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

[Floridaman76]

Did Worldmark have any units at these properties prior to this? Were they previosyly bookable via direct Worldmark and Club Pass, or just Club Pass?

Yes, I didn't realize it but Worldmark had some inventory at Patriots Place. This happend some time ago apparently, not recently.

They also added some Kingsgate Club Wyndham inventory into Worldmark. This happened within the past 6 months.

Someone else posted there's a couple other resorts "on the list" which may have some inventory in WM.

 

[dioxide45]

Yes, I didn't realize it but Worldmark had some inventory at Patriots Place. This happend some time ago apparently, not recently.

They also added some Kingsgate Club Wyndham inventory into Worldmark. This happened within the past 6 months.

Someone else posted there's a couple other resorts "on the list" which may have some inventory in WM.

So, it would seem they just removed the Wyndham inventory from Club Pass and the already available WM inventory is what the other poster is seeing?

 

[chapjim]

The difference is sold out of bankruptcy allows the cancelling of most debts, by court order, so a lot of people and companies don't get paid. A normal sale usually includes payment or assumption of that dept. So sold out of bankruptcy, owners could get nothing by court order as other creditors may have priority. A normal sale, owners will get a prorated share of any profit. Slightly over simplified, but that is the gist of the difference.

You're talking about Chapter 7, which allows cancellation of unsecured debt.

 

[comicbookman]

You're talking about Chapter 7, which allows cancellation of unsecured debt.

Yes, that is what sold out of bankruptcy implies. Chapter 11 allows for more flexibility and usually, if not dealing with a real insolvency, a more orderly debt resolution. It streamlines, the sale process by limiting, but not eliminating, the creditors ability to object. It also streamlines the varios court proceedings needed to facilitate a sale.

 

[paxsarah]

Yes, I didn't realize it but Worldmark had some inventory at Patriots Place. This happend some time ago apparently, not recently.

They also added some Kingsgate Club Wyndham inventory into Worldmark. This happened within the past 6 months.

Someone else posted there's a couple other resorts "on the list" which may have some inventory in WM.

Both Kingsgate and Patriots' Place were added to Worldmark inventory at the same time, around six months ago: https://worldmark.wyndhamdestinatio.../resort-news/2025/four-new-resorts-to-explore

 

[CO skier]

So, it would seem they just removed the Wyndham inventory from Club Pass and the already available WM inventory is what the other poster is seeing?

The Patriot's Place WorldMark inventory is in addition to what is available through Club Pass at Patriot's Place. Both options will likely go away at the end of the year, which does beg the question, "Why separate inventory at Patriot's Place and the other affected resorts were added to WorldMark just to be removed less than a year later?"

 

[Floridaman76]

The Patriot's Place WorldMark inventory is in addition to what is available through Club Pass at Patriot's Place. Both options will likely go away at the end of the year, which does beg the question, "Why separate inventory at Patriot's Place and the other affected resorts were added to WorldMark just to be removed less than a year later?"

View attachment 116476

More evidence of "the right hand doesn't know what the left hand is doing" at Wyndham

 

[dioxide45]

The Patriot's Place WorldMark inventory is in addition to what is available through Club Pass at Patriot's Place. Both options will likely go away at the end of the year, which does beg the question, "Why separate inventory at Patriot's Place and the other affected resorts were added to WorldMark just to be removed less than a year later?"

View attachment 116476

Do we know how inventory was actually added to WorldMark. Were deeds put into whatever trust holds WMWorldMark inventory? Or was it some type of lease arrangement/agreement that allowed WorldMark owners to book the inventory directly with WorldMark credits?

 

[bamasteve]

The Patriot's Place Board meeting was supposed to occur today - at least that is what is listed on the list at the beginning of this conversation. Has anyone heard the results of the meeting? We are owners there and we've heard nothing from the HOA or Wyndham. I suspect the BOD met and maybe the will notify and/or seek concurrence from owners.

 

[northovr]

no there is a meeting Wednesday to vote for the Bankruptcy. When Wyndham forecloses or gets inventory free they convert it to whatever they want. Some has been converted to WorldMark trust points. My question is why did they spend all this money on Refurbishment and then decide to close after the spent millions of dollars. And the Sunday side isn't done and they are still going thru with completing it because the cabinets are custom and already ordered.
Thanks
Club Wyndam


Daniel

 

[dioxide45]

I suppose the law firm hired by the HOAs to handle the bankruptcies has some type of plan, but does anyone here really know how they plan to terminate the condominium/timeshare scheme under bankruptcy? How can chapter 11 bankruptcy eliminate the individual interval deeded ownerships of each owner? I just don't see how the condominium/timeshare scheme and deeds covered under state real estate laws can be wiped out by chapter 11 bankruptcy of the HOA. I even asked AI, and while it may not be right, it doesn't see bankruptcy as a path forward to eliminate the condominium/timeshare scheme.

This still seems to be the one unanswered question. Or at least I haven't seen the answer. Will the BOD come back to the well later to ask the owners to vote to end the timeshare scheme so they can sell the property?

 

[comicbookman]

I suppose the law firm hired by the HOAs to handle the bankruptcies has some type of plan, but does anyone here really know how they plan to terminate the condominium/timeshare scheme under bankruptcy? How can chapter 11 bankruptcy eliminate the individual interval deeded ownerships of each owner? I just don't see how the condominium/timeshare scheme and deeds covered under state real estate laws can be wiped out by chapter 11 bankruptcy of the HOA. I even asked AI, and while it may not be right, it doesn't see bankruptcy as a path forward to eliminate the condominium/timeshare scheme.

This still seems to be the one unanswered question. Or at least I haven't seen the answer. Will the BOD come back to the well later to ask the owners to vote to end the timeshare scheme so they can sell the property?

I don't see any issue. Bankruptcy courts routinely cancel or force the sale of the rights of stock holders, who are also owners.

 

[dioxide45]

I don't see any issue. Bankruptcy courts routinely cancel or force the sale of the rights of stock holders, who are also owners.

But those are covered under federal law, not necessarily deeded ownership which is at the state level. I also don't see how the bankruptcy court can force the sale of individual deeded interval rights when those owners aren't the ones declaring bankruptcy. Owning deeded timeshare interests is not like owning shares in a company. Did you even look at the link to the AI explanation that I included? Here is a snippet;

Timeshare-specific wrinkle​

• Some troubled timeshare HOAs have tried combining bankruptcy + termination motions, arguing that liquidation is in creditors’ best interest.
• Courts have generally said: “Not without following state termination statutes.”
• In other words, bankruptcy doesn’t short-circuit the owner-consent requirements built into state law.

 

[markb53]

Did Worldmark have any units at these properties prior to this? Were they previosyly bookable via direct Worldmark and Club Pass, or just Club Pass?

Prior to this there were no WorldMark units.
They just showed up on the website pretty recently. I keep a spreadsheet of the resorts that show up on the WorldMark Momday Madness cash discount bookings. And they both showed up for the first time today (Monday 9/29). On the worldmark website WorldMark Patriots Place and WorldMark Kingsgate both show up. I did a test book and I could book 13 months out for both.
On the helpful hints it says:

• A limited number of suites have been designated for use by WorldMark owners at this resort. All suites will feature Club Wyndham amenities (housewares and coffee), and Club Wyndham guidelines will apply to checkout time (10 a.m.) and Wi-Fi availability. Because this resort remains Club Wyndham-branded, be sure to use the Club Wyndham resort name when navigating to the property. WorldMark spice packets will be available upon request.

 

[seascapemvy]

I wonder if Wyndham bought any of the Ebay contracts for $1.00 with the seller paying them the Wyndham transfer fee? That would be a better deal for them than just taking back the contract.

 

[comicbookman]

But those are covered under federal law, not necessarily deeded ownership which is at the state level. I also don't see how the bankruptcy court can force the sale of individual deeded interval rights when those owners aren't the ones declaring bankruptcy. Owning deeded timeshare interests is not like owning shares in a company. Did you even look at the link to the AI explanation that I included? Here is a snippet;

Timeshare-specific wrinkle​

• Some troubled timeshare HOAs have tried combining bankruptcy + termination motions, arguing that liquidation is in creditors’ best interest.
• Courts have generally said: “Not without following state termination statutes.”
• In other words, bankruptcy doesn’t short-circuit the owner-consent requirements built into state law.

The HOA votes to terminate usually satisfy state law, if done properly. That's why hiring a competent law firm is essential. After that bankruptcy allows short circuiting of having to deal with each owner individually. It makes them a class of creditor.

 

[hnybee09]

An owner posted on FB that they received a letter from the HOA at Ocean Ridge Sea Palms.

 

[dioxide45]

The HOA votes to terminate usually satisfy state law, if done properly. That's why hiring a competent law firm is essential. After that bankruptcy allows short circuiting of having to deal with each owner individually. It makes them a class of creditor.

Right now, none of the votes to terminate have been done. None of the votes I've seen indicate a plan to terminate the timeshare regime. According to everything I've seen, they still have to follow state mandated requirements to collapse the condo/timeshare regime. Until that's done, they can't sell the properties free and clear. That may not require dealing with each owner individually, but would still require them to follow the condo declaration requirements which may require some sort of supermajority vote. I suspect this is why Wyndham is offering the CWA swap. In addition to the FairShare trust replacement requirement, it will allow them to take control of more deeds. With maintenance fees suspended starting in 2026, there would no cost of Wyndham or the HOA taking on the ownership other than deed recording fees and labor which they bill back to the HOA anyway. It might be enough to get them the votes needed to control the super majority vote.

If we look at the case of Westgate and the condo in Orlando that they damaged but left in place when they were expanding Westgate Lakes. There is certainly a reason they didn't demolish a condo they didn't have fully own. The situation may be different as the HOA there didn't file Chapter 11, but Chapter 11 of the HOA can't wipe out an owners deeded real property ownership. Perhaps it can force the sale of other common elements and other assets owned by the HOA to pay creditors. Though I think even common elements may not be able to be sold free and clear as timeshare deeds may convey a small percentage of common elements to the deeded owner.

@Floridaman76 raised the same question back in early September and I questioned it then along with some other people guessing as to what could or couldn't be done through the Chapter 11 plan. We are here still almost a month later wondering the same thing, thinking that these bankruptcy proceedings are the end game to sell the real estate. Perhaps it is just the begining.

 

[comicbookman]

I

Right now, none of the votes to terminate have been done. None of the votes I've seen indicate a plan to terminate the timeshare regime. According to everything I've seen, they still have to follow state mandated requirements to collapse the condo/timeshare regime. Until that's done, they can't sell the properties free and clear. That may not require dealing with each owner individually, but would still require them to follow the condo declaration requirements which may require some sort of supermajority vote. I suspect this is why Wyndham is offering the CWA swap. In addition to the FairShare trust replacement requirement, it will allow them to take control of more deeds. With maintenance fees suspended starting in 2026, there would no cost of Wyndham or the HOA taking on the ownership other than deed recording fees and labor which they bill back to the HOA anyway. It might be enough to get them the votes needed to control the super majority vote.

If we look at the case of Westgate and the condo in Orlando that they damaged but left in place when they were expanding Westgate Lakes. There is certainly a reason they didn't demolish a condo they didn't have fully own. The situation may be different as the HOA there didn't file Chapter 11, but Chapter 11 of the HOA can't wipe out an owners deeded real property ownership. Perhaps it can force the sale of other common elements and other assets owned by the HOA to pay creditors. Though I think even common elements may not be able to be sold free and clear as timeshare deeds may convey a small percentage of common elements to the deeded owner.

@Floridaman76 raised the same question back in early September and I questioned it then along with some other people guessing as to what could or couldn't be done through the Chapter 11 plan. We are here still almost a month later wondering the same thing, thinking that these bankruptcy proceedings are the end game to sell the real estate. Perhaps it is just the begining.

I believe we will see termination votes coming. Till then you are absolutely correct. Your take on the reason for the swap is interesting, although I believe that the prospect of getting individual owners to pay the CWA maintenance fees instead of Wyndham is probably a large motivator. I suspect Wyndham has much more CWA inventory than they would like.

 

[jp10558]

But those are covered under federal law, not necessarily deeded ownership which is at the state level. I also don't see how the bankruptcy court can force the sale of individual deeded interval rights when those owners aren't the ones declaring bankruptcy. Owning deeded timeshare interests is not like owning shares in a company. Did you even look at the link to the AI explanation that I included? Here is a snippet;

Timeshare-specific wrinkle​

• Some troubled timeshare HOAs have tried combining bankruptcy + termination motions, arguing that liquidation is in creditors’ best interest.
• Courts have generally said: “Not without following state termination statutes.”
• In other words, bankruptcy doesn’t short-circuit the owner-consent requirements built into state law.

Note that might (if it's like qwen) referencing nolo which was related specifically to an individual owner doing bankruptcy, so the AI picked the wrong info. When reiterating it about the HOA it says you can get paid out from the sale because of the deed but not that you would be needing additional votes in that case.

 

[GlennBenscoter]

What was the vote at Star Island meeting on Sept 25 about?

They said they had a 92% yes vote at the meeting.

 

[dioxide45]

What was the vote at Star Island meeting on Sept 25 about?

They said they had a 92% yes vote at the meeting.

I think it had the same canned list of items they were voting on. Something along these lines.

• Suspend occupancy as of December 27, 2025
• Suspend collection of 2026 Maintenance Fees....
• Waive the funding of reserves in the 2026 budget....
• Refund to member 2026 maintenance fees received by the Association, if any
• Immediately suspend reservations with occupancy dates after Dec 27, 2025
• Transfer the balance of the reserve funds of the association as of 12/31/2025 as needed to pay operating expenses

 

[bnoble]

does anyone here really know how they plan to terminate the condominium/timeshare scheme under bankruptcy? How can chapter 11 bankruptcy eliminate the individual interval deeded ownerships of each owner?

I'm going to guess that the law firm advising Wyndham believes (strongly) that a federal court can force the deedholders to sell, whether willingly or not. After all, the deedholders are not just losing the property; they are being compensated according to their share of ownership, by receiving a pro rata share of the net liquidation proceeds.

That law firm could be wrong, but I am not going to bet on it, nor am I going to spend any time, energy, or money trying to see if they are. If someone else wants to, it's their nickel.

In other words: It seems very unlikely that no one thought to ask this question as they were developing the mechanism they have settled on.

 

[dioxide45]

I'm going to guess that the law firm advising Wyndham believes (strongly) that a federal court can force the deedholders to sell, whether willingly or not. After all, the deedholders are not just losing the property; they are being compensated according to their share of ownership, by receiving a pro rata share of the net liquidation proceeds.

That law firm could be wrong, but I am not going to bet on it, nor am I going to spend any time, energy, or money trying to see if they are. If someone else wants to, it's their nickel.

In other words: It seems very unlikely that no one thought to ask this question as they were developing the mechanism they have settled on.

I am just wondering if the Chapter 11 filing isn't a means for some other ends. Do we even know that the guidance of the law firm is that the chapter 11 is the sole method to be used to actually sell the underlying real estate? Have any of the communications to owners actually specified that? It does't seem like this method has been attempted yet and there is a small cottage industry set up around helping timeshares collapse the timeshare/condominium scheme. No one has tried this method before. There must be a reason.

Chapter 11 is just to reorganize (as other's here have put it). A sale would seem to indicate liquidation and they should be Chapter 7.

 

[rickandcindy23]

Don’t know if this has been mentioned, but I just noticed on the WorldMark site that KingGate and Patriots Place have both been added to the WorldMark as a direct worldMark book not through Club Pass. I wonder if th Wyndham is closing Patriots place and moving it into WorldMark?

Whoa! That is weird. Is that where a lot of these resorts are going?

WorldMark has historically been weak on the East Coast. This would make sense. Get owners out after resorts have been updated for sales' offices in these locations. Wyndham still controls it.