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

[shawnee83]

...most of the units are 50 years old now, and they really weren’t built to last. While they have been updating the exteriors and some interiors over the past few years, you can still feel the floorboards in the older units flexing way more than they should, you can feel divots in the floors under the carpets and in some of the tub/shower enclosures for example, which indicate hidden structural problems.

We have a unit in River Village II. The floor is not level in the dining area and the front door doesn't close properly. The A/C unit is functioning... barely... and we have to block all the vents on the ground floor to get any cold air on the second floor.

I think they started construction on River Village II around 1980, so I don't think it has been quite 50 years. But the point about "not built to last" is well-taken.

 

[Arimaas]

BTW, as far as I can tell, the small blurb that was written in July about decommissioning resorts like an airplane has not been updated since that time, even though some HOA votes have already occured. Hopefully they update it soon, I still see people being surprised by this news every day, multiple time a day on Facebook.

 

[shawnee83]

This article is behind a paywall, but it's officially "out there" now for Wyndham Shawnee: https://www.bizjournals.com/philade...wyndham-shawnee-village-closing-for-sale.html

If you listen to the 30 second preview, it states that the resort is being put up for sale and that 124 employees are being laid off, and it mentions both Club Wyndham and Worldmark.

I found this much shorter article from WFMZ, a TV station in the Allentown-Bethlehem-Easton area: Vacation resort in Poconos closing, staff members laid off

I never heard of "Worldmark" before... is that a Wyndham points arrangement? Their website seems to include all of Ridgetop and Crestview.

 

[Arimaas]

This article is behind a paywall, but it's officially "out there" now for Wyndham Shawnee: https://www.bizjournals.com/philade...wyndham-shawnee-village-closing-for-sale.html

If you listen to the 30 second preview, it states that the resort is being put up for sale and that 124 employees are being laid off, and it mentions both Club Wyndham and Worldmark.

Here's behind the paywall:


Wyndham Destinations plans to shutter its Poconos resort and list the property for sale, resulting in 124 layoffs.
The Club Wyndham Shawnee Village and the WorldMark Shawnee Village at 5255 Buttermilk Falls Road in Shawnee-On-Delaware near East Stroudsburg will close on Dec. 31, according to a Worker Adjustment and Retraining Notification filed with the Pennsylvania Department of Labor and Industry. The two Wyndham-branded resorts share the same land, accommodations and amenities.
The Monroe County timeshare property joins the Club Wyndham Skyline Tower in Atlantic City, which is also being shut down and put up for sale at the end of the year. The closure of the 32-story Jersey Shore resort will result in 116 layoffs.
Layoffs at the Poconos site are expected to start on Dec. 31, with the majority completed by Jan. 7, according to the state filing. The two homeowners associations will remain open after January, with the small group of employees staffing those associations expected to be terminated by April 7, the filing says.


Following those terminations, a "skeleton crew" will remain on staff to maintain the property while it is being marketed for sale, the filing says. Layoff dates for those employees will depend on when a sale of the site is finalized.
Club Wyndham and WorldMark are brands of Wyndham Destinations, a vacation ownership company under the umbrella of Travel + Leisure Co. It operates more than 100 resorts across North America and the Caribbean.
Club Wyndham did not immediately respond to a request for comment regarding the closure on Wednesday morning.
Located outside of East Stroudsburg near the Pennsylvania-New Jersey border, Club Wyndham Shawnee Village and WorldMark Shawnee Village are comprised of several smaller "villages" with different suites styles and amenities. According to the website, the property offers a fitness center, indoor and outdoor pools, an indoor hot tub, a fire pit, a barbecue and picnic area, walking trails and facilities for several sports, including basketball, volleyball and tennis.
Also located on the property is outdoor mini-golf venue Frontier Falls Mini Golf.
Club Wyndham warned in July of the potential to offload some of its properties as part of an effort to cut costs and rightsize its portfolio.
"While the vast majority of Club Wyndham resorts meet the expectations and desires of owners, we understand there are some properties that require significant upgrades or are simply located in destinations that aren’t as desirable as they once were," the company stated in its July announcement.
Owners in good standing at the resorts that are sold will be offered the opportunity to trade their ownership stake for the equivalent amount of Club Wyndham Access points, according to the July announcement. They could decide instead to receive their share of the sale proceeds for their interest in the property.

 

[Arimaas]

And....the Skyline Tower article from the same source, which is basically the same article with the Skyline info plugged in:

Cub Wyndham plans to close its Atlantic City resort at the end of the year and pursue a sale of the property, laying off more than 100 employees.
The Club Wyndham Skyline Tower will shutter on Dec. 31 and the timeshare property's homeowners association will put it up for sale, according to a Worker Adjustment and Retraining Notification (WARN) filed with the New Jersey Department of Labor and Workforce Development. The closure will result in 116 layoffs, according to the WARN.

Resort management for the Club Wyndham Skyline Tower said in an emailed statement to the Business Journal that 99% of the property's ownership voted to cease operations and put the property on the market. Employees were informally told of the potential closure over the summer, according to resort management.
Located at 100 S. North Carolina Ave., the 32-story Atlantic City tower was constructed in 1982 and completely renovated in 2011, according to Club Wyndham's website. Amenities at the resort include a fitness center, game room, swimming pool and sauna.
Club Wyndham is a brand of Wyndham Destinations, a vacation ownership company under the umbrella of Travel + Leisure Co. It operates more than 100 resorts across North America and the Caribbean.
The brand warned in July of the potential to offload some of its properties as part of an effort to cut costs and rightsize its portfolio.
"While the vast majority of Club Wyndham resorts meet the expectations and desires of owners, we understand there are some properties that require significant upgrades or are simply located in destinations that aren’t as desirable as they once were," the company stated in its July announcement.
Owners in good standing at the resorts that are sold will be offered the opportunity to trade their ownership stake for the equivalent amount of Club Wyndham Access points, according to the July announcement. They could decide instead to receive their share of the sale proceeds for their interest in the property.
Some of the 116 workers impacted by the closure are being transferred to other company locations in New York, Chicago and Florida, according to the WARN. The filing also states that after the resort closes at the end of the year, a "skeleton crew" will stay on to maintain the property until a sale is finalized.

 

[HitchHiker71]

I found this much shorter article from WFMZ, a TV station in the Allentown-Bethlehem-Easton area: Vacation resort in Poconos closing, staff members laid off

I never heard of "Worldmark" before... is that a Wyndham points arrangement? Their website seems to include all of Ridgetop and Crestview.

Worldmark is another timeshare system that is managed by Wyndham. Worldmark The Club is the official name, it has its own forum here on TUG. Worldmark owns units and/or intervals within various HOAs at the Shawnee resort. We sometimes used Club Pass to reserve Worldmark units when Club Wyndham didn’t have availability.

There are many Wyndham resort locations where Worldmark and Club Wyndham both own subsets of inventory.


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[gravityrules]

I may have missed this somewhere in this lengthy thread ... assuming all the announced actions are completed, what percentage of current Wyndham units will ultimately be removed? And same question for Worldmark.

 

[dioxide45]

I may have missed this somewhere in this lengthy thread ... assuming all the announced actions are completed, what percentage of current Wyndham units will ultimately be removed? And same question for Worldmark.

I don't know if we will know a percentage. I suspect it is actually tiny compared to everything out there. I've been trying to gather the number of buildings and units at each property, but I have a lot of gaps. I recall @HitchHiker71 may have said he might ask about this on his next call with Wyndham. If we could get our eyes on each of the association's proxy packages, it would tell us the total number of units for each property which we could extrapolate an estimated number of interval weeks.

 

[bizaro86]

I may have missed this somewhere in this lengthy thread ... assuming all the announced actions are completed, what percentage of current Wyndham units will ultimately be removed? And same question for Worldmark.

For Worldmark it's infintessimal. Worldmark owns a small percentage of a few of these resorts. The main Worldmark locations are in the west.

 

[Purduece]

This article is behind a paywall, but it's officially "out there" now for Wyndham Shawnee: https://www.bizjournals.com/philade...wyndham-shawnee-village-closing-for-sale.html

If you listen to the 30 second preview, it states that the resort is being put up for sale and that 124 employees are being laid off, and it mentions both Club Wyndham and Worldmark.

I just called the Property Management at Bentley Brook.

I too missed the zoom meeting although I did submit the proxy.

The amendment passed overwhelmingly. Next meeting is a couple of weeks Tentatively Oct 30. A real estate and legal representative(s) will go over the next steps and it will include a zoom meeting as well. A package similar to the one received will be sent. The resort is closing December 31 and all have been notified of their termination. These people have the roughest part to play here. They are still working and looking for other jobs. Please be kind to them they don't deserve what is happening. They are not to blame. A skeleton crew will remain after December 31 to keep the resort up until a buyer is identified. There is no information about a buyer or rumors or anything like that at this time. Although it might make sense that an real estate appraisal was carried out by Wyndham to facilitate their decision. The third step will be determination of residual values for owners and until then expenses will be taken out of reserves. There will be no fees after December for owners.

Hope this helps

 

[shawnee83]

Another story on Skyline, similar to what was posted: Atlantic City employer set to lay off 116 workers at the end of 2025

Here's one interesting snippet referring to the WARN act. I wonder if New Jersey is more strict in requiring/enforcing such notices.

This type of filing is mandated under the Worker Adjustment and Retraining Notification Act, best known as a WARN notice, which requires employers to give employees 60 days to prepare for a closure or mass layoffs.

 

[HitchHiker71]

Here's behind the paywall:


Wyndham Destinations plans to shutter its Poconos resort and list the property for sale, resulting in 124 layoffs.
The Club Wyndham Shawnee Village and the WorldMark Shawnee Village at 5255 Buttermilk Falls Road in Shawnee-On-Delaware near East Stroudsburg will close on Dec. 31, according to a Worker Adjustment and Retraining Notification filed with the Pennsylvania Department of Labor and Industry. The two Wyndham-branded resorts share the same land, accommodations and amenities.
The Monroe County timeshare property joins the Club Wyndham Skyline Tower in Atlantic City, which is also being shut down and put up for sale at the end of the year. The closure of the 32-story Jersey Shore resort will result in 116 layoffs.
Layoffs at the Poconos site are expected to start on Dec. 31, with the majority completed by Jan. 7, according to the state filing. The two homeowners associations will remain open after January, with the small group of employees staffing those associations expected to be terminated by April 7, the filing says.


Following those terminations, a "skeleton crew" will remain on staff to maintain the property while it is being marketed for sale, the filing says. Layoff dates for those employees will depend on when a sale of the site is finalized.
Club Wyndham and WorldMark are brands of Wyndham Destinations, a vacation ownership company under the umbrella of Travel + Leisure Co. It operates more than 100 resorts across North America and the Caribbean.
Club Wyndham did not immediately respond to a request for comment regarding the closure on Wednesday morning.
Located outside of East Stroudsburg near the Pennsylvania-New Jersey border, Club Wyndham Shawnee Village and WorldMark Shawnee Village are comprised of several smaller "villages" with different suites styles and amenities. According to the website, the property offers a fitness center, indoor and outdoor pools, an indoor hot tub, a fire pit, a barbecue and picnic area, walking trails and facilities for several sports, including basketball, volleyball and tennis.
Also located on the property is outdoor mini-golf venue Frontier Falls Mini Golf.
Club Wyndham warned in July of the potential to offload some of its properties as part of an effort to cut costs and rightsize its portfolio.
"While the vast majority of Club Wyndham resorts meet the expectations and desires of owners, we understand there are some properties that require significant upgrades or are simply located in destinations that aren’t as desirable as they once were," the company stated in its July announcement.
Owners in good standing at the resorts that are sold will be offered the opportunity to trade their ownership stake for the equivalent amount of Club Wyndham Access points, according to the July announcement. They could decide instead to receive their share of the sale proceeds for their interest in the property.

Thanks for sharing - OP tracker table updated accordingly.

 

[Rolltydr]

If Wyndham has 67% of the voting power at a resort the truth is Wyndham has enough votes to elect anyone they want thus Wyndham controls the HOAs.
This is a fact and the result are that indirectly Wyndham controls when the meetings are to be held, what topics are discussed, what will be voted on, and when those votes will occur. Also, I believe some of the boards have an actual Wyndham employee on the boards.

The words If and indirectly are extremely important words in your post.

 

[HitchHiker71]

And....the Skyline Tower article from the same source, which is basically the same article with the Skyline info plugged in:

Cub Wyndham plans to close its Atlantic City resort at the end of the year and pursue a sale of the property, laying off more than 100 employees.
The Club Wyndham Skyline Tower will shutter on Dec. 31 and the timeshare property's homeowners association will put it up for sale, according to a Worker Adjustment and Retraining Notification (WARN) filed with the New Jersey Department of Labor and Workforce Development. The closure will result in 116 layoffs, according to the WARN.

Resort management for the Club Wyndham Skyline Tower said in an emailed statement to the Business Journal that 99% of the property's ownership voted to cease operations and put the property on the market. Employees were informally told of the potential closure over the summer, according to resort management.
Located at 100 S. North Carolina Ave., the 32-story Atlantic City tower was constructed in 1982 and completely renovated in 2011, according to Club Wyndham's website. Amenities at the resort include a fitness center, game room, swimming pool and sauna.
Club Wyndham is a brand of Wyndham Destinations, a vacation ownership company under the umbrella of Travel + Leisure Co. It operates more than 100 resorts across North America and the Caribbean.
The brand warned in July of the potential to offload some of its properties as part of an effort to cut costs and rightsize its portfolio.
"While the vast majority of Club Wyndham resorts meet the expectations and desires of owners, we understand there are some properties that require significant upgrades or are simply located in destinations that aren’t as desirable as they once were," the company stated in its July announcement.
Owners in good standing at the resorts that are sold will be offered the opportunity to trade their ownership stake for the equivalent amount of Club Wyndham Access points, according to the July announcement. They could decide instead to receive their share of the sale proceeds for their interest in the property.
Some of the 116 workers impacted by the closure are being transferred to other company locations in New York, Chicago and Florida, according to the WARN. The filing also states that after the resort closes at the end of the year, a "skeleton crew" will stay on to maintain the property until a sale is finalized.

Thanks for sharing - OP tracker table updated accordingly.

 

[HitchHiker71]

I just called the Property Management at Bentley Brook.

I too missed the zoom meeting although I did submit the proxy.

The amendment passed overwhelmingly. Next meeting is a couple of weeks Tentatively Oct 30. A real estate and legal representative(s) will go over the next steps and it will include a zoom meeting as well. A package similar to the one received will be sent. The resort is closing December 31 and all have been notified of their termination. These people have the roughest part to play here. They are still working and looking for other jobs. Please be kind to them they don't deserve what is happening. They are not to blame. A skeleton crew will remain after December 31 to keep the resort up until a buyer is identified. There is no information about a buyer or rumors or anything like that at this time. Although it might make sense that an real estate appraisal was carried out by Wyndham to facilitate their decision. The third step will be determination of residual values for owners and until then expenses will be taken out of reserves. There will be no fees after December for owners.

Hope this helps

Thanks for sharing! OP table tracker updated accordingly. Keep us posted on subsequent developments if you can.

 

[HitchHiker71]

We are now tracking 10/14 resorts having complete their voting processes that have approved Chapter 11 bankruptcy proceedings and 2026 resort operations closure. The remaining four resorts, for the most part, should all be complete by month end. A few weeks ago I indicated that the next 4-6 weeks would tell the tale, and to date we're right on target with that timeline.

 

[HitchHiker71]

OFFICIAL MODERATOR POST

Yet again having to move offending posts into the other debate/procedural thread. Posts debating legal and/or procedural issues are not allowed in this thread - I've moved these posts to the dedicated thread for this purpose.

 

[CO skier]

I may have missed this somewhere in this lengthy thread ... assuming all the announced actions are completed, what percentage of current Wyndham units will ultimately be removed? And same question for Worldmark.

For Worldmark it's infintessimal. Worldmark owns a small percentage of a few of these resorts. The main Worldmark locations are in the west.

For Club Wyndham, about 15% of the resorts are closing. Not all resorts are the same size, of course, but that would be a fair approximation of the percent of units removed.

For WorldMark, it is less than 3% of more than 8,000 units removed:

Patriot's Place - 13 units

Newport Overlook - 5 units

Bay Voyage - 6 units

Shawnee - 182 units

Pagosa - 5 units (estimated, only one HOA has been announced)

 

[CO skier]

Something I don’t think I’ve seen discussed here. OK, maybe I’m starting another conspiracy type theory. But it’s not a conspiracy, it’s an observation… Can part of the problem at places like Bentley Brook be that the points aren’t allocated well? It can be shamefully cheap to stay there. It’s super easy to get an upgrade. The rooms are cheap to begin with and the way things are structured you can jump from a studio to a two bedroom in a heartbeat, perhaps that adds to the problem?

This was speculated on Day 4 of this thread and again in September.

That is the problem (from Wyndham's point of view). VIP RENTERs are using their discounts and upgrades to outcompete Extra Holidays. See post #881 for an example at Bentley Brook.

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

And that might well be the *only* reason. The KBV board (cleverly IMO) is proposing to use a provision of Hawaii condo law to similarly avoid cleaning up hundreds of otherwise worthless deeds. A bankruptcy filing would also offer court protection from frivolous lawsuits filed by knuckleheads...

tugbbs.com

Does sales still foot the bill for VIP benefits?

Yes.

What kind of a business plan is it for Wyndham to subsidize competition for Extra Holidays through VIP discounts and upgrades to owners running a commercial rental business?

It all comes down to the owners vs. guests ratio for occupancy at the resorts, including Bentley Brook. If Wyndham decides a resort is not serving owners, it does not matter what the total occupancy is.

 

[Floridaman76]

It all comes down to the owners vs. guests ratio for occupancy at the resorts, including Bentley Brook. If Wyndham decides a resort is not serving owners, it does not matter what the total occupancy is.

No matter what you say, your statement is conjecture.

Also, if it's owners points at play, it shouldn't matter if it's an actual owner occupying the booking or one of their guests.

To be clear, not a "rental customer" guest, but any friend of the family, immediate family member, or even the dreaded in-laws you want to send away to mars, but for the time being Fairfield Glade is good enough.

Wyndham's only legitimate gripe when it comes to non-owner occupancy is if the booking comes out of Wyndham's inventory they have to sell or Extra Holidays. Otherwise, a person staying on a GC is paid from the owner via MF and PF the same as if the actual owner was sitting in it.

 

[HitchHiker71]

For Club Wyndham, about 15% of the resorts are closing. Not all resorts are the same size, of course, but that would be a fair approximation of the percent of units removed.

For WorldMark, it is less than 3% of more than 8,000 units removed:

Patriot's Place - 13 units

Newport Overlook - 5 units

Bay Voyage - 6 units

Shawnee - 182 units

Pagosa - 5 units (estimated, only one HOA has been announced)

Good info. FYI there were three HOAs impacted at Pagosa - they are all listed in the OP tracker for reference.


Sent from my iPhone using Tapatalk

 

[bamasteve]

You should have received communications related to the votes for properties where you are an owner. Are you sure your contact information is correct with the HOA? If you get electronic communications, it didn't perhaps go to spam?

I am an owner at FF Bay (got a vote notice) and FF Patriots Place (no vote notice). My contact info is the same for both places with Wyndham. Still curious how this is going to go down when we will be asked for our decision to take or not take the CWA points.

 

[Greg G]

Exactly my point, when Wyndham is the owner of the week. There was an abundance of RCI availability every week of the first half of 2025 at a resort where I booked a number of weeks in the 'A' side of a 2 bedroom lock off for $319-$324 per week. Corresponding 'B' side was also available all those weeks at the same price. I know the units I stayed in have an annual 2 bedroom lockoff maintenance fee of $1,710.00.

Wyndham has had an agreement, for years, to buy all the foreclosed weeks at this resort. Loads of this inventory must be deposited into RCI. Even if Wyndham receives 100% of what I paid for my 'A' side and someone else paid for a 'B' side, $324 x 2 falls well short of $1,710.00. (Underperforming weekly loss) Many of these weeks just expired, unbooked. (Total non-performing weekly loss) Wyndham paid the maintenance fees for the week and received nothing in return.

I'm curious as to which resort this was.

 

[e.bram]

What good are Wyndham points if they are closing resorts near me?

 

[schreff]

What good are Wyndham points if they are closing resorts near me?

Good question and I feel the same. Now, we have no resorts close thus our ownership just decreased dramatically in value to not only us but to our children and grandchildren too. The big question is if and when will other legacy resorts will close? Remember it has been said up to twenty.

Any thoughts on what others might be next?