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

[shawneeowners]

I'm surprised they aren't making whole owners liquidate. That's going to be an awkward situation when another developer comes in and dozes everything but your unit. Usually there are provisions in condo COA's allowing the developer to force a sale of minority owners. This actually happened to my parents about 15 years ago in Florida. A developer wanted to buy the whole building, doze it, and build a new hi-rise. My folks voted no, but the majority voted yes, and they were forced to sell. They made out VERY well financially and this was before the Florida Condo bust, so it was probably good timing, but they liked their condo on the beach.

Yeah I'm surprised there isn't a concrete price offered as an incentive, currently it's just whatever is left over after the sale which could be a great deal or way below market value

 

[HitchHiker71]

Yes, I thought I remembered Jim providing that information here back when he called which I recalled being a couple of months ago (and that’s what I meant, not him mentioning it again just now), but maybe my recollection is wrong - there are almost 4500 posts in this thread of course.

But even on further reflection, I do think there is an element of collecting information “for science” in terms of what a regular owner is told when they call Wyndham and talk to a regular agent, versus the more official line of information we get when you specifically meet with higher level, more knowledgeable corporate contacts and report that information here. Given that one of the most poorly executed elements of this entire process is Wyndham’s communication strategy, I think it’s actually newsworthy to hear reports of whether the front-line staff are providing information that’s consistent with what the higher level sources are saying. In this case, it is (yay).

Agree - always good to get the feedback from the masses and what the reps are telling them as opposed to the guidance from on high which may or may not filter down to the reps as intended. Keep the feedback coming please!


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[HitchHiker71]

As a whole owner at Ridgetop, Ive received a letter in the mail saying I can either keep my unit or put it up for sale with the timeshares in the community.

There has been no communication on timeline of expected sale (bankruptcy would be 3/31, but no details on when the buyer would close), projected amount, or what happens with the remainder of the HOA balance once dissolved.

I figured that’s what would be offered. Are you leaning either way at present or waiting and hoping to get more substantive guidance via the bankruptcy process? Do you happen to know other whole interval owners in Ridgetop? Just curious what other whole interval owners are thinking at this stage.


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[HitchHiker71]

I actually have relevant experience with this from the Pagosa Mountain Meadows HOA that ceased operations in December 2024.
They told us that the points for 2025 should not be used, but they did not get around to removing the points from the accounts until March 19th 2025. I don't believe that there were any guardrails in place to prevent us from making reservations with this points.
The Mountain Meadows HOA had only 610 (ish) total owners/votes, which is a tiny fraction of the number of contracts affected this time.

I would say its impossible to know if Wyndham will take longer this time around because the scale is an order of magnitude larger in this round of closures, or it they will be more motivated to clean it up sooner because the longer the let it go, the bigger the mess they will have to clean up due to members making reservations with invalid points.
In any case, no one should be surprised if the points are still in the accounts for a few months as there were with the 2024 closure. Take care not to use them, because they will cancel reservations that you make with them.

For everyone’s sake, let’s hope it’s the latter and not the former. I will make inquiries to see if I can get explicit guidance on expectations.


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[shawneeowners]

I figured that’s what would be offered. Are you leaning either way at present or waiting and hoping to get more substantive guidance via the bankruptcy process? Do you happen to know other whole interval owners in Ridgetop? Just curious what other whole interval owners are thinking at this stage.


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I haven't heard about what others want to do, but I am thinking of keeping my unit unless I hear more on potential sale price.

 

[RENTER]

Your purported rental activities (with your Gang of 102 or whatever) contradicts your statements here. If one is renting as you say you did, it is irrelevant how much vacation time one has.

not if they are cracking down on owners renting on their own. Many renting thru them will find it is not worth it

 

[comicbookman]

not if they are cracking down on owners renting on their own. Many renting thru them will find it is not worth it

But you had said Wyndham was aware of your renting and was ok with it, so what crackdown?

 

[RENTER]

True, but they don't seem to be anywhere near it yet.

But when that day comes and if they do not change their ways I for see bad times ahead for those owners who stay. In my opinion depending on selling to current owners and not changing their ways to improve their reputation to attract new owners is a foolish strategy.

Eventually those current owners will not only to be able to buy more or have more free time to travel, they will eventually grow old and no longer want them. They will not care about their credit score if walking away is their only option.

Not changing their ways and making it easier for owners to give them back or getting out of their contracts will not improve their reputation to attract new owners. Neither will hiding behind their contracts that they are not responsible for their employees or can change the rules anytime.

They will eventually be like a urban city. Instead of cracking down on unethical behavior and waste and corruption that causes budget deficits, they simply raise taxes. At first, they get away with it, so they do it again. Eventually some taxpayers say enough and move.

Then the death spiral begins. To make up for the loss of those taxpayers they not only raise taxes again, but they cut services. Then more taxpayers leave and the cycle repeats

So, I say good luck to those owners who stay or those who invest in this company if their strategy is not to change their ways to attract new owners and instead to keep trying to sell to current owners with no changes in their policies

 

[RENTER]

But you had said Wyndham was aware of your renting and was ok with it, so what crackdown?

ask those who received those warning letters who did not fight back like I did and stopped renting

 

[comicbookman]

But when that day comes and if they do not change their ways I for see bad times ahead for those owners who stay. In my opinion depending on selling to current owners and not changing their ways to improve their reputation to attract new owners is a foolish strategy.

Eventually those current owners will not only to be able to buy more or have more free time to travel, they will eventually grow old and no longer want them. They will not care about their credit score if walking away is their only option.

Not changing their ways and making it easier for owners to give them back or getting out of their contracts will not improve their reputation to attract new owners. Neither will hiding behind their contracts that they are not responsible for their employees or can change the rules anytime.

They will eventually be like a urban city. Instead of cracking down on unethical behavior and waste and corruption that causes budget deficits, they simply raise taxes. At first, they get away with it, so they do it again. Eventually some taxpayers say enough and move.

Then the death spiral begins. To make up for the loss of those taxpayers they not only raise taxes again, but they cut services. Then more taxpayers leave and the cycle repeats

So, I say good luck to those owners who stay or those who invest in this company if their strategy is not to change their ways to attract new owners and instead to keep trying to sell to current owners with no changes in their policies

So cracking down on people who abuse the system should not be done, but it will be Wyndham's downfall. Got it.

 

[comicbookman]

So cracking down on people who abuse the system should not be done, but it will be Wyndham's downfall. Got it.

That was quite a while back. Your claims are that they let you do it recently.

 

[Fido Chuckwagon]

ask those who received those warning letters who did not fight back like I did and stopped renting

This is quite the shift from your original Airbnb claims when you claimed to be an active partner to Wyndham.

 

[nibble4bits]

As a whole owner at Ridgetop, Ive received a letter in the mail saying I can either keep my unit or put it up for sale with the timeshares in the community.

There has been no communication on timeline of expected sale (bankruptcy would be 3/31, but no details on when the buyer would close), projected amount, or what happens with the remainder of the HOA balance once dissolved.

I wonder how that's going to work out if the new buyers want to tear down the existing buildings and build something new. If I recall correctly, the ones at Fairway village are attached with the other timeshare units.

 

[Floridaman76]

not if they are cracking down on owners renting on their own. Many renting thru them will find it is not worth it

Give it up, pal, you aren't going to find any sympathy here. Almost all of us still left use the product for what it was intended for, not a supplamental income stream...

The big question we are all dying to know is, are you taking the swap to CWA??

 

[shawneeowners]

I wonder how that's going to work out if the new buyers want to tear down the existing buildings and build something new. If I recall correctly, the ones at Fairway village are attached with the other timeshare units.

We have a townhome layout I am attached to two other timeshare units but other buildings could be torn down and rebuilt no issue.

I would think us whole owners would be in the way as we are across at least 4 different structures. You'd they would want to do more to entice us to leave as we become a big hurdle if none of us choose to give up our properties

 

[Floridaman76]

This "whole owner" thing fascinates me. Once Wyndham exits, i'm assuming you won't pay ANY maintenance fees and would be wholly responsible for insurance, maintenance, taxes, etc, correct?

And i'm assuming you could sell the unit? Do you own the underlying property? Maybe this is out of scope for this thread, but i'm genuinely interested.

It seems absolutely preposterous that Wyndham wouldn't make an offer to buy you out.

 

[shawneeowners]

This "whole owner" thing fascinates me. Once Wyndham exits, i'm assuming you won't pay ANY maintenance fees and would be wholly responsible for insurance, maintenance, taxes, etc, correct?

And i'm assuming you could sell the unit? Do you own the underlying property? Maybe this is out of scope for this thread, but i'm genuinely interested.

It seems absolutely preposterous that Wyndham wouldn't make an offer to buy you out.

Yes I own the underlying property/land and can sell it as if it were a regular ol house. I already pay for taxes and insurance. Maintenance will be the biggest question mark once this bankruptcy proceeds as there will be no one to take trash, remove snow, or mow. Also we are also currently responsible for our own internal maintenance such a as plumbing/ HVAC so it's really exterior maintenance that would change.

It does seem our maintenance fees would go away, unless we vote on keeping the shared pool / gym/ other facilities open which I do not this would pass as that seems extremely expensive for 10 owners to float.

I 100% agree that it's preposterous that wyndham isn't offering to buy us out, but part of me suspects the buyer who comes in may make an offer to get us out of their hair

 

[CO skier]

I 100% agree that it's preposterous that wyndham isn't offering to buy us out,

Think about this for 20 seconds. Wyndham already owns waaaay, waaaaaaaayyyyy, more than they want at the resort, which is why this resort is folding.

 

[Floridaman76]

Think about this for 20 seconds. Wyndham already owns waaaay, waaaaaaaayyyyy, more than they want at the resort, which is why this resort is folding.

Sure, but one would think that this property would be more attractive to a prospective buyer (IE: maximize profit at sale) if it was a contiguous block of properties, not a handful of holdouts potentially messing up their plans.

I think it's short sighted. I'm sure you will find a way to criticize my take.

 

[seascapemvy]

Sure, but one would think that this property would be more attractive to a prospective buyer (IE: maximize profit at sale) if it was a contiguous block of properties, not a handful of holdouts potentially messing up their plans.

I think it's short sighted. I'm sure you will find a way to criticize my take.

I believe the best option for any developer is to take Fairways and convert them to a condo hotel associated with the Inn.

 

[Double U]

I would think us whole owners would be in the way as we are across at least 4 different structures. You'd they would want to do more to entice us to leave as we become a big hurdle if none of us choose to give up our properties

You would think! But TnL will retain even more ownership after the CWA swap are done. They will have more power?

 

[seascapemvy]

I went to my final owners update on Sunday morning. As expected, they could not tell me anything about January to March access for Crestview or Fairways. Sales tells me to ask front desk and front desk tells me to ask sales. In the meantime I have a January 16 reservation for Crestview and my wife has one at Fairways. Wyndham has to tell me something soon or I will have to cancel one or both of them. This is just crazy. It's December 22 and they claim they know nothing.

 

[HitchHiker71]

I haven't heard about what others want to do, but I am thinking of keeping my unit unless I hear more on potential sale price.

Is there any kind of deadline for this decision indicated in the paperwork?


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[HitchHiker71]

Sure, but one would think that this property would be more attractive to a prospective buyer (IE: maximize profit at sale) if it was a contiguous block of properties, not a handful of holdouts potentially messing up their plans.

I think it's short sighted. I'm sure you will find a way to criticize my take.

Doing so in advance may only limit possible outcomes and cost Wyndham more uncertainty front than when negotiating conditions of sale since they don’t yet know what the worth of the property will be as its not even listed on the market yet - therefore it is difficult to predict
The values of individual units. If as a condition of sale the whole interval units become an issue then it is dealt with at that time as part of the conditions of sale contractually. Not all buyers have the same concerns in other words, and no one can predict what the future buyer may or may not care about as a condition of sale.

For example, if another timeshare entity were to purchase the property and continue to manage it as a timesharing resort, then chances are Wyndham buying out the whole interval owners prior to any possible sale may not make sense given many timeshare properties are mixed ownership type scenarios where whole owners/private condo owners are in scope alongside the timeshare interval owned units. In general, making business decisions in advance that may in any way limit potential outcomes for the sale is therefore not ideal with this in mind. Best to leave all options on the table and then deal with any/all factors as conditions of sale.

This is the same concept used when selling residential real estate, you don’t spend more capital prior to sale unless your real estate agent specifically makes recommendations based upon market comps, you just price the property accordingly and then deal with specific buyer concerns/requests as conditions of sale as part and parcel of the sale transaction within the contract, whether by altering the sale price or providing cash at closing, just to name two options, to address the buyers concerns/requests when needed.


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[HitchHiker71]

I went to my final owners update on Sunday morning. As expected, they could not tell me anything about January to March access for Crestview or Fairways. Sales tells me to ask front desk and front desk tells me to ask sales. In the meantime I have a January 16 reservation for Crestview and my wife has one at Fairways. Wyndham has to tell me something soon or I will have to cancel one or both of them. This is just crazy. It's December 22 and they claim they know nothing.

Crestview has already been announced as closing before end of year. We are here as well at present and they are not managing any of the units beyond 12/31/2025, and most of the employees are exiting prior to Christmas Day and won’t be returning after that date (so prior to end of year). The concierges basically indicated what I’ve been told, for the two remaining HOAs with a 3/31/2025 date, chances are only weeks based owners will be permitted to stay, and they had no idea about points based owners, but again, I’ve been told points based owners will also not be able to stay at the two remaining HOAs that are scheduled to vote on 1/10/2026, beyond this date, at best. I will see if I can get more detail on this particular item.


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