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

[Arimaas]

There’s a trick to it (assuming you’ve owned more than a year):

1. Click on Statement History;
2. Under “Select an Account” you will have multiple options. Most will say “Contract Payment #”. Don’t pick that one. Pick the one that says “Member Payment #” And press continue
3. You will now see a list of statements for each month. Most will be one statement per month on the same day each month. However, there will be a month (probably November or around November) where you have two statements in a month. One of those statements will be on a day that is different than the day you normally get your statement each month. Click on “View” next to that.
4. That statement will have the breakdown of all of your annual dues by each contract.

Thanks. That worked

Fairfield Glade $6.34 per thousand points
CWA $8.13 per thousand points

 

[Arimaas]

"Club Wyndham added that it plans to operate business as usual throughout the end of 2025."

99.99999% chance January, 2026 points are not awarded.

If past is prologue, the vote to terminate the timeshare and the vote to convert the property to condos was noticed to Pagosa Mountain Meadows owners on November 16, 2024 and took place on December 4, 2024. The owners did not receive January, 2025 or subsequent points. It happened that fast.

So what if I start to make bookings now into 2026? Aren't my 2026 points already there? Will they be canceling reservations?

 

[Arimaas]

Not necessarily. If the resort sale hasn’t processed yet, Wyndham will still likely remove the resort from Club Wyndham effective 12/31/2025. Once the resort is removed from the club, you can no longer use any deeded points from the defunct resort within the club. You can only use those points at the deeded resort, which will no longer be taking reservations either. This is all actually spelled out in the founding trust documents for the club. Technically, the entire Club is an internal exchange system, so when you use your points at another resort in the system, your deeded resort trades points via a debit/credit balance sheet system across the resort network with the resort where you reserved inventory. Think of these points as currency within the Club Wyndham exchange system. Once a resort has been removed from the Club, exchanging is no longer possible within the Club. Owners can actually be removed from the Club for repeated rule violations for example, after which they can only use their deeded points at their home resort.

So while you may technically still own a deed for the resort property after 12/31/2025, if that resort is no longer in the Club you are basically dead in the water. As someone else said, if you can use your future use year points now, that’s worth a shot, though you can generally only borrow from a future use year for reservations within the 90-day ERP window, which means the earliest you could do so would be starting on 10/2/2025 if my math is right - which aligns to 1/1/2026. This way, you are borrowing points from 2026, assuming a calendar year use year, but you’re using the points before 12/31/2025. The other option to take is to simply schedule a reservation natively in 2026 using your future use year points, but best guess these reservations will be canceled once the resort (and your deed) is removed from the system after 12/31/2025.


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Alright. This makes sense. And the borrowing is a good idea, if I had some place to go, or a need for them. But again, what about reservations I make into 2026? I can make reservations across the club now up until May 11, 2026? I wonder if those reservations will be canceled.

 

[HitchHiker71]

Alright. This makes sense. And the borrowing is a good idea, if I had some place to go, or a need for them. But again, what about reservations I make into 2026? I can make reservations across the club now up until May 11, 2026? I wonder if those reservations will be canceled.

Actually belay my prior faulty logic, if you make any reservation within the 90 day ERP window, you can borrow from your future use year points now. Sorry, I’m a bit tired, been a long week LOL. So what I would do either way, is try to use all of the future use year points for reservations before 12/31/2025. Wyndham could end up somehow accounting for folks that do this, but we won’t know until later this year when the HOA votes occur and all of the details on exits are firmed up.


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[HitchHiker71]

Alright. This makes sense. And the borrowing is a good idea, if I had some place to go, or a need for them. But again, what about reservations I make into 2026? I can make reservations across the club now up until May 11, 2026? I wonder if those reservations will be canceled.

IDK, but my guess is any reservations made on or after 12/31/2025 using deeded points from an impacted resort will be canceled, basically when the deeds are removed from the system, any reservations made with those points will be removed as well.


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[Arimaas]

IDK, but my guess is any reservations made on or after 12/31/2025 using deeded points from an impacted resort will be canceled, basically when the deeds are removed from the system, any reservations made with those points will be removed as well.


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That’s pretty awful. You would hope that they wouldn’t allow you to make a reservation with those points as soon as this is announced. I planned on making a reservation at TOTG for next June - just waiting for the window to open up. I don’t get to dictate where Wyndham pulls the points from. They are going to have a lot of unhappy people calling, but I guess they are aware of that.

 

[Fido Chuckwagon]

IDK, but my guess is any reservations made on or after 12/31/2025 using deeded points from an impacted resort will be canceled, basically when the deeds are removed from the system, any reservations made with those points will be removed as well.


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That could get super duper messy given that they don’t segregate points in the Standard Reservation Window and people might own multiple contracts including some that are not from expiring resorts.

 

[CO skier]

Actually belay my prior faulty logic, if you make any reservation within the 90 day ERP window, you can borrow from your future use year points now. Sorry, I’m a bit tired, been a long week LOL. So what I would do either way, is try to use all of the future use year points for reservations before 12/31/2025.

The risk here is that owners who did this and do not have "other" points in their Club Wyndham account to cover the borrowed points that are never awarded, may be charged $12/thousand points for Wyndham to cover the shortfall with their stock of unsold points.

 

[paxsarah]

Those of you who have points at these resorts and plan on exiting, you should probably BORROW all your 2026 points NOW, use them since essentially they are going to go bye bye

Or deposit them to RCI.

 

[jrb916]

Is there an updated list of resorts? Last I saw was a mention of up to 20 resorts. Also, is there a breakdown of MF for each resort compared to CWA cost of $8.13/thousand?

 

[CO skier]

Do people posting sly tricks in this thread to access what will be non-existent 2026 points really think that there will not be an accounting for every Club Wyndham account and deed involved with these resort sales? Take their suggestions with a large grain of salt.

There will be so few owners with the knowledge to attempt these tricks, it will be easy to spot them, and (maybe) make them "pay up."

 

[Arimaas]

Is there an updated list of resorts? Last I saw was a mention of up to 20 resorts. Also, is there a breakdown of MF for each resort compared to CWA cost of $8.13/thousand?

20 resorts is a lot, and if they start canceling reservations, that's going to be, what I think, is a huge problem. My guess is, however, many, if not most will convert to CWA. For me, I'll just dump the contract. I was looking to dump a 126K CWA anyway. Just stinks cause the FG MFs are about $2 per thousand points cheaper (which is why I picked it up in the first place. Oh well, I had a good 7 plus year run).

 

[CO skier]

Those of you who have points at these resorts and plan on exiting, you should probably BORROW all your 2026 points NOW, use them since essentially they are going to go bye bye

If this is not "points stripping"; i.e., using points for which maintenance fees have not been paid, and in this case will not be paid, what is it?

 

[CO skier]

20 resorts is a lot, and if they start canceling reservations, that's going to be, what I think, is a huge problem. My guess is, however, many, if not most will convert to CWA.

My guess is that most everyday owners will not bother to vote and just ride it to the end.

 

[HitchHiker71]

Is there an updated list of resorts? Last I saw was a mention of up to 20 resorts. Also, is there a breakdown of MF for each resort compared to CWA cost of $8.13/thousand?

Not sure where the 20 number came from. The word being used is a “handful” of resorts. That’s obviously not a specific number, but I don’t think anyone would consider a handful to equate to 20 resorts. I’d guess it’s in the high single digits personally, but only time will tell.

We are seeing all kinds of rumors, so be careful who you listen to on this topic. I’ve seen rumors as high as 37 resorts on the FB groups for example. That’s not a handful either.


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[jrb916]

expecting a seamless/painless closing of 10-20 resorts in the next 5 months would be silly.

Here’s a mention on 10-20 resorts & a few posts after it I saw listed as 20+. If it is less than 10, it still will have a big impact on several owners (which includes where our family has deed/points).

 

[dioxide45]

Do people posting sly tricks in this thread to access what will be non-existent 2026 points really think that there will not be an accounting for every Club Wyndham account and deed involved with these resort sales? Take their suggestions with a large grain of salt.

There will be so few owners with the knowledge to attempt these tricks, it will be easy to spot them, and (maybe) make them "pay up."

Yeah, it is certainly a risk to take, but the issue for Wyndham is that they don't really do good accounting on where points come from. I suspect if one has 2026 points remaining starting 1/1/2026 they will simply subtract the number of CWS points the deed was assigned. If that leaves the person net positive, then all is good. The question is, what happens if they go negative. I think it is best to look at what happened in prior years when Wyndham dumped a resort. I know some Club Destin owners lost their points, but they dumped that property mid year. Not sure what happened to those that had already used their points in the first half.

 

[Floridaman76]

If this is not "points stripping"; i.e., using points for which maintenance fees have not been paid, and in this case will not be paid, what is it?

What risk is there? Wyndham is effectively terminating the person's ownership without their consent. They have the ability to borrow from future use years as part of Club rules "before maintenance fees are paid" now, that's part of what we can do within 90 days of travel as part of the Club rules.

Since they will be exiting the club, perhaps, January 1, they can use their points within the use rules of the club, until that time.

This is different than people who were stealing points in the past using the credit pool or selling stripped contracts because in essence WYN is terminating their ownership, and it doesn't matter. It's their mess to figure out. These points EXIST now, and technically will exist in 2026, they are using what's theirs.

 

[CO skier]

The question is, what happens if they go negative.

Maybe they receive a bill for $12/thousand points. There is historical precedent for this to resolve negative balances.

Wyndham could save themselves a big headache 6 months from now by immediately freezing 2026 points usage by owners at the affected resorts, but Wyndham is not known for being proactive.

 

[Floridaman76]

That could get super duper messy given that they don’t segregate points in the Standard Reservation Window and people might own multiple contracts including some that are not from expiring resorts.

It could, but I was operating under the assumption that most people by now would be out of current use year points, so it should be pretty easy to borrow. But maybe that differs a lot by individual.

 

[Floridaman76]

Maybe they receive a bill for $12/thousand points. There is historical precedent for this to resolve negative balances.

Wyndham could save themselves a big headache 6 months from now by immediately freezing 2026 points usage by owners at the affected resorts, but Wyndham is not known for being proactive.

Especially if owners haven't been properly noticed (by mail, in writing) about what's happening, they would definitely be within their rights to use the 2026 points however they see fit right now.

At this point it's all rumors, and people shouldn't be expected to stop their lives because of internet rumors. They kind of created this mess, they can deal with the consequences. And that means doing their due dilligence and cancelling bookings made by these specific individuals using next year's points.

You know they won't, and if they tried they would really mess things up. I see this as very low risk, worth the shot.

I also see this very differently than selling stripped contracts.

 

[CO skier]

What risk is there?

If you are so certain, should all the owners who get a bill for $12/thousand points negative balance 6-7 months from now send the bills to you?

 

[CO skier]

I also see this very differently than selling stripped contracts.

Of course you do,

A difference that makes no difference, is no difference. The only thing that matters is how Wyndham sees it when the timeshares terminate.

 

[Floridaman76]

If you are so certain, should all the owners who get a bill for $12/thousand points negative balance 6-7 months from now send the bills to you?

I'm just making suggestions on how people can use their points before they are taken away, if it backfires, oh well.

Especially if some of them are no longer owners afterwards, I think it would be a tough sell for them to try to come after anyone who used the points within club rules... which they would definitely be doing.

If Wyndham doesn't have the technology to stop them, I guess that's on them, right?

 

[Floridaman76]

Of course you do,

A difference that makes no difference, is no difference. The only thing that matters is how Wyndham sees it when the timeshares terminate.

If memory serves me correctly, you are not an owner, right? So it shouldn't matter to you.