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

[Roger830]

And what a shame if the seller ends up paying closing and transfer fees on that. However it lands in the end, the seller of that property is getting burned.


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Most likely the owner paid someone to dispose of their timeshare. That's usually how they end up on ebay.

Here's another fixed week unit with a higher mf and no bids.
I suspect that they want the points with the other auction.

WYNDHAM RESORT AT FAIRFIELD GLADE WEEK 08 ANNUAL TIMESHARE FOR SALE!! | eBay

Enjoy fishing, boating, and swimming in one of 12 no-wave lakes. WYNDHAM RESORT. AT FAIRFIELD GLADE. The two most common forms of usage are Annual (every year) and Biennial (every other year). GLOBAL TITLE GROUP, LLC IS NOT AFFILIATED WITH THE RESORT.

www.ebay.com

 

[CO skier]

And what a shame if the seller ends up paying closing and transfer fees on that. However it lands in the end, the seller of that property is getting burned.

This is nothing new. How many thousands of owners got "burned" by not choosing Ovation or Certified Exit over the last ten nine years?


The sellers just want out. From their point of view, current circumstances may be at work to create a demand for their contract that otherwise would not be there.

Currently has 5 bids . Watching FG contracts on eBay over the years and most would end with 0 bids.

 

[CO skier]

Here's another fixed week unit with a higher mf and no bids.
I suspect that they want the points with the other auction.

This is an interesting point. (pun) The contract will transfer near the end of the year, even if transfers of deeds at affected resorts are being "expedited" by Wyndham. No maintenance fees in 2026 on the Fairfield points, presumably. Another 5-6 months for the CWA swap to complete, and the winner of this auction receives 154k 2026 CWA points, but pays only about one-half year's worth of maintenance fees on them.

CWA contracts are still popular enough on eBay that buyers are willing to pay closing costs and the $399 transfer fee, whereas, those costs are paid by the seller in the FG auction.

I think it would be a win-win situation to offer the CWA swap to fixed week owners, too. Wyndham pays the maintenance fees on the CWA underlying contracts, so why not transfer as much of the costs as possible and possibly retain some of the fixed week owners?

 

[Roger830]

This is an interesting point. (pun) The contract will transfer near the end of the year, even if transfers of deeds at affected resorts are being "expedited" by Wyndham. No maintenance fees in 2026 on the Fairfield points, presumably. Another 5-6 months for the CWA swap to complete, and the winner of this auction receives 154k 2026 CWA points, but pays only about one-half year's worth of maintenance fees on them.

CWA contracts are still popular enough on eBay that buyers are willing to pay closing costs and the $399 transfer fee, whereas, those costs are paid by the seller in the FG auction.

I think it would be a win-win situation to offer the CWA swap to fixed week owners, too. Wyndham pays the maintenance fees on the CWA underlying contracts, so why not transfer as much of the costs as possible and possibly retain some of the fixed week owners?

Obviously there is no way of knowing what the bidders are thinking and there may only be two. When I used to look at bid history there were sometimes over 20 silly bids by two bidders, each incrementally the other higher. Then just when one thinks that he has won, I come along and snipe in the last 3 seconds. Even if I bid $500, ebay only increments my bid over the high bid, so in this case I might get it for $30.50 if $30 is the high bid.

If they were as clever as you suggest, then they wouldn't even have bids showing now.

 

[CO skier]

If they were as clever as you suggest, then they wouldn't even have bids showing now.

Nevertheless, the point remains the same. Winning an auction that has no closing costs or transfer fees to take a chance on ultimately swapping a converted week at one of the affected resorts for CWA might save $1,000 or more versus winning a CWA auction that has closing costs and transfer fees.

 

[JulieB4]

Obviously there is no way of knowing what the bidders are thinking and there may only be two. When I used to look at bid history there were sometimes over 20 silly bids by two bidders, each incrementally the other higher. Then just when one thinks that he has won, I come along and snipe in the last 3 seconds. Even if I bid $500, ebay only increments my bid over the high bid, so in this case I might get it for $30.50 if $30 is the high bid.

If they were as clever as you suggest, then they wouldn't even have bids showing now.

I have 2 weeks with Fairfield Bay and would like to give them away. If FFB goes away, does that mean I can get out then? My husband is now in Hospice at home, and we will not be vacationing in the future. Refuse to burden our family and friends with them.
We did do the exit program through Wyndham for our other points.
When does it look like decisions will be made?

 

[Fido Chuckwagon]

CWA contracts are still popular enough on eBay that buyers are willing to pay closing costs and the $399 transfer fee,

Have you watched eBay contracts recently? CWA contracts very frequently “sell” for less than closing costs + the transfer fee.

 

[DRH90277]

Has anyone had any experience with the closing of a resort as is happening here. I don't know anything about Wyndam but perhaps someone has been through this and can share what happens toward the end to the individual owner interests.

 

[Arimaas]

Im curious as to the driving factor behind the bidding on this Fairfield Glade resale point listing , currently on eBay.
eBay 154k Fairfield Glade

Currently has 5 bids . Watching FG contracts on eBay over the years and most would end with 0 bids. And facing a Wyndham pullout, What am i missing here .

And the MFs are kidna high, but I guess they never intend to pay them.

 

[CO skier]

Have you watched eBay contracts recently? CWA contracts very frequently “sell” for less than closing costs + the transfer fee.

... and they frequently sell with up to $999 in closing costs and transfer fees. What is your point?

If someone purchases a CWA account now, will they be receiving about a half-year's worth of 2026 points for free? That was my point regarding the bidding for the FG auction.

 

[CO skier]

And the MFs are kidna high.

The seller is paying the mf until the contract transfers, which will be right around the beginning of 2026, when mf will no longer be required after 12/31/2025, presumably, and the buyer opts for the CWA swap.

 

[Arimaas]

The seller is paying the mf until the contract transfers, which will be right around the beginning of 2026, when mf will no longer be required after 12/31/2025, presumably, and the buyer opts for the CWA swap.

And, something else I just thought of, I wonder if the buyer gets the 2026 MFs back, since MFs are prepaid, right?

 

[CO skier]

And, something else I just thought of, I wonder if the buyer gets the 2026 MFs back, since MFs are prepaid, right?

The speculation permutations are endless.

 

[Arimaas]

The speculation permutations are endless.

This is 57 pages of speculations

 

[Roger830]

Nevertheless, the point remains the same. Winning an auction that has no closing costs or transfer fees to take a chance on ultimately swapping a converted week at one of the affected resorts for CWA might save $1,000 or more versus winning a CWA auction that has closing costs and transfer fees.

It would take a fool to attempt to make possibly up to $1000 by manipulating a situation created and managed by Wyndham when Wyndham is sitting at the other side of the table. Also there are probably numerous possibilities of how the closing of the resort could be delayed or assessments added and then the resale buyer not even given cwa points. Giving cwa points to each owner of 15 resorts in itself begs the question, where are the assets backing those points.

 

[Roger830]

I have 2 weeks with Fairfield Bay and would like to give them away. If FFB goes away, does that mean I can get out then? My husband is now in Hospice at home, and we will not be vacationing in the future. Refuse to burden our family and friends with them.
We did do the exit program through Wyndham for our other points.
When does it look like decisions will be made?

Because you copied me I'll attempt to help.

It looks like Wyndham might have the hoa vote to close the resort. If the vote passes then there will be a process where your ownership will end.

You will be notified to vote.

 

[CO skier]

Giving cwa points to each owner of 15 resorts in itself begs the question, where are the assets backing those points.

From all the deeds that Wyndham owns at the remaining 50+ CWA resorts and underlies all CWA memberships, of course.

 

[TUGBrian]

wonder if those transfers would even go through, vs wyndham reaching out to the new owner and offering them a cwa ownership instead.

 

[Floridaman76]

Regarding people buying contracts currently at resorts that are closing, 3 possibilities:

1. they don't know... and are in for a rude awakening
2. they are looking to get equivalent CWA points for cheap. I don't think this is a very good strategy becausse you can just about get them for free now. The only way this makes sense is if you win the auction with a low bid PLUS seller pays all costs
3. they are looking to buy deeds cheap, chasing a possible cash payout eventually

I actually thought of doing #3 myself, but talked myself out of it because it could easily backfire and I do not want to be on the hook for MF for a property I do not want or need,

My thought process was that a fixed week at some of these resorts could be fairly easily had for less than $50 all in. I saw many which had zero bids and seller pays all fees. It was almost worth a gamble. But I didn't. Not the worst gamble, but not for me right now.

I can see the "renters" of the world trying to do something like this to make a quick buck on their way out the door.

 

[Floridaman76]

wonder if those transfers would even go through, vs wyndham reaching out to the new owner and offering them a cwa ownership instead.

For a fixed week, or a UDI deed in general, the title company does the transfer of title/deed independent of Wyndham. So it really doesn't matter if Wyndham "processes" it or not. The deed is recorded by the Clerk of the Court in the County where the property is physically located. This is all done before it goes to Wyndham, and Wyndham had nothing to do with this process, cannot stop or block the process.

When the resort sells, all deeds have to be accounted for, or the ultimate whole property cannot change hands. Ultimately if something like this happens, the deedholder would possibly hold more leverage.

This is another reason I personally didn't do it, because so much can go wrong and it just wasn't worth the hassle to me.

 

[CO skier]

wonder if those transfers would even go through, vs wyndham reaching out to the new owner and offering them a cwa ownership instead.

The new owner is the owner when the deed is recorded with the new owner's name -- any offer of a CWA swap would occur after that. In other words, Wyndham could not "block" a deed transfer on a converted week, just because it has Club Wyndham points associated with it (if that is what you are wondering).

Also, Wyndham could not unilaterally force a CWA swap for a converted fixed-week.

 

[CO skier]

2. they are looking to get equivalent CWA points for cheap. I don't think this is a very good strategy becausse you can just about get them for free now. The only way this makes sense is if you win the auction with a low bid PLUS seller pays all costs

Which is, at least, a possible answer to the question in post #1393, plus the possibility of half a year's worth of "pre-paid" maintenance fees by the time a CWA swap fully completes in 2026; something that does not come with a "get [CWA contracts] for free now." No guarantees, of course.

 

[northovr]

I have 2 weeks with Fairfield Bay and would like to give them away. If FFB goes away, does that mean I can get out then? My husband is now in Hospice at home, and we will not be vacationing in the future. Refuse to burden our family and friends with them.
We did do the exit program through Wyndham for our other points.
When does it look like decisions will be made?

yes as I understand if Fairfield Bay is closing you will not be responsible for the maintenance fee for next year unless you decide to agree to change to CWA if you don't you might receive a small sum of money from your percentage of the sale. At least you be free from it.

Daniel

 

[Roger830]

From all the deeds that Wyndham owns at the remaining 50+ CWA resorts and underlies all CWA memberships, of course.

When the affected resorts are inactivated, those deeds with their points will be removed from cwa. It's likely that Wyndham owns over 67% of the deeds in the affected resorts which will leave a deficit that has to be replaced with other deeds to back the current cwa owners.

Also they have to have addition deeds to back the cwa points being given in exchange for the member's deeds being swapped.

With the so many resorts being closed, it seems that the only way this could work if there is a huge backlog of defaults and deed backs in the works to fill the vacuum. It's difficult to conceive how all of this could result in smooth transactions in the next five months when nothing has been accomplished yet. There could likely be big delays going well into next year.

 

[CO skier]

When the affected resorts are inactivated, those deeds with their points will be removed from cwa. It's likely that Wyndham owns over 67% of the deeds in the affected resorts which will leave a deficit that has to be replaced with other deeds to back the current cwa owners.

Also they have to have addition deeds to back the cwa points being given in exchange for the member's deeds being swapped.

With the so many resorts being closed, it seems that the only way this could work if there is a huge backlog of defaults and deed backs in the works to fill the vacuum. It's difficult to conceive how all of this could result in smooth transactions in the next five months when nothing has been accomplished yet. There could likely be big delays going well into next year.

Do you think Wyndham is unaware of this? Or, do you think they have run the numbers with exact values available to them? The calculations are entirely straightforward.