the cell phone picture was not clear, numbers below may have errors

Unit Type	No. Of Units	Average Unit Size	NRA (ft2)
River Village – 2 BR	36	1200	29600
River Village Phase 2B – 2 BR	132	1200	245200
Fairway House – 1 BR	30	960	8600
Fairway House – 2 BR	29	1200	44304
Depuy House – 1 BR	7	800	5600
Depuy House – 2 BR	66	1200	79200
Ridge Top Village – 2 BR	205	1200	235955
Ridge Top Village – 2 BR Deluxe	44	1200	50520
Ridge Top Crestview – 4 BR Pres	3	2294	6352
Ridge Top Crestview – 2 BR	28	1144	40472
Total/Average	680	1180	648200

Excellent summary - I've linked directly to your post in the OP tracker for this HOA.

 

[HitchHiker71]

Update for Shawnee River Village.

Source: https://www.facebook.com/share/p/19rPK6AiSd/

NOTE - the text below is not my post, I am copying the text in case the post on Facebook is deleted or removed in the future. There are presentation screenshots supplementing her text on the FB post.

==
My husband and I attended a meeting today for our HOA (River Village, overlooking the golf course)
There were speakers from K&L Gates (the law firm representing the associations) and Hilco Real Estate, and a representative of Club Wyndham. The meeting was about 2 hours, and followed a same or similar meeting before it - as we waited to enter, and the other owners came out, they were all shaking their heads, and some saying "Wyndham screwed us!" So we didn't have high hopes going in, unfortunately.
There was a lot of information. Here is my takeaway....
Apparently this all came about (or was announced) in July, and our HOA representative was blindsided by the whole thing, as we all have been. Bottom line is, Wyndham controls 61% and as of the end of December, they are out and the resort will be closed. Without a managing corporation to run it, we are at a loss, and as of now there is no one coming forward to take over. They are siting the need for renovations and ADA compliance that will cost millions for the entirety of the property (approx $3 million for River Village alone)
In the last couple of years, occupancy is way down (32%) with 2/3 of units vacant. An increase in maintenance fees would only bring more delinquency and continue to bring us down.
Declaring bankruptcy would be the most efficient way to go forward with sale - the funds that the association has in reserve (for river village that is approximately 2 million right now) would be used for upkeep of the property during the period of time it takes to sell, and anything leftover would go back to owners.
Anyone who still has weeks between now and the end of December can use them. If you have prepaid your maintenance fee for 2026 (without banking your week) you can get that refunded. If you have banked the 2026 week, you still have the option of using it elsewhere, so no refund.
Hilco Real estate estimates the value of the entire property at about 13 to 14 million. It could be sold in entirety, or in lots, we don't know what will happen.
They mentioned an email being sent out soon with more information and a phone number to call...
Wyndham is offering a "swap" deal - you can opt for a share of the eventual sale, OR "Club Wyndham Access" - a 1 for 1 swap of your current points, or if you have a fixed week (no points) they will calculate points value based on your week and size of unit.
So, the place is closing and being sold, no matter what. The meeting and "voting" was informational but does not change the outcome.
We (my family) do plan to take whatever payout there will be (have no use for Wyndham after all this) and will continue to visit the area and patronize all the local spots we've come to enjoy - and hope that they all stay in business after this devastating loss.
Very curious to see how it all pans out - I would hope for another "hospitality" group taking over so that we can still have the opportunity to visit and enjoy our beloved Shawnee Village.
I am attaching pictures of slides that were shown during the meeting. I have said all I can remember, in the way that I processed the information given. If anyone else attended this, or another HOA meeting and has more information, or can clarify or correct if I got anything wrong, please share. I'm sure many will still have questions, and I don't know if I will have answers, sorry , I did the best I could

Thanks for sharing - I've linked to your post for the RV HOA in the OP tracker table.

 

[chapjim]

Here are my notes from yesterday's meeting... was going to attach as a file but can't figure out how to get my personal info out of the properties. Some names are as heard, may not be accurate. Much of this is very similar to what others have reported from other HOA meetings at impacted Wyndham properties. Some key points are underlined

River Village Phase IIIB Owners Association Special Meeting 2 PM 20 October 2025
Lenape Room, Recreation Center

Nine people on the dais including KL Gates rep, Hilco rep, Wyndham rep, Management company GM (Greg Huffman), HOA (Brian Wilson, VP?), “Ashley” from the staff

Carol Martin. President of HOA Board of Directors, attending online via Zoom, convened the meeting, said the purpose was to discuss the sale of the resort.

Dan Eliades, KL Gates (law firm advising the process)
Mr. Eliades introduced himself as a “Restructuring Lawyer.” Said he would discuss how to sell the property. He mentioned Jeff Durney, counsel to the board, who would continue to be involved.

Slide: “Governance Overview”
This slide covered the HOA rules and regulations leading to this meeting. Showed that 60.21% controlled by Wyndham/Worldmark. They are the ones who requested the meeting. The Board of Directors (BOD) approved

Slide: “Purpose of Special Meeting”
2024-25 occupancy 46.6% (meaning over 50% vacant)
Numerous upgrades needed to common areas (reception area and rec center) alone, including parking lots/sidewalks for ADA compliance. There is a planned telephone/Internet upgrade about $500K (note: I’m staying in a Ridge Top unit and the landline doesn’t work, the front desk said there are a lot of problems with the phones).
A total of $47M upgrades across all of Shawnee; River Village II share of common area upgrades $22M. The HOA has about $9.6M budgeted for 2026-27 upgrades. The current Reserve Fund is about $7M. The balance would need to come from increased maintenance fees and special assessments.
Mr Eliades noted that the bankruptcy would be filed by the HOA, not an individual. No individual would take a credit hit for the bankruptcy.

Slide: “Options for Sale”
Impractical to pursue unanimous consent in a timely manner.
Could pursue a State Partition Action but this will take time (didn’t say how much)
Federal bankruptcy is faster (twice as fast as state action but again, did not give a specific estimate of how long)
The faster we get to a sale, the less has to be spent on maintenance. (note: I guess even if nobody is staying there some maintenance still has to be performed)
It is more common to sell out of bankruptcy proceedings than state court action.

Slide: “Bankruptcy Events”
Terminate timeshare plan at closing (of bankruptcy?)
Distribute proceeds of sale to creditors and then to owners (same with reserve fund)

Slide: “Post Bankruptcy Operations”
Owners will receive bankruptcy notice via mail/email. Bankruptcy will be filed in Wilkes-Barre PA (presumably in Federal court). A website will be set up to communicate details of the bankruptcy proceedings.

Slide: "Consequences of a Sale"
Noted that there will be an offer from Club Wyndham to convert ownership to Club Wyndham Access (CWA) points in lieu of receiving proceeds from the sale. Covered in a separate presentation. Stressed that this is completely separate from the bankruptcy/sale process and is totally voluntary.

Hilco Real Estate presentation (Jordan Sheck, which is not the name on the slides)
Property facts (see below)
Prefer to sell as one parcel. May need to sell in sections, but will not sell individual buildings.
“Managed Bid Process” to get best offer... potential buyers bid against each other
Buyer could be another hospitality operator, or someone who wants to sell individual units as condos. Right now there are no potential buyers identified, have not started marketing yet.
Have been working with appraisers, current working estimate is $13-14 million for the entire Shawnee resort

Club Wyndham (Erica Stephens, online/Zoom)
No cost to convert to Club Wyndham Access (CWA) points. (note: as opposed to exorbitant prices from sales pitches I've attended)
Owners will receive separate communication with offer (note: few details during meeting but each owner's situation will be different)

Question & Answer session (this is only a partial list)

Q: What if nobody buys the property?
A: (Eliades, KL Gates) We don’t think that will happen, but at that point the HOA could “pivot” and figure out how to proceed.

Q: What happens to my deed?
A: (Eliades) “The deed will be extinguished out of sale.” (not sure what exactly this means but basically the deed is wiped out as a result of all these actions)

Q: (long rambling discussion which asked about the maintenance plan)
A: (Brian Wilson, HOA BOD VP) There is a 30 year maintenance plan which is part of the reserve study (apparently in reference to the reserve fund)

---
Property Information (from the Hilco presentation)
Note: this is from cell phone imagery, may be some errors

Property Name & Address
Club Wyndham Shawnee Village
5255 Buttermilk Falls Road
East Stroudsburg PA
Property Description
Shawnee Village consists of over 200 acres and 580 units built in the 1980’s and situated in ten regions in the Pocono Mountains. Unit size varies from one bedroom units in attached buildings to four bedroom detached housing. (ten regions are described in table below)
The resort includes a miniature course [sic], recreational/reception building with an indoor, sports court and exercise area. There are outdoor pool and tennis court areas as well as on-site laundry and maintenance facility.
Property Overview
580 Units
668,303 sq ft of NRA (Net Rentable Area)
Over 200 acres of land
Connecting One, Two, Three and Four bedroom units
Common area amenities including an indoor/outdoor pools, tennis courts, cook-out areas, indoor sports court and other resort style amenities
Note: the cell phone picture was not clear, numbers below may have errors

Unit Type	No. Of Units	Average Unit Size	NRA (ft2)
River Village – 2 BR	36	1200	29600
River Village Phase 2B – 2 BR	132	1200	245200
Fairway House – 1 BR	30	960	8600
Fairway House – 2 BR	29	1200	44304
Depuy House – 1 BR	7	800	5600
Depuy House – 2 BR	66	1200	79200
Ridge Top Village – 2 BR	205	1200	235955
Ridge Top Village – 2 BR Deluxe	44	1200	50520
Ridge Top Crestview – 4 BR Pres	3	2294	6352
Ridge Top Crestview – 2 BR	28	1144	40472
Total/Average	680 580	1180	648200

Total/Average No. of Units is 580, as noted in the Property Overview, not 680.

 

[HitchHiker71]

Total/Average No. of Units is 580, as noted in the Property Overview, not 680.

Change made.

 

[dioxide45]

Right now there are no potential buyers identified, have not started marketing yet.

So buyers don't seem to already be lined up by Wyndham as some speculated, much earlier, in this thread. Not even a stalking horse bidder. Unless they go through auction, some of these properties could be on the resale market for years.

 

[HitchHiker71]

So buyers don't seem to already be lined up by Wyndham as some speculated, much earlier, in this thread. Not even a stalking horse bidder. Unless they go through auction, some of these properties could be on the resale market for years.

That presumption was based upon the premise that Wyndham was planning these exits for many years, which we've all since learned was not the case. This planning didn't really start until earlier this year in earnest, when the Wyndham ELT decided they were no longer willing to take on legacy inventories from these resorts that kept the HOAs afloat. It's therefore likely that these resorts won't sell very quickly, especially given where commercial mortgage rates sit at present. That is unless they let these properties go for fire sale rates of course, and even then, who knows really. Only time will tell how this all bakes out moving into 2026 once the bankruptcy proceedings are further along.

 

[allyson.g.crawford]

Still really struggling with Bentley Brook being on this list of 14. Has anyone seen numbers as far as occupancy rates, etc? I continue to be shocked that they are exiting this property. I can't speak to others resorts, but still struggling to understand this one.

I'd love to see the accounts for reserve fund at Bentley Brook for past 5 years, what happens to all of the property inside each unit?

 

[shawneeowners]

Regarding Shawnee, does anyone know what the "Valley View" units in the area of Ridge Top Village are? Somebody mentioned reserved parking signs; I saw those in an area of Ridge Top. There are a few "VV" units sprinkled in around the RT units. Are these part of Wyndham?

VV are townhouse units not affiliated with Wyndham/ timeshare. Some people live in these units year round.

These are permanent ownership units, hence the parking

 

[comicbookman]

So buyers don't seem to already be lined up by Wyndham as some speculated, much earlier, in this thread. Not even a stalking horse bidder. Unless they go through auction, some of these properties could be on the resale market for years.

The realter presentation for the glade said they prefer the stalking horse model for sale and their first priority was to find a stalking horse bidder. We will see how that goes.

 

[dioxide45]

The realter presentation for the glade said they prefer the stalking horse model for sale and their first priority was to find a stalking horse bidder. We will see how that goes.

Perhaps it wasn't the same presenter from the post I quoted, but the association of River Village IIIB is also part of Glade which is where I quoted the text from indicating they don't even have a stalking horse. It will be interesting to see what kind of demand they will have for some of these properties given the current market conditions.

 

[comicbookman]

Perhaps it wasn't the same presenter from the post I quoted, but the association of River Village IIIB is also part of Glade which is where I quoted the text from indicating they don't even have a stalking horse. It will be interesting to see what kind of demand they will have for some of these properties given the current market conditions.

You misunderstand, they did not say they had a stalking horse, just that was one of the first things they intended to take care of, if possible.

 

[HitchHiker71]

VV are townhouse units not affiliated with Wyndham/ timeshare. Some people live in these units year round.

These are permanent ownership units, hence the parking

There are also whole interval owners in and around this same section that are part of the HOAs - these units are likely the reason two of the HOAs do not yet have votes scheduled - there are inherent complexities involved with the whole interval owners in these HOAs as a result.


Sent from my iPhone using Tapatalk

 

[hjsweet2002]

I propose to update the chart for Bentley Brook with the following or similar:

Oct 14 Vote was made to remove unanimous consent for sale. Wyndham owns a majority so it was predetermined.

Oct 30 meeting scheduled to approve the Chapter 11 Bankruptcy, Hiring a Realtor and subsequent sale.

Shortly thereafter the resort will be sold. Resort will be closed 12/31/25.

All of this could theoretically happen in time for the new owners of the resort to reopen on January 1 but they can’t make any representations of what will happen yet. The resort has proposed $13.2 million in repairs and upgrades but costs are expected to be higher.

FYI There are 5 buildings and 152 units at Bentley Brook this equates to $87K per unit for the $13.2 million in repairs. About $1,670 per interval week.

 

[hjsweet2002]

BB has been going under major renovations. Recently they made the main building up to state codes with more handicap rooms to include audio/visual handicap rooms.

 

[Silverdollar]

There was an announcement released that Wyndham will be adding the Sports Illustrated resorts which are/will be located in college towns.

Sports Illustrated Resorts and Travel + Leisure Team Up

Sports Illustrated Resorts and Travel + Leisure join forces unveiling a game-changing partnership.

www.travelandleisureco.com

This afternoon, Travel and Leisure CEO Michael Brown was interviewed on CNBC as T&L stock was soaring at 15.3% intra day. Here is why it is soaring today.

Why Is Travel + Leisure (TNL) Stock Soaring Today

Why Is Travel + Leisure (TNL) Stock Soaring Today

markets.financialcontent.com

 

[dioxide45]

This afternoon, Travel and Leisure CEO Michael Brown was interviewed on CNBC as T&L stock was soaring at 15.3% intra day. Here is why it is soaring today.

Why Is Travel + Leisure (TNL) Stock Soaring Today

Why Is Travel + Leisure (TNL) Stock Soaring Today

markets.financialcontent.com

Their sales are up. Seems we aren't doing a good enough job persuading people to buy resale...

 

[Silverdollar]

Their sales are up. Seems we aren't doing a good enough job persuading people to buy resale...

Believe me, I am not a Wyndham apologist, but without people buying retail, Wyndham does not exist and we don't benefit from our ownership.