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

[HitchHiker71]

I keep saying this, but I don't think people understand it.

Yes, they can. They can unilaterally remove entire resorts from the "Wyndham points system"---at least, they can for CWS resorts. And, if they do, converted weeks revert to unconverted weeks in the underlying timeshare regieme, fixed or floating. I'm moderately confident that none of these resorts were sold UDI. It is possible (and I think likely) that a similar mechanism exists for UDI resorts, but I don't own at one so can't say.

Yes, and at a high level I'm in agreement, however what I am indicating in this thread is what Wyndham corporate has repeatedly indicated to me directly. The HOA votes have to transpire, specifically with regard to their path forward beyond 12/31/2025 from an operational standpoint, before inventory will be blocked out of the reservation system. That said, I hope they change their minds and do so sooner rather than later.

 

[bnoble]

That is because they’ve chosen to do it that way. Not because they must.

And it is sensible. It gives them the fig leaf of “the owners want this,” even though I’m sure the vote is a foregone conclusion.

 

[HitchHiker71]

That is because they’ve chosen to do it that way. Not because they must.

And it is sensible. It gives them the fig leaf of “the owners want this,” even though I’m sure the vote is a foregone conclusion.

Optics matter I suppose.


Sent from my iPhone using Tapatalk

 

[CO skier]

Not to take this thread off-topic, but simply to note that Wyndham is not the only timeshare system to consolidate. HICV announced a similar downsizing for the Silverleaf Club in April. At only 33 posts, this is sort of the Cliffs Notes version of this thread.

Well, the other shoe is dropping for the old Silverleaf Resorts [MERGED]

Just received this email today: This week, Holiday Inn Club Vacations Incorporated (HICV) is moving forward with a further effort to downsize the Silverleaf Club network. This involves removing obsolete and under-utilized resorts to ensure the financial stability of the Silverleaf Club. Project...

tugbbs.com

Some parallels in the Silver Leaf announcement:

https://www.holidayinnclub.com/silverleaf-project

"Due to consistently low annual occupancy, we have determined that the closure of several Silverleaf Club resorts is advisable. The resorts at issue have seen limited use, with consistently low occupancy levels, making continued operation cost prohibitive.

As a result, we will be holding a vote of the owners of the impacted Silverleaf Club properties to terminate the vacation ownership Declaration and the connection to the HICV network for the applicable resorts.

Owners owning vacation ownership interests in affected resorts will have the opportunity to vote on whether to terminate the applicable timeshare plan due to obsolescence and/or under-utilization. If the required minimum percentage of owners, as outlined in the applicable Declaration, vote in favor, the Declaration for that resort will be terminated. Following termination, the resort will be removed from the HICV network and sold."

 

[Roger830]

Yes, and at a high level I'm in agreement, however what I am indicating in this thread is what Wyndham corporate has repeatedly indicated to me directly. The HOA votes have to transpire, specifically with regard to their path forward beyond 12/31/2025 from an operational standpoint, before inventory will be blocked out of the reservation system. That said, I hope they change their minds and do so sooner rather than later.

Because once again Wyndham corporate is making a turtle look fast when it comes to member services, the reservation and booking solution is to not close the resorts until the end of 2026. Most of the fixed week mf has already been paid for next year so this gives everyone plenty of planning time.

 

[zeld]

I own a week at Fairfield Glade Oak Knoll, I was informed upon arrival that the timeshare is shutting down at the end of the year!!!. I thought that Wyndham was hired to maintain the timeshare. As Wyndham has converted week to points for many (maybe most) deeds, perhaps Wyndham has over half of the deeds and can decide on any action for the timeshare. Perhaps this was a long term plan.

Any idea on what happens to week owners beginning next year?

Thanks

 

[CO skier]

As Wyndham has converted week to points for many (maybe most) deeds, perhaps Wyndham has over half of the deeds and can decide on any action for the timeshare.

The owner retains the voting rights on converted weeks. Wyndham (likely) owns "over half the deeds" because owners surrendered their ownership one way or another over the past decade.

Any idea on what happens to week owners beginning next year?

This is the only official word at this point:

Important Resorts Update — Club Wyndham

As we strive to deliver the highest quality vacation experiences, we are making some changes to the Club Wyndham resort collection.

clubwyndham.wyndhamdestinations.com

 

[TUGBrian]

ff glade owner posted today they tried to call wyndham cares/certified exit and were told they had to sell it themselves.

it truly is unreal how badly this is being handled on all fronts.

 

[jen.in.hi]

I'm trying to understand this thread and the consequences to the converted fixed week that I own at Fairfield Bay (AR). There has been no correspondence between Club Wyndham nor Fairfield Bay Resort (AR) and I. That said, I still consider myself "new" to the timeshare scene having only owned for 5 years - 1 week in Hyatt (AZ) and 1 week in Wyndham (AR).

What is the likely outcome of this situation? Will I be left with a fixed week at an independent resort outside of Club Wyndham? or will Club Wyndham possibly sell the weeks that have been converted to points and provide some form of compensation to the owners by CWA points?

I've not been able to find information anywhere yet on this possible change. I am so grateful for the practical knowledge of this community.

 

[CO skier]

ff glade owner posted today they tried to call wyndham cares/certified exit and were told they had to sell it themselves.

At this point in time, and for the past many months, that and "stop paying maintenance fees" are the only two options. Wyndham Cares is not going to suggest the latter.

The CWA swap does not yet exist for any resorts.

 

[TUGBrian]

surely since they announced that option publicly they could at least tell owners it was on the table if they were interested!

 

[Twenty20]

ff glade owner posted today they tried to call wyndham cares/certified exit and were told they had to sell it themselves.

it truly is unreal how badly this is being handled on all fronts.

Sell it themselves? Yeah that's what they told me many months ago. Before this came about. But isn't the assumption that the timeshares will cease to operate after this year and the entire thing sold off?

I'm assuming they stopped taking back deeds once they already owned a majority of them. And since they have a majority, Wyndham will certainly vote to terminate the timeshare and sell the property.

 

[TUGBrian]

im pretty sure for many of the resorts in this list as old legacy deeded type ownerships, they have not taken those back via certified exit for quite some time...however knowing that...and knowing full well tons of these owners are going to reach out looking for answers....a better official one should be provided. this is just ridiculous now.

 

[Floridaman76]

Sell it themselves? Yeah that's what they told me many months ago. Before this came about. But isn't the assumption that the timeshares will cease to operate after this year and the entire thing sold off?

I'm assuming they stopped taking back deeds once they already owned a majority of them. And since they have a majority, Wyndham will certainly vote to terminate the timeshare and sell the property.

Your best bet is to ride it out and wait for an official response.

In all likelihood, weeks owners will get a cash payout of some amount. It's certainly not going to be anything near what you paid for it if you bought retail, but it might surprise you if you bought it used for a few hundred dollars it might be in the "low thousands".

 

[CO skier]

im pretty sure for many of the resorts in this list as old legacy deeded type ownerships, they have not taken those back via certified exit for quite some time...however knowing that...and knowing full well tons of these owners are going to reach out looking for answers....a better official one should be provided. this is just ridiculous now.

How many times does the following, or one of the umpteenth similar posts, need to be posted?

Yes, and at a high level I'm in agreement, however what I am indicating in this thread is what Wyndham corporate has repeatedly indicated to me directly. The HOA votes have to transpire, specifically with regard to their path forward beyond 12/31/2025 from an operational standpoint,

__________________________________________________________________________________________________________________________________________________________________________________________

"Something" may or may not change. "Nothing" has changed regarding the disposition of any of the resorts, so there is "nothing" Wyndham Cares can offer to owners different from the many past months.

This, as a reminder, is the official word from Wyndham -- and that is it.

"We will work with HOA boards in certain locations to determine the future for their respective properties. Owners with interest in these locations will be contacted by their HOA board directly."

No one "in the know" here on TUG likes it, but it is what it is.

 

[TUGBrian]

many owners dont have the luxury of reading thru 70 pages of replies, and I see/get this question every day.

while "nothing" may have changed, having customer service tell people to go "sell it on their own" does more harm than good knowing full well that:

1. what they own has no resale value
2. who would buy a deed at one of these properties given the cloud surrounding what may or may not happen on 12/31/25
3. its just going to result in more wyndham owners being fed right into the waiting arms(jaws) of exit/cancellation companies.

this is the same sort of nonsense exploria and holiday inn are doing simply because they dont want to tell their owners the truth.

 

[TUGBrian]

i have the same bone to pick with wyndham salespeople exploiting the confusion as well...

its fine to point out the HOA has the final word, but wyndham can and should control the narrative when you have thousands of your own customers reaching out to you for information.

ill call it out every time I see it, its been weeks and there is absolutely no excuse for it not to be corrected by now.

 

[CO skier]

i have the same bone to pick with wyndham salespeople exploiting the confusion as well...

its fine to point out the HOA has the final word, but wyndham can and should control the narrative when you have thousands of your own customers reaching out to you for information.

ill call it out every time I see it, its been weeks and there is absolutely no excuse for it not to be corrected by now.

I guess this is the cue for Hitchhiker71 to post an umpteenth+1 post that repeats essentially the same thing over and over in this thread regarding the "legalities."

 

[TUGBrian]

Repeating things isnt an issue....how many times has the TUG community told someone to rescind in the last 31 years?

 

[CO skier]

2. who would buy a deed at one of these properties given the cloud surrounding what may or may not happen on 12/31/25

I did on July 15th with an offer on a no bidding interest, expired eBay auction, but just to experience the whole process, once the deed transfers and the HOA is informed of my ownership, maybe in time to receive the voting materials, which would be very interesting, and worth all 15,100 pennies right there.

And there is, apparently, a cabal of resellers salivating to buy all the affected deeds they can get their hands on

from the link:

"... someone at Wyndham has been going around and contacting these brokers selling the affected properties and making deals with them BEFORE it gets to that point.

I think the word is out on these properties that there is money to be had, and truth be known, the brokers or selling agents are now in on the scam themselves to make a quick buck."

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

There is a 100% chance these weeks will no longer be a part of Club Wyndham and by extension, CWA, if/when/as each affected resort votes to terminate as a timeshare by one means or another. No different than any other converted fixed week owner at the affected resort. Sure, if the resort is...

tugbbs.com

 

[Twenty20]

Your best bet is to ride it out and wait for an official response.

In all likelihood, weeks owners will get a cash payout of some amount. It's certainly not going to be anything near what you paid for it if you bought retail, but it might surprise you if you bought it used for a few hundred dollars it might be in the "low thousands".

Can get a free ($1) fixed week in FF Glade off of eBay. Seller pays all transfer/closing fees.

Arbitrage opportunity?

 

[robbie0001]

Agreed.

They already have a process they use literally almost every day to do this - for ongoing maintenance and renovations - that they can use - that's my point. It doesn't matter why they use this process - it can likely be used for any reason - the system doesn't care about the why - just tell the system what inventory to block out - whether an explicit list or everything from a particular resort - with a start date and no end date - just like what we're seeing with BC right now - zero inventory available on or after 12/1/2025 all the way out to 13 months. Easy peasy.

They have not yet done so because they cannot do so until there's a real reason to do so as per the governing documents - Wyndham cannot unilaterally block all available inventory until the HOA basically votes and agrees that the resort inventory and resort operations will cease effective 1/1/2026 in essence. We therefore likely won't see these resorts blocked out in the online reservation system until those HOA votes transpire, best guess.

For ORIC, I would think that their inventory, and the ability of owners to use points in the Wyndham system, would cease once the court issues an order approving the bankruptcy. At that time, legal ownership of individual interests ends. The Court will likely also require approval from owners for certain measures in the bankruptcy process (the sale of the resort). This process will take some time, but the handling of points is far easier to handle (as you have said) than the sale of a resort.

 

[robbie0001]

That is because they’ve chosen to do it that way. Not because they must.

And it is sensible. It gives them the fig leaf of “the owners want this,” even though I’m sure the vote is a foregone conclusion.

The HOA at OIRC gave the impression during the special meeting that it is doing what "owners want", but in reality it is doing what Wyndham wants. Between Wyndham (now T&L) and Club Wyndham Access (CWA), Wyndham controls ~58% of any "vote".

 

[bnoble]

Well, then technically it is what owners want, because Wyndham is the owner. How much of OIRC has been folded into Access? I would not think it was much; this resort has been around a long time, but maybe there've been enough deedbacks to matter.

 

[bnoble]

For me this is a "What! I can't even!" thing. Lol

I've long thought that the amount of breakage is a LOT higher than most of us suspect.