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

[Colonial#1]

L

We're in River Village II. There's a trail (that used to be maintained) leading from our unit to River Village and the Shawnee Inn. Looks like they did some remodeling at River Village the past couple of years... or was that just the stairways? Anyway thanks for posting the date.

last of stairways .. completed over last few years.

Siding recently.. Looks very nice I think.

 

[seascapemvy]

L

last of stairways .. completed over last few years.

Siding recently.. Looks very nice I think.

Will Shawnee be sold as private condos, a condo hotel or stay a timeshare under different ownership?

 

[HitchHiker71]

Will Shawnee be sold as private condos, a condo hotel or stay a timeshare under different ownership?

We won’t know the answer to this until the process is further along and the resort goes up for sale and a buyer is identified.


Sent from my iPhone using Tapatalk

 

[shawnee83]

Will Shawnee be sold as private condos, a condo hotel or stay a timeshare under different ownership?

I don't think anybody knows yet. I'm hoping to find out more on Oct 20. There is at least one other "special meeting" for another Shawnee HOA before that date.

In my opinion, I think the units closer to the rec center (Crestview/Ridge Top) are the most modern and desirable. Some other sections need more work. And the rec center itself needs a major upgrade.

 

[rpennisi]

I don't think anybody knows yet. I'm hoping to find out more on Oct 20. There is at least one other "special meeting" for another Shawnee HOA before that date.

In my opinion, I think the units closer to the rec center (Crestview/Ridge Top) are the most modern and desirable. Some other sections need more work. And the rec center itself needs a major upgrade.

River Village II units have had a number of improvements over the past several years.

 

[GT1]

Today, Oct. 4, we just received our letter from Glade - Wellington HOA. The meeting will be held Friday, October 10, at 11am CT and can be attended both in-person and virtually via "zoom." We are considering attending (virtually) and hope to pass along any news. Here's a PDF with photos of the complete letter/packet sent to us - a total of 8 legal sized pages - in case anyone wanted to peruse the exact wording, similar to what many have reported receiving. Just as an aside notice the budgets shown on pages 4 and 5 - one is the proposed budget with "full" operations, the other is with "limited" operations. Am I right in thinking that this would indicate there might still be a required amount to be paid by owners in 2026?

1. The question I originally asked above was not quite answered - can anyone chime in with an educated guess?

2. Am I correct in thinking that for me to vote is almost pointless if WYN Corp. holds the majority?

 

[dioxide45]

1. The question I originally asked above was not quite answered - can anyone chime in with an educated guess?

2. Am I correct in thinking that for me to vote is almost pointless if WYN Corp. holds the majority?

1. I don't think there will be any amount to pay from owners in 2026. One of the items to vote on was suspending the collection of 2026 maintenance fees. They will use reserve and/or operating fee balances to cover the listed operations for 2026. There was a voting item to transfer reserve funds like we've seen at other properties (item 3.vi on the proxy).

2. You are pretty much correct. The HOAs are just going through the legally required motions by notifying owners and sending out the proxies.

 

[gerena]

Looks like some have received a letter from Laurel Ridge at the Glade . When did you receive it? I have never received my letter/proxy from the HOA. Just checking with others. Oak Knoll arrived

 

[GT1]

Looks like some have received a letter from Laurel Ridge at the Glade . When did you receive it? I have never received my letter/proxy from the HOA. Just checking with others. Oak Knoll arrived

My letter from Glade arrived this past Saturday, Oct. 4, for a meeting on Oct. 10. I called the number that is in the table on page 1 of this thread and a very nice receptionist answered. Maybe you can call and ask to be sent the online info, at least, by email?

Club Wyndham Fairfield Glade (TN)

931-484-3715

 

[hjsweet2002]

1. The question I originally asked above was not quite answered - can anyone chime in with an educated guess?

2. Am I correct in thinking that for me to vote is almost pointless if WYN Corp. holds the majority?

Vote anyway. I know my vote won’t make a difference but it’s the principle of the matter. Wyndham needs to know we are unhappy with their decision to close our resorts

 

[Rolltydr]

Looks like some have received a letter from Laurel Ridge at the Glade . When did you receive it? I have never received my letter/proxy from the HOA. Just checking with others. Oak Knoll arrived

I got mine about ten days ago, but I had called and asked about it a few days before that. They verified my contact info and I received the email a few days later. The Laurel Ridge HOA meeting is this afternoon at 1pm CDT.

 

[Rolltydr]

My letter from Glade arrived this past Saturday, Oct. 4, for a meeting on Oct. 10. I called the number that is in the table on page 1 of this thread and a very nice receptionist answered. Maybe you can call and ask to be sent the online info, at least, by email?

Club Wyndham Fairfield Glade (TN)

931-484-3715

The notice I received states the meeting is today, Oct. 9 at 1pm CDT.

 

[Rolltydr]

Vote anyway. I know my vote won’t make a difference but it’s the principle of the matter. Wyndham needs to know we are unhappy with their decision to close our resorts

Not all of us are unhappy. There are several posts from owners who are happy to give up their contracts, and associated mf’s.

 

[gerena]

I got mine about ten days ago, but I had called and asked about it a few days before that. They verified my contact info and I received the email a few days later. The Laurel Ridge HOA meeting is this afternoon at 1pm CDT.

I just now checked my USPS informed delivery and it is to arrive TODAY. Postmarked Sept 30. Well, so much for my vote.
I did vote on the Oak Knoll section though.

 

[comicbookman]

the stone castle HOA at glade meeting is at 10am est. today.

edited to fix 10pm to 10am

 

[HitchHiker71]

the stone castle HOA at glade meeting is at 10pm est. today.

10PM or 10AM? If 10AM, that's at the same timeslot as the Oak Knoll HOA meeting. If 10PM, man that seems kinda late LOL.

EDIT: Is there somewhere we can source all of the HOAs for each impacted resort? I'm trying to capture the list of all impacted HOAs into the 1st post via feedback in this thread, but it'd be cool if there was another source that simply lists out the HOAs at each resort somehow so we can capture all HOAs at each impacted resort.

 

[comicbookman]

10PM or 10AM? If 10AM, that's at the same timeslot as the Oak Knoll HOA meeting. If 10PM, man that seems kinda late LOL.

EDIT: Is there somewhere we can source all of the HOAs for each impacted resort? I'm trying to capture the list of all impacted HOAs into the 1st post via feedback in this thread, but it'd be cool if there was another source that simply lists out the HOAs at each resort somehow so we can capture all HOAs at each impacted resort.

sorry, yes 10am

 

[HitchHiker71]

sorry, yes 10am

Added to the OP.

 

[afk324]

We're in River Village II. There's a trail (that used to be maintained) leading from our unit to River Village and the Shawnee Inn. Looks like they did some remodeling at River Village the past couple of years... or was that just the stairways? Anyway thanks for posting the date.

Shawnee Golf Resort has replaced the very old bridge crossing river to main golf island. The approach to the new bridge starts right after the last RV 1 Unit sits. This might affect the trail . Maybe?

 

[comicbookman]

Hot takes on todays Glade Stane castle HOA meeting:

Stone castle HOA meeting was interesting. One owner was upset that the real estate company estimate did not value the units at over 100k per unit. claiming that we should get a substantial amount per week, much less per unit. He felt cheated that he was not getting an amount close to what he paid. I guess he has not looked at the resale market.

I have asked for copies of the slide decks used and will post them here if I receive them.

I confirmed with the Wyndham rep that the current owners will receive the 2026 Maint. fee refund even if we take the CWA swap. They said 2026 CWA maint. fee is $8.13 per thousand not including program fee.

The most interesting information is that the timeshare has a termination date in Jan 2026, so would still be voting on what to do.

Bankruptcy is the best way to facilitate a sale according to K&L. They have extensive experience selling resort type properties through bankruptcy according to them. sale options are Unanimous consent vote, state partition or federal Bankruptcy. -- It appears that the bankruptcy strategy is not a new one as has been speculated in this thread. (Including by me) They stated Bankruptcy still requires them to ask all owners but allows for the court to order the sale of reluctant or non-responsive intervals.

Hilco claims extensive experience in selling resort type properties that have gone the bankruptcy route. They say 90% of the time they complete the sale within 120 days of court approval.

Hilco estimates $10 million sale price but could be more (of course) by my math that works out to about $400 per week, not accounting for unit size variation, plus any remaining reserve payout.

Maint fee delinquency is increasing, and Wyndham does not want to take on more ownership which has rescued the resort till now. That seems to be the driving force here. Wyndham owns 73%, but that is split between CWA and club Wyndham. The club Wyndham contracts are mostly unsold, so Wyndham is paying maint fees for years on those with little return.

Also said occupancy is less than 60%.

Preliminary results of vote:

1045 registered to vote. as of end of meeting 11AM
item 1 chapter 11 filing 1032 yes 2 no
item 2 retention of K&L and Hilco 1033 yes 1 no
item 3 2026 operations 1031 yes 3 no (closing 12/27/2025, refunding 2026 maint fees and using reserves to cover expenses till sale)
item 4 empowering association to take actions going forward 1032 yes 2 no

Edit to add vote closes at 1pm est

 

[hjsweet2002]

Not all of us are unhappy. There are several posts from owners who are happy to give up their contracts, and associated mf’s.

The we refers to my spouse and me.

 

[HitchHiker71]

Hot takes on todays Glade Stane castle HOA meeting:

Stone castle HOA meeting was interesting. One owner was upset that the real estate company estimate did not value the units at over 100k per unit. claiming that we should get a substantial amount per week, much less per unit. He felt cheated that he was not getting an amount close to what he paid. I guess he has not looked at the resale market.

I have asked for copies of the slide decks used and will post them here if I receive them.

I confirmed with the Wyndham rep that the current owners will receive the 2026 Maint. fee refund even if we take the CWA swap. They said 2026 CWA maint. fee is $8.13 per thousand not including program fee.

The most interesting information is that the timeshare has a termination date in Jan 2026, so would still be voting on what to do.

Bankruptcy is the best way to facilitate a sale according to K&L. They have extensive experience selling resort type properties through bankruptcy according to them. sale options are Unanimous consent vote, state partition or federal Bankruptcy. -- It appears that the bankruptcy strategy is not a new one as has been speculated in this thread. (Including by me) They stated Bankruptcy still requires them to ask all owners but allows for the court to order the sale of reluctant or non-responsive intervals.

Hilco claims extensive experience in selling resort type properties that have gone the bankruptcy route. They say 90% of the time they complete the sale within 120 days of court approval.

Hilco estimates $10 million sale price but could be more (of course) by my math that works out to about $400 per week, not accounting for unit size variation, plus any remaining reserve payout.

Maint fee delinquency is increasing, and Wyndham does not want to take on more ownership which has rescued the resort till now. That seems to be the driving force here. Wyndham owns 73%, but that is split between CWA and club Wyndham. The club Wyndham contracts are mostly unsold, so Wyndham is paying maint fees for years on those with little return.

Also said occupancy is less than 60%.

Preliminary results of vote:

1045 registered to vote. as of end of meeting 11AM
item 1 chapter 11 filing 1032 yes 2 no
item 2 retention of K&L and Hilco 1033 yes 1 no
item 3 2026 operations 1031 yes 3 no (closing 12/27/2025, refunding 2026 maint fees and using reserves to cover expenses till sale)
item 4 empowering association to take actions going forward 1032 yes 2 no

Edit to add vote closes at 1pm est

Thanks for the summation - please keep us posted on any further developments. The comments from K&L are enlightening. Perhaps not new, but new for Wyndham. It's also interesting that unanimous owner consent is still required, but the courts can essentially override a minority that may vote against such measures. At least from the initial vote tallies you've shared, it seems like it's almost unanimous already, so this fact likely favors the court overriding a handful of reluctant interval owners. Advantage Wyndham.

EDIT: Your comment about MF delinquency increasing and Wyndham not wanting to take on more ownership for resort rescue made me follow up on what Wyndham actually meant by low owner occupancy since that's been a debate on this thread in the past, and it occurred to me that perhaps that phrase actually had nothing to do with resort occupancy, and it turns out what Wyndham actually meant was exactly what you're referring to with this statement. It's low resort ownership by actual owners as opposed to Wyndham taking on more and more ownership to bail out the HOA essentially. The Wyndham ELT basically made the decision that they are no longer willing to take on these liabilities, and the HOA would crumble if Wyndham were to stop doing so or force the HOAs to take back the unsold inventory and stop paying the MFs.

 

[Rolltydr]

Vote anyway. I know my vote won’t make a difference but it’s the principle of the matter. Wyndham needs to know we are unhappy with their decision to close our resorts

The we refers to my spouse and me.

I apologize if I misinterpreted your post. It appeared to me that you were requesting that everyone vote, "vote anyway", to show Wyndham that we are all unhappy. I think there is a very small group of owners who are unhappy, as evidenced by the vote totals from today's Stonecastle meeting shown in post #2995 above. You have every right to feel that way as an owner and user of any resort. My point is that aren't enough people staying at some resorts to make them a profitable business venture. It sucks for the people who do use and enjoy them, but Wyndham can't continue to maintain and manage resorts that aren't profitable and other owners aren't willing to pay increased maintenance fees and assessments to make up for that lost revenue.

 

[Floridaman76]

I apologize if I misinterpreted your post. It appeared to me that you were requesting that everyone vote, "vote anyway", to show Wyndham that we are all unhappy. I think there is a very small group of owners who are unhappy, as evidenced by the vote totals from today's Stonecastle meeting shown in post #2995 above. You have every right to feel that way as an owner and user of any resort. My point is that aren't enough people staying at some resorts to make them a profitable business venture. It sucks for the people who do use and enjoy them, but Wyndham can't continue to maintain and manage resorts that aren't profitable and other owners aren't willing to pay increased maintenance fees and assessments to make up for that lost revenue.

I wonder what percentage of yes votes was Wyndham. And what number of possible intervals didn't vote or designate a proxy

 

[Arimaas]

FYI, I received my Fairfield Glade Wellington proxy letter in yesetrday's mail. I have not opened it yet. I believe the postage meter post mark was stamped Oct 1.