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

[paxsarah]

I checked SI and FFM resort availability myself and saw zero availability for SI however I did see very limited weekly availability for FFM in comparison (didn't get the error you did). I did bring up this topic last Friday and Wyndham will investigate the reported issues for both resorts. Their general response was that both will have very limited availability given the amount of inventory being removed, however literally seeing no availability at SI across all 13 months seems odd - hence why they will look into it.

Interesting. FFM had previously (like a few months ago) shown limited availability for me later in the year with only weekend check-in days, but now it just gives me the "not available for your membership type" message (not an error, but an intentional replacement of the availability calendar button) where the availability calendar would be. I don't know if that's a non-VIP membership type, resale membership type, or something else.

I was going to say "gives me the 'not available for your membership type' message like Margaritaville Atlanta does" - but when I checked the Margaritaville Atlanta page it actually gives me the link to the availability calendar, but once I click through it immediately gives an error "This location is not eligible for the selected date range" even though I haven't selected a date range. So that's a weird behavior unrelated to the closures. In the past it simply replaced the availability calendar button with the message that it's not available for my membership type.

And on the app, I can't even get FFM to come up in a search, either by resort name or Lake Lure. Margaritaville Atlanta does come up in a search on the app, but then when I click through to its page it tells me I don't have access to book that resort. (And that's what I'd expect from Margaritaville Atlanta given our understanding that non-VIPs don't have access - even though I don't think that's spelled out anywhere in so many words on the website or the directory, we just determined it by trial and error.)

Finally, I'll add that the more I play with all of this in a single session, the more inconsistent behavior I get from the website. If I search for and go to the Fairfield Mountains page the first thing after I log in, it gives me the "Unable to Book. Not available for your membership type" message in place of the availability calendar. If I then look at some other stuff and go back to the Fairfield Mountains page, it now gives me the link to the availability calendar, but then after clicking through to it I get "We’re sorry! We couldn’t find any results matching your search" even though I had not yet searched. The resort name also doesn't actually appear in the resort dropdown list at the top of availability calendar. I'm really not meant to see it.

 

[bnoble]

That is my experience. I received no notice from Wyndham. I discovered the refunds while checking credit card balances.

I did get a notice (well, 11 of them) but did not see any credits on my card. I wonder if the reversals did not go through for some reason.

 

[HitchHiker71]

That is my experience. I received no notice from Wyndham. I discovered the refunds while checking credit card balances.

This seems to be the expected outcome from what we've observed. I can make a suggestion for notification, however given the majority of refunds have already been processed, it's likely too late in the game for changes given the efforts are already in flight and majority completed.

 

[HitchHiker71]

Interesting. FFM had previously (like a few months ago) shown limited availability for me later in the year with only weekend check-in days, but now it just gives me the "not available for your membership type" message (not an error, but an intentional replacement of the availability calendar button) where the availability calendar would be. I don't know if that's a non-VIP membership type, resale membership type, or something else.

I was going to say "gives me the 'not available for your membership type' message like Margaritaville Atlanta does" - but when I checked the Margaritaville Atlanta page it actually gives me the link to the availability calendar, but once I click through it immediately gives an error "This location is not eligible for the selected date range" even though I haven't selected a date range. So that's a weird behavior unrelated to the closures. In the past it simply replaced the availability calendar button with the message that it's not available for my membership type.

And on the app, I can't even get FFM to come up in a search, either by resort name or Lake Lure. Margaritaville Atlanta does come up in a search on the app, but then when I click through to its page it tells me I don't have access to book that resort. (And that's what I'd expect from Margaritaville Atlanta given our understanding that non-VIPs don't have access - even though I don't think that's spelled out anywhere in so many words on the website or the directory, we just determined it by trial and error.)

Finally, I'll add that the more I play with all of this in a single session, the more inconsistent behavior I get from the website. If I search for and go to the Fairfield Mountains page the first thing after I log in, it gives me the "Unable to Book. Not available for your membership type" message in place of the availability calendar. If I then look at some other stuff and go back to the Fairfield Mountains page, it now gives me the link to the availability calendar, but then after clicking through to it I get "We’re sorry! We couldn’t find any results matching your search" even though I had not yet searched. The resort name also doesn't actually appear in the resort dropdown list at the top of availability calendar. I'm really not meant to see it.

Actually - I was looking at Fairfield Harbour - not Fairfield Mountains - which I no longer see listed as a resort in the drop-down for the MAC - so unless I'm blind - which is possible - Fairfield Mountains is no longer listed at all. If I search for the resort - I can find the resort page still - but when I attempt to access the MAC link from the Fairfield Mountains resort page - here's what I see:

Per above, it's not in the MAC drop-down list at all either - which to me at least - means it's no longer accessible/available.

 

[Arimaas]

Sometime between Feb-June - as we've repeatedly covered in past posts within this thread. More specific guidance won't be issued given the variances in play. It's not tied to specific resorts in a serial manner or anything, so it's not possible to tell anyone that FG, for example, is going to occur at a specific point in time, it's more about the complexity of the owner account(s) in question, how many impacted contracts those impacted owners hold, and at what resorts, etc. In general, those resorts closer to an actual bankuptcy filing will be processed ahead of those resorts farther away from a bankruptcy filing in so far as timelines are concerned (the timelines of which are also subject to change of course). In general, those owners who hold multiple contracts from multiple impacted resorts are likely to go last given their refunds and accounts are the most complex to process. That said, there are always exceptions, so for example, if an impacted owner holds contracts from both OIRC and Wyndham Shawnee, they may have had their OIRC contracts processed (and their refunds), but not the Poconos contracts, given this is one of the last resorts to close (last day for limited resort operations is today actually). There are many scenarios, like the one I just outlined, that basically reinforce the narrative that the answers aren't as straightforward as many would otherwise choose to believe.

I did ask the question last Friday as to exactly how the refunds are being processed. Based upon what we've seen, what Wyndham is doing is simply reversing the previous charges, which means the refunded payments will be reflected back on whatever card was used for those charges, regardless of whatever card is currently configured. My ask was, what if that card is no longer active/available, what happens then? Still waiting on an answer.

I am not being snarky here - is the first paragraph your interpretation of what is transpiring or is this what Wyndham has told you? If I am understanding correctly, someone that has multiple contracts will see all their contracts refunded at once, and not piecemeal by resort? It appears, at least from the limited info we see here, that it is tied to resorts (no one has reported FG has been processed yet, but Orlando International has and no one has reported that they own at Orlando International and haven't received their refund. I guess we would have to find someone who had both Orlando and FG to see if this holds true)

And btw, again not being snarky, but I've read every single post in this thread, and then some. If you covered this, than I will stand corrected, but I don't think we've "repeatedly covered" this, at least not in this detail, because if I had read your first paragraph explanation before, it would have led me to my questions above. Please don't feel the need to search through the thread to prove me wrong, just know I wasn't intended to be snarky or prove you wrong, just addressing your "repeatedly covered it," seemed bothered by my post comment.

Since I have one impacted contact at FG, could you be so kind at your next check in, ask when, in the five months window they gave you, they may possibly be looking to reverse those charges? Thanks.

 

[HitchHiker71]

I am not being snarky here - is the first paragraph your interpretation of what is transpiring or is this what Wyndham has told you? If I am understanding correctly, someone that has multiple contracts will see all their contracts refunded at once, and not piecemeal by resort? It appears, at least from the limited info we see here, that it is tied to resorts (no one has reported FG has been processed yet, but Orlando International has and no one has reported that they own at Orlando International and haven't received their refund. I guess we would have to find someone who had both Orlando and FG to see if this holds true)

And btw, again not being snarky, but I've read every single post in this thread, and then some. If you covered this, than I will stand corrected, but I don't think we've "repeatedly covered" this, at least not in this detail, because if I had read your first paragraph explanation before, it would have led me to my questions above. Please don't feel the need to search through the thread to prove me wrong, just know I wasn't intended to be snarky or prove you wrong, just addressing your "repeatedly covered it," seemed bothered by my post comment.

Since I have one impacted contact at FG, could you be so kind at your next check in, ask when, in the five months window they gave you, they may possibly be looking to reverse those charges? Thanks.

I'm not going to spend the time searching through prior posts - but real quick - here's a previous answer I provided - in response to one of your own prior posts actually - essentially on this same topic - addressing the larger issue of refunds and the fact that the vast majority of refunds for those who chose not to swap have already been processed:

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

I'm a little surprised Star Island is not older than it is. The units I have stayed at there looked to have decor and design from the 80's or early 90's. Albeit everything was in very good shape. The fact that these are 25 years old makes me really question the "long term upkeep and maintenance...

tugbbs.com

 

[Arimaas]

I'm not going to spend the time searching through prior posts - but real quick - here's a previous answer I provided - in response to one of your own prior posts actually - essentially on this same topic - addressing the larger issue of refunds and the fact that the vast majority of refunds for those who chose not to swap have already been processed:

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

I'm a little surprised Star Island is not older than it is. The units I have stayed at there looked to have decor and design from the 80's or early 90's. Albeit everything was in very good shape. The fact that these are 25 years old makes me really question the "long term upkeep and maintenance...

tugbbs.com

View attachment 123696

I recall your answer to this, which is different from what I asked in post 5068. I asked in the quoted post a) when the points will be clawed back (still no answer and I did not ask you to ask that again) and b) what card our fees are going to be refunded to (now appears to be answered). And after you told me to the call hotline (which both you and I know will be a waste of my time - which this is becoming), others at FG said they haven't gotten their refunds, so I decided to wait since it doesn't appear I am missing anything.

My question here is, can you please ask, on your weekly calls, which you make a point of posting about here and offering to be the spokesperson for, when they plan, in the remaining three months left in that window, they may be looking to refund the "normal" FG contract holder, that is, someone who is not complicated. It would be nice for me to know to keep an eye out (not to mention that's $1000 I now can earmark for other uses).

 

[Floridaman76]

I have a question, as of today, it's been 90 days since the resorts "closed".

Has ANYTHING been sold?

 

[shawnee83]

I have a question, as of today, it's been 90 days since the resorts "closed".

Has ANYTHING been sold?

I believe only one resort has even been listed on the Hilco web site... as I recall, it was OIRC.

As of today, 31 March, all of Shawnee will finally be closed. Hopefully we'll see some forward progress now.

 

[paxsarah]

I have a question, as of today, it's been 90 days since the resorts "closed".

Has ANYTHING been sold?

Offers closed yesterday for Star Island and Orlando International, and based on the filings I glanced at on the Omni site, auctions are scheduled in about 10 days or so. Those two and three others are currently on the Hilco resort page: https://hilcorealestatesales.com/national-resort-asset-portfolio/
So nothing has been sold, but a few are at least on their way.

 

[CO skier]

I have a question, as of today, it's been 90 days since the resorts "closed".

Has ANYTHING been sold?

"Selling" these resorts is not like selling one home, or even a "normal" commercial property. Read post #292 (page 12 of this thread) from last July for a clue. 7 months after the closure of Mountain Meadows, it still did not appear to be "sold" and who knows when?

"Maybe" a fire sale bankruptcy auction at these affected resorts will be different, but do not expect miracles.

eta: And what if a resort like Shawnee does not get any bidders at auction? Does it just keep going around and around again with no bidders like the eBay auctions for the timeshare intervals at Shawnee? Shawnee, Fairfield Glade and other resorts, will have significant "carrying costs" associated with any "winning" bid in a bankruptcy auction.

 

[CO skier]

I’d like to prepare my account so that the credit card receiving the refund is the “worst” one for clawing back reward points.

fwiw - this is "official" from the OIRC Restructuring Website (the likely model for all affected resorts):

"Maintenance Fee Refund Update

Whenever possible, refunds will be issued using the original form of payment. Payments made by credit card will be credited back to that card. Payments made by other methods will be refunded by check mailed to the address on file." (bolding from the website quote)

what if that card is no longer active/available, what happens then? Still waiting on an answer.

Likely, "refunded by check mailed to the address on file."

eta: there was a total screw-up by Wyndham IT a few years ago (waaay before WorldMark Paymentus) where a major website "update" totally erased all credit card information for EVERY WorldMark account. Cancellation refunds went into limbo: Wyndham, "We are showing the refunds credited to the credit card." Credit Card customer service, "We are showing no refunds."

Thankfully, the Wyndham treasury department eventually (and likely at unimaginable effort and auditing) straightened out the whole mess. I keep very good records and received a "check to the address on file" for $280 that I did not expect, in addition to credit card refunds from my erstwhile, limbo refunds (that I did expect). I did not object to the $280 bonus, figuring their audit was more accurate than mine.

Long story short, Wyndham hopefully learned from that experience, and no refunds go into limbo when there is no valid credit card. If you have not received maintenance fee refunds in say, 6 months, definitely call.

 

[jp10558]

Thankfully, the Wyndham treasury department eventually (and likely at unimaginable effort and auditing) straightened out the whole mess. I keep very good records and received a "check to the address on file" for $280 that I did not expect, in addition to credit card refunds from my erstwhile, limbo refunds (that I did expect). I did not object to the $280 bonus, figuring their audit was more accurate than mine.

Long story short, Wyndham hopefully learned from that experience, and no refunds go into limbo when there is no valid credit card. If you have not received maintenance fee refunds in say, 6 months, definitely call.

I'm so glad I'm not really impacted directly at all with all this - but how would one calculate what the refunds even might be? I saw at least some posts that they were still being billed 1-3 months into the closure. Some of that is complicated by if they took the CWA swap or not. I.e. I don't know how someone would figure out if they've been refunded properly or not. I guess if you see any random credits from Wyndham, count it as taken care of?

 

[Roger830]

I'm so glad I'm not really impacted directly at all with all this - but how would one calculate what the refunds even might be? I saw at least some posts that they were still being billed 1-3 months into the closure. Some of that is complicated by if they took the CWA swap or not. I.e. I don't know how someone would figure out if they've been refunded properly or not. I guess if you see any random credits from Wyndham, count it as taken care of?

I don't see why there is such a concern about refunds.

If those were udi resorts, there wouldn't be any refunds. Those that bought resale just started paying when the points were added just like udi points. I don't know how it was handled by those that converted fixed weeks to points. Perhaps any mf due was built into the cost.

Where I am now with Wyndham, I'd be overjoyed if I could deed back my fixed week without any refund that I'm now paying for next year.

 

[Arimaas]

I don't see why there is such a concern about refunds.

If those were uni resorts, there wouldn't be any refunds. Those that bought resale just started paying when the points were added just like udi points. I don't know how it was handled by those that converted fixed weeks to points. Perhaps any mf due was built into the cost.

Where I am now with Wyndham, I'd be overjoyed if I could deed back my fixed week without any refund that I'm paying for next year.

When I took over a contract (which makes me a resale account holder), I was sent a bill that I had to pay in full for the year in advance. Then I began getting billed monthly for the ongoing dues through their paymus system.

As for the big deal? It's not life changing, but if it's money I'm owed, I'd like to know how and when they are going to pay me. I can bet you if the roles were reversed, there would be non stop contacting me for payment. I didn't ask to be in this situation. I would have kept my 154k FG contract at $6/1000 points MFs.
But since they decided to close the resort, that is not an option, and I'd like to be made whole. As an aside, sales is now spinning the closing as benefiting owners and preventing owners from being charged special assessments, so this was an altruistic move by Wyndham according to their staff. So again, I have zero respect for the corporation (love the product and the resort staff) and would like to get them to give me what I am owed, so they can't sit and keep earning interest off of my money (interest on $1k isn't much, but interest on $1k multiplied by however many impacted owners adds up).

Sorry I got the result you would have liked form the experience.

 

[Arimaas]

I'm so glad I'm not really impacted directly at all with all this - but how would one calculate what the refunds even might be? I saw at least some posts that they were still being billed 1-3 months into the closure. Some of that is complicated by if they took the CWA swap or not. I.e. I don't know how someone would figure out if they've been refunded properly or not. I guess if you see any random credits from Wyndham, count it as taken care of?

I imagine it's just what was taken in 2025 for the impacted resort?

 

[paxsarah]

I've seen several owners of closed resorts on Facebook who say they've received checks from Wyndham with no explanation, which I suspect are almost certainly refunds of prepaid 2026 maintenance fees - which they generally weren't expecting because they're not paying attention to the details. It really wouldn't kill Wyndham to include even a form letter of explanation, but Wyndham's financial services has always been especially opaque so it doesn't surprise me at all.

 

[HitchHiker71]

I have a question, as of today, it's been 90 days since the resorts "closed".

Has ANYTHING been sold?

My understanding is that each resort cannot be listed until the bankruptcy court allows that step to occur in the first place. Last I checked, only OIRC had received approval to do so, though I've heard that SI and a few others have recently held auctions after receiving approval from the courts.

 

[HitchHiker71]

fwiw - this is "official" from the OIRC Restructuring Website (the likely model for all affected resorts):

"Maintenance Fee Refund Update

Whenever possible, refunds will be issued using the original form of payment. Payments made by credit card will be credited back to that card. Payments made by other methods will be refunded by check mailed to the address on file." (bolding from the website quote)



Likely, "refunded by check mailed to the address on file."

eta: there was a total screw-up by Wyndham IT a few years ago (waaay before WorldMark Paymentus) where a major website "update" totally erased all credit card information for EVERY WorldMark account. Cancellation refunds went into limbo: Wyndham, "We are showing the refunds credited to the credit card." Credit Card customer service, "We are showing no refunds."

Thankfully, the Wyndham treasury department eventually (and likely at unimaginable effort and auditing) straightened out the whole mess. I keep very good records and received a "check to the address on file" for $280 that I did not expect, in addition to credit card refunds from my erstwhile, limbo refunds (that I did expect). I did not object to the $280 bonus, figuring their audit was more accurate than mine.

Long story short, Wyndham hopefully learned from that experience, and no refunds go into limbo when there is no valid credit card. If you have not received maintenance fee refunds in say, 6 months, definitely call.

Confirmed earlier this morning by Wyndham - if the original transaction reversals fail - checks will be mailed. Period, full stop.

 

[HitchHiker71]

Offers closed yesterday for Star Island and Orlando International, and based on the filings I glanced at on the Omni site, auctions are scheduled in about 10 days or so. Those two and three others are currently on the Hilco resort page: https://hilcorealestatesales.com/national-resort-asset-portfolio/
So nothing has been sold, but a few are at least on their way.

Great info - thanks for sharing! I'll add this link to the OP if I haven't already - here's a screenshot of the resorts listed currently on the Hilco website:

EDIT: I've added the HILCO listings to the OP, and I've added the individual URL links for each listed resort to the row for that resort as well.

 

[HitchHiker71]

My question here is, can you please ask, on your weekly calls, which you make a point of posting about here and offering to be the spokesperson for, when they plan, in the remaining three months left in that window, they may be looking to refund the "normal" FG contract holder, that is, someone who is not complicated. It would be nice for me to know to keep an eye out (not to mention that's $1000 I now can earmark for other uses).

Asked and answered - no explicit schedule will be posted or shared - that's the answer I received to be clear - a few months ago now. What I did receive was general guidance on how the points decrements and refunds would be handled - which I've posted multiple times now in answer to related inquiries. I'm also adding a FAQ item now to address refund related inquiries. No explicit schedule will be shared because the priorities change weekly - therefore the processing priorities change in line with the incoming data. Any schedule that would have been published would have been wildly inaccurate given the bankruptcy processes were and still are a moving target with no certain timelines.

In general, we can expect the resorts that started the overall processes, such as OIRC, to be prioritized ahead of other resorts, such as Wyndham Shawnee, that literally just closed yesterday. In general, those who own only a single contract at a single impacted resort, will process before those who hold multiple impacted contracts at various impacted resorts - which increases complexity. The reason I recommended you contact the dedicated line and open a case is because you indicated that your points decrements did not seem to process normally - and therefore I'd surmise that if there was some kind of issue or exception - you aren't going to receive refunds until that issue is resolved best estimate.

 

[Arimaas]

Asked and answered - no explicit schedule will be posted or shared - that's the answer I received to be clear - a few months ago now. What I did receive was general guidance on how the points decrements and refunds would be handled - which I've posted multiple times now in answer to related inquiries. I'm also adding a FAQ item now to address refund related inquiries. No explicit schedule will be shared because the priorities change weekly - therefore the processing priorities change in line with the incoming data. Any schedule that would have been published would have been wildly inaccurate given the bankruptcy processes were and still are a moving target with no certain timelines.

In general, we can expect the resorts that started the overall processes, such as OIRC, to be prioritized ahead of other resorts, such as Wyndham Shawnee, that literally just closed yesterday. In general, those who own only a single contract at a single impacted resort, will process before those who hold multiple impacted contracts at various impacted resorts - which increases complexity. The reason I recommended you contact the dedicated line and open a case is because you indicated that your points decrements did not seem to process normally - and therefore I'd surmise that if there was some kind of issue or exception - you aren't going to receive refunds until that issue is resolved best estimate.

I don't believe anyone at FG who did not take the swap has had their points decrements happen to their account yet, so I am not alone in that. What happened to me is my annual statement with my MFs was inaccurate when published in November. They had some made up number that I couldn't figure out how they got to. It wasn't right if they had counted the FG contract, and it wasn't right if they did not. Like I said, some made up number. However, when the charges began in January of 2026, they took out the correct charges given program and monthly fees. If others at FG are receiving refunds and it is reported here, and I have not, then I will ask. If it is July 2026 and I have not received anything back, and no one else has reported it, I will also then call and ask.

Thanks for reasking.

 

[HitchHiker71]

I don't believe anyone at FG who did not take the swap has had their points decrements happen to their account yet, so I am not alone in that. What happened to me is my annual statement with my MFs was inaccurate when published in November. They had some made up number that I couldn't figure out how they got to. It wasn't right if they had counted the FG contract, and it wasn't right if they did not. Like I said, some made up number. However, when the charges began in January of 2026, they took out the correct charges given program and monthly fees. If others at FG are receiving refunds and it is reported here, and I have not, then I will ask. If it is July 2026 and I have not received anything back, and no one else has reported it, I will also then call and ask.

Thanks for reasking.

Let me be more clear. Every resort, without exception, has had both points decrements and refunds occur already - for both swap and non-swap owners - in fact the majority of impacted owners have already been processed across the board. Please remember that TUG represents a very small proportion of the overall ownership base - so any/all observations made here are largely anecdotal in nature - and many owners are power users that have or had complex accounts at one point - which basically puts them all into the complex bucket by default due to technical debt related to their accounts - which means they are more likely to experience delays on points decrements and refunds. I asked on the Friday call with Wyndham if owners from FG have been processed - and the answer was a resounding yes - the majority of ALL impacted owners have already been processed - for both points decrements and refunds. This includes the FG resort to be clear.

On the "made up" number issue, as we previously covered in this same thread, it is what's called a mock statement - or a draft statement - it's not a final statement. The Jan 2026 statement was the actual statement. I think where we left off on this topic is collective agreement on the fact that the statement only has this information in very small print - which should be more easily legible and obvious in the future - which is feedback that was shared with Wyndham at that time many months ago now.

 

[Arimaas]

Let me be more clear. Every resort, without exception, has had both points decrements and refunds occur already - for both swap and non-swap owners - in fact the majority of impacted owners have already been processed across the board. Please remember that TUG represents a very small proportion of the overall ownership base - so any/all observations made here are largely anecdotal in nature - and many owners are power users that have or had complex accounts at one point - which basically puts them all into the complex bucket by default due to technical debt related to their accounts - which means they are more likely to experience delays on points decrements and refunds. I asked on the Friday call with Wyndham if owners from FG have been processed - and the answer was a resounding yes - the majority of ALL impacted owners have already been processed - for both points decrements and refunds. This includes the FG resort to be clear.

On the "made up" number issue, as we previously covered in this same thread, it is what's called a mock statement - or a draft statement - it's not a final statement. The Jan 2026 statement was the actual statement. I think where we left off on this topic is collective agreement on the fact that the statement only has this information in very small print - which should be more easily legible and obvious in the future - which is feedback that was shared with Wyndham at that time many months ago now.

Got it. So it seems that there is a reason for me to call. Thanks. I’ll follow up with them.

 

[bnoble]

Every resort, without exception, has had both points decrements and refunds occur already - for both swap and non-swap owners - in fact the majority of impacted owners have already been processed across the board.

Just to double check this: the refund (for converted weeks) will be issued whether or not the swap was requested?