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

[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

 

[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.

 

[hnybee09]

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

 

[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

 

[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.

 

[Greg G]

I own a non Wyndham HOA unit at Star Island (a fixed week at Vacation Break at Start Island 1, which was one of the first week owner bldgs developed at Star Island). Those units are not part of the Wyndham bankruptcy per following letter I received from Star Island. Not sure of the actual % of units at Star Island that are under the Wyndham HOA or underlying real estate Wyndham controls, as to whether that will possibly impact my maintenance fees in some manner. I do know that there are common areas of the resort (recreational facilities like pools, club house, tennis courts, etc) of which each week owner is a member of (Club of Star Island membership) and for which each week owner pays an operating fee for thru their maintenance fees.

​

5000 Avenue of the Stars, Kissimmee, FL 34746 9/29/2025 Dear xxxxxx Re: Contract: xxxxxx Star Island Resort is not only a multigenerational family-owned business, but it is also a place where generations of families, like yours, make memories together. We take great pride in Star Island, and our priority is to continue bringing you and your loved ones cherished vacation experiences for many years to come. Contrary to anything you may have recently heard or read, Star Island Resort is neither closing nor filing bankruptcy. Permit me to dispel any misinformation to the contrary. As you may know, there are ten different Condominium Associations at Star Island Resort. One of these ten Associations is a Wyndham Association. This Wyndham association, and this Wyndham association alone, has decided to seek chapter 11 bankruptcy . If you are an owner in Star Island 1 through 5 or an owner in Vacation Break 1 through 4, your timeshare is not a part of this bankruptcy because only the Wyndham Association is declaring bankruptcy. Rest assured, therefore, that the Developer, Management Company, and Club of Star Island together with the boards of all nine of our non-Wyndham Associations are more committed than ever to making Star Island your #1 choice among family-friendly resorts in Orlando. Sincerely, Matthew Meyers Executive Vice President Star Island Management Corp

 

[Floridaman76]

We might find out at some point before 12/31/2025 the way things are going. It's October tomorrow, so we have been at this 3 months now and really don't know much more than we did when this broke.

I mean as of last week we found out another resort (parts of it) were in scope that we didn't know about (2 sections of Pagosa).

 

[dioxide45]

I own a non Wyndham HOA unit at Star Island (a fixed week at Vacation Break at Start Island 1, which was one of the first week owner bldgs developed at Star Island). Those units are not part of the Wyndham bankruptcy per following letter I received from Star Island. Not sure of the actual % of units at Star Island that are under the Wyndham HOA or underlying real estate Wyndham controls, as to whether that will possibly impact my maintenance fees in some manner. I do know that there are common areas of the resort (recreational facilities like pools, club house, tennis courts, etc) of which each week owner is a member of (Club of Star Island membership) and for which each week owner pays an operating fee for thru their maintenance fees.

​

5000 Avenue of the Stars, Kissimmee, FL 34746 9/29/2025 Dear xxxxxx Re: Contract: xxxxxx Star Island Resort is not only a multigenerational family-owned business, but it is also a place where generations of families, like yours, make memories together. We take great pride in Star Island, and our priority is to continue bringing you and your loved ones cherished vacation experiences for many years to come. Contrary to anything you may have recently heard or read, Star Island Resort is neither closing nor filing bankruptcy. Permit me to dispel any misinformation to the contrary. As you may know, there are ten different Condominium Associations at Star Island Resort. One of these ten Associations is a Wyndham Association. This Wyndham association, and this Wyndham association alone, has decided to seek chapter 11 bankruptcy . If you are an owner in Star Island 1 through 5 or an owner in Vacation Break 1 through 4, your timeshare is not a part of this bankruptcy because only the Wyndham Association is declaring bankruptcy. Rest assured, therefore, that the Developer, Management Company, and Club of Star Island together with the boards of all nine of our non-Wyndham Associations are more committed than ever to making Star Island your #1 choice among family-friendly resorts in Orlando. Sincerely, Matthew Meyers Executive Vice President Star Island Management Corp

Thanks for posting this. Do you know how the property HOAs are segregated? Does each of the 10 HOAs control a different building or set of buildings at the property? Why in the world would they create a property with so many HOAs? How many buildings are there at Star Island? Are they all timeshare.

 

[dioxide45]

We might find out at some point before 12/31/2025 the way things are going. It's October tomorrow, so we have been at this 3 months now and really don't know much more than we did when this broke.

I mean as of last week we found out another resort (parts of it) were in scope that we didn't know about (2 sections of Pagosa).

The votes that are currently happening just seem to be around closing the resort to resort operations. Certainly since they also include stopping all further assessments it is to also protect assets given that no new money is coming in and I suspect it is to also protect against claims from individual owners. The big undanwered question that I see is how they plan to seek to actually sell the underlying real estate.

For those properties that may carry on as a timeshare property, how can they offer CWA swaps. What other timeshare company out there would want to acquire a property that really has no individual owners and they have to start selling old units like they are new again? Perhaps Capital Vacations is the only company that comes to mind, but usually even they move in on timeshares that have an already existing owner based with just a higher level of defaults they have to clean up.

 

[Floridaman76]

I've said before, Star Island is an odd duck and it's going to be interesting to see how that plays out.

Depending on how that property was developed, there may be limitations on re-use rights of the person who ends up buying the properties.

In Florida, we have the "old" style of zoning which zoned property based on use (agricultural, industrial, residential and different grades and densities inside of each one of those) and Planned Development or "PD's". PD's is how almost universally all development since the 90's has been done in Florida. I don't know when they started doing PD's or how Star Island was developed, but zoning may preclude certain use cases.

For instance, something planned and zoned for short term residential occupancy (think, a Hotel or timeshare) may not allow conversion to full time residential condos (and vice versa).

Consequently also, the master HOA covenants which all HOA's at Star Island are governed, may forbid certain types of re-use.

These are questions that linger for this property. I think some of this might come into play at Shawnee and Pagosa too as well as Edisto and the Glade. But I know Edisto and the Glade were developed as mixed timeshare/residential. Or at least ended up that way. I don't know the full history of either one of those.

But has been pointed out many times, i'm not a lawyer. And those people churn billable hours to think about these contingencies, right?

 

[dioxide45]

Consequently also, the master HOA covenants which all HOA's at Star Island are governed, may forbid certain types of re-use.

That is another wrinkle that needs to be addressed and one that I tried to ask about earlier regarding Star Island that got mostly poopoo'ed. These properties with multiple HOAs will almost always have a master HOA declaration. The actions of one HOA out will certainly impact the other HOAs. That master declaration may also have certain requirements as to what each HOA can and can't do. I suspect this is another reason they're attempting the Chapter 11 process. To limit claims by the other HOAs that are part of the larger development.

 

[Greg G]

Thanks for posting this. Do you know how the property HOAs are segregated? Does each of the 10 HOAs control a different building or set of buildings at the property? Why in the world would they create a property with so many HOAs? How many buildings are there at Star Island?

Not exactly sure of the segregation for the other HOAs but I do know that from my maintenance fee letter from Vacation Break Resorts at Star Island 1 Condominium Association, it shows it has 572 week intervals so (572/52) = 11 units and that is the number of units in the low rise 3 story bldg number 12 my unit is in (4 units ground floor, 4 units 2nd floor, 3 units 3rd floor). Also the documents of incorporation when I got my week showed it as that one bldg only as well for that Condominium Association (back in 1994) . There are 9 low rise buildings (3 story) and 8 6-story buidlings. I'm guessing most of the HOAs are for the low rise buildings.

 

[dioxide45]

Not exactly sure of the segregation for the other HOAs but I do know that from my maintenance fee letter from Vacation Break Resorts at Star Island 1 Condominium Association, it shows it has 572 week intervals so (572/52) = 11 units and that is the number of units in the low rise 3 story bldg number 12 my unit is in (4 units ground floor, 4 units 2nd floor, 3 units 3rd floor). Also the documents of incorporation when I got my week showed it as that one bldg only as well for that Condominium Association (back in 1994) . There are 9 low rise buildings (3 story) and 8 6-story buidlings. I'm guessing most of the HOAs are for the low rise buildings.

It would seem that if the Wyndham interval owners are going away, then their portion of the assessments that go to cover the shared amenities would ultimately result in fees going up for the other associations. Fewer owners covering the same costs. I guess it really depends on what happens to the Wyndham association units. Do they go away, does another timeshare developer take them over to sell them again to new timeshare buyers? Is Star Island in any kind of active sales?

 

[CO skier]

Perhaps it would be better for you to find a source where it indicates someone has used Chapter 11 to facilitate the sale of a timeshare property.

Found this in less than 2 minutes using Google:

 

[CO skier]

I mean as of last week we found out another resort (parts of it) were in scope that we didn't know about (2 sections of Pagosa).

Masters Place is one.

What is the second section?

 

[Greg G]

It would seem that if the Wyndham interval owners are going away, then their portion of the assessments that go to cover the shared amenities would ultimately result in fees going up for the other associations. Fewer owners covering the same costs. I guess it really depends on what happens to the Wyndham association units. Do they go away, does another timeshare developer take them over to sell them again to new timeshare buyers? Is Star Island in any kind of active sales?

Assuming someone takes them over finally , and still operates them as some form of condo , those new owners would eventually be paying those fees for those shared amenities.
Until that time, yes, the other non Wyndham owners would likely have an increase in their maintenance fees to cover that club membership. Right now it's $83/ week owner in my maintenance fee. I'm guessing some of the common amenities fees are based on how many people are using the amenity (possibly the more people using the pool, the more maintenance it requires possibly proportionally) , and others are not (like landscaping, grass mowing).

 

[dioxide45]

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.

Wyndham doesn't pay the transfer fee when they take the contracts back anyway. So I don't think it matters who is paying the transfer fee. If they took those weeks back I doubt they would try to collect the transfer fee. In any case, timeshare developers don't usually like to play on the resale market except when they hold right of first refusal.

 

[Floridaman76]

Masters Place is one.

What is the second section?

I didn't say I know which ones.. it was reported "two"

Confirmed that Pagosa is consolidating. I don't yet have the names of the HOAs, but it's not very impactful overall. Maybe 1-2 HOAs. The reason resorts like Pagosa didn't turn up sooner is because there were no employee impacts involved - so resorts like Pagosa, Edisto, etc., - where zero employees were impacted - didn't receive any employee impact notifications like other resorts on our list.

 

[Jan M.]

Golden Strand resort bought by "Trump group"

http://www.bizjournals.com/southflorida/news/2014/01/27/the-trump-group-affiliate-buys-sunny.html not sure what this means for owners...hopefully good things!

tugbbs.com

Read post #11

 

[dioxide45]

Golden Strand resort bought by "Trump group"

http://www.bizjournals.com/southflorida/news/2014/01/27/the-trump-group-affiliate-buys-sunny.html not sure what this means for owners...hopefully good things!

tugbbs.com

Read post #11

It looks like the lead article is behind a paywall, but further research seems to indicate that the group that bought the development still went through the process of terminating the condominium plan with the required 80% super majority approval of owners. Perhaps after they acquired the units, they had enough control to do so.

I am not sure this fits the current scenario exactly unless through CWA swaps, Wyndham or some other entity then controls a super majority in order to go through with the termination of the timeshare regime. I think one issue with OIRC is that its condo declarations require a 100% super majority vote.

We may also be forgetting about defaulted intervals where the owners are not engaged, owners are dead or there is clouded chain of title. These may require foreclosure or quiet title, but those are probably a relativly easy barrier to overcome.