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

[paxsarah]

thanks for the information. It sounds like the CWA contract has no stipulations in it for exiting: seems rather open-ended. It surprises me (probably shouldnt) that the contract doesnt stipulate this in lieu of a deed. How can a contract be enforced without a defined option to end the contract?

The contract can be transferred to another person or entity. In this instance, Wyndham has instituted a program where they will facilitate that transfer back to Wyndham itself, entirely on their (ever-changing) terms. For me, that program didn't even exist when I first purchased. My exit plan when I first became an owner was to give my contracts away to another person. Wyndham had no obligation to offer or continue offering an exit program. It was nice that they have - I've used it multiple times when reconfiguring my own ownership. But if it goes away forever or I don't qualify, I go back to my original plan of giving it away to a person.

 

[HitchHiker71]

unfortunately this link provides zero information. what are the costs / limitations / requirements etc. of the exit? I've given up on the Wyndham cares phone line after 3 phone calls totaling 5 hours of hold time without ever getting my call answered. But I'd like to know the details of the exit stategies before I do the swap.

Per your original ask - there is literally no one on this thread, forum, website, or even anyone at Wyndham or T&L, that is going to be able to predict the future a few years from now with respect to the exit program(s) existing or what those exit programs will or not will provide. Your guess is as good as anyone's really. No company is going to write anything into a legally binding contract guaranteeing an exit strategy for an asset that essentially has zero value on the secondary markets. No lawyer in existence is going to sign off on any such guarantee or strategy given no one knows what the future holds. There's actually been efforts to do something like this in Wyndham contracts in the past, via Pathways, and it didn't go well for Wyndham, so I wouldn't expect anything similar to come to fruition contractually based upon the old Wyndham Pathways efforts.

 

[HitchHiker71]

The contract can be transferred to another person or entity. In this instance, Wyndham has instituted a program where they will facilitate that transfer back to Wyndham itself, entirely on their (ever-changing) terms. For me, that program didn't even exist when I first purchased. My exit plan when I first became an owner was to give my contracts away to another person. Wyndham had no obligation to offer or continue offering an exit program. It was nice that they have - I've used it multiple times when reconfiguring my own ownership. But if it goes away forever or I don't qualify, I go back to my original plan of giving it away to a person.

Or worst case - as we always end up stating - just stop paying the MFs. Since there's no underlying deed in play with CWA - typically there's no credit hit unless you still have an outstanding purchase loan for the contract in question - which for this swap offer - would never be the case. This is what we tell folks - just give it away - or if that's not feasible - just stop paying the MFs - and eventually Wyndham will take it back and claim it as a bad debt and attempt to resell that foreclosed inventory anew to another unsuspecting buyer LOL.

 

[roscograves]

Per your original ask - there is literally no one on this thread, forum, website, or even anyone at Wyndham or T&L, that is going to be able to predict the future a few years from now with respect to the exit program(s) existing or what those exit programs will or not will provide. Your guess is as good as anyone's really. No company is going to write anything into a legally binding contract guaranteeing an exit strategy for an asset that essentially has zero value on the secondary markets. No lawyer in existence is going to sign off on any such guarantee or strategy given no one knows what the future holds. There's actually been efforts to do something like this in Wyndham contracts in the past, via Pathways, and it didn't go well for Wyndham, so I wouldn't expect anything similar to come to fruition contractually based upon the old Wyndham Pathways efforts.

Yes, I understand your point from the company side. From a consumer side however I have some heartache signing a contract that commits me to a membership without a defined means of ending the contract. I never considered this before since my ownership was deed based. The only disagreement I have with your comments is that the company should take into consideration in its business plan the likelihood of some customers wanting out and planning for that. No company can boast a 100% customer retention (unless the customer base is a captive group) and the loss of a customer should be a managed business risk . I've had enough business contractual dealings to question the wisdom of such an open-ended commitment on my part - and the fact that the other party is a timeshare company doesn't asuage my fears any. But I guess it is what it is and wont change.

To your later comment... Is it common for people to quit paying MF without a credit hit, or worse being hounded by credit dogs?

 

[jp10558]

Yes, I understand your point from the company side. From a consumer side however I have some heartache signing a contract that commits me to a membership without a defined means of ending the contract. I never considered this before since my ownership was deed based. The only disagreement I have with your comments is that the company should take into consideration in its business plan the likelihood of some customers wanting out and planning for that. No company can boast a 100% customer retention (unless the customer base is a captive group) and the loss of a customer should be a managed business risk . I've had enough business contractual dealings to question the wisdom of such an open-ended commitment on my part - and the fact that the other party is a timeshare company doesn't asuage my fears any. But I guess it is what it is and wont change.

To your later comment... Is it common for people to quit paying MF without a credit hit, or worse being hounded by credit dogs?

You should search / look around TUG. This is discussed all the time and the answer is usually if you don't have a loan, more often than not (at least as far as people reporting on TUG) you don't get a credit hit. You do get hounded by collections, but you just tell them to only contact you by mail and ignore the letters. This isn't to say it's guaranteed, just that it's rare in reports to TUG that you'd take a credit hit. Who knows about the whole gamut of TS defaults though?

Where you almost certainly would take a credit hit is if you defaulted on a loan. I've seen reports of that being like any other credit hit, and I've seen reports that some potential lenders etc will discount timeshare reports on your record. Who knows the reality - I don't think there's enough reports to really say.

On the contract thing, they're all perpetual. TS companies like it, consumers take it or leave it.

 

[paxsarah]

From a consumer side however I have some heartache signing a contract that commits me to a membership without a defined means of ending the contract. I never considered this before since my ownership was deed based.

I'm not sure what the difference is. The means to exit or transfer either type of ownership is essentially the same, except CWA doesn't require the recording of a deed.

 

[HitchHiker71]

Yes, I understand your point from the company side. From a consumer side however I have some heartache signing a contract that commits me to a membership without a defined means of ending the contract. I never considered this before since my ownership was deed based. The only disagreement I have with your comments is that the company should take into consideration in its business plan the likelihood of some customers wanting out and planning for that. No company can boast a 100% customer retention (unless the customer base is a captive group) and the loss of a customer should be a managed business risk . I've had enough business contractual dealings to question the wisdom of such an open-ended commitment on my part - and the fact that the other party is a timeshare company doesn't asuage my fears any. But I guess it is what it is and wont change.

Yes, within the timeshare industry, contracts in perpetuity, until death of the owner(s), resale, or via any other available exit program, are the only options for relief from the MFs. Some timeshare systems are not in perpetuity and do have a defined time period, such as Disney timeshare contracts for example, but the general rule in the timeshare industry IME is that the contracts are in perpetuity. The exception is to have a defined timeline in comparison. That said, there's been a lot of talk about the viability of perpetual ownerships moving forward, given the younger generations are less likely to want to be tied into anything long term or permanent in nature - they are more used to subscription pricing models that are either time defined or have no defined timeline at all - i.e. cancel at any time. There's been talk about what I'd term as timeshare leasing - think about the Discovery type ownerships that were originally meant for people to try out timeshare ownership over a 1-3 year period of time with a static amount of points - with no MF payments or anything in perpetuity. Discovery still costs up front though - it's not like you pay monthly - or something similar to a subscription pricing model. I think what most folks would rather have is a RTU type timeshare subscription option - where you gain access to the Club but for a defined time period and receive an annual points allotment - and you pay the same monthly amount over that defined time period. Something like this would seem to offer up what you're looking for, but we haven't seen wide adoption of this model as yet. Will this change in the future? Maybe, maybe not. Wyndham still seems to be able to sell a lot of VOIs every quarter - it's still their single largest revenue generator by far. That tells me that we won't see adoption of an alternative pricing model until we start seeing actual declines in VOI sales on a persistent basis.

To your later comment... Is it common for people to quit paying MF without a credit hit, or worse being hounded by credit dogs?

Well, it's not uncommon especially within the timeshare vertical at least. Keep in mind that many timeshare companies don't even offer up any exit program like Wyndham. So for folks that own timeshares that have no exit option, they have only two options, sell it, or stop paying the MFs and default on it. I've heard mixed reports on whether people take a credit hit when they stop paying on MFs, so there are no guarantees, but in general, what I've observed is that for non-deeded type ownerships like CWA - when there's no loan - oftentimes there's no credit hit when MFs fall behind. Your MF payments aren't typically tracked or reported to the credit bureaus in the first place, unlike almost all other financial accounts/obligations. The loans are, but not the MFs, at least IME.

 

[hjsweet2002]

Just received our email regarding swap for our contracts at Bentley Brook. Called the number and informed them that we do not want to swap points for BB or Fairfield Glade contract. They will annotate out file and we were informed that we do not need to do anymore. My guess it may be months or years before we hear if we will get any proceeds from the sale of these properties. Not holding our breath for any proceeds lol

 

[afk324]

Received Shawnee RV 2 Options EMail from Wyndham. Includes form to state that CwA point swap acceptable. Letter also states if you do not return form within 30 days we will assume no interest in swap.

 

[Greg G]

I'll validate these assumptions on my upcoming call with Wyndham tomorrow. If anyone has any other outstanding questions that would benefit all impacted owners, please post them here before 1:00pm ET tomorrow.

Can you list the current questions that you have submitted to Wyndham that have not been answered yet?

 

[buckeye479]

Has anyone heard anything about Pagosa Peregrine? It is not one of the HOAs listed on page 1 of this post, but I've received indications that it is part of this closure.
Here are the facts that I'm working with:
1) My wife attended a sales presentation at Fairfield Glade because they promised to share info about the future plans for FFG ( They told her that it may convert to RCI)
2) When they got to the one-on-one sales phase of the meeting, they told her that by the end of the year we would have 0 points. All 4 of our contracts would be gone.
3) Of course, we know that they are professional liars, so we were not concerned. We called Wyndham to get the truth. We expected to hear that Peregrin HOA is unaffected.
BUT - They responded with "YOU HAVEN'T RECEIVED THE SWAP LETTER YET? Then they put me on on hold, and came back with "PLEASE KEEP CHECKING YOUR EMAIL". And confirmed that our contact info in our profile was correct.

I was not at all concerned about losing my small contracts at Patriots Place, or Pagosa Elk Run. We were following up with Wyndham specifically about a large contract for Pagosa Peregrine because we do not want to lose those points. We thought that our Peregrin contract was safe since it is NOT in the list of affected resorts on page 1 of this thread. But based on the conversation with Wyndham customer service. I'm thinking Peregrine may be part of the closures.
Has anyone else heard anything about Pagosa Peregrine?

 

[comicbookman]

Do we have any information on a timeline for refunds of 2026 maintenance fees? I would assume those not taking the CWA trades would receive a check, but for those taking the swap I wonder if a check will be sent, or a credit will be applied toward future maintenance dues.

 

[HitchHiker71]

Has anyone heard anything about Pagosa Peregrine? It is not one of the HOAs listed on page 1 of this post, but I've received indications that it is part of this closure.
Here are the facts that I'm working with:
1) My wife attended a sales presentation at Fairfield Glade because they promised to share info about the future plans for FFG ( They told her that it may convert to RCI)
2) When they got to the one-on-one sales phase of the meeting, they told her that by the end of the year we would have 0 points. All 4 of our contracts would be gone.
3) Of course, we know that they are professional liars, so we were not concerned. We called Wyndham to get the truth. We expected to hear that Peregrin HOA is unaffected.
BUT - They responded with "YOU HAVEN'T RECEIVED THE SWAP LETTER YET? Then they put me on on hold, and came back with "PLEASE KEEP CHECKING YOUR EMAIL". And confirmed that our contact info in our profile was correct.

I was not at all concerned about losing my small contracts at Patriots Place, or Pagosa Elk Run. We were following up with Wyndham specifically about a large contract for Pagosa Peregrine because we do not want to lose those points. We thought that our Peregrin contract was safe since it is NOT in the list of affected resorts on page 1 of this thread. But based on the conversation with Wyndham customer service. I'm thinking Peregrine may be part of the closures.
Has anyone else heard anything about Pagosa Peregrine?

I will inquire about Pagosa Peregrine today - more to come soon.

 

[HitchHiker71]

Do we have any information on a timeline for refunds of 2026 maintenance fees? I would assume those not taking the CWA trades would receive a check, but for those taking the swap I wonder if a check will be sent, or a credit will be applied toward future maintenance dues.

My loose guidance on MF reimbursements is sometime early next year, but that's not official and I could be misremembering, I will follow up today and provide an answer in a subsequent reply and also in the FAQ since many folks want to know more detail on this topic.

EDIT: MF reimbursements will start processing early next year, likely as soon as January timeframe, but it'll be a process that plays out over several months as there are legal and other contributing factors in play for each resort that impact overall timing.

 

[CO skier]

I will inquire about Pagosa Peregrine today - more to come soon.

You might as well ask about Eagles Loft, Ptarmigan and Teal Landing -- the last three at Wyndham Pagosa.

 

[sylviafl]

Fyi - We received an email this week from wyndham that the Ocean Ridge resort at Edisto Beach SC is filing chapter 11 bankruptcy and is closing at the end of the year. I called the number to confirm and yes it is true. They are offering a transfer of ownership points for a annual fee of $8.10/1000 points, based on 2025 fees OR you can wait wait a payout from the settlement. We would not have a deed to any resort only a contract for our current number of points. After careful consideration we are going to elect for the payout and rid ourselves of the monthly fees and the uncertainty of wyndham overall. It is important that I share We bought this fixed week from a family friend in 2005 for $3k and have enjoyed it over the years but feel We aren't really losing very much at this point.

 

[HitchHiker71]

Has anyone heard anything about Pagosa Peregrine? It is not one of the HOAs listed on page 1 of this post, but I've received indications that it is part of this closure.
Here are the facts that I'm working with:
1) My wife attended a sales presentation at Fairfield Glade because they promised to share info about the future plans for FFG ( They told her that it may convert to RCI)
2) When they got to the one-on-one sales phase of the meeting, they told her that by the end of the year we would have 0 points. All 4 of our contracts would be gone.
3) Of course, we know that they are professional liars, so we were not concerned. We called Wyndham to get the truth. We expected to hear that Peregrin HOA is unaffected.
BUT - They responded with "YOU HAVEN'T RECEIVED THE SWAP LETTER YET? Then they put me on on hold, and came back with "PLEASE KEEP CHECKING YOUR EMAIL". And confirmed that our contact info in our profile was correct.

I was not at all concerned about losing my small contracts at Patriots Place, or Pagosa Elk Run. We were following up with Wyndham specifically about a large contract for Pagosa Peregrine because we do not want to lose those points. We thought that our Peregrin contract was safe since it is NOT in the list of affected resorts on page 1 of this thread. But based on the conversation with Wyndham customer service. I'm thinking Peregrine may be part of the closures.
Has anyone else heard anything about Pagosa Peregrine?

Pagosa Peregrine is confirmed as not - NOT - impacted - only the three HOAs listed in the OP are impacted.

 

[paxsarah]

Fyi - We received an email this week from wyndham that the Ocean Ridge resort at Edisto Beach SC is filing chapter 11 bankruptcy and is closing at the end of the year

Can you confirm that this is only the Sea Oaks or Sea Palms HOA?

 

[buckeye479]

Pagosa Peregrine is confirmed as not - NOT - impacted - only the three HOAs listed in the OP are impacted.

That is great news. THANK YOU VERY MUCH

 

[shawnee83]

Received Shawnee RV 2 Options EMail from Wyndham. Includes form to state that CwA point swap acceptable. Letter also states if you do not return form within 30 days we will assume no interest in swap.

Are you a fixed week owner? We are fixed week owners, have zero Wyndham points. Have not received anything yet.

 

[Silverdollar]

Can you confirm that this is only the Sea Oaks or Sea Palms HOA?

I can confirm that Sea Oaks and Sea Palms are the only two sections in Ocean Ridge filing bankruptcy. All others remain under Wyndham. I was there last month and confirmed with OR employees.

 

[hjsweet2002]

Has anyone received the swap email for Wellington place Fairfield Glade TN

 

[paxsarah]

I can confirm that Sea Oaks and Sea Palms are the only two sections in Ocean Ridge filing bankruptcy. All others remain under Wyndham. I was there last month and confirmed with OR employees.

That is my understanding as well and has been confirmed multiple times in this thread since July. I was just trying to clarify the previous poster's statement that "the Ocean Ridge resort at Edisto Beach SC is filing chapter 11 bankruptcy and is closing at the end of the year" without any qualifiers regarding a particular HOA.

 

[HitchHiker71]

Are you a fixed week owner? We are fixed week owners, have zero Wyndham points. Have not received anything yet.

Check your quarantine/spam folders. Search via the sender address listed in the OP. If you own a fixed week at one of the two Shawnee HOAs then what you are describing would be the case since those HOAs have not held votes yet. However, if you own at any of the remaining resorts/HOAs on our list, I can confirm that ALL swap letters for fixed week owners have been sent already. All swap letters, except for the two outstanding Shawnee HOAs, will be disbursed by 11/25 per my meeting with Wyndham yesterday. Most have already been sent. The last tranche of swap letters going out early next week are for BB, which just voted on 11/19, and for owners who held contracts at multiple impacted resorts, since those templates are a bit more complex given multiple impacted contracts are in scope.

If you think you should have received the swap letter email already have haven’t, call the dedicated number listed in the OP and inquire.

Sent from my iPhone using Tapatalk

 

[Arimaas]

Has anyone received the swap email for Wellington place Fairfield Glade TN

I have FG, and pretty sure I am Wellington. I got the email maybe two weeks ago? I posted it here.