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

[jp10558]

This is the official preliminary statement from Wyndham corporate published to the website today - 7/15/2025: https://clubwyndham.wyndhamdestinations.com/us/en/resorts/resort-news/2025/important-resorts-update

I have modified the OP to provide this link.

I also published the below listed supporting statement in the OP. This verbiage was not provided by Wyndham - it is my own words:

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.

Note, reservations through the end of 2025, so that'll be fun for some people.

 

[jp10558]

Also, they say

This is a circumstance that is commonly occurring across the timeshare industry as properties age to the anticipated life expectancy of the resort or timeshare regime. This is similar to efforts by cruise lines who retire aging ships or airlines that decommission planes.

But neither of those processes tend to leave out a location, it's more like a cruise line dropping a port, or an airline dropping service to an airport IMO. Retiring would be more like razing and rebuilding a modern resort or HOA at the location. If that was cheaper than renovations.

I certainly understand some locations wouldn't warrant that, but are the Berkshires going to stop being a TS destination (there seem to be a few there now)? IDK, the one thing I would love to make sure T&L knew is that a lot of us owners like NE locations as well as SE locations, and it is valuable I think to maintain that. I originally bought Wyndham because of Smuggs for instance.

 

[paxsarah]

With the newly published statement, I realize it's disappointing in that it's very generic and doesn't answer many questions. Probably due to legal concerns best estimate. It's obviously been passed through legal review and genericized given the HOAs have not even all been informed, hence the statement saying that Wyndham will work with the HOAs moving forward. Not has worked or is working, will work. With that in mind, I'd expect a more detailed statement once the impacted HOAs have all been informed and the overall process is farther along.

Also disappointing is that reservations at those resorts will be honored "through the end of 2025." I mean, duh. But we're booking into the middle of 2026 already.

I guess it's time to keep an eye on which resorts suddenly have inventory go unavailable for 2026. Maybe we can't count on formal announcements of specific resorts for a while, but I would think as soon as they're able they will stop owners from booking at some of them because it doesn't carry the legal weight of a statement.

 

[Arimaas]

But as an owner, you are still on the hook for your Fairfeild Glade maintenance fees. If Wyndham dropps them and you have a deed you still own there. How would you get rid of

This is the official preliminary statement from Wyndham corporate published to the website today - 7/15/2025: https://clubwyndham.wyndhamdestinations.com/us/en/resorts/resort-news/2025/important-resorts-update

I have modified the OP to provide this link.

I also published the below listed supporting statement in the OP. This verbiage was not provided by Wyndham - it is my own words:

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.

Basically this said the exact same thing that the article pulled in Friday, so nothing really new here. Although, I do have to say the comparison to retiring a cruise ship or and airplane was a bit disingenuous - I don't have any ownership interest in that plane or ship.

Also, it is now July 15. They didn't officially list what places are closing, and I can make reservations well into May 2026 without ARP. This is just me venting, but this is not fair to owners who are making plans for next year. What about my 2026 points? And points I rolled into 2027? The only reason they released this at all is because of this post and word got out too early. Not fair to folks traveling in 2026. Not that Wyndham cares about me (500K resale points and not a shareholder), but I am a disappointed in how this is being handled.

 

[Floridaman76]

Note, reservations through the end of 2025, so that'll be fun for some people.

I have a reservation at Fairfield Sapphire Valley from 12/30 to 1/4. I have had it on the books since March. I take this trip every other year to visit friends and family and I hope this doesn't go away. I have not seen it on any of the unofficial lists yet, but Lake Lure and several of the other original Fairfield properties are.

If they cancel all or part of my stay because the resort is closing NEW YEARS EVE, at this point, i'm not sure what I will be able to book, and it's frustrating that they can't give guidance, or at least stop people from reserving at the affected resorts.,

 

[Floridaman76]

I do have to say the comparison to retiring a cruise ship or and airplane was a bit disingenuous - I don't have any ownership interest that plane or ship.

I rolled my eyes so hard at that.

The only reason airlines replace airplanes is because the FAA and ICAO mandates airliners used to carry passengers have a finite lifespan in terms of "number of cycles", "number of airborne hours", etc and in some cases also manufacturers just end support for a platform.

That's why Delta and United may still be flying 757's and 767's built in the 1990's and also why WHEN those 747/757/767/DC-10/MD-11 retire from airline service, they spend another 15-20 years flying freight for FedEX, UPS, DHL and other freight carries, because those lifecycle regs do not apply to airlines that just haul freight. Recently retired 767's especially right now are HOT commodities for conversion to freight

 

[HitchHiker71]

Note, reservations through the end of 2025, so that'll be fun for some people.

Yes, considering we're only 5.5 months away from end of year, there are undoubtedly many folks who have used their 2026 future use year points that hold contracts with the impacted resorts, and many folks who have scheduled vacations at the impacted resorts as far out as 13 months from today. It will be interesting to see how Wyndham chooses to navigate these scenarios. For the former scenario, will Wyndham grant goodwill points to cover deficits? For the latter scenario, will they grant some measure of goodwill points to balance out the inconvenience of having to cancel scheduled vacations at any of the impacted resorts beyond 1/1/2026? Get out your popcorn folks!

 

[dioxide45]

I doubt we will see more formal announcements or even a list of properties from corp. probably just the required notices to owners of impacted properties and certain properties going “offline” for reservations after 12/31.

 

[HitchHiker71]

Also disappointing is that reservations at those resorts will be honored "through the end of 2025." I mean, duh. But we're booking into the middle of 2026 already.

I guess it's time to keep an eye on which resorts suddenly have inventory go unavailable for 2026. Maybe we can't count on formal announcements of specific resorts for a while, but I would think as soon as they're able they will stop owners from booking at some of them because it doesn't carry the legal weight of a statement.

I will try to find out what the plan is on the IT website side of the equation and let you know what we find out if we are allowed to disclose.

 

[HitchHiker71]

I doubt we will see more formal announcements or even a list of properties from corp. probably just the required notices to owners of impacted properties and certain properties going “offline” for reservations after 12/31.

Anything is possible, we here on TUG will continue to perform due diligences and capture as much information as we can. Once the HOAs are informed, and it is reported here, we'll update the list. I'd estimate by end of August timeframe we'll have a pretty complete list formed. I'd still estimate that legal will give permission to publish a list, once all of the HOAs are informed. That is, unless this will be an ongoing process over the next several months and the initial list doesn't tell the whole story...

 

[HitchHiker71]

Perhaps another way of looking at this is, does anyone really disagree all buildings, including resorts, have some type of lifetime associated with them. With that in mind, does anyone really think that no resorts were ever going to be removed from timeshare systems over time? Would we rather have this done on an ongoing basis one at a time, with a never ending process over a period of many years, or all at once? This is a sort of rip the bandaid off approach in my view. I think what we're all collectively most unhappy with is the process being leveraged and the seeming lack of good process and/or communication. I am in this boat as well. That said, I do wonder how much the bylaws, Club rules, and state/county/township/local laws negatively impact the process in so far as communications are concerned. I don't have enough knowledge of the legal complexities involved here to say either way really. All we can really do is continue to capture as much information as we can, and document our findings here on TUG so that others can stay as informed as possible. That is my intent moving forward.

 

[Arimaas]

Perhaps another way of looking at this is, does anyone really disagree that resorts all buildings, including resorts, have some type of lifetime associated with them. With that in mind, does anyone really think that no resorts were ever going to be removed from timeshare systems over time? We would rather have this done on an ongoing basis one at a time, with a never ending process over a period of many years, or all at once? This is a sort of rip the bandaid off approach in my view. I think what we're all collectively most unhappy with is the process being leveraged and the seeming lack of good process and/or communication. I am in this boat as well. That said, I do wonder how much the bylaws, Club rules, and state/county/township/local laws negatively impact the process in so far as communications are concerned. I don't have enough knowledge of the legal complexities involved here to say either way really. All we can really do is continue to capture as much information as we can, and document our findings here on TUG so that others can stay as informed as possible. That is my intent moving forward.

You captured what I am most disappointed in (besides losing a great MF/point ratio contract) - not knowing what 2026 looks like in July of 2025. Wyndham makes it advantageous to book far in advance. That's part of the timeshare owning process. In fact, I have rolled points from this year in to 2027. Will I still have those points? What about my vacation in 2026 made with my 2026 points in a club that no longer exists in FIVE months? What if I bought non refundable airline tickets, took off of work, made other plans, etc. etc. I understand that sometimes, you are just SOL, but that doesn't have to be the case. And to compare this to a cruise line selling a ship or an airline replacing a plane? It's patronizing on top of everything else.

 

[CO skier]

We were at Pagosa Springs in June and I can confirm that one of the several HOAs managed as a group by Club Wyndham Pagosa Springs did, indeed, vote to dissolve itself as a timeshare and sell off the individual units.

For anyone interested, see post #292 (on page 12)

... because TUG has it all!

 

[Rolltydr]

Perhaps another way of looking at this is, does anyone really disagree that resorts all buildings, including resorts, have some type of lifetime associated with them. With that in mind, does anyone really think that no resorts were ever going to be removed from timeshare systems over time? We would rather have this done on an ongoing basis one at a time, with a never ending process over a period of many years, or all at once? This is a sort of rip the bandaid off approach in my view. I think what we're all collectively most unhappy with is the process being leveraged and the seeming lack of good process and/or communication. I am in this boat as well. That said, I do wonder how much the bylaws, Club rules, and state/county/township/local laws negatively impact the process in so far as communications are concerned. I don't have enough knowledge of the legal complexities involved here to say either way really. All we can really do is continue to capture as much information as we can, and document our findings here on TUG so that others can stay as informed as possible. That is my intent moving forward.

At this point, II’m not bothered at all. I’ll wait to see what happens as I’m one of the owners at Fairfield Glade who was thinking about dumping that contract anyway. I don’t like the resort or the location and will be happy either converting to CWA or taking whatever I’m offered by Wyndham. I worked for a large corporation that operated in every state and I understand communication, especially detailed communication, isn’t as simple as we think it should be. Right now, I’m more anxious to learn if they plan to replace these units/locations and, if so, with what.

 

[comicbookman]

At this point, II’m not bothered at all. I’ll wait to see what happens as I’m one of the owners at Fairfield Glade who was thinking about dumping that contract anyway. I don’t like the resort or the location and will be happy either converting to CWA or taking whatever I’m offered by Wyndham. I worked for a large corporation that operated in every state and I understand communication, especially detailed communication, isn’t as simple as we think it should be. Right now, I’m more anxious to learn if they plan to replace these units/locations and, if so, with what.

I am in the same boat. However, My preference would be CWA points. It ould lower my Maint. fees

 

[CO skier]

They may also not be quite at 51% majority at all of the impacted resorts, so taking back more inventory may serve to "get them across the finish line" so to speak.

Colorado law specifies “the declaration … may be amended only by the affirmative vote or agreement of unit owners to which more than fifty percent of the votes in the association are allocated or any larger percentage, not to exceed sixty-seven percent, that the declaration specifies.” The Mountain Meadows vote required 67%.

Different state laws involved, but I bet most of the resorts involved will have a super-majority requirement (67%).

If Wyndham has enough "votes in the bag" to terminate the timeshare, even if it is just "more than 50%," the (ex)owners have been voting over the years -- with their feet.

 

[Floridaman76]

RE: Website

Even our favorite friend, a "something unexpected happened" error at the resorts they KNOW are going to be affected for all dates after 1/1/26 would be preferable to still allowing people to book in 2026, then them having to unravel the mess afterwards

If they don't have the balls to make public statements regarding which resorts are affected, they can passive aggressively do this to at least stop the bleeding. Because there's going to be a ton of ill will when people find out they have known about this for months and just let people book anyway.

 

[HitchHiker71]

At this point, II’m not bothered at all. I’ll wait to see what happens as I’m one of the owners at Fairfield Glade who was thinking about dumping that contract anyway. I don’t like the resort or the location and will be happy either converting to CWA or taking whatever I’m offered by Wyndham. I worked for a large corporation that operated in every state and I understand communication, especially detailed communication, isn’t as simple as we think it should be. Right now, I’m more anxious to learn if they plan to replace these units/locations and, if so, with what.

Yep, it is not nearly as simple as many would like to believe. In fact, it is very complex when you operate in the majority of US states. I'm also wondering what the benefit's will be. We're seeing the costs play out right now, we have yet to see any potential benefits though.

 

[RENTER]

Your answer which resorts can be found at extra holidays. Punch in the resort you want to know about and see if it is available in 2026. I am doing it now for those on that expected list and it comes up Those Dates Are In High Demand. At the same shows the other resorts not on that list having availability.

So far, I found the Inn at the Harbor in Newport, Bentley Brook, one of the Bransons, patriots Place, Shawnee, Skyline Tower and Fairfield Glade have no availability. Also, Fairfield Bay, Off Shore and Bay Voyage

Ocean Ridge appears safe. Rooms are available

No availability at Star Island, Orlando International and Fairfield Mountain

 

[Fido Chuckwagon]

So are all Fairfield resorts on the chopping block in years to come?

I mean, Bonnet Creek is a Fairfield resort and that’s like the crown jewel of the whole system so I doubt it.

 

[bnoble]

Perhaps another way of looking at this is, does anyone really disagree that all buildings, including resorts, have some type of lifetime associated with them.

I have mentioned this already, but I am one of the KBV owners caught in that resort's quagmire. (See this forum for all the gory details.) I would much rather go through an orderly wind-down than to spend approximately $500K per 2BR unit to try to bring it back up to snuff---and that's just the structural issues, and before you have to renovate all the interiors to the studs.

Yes, this means that the resort will no longer be part of the overall system. But what is the alternative? Imposing the necessary SA, which leads to a plurality (and probably a majority) of the owners defaulting. Wyndham then has to recover those deeds, probably through expensive and time-consuming foreclosure, and fold them into CWA. This defers the necessary repairs, raising their costs, and leaves the trust owners to pay for the renovation of the buildings. Yes, that is spread over many more owners so it is less painful. But, Wyndham in its role as the management company is arguably acting in its duty to owners to close the resorts instead.

Right now, I’m more anxious to learn if they plan to replace these units/locations and, if so, with what.

I don't believe there will be any. At least for the ones we know so far, I don't think it matters. Starting just over two weeks from today, Glade is completely open for 2BR units for nearly every single day over the next many months. Bay is completely open starting next Monday. I mean, some people are booking these resorts, but mostly they are slack in the system. Bently Brook is busier, and losing that one will be a bummer, but still.

The plural of anecdote is not data, but in almost 20 years of ownership, I have booked exactly one of the resorts listed in the first post, (Orlando Innterational) once. None of the others beyond Edisto were even on my "that might be a place I'd stay" radar.

What's more, I suspect that this is being done in part because the inflow of inventory via Certified Exit and/or resort developement and acquisition has exceeded the pace of sales. Wyndham is not going to carry that inventory forever, and keeping it on the books means other owners who want to exit cannot, because there is a backlog of inventory. If I am correct, then doing an equity swap of some resort-specific deeds for CWA helps clear that backlog, and makes it easier to unload resorts that are entering a period of prohibitively expensive maintenance, have lagging demand, or both.

I know we all assume the worst of Wyndham---and that is often with good reason. But, let's see how this unfolds before we tar and feather everyone in sight.

 

[johnsmith123]

Patriot's Place is on the list, yet it is in the middle of a major renovation right now. About half of the units are complete, and they spent a lot of money on it. IMHO the renovated units are nicer than many units at resort not being closed down. Does anyone know of any other resorts that have been renovated during 2025 that are on the list?

 

[Floridaman76]

You can't make this stuff up, but I got an email from sales today saying someone would be reaching out to me about my account.

And just got home from work, a call from 407 area code which is Orlando. Who was there?

You guessed it, Telesales...

That was a fun conversation.

 

[Floridaman76]

Your answer which resorts can be found at extra holidays. Punch in the resort you want to know about and see if it is available in 2026. I am doing it now for those on that expected list and it comes up Those Dates Are In High Demand. At the same shows the other resorts not on that list having availability.

So far, I found the Inn at the Harbor in Newport, Bentley Brook, one of the Bransons, patriots Place, Shawnee, Skyline Tower and Fairfield Glade have no availability. Also, Fairfield Bay, Off Shore and Bay Voyage

Ocean Ridge appears safe. Rooms are available

No availability at Star Island, Orlando International and Fairfield Mountain

I would be absolutely shocked if Newport OnShore (you said Off Shore, I assumed you meant OnShore) is on the chopping block. It's hands down the best Wyndham in Newport. Long Wharf/Inn on Long Wharf can fight it out for who is #2 and #3.

There is going to be some absolutely livid fixed week owners if that comes to pass.

Those summer fixed weeks still bring in a fair amount of money and it's extremely difficult to impossible to get a room from late May through mid September using points.

Those resorts never show up on Extra Holidays, RCI or Wyndham Rewards Hotel website except during winter which is low season.

 

[Floridaman76]

I have mentioned this already, but I am one of the KBV owners caught in that resort's quagmire. (See this forum for all the gory details.) I would much rather go through an orderly wind-down than to spend approximately $500K per 2BR unit to try to bring it back up to snuff---and that's just the structural issues, and before you have to renovate all the interiors to the studs.

I think it's a stretch to compare the mess at KBV to potential issues that any of the other resorts in question are potentially facing.