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

[CKMason]

Has Wellington HOA voted yet? And what was the result? I don't see Wellington listed for Fairfield Glade on the Wyndham Club closing sticky

Sorry it has appeared. My mistake

 

[CKMason]

Another question: Does anyone know the status of the Kensington HOA at Fairfield Glade? Is my assumption that the HOA also voted "in the affirmative for chapter 11 bankruptcy proceedings and resort operations closure on or around 12/27/2025"???"

 

[ANewMe]

On the list of closed HOA's for Club Wyndham at Fairfield Glade, I did not see anything about a vote for the Nottingham HOA. Did it vote to close also?

Yes it did. The vote was to go ahead with bankruptcy. I didn't attend the meeting so I don't know more than that.

 

[HitchHiker71]

Has Wellington HOA voted yet? And what was the result? I don't see Wellington listed for Fairfield Glade on the Wyndham Club closing sticky

We may not have a complete list of HOAs for all resorts unless someone provided such a list - but I know for a fact that all HOAs at FG voted for bankruptcy proceedings and resort closure at year end.

 

[ecwinch]

Greater profits how? By selling resorts that Wyndham has been propping up for years? Instead of "greater profits," it's more like stopping the bleeding.

Thru replacing those same resorts with higher credit resorts - accomplishing two goals that will juice future earnings..... swapping out low credit inventory with higher credit inventory that owners at the "retired resort" owners will need more credits to reserve i.e. (2BR summer National Harbor =250k vs 2BR Bentley Brook = 189k) - with a similar impact to maintenance fees. Add in the double impact of moving unsold CWA points from Wyndham to owners - reducing their "holding costs" of unsold inventory. Both changes fall right to the bottom line.

 

[HitchHiker71]

Thru replacing those same resorts with higher credit resorts - accomplishing two goals that will juice future earnings..... swapping out low credit inventory with higher credit inventory that owners at the "retired resort" owners will need more credits to reserve i.e. (2BR summer National Harbor =250k vs 2BR Bentley Brook = 189k) - with a similar impact to maintenance fees. Add in the double impact of moving unsold CWA points from Wyndham to owners - reducing their "holding costs" of unsold inventory. Both changes fall right to the bottom line.

They aren't replacing the resorts though, at least not any time soon. The only current marketing for any recently announced resorts is not within Club Wyndham, it's for SI resort associations that will not be within any current timeshare club managed by Wyndham - it's net new and entirely separate from Club Wyndham.

That said, I actually said the same thing you're saying way back in the beginnings of this thread myself - reference post #219 here - that there's no one reason for all of this - it's many different reasons - all put together - that provide net benefits to T&L - one of which is that since Wyndham cannot change the points values of resorts - this is the one thing more or less written in stone - then removing older lower points value resorts does indirectly move up the "per credit" cost for resort stays. It's not a tomorrow type play, but it's likely a long term play as you're alluding to here if I'm reading you right. Lowering the holding costs of unsold inventory is also another net benefit without a doubt.

 

[ecwinch]

They aren't replacing the resorts though, at least not any time soon. The only current marketing for any recently announced resorts is not within Club Wyndham, it's for SI resort associations that will not be within any current timeshare club managed by Wyndham - it's net new and entirely separate from Club Wyndham.

That said, I actually said the same thing you're saying way back in the beginnings of this thread myself - reference post #219 here - that there's no one reason for all of this - it's many different reasons - all put together - that provide net benefits to T&L - one of which is that since Wyndham cannot change the points values of resorts - this is the one thing more or less written in stone - then removing older lower points value resorts does indirectly move up the "per credit" cost for resort stays. It's not a tomorrow type play, but it's likely a long term play as you're alluding to here if I'm reading you right. Lowering the holding costs of unsold inventory is also another net benefit without a doubt.

I think we are saying something similar. And while I agree that we are unlikely to see new resorts in the near term, my point was that anything that takes out lower cost inventory, will naturally juice utilization of higher credit resorts that are already in the system (aka National Harbor).

So unless the churn from Certified Exit (once resumed) and Foreclosure pipeline is generating enough credits to satisfy sales, I think a new resort or two is on the horizon. Though I am sure we will start to hear about how Wyndham is running out of credits - so we must increase the price per credit.

 

[Floridaman76]

They aren't replacing the resorts though, at least not any time soon. The only current marketing for any recently announced resorts is not within Club Wyndham, it's for SI resort associations that will not be within any current timeshare club managed by Wyndham - it's net new and entirely separate from Club Wyndham.

That said, I actually said the same thing you're saying way back in the beginnings of this thread myself - reference post #219 here - that there's no one reason for all of this - it's many different reasons - all put together - that provide net benefits to T&L - one of which is that since Wyndham cannot change the points values of resorts - this is the one thing more or less written in stone - then removing older lower points value resorts does indirectly move up the "per credit" cost for resort stays. It's not a tomorrow type play, but it's likely a long term play as you're alluding to here if I'm reading you right. Lowering the holding costs of unsold inventory is also another net benefit without a doubt.

And that's the issue. No firm plans for replacement of what we had. Which sucks for the existing owner base.

And one of the sales pitches is "lock in your vacation costs NOW, and FOREVER". They literally use that in EVERY sales pitch.

It's dishonest at best...

And "replacements", get back to me when one actually opens. I predict we will be in this "contraction mode" for a couple years, while financially solvent and proffitable Wyndham sets themselves up to sell a "lean, mean company" to the highest bidder. Watch for it.

What's left might get sold to Hilton, and we know how those turn out.

 

[Jimag]

They aren't replacing the resorts though, at least not any time soon. The only current marketing for any recently announced resorts is not within Club Wyndham, it's for SI resort associations that will not be within any current timeshare club managed by Wyndham - it's net new and entirely separate from Club Wyndham.

That said, I actually said the same thing you're saying way back in the beginnings of this thread myself - reference post #219 here - that there's no one reason for all of this - it's many different reasons - all put together - that provide net benefits to T&L - one of which is that since Wyndham cannot change the points values of resorts - this is the one thing more or less written in stone - then removing older lower points value resorts does indirectly move up the "per credit" cost for resort stays. It's not a tomorrow type play, but it's likely a long term play as you're alluding to here if I'm reading you right. Lowering the holding costs of unsold inventory is also another net benefit without a doubt.

Would you consider Bentley Brook closing and then over a two-year span being renovated and reorganized (maybe entirely as a CWA resort) to be a possible scenario? I'm thinking of the Chapter 11 reorganization process -- clearly apples to timeshare oranges but still an interesting analogy with reorganized corporations issuing new equity to creditors. Do you think something like this is a possible long-term play? Do you think Lake Lure, Shawnee, and even Atlantic City also might fit the bill? They are all outstanding locations. We know that Wyndham already owns 55 percent of the Bentley Brook intervals. I wonder what percent it owns at some of the other closing resorts. It would surprise me if Wyndham did not have a long-term plan for them. Such an approach would be facilitated if a substantial percentage of interval owners took the offer of conversion to CWA, but it wouldn't be necessary for all to convert.

 

[Floridaman76]

There's also been a lot of comments about how some resorts are very seasonal...

Well, no kidding. Unless your resort is in Florida or California or some niche Urban place like NYC, it's going to be seasonal. There's no way around that, and to use that as an excuse to close resorts is beyond ridiculous.

 

[HitchHiker71]

Would you consider Bentley Brook closing and then over a two-year span being renovated and reorganized (maybe entirely as a CWA resort) to be a possible scenario? I'm thinking of the Chapter 11 reorganization process -- clearly apples to timeshare oranges but still an interesting analogy with reorganized corporations issuing new equity to creditors. Do you think something like this is a possible long-term play? Do you think Lake Lure, Shawnee, and even Atlantic City also might fit the bill? They are all outstanding locations. We know that Wyndham already owns 55 percent of the Bentley Brook intervals. I wonder what percent it owns at some of the other closing resorts. It would surprise me if Wyndham did not have a long-term plan for them. Such an approach would be facilitated if a substantial percentage of interval owners took the offer of conversion to CWA, but it wouldn't be necessary for all to convert.

I highly doubt it. Why hire Hilco - a prominent commercial real estate firm - to sell these resorts? The only long term plan right now it to sell these real estate assets and recover as much capital as is possible.

Let me give a more explicit example. Contrary to popular opinion, even BB is not in a highly sought after area. Yes I love it personally. Anyone who knows that area knows there’s a large sign at the bottom of Brodie Mountain Rd for the Snowy Owl resort. That resort never existed. Brodie Mountain ski resort closed roughly 20 years ago or so, and sold off to Silverleaf, who promised to build roughly 350 timeshares on it, and remove the ski resort via an agreement with Jiminy Peak to prevent competition. That never happened, and Brodie mountain went back up for sale around 2010 timeframe and is still for sale today some 15 years later. Anyone could buy the entire mountain tract for under $2 million now. Granted, large wind turbines have since been installed on the mountaintop - since no one wants to buy that property - not for 15 years now. I’m not trying to rain on anyone’s parade. I love BB as a rustic mountainous ski-on resort, but these areas aren’t what they used to be. That’s at least in part why Wyndham is exiting, and why Silverleaf never followed through on building on Brodie mountain in the first place 20 years ago.

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[shawnee83]

Would you consider Bentley Brook closing and then over a two-year span being renovated and reorganized (maybe entirely as a CWA resort) to be a possible scenario? ...Do you think Lake Lure, Shawnee, and even Atlantic City also might fit the bill?

It might work for some other entity but not T&L/Wyndham. They need to get out of these properties as soon as they possibly can. Once the bankruptcy proceedings are complete and Hilco can put the properties up for sale, then some other company could come in and start with a clean slate... not to mention a bunch of cash (or lots of debt).