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

[HitchHiker71]

** IMPORTANT **

Official Wyndham Statement as of 7-15-2025: https://clubwyndham.wyndhamdestinations.com/us/en/resorts/resort-news/2025/important-resorts-update

Please note with regard to any official public statement from Wyndham, that they must follow a plethora of rules and regulations regarding official/legal notifications for the impacted HOAs/resorts, including the Club Wyndham bylaws, the HOA bylaws, and state/county/township/local laws, etc., all of which are different for each impacted resort. It is a complex process. Those who are expressing frustration as to why Wyndham has not yet disclosed anything officially, please recognize that because there are explicit disclosure laws and processes that must be followed. Wyndham will likely provide a more detailed official statement after all required notifications have been completed. The next notification may or may not provide an explicit list of impacted resorts.

Below is a table we have built to track both CONFIRMED and POSSIBLE impacted resorts. Please note ANY resort marked as "NO" in the CONFIRMED column is merely POSSIBLE, but we have NO confirmation either way, just rumors at this time. Resorts listed as "PARTIAL" indicate we have backchannel information that is deemed reliable yet needs to be further confirmed via an official HOA BOD communication. The DISPOSITION column indicates how the resort is reportedly going to be handled after it is removed from the Club Wyndham system effective 12/31/2025. The values for this column are: TBD (To-Be-Determined), COMPLETE EXIT - meaning Wyndham owns the entirety of the resort and a complete exit is planned - and Wyndham is likely selling off the entire resort), WYNDHAM EXIT - meaning Wyndham does not own the entire resort, but it is exiting this resort for it's part - likely via a sale of the real estate owned. CONSOLIDATION - Wyndham is downsizing the amount of inventory at the resort - likely via eliminating one of multiple HOAs - but is not exiting the resort in entirety.

For comparison's sake, the CWA MFs are $8.13/k. Given the Wyndham missive indicates a CWA points swap will be offered, please use this as a measuring stick against the RESORT UDI MF documented below for the impacted resort, or if you own a converted fixed week, use your specific converted weeks contract $/k rate for comparison.

We will update this chart when we receive additional information over the coming days and weeks:

#	RESORT NAME	CONFIRMED?	CONFIRMATION SOURCE	DISPOSITION	RESORT UDI MF	LEGACY RESORT?	CWA RESORT?	NOTES
1	Club Wyndham Fairfield Glade (TN)	YES	Wyndham Closing a number of resorts? -- Interesting rumor from one of the online FB groups I'm probably being dense in how I'm reading this sentence, but are you defining "owners" as "People who own anywhere in the Wyndham system including CWA," or only as "people who own at that specific resort?" Because if it's the latter, I'd think a resort that lots of CWA owners stay at and lots... tugbbs.com	TBD	$6.34/k	YES	YES	Confirmed via a public newspaper article: https://www.crossville-chronicle.co...cle_a748ba2a-1f72-476e-b0a3-be55354548e0.html
2	Club Wyndham Orlando International (FL)	YES	Official HOA BOD vote on chapter 11 bankruptcy proceedings scheduled for 8/5/2025 in preparation for resort sale.	COMPLETE EXIT - RESORT SALE	$7.16/k (2024)	YES	YES
3	Club Wyndham Patriot's Place (VA)	PARTIAL	Reliable backchannel source with firsthand knowledge from the local resort - awaiting official public confirmation	TBD	~9.02/k (estimated)	YES	YES
4	Club Wyndham Bentley Brook (MA)	PARTIAL	Reliable backchannel source with firsthand knowledge from the local resort - awaiting official public confirmation		$9.10/k	YES	NO
5	Club Wyndham Overlook (RI)	PARTIAL	Reliable backchannel source with firsthand knowledge from Wyndham corporate - awaiting official public confirmation	TBD	TBD	YES	YES
6	Club Wyndham Bay Voyage (RI)	PARTIAL	Reliable backchannel source with firsthand knowledge from Wyndham corporate - awaiting official public confirmation	TBD	TBD	YES	YES
7	Club Wyndham Shawnee (PA)	PARTIAL	Reliable backchannel source with firsthand knowledge from Wyndham corporate - awaiting official public confirmation	WYNDHAM EXIT	Varies by HOA	YES	YES	It is possible this will be a downsize and not entirely removed - however details are still pending
8	Club Wyndham Skyline Tower (NJ)	PARTIAL	Reliable backchannel source with firsthand knowledge from the local resort - awaiting official public confirmation	TBD	$7.65/k (2024)	YES	YES
9	Club Wyndham Fairfield Bay (AR)	PARTIAL	Reliable backchannel source with firsthand knowledge from the local resort - awaiting official public confirmation	TBD	$9.88/k	YES	YES
11	Club Wyndham Branson at the Falls	PARTIAL	Reliable backchannel source with firsthand knowledge from Wyndham corporate - awaiting official public confirmation	CONSOLIDATION	TBD	YES	YES	This is a consolidation - one of the three HOAs within Branson is being impacted - only the Falls HOA specifically.
12	Club Wyndham Star Island (FL)	PARTIAL	Reliable backchannel source with firsthand knowledge from Wyndham corporate - awaiting official public confirmation	CONSOLIDATION	~$9.02/k (estimated)	YES	YES
14	Club Wyndham Ocean Ridge (Edisto) (SC)	PARTIAL	Reliable backchannel source with firsthand knowledge from Wyndham corporate - awaiting official public confirmation	CONSOLIDATION	Varies by phase/HOA	YES	YES	A subset of the HOAs is rumored to be impacted
	Club Wyndham Fairfield Mountains (NC)	NO	None	TBD	TBD	YES	YES

What does "Legacy Resort" mean? It means this resort was one of the original Fairfield resorts from way back when. Below are screenshots of the legacy resorts from a very old Fairfield members directory from way back when. Please note we are NOT saying all of the resorts in the below screenshots are part of this action, we're only tracking whether or not the resorts in the table above are or are not part of this category as some TUGGERs are curious about this data point.

 

[rickandcindy23]

Oh my gosh! We were hoping to stay at Bentley Brook next year. There are a few they should dump for sure, but if your deeds are in these locations, you should still be able to use the points. We still have Angelfire points, and Wyndham has a small part there.

 

[HitchHiker71]

I highly doubt it's accurate. As @Richelle indicated, what he is saying is impossible without an owner vote but the poster was very insistent he heard corporate telling the staff they were closing the resort along with others. Figured I'd post it here on TUG as we have some pretty knowledgeable and well connected TUGGERs that may be able to validate either way, and perhaps we even have some TUGGERs that are on-resort and can ask questions of the locals at BB. My wife and I love BB so it'd definitely be disappointing for our part.

 

[bnoble]

Wyndham can't easily just close a resort, but they can remove a resort from the larger system---at least one of my conversion contracts lists a few of the situations in which that is possible.

And, if a resort is withdrawn from the system, those points go poof from the Club Wyndham POV, including no longer counting towards VIP levels.

I wouild not necessarily buy this just yet, but it is not impossible on its face.

 

[HitchHiker71]

Wyndham can't easily just close a resort, but they canremove a resort from the larger system---at least one of my conversion contracts lists a few of the situations in which that is possible.

And, if a resort is withdrawn from the system, those points go poof from the Club Wyndham POV, including no longer counting towards VIP levels.

I wouild not necessarily buy this just yet, but it is not impossible on its face.

Do we know what those clauses state specifically? I'd surmise if the underlying real estate is sold off for example, or something along that line, but just guessing really.

 

[Roger830]

I read all of the posts on that thread.

There is inventory on Wyndham's website for January and later and all Newport resorts in January except for Inn on the Harbor which is noted as closing Nov 1 for renovations.

Also as stated owners would have to vote. There's a fixed week 17 on ebay and two udi contracts, so it's a mixed system.

The poster stated that someone in the meeting that worked there told him that. Perhaps Wyndham will no loner manage after Dec 31.

https://www.ebay.com/itm/3360112851...QxZ0JwZlAAottXdM33b/2Q+JLa7EslWT0tCkaKiqJOwxo

WYNDHAM BENTLEY BROOK 105,000 ANNUAL TIMESHARE FOR SALE!!! | eBay

WYNDHAM BENTLEY BROOK. The two most common forms of usage are Annual (every year) and Biennial (every other year). 105,000 ANNUAL POINTS. Usage:Annual Starting 2026. Maintenance Fee (Approx.). Usage Annual.

www.ebay.com

 

[pedro47]

Sounds liked maybe Wyndham are removing these resorts from under the Wyndham umbrella of resorts.

I used the word maybe because know one here heard that corporate conversation.

 

[FL Guy]

Hopefully not. I was planning a 2-week visit next fall; 1 week at BB and 1 at SOTD. Doesn't look like BB is a RCI resort either. Hopefully we hear something official soon.

 

[Roger830]

I just checked recent posts since this morning, here's the best one:

"I called Wyndham directly. There are no current plans to close Bentley or Newport"

 

[bnoble]

Do we know what those clauses state specifically? I'd surmise if the underlying real estate is sold off for example, or something along that line, but just guessing really.

I’d have to go back and look. But it did not require selling land.

 

[TUGBrian]

id be more inclined to believe they would be removed from the wyndham system, vs the resorts being closed.

 

[TUGBrian]

appears there is some truth to this after all, that would be pretty shocking news!

am reaching out to someone who might be able to give an official answer!

 

[Floridaman76]

Individual HOA's members can vote to remove themselves from Wyndham management, which would remove the inventory from Club Wyndham. That happened at one of the HOA's at Edisto, Villa Rica and I believe one of the ones at Pagosa.

Never been to Bentley Brook, anyone who has been there, are there issues with the property?

 

[Fido Chuckwagon]

I just checked recent posts since this morning, here's the best one:

"I called Wyndham directly. There are no current plans to close Bentley or Newport"

Yeah, I mean, I'd be surprised especially at the Newport ones. Those always seem to fully book up.

 

[Fido Chuckwagon]

appears there is some truth to this after all, that would be pretty shocking news!

I'm not sure I'm reading this sentence correctly. Are you saying you've heard that there is some truth to this?

 

[HitchHiker71]

I'm not sure I'm reading this sentence correctly. Are you saying you've heard that there is some truth to this?

I can confirm, after speaking with a Wyndham corporate resource, there is some truth to this, but it's complex in nature. Details will be forthcoming in an owner communication probably before end of week or early next week best estimate. At a very high level, the resorts in question are older resorts with high MFs, low owner occupancy rates (or outright low occupancy rates), with higher than average MF rate increases and a very high likelihood for high special assessments in the near term due to resort ages and conditions. Net net, this will be good for the overall ownership base to help keep overall MF rate increases down - especially for the trust based ownerships like CWA.

We'll be sure to post this forthcoming communication and/or a link to it into this thread as soon as it is available, given we know not everyone receives these types of email communications these days.

 

[paxsarah]

But, but, a self-professed ex Wyndham employee in that thread told me “spoiler alert: fixed week owners don’t get a vote when Wyndham decides to shut down or sell a property”!

I mean, it may be the case that Wyndham plans to put forward these proposals, and maybe they have the votes in the bag, but I don’t see how they do it without a vote.

 

[Floridaman76]

Hoping this is the 2 Jamestown resorts and none of the actual Newport resorts...

I know in general those resorts have low occupancy from "after thanksgiving" through end of March" in general because it's so cold there and not everything is open.

That's the only times i've been to Newport and actually almost bought a summer fixed week at OnShore recently. There's no getting around low occupancy during unattractive seasons at some resorts.

 

[HitchHiker71]

But, but, a self-professed ex Wyndham employee in that thread told me “spoiler alert: fixed week owners don’t get a vote when Wyndham decides to shut down or sell a property”!

I mean, it may be the case that Wyndham plans to put forward these proposals, and maybe they have the votes in the bag, but I don’t see how they do it without a vote.

The Wyndham associates (employees) were just informed this week - hence the rumor mill starting up. Yes, the HOA processes have to play out, which vary based upon the founding documents and by state, but it's likely to come to pass obviously, especially if Wyndham is sending out an owner communication in the near term. More to come once the official communication hits.

 

[HitchHiker71]

Hoping this is the 2 Jamestown resorts and none of the actual Newport resorts...

I know in general those resorts have low occupancy from "after thanksgiving" through end of March" in general because it's so cold there and not everything is open.

That's the only times i've been to Newport and actually almost bought a summer fixed week at OnShore recently. There's no getting around low occupancy during unattractive seasons at some resorts.

It's more the low owner-based occupancy from what I gathered, but of course overall occupancy plays into it I'm sure.

 

[bnoble]

I mean, it may be the case that Wyndham plans to put forward these proposals, and maybe they have the votes in the bag, but I don’t see how they do it without a vote.

The resort may (or may not) continue based on how the governing documents for that specific resort are structured. But, at least for converted-week resorts, it is fairly easy for Wyndham to remove a resort from Club Wyndham. The original conversion contract (executed in 2006) says thusly:

I don't know where (or even whether) "unsuitable for continued use in the Plan" is defined, but I am guessing Wyndham is allowed to use their reasonable (if not unfettered) discretion in making such a decision. I am wiling to bet Big Bucks (tm) that any future conversion contract has similar language. I have another much more recent one laying around; I will take a look when I get a chance.

Furthermore, if for some reason a solid plurality of weeks are now in the CWA Trust, Wyndham can vote them however they like, and will probably prevail.

 

[Fido Chuckwagon]

Net net, this will be good for the overall ownership base to help keep overall MF rate increases down

Only for CWA owners though. Terrible for the rest of us because we lose more resorts to trade into, right?

 

[TUGBrian]

id also imagine if these resorts are in as poor a shape (financially)...there wont be an overwhelming number of owners who fight it tooth and nail...

depending on what if anything they are offered.

 

[Floridaman76]

id also imagine if these resorts are in as poor a shape (financially)...there wont be an overwhelming number of owners who fight it tooth and nail...

depending on what if anything they are offered.

Depending on what resorts in Newport/Jamestown, some of those summer fixed week owners may very well be very upset if the resort is just sold out from under them and they get a pittance payout. Some very well may be happy for an opportunity to escape free and clear though.

I would like to hope this is not an opportunity to get rid of the fixed week owners at some of these resorts, then they "magically" reappear as a UDI property.

 

[northovr]

I read all of the posts on that thread.

There is inventory on Wyndham's website for January and later and all Newport resorts in January except for Inn on the Harbor which is noted as closing Nov 1 for renovations.

Also as stated owners would have to vote. There's a fixed week 17 on ebay and two udi contracts, so it's a mixed system.

The poster stated that someone in the meeting that worked there told him that. Perhaps Wyndham will no loner manage after Dec 31.

https://www.ebay.com/itm/336011285151?_skw=Bentley+broook+timeshare&itmmeta=01JZTPPCH1RWAX9KTQ3DDC9N6J&hash=item4e3bd5529f:g:OYoAAOSwIypm9CFg&itmprp=enc:AQAKAAAA8FkggFvd1GGDu0w3yXCmi1cesRsxZ4OLvUleK4tIPnt77UJPo+nGyfHrruDPuJ6LN3C5rLOZ8hf7QdWprX288QxZ0JwZlAAottXdM33b/2Q+JLa7EslWT0tCkaKiqJOwxo

WYNDHAM BENTLEY BROOK 105,000 ANNUAL TIMESHARE FOR SALE!!! | eBay

WYNDHAM BENTLEY BROOK. The two most common forms of usage are Annual (every year) and Biennial (every other year). 105,000 ANNUAL POINTS. Usage:Annual Starting 2026. Maintenance Fee (Approx.). Usage Annual.

www.ebay.com

product

Depending on what resorts in Newport/Jamestown, some of those summer fixed week owners may very well be very upset if the resort is just sold out from under them and they get a pittance payout. Some very well may be happy for an opportunity to escape free and clear though.

I would like to hope this is not an opportunity to get rid of the fixed week owners at some of these resorts, then they "magically" reappear as a UDI property.

I know Patriots Place is closing
Daniel