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

[Fido Chuckwagon]

Do UDI properties work the same. Do you just hold a certificate of beneficial interest and the actual deeds, or entire underlying deed to the property is held within the Fairshare Vacation Plan Trust? Or do you own a deed at a UDI property?

No. I own all UDI and I haves deeds to the property, represented as a percentage based on the number of points I own.

 

[Fido Chuckwagon]

If the plan is to make shareholders happy and have less exposure to timeshares business and more hotel business, their reputation for their hotels also sucks

You’re confusing Wyndham with T&L. They are separately traded companies.

 

[Fido Chuckwagon]

I suspect this as well. CWA fees are destined to go down

I wouldn’t bet on this.

 

[Fido Chuckwagon]

This statement seems contradictory. You say you hold a UDI deed recorded at the county but later go on to say that the Fair Share Vacation Plan Trust holds all of the deeds. Can you clarify? For the latter are you referring to the deed to the actual real estate that makes up the property?

Fair Share holds the CWA deeds.

 

[Fido Chuckwagon]

Now that I think I understand UDI and CWA. How exactly does a converted fixed week work? Do you still own the actual deeded week and you just have an agreement with the club to where it can be used within the club points booking system? The Fair Share Vacation Trust doesn't actually own the deeded week?

Correct. The Bali Hai converted fixed week deed that I almost purchased (but backed out of because it wasn’t advertised as a converted week) was written this way.

 

[paxsarah]

You make it seem like Wyndham is doing owner favors by swapping into CWA from their deeds at the closed resorts. Let's just not forget that if they are doing so, it is to benefit Wyndham, not the owners.

There's a difference between saying Wyndham is giving an option they don't have to give, and thinking they're doing it altruistically out of the goodness of their heart or not in service of their bottom line. Everything they do is pretty much in the service of their bottom line.

By taking the swap, Wyndham gets to keep the proceeds of your deed, first off (however small it may be). Secondly, CWA contracts are worthless. I can go to eBay and pickup as many as I want for nothing. Are there less points for Wyndham to sell directly at sales meetings because they are "giving" them away? Sure, but obviously they have more than enough to go around that they feel they can't sell their entire inventory. Thirdly, and most importantly, if Wyndham is "giving away" CWA points, this is no longer a reoccurring monthly debt Wyndham needs to carry. Someone else is picking up the tab for the MFs.

Resale CWA contracts are worthless. CWA contracts with VIP eligibility up to Founders, which is what Wyndham is offering (and the status of the owner I was replying to with my previous comment), are worth more to some owners depending on what they're starting with and where they are in their ownership journey. I'm not saying they're worth the full retail price IMO, but for many they may be worth the price of whatever proceeds would have come from a sale of a resort. I'm also not saying this isn't also in the service of Wyndham's bottom line, but just because it helps Wyndham doesn't mean it can't be a beneficial option for certain owners.

I'm losing a low MF/decent points contract in all of this. It is what it is. That's life. What I'm upset about is that we are 12 days away from August 2025. What happens to my points and reservations in January 2026? That's what I am waiting to find out. If the news of the sale didn't leak on social media/TUG, Wyndham wouldn't even be talking about this now And it is apparent from their patronizing release that "this is akin to an airline or cruise line getting rid of a plane or ship."

I'm not going to argue that Wyndham's communication strategy on this (and many other matters in the past) is good here. It's a pet peeve of mine and I've commented quite often in this forum about Wyndham's failure to communicate basic information well. I'm also not confident that even with the plan to have this all in place by January 1, that they're going to be able to convert the accounts of how many thousands of owners without glitches in less than 6 months.

Please don't make it out like Wyndham is making some altruistic bonus move here for the owners. Like I said, if I wanted some CWA, I'll go to eBay and get them for nothing, not even a transfer fee. There's no "bonus" here. It's all business, and the house always wins.

Then do it. It sounds like this may not be a beneficial option for you. Forgive me for not remembering your VIP level if you have one, but if I didn't have a VIP level or didn't use the benefits, I'd absolutely take the proceeds from the sale. As a resale owner myself, I'd obviously take the proceeds. If you think their CWA offer sucks then let the process play out and take the proceeds - as I said, that's all they're required to offer anyway and that's all that owners in the past whose HOAs/resorts have been closed/sold have been able to take (and I think it sucks for them that they're watching a whole slew of owners get an offer they never got). I'm not saying this to cape for Wyndham, but just that equivalent VIP-eligible CWA points in exchange for a deed from a closing/sold resort is far more than they've ever offered similarly situated owners in the past. It essentially doubles the options for affected owners. It doesn't mean it's going to work for all of them, though.

 

[Floridaman76]

We being 63 owners who have met and became friends at these resorts and are ready to walk away and when we do, we take $567,000 in annual maintenance fees with us. I am sure the snobs here will call that peanuts.

But we will be patient until the final plans are revealed.

Wyndham we were happy campers until you changed the rules on us. Before then we happily recommended your company. Have fun keeping the whining snobs happy.

Who is "We", did you unknowingly disclose the existence of a secret cabal of timeshare renters that Wyndham is hunting down? Do you have a secret handshake or tattoo?

This sounds like the manifesto of the unibomber.

 

[dioxide45]

Fair Share holds the CWA deeds.

We've determined that this isn't correct. CWA deeds are held in a land trust with First American Trust, a Federal Savings Bank, as trustee for the PTVO Owners Association, Inc. ("Association"), the property owners association for Club Wyndham Access owners.

 

[HitchHiker71]

All I can say is this is from the CWA Public Offering Statement and seems to describe the ownership structure of the deeds in the trust:
View attachment 113225

And on the flip side, I'm completely certain that the Fairshare Vacation Plan Use Management Trust covers the entire Club Wyndham Plus suite of ownerships, not just Club Wyndham Access. I refer to its trust agreement regularly.

That’s interesting as the original CWA POS doesn’t have that verbiage - so it’s obvious they restructured at some point to put all of the deeds into the CWA VOPT, good to know and thanks for the correction and updated info. Originally it used the same Fair Share trust with a logical separation within that trust given a superset of CW deeds are held in the Fair Share VOPT as you pointed out.


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[hjsweet2002]

I suspect this as well. CWA fees are destined to go down (IMO) and the equity (whatever it is) can be used to add newer and/or locations we never dreamed of!!!

You cannot put a price on or the amount of emotional hurt caused by these closures. We always have travelled to Bentley Brook for Thanksgiving and several other times during the year. Priceless memories of my late mom and our travels there as well either children and grandchildren

 

[CO skier]

You make it seem like Wyndham is doing owner favors by swapping into CWA from their deeds at the closed resorts. Let's just not forget that if they are doing so, it is to benefit Wyndham, not the owners.

...

Please don't make it out like Wyndham is making some altruistic bonus move here for the owners. Like I said, if I wanted some CWA, I'll go to eBay and get them for nothing, not even a transfer fee. There's no "bonus" here. It's all business, and the house always wins.

There will be a bell curve of satisfaction with how this plays out. At one end of the curve are owners who would be satisfied only if Wyndham did nothing and "everything remains the same." They have no chance at a happy outcome because something is clearly going to change.

Solidly in the middle are owners who accept the swap and continue on in Club Wyndham with maintenance fees that are somewhat higher or lower than before the swap.

At the other end of the curve will be owners who do nothing, maybe because they have not used their ownership in years and have no idea what is going on, they just receive a check from the proceeds of the sale at some point in the future for something that was just costing them money, and they cannot believe their good fortune and as a bonus there are no more monthly maintenance fees.

 

[paxsarah]

That’s interesting as the original CWA POS doesn’t have that verbiage - so it’s obvious they restructured at some point to put all of the deeds into the CWA VOPT, good to know and thanks for the correction and updated info. Originally it used the same Fair Share trust with a logical separation within that trust given a superset of CW deeds are held in the Fair Share VOPT as you pointed out.


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The only POS I have access (lol) to is the 2018 version that’s linked in one of the sticky threads here.

 

[RENTER]

T&L proved how dumb they are or how stupid they think we are. They tell us they are closing down BB, Skyline and Shawnee because of lack of interest by owners in them.

But there is such a big demand to go to Tuscaloosa, Alabama that they are going to open a timeshare there.

The good news for those drooling to go, football season is not in tornado season. They were hit by one a few years back.

 

[hnybee09]

Any word on the Villas at Fairfield, Villa Rica GA? I know a couple years ago a different section not managed by Wyndham voted to terminate their timeshare affiliation.

 

[Fido Chuckwagon]

Who is "We", did you unknowingly disclose the existence of a secret cabal of timeshare renters that Wyndham is hunting down? Do you have a secret handshake or tattoo?

This sounds like the manifesto of the unibomber.

I never quite understand what's going on behind this account.

 

[Arimaas]

There's a difference between saying Wyndham is giving an option they don't have to give, and thinking they're doing it altruistically out of the goodness of their heart or not in service of their bottom line. Everything they do is pretty much in the service of their bottom line.

Resale CWA contracts are worthless. CWA contracts with VIP eligibility up to Founders, which is what Wyndham is offering (and the status of the owner I was replying to with my previous comment), are worth more to some owners depending on what they're starting with and where they are in their ownership journey. I'm not saying they're worth the full retail price IMO, but for many they may be worth the price of whatever proceeds would have come from a sale of a resort. I'm also not saying this isn't also in the service of Wyndham's bottom line, but just because it helps Wyndham doesn't mean it can't be a beneficial option for certain owners.

I'm not going to argue that Wyndham's communication strategy on this (and many other matters in the past) is good here. It's a pet peeve of mine and I've commented quite often in this forum about Wyndham's failure to communicate basic information well. I'm also not confident that even with the plan to have this all in place by January 1, that they're going to be able to convert the accounts of how many thousands of owners without glitches in less than 6 months.

Then do it. It sounds like this may not be a beneficial option for you. Forgive me for not remembering your VIP level if you have one, but if I didn't have a VIP level or didn't use the benefits, I'd absolutely take the proceeds from the sale. As a resale owner myself, I'd obviously take the proceeds. If you think their CWA offer sucks then let the process play out and take the proceeds - as I said, that's all they're required to offer anyway and that's all that owners in the past whose HOAs/resorts have been closed/sold have been able to take (and I think it sucks for them that they're watching a whole slew of owners get an offer they never got). I'm not saying this to cape for Wyndham, but just that equivalent VIP-eligible CWA points in exchange for a deed from a closing/sold resort is far more than they've ever offered similarly situated owners in the past. It essentially doubles the options for affected owners. It doesn't mean it's going to work for all of them, though.

I won't be buying more CWA or swapping. I was looking to dump one of my three contracts anyway. I guess instead of dumping my 126K CWA contract, I'll be getting rid of this 154K Fairfield Glade instead, increasing my MFs. As I've said in just about every post, I'm not even upset at any of this. Business is business. I get it. What I am upset at is the lack of transparency and the unknown going into 4Q 2025.

I don't have VIP status by the way. The three contracts I own are all resale. Not that you asked, but I think VIP benefits do not outweigh their costs. So for me, VIP is not a concern. I can, however, certainly understand how for some people who own developer points here and have VIP status, how maintaining that status is a concern.

 

[HitchHiker71]

and I call BS on it. Only delusional whining snobs have no interest in them. They expect a 5-star resort at 3-star timeshare prices. They whine when maintenance fees go up. They expect prime resorts at prime time to be available when they search.

A good example of these snobs are those whining about Atlantic City and Skyline Tower. Now read the online reviews from those who stayed there. Expect for the elevators they love the experience. Same with all the owners who I have met there.

For the rest of us these resorts were just fine. We do not shiny and new. Just something with more space than a hotel room with a kitchen at a decent price and kept clean which they were.

We don't whine about not been able to find something at a prime resort because we knew we had these resorts to fall back on if we could not.

We also don't whine about the maintenance fees being higher than average because we know it is still cheaper than a hotel. Especially if were fools as some believe for buying VIP.

We also see that the parking lots are full at Shawnee and the parking garage full at Skyline.

We being 63 owners who have met and became friends at these resorts and are ready to walk away and when we do, we take $567,000 in annual maintenance fees with us. I am sure the snobs here will call that peanuts.

But we will be patient until the final plans are revealed.

Wyndham we were happy campers until you changed the rules on us. Before then we happily recommended your company. Have fun keeping the whining snobs happy.

Huh? Delusional whining snobs? People are entitled to their opinions that differ from your own. That doesn't make them whiny snobs, it simply means they have different priorities and opinions than you do. That's perfectly fine, you may not like it, but why resort to maligning those you disagree with? I don't understand the need to denigrate others with different viewpoints.

We frequent Shawnee more than any other resort - I've literally never seen the parking lots full - not even close - not even for the Crestview section - which is the most popular. IDK about the Skyline parking garage since it's valet only, but I've never been turned away because it was full when we stayed there. So at least anecdotally, I don't see your claims here as valid specific to those examples. I happen to agree with you about not caring about the quality of the older resorts, as I have repeatedly indicated, but I can also say I've seen countless posts on the FB groups from newer owners who go to one of these older resorts and they have what is clearly a substandard experience, and they are pretty loud about it. Wyndham fields many of these complaints as well. It's likely that despite the apparent resistance here on TUG, the overall narrative that Wyndham has received for the subset of resorts being removed from the system, is at least in part due to the volume of complaints from unhappy owners who have stayed at these resorts, or at least a subset of them, whether it is regarding the conditions of the units themselves (Shawnee), the surrounding areas (Skyline Tower), or the lack of amenities and activities close to the resorts given many of these resorts are located in rural areas. I'm not saying I agree or disagree with it, but I can understand the logic. I don't see the need to attack or denigrate those who hold different viewpoints though.

Curious, what percentage of your rentals are sourced from the impacted resorts?

 

[chapjim]

Received a proxy form in the mail today from the Orlando International Resort Club Condo. Assn., Inc. announcing a Special Meeting of the Association to be held on August 5, 2025 at 9:00 AM Eastern at Cypress Palms Resort. Two relevant paragraphs are quoted verbatim (out of three and a half legal size pages of legalese). There are more details but these two paragraphs are the gist of it.

"The finances of the Association are currently sound. However, certain members belive that it is in the best interests of all members to explore the sale of the Resort and that members will receive a greater distribution if the entire resort is sold as opposed to piecemeal sale of intervals."

"The purpose of the special meeting is for the members to discuss and vote on whether to authorize the Board of Directors to file a chapter 11 bankruptcy case for the Association for the primary purpose of pursuing a sale of the entire resort. A bankruptcy court may allow the Resort to be sold as a whole property free and clear of the interests of all creditors and interval owners. Proceeds of any sale would be distributed pursuant to bankruptcy court order. Interval owners would receive a pro rata distribution from the sale of the Resort after payment of priority liens and claims and costs of sale."

We hold two contracts, 175,000 points each. I paid a total of $1.00 for both, including closing costs. I think I'll give a proxy to the Association's management firm and see how it plays out.

 

[Rolltydr]

The finances of the Association are currently sound.

The purpose of the special meeting is for the members to discuss and vote on whether to authorize the Board of Directors to file a chapter 11 bankruptcy case for the Association for the primary purpose of pursuing a sale of the entire resort. A bankruptcy court may allow the Resort to be sold as a whole property free and clear of the interests of all creditors and interval owners. Proceeds of any sale would

Okay, I'm not a lawyer so please explain why these two statements are not in direct conflict.

 

[chapjim]

Okay, I'm not a lawyer so please explain why these two statements are not in direct conflict.

Yeah, I thought the same thing at first reading. It isn't the usual Chapter 7 or Chapter 11 filing that is caused by the financial condition and to be honest, I'm not sure why there needs to be an filing to a bankruptcy court. Why not propose to the members of the Association sale of the entire resort?

I studied bankruptcy decades ago under Judge Douglas Ginsburg, a master in the classroom. This type of thing wasn't covered. Maybe someone more current will jump in.

 

[Roger830]

A bankruptcy court may allow the Resort to be sold as a whole property free and clear of the interests of all creditors and interval owners. Proceeds of any sale would be distributed pursuant to bankruptcy court order. Interval owners would receive a pro rata distribution from the sale of the Resort after payment of priority liens and claims and costs of sale."

It seems that bankruptcy clears the interests of all interval owners like those that vote no or don't sign the proxy. They do participate in their share of the sale after expenses.

We own 4 fixed weeks, 1 with Wyndham, and I always thought that they are nothing more than a right-to-use. This kind confirms that opinion.

 

[dioxide45]

Perhaps the property declarations (CC&R) don't have a clear and concise way to modify the declaration or otherwise sunset the property? Perhaps making bankruptcy the only way?

 

[RENTER]

Huh? Delusional whining snobs? People are entitled to their opinions that differ from your own. That doesn't make them whiny snobs, it simply means they have different priorities and opinions than you do. That's perfectly fine, you may not like it, but why resort to maligning those you disagree with? I don't understand the need to denigrate others with different viewpoints.

We frequent Shawnee more than any other resort - I've literally never seen the parking lots full - not even close - not even for the Crestview section - which is the most popular. IDK about the Skyline parking garage since it's valet only, but I've never been turned away because it was full when we stayed there. So at least anecdotally, I don't see your claims here as valid specific to those examples. I happen to agree with you about not caring about the quality of the older resorts, as I have repeatedly indicated, but I can also say I've seen countless posts on the FB groups from newer owners who go to one of these older resorts and they have what is clearly a substandard experience, and they are pretty loud about it. Wyndham fields many of these complaints as well. It's likely that despite the apparent resistance here on TUG, the overall narrative that Wyndham has received for the subset of resorts being removed from the system, is at least in part due to the volume of complaints from unhappy owners who have stayed at these resorts, or at least a subset of them, whether it is regarding the conditions of the units themselves (Shawnee), the surrounding areas (Skyline Tower), or the lack of amenities and activities close to the resorts given many of these resorts are located in rural areas. I'm not saying I agree or disagree with it, but I can understand the logic. I don't see the need to attack or denigrate those who hold different viewpoints though.

Curious, what percentage of your rentals are sourced from the impacted resorts?

then please share the same to those who mock those who go Atlantic City as not being able to afford to go anywhere. About 25%. Almost every weekend I am in Atlantic City or at Shawnee. I treat them as a vacation home as does the others because we are within driving distance. I also meet clients along the way.

Rural is what many want in order to escape the cruel world into nature. When I am at Shawnee the parking lots are about 75% full.

This is the only reason why I bought, and renting is the only reason I bought VIP. Don't cry for me Argentina. I recovered as did the others our money back thru the rents while saving the guests money. We have no problem walking away and wishing Wyndham good luck dealing with the snobs who demand perfection and bright and shiny new things.

Because I put all my payments on a Marriot credit card, I racked up tons of Marriot hotel points. So when my time with Wyndham comes to an end, it is hello Marriot Residence Suites.

But actually it will not be a total end with Wyndham for me and the others. 63 of us are planning to leave. But we have another 39 in our group who do the same using it as a second home and live close to resorts which are not closing and have VIP discounts. We will rent from them to help cover their costs

 

[RENTER]

Who is "We", did you unknowingly disclose the existence of a secret cabal of timeshare renters that Wyndham is hunting down? Do you have a secret handshake or tattoo?

This sounds like the manifesto of the unibomber.

We is 102 owners who worked together. If someone ran out of points or did not have enough points someone who did would help them. It was really beneficial to those who were not VIP. Those who were, shared their VIP discounts with them and they helped the VIP owner cover the cost of buying VIP.

Edit. I forgot, most of us met at those rarely occupied Shawnee and Skyline resorts.

 

[comicbookman]

then please share the same to those who mock those who go Atlantic City as not being able to afford to go anywhere. About 25%. Almost every weekend I am in Atlantic City or at Shawnee. I treat them as a vacation home as does the others because we are within driving distance. I also meet clients along the way.

Rural is what many want in order to escape the cruel world into nature. When I am at Shawnee the parking lots are about 75% full.

This is the only reason why I bought, and renting is the only reason I bought VIP. Don't cry for me Argentina. I recovered as did the others our money back thru the rents while saving the guests money. We have no problem walking away and wishing Wyndham good luck dealing with the snobs who demand perfection and bright and shiny new things.

Because I put all my payments on a Marriot credit card, I racked up tons of Marriot hotel points. So when my time with Wyndham comes to an end, it is hello Marriot Residence Suites.

But actually it will not be a total end with Wyndham for me and the others. 63 of us are planning to leave. But we have another 39 in our group who do the same using it as a second home and live close to resorts which are not closing and have VIP discounts. We will rent from them to help cover their costs

How is what you posted a response to what Hitchhiker 71 said? By the way, I have been going to skyline since it opened. After the first 5 or 6 years the only time I saw it full was on Holidays.