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

[DCLCaskStrength]

Sorry, my wife’s family owns a patriots place deed and we are just now finding all of this out.

It is Feb 15 now and am scared I just missed some deadline. As I think I understand all of this we have the option to roll our plan over to something similar to what we have now OR they could exit the plan and “potentially receive excess” (which sounds too good to be true pipe dream.

- they have 2 contracts both worth ~160k points
- trying to research now and figure out how to help them through this as they both have had recent health issues.
- any help in getting me caught up is greatly appreciated. Off to do more research.

 

[jp10558]

Sorry, my wife’s family owns a patriots place deed and we are just now finding all of this out.

It is Feb 15 now and am scared I just missed some deadline. As I think I understand all of this we have the option to roll our plan over to something similar to what we have now OR they could exit the plan and “potentially receive excess” (which sounds too good to be true pipe dream.

- they have 2 contracts both worth ~160k points
- trying to research now and figure out how to help them through this as they both have had recent health issues.
- any help in getting me caught up is greatly appreciated. Off to do more research.

If you do nothing, and they're both at Patriots Place, then it'll go away and you probably have already stopped being charged, or will very soon.

I don't think 320k points would get you any VIP, so I'd say let this go, and if someone later on wants back into Wyndham you can likely get the same points for basically free when you decide you want them. Or you can hunt around a little and likely not only get CWS points at a resort with a lower yearly cost per point than this conversion would get you.

You also can evaluate any timeshare system at your leisure if you decide you want one down the road.

So my recommendation is DO NOTHING and get the $50 payout or whatever pittance in a few years and no longer have a commitment. Assuming there's no loan on the timeshare that is.

 

[CO skier]

[Michael Brown Q3 earnings call quote] "That’s a balancing that we’ll go through should these resorts ultimately end up closed. If they do, then we’ll provide an update on that, I would expect in our Q4 call and as part of any 2026 guidance."

fwiw - From the Q4 earnings call today (the 2026 guidance is even more interesting).

"So Ben, let me hit the -- it's 17 in 12 locations. Significant amount of unsold inventory at those resorts and occupancies well below 50%. And if you think about the resorts that we focused on, average age, 40 years, primarily in the Northeast. And if you can think about those assets, highly seasonal, lots of wear and tear, lots of pressure that starts to get put on HOAs that the entire club has to bear. So when we talk about this as a positive for the overall club HOAs, it reduces a lot of burden on what could occur as assets age to 45 and 50 years. Additionally -- and let me use this as an anecdote. In Branson, we have over 600 units.

So is the demand for units 600 to 650 as valuable to our owner base as the first 50 units or 60 units we'll put in a place like Chicago, where we have no assets today. And as we evaluate it, we looked at the age, we looked at that lower demand, the lower sales level many with fixed weeks and then started to think where would our owners prefer to go. And the decision became obvious that let's get them to newer builds, higher demand destinations and less seasonal. And the HOAs were very much a part of it and had obviously a clear vote because they run the individual HOAs, our owners. "

TNL stock closed at a 52-week high today, after being up over 11% on the day at one point.

 

[Floridaman76]

Outside of California and Florida which are already overbuilt, I think they are going to find everywhere is seasonal. I'm just curious where they think this magical location is which has high year round demand and they don't have locations.

Maybe some parts of Texas that isn't San Antonio or Austin? There's already a bunch of Worldmark locations in Texas so they have this data. I don't know that a resort near Dallas or Houston would be viable.

Just mystified by their "strategy" lately.

 

[carlbarry]

UPDATE: I finally received the Docusign documents to transfer my 49,000 points at Star Island into CWA.
When I called back in November I was told that my MF would go down; instead of paying $48 per month, I'd pay $34.59 per month. Great!
Well now I look at the documents and what a shock-Wyndham lied. It is $34.59 per month BUT there is a Club Wyndham Plus fee of $15, meaning I will now pay $600 per year MF.
Gee, what a great deal. I could buy on ebay a 64,000 point contract with the same $600 annual MF.

 

[comicbookman]

UPDATE: I finally received the Docusign documents to transfer my 49,000 points at Star Island into CWA.
When I called back in November I was told that my MF would go down; instead of paying $48 per month, I'd pay $34.59 per month. Great!
Well now I look at the documents and what a shock-Wyndham lied. It is $34.59 per month BUT there is a Club Wyndham Plus fee of $15, meaning I will now pay $600 per year MF.
Gee, what a great deal. I could buy on ebay a 64,000 point contract with the same $600 annual MF.

So you are saying that your $48 per month original fee included the plus fee?

 

[carlbarry]

So you are saying that your $48 per month original fee included the plus fee?

Yes. Actually $46.13 per month on auto pay.
Your card: Wyndham Rewards® Visa Signature® Card
Payment amount: $46.13
Scheduled for: 01/31/2026
Bank account name: CAPITAL ONE N.A

 

[paxsarah]

UPDATE: I finally received the Docusign documents to transfer my 49,000 points at Star Island into CWA.
When I called back in November I was told that my MF would go down; instead of paying $48 per month, I'd pay $34.59 per month. Great!
Well now I look at the documents and what a shock-Wyndham lied. It is $34.59 per month BUT there is a Club Wyndham Plus fee of $15, meaning I will now pay $600 per year MF.
Gee, what a great deal. I could buy on ebay a 64,000 point contract with the same $600 annual MF.

Yes, so that's the program fee. You already pay it and you'll continue paying it. It sounds like your maintenance fees will go up approximately $5 a month. Honestly, with that small an ownership the minimum program fee is seriously inflating your maintenance fee rate and I wouldn't normally see there being much of a value to own at that small points level. Maybe as an access point to RCI Last Calls or something.

 

[bnoble]

That's probably right. @carlbarry, do you own any other Wyndham points, or is this it?

 

[jp10558]

Outside of California and Florida which are already overbuilt, I think they are going to find everywhere is seasonal. I'm just curious where they think this magical location is which has high year round demand and they don't have locations.

Maybe some parts of Texas that isn't San Antonio or Austin? There's already a bunch of Worldmark locations in Texas so they have this data. I don't know that a resort near Dallas or Houston would be viable.

Just mystified by their "strategy" lately.

I expect they think cities are the high year round demand. Chicago is the example. Otherwise, I suppose they could put effort into rebuilding in FL locations like Palm-Aire to be higher quality. What I wonder is that even though ~70% of units are 2BR if they will offer that in the city units, or if they think people want 1BR or smaller now? I think that'd be a mistake, but I also have no idea how the sales go for retail.

 

[carlbarry]

Yes, so that's the program fee. You already pay it and you'll continue paying it. It sounds like your maintenance fees will go up approximately $5 a month. Honestly, with that small an ownership the minimum program fee is seriously inflating your maintenance fee rate and I wouldn't normally see there being much of a value to own at that small points level. Maybe as an access point to RCI Last Calls or something.

I have so few points because my original goal was to stay at Bonnet Creek for 5 nights a year, and that is 45,000 points. That being said, using my small number, I have been to Anaheim, Flagstaff, New Orleans, Smokey Mountains, Nashville, Alexandria VA, Rhode Island, Berkshires, Poconos, Puerto Rico, and Israel. So it works for me. And I've used RCI just once, for the Israel trip.
And yes, as a percentage the program fee does inflate my costs.

 

[carlbarry]

That's probably right. @carlbarry, do you own any other Wyndham points, or is this it?

That is my total. Every time I go to an "owner's update," the sales weasel asks me how I have so few points, as they don't sell that few. Answer: resale for $100 in 2007.

 

[Arimaas]

Outside of California and Florida which are already overbuilt, I think they are going to find everywhere is seasonal. I'm just curious where they think this magical location is which has high year round demand and they don't have locations.

Maybe some parts of Texas that isn't San Antonio or Austin? There's already a bunch of Worldmark locations in Texas so they have this data. I don't know that a resort near Dallas or Houston would be viable.

Just mystified by their "strategy" lately.

I went to sales pitch today in New Orleans because I had nothing better to do for $150 for an hour at 9am (I know I know, but that’s 2/3s the utility bill) and they were talking about building out an Eddie Bauer line of adventure locations and Spots Illustrated in TN, AL and Chicago.

 

[bnoble]

I guess if it works for you, that's fine. If it were me, I would probably just let it go and close out my Wyndham relationship.

 

[carlbarry]

I guess if it works for you, that's fine. If it were me, I would probably just let it go and close out my Wyndham relationship.

Different strokes for different folks, as we used to say. Certainly if you want 4 weeks, oh heck, even 1 week, of vacations a year my 49,000 points wouldn't work. But for me, combined with my 320 DVC points, it works. Right now I'm thinking Kingsgate, 4 nights. That's 32,000 points (plus $10 per night). So doable for me.

 

[bnoble]

Like I said, if it works for you? Go for it. But I would probably just take the swap. $60/year might be worth not having to go through the hassle of trying to transfer another contract in before your current account is closed.

 

[carlbarry]

Like I said, if it works for you? Go for it. But I would probably just take the swap. $60/year might be worth not having to go through the hassle of trying to transfer another contract in before your current account is closed.

Yes, I am taking the swap. I guess I didn't make that clear. I might as well for the extra $47 per year ($600 vs current $553.56). Of course, when I bought it in 2007 the MF was about $300 per year, making those 5 nights at Bonnet Creek a real big bargain.

 

[Floridaman76]

I expect they think cities are the high year round demand. Chicago is the example. Otherwise, I suppose they could put effort into rebuilding in FL locations like Palm-Aire to be higher quality. What I wonder is that even though ~70% of units are 2BR if they will offer that in the city units, or if they think people want 1BR or smaller now? I think that'd be a mistake, but I also have no idea how the sales go for retail.

Pompano isn't the place to focus energy. The West Coast of Florida or further South would be better locales, but the cost would be absolutely prohibitive. There are still a few independent timeshares in the Sanibel / Marco Island / Ft. Myers area that are wildly successful. My uncle owns two weeks in Sanibel and has owned it since the early 80's. The resort was completely destroyed by Hurricane Ian in 2023, and you would have thought the owners might want to sell out, but they didn't, and it was rebuilt.

There just isn't available real estate, especially beachfront, in the real popular areas like Miami Beach, Ft. Lauderdale and Marco Island/Sanibel.

Also, Florida has some newish condo laws which mandate inspections and reserve minimums which make ongoing maintenance more costly. I expect some of these laws will eventually catch up with some of the towers at Sea Gardens eventually. Especially Ocean View and Waterfalls, they are older buildings and fall into the type of building covered by the law (all condos >3 stories). I think the Ocean View units at Sea Gardens were damaged to some extent during hurricanes about 10 years or so ago.

 

[chapjim]

Pompano isn't the place to focus energy. The West Coast of Florida or further South would be better locales, but the cost would be absolutely prohibitive. There are still a few independent timeshares in the Sanibel / Marco Island / Ft. Myers area that are wildly successful. My uncle owns two weeks in Sanibel and has owned it since the early 80's. The resort was completely destroyed by Hurricane Ian in 2023, and you would have thought the owners might want to sell out, but they didn't, and it was rebuilt.

There just isn't available real estate, especially beachfront, in the real popular areas like Miami Beach, Ft. Lauderdale and Marco Island/Sanibel.

Also, Florida has some newish condo laws which mandate inspections and reserve minimums which make ongoing maintenance more costly. I expect some of these laws will eventually catch up with some of the towers at Sea Gardens eventually. Especially Ocean View and Waterfalls, they are older buildings and fall into the type of building covered by the law (all condos >3 stories). I think the Ocean View units at Sea Gardens were damaged to some extent during hurricanes about 10 years or so ago.

Wyndham Santa Barbara got whacked by a hurricane -- in 2014, I think.

 

[Jan M.]

Wyndham Santa Barbara got whacked by a hurricane -- in 2014, I think.

Santa Barbara was closed for 2 years after Hurricane Wilma in 2005. The damage was so bad the building had to be completely gutted. Only a few years after it reopened, some units sustained water damage in another hurricane. I might not be remembering correctly, but I don't think the resort was closed that time, just some units out of commission for awhile.

 

[Floridaman76]

Santa Barbara was closed for 2 years after Hurricane Wilma in 2005. The damage was so bad the building had to be completely gutted. Only a few years after it reopened, some units sustained water damage in another hurricane. I might not be remembering correctly, but I don't think the resort was closed that time, just some units out of commission for awhile.

I don't remember the year, but units at Santa Barbara, Sea Gardens and Royal Vista got damaged during the same hurricane. One of the Ocean Side towers at Sea Gardens got in-room laundry during the extensive remodel required.

Hurricanes are just a thing we have to deal with here. Clearwater got clobbered in 2024, Ocean Walk has had damage to the exterior infrastructure (pools, seawall) in recent years too, but I think the units themselves survied pretty well.

 

[shawnee83]

Florida has some newish condo laws which mandate inspections and reserve minimums which make ongoing maintenance more costly.

I'd say the situation must have gotten quite out of hand to force legislators to actually do something.

 

[CO skier]

I'd say the situation must have gotten quite out of hand to force legislators to actually do something.

It did, and it was the fatal Surfside, FL Champlain Towers disaster "to force legislators to actually do something."

 

[Jan M.]

@paxsarah Check out today's the post in the Wyndham Timeshare Users Group. Someone posted asking about the foreclosure papers for Fairfield Glade they just got. He didn't know anything about it prior to this. There's quite a few other people saying me too. Not just for Fairfield Glade.

Not everyone is on Facebook nor in that particular group so my take is there's still a larger number of people in that situation at this point than I would've guessed.

 

[comicbookman]

@paxsarah Check out today's the post in the Wyndham Timeshare Users Group. Someone posted asking about the foreclosure papers for Fairfield Glade they just got. He didn't know anything about it prior to this. There's quite a few other people saying me too. Not just for Fairfield Glade.

Not everyone is on Facebook nor in that particular group so my take is there's still a larger number of people in that situation at this point than I would've guessed.

As a Glade owner, I took the swap. Have not heard anything since I indicated I want the swap. My ownership still lists 6 contracts but won't display more than 4. sometimes 1, sometimes 2, sometimes 3. Always says 6 at the top. different order each time, but Glade never is displayed. very odd. Clearly something is wrong with this page, maybe they are in process of changing the information.