Wyndham 45 midtown - [we want to swap ownership for a low MF resorts]

[Manisht]

Hello TUG members,

I’m currently staying in wyndham 45
Midtowm for a week. During the presentation and one on one discussion with the sales manager, he told me that the property’s MF is as low as $2/1000 pts and the HOA has never been increased for more than 2% since the property came into being.Is there any truth to it? I highly doubt it.

We wanted to swap out of our CWA (325K points) into a low MF resorts like Clearwater, Canterbury eyc.

We are gold VIP (800K) points and since one of our deeded property at Shawnee Village (175K) has gone under, we willl lose our gold status (which we are fine with too).

One more thing about swapping our 325K CWA points to 500K Wyndham 45 Midtown is $9700/ year fir next 10 years with with MF of &439/month. Which we aren’t onboard as we have time till Monday.

Please share your viewpoints on swapping our of CWA - is it a good idea to do it to lower MF? Any changes in your ownership comes with buying something more with Wyndham and we are super cautious to do so unless there’s a savimg
Of our money.

Thanks,
MT

 

[Fido Chuckwagon]

1. You’re being lied to. The MF are not $2/1k, they’re $5.82 per 1k. Decent, but not anywhere close to $2. Nothing in the Wyndham system is anywhere near $2.
2. Given the above, your break even point for swapping given the upfront cash costs is probably around a century.
3. You don’t need to lose your gold status, Wyndham is allowing free swaps into CWA for those who own at a resort that closed.
4. This is a very bad idea and makes no financial sense. You can purchase Midtown 45 on the resale market basically for free. Gold status isn’t worth that much.

 

[Manisht]

Additionally, I would like to
Know if we maintain an updated HOA fee table for all of our Wyndhzm properties here. Please let me know.

I’ve now 625K points/year - 300K at Wyndham
Canterbury, SFO and 325K points with Wyndham
CWA and currently I’m paying $375/month HOA fee.

Any ideas/ suggestions to lower it down without much upfront big investment to buy more points with Wyndham.

 

[Manisht]

With that many points (625K) my HOA per thousand points comes out to be around $7.20/1K points and what the sakes predict in here at 45 Midtown that CWA HOA will increase by 10/12% every year vs. Wyndham 45 Midtown HOA increase will be only 2/3% every year. Which again seems to be a big lie too.

 

[Manisht]

@Fido Chuckwagon - thanks a ton for your lightening fast response…

I’ve been Windham TS owner for almost 20 years and I pretty well know how these forked tounge Wyndham sales lie to the gullible owners in everything they utter just to trap you into buying something and thus securing their sales commission…

But I get the 30K Windham points and walk out after 60 mins of their BS with an emphatic “ THANKS, BUT NO THANKS”….so much so that this time they told me - no need to attend 60 mins presentation, it will be only 1-on-1 30 mins talk with the sales manager here at 45 Midtown and that earns me 30K Wyndham points…

BTW, we have tilll Monday to fall or not to fall in their financial trap…

MT

 

[paxsarah]

With that many points (625K) my HOA per thousand points comes out to be around $7.20/1K points and what the sakes predict in here at 45 Midtown that CWA HOA will increase by 10/12% every year vs. Wyndham 45 Midtown HOA increase will be only 2/3% every year. Which again seems to be a big lie too.

If CWA goes up 10-12% a year in the future, it would be the first time. I made a personal copy of the TUG maintenance fee chart so I could add a formula row with the percentage increase:

If it were to go up 10%, that would be an indication that Club Wyndham resorts overall were experiencing an average of a 10% increase. CWA doesn’t do anything that deeded resorts aren’t also doing, because it’s an average/blend.

 

[Manisht]

View from our unit…

 

[Manisht]

@paxsarah -Thanks for your detailed information.

In a Segway to my original discussion here I wanted to also ask if any of the Shawnee village owners are swapping their deeded points into CWA or not and thus giving up the ownership.

I’m sort of in a bind to maintain my gold VIP and this swapping seems to be a cheapest route.

@ Shawnee owners - please share your valuable opinions at your earliest convenience.

-MT

 

[Sandy VDH]

Not shawnee but glade, however I transfered to CWA as that was part of my VIPP ownership. It wasn't worth losing a Grand Fathered in NO-Housekeeping VIP Platinum ownership.

 

[Floridaman76]

I thought the deadline to take the swap had already long passed?

 

[Manisht]

@paxsarah -Thanks for your detailed information.

In a Segway to my original discussion here I wanted to also ask if any of the Shawnee village owners are swapping their deeded points into CWA or not and thus giving up the ownership.

I’m sort of in a bind to maintain my gold VIP and this swapping seems to be a cheapest route.

@ Shawnee owners - please share your valuable opinions at your earliest convenience.

-

 

[amycurl]

@Manisht, there is a dedicated thread about the closing of the resorts, and many of the Shawnee owners are over there, and might be in a better position to answer this question.

I did a sales tour at Midtown45 in April. The salesperson was only a year or two older than my college-aged daughter. They wanted me to spend $100K plus. Um, no, especially not for a unit with less than two bedrooms. I found it really easy to say no.

 

[paxsarah]

I thought the deadline to take the swap had already long passed?

Depends on the resort. Some swaps are closed, but some are still possible - and Shawnee is one of the latest to start the process. This page seems to be updated to have removed the resorts that are too far along: https://clubwyndham.wyndhamdestinations.com/us/en/owner-guide/resources/portfolio-refresh-swap

 

[Sandi Bo]

It's very likely I've missed any discussion about this in the official removing resorts thread(s) but I'll throw these thoughts out here:

If some is dropping below the 800K for gold -- if they were owners when gold was only 500K - will they still qualify for gold (think maybe you might be in that subset @Manisht)?

And secondly, I see it mentioned here, but would the same apply for housekeeping -- would you retain your unlimited housekeeping (if you have it) assuming it was there when you hit the 500K mark.

 

[Sandy VDH]

They are way behind. I requested the swap back at the end of last year. They took the week away without every swapping it. I called and was first told I didn't rely. I did. I was then told OK, we found your request, but we haven't got to it yet. I took less than a week to complete it once they figured that out. So it might not be too late, they just might be behind, and the squeaky wheel gets the attention.

 

[paxsarah]

It's very likely I've missed any discussion about this in the official removing resorts thread(s) but I'll throw these thoughts out here:

If some is dropping below the 800K for gold -- if they were owners when gold was only 500K - will they still qualify for gold (think maybe you might be in that subset @Manisht)?

And secondly, I see it mentioned here, but would the same apply for housekeeping -- would you retain your unlimited housekeeping (if you have it) assuming it was there when you hit the 500K mark.

It’s on page 270 of the directory. Specifically about decreasing, you’re looking at the lower levels as they were at the time of your original grandfathering date.

As long as they maintain continuous VIP they should also retain unlimited housekeeping, per page 279.

 

[GoToSea]

1. You’re being lied to. The MF are not $2/1k, they’re $5.82 per 1k. Decent, but not anywhere close to $2. Nothing in the Wyndham system is anywhere near $2.
2. Given the above, your break even point for swapping given the upfront cash costs is probably around a century.
3. You don’t need to lose your gold status, Wyndham is allowing free swaps into CWA for those who own at a resort that closed.
4. This is a very bad idea and makes no financial sense. You can purchase Midtown 45 on the resale market basically for free. Gold status isn’t worth that much.

Like the statement of the break even point could be 100 years! As a 18 year Resort owner, I would agree, caution to buy more than you will use. These forums help members find others who have some extra to share when you need more.

 

[GoToSea]

Hello TUG members,

I’m currently staying in wyndham 45
Midtowm for a week. During the presentation and one on one discussion with the sales manager, he told me that the property’s MF is as low as $2/1000 pts and the HOA has never been increased for more than 2% since the property came into being.Is there any truth to it? I highly doubt it.

We wanted to swap out of our CWA (325K points) into a low MF resorts like Clearwater, Canterbury eyc.

We are gold VIP (800K) points and since one of our deeded property at Shawnee Village (175K) has gone under, we willl lose our gold status (which we are fine with too).

One more thing about swapping our 325K CWA points to 500K Wyndham 45 Midtown is $9700/ year fir next 10 years with with MF of &439/month. Which we aren’t onboard as we have time till Monday.

Please share your viewpoints on swapping our of CWA - is it a good idea to do it to lower MF? Any changes in your ownership comes with buying something more with Wyndham and we are super cautious to do so unless there’s a savimg
Of our money.

Thanks,
MT

that is a lot too lay out for the next 10 years, ( plus elsewhere you could invest that money ), and, use some of it instead to create a win win when others have excess in a given year as posted here to offset MF

 

[GoToSea]

Hello TUG members,

I’m currently staying in wyndham 45
Midtowm for a week. During the presentation and one on one discussion with the sales manager, he told me that the property’s MF is as low as $2/1000 pts and the HOA has never been increased for more than 2% since the property came into being.Is there any truth to it? I highly doubt it.

We wanted to swap out of our CWA (325K points) into a low MF resorts like Clearwater, Canterbury eyc.

We are gold VIP (800K) points and since one of our deeded property at Shawnee Village (175K) has gone under, we willl lose our gold status (which we are fine with too).

One more thing about swapping our 325K CWA points to 500K Wyndham 45 Midtown is $9700/ year fir next 10 years with with MF of &439/month. Which we aren’t onboard as we have time till Monday.

Please share your viewpoints on swapping our of CWA - is it a good idea to do it to lower MF? Any changes in your ownership comes with buying something more with Wyndham and we are super cautious to do so unless there’s a savimg
Of our money.

Thanks,
MT

swap CWA for a deed ? there are pros and cons to the strategy. I have found the CWA I have kept can still be used for reserving rooms. I like having a combo of deeds in the membership too. Caution though on putting in more "investment" when there are other ways to find rooms from members who have extra sometimes

 

[Manisht]

Thanks everyone for sharing your thoughts. As I look at the Chrysler building from 33rd floor of Midtown 45, I’m sort of leaning towards swapping 175K Shwanee points with CWA to maintain my Gold VIP. ThIs will add $550/year more to my early maintenance and I HOPE to continue to enjoy 3:4 weeks of nice vacations in a year.

Thanks a ton everyone.

-MT

 

[Manisht]

BTW, the manager today called me again yo get an update in his potential sale of $97000 to get 500K. Wyndham midtown deeded points and he will be so sorely disappointed to find out his commission has been evaporated by my sane decision.

-MY

 

[Pink_Warrior]

I got a similar offer from Midtown. $8000 for the next 10 years. After doing the math (since this of course added 154k to the account) we would have save $8/month in mf.

 

[Manisht]

The million dollar question is : did you lap up the offer?…

 

[HitchHiker71]

If CWA goes up 10-12% a year in the future, it would be the first time. I made a personal copy of the TUG maintenance fee chart so I could add a formula row with the percentage increase:
View attachment 128832
View attachment 128833
If it were to go up 10%, that would be an indication that Club Wyndham resorts overall were experiencing an average of a 10% increase. CWA doesn’t do anything that deeded resorts aren’t also doing, because it’s an average/blend.

If we see value in adding the percentage increase to the current MF sheet - I am happy to add this to my to-do list here on TUG.

 

[HitchHiker71]

I thought the deadline to take the swap had already long passed?

No, only four of the impacted resorts are no longer taking swap contracts. This was posted into the big thread - and is also contained in the tracker table in the OP of that same thread.