EOYE MF issue

[chamel]

In 2023, purchased 77k EOYE Ocean Ridge points [resale]. Received a bill last year (2024) for [what I thought was] the full MF. I thought, "It's my use year, so that makes sense." Paid the bill.

Last year, 2024, purchased 210k EOYE Bali Hai points.

A few days ago, received a bill for what appeared to be the full maintenance fee (based on the MF amounts other owners have reported in this forum) for both resorts. But it's not my use year. Called Wyndham Financial, and they gave me the MF breakdown (why isn't this on the statement?!?). Which confirmed in my mind that I'm being billed the full fee. $4.08/K for Bali Hai, and $6.33/K for Ocean Ridge. Plus the Program fee of $230. HOWEVER, each agent I talked with (3 in total) told me, "that is half your maintenance fee - you will be billed half each year." Over and over I told them that is not half. That is the full fee. I finally was transferred (after 1 hour), to an account manager, and I'm waiting to hear back from her. [After further searching and feedback from members here, it looks like this is not the full fee as I thought, but something is definitely off].

Just curious if anyone has run into this situation before, and how it was resolved. Maybe the account manager is the person who will be able to make it right.

Also wondering if email is a better option in the future if I need to communicate with Wyndham - any feedback regarding that appreciated. Total time spent on the phone yesterday 1H30M, still no update.

Oh, and I was told on the phone that I should be able to pull up information in Paymentus. No statements are available in Paymentus (last year or this year). As I recall it was the same last year, and I ended up paying through the mail with a check because Paymentus never showed a payment due. I had hoped to to get automated monthly billing set up but I suppose it's for the best since MFs are messed up.

Right now, vacation ownership is not so fun.

Thanks for any input,
Melissa

 

[paxsarah]

I've never experienced that. However, $6.33/k seems low for an Ocean Ridge contract, especially if it's a converted fixed week at that size. It wouldn't surprise me if that's half. However, while Bali Hai seems off (i.e. I don't know of a scenario where the MF at Bali Hai would calculate to $4.08/k), it doesn't seem off by half.

 

[chamel]

You’re right, $4.08 is low for Bali Hai…just found the Bali Hai annual report in my email and it should be $4.96/k if I’m reading it correctly. So that makes the situation even more bizarre. Not finding my Ocean Ridge report…I thought what I paid last year was the full MF amt, but maybe not! Something is not right but I have no idea what is messed up and I’m not sure what to ask Wyndham for at this point! A re-evaluation of my MFs?

 

[tschwa2]

You are also going to be paying more than what you see listed because your program fee is going to be the full minimum amount every year because you have the equivalent of 143k annual points. $188 plus half the MF's for each of the other contracts.
I also wouldn't be surprised for ocean ridge to be $12.66 per 1000. It isn't a set rate per 1000. It is a set rate per week and depending on size or season it can be high there or very high there.

 

[chamel]

The Wyndham agents I talked to each broke it down as:

$856.08 for 210k Bali Hai points (they said I'm paying for 105k each year, and that the $856.08 is for this year, but doesn't make sense because that works out to $8.15/k)

$974.82 for 154k Ocean Ridge (77k each year)
[In the estoppel for Ocean Ridge it listed an annual fee of $982.73 -- I thought that was for even years only (I knew rate would go up each year) but yikes if I misunderstood and it's $12.66/k!]

$230.40 program fee (on top of those amounts)

Still haven't heard back from the account manager, who said she would be checking with billing. Hoping she figures it out and gets back to me.

Any advice on getting a copy of the annual report from Ocean Ridge HOA? Contact the resort directly?

Appreciate the thoughts being shared!!

 

[Floridaman76]

Ocean Ridge MF are notoriously expensive.

 

[tschwa2]

$230.40 seems high to be the program fee.

 

[bnoble]

Converted week contracts have fees that are close to, but not exactly, the same as the underlying week. They are usually a little higher. They can also vary quite a bit year to year. That’s because you pay a converted week in the year prior to use,but the actual costs aren’t known until the end of the year. So they are estimated. If the estimate is low, the shortfall is added to the following year’s estimate. If the estimate is high, the surplus is subtracted from the following year’s estimate.

Our monthly MF bill went down a few dollars this year, presumably due to overestimations the year before.

With an EOY this is presumably even worse, because one has to estimate the fees two years in advance and that’s harder to do. And if you bought near the end of an underestimated year, you are going to pay a little extra at first.

I’ve learned not to get too worked up over this, and assume that in the long run it will work out.

 

[bnoble]

It is also true that Wyndham sometimes gets the fees wrong. We converted a couple of weeks during the pandemic when they did them for free, and were severely undercharged at first. I tried to get them to correct it a couple of different times, and they insisted it was right. It did eventually get fixed, but only after some time.

This is less likely to be true for weeks that have been converted for a while.

 

[chamel]

Converted week contracts have fees that are close to, but not exactly, the same as the underlying week.

How do I find out if these are converted weeks, and if the MF Would be different? For Bali Hai I have the HOA statement, but not finding the stmt for Ocean Ridge.

It is at least somewhat reassuring that it usually works out in the long run.

 

[bnoble]

The seller should know if this is a converted week, or UDI points. Most resorts are only one or the other. A few are a blend.

 

[WManning]

$230.40 seems high to be the program fee.

$230.40 seems high to be the program fee.

2025 Club Wyndham Program Fees: Plus Partners: $0.75 per thousand points, with a minimum rate of $208. Non-Plus Partners: $0.73 per thousand points, with a minimum rate of $188. Presidential Reserve: $0.83 on the first million points per thousand points

 

[paxsarah]

2025 Club Wyndham Program Fees: Plus Partners: $0.75 per thousand points, with a minimum rate of $208. Non-Plus Partners: $0.73 per thousand points, with a minimum rate of $188. Presidential Reserve: $0.83 on the first million points per thousand points

Yes, so if they’re paying on the equivalent of 182k points annually (because I’m reading 154k biennial billed as 77k and 210k biennial billed as 105k), they should be subject to the resale minimum program fee of $188. Unless there are additional unproblematic contracts that haven’t been mentioned here contributing to the program fee.

 

[chamel]

Yes, so if they’re paying on the equivalent of 182k points annually (because I’m reading 154k biennial billed as 77k and 210k biennial billed as 105k), they should be subject to the resale minimum program fee of $188. Unless there are additional unproblematic contracts that haven’t been mentioned here contributing to the program fee.

These are the only 2 contracts (still new to all this). I’m not sure if I’m Plus Partners or not? Either way it looks like the program fee is being billed for over 300k points.

I called back this morning and the acct manager said she’s still researching the problem.

 

[WManning]

These are the only 2 contracts (still new to all this). I’m not sure if I’m Plus Partners or not? Either way it looks like the program fee is being billed for over 300k points.

I called back this morning and the acct manager said she’s still researching the problem.

Resale is Non Plus Partners is $0.73/1000, Developer bought is plus partners at $0.75/1000 . Minimum program fee for plus or non plus ownership $188

 

[chamel]

Resale is Non Plus Partners is $0.73/1000, Developer bought is plus partners at $0.75/1000 . Minimum program fee for plus or non plus ownership $188

Ok thanks for clarifying!!

 

[paxsarah]

Minimum program fee for plus or non plus ownership $188

Minimum program fee for non-PlusPartners (resale-only - which it sounds like this account is) is $188. Minimum program fee for PlusPartners accounts (i.e. includes at least one retail contract) is $208.

 

[chamel]

Minimum program fee for non-PlusPartners (resale-only - which it sounds like this account is) is $188. Minimum program fee for PlusPartners accounts (i.e. includes at least one retail contract) is $208.

yes - both contracts are resale.

 

[WManning]

Minimum program fee for non-PlusPartners (resale-only - which it sounds like this account is) is $188. Minimum program fee for PlusPartners accounts (i.e. includes at least one retail contract) is $208.

Thanks for clarifying

 

[chamel]

The seller should know if this is a converted week, or UDI points. Most resorts are only one or the other. A few are a blend.

I see now in my wyndham acct - UDI points for both contracts.

 

[paxsarah]

It seems weird that you'd be receiving an annual bill for a UDI contract. Even when I've had converted fixed weeks transferred into my account, they've immediately gone into my existing monthly autopay.

Any advice on getting a copy of the annual report from Ocean Ridge HOA? Contact the resort directly?

I'm pretty sure Ocean Ridge is one of those resorts that has multiple HOAs, each with different maintenance fees. Do you know which section? You could also go online and see if you could find your deed recorded with Colleton County which should state it.

 

[chamel]

For anyone following, I found a statement in my Wyndham account that says, "PTVO Owners Association, Inc. 2025 Budget." I'm not sure if this is the Ocean Ridge statement (it doesn't say anywhere, but it does look similar to my Bali Hai statement which is NOT in my owner portal).

Maintenance fee listed is $8.13/k for 2025.

 

[tschwa2]

I didn't realize any of ocean ridge was udi. Did you get a copy of the deed? Does it say what section of Ocean ridge your contract comes from?

 

[Floridaman76]

I didn't realize any of ocean ridge was udi. Did you get a copy of the deed? Does it say what section of Ocean ridge your contract comes from?

Everything that isn't Club Wyndham Access is UDI. Even unconverted fixed weeks not in the Points system are technically UDI.

 

[chamel]

It seems weird that you'd be receiving an annual bill for a UDI contract. Even when I've had converted fixed weeks transferred into my account, they've immediately gone into my existing monthly autopay.

I'm pretty sure Ocean Ridge is one of those resorts that has multiple HOAs, each with different maintenance fees. Do you know which section? You could also go online and see if you could find your deed recorded with Colleton County which should state it.

I don't have an autopay - NOTHING shows up in Paymentus! Last year I paid with a check in the mail, thinking at some point I'd be able to see statements, set up autopay, etc. online, but my contracts still do not show up there (tho last year's payment is listed). And otherwise a zero balance is what Paymentus shows.

I reached out to the person who handled the Ocean Ridge transfer, and she said, "According to the original deed this is not a converted week. The original deed states they are Fairshare Plus points."

I located the deed, and it mentions "Fairshare Vacation Owners Association" and lists the following:
"A 77,000/1,116,000 undivided fee simple absolute interest in apartments/units 701-716 as tenants in common with the other undivided interest owners of said apartments/units in building 1 of Marsh Point Villas Condominiums Building 1."