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

[HitchHiker71]

And what web site will report the bankruptcy filing?

The same firm that is being used for all other resort bankruptcies - Omni - this is all tracked and posted in the OP tracker table in this thread FYI.


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[jp10558]

Perhaps for a second or third tier timeshare company as opposed to the majors (T&L, HGVC, MVC, etc.), dependent upon their willingness to invest in property improvements and upgrades, but IMHO most of these resorts will convert into individually owned condos at some point. One of the Newport resorts is overtly already attempting to do so for example, I think this is likely for the majority of the resorts that are outright closing as opposed to downsizing. I think the downsizing resorts may still be picked up by other timeshare entities in comparison.

I guess as someone with 0 knowledge of condos - why would anyone want to buy the resort as a whole? Do wholly owned condo developers want to spend update money? Would any informed potential condo buyers want to buy a condo in a place that was sold rather than repaired / maintained? Or is this just an even bigger attempted sales scam? I mean, assuming there actually is $5 or $10 million in repairs to the resort needed real soon now, isn't that like a special assessment on a new owner of a condo or of whoever's trying to sell it of like near 100% of the purchase price (at least for the one resort that "sold" IIRC)?

 

[Fitzriley]

I owned at bentley brook and chose to exit at December 31st and see if there are any proceeds available from any sale. I expected nothing. Several days ago I received 11 credits for $113 each posted back to my credit card where I made my maintenance fee payments. No explanation and I cannot log in to the billing site. Anyone else get money back?

 

[HitchHiker71]

I owned at bentley brook and chose to exit at December 31st and see if there are any proceeds available from any sale. I expected nothing. Several days ago I received 11 credits for $113 each posted back to my credit card where I made my maintenance fee payments. No explanation and I cannot log in to the billing site. Anyone else get money back?

This was the reimbursement of your 2026 MFs that you paid already. Nothing to do with the resort sale itself and any subsequent proceeds from that future sale in other words. Many on this thread have already reported 2026 MF reimbursements from the impacted resorts being tracked in the OP tracker table.

 

[HitchHiker71]

I guess as someone with 0 knowledge of condos - why would anyone want to buy the resort as a whole? Do wholly owned condo developers want to spend update money? Would any informed potential condo buyers want to buy a condo in a place that was sold rather than repaired / maintained? Or is this just an even bigger attempted sales scam? I mean, assuming there actually is $5 or $10 million in repairs to the resort needed real soon now, isn't that like a special assessment on a new owner of a condo or of whoever's trying to sell it of like near 100% of the purchase price (at least for the one resort that "sold" IIRC)?

It's simple really. If a potential buyer can purchase the entire resort at a low enough per unit cost, even with funding repairs, if there's enough money to be made selling individual condo units after making the required improvements (ADA accessibility issues, aging condo issues, etc.), then some real estate investment company or developer will come along and do it eventually. Where there's money to be made, money will be made basically, it's simply a question of how and when.

 

[Arimaas]

2026 FG 154K points clawed back. Still looks like I have 2027 and 28 FG sitting in the account.

 

[wholou2]

I had 2 fairfield glade contracts that I elected to go through bankruptcy and NOT convert to more points. the FG contract MF was removed from 2026 charges in January. I have received 2026 prepaid MF refund last month & now my account has been updated to show NO more FG contracts in 2026 or beyond.

so i guess, only remaining question will be if there are bankruptcy sale proceeds after that transaction closes.. does anyone know that status of the bankruptcy sale or know where to find info on that?

THANKS YA'LL

 

[chapjim]

It's simple really. If a potential buyer can purchase the entire resort at a low enough per unit cost, even with funding repairs, if there's enough money to be made selling individual condo units after making the required improvements (ADA accessibility issues, aging condo issues, etc.), then some real estate investment company or developer will come along and do it eventually. Where there's money to be made, money will be made basically, it's simply a question of how and when.

In addition, some of the resorts were pretty well maintained. Lots of owners complained about selling when renovations had just been completed. Renovations and/or improvements (or lack thereof) should be reflected in the selling price. Perhaps not reflected dollar for dollar but reflected nevertheless.

It's like putting your house up for sale right after completing a kitchen remodel (or with the kitchen in need of remodeling).

ADA compliance was a major factor in some locations -- like Orlando International. Under new ownership, I expect the property will no longer be a public accommodation and therefore not subject to ADA requirements.

 

[shawnee83]

And what web site will report the bankruptcy filing?

So far all the Wyndham related bankruptcies have been using omniagentsolutions.com The page omniagentsolutions.com/cases lists all the cases and the new ones show up at the top of the list.

 

[donno]

Although this was reported by others on the App Maintenance thread, I think it should also be noted here. I did not get my 308k points allocated for my two FF Bay contracts in 2026 because they closed and I did not take the swap. Today it is showing they removed 308k points from my account and listed it as contract cancellations. I have a -308k balance on my account with one reservation still booked in 2026. I wonder what happens if I cancel my reservation and my account still has a negative balance. Will I not be able to make another reservation?

 

[makersforme]

I would assume I have now lost access to Club Wyndham's website. I had one contract and didn't take the swap. I can longer login to the site without an error message. Tried multiple browsers, multiple computers, incognito mode, et al.

Time To bid adieu

 

[chapjim]

Although this was reported by others on the App Maintenance thread, I think it should also be noted here. I did not get my 308k points allocated for my two FF Bay contracts in 2026 because they closed and I did not take the swap. Today it is showing they removed 308k points from my account and listed it as contract cancellations. I have a -308k balance on my account with one reservation still booked in 2026. I wonder what happens if I cancel my reservation and my account still has a negative balance. Will I not be able to make another reservation?

Do you think you should be able to?

 

[donno]

Do you think you should be able to?

The points used for that reservation were 2026 points from another contract. I did not have 2026 points deposited by Wyndham for the cancelled contracts. If I cancel that reservation those points deposited back into my account will not be available to me because Wyndham has deleted 308K points they never put into my account in the first place. Why should I not be able to use the 2026 points from another contract?

 

[paxsarah]

I did not have 2026 points deposited by Wyndham for the cancelled contracts.

Did you really not? That would be a significant divergence from Wyndham’s standard process. Normally, I would have expected 2026 use year points to have been awarded by Wyndham on 1/1/2024.

Most owners in your position had their 2026 points awarded many months prior, but were unsure as to whether they were truly usable or whether any reservations made with them would be cancelled.

 

[donno]

I would have expected 2026 use year points to have been awarded by Wyndham on 1/1/2024.

So the points not allocated to me on 1/1/2026 would have been my 2028 use year points?

 

[bnoble]

Assuming you had a January Use Year, I think so.

This reminded me to check: My KBV points were removed from my current UY and are no longer allocated in future UYs.

 

[paxsarah]

So the points not allocated to me on 1/1/2026 would have been my 2028 use year points?

Yes, here's my transaction history for my current use year. You can see my contract awards took place on 1/1/2024.

And then my transaction history for my future 2028 use year, you can see those points were awarded this January 1:

Wyndham awards the points 15-24 months in advance of the start of the use year to ensure the points are ready for use at an owner's longest possible booking window (13 months for most owners, 14 months for presidential reserve).

 

[donno]

Thanks for the explanation. I think I knew this 20 years ago, but had forgotten.

 

[Arimaas]

Not for nothing, I don't fault @donno. There has been zero transparency and explanation throughout the process. The only reason many of us TUGers were able to make semi informed decisions was because we are more knowledgable than 99% of other owners, and we have a community here to lean on. I don't blame them for not knowing what points are allocated when, and what to do with 2026 reservations. And to answer @chapjim's question, even though it wasn't asked to me, yes, I think @donno should be allowed to use their reservation for 2026. I know the points have to come from somewhere, but this wasn't a situation of their making. Now they are being punished because Wyndham unilaterally decided to change the course of business five months before the end of 2025. And tried to do it in secret. So maybe they can dip into their massive reserve of points, and honor some folks reservations, or maybe give them an option to keep theri reservations. We actually don't know what is going to happen, because as far as I can remember, this is a "case of first impression" here on TUG. If @donno doesn't cancel their resrvation to make up for the negative balance, I guess we will see what happens.

BTW, total aside, I went to a sales pitch at TOTG today. Probably could have done better than the $125 AmEx, but it was 45 minutes and that pays for 75% of the gas down to Myrtle form NY (and no tolls, I went the 287 route and through downtown Baltimore to save the ridiculous NJ/Delaware/MD corridor tolls). The maanger came out to tell me he deosn't understand that when I called in to not take the swap offer, why no one told me I could combine my contracts for totally no cost and get all my points into developer as a courtesy and not pay any more money. Not really sure how they were going to propose that, since I didn't give them the opportunity, but the take home sheet they gave me says something about 300k points for monthly payment of $1319.61 financed for a decade ( I guess I get a credit of $31k for my resale since the developer price is $103.5k) and if i am reading right $231 MFs? I dunno. I know I went on a huge tangent here, but figured I'd post it. Not really sure again how they would have proposed no fee flipping my resale contracts, with these take home numbers, but I do feel bad for the people that fall for financing $73k at 18% for vacations.

As my second aside, what do people normally get for these owner updates? I've only really been going this past year (remember Newport my old regular spot never had sales) since I tried using some of the closing clubs in the NY area just to see them before they closed. I feel like $125 AmEx was on the low end.

 

[donno]

My guess is I can use the reservation I have this year, but cannot make anymore until I have a positive balance again when I get my next points allocation at the first of the year, or if I book within 3 months of checkin and use 2027 points.

 

[Arimaas]

My guess is I can use the reservation I have this year, but cannot make anymore until I have a positive balance again when I get my next points allocation at the first of the year, or if I book within 3 months of checkin and use 2027 points.

Don't be so sure. They may cancel your reservation to claw back some of the points to make up for the contract that went poof. Like I said in my prior post, I believe you are the TUG test case right now. I don't recall reading about anyone else that has been in your situation and if so, we for sure don't know the outcome.

 

[HitchHiker71]

My guess is I can use the reservation I have this year, but cannot make anymore until I have a positive balance again when I get my next points allocation at the first of the year, or if I book within 3 months of checkin and use 2027 points.

If your current use year is showing a negative balance, waiting for next year's points isn't going to help since it's the current use year that has a negative points balance. @Arimaas does have a point that there is a lack of clarity (I'm being generous here) on how deficit points balances will be handled as part of this overall process unfortunately. Most likely, Wyndham will take some kind of action to remediate the negative points balances at some point in time in the relative near future, but we cannot really provide guidance on what those actions will be, other than to speculate based upon past questions asked and limited guidance that said actions will be taken at some point. Best guess, it will likely involve cancellation of current use year reservations combined with pulling points from future use years to "pay for" the negative current use year balance. That's just a guess on my part to be clear though. Could Wyndham utilize goodwill points as part of the solution to these scenarios? Sure, but if I were to surmise, it won't be automatic, it will require the owner to contact owner care or the dedicated line listed in the OP for the actions being tracked in this thread, and an explicit request being made. The worst they can do is to deny the request, so it's best to be proactive and make the ask. That said, I bet any such asks may be rebuffed since the team handling issues connected to these ongoing actions seems to not have much of any ability to provide real answers to explicit questions like this.

 

[paxsarah]

My guess is I can use the reservation I have this year, but cannot make anymore until I have a positive balance again when I get my next points allocation at the first of the year, or if I book within 3 months of checkin and use 2027 points.

You can book 2027 reservations right now with your 2027 points. It may be the case that you can't borrow 2027 points into 2026 to make a reservation when you have a negative balance (a situation I'm personally pondering since I'm considering calling to see if Wyndham will take a small contract off my hands via Certified Exit, but doing so would leave me with a negative balance later in the year).

 

[Aicken]

The same firm that is being used for all other resort bankruptcies - Omni - this is all tracked and posted in the OP tracker table in this thread FYI.


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There had been no reported resort condos on this site for months.

 

[northovr]

At Patriots Place the HOA voted to remove the sunset clause to do renovation they spent around 20 million dollars on renovation the Sunday side was even finished yet before they decided to close and still completed the renovations because the kitchen cabinets were already ordered and custom made
Now since Williamsburg government
Doesn’t want to allow Patriots Place to convert to regular condos or apartments a bid was made for around 7 million dollars. Supposedly no order time share companies wanted they have issues with their own “legacy” resorts. Since Club Wyndham had all the controlling votes it was CW sole decision. Saving grace is they are converting owners to CWA is they want.

Daniel