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

[Arimaas]

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For future reference, this data is tracked in the TUG MF sheet linked here - always at the bottom of the first sheet: https://docs.google.com/spreadsheets/d/1mRNaOwfYAl-E5b5GbVSTUwDrqcPelxYxPsNSYmvbX80/edit?gid=0#gid=0

Until the contracts are actually removed from the accounts, the numbers aren't going to adjust - that's just how the system works. I'd assume that once the contract is removed, the recalculation will occur, and your monthly payment will then adjust down accordingly - so owners will either receive a one-time credit - or that same amount will be divided up over the remaining monthly payments for the year in scope. I'd surmise it will be the latter - but only time will tell. I can certainly inquire if needed.

EDIT: Actually from what I’ve learned the contracts will not actually be removed from the accounts until the resort disposition occurs. The contracts will be essentially made inactive after 12/31/2025 when the resorts cease operations and are removed from CW. Once this process occurs, the financials within all impacted accounts will adjust. We haven’t been overly focused on getting details on these issues since the focus has been on the HOA voting processes and results concluding. Now that we are basically done with this phase of the ongoing actions (except for the two Shawnee HOAs), we can shift focus toward how the resorts being removed from CW will actually transpire within the systems and what the owner impact/experience will look like.

Reply to the edit

So after December, the amount of points that I am being charged a program fee for will drop by 154K, and at that time, I'll pay $0.75 * 154 = $115.50 less a year to Wyndham. Not that it's big money, but what happens to the $9.63 I'll be charged in December for January's payment, since it will process before the financials adjust accordingly? Now obviously $9.63 isn't going to make or break me (I spend more on two slices of pizza in NYC), but in the aggregate, that's a lot of money Wyndham collects.

I know this is all novel, uncharted territory, but it is such a disjoined, poorly managed process. And besides the actual process, the messaging is horrendous. That being said, I am not telling anyone here that has been following this from July anything they don't know. Just venting.

 

[chapjim]

Chatted briefly with the GM at Orlando International. She doesn't expect any real marketing effort until after the first of the year. Operations cease on January 3, 2026. A small "caretaker" staff will remain on-site until the property is sold.

Kudos to the management and staff at Orlando International. There is absolutely no evidence or indicaton that the resort is closing. Christmas decorations are up, everything works, activities continue, staff continues to be cheerful and helpful. It would be easy to take a "short-timer" (Navy term) attitude. We have seen none of that.

 

[nibble4bits]

Chatted briefly with the GM at Orlando International. She doesn't expect any real marketing effort until after the first of the year. Operations cease on January 3, 2026. A small "caretaker" staff will remain on-site until the property is sold.

Kudos to the management and staff at Orlando International. There is absolutely no evidence or indicaton that the resort is closing. Christmas decorations are up, everything works, activities continue, staff continues to be cheerful and helpful. It would be easy to take a "short-timer" (Navy term) attitude. We have seen none of that.

That's good.

At Shawnee in October during my fixed week, there was black mold on my bathroom ceiling, the laundry room floor felt like it could collapse within the year, and my in-laws unit had nonstop yellow jackets invading in the house (probably nested in either the walls or vents)... And the trash containers outside were constantly overflowing all week long.

Oh they also miscommunicated about my unit being paid in full with the HOA... Despite someone at Wyndham calling us on the Friday before to make sure we were still coming and we said yes we are. They still rented it out from under us and we couldn't stay at our timeshare on the first day and had to waste our vacation time moving.

Sure feels like they already gave up to us.

 

[Spidacat]

I got one of Wyndham's standard promotional emails with the following link: 60% of 25 Wyndham Resorts

I didn't look at all the properties, but I see several on the list from page 1 here - Star Island in Orlando and Ocean Ridge in Edisto. My "deed" is at Star Island and I recently went to Edisto.

You have to book by 12/8/25 and travel by 2/8/26. Looks like they're trying to squeeze some blood from the turnip. I know someone posted above about a closing resort still providing a good experience, but I'd be wary of booking at a place set to close. Of course nothing on Wyndham's site about the status of these properties.

 

[HitchHiker71]

I got one of Wyndham's standard promotional emails with the following link: 60% of 25 Wyndham Resorts

I didn't look at all the properties, but I see several on the list from page 1 here - Star Island in Orlando and Ocean Ridge in Edisto. My "deed" is at Star Island and I recently went to Edisto.

You have to book by 12/8/25 and travel by 2/8/26. Looks like they're trying to squeeze some blood from the turnip. I know someone posted above about a closing resort still providing a good experience, but I'd be wary of booking at a place set to close. Of course nothing on Wyndham's site about the status of these properties.

Edisto (Ocean Ridge) is not closing, two HOAs are closing, while 5+ HOAs remain - that’s why we have this resort listed as a consolidation in our tracker. Star Island VB inventory will also supposedly remain available to CW owners beyond 12/31/2025.


Sent from my iPhone using Tapatalk

 

[Floridaman76]

Edisto (Ocean Ridge) is not closing, two HOAs are closing, while 5+ HOAs remain - that’s why we have this resort listed as a consolidation in our tracker. Star Island VB inventory will also supposedly remain available to CW owners beyond 12/31/2025.

Based on the last communication, Lake Lure was listed as contracting but not closing, so I asked in a different thread but never got an answer if the resort would still be available to CW owners to book the remaining Fairways on the Mountains (which I think is VRI) an Fox Run inventory there? Wyndham owns Maple Ridge which will presumably be closed and sold.

 

[paxsarah]

Wyndham owns Maple Ridge which will presumably be closed and sold.

I would expect, because it's on the bankruptcy tracker: https://cases.omniagentsolutions.com/?clientId=3769

 

[Spidacat]

Thanks for the clarification on Ocean Ridge, didn't read it properly. It is a bit confusing since they have several properties there. What is "VB" inventory at Star Island?

 

[dioxide45]

Based on the last communication, Lake Lure was listed as contracting but not closing, so I asked in a different thread but never got an answer if the resort would still be available to CW owners to book the remaining Fairways on the Mountains (which I think is VRI) an Fox Run inventory there? Wyndham owns Maple Ridge which will presumably be closed and sold.

Based on the snippet from the CWA POS posted during discussion about Star Island in the debate thread, Fairways of the Mountains looks to have some amount of CWA inventory that would be available to Club Wyndham owners. It's a Club Property but no relationship to the Manager. Similar arrangement as with Vacation Break. It will be available to book as long as CWA owners don't book it first within their priority period.

Looking at that 2018 POS, there were only 75 intervals for Fairways in CWA. Foxrun has 365.

 

[paxsarah]

EDIT: Actually from what I’ve learned the contracts will not actually be removed from the accounts until the resort disposition occurs. The contracts will be essentially made inactive after 12/31/2025 when the resorts cease operations and are removed from CW. Once this process occurs, the financials within all impacted accounts will adjust. We haven’t been overly focused on getting details on these issues since the focus has been on the HOA voting processes and results concluding. Now that we are basically done with this phase of the ongoing actions (except for the two Shawnee HOAs), we can shift focus toward how the resorts being removed from CW will actually transpire within the systems and what the owner impact/experience will look like.

I'm guessing this is happening now based on a post in one of the Wyndham Facebook groups:

I've asked if the new amount is just the amount of the program fee (and gave them the math to figure it out) and we'll see if they reply. But it does sound like what an owner might see if they have only one contract at a resort that's closing and didn't take the swap, but was still being billed for the program fee for now.

 

[dioxide45]

Thanks for the clarification on Ocean Ridge, didn't read it properly. It is a bit confusing since they have several properties there. What is "VB" inventory at Star Island?

VB is Vacation Break, another association at Star Island that has inventory available to Club Wyndham but the association isn't filing bankruptcy.

 

[HitchHiker71]

I would expect, because it's on the bankruptcy tracker: https://cases.omniagentsolutions.com/?clientId=3769

Thanks for posting this link - added to the tracker for this resort.

 

[paxsarah]

I'm guessing this is happening now based on a post in one of the Wyndham Facebook groups:
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I've asked if the new amount is just the amount of the program fee (and gave them the math to figure it out) and we'll see if they reply. But it does sound like what an owner might see if they have only one contract at a resort that's closing and didn't take the swap, but was still being billed for the program fee for now.

The OP confirmed that the amount was around $17 (which is the minimum $208 program fee divided by 12).

So prepare for lots of owners who aren't taking the swap and are thereby fully exiting to be asking why they're receiving these small charges from Wyndham/Travel + Leisure. I also wouldn't be surprised if Wyndham's phone staff has no idea what's happening when they get hit by calls from these owners.

 

[Arimaas]

The OP confirmed that the amount was around $17 (which is the minimum $208 program fee divided by 12).

So prepare for lots of owners who aren't taking the swap and are thereby fully exiting to be asking why they're receiving these small charges from Wyndham/Travel + Leisure. I also wouldn't be surprised if Wyndham's phone staff has no idea what's happening when they get hit by calls from these owners.

So if you are losing your only contract because you aren't taking the swap, AND you rolled points into 2026, you aren't gong to have access to those rolled points (per info given to @HitchHiker71 from Wyndham and maybe even published guidance if that exists), but Wyndham has the audacity to bill out for program fees into 2026? I don't know if it is intentional or not, but what it is is really poor planning.

Add it to the list of reasons I believe make this ripe for a class action.

 

[comicbookman]

So if you are losing your only contract because you aren't taking the swap, AND you rolled points into 2026, you aren't gong to have access to those rolled points (per info given to @HitchHiker71 from Wyndham and maybe even published guidance if that exists), but Wyndham has the audacity to bill out for program fees into 2026? I don't know if it is intentional or not, but what it is is really poor planning.

Add it to the list of reasons I believe make this ripe for a class action.

If they are using rolled points in 2026 to make a reservation, then they are using procedures and systems, that are supported by the program fee. So it does make sense to have to pay the 2026 program fee to use the systems.

 

[Arimaas]

If they are using rolled points in 2026 to make a reservation, then they are using procedures and systems, that are supported by the program fee. So it does make sense to have to pay the 2026 program fee to use the systems.

But if they roll points form 2025 to 2026 and they don’t take a swap, and it’s their only contract, the reservation and/or points, along with the account goes poof, yet they are getting charted a program fee. I am being charged a program fee on my 154k points that are going poof. I just happen to still have two other contracts.

 

[comicbookman]

But if they roll points form 2025 to 2026 and they don’t take a swap, and it’s their only contract, the reservation and/or points, along with the account goes poof, yet they are getting charted a program fee. I am being charged a program fee on my 154k points that are going poof. I just happen to still have two other contracts.

My comment assumes the program fee is being charged on the points that are still in play, those rolled forward.

 

[Arimaas]

My comment assumes the program fee is being charged on the points that are still in play, those rolled forward.

Right. The whole issue that the program fee is being charged on the points tied to contracts that evaporate Jan 1, 2026

 

[comicbookman]

Right. The whole issue that the program fee is being charged on the points tied to contracts that evaporate Jan 1, 2026

but the rolled points still exist.

 

[Arimaas]

If you have no

but the rolled points still exist.

Supposedly, per info shared here by @hitchhiker, you do not have access to those points if you do not have another contract. People on Facebook are complaining that they have no contracts going forward, yet are being charged a minimum program fee.

Also, I don’t think you should be paying a program fee for rolled points. The program fee for those points were already paid in the year that the rolling o occurred. The program fee should be charged based on what allotted for you in that year, IMHO .

 

[Arimaas]

but the rolled points still exist.

Also, I would bet the program fee is being charged. if you rolled points or not. I’ve rolled points into 2026, so I can’t tell you for certain, but I would assume the same program fee would be charged to me whether I rolled them or not.

I’m not convicted 100% that this was done with ill intent (although I wouldn’t be surprised to find out that it was done on purpose), but like I said on my first post on topic, that it for sure is poor planning and not appropriate.

 

[HitchHiker71]

If you have no

Supposedly, per info shared here by @hitchhiker, you do not have access to those points if you do not have another contract. People on Facebook are complaining that they have no contracts going forward, yet are being charged a minimum program fee.

Actually, what I said is that owners whose accounts will become inactive at some point after 12/31/2025, will not have access to their accounts and will forfeit those points. Future tense. I disagree with your assessment that the billing systems, today, should somehow be manipulated to show future removals, which would likely require considerable coding changes not only to the billing system itself, but also other systems that feed data into the billing system. This is essentially what you're proposing. Billing systems are the lifeblood of most companies as they directly manage and impact cashflow, and therefore are generally not altered unless 100% necessary for items that materially impact ongoing business matters. They are generally not altered for one-off actions that are temporary in nature and aren't part of the normal business/billing cycle.

I've got quite a bit of IT experience dealing with billing systems, and this would be my recommendation to the business in this scenario. Don't monkey around with your core billing and payment systems in an attempt to solve a problem for a one-off project like this. Doing so will likely have unanticipated impacts to the billing system itself, which risks interruptions in cashflow, and to systems upstream and downstream of the billing system, and will likely do more harm than good. You simply wait until the contracts are removed/inactivated, and then, if necessary, issue one-time credits or debits, which the billing system already supports for adhoc changes like this.

 

[Arimaas]

Actually, what I said is that owners whose accounts will become inactive at some point after 12/31/2025, will not have access to their accounts and will forfeit those points. Future tense. I disagree with your assessment that the billing systems, today, should somehow be manipulated to show future removals, which would likely require considerable coding changes not only to the billing system itself, but also other systems that feed data into the billing system. This is essentially what you're proposing. Billing systems are the lifeblood of most companies as they directly impact cashflow, and therefore are generally not altered unless 100% necessary for items that materially impact ongoing business matters. They are generally not altered for one-off actions that are temporary in nature and aren't part of the normal business/billing cycle. I've got quite a bit of IT experience dealing with billing systems, and this would be my recommendation to the business in this scenario. Don't monkey around with your core billing and payment systems in an attempt to solve a problem for a one-off project like this. Doing so will likely have unanticipated impacts to the billing system itself, which risks interruptions in cashflow, and to systems upstream and downstream of the billing system, and will likely do more harm than good. You simply wait until the contracts are removed/inactivated, and then, if necessary, issue one-time credits or debits, which the billing system already supports for adhoc changes like this.

But the contract that is going poof is alredy removed from my bill. Take a look at the screen cap I posted a few posts back. The 154k MFs have been removed. Not sure how it would screw the billing system to remove the 154k points from the program fee. Why do we always make excuses for Wyndham?

Edit : and if your solution is to refund us the money down the road THAN COMMUNICATE YOUR PLANS TO US (Caps intended).

 

[bnoble]

…and if they don’t exist then this is Not Great.

 

[HitchHiker71]

But the contract that is going poof is alredy removed from my bill. Take a look at the screen cap I posted a few posts back. The 154k MFs have been removed. Not sure how it would screw the billing system to remove the 154k points from the program fee. Why do we always make excuses for Wyndham?

That's actually encouraging to hear that the assessments going out now don't include the contracts set to be removed. Do you still see the contract(s) listed in your account? Or are they also gone entirely from your account? Is it still listed in the financial portal? I'm guessing it's still there. Unfortunately, I don't own at any of the impacted resorts so I don't have any ability to see firsthand. I am not making excuses, I am communicating my real world experiences regarding supporting IT billing systems. Don't change the system unless it's absolutely necessary.

Edit : and if your solution is to refund us the money down the road THAN COMMUNICATE YOUR PLANS TO US (Caps intended).

As we've repeatedly stated, we're all in complete agreement about the communication failures. You're beating a dead horse here.