Wyndham is closing a handful of legacy resorts - this thread is our dedicated tracker for this unfolding set of events

[paxsarah]

The screenshot he is spreading around cuts off the word "Possible" I feel like he would just continue using that screenshot, but it wouldn't hurt to reformat it. For now, since there is only one confirmed resort, I would remove Fairfield Glade from the list of possible. No need to mix the two in the same list. Make it separate from that list so it's clear they are not the same.

I agree. I think the version currently in the first post is pretty clear about the distinction, especially if Fairfield Glade is removed from the "possible" list. But I don't think Jimmy is likely to care. He seems more interested in posting a scoop and being right than being clear about what information is verified and not yet verified.

 

[dioxide45]

- though you would think someone would have had the good sense to realize that leaks occur almost 100% of the time whenever people are told they may be losing their jobs in less than six months, especially if NDAs weren’t signed along with a bonus program of sorts for the impacted employees to stay until the very end. Even then, leaks happen, almost universally. This wasn’t well thought out with this in mind.


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This was my thought. Did Wyndham (T+L) really think word wouldn't get out? Did they perhaps want word to get out. Announcements to any lower level staff at any company is going to inevitably leak to other people. It happens. This is why major public corporations don't announce changes to lower level staff (and lower level goes a long way up) until it has been made publicly available or it is done at the same time. Perhaps they are just wanting to get these notices out before state mandated WARN notices are required.

 

[CO skier]

This is why I wonder if something else is going on. The earnings report will be interesting. Maybe sales/profits have cratered and they needed to do something fast to stop the bleeding.

It took 67% of all the voting power at Mountain Meadows to pass the timeshare termination vote. That is a lot of weekly deeds at one tiny HOA. Imagine the number of weekly intervals involved with the current terminations?

This must have been in the works for years.

 

[dioxide45]

The real timeshare revenue is in sales. That is what the 10k reports and conference calls focus on.

Timeshare management fees are hardly pocket change.

Management fee revenue seems to be a much bigger share than what you are thinking. Much more than pocket change. It's almost 33% of their revenue. Now, is the amount of revenue from the resorts in question immaterial in that number? I don't know the answer.

 

[Floridaman76]

The screenshot he is spreading around cuts off the word "Possible" I feel like he would just continue using that screenshot, but it wouldn't hurt to reformat it. For now, since there is only one confirmed resort, I would remove Fairfield Glade from the list of possible. No need to mix the two in the same list. Make it separate from that list so it's clear they are not the same.

Re-Post it here, I don't think i'm on that facebook group

 

[CO skier]

Management fee revenue seems to be a much bigger share than what you are thinking. Much more than pocket change. It's almost 33% of their revenue. Now, is the amount of revenue from the resorts in question immaterial in that number, I don't know the answer.
View attachment 113024

How much of that "Property management revenue" is from timeshares? Then multiply that by 20 resorts divided by total resorts to get a rough idea.

 

[dioxide45]

How much of that "Property management revenue" is from timeshares?

What else would it be from? Are they in some other kind of property management operations that we don't know about? It would include all the timeshare programs they operate, from Wyndham to Worldmark to Presidential Reserve to Shell, but those are all still timeshares. You said it was pocket change and not worthy of being talked about in quarterly earnings, yet that screen shot was from their Q1 2025 earnings release.

 

[Floridaman76]

This whole thing is shady as hell. These aren’t hotels that Wyndham owns that they are closing. These are timeshares run by (theoretically) independent HOA’s that Wyndham just serves as the management company for. Yes, Wyndham has probably acquired a majority interest in all of these HOA’s, but the fact that they planned this all behind closed doors, without alerting other owners, and are suddenly pulling the rug out from under the other owners is pretty bad. It does make me wonder if they’ve got financial difficulties we aren’t aware of.

That's what I have been saying since this broke. This is going to have long lasting and far reaching effects on our ownership. Especially in some locations. Loss of inventory, or in some cases WHOLE RESORTS will have ripple effects, because if people can't vacation there, that puts pressure on other resorts.

And considering how Americans, especially Americans with families vaction (Christmas, Thanksgiving breaks, spring break, summer vacation), thost times are FIXED and inflexible. People can't shift their vacation time around like, say, a retired person with nothing else to do, can.

THESE are the people Wyndham will be selling to (young people, families) and when "dots on the map disappear" or "I can't book ANYWHERE during spring break, even 10-13 months out, they will find people leaving the system in droves.

The more we find out about this, the more half baked it sounds. I realize, we, as owners may not be entitled to have visibility into the corporate processes, but one would think some sort of owner laison or committee could have been formed and discussed this with prior to such a massive change.

This is a fundamental shift in our ownership, monumental change.

 

[Floridaman76]

Somebody named Jimmy Cassidy just posted a screenshot from this thread with the list of resorts and MF in one of the Facebook groups i'm in.

It's obviously not the official list someone else referenced from Wyndham, it's clearly the one from here

 

[learnalot]

This makes me so sad (and frustrated). We are presidential/founder level, and we own at King Cotton in Edisto (most of our 1.5 million points) with 300K points of this at Waikiki Beach Walk. I actually have a reservation in Edisto the week after Christmas, December 27 - January 3. So if the dump Edisto, then do I just get kicked out on December 31?

I'm SUPER frustrated that we are hearing about this in the ether and they are not being transparent with us about what's to come. So unethical (and, no, I'm not surprised)

Has anyone thought of converting future year points into Wyndham Rewards Points? I know the conversion rate isn't great, but that's one thing we could do with our future points. And, I've actually booked a month's worth of cottages in Scotland with Wyndham Rewards Points using Cottages.com. So there are some travel options that use those points besides just hotels.

Anyone own in King Cotton on here that happens to be in my boat? I'm so sad - I really like Edisto. My kids were raised going there and my daughter is getting married there in September.

I share your sadness about Edisto. But if the rumor is correct that they are only offloading part of the resort, it seems most likely that they would be dropping some of the phase 1 units (Sea Oaks and Sea Palms are the oldest and funkiest). Marsh Point. Bay Point and Fairway Terrace are also Phase 1 but both Bay Point and Fairway Terrace were updated in the past 10 years or so. However, if they were all part of the Phase 1 offerings, they may not be able to just peel them apart without first dissolving the Phase 1 association. Phase 2 was the Village, Beach Walk and Southpointe. King Cotton Villas were their own offering - that's why it appears as a separate resort listing. I would be surprised if they drop it - also because the points chart is quite high.

What most of the resorts / sections of resorts rumored to be on the list have in common are their legacy points charts. I suspect that the points charts may be part of the issue. They can't just change the points charts because the contracts were sold as UDI. (They can make adjustments to how point values are split up across different seasons, but the total points/units represented by the points chart still have to add up correctly).

We'll have to see what happens, but I will be surprised if King Cotton is affected.

 

[learnalot]

It also occurred to me yesterday, regarding your point about how cheap BB is, that many of the legacy resorts require much lower points values to book. Since Wyndham cannot change the points values, if they want at a macro level to discourage use of resorts with lower points values, the only real option is to remove these resorts from the system over time. Using a certain logic, taking this approach means owners then have to use their points at the newer resorts that require higher points values to book, and that means owners are more likely to buy more points to cover the same amount of vacationing right? So if own 1.4mm points today and can vacation for 45 nights total using a mix of legacy and non-legacy resorts, tomorrow I may need 1.6-1.7mm points to cover those same 45 nights. Pure speculation on my part of course. Thoughts?


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HitchHiker, I was just replying to another post and writing the same thing about the legacy points charts.

 

[Rolltydr]

If you are trying to make a point, it is lost on me.


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Sorry. I was trying to be humorous and suggesting social media is not usually the place for someone to be reasonable. In other words, I thought your post was dead-on.

 

[paxsarah]

The latter.


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Must have been posted in y'all's group that I'm blocked from.

 

[CO skier]

THESE are the people Wyndham will be selling to (young people, families) and when "dots on the map disappear" or "I can't book ANYWHERE during spring break, even 10-13 months out, they will find people leaving the system in droves.

Maybe Wyndham is off-loading these 30-40 year old resorts to make room for newer, urban locations that seems to offer the appeal to today's buyers. "It's not your dad's timeshare, anymore" sort of deal.

 

[paxsarah]

It's obviously not the official list someone else referenced from Wyndham, it's clearly the one from here

There is no official list from Wyndham. The only confirmation we currently have is the Fairfield Glade article.

 

[Fido Chuckwagon]

This must have been in the works for years.

HOA’s are not supposed to operate in secrecy for years about major plans like a decision to explore winding up operations, even if the developer has obtained controlling interests in those HOA’s.

 

[CO skier]

HOA’s are not supposed to operate in secrecy for years about major plans like a decision to explore winding up operations, even if the developer has obtained controlling interests in those HOA’s.

How do you know there was any collusion? The HOA's at my resort were just grateful they had a buyer (Wyndham) for the foreclosures/bad debt that was piling up. It was a win-win situation. Just because you do not like the outcome ... well, sorry.

The process is ongoing. This is an excerpt from a letter to owners that echoes what has been communicated for years.

"Delinquencies -

We continue to turn over all owners who are not current with their maintenance fees to Wyndham collections. For those owners who are one year behind, foreclosure proceeding will start. This board signed an agreement with Wyndham, Inc. to handle foreclosure processing and transfer of deeds and ownerships."

 

[M_Elizagram]

Closing isn’t the best term. These resorts are probably being removed from the Club Wyndham system and sold to generate revenue. The buyer could potentially be another timeshare system for example. If so, we may still be able to use these properties via other timeshare exchanges like RCI. Then again a buyer could convert them into condos for individual sale for example. Only time will tell.


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We own a condo at Fairfield Glade - it's not a timeshare. And it's on the market. If a bunch of Wyndham condos are dropped onto the market it will sure screw up all FFG condo values for awhile. Supply and demand. Ouch.

 

[Richelle]

Maybe Wyndham is off-loading these 30-40 year old resorts to make room for newer, urban locations that seems to offer the appeal to today's buyers. "It's not your dad's timeshare, anymore" sort of deal.

Possibly but I've also heard that they are planning on putting better resorts in some of these locations. That might mean they are buying other resorts, or another resort system.


I was kind of hoping Flagstaff Ridgewood was on the list. That one is 40 years old and the MF are high. Also, there is a vote in a few months to decide if they want to continue with the timeshare program. Wyndham doesn't have a controlling interest there, according to what I heard at the HOA meeting in May. So Wyndham cannot force the vote to go either way. It would make things so much easier if it was on the list.

 

[Arimaas]

There was no official statement from corporate to the local paper. Go read the article. Every statement made refers to “resort leadership” or the HOA. The statements made were from the HOA basically. We have proof of this because the simple fact is we have no statement from corporate in the news, on the website, or in any email. As @TUGBrian says, we have plenty of unofficial comments, but no official statements from Wyndham corporate as yet. The FG HOA sent an email blast out to their membership, which is what the quotes in the article are sourced from. Again, we have zero official guidance from corporate as yet.


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I again, differ from your interpretation. The article specifically attributes quotes in the HOA's e-mail blast statement to Club Wyndham. I counted at least 3 or 4 instances, but here's one that i pulled out: "Club Wyndham added that it plans to operate business as usual throughout the end of 2025." So I read this as, Wyndham giving an official possission that the HOA forward out and the press picked up. The press didn't get this direct from a Wyndham spokesperson speaking to the local paper, but either way, to me, this is enough that it can attributed to an official Wyndham position on the topic.

Club Wyndham closing timeshare operations in Fairfield Glade

Club Wyndham is shutting down its timeshare operations at the end of the year, according to a statement released Friday afternoon by the Fairfield Glade Community Club.

www.crossville-chronicle.com

Maybe the paper is misattributing quotes to Club Wyndham vs. the HOA because they don't know any different, but we don't see Wyndham issuing a correction in that case.

 

[dioxide45]

I again, differ from your interpretation. The article specifically attributes quotes in the HOA's e-mail blast statement to Club Wyndham. I counted at least 3 or 4 instances, but here's one that i pulled out: "Club Wyndham added that it plans to operate business as usual throughout the end of 2025." So I read this as, Wyndham giving an official possission that the HOA forward out and the press picked up. The press didn't get this direct from a Wyndham spokesperson speaking to the local paper, but either way, to me, this is enough that it can attributed to an official Wyndham position on the topic.

Club Wyndham closing timeshare operations in Fairfield Glade

Club Wyndham is shutting down its timeshare operations at the end of the year, according to a statement released Friday afternoon by the Fairfield Glade Community Club.

www.crossville-chronicle.com

Does anyone own FG that can share the full text of the email from the association?
"The community club released a written statement provided by Club Wyndham to its membership via e-blast. "

 

[Fido Chuckwagon]

Does anyone own FG that can share the full text of the email from the association?
"The community club released a written statement provided by Club Wyndham to its membership via e-blast. "

Doesn’t @Arimaas?

 

[Arimaas]

Doesn’t @Arimaas?

I never got a statement in an email message. Maybe gmail bounced it to spam, but i never saw it. First saw the article in the Facebook group, and then of course came here to discuss, because you can't post anything of substance there, and if your grammar is off, they ban you for life.

 

[paxsarah]

I again, differ from your interpretation. The article specifically attributes quotes in the HOA's e-mail blast statement to Club Wyndham. I counted at least 3 or 4 instances, but here's one that i pulled out: "Club Wyndham added that it plans to operate business as usual throughout the end of 2025." So I read this as, Wyndham giving an official possission that the HOA forward out and the press picked up. The press didn't get this direct from a Wyndham spokesperson speaking to the local paper, but either way, to me, this is enough that it can attributed to an official Wyndham position on the topic.

Club Wyndham closing timeshare operations in Fairfield Glade

Club Wyndham is shutting down its timeshare operations at the end of the year, according to a statement released Friday afternoon by the Fairfield Glade Community Club.

www.crossville-chronicle.com

Maybe the paper is misattributing quotes to Club Wyndham vs. the HOA because they don't know any different, but we don't see Wyndham issuing a correction in that case.

I don't know that I'd rely on a local reporter to make the distinction between "Club Wyndham" the corporate entity or "Club Wyndham" the management at the timeshare resort at Fairfield Glade.

 

[Rolltydr]

Does anyone own FG that can share the full text of the email from the association?
"The community club released a written statement provided by Club Wyndham to its membership via e-blast. "

I own at Fairfield Glade and I haven’t received any such email.