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

[Rolltydr]

Exactly the opposite. From the Notice of Special Meeting:

The Special Meeting is for the purpose of voting on whether to authorize the Board of Directors to file a Chapter 11 case for the purpose of pursuing the sale of the entire resort.

Interval owners would receive a pro rata share from the sale of the Resort after payment of priority liens and claims and costs of sale.

As noted before, 20% of the membership must be present in person or by proxy and 66.67% of the votes shall decide any questions raised at the Special Meeting. Those thresholds are from the By-Laws.

Now, maybe Wyndham has sufficient votes to make the decision and cram down that decision on the other owners. If that is the case, then Wyndham gets its way.

How else would you do it? Do you really think that a small minority of non-corporate owners (i.e., natural persons) should make decisions like this?

Exactly! Some people seem to be surprised and/or upset that Wyndham will probably be the major decision maker in voting to close, sell or file chapter 11 bankruptcy for properties all bearing the Wyndham name, mostly purchased directly through Wyndham, and mostly managed by Wyndham. I’m surprised anyone is surprised.

 

[Double U]

WHATTA GUY!!

Let him go. His bubble will get burst, IMO. He doesn't get it.

It doesn't matter, because if they don't do something, he won't be staying there after 12/31 anyway.

 

[CO skier]

certainly a hot topic!

wonder if it has the potential to topple the fairmont/sunchaser thread with 6000 posts and 2m views!

1000 posts in about 3 less than 2 weeks. It took a full year for the Fairmont/Sunchaser thread to garner 1000 posts. (and ten years to collect the final, just under 6000 posts)

 

[paxsarah]

So why not just have the same vote to close the resort? What does the bankruptcy provide except an added expense? Can't they force the conveyance of the individual deeds if they were to just dissolve the timeshare scheme? Many other timeshare properties have closed in the past without the need for bankruptcy protection.

They probably didn't have a self-imposed deadline of December 31 when not a single HOA meeting on the issue had been held by <checks calendar> July 20.

 

[comicbookman]

Even if they do, somehow other properties have done it without the need for bankruptcy. They can clear title using methods other than bankruptcy. Quiet title or foreclosure come to mind.

Both of which require them to go to court over each owner that resists or simply fails to engage or respond.

 

[chapjim]

1000 posts in about 3 weeks. It took a full year for the Fairmont/Sunchaser thread to garner 1000 posts. (and ten years to collect the final, just under 6000 posts)

Actually only ten days.

And nothing has happened yet!!

 

[rapmarks]

I am wondering who will pay the property taxes on the land and buildings? Who will pay the utility bills. If the timeshare owners no longer own there, who owns the property. I mean the big deal is that you can’t walk away from a timeshare because of contractural obligations, what happens to the obligation?
I apologize if this was already answered, it’s a long thread.

 

[jp10558]

I am wondering who will pay the property taxes on the land and buildings? Who will pay the utility bills. If the timeshare owners no longer own there, who owns the property. I mean the big deal is that you can’t walk away from a timeshare because of contractural obligations, what happens to the obligation?
I apologize if this was already answered, it’s a long thread.

If the timeshare dissolves then the contracts are cancelled as far as I know, or at least you're no longer on the hook for MFs.

 

[rapmarks]

If the timeshare dissolves then the contracts are cancelled as far as I know, or at least you're no longer on the hook for MFs.

So who pays expat. It takes time to sell property

 

[Fido Chuckwagon]

I am wondering who will pay the property taxes on the land and buildings? Who will pay the utility bills. If the timeshare owners no longer own there, who owns the property. I mean the big deal is that you can’t walk away from a timeshare because of contractural obligations, what happens to the obligation?
I apologize if this was already answered, it’s a long thread.

Wyndham is trying to sell the property, so the new owners.

 

[Fido Chuckwagon]

So who pays expat. It takes time to sell property

That’s probably one of the reasons for the bankruptcy filing.

 

[chapjim]

Wyndham may have learned something from the Kauai Beach Villas fiasco. A vote was scheduled to close the resort, a group of whole owners sued, and tied up the process for years, and it still goes on. Maybe a bankruptcy filing can protect the majority of owners from the lawsuits by a few.

See my Post #991.

 

[CO skier]

So who pays expat. It takes time to sell property

See posts #26 and #45 (page 2 of this thread) for how it played out the last time this happened 6 months ago.

 

[CO skier]

That’s probably one of the reasons for the bankruptcy filing.

There was no bankruptcy filing at Mountain Meadows late last year, and owners were excused from paying 2025 maintenance fees while Lemonjuice managed the "reimagining" of the resort.

 

[comicbookman]

There was no bankruptcy filing at Mountain Meadows late last year, and owners were excused from paying 2025 maintenance fees while Lemonjuice managed the "reimagining" of the resort.

Since there are greatly reduced payroll and minimal Maintenace being done, I would expect reserves would be enough to cover the costs.

 

[vv813]

1000 posts in about 3 weeks. It took a full year for the Fairmont/Sunchaser thread to garner 1000 posts. (and ten years to collect the final, just under 6000 posts)

I thought this all just started last July 9th thru July 11, thus only a week

 

[Fido Chuckwagon]

I thought this all just started last July 9th thru July 11, thus only a week

OP was July 10th, 10 days ago.

 

[CO skier]

Actually only ten days.

I thought this all just started last July 9th thru July 11, thus only a week

OP was July 10th, 10 days ago.

Rolls eyes , edits post, and the idea being conveyed in the post, "This is a much hotter topic than the Fairmont/Sunchaser thread" remains exactly unchanged.

There. Is everyone happy now?

 

[BrownThunder]

View attachment 112930

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

#	RESORT NAME	CONFIRMED?	CONFIRMATION SOURCE	RESORT UDI MF	LEGACY RESORT?	CWA RESORT?	NOTES
1	Club Wyndham Fairfield Glade (TN)	YES	Wyndham is closing a handful of legacy resorts - dedicated chart/tracker located in the first post for this unfolding set of events 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	$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 Patriot's Place (VA)	PARTIAL	Reliable backchannel source with firsthand knowledge from the local resort - awaiting official public confirmation	~9.02/k (estimated)	YES	YES
3	Club Wyndham Bentley Brook (MA)	PARTIAL	Reliable backchannel source with firsthand knowledge from the local resort - awaiting official public confirmation	TBD	YES	NO
4	Club Wyndham Overlook (RI)	PARTIAL	Reliable backchannel source with firsthand knowledge from Wyndham corporate - awaiting official public confirmation	TBD	YES	YES
5	Club Wyndham Bay Voyage (RI)	PARTIAL	Reliable backchannel source with firsthand knowledge from Wyndham corporate - awaiting official public confirmation	TBD	YES	YES
6	Club Wyndham Shawnee (PA)	PARTIAL	Reliable backchannel source with firsthand knowledge from Wyndham corporate - awaiting official public confirmation	Varies by HOA	YES	YES	It is possible this will be a downsize and not entirely removed - however details are still pending
7	Club Wyndham Skyline Tower (NJ)	PARTIAL	Reliable backchannel source with firsthand knowledge from the local resort - awaiting official public confirmation	$7.65/k (2024)	YES	YES
8	Club Wyndham Fairfield Bay (AR)	PARTIAL	Reliable backchannel source with firsthand knowledge from the local resort - awaiting official public confirmation	$9.88/k	YES	YES
9	Club Wyndham Orlando International (FL)	PARTIAL	Reliable backchannel source with firsthand knowledge from Wyndham corporate - awaiting official public confirmation	$7.16/k (2024)	YES	YES
10	Club Wyndham Branson at the Falls	PARTIAL	Reliable backchannel source with firsthand knowledge from Wyndham corporate - awaiting official public confirmation	TBD	YES	YES	This is a consolidation - one of the three HOAs within Branson is being impacted - only the Falls HOA specifically.
11	Club Wyndham Fairfield Mountains (NC)	NO	None	TBD	YES	YES
12	Club Wyndham Star Island (FL)	NO	None	~$9.02/k (estimated)	YES	YES
13	Club Wyndham Ocean Ridge (Edisto) (SC)	NO	None	Varies by phase/HOA	YES	YES	A subset of the HOAs is rumored to be impacted

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.

View attachment 113034

View attachment 113035

If #9 is the one I'm thinking of, then nothing of value was lost. One of the most underwhelming "resorts" (they're really just apartments) in the entire Wyndham portfolio. Especially when you compare it to Bonnet Creek which is absolutely gorgeous.

 

[dioxide45]

Both of wish require them to go to court over each owner that resists or simply fails to engage or respond.

But, as I've stated before, other timeshares have closed and sold without the need for bankruptcy. So if they do somehow need to go to court over each deed, they can do it without bankruptcy. If they also had owners fail to engage, it would seem that any one single owner could veto the entire sale. I don't think that is how other resorts have closed and sold off. At least not ones reported here that have sold in Florida. When they get the needed percentage of the vote to amend the governing documents to remove the timeshare scheme, they didn't then need each owner's signature on something. It would seem the underlying documents govern these types of things and perhaps Orlando International is too old and they hadn't thought of this scenario when they drew up the CC&Rs.

 

[chapjim]

Rolls eyes , edits post, and the idea being conveyed in the post, "This is a much hotter topic than the Fairmont/Sunchaser thread" remains exactly unchanged.

There. Is everyone happy now?

No. You're still posting.

 

[comicbookman]

But, as I've stated before, other timeshares have closed and sold without the need for bankruptcy. So if they do somehow need to go to court over each deed, they can do it without bankruptcy. If they also had owners fail to engage, it would seem that any one single owner could veto the entire sale. I don't think that is how other resorts have closed and sold off. At least not ones reported here that have sold in Florida. When they get the needed percentage of the vote to amend the governing documents to remove the timeshare scheme, they didn't then need each owner's signature on something. It would seem the underlying documents govern these types of things and perhaps Orlando International is too old and they hadn't thought of this scenario when they drew up the CC&Rs.

But, as I've stated before, other timeshares have closed and sold without the need for bankruptcy. So if they do somehow need to go to court over each deed, they can do it without bankruptcy. If they also had owners fail to engage, it would seem that any one single owner could veto the entire sale. I don't think that is how other resorts have closed and sold off. At least not ones reported here that have sold in Florida. When they get the needed percentage of the vote to amend the governing documents to remove the timeshare scheme, they didn't then need each owner's signature on something. It would seem the underlying documents govern these types of things and perhaps Orlando International is too old and they hadn't thought of this scenario when they drew up the CC&Rs.

It's not a matter of age. Closing down the timeshare and selling the entire property free and clear, are 2 different actions. Just because others have taken the long route without a long delay, doesn't mean it won't slow this one down. The bankruptcy route avoids the possibility of these delays.

 

[dioxide45]

It's not a matter of age. Closing down the timeshare and selling the entire property free and clear, are 2 different actions. Just because others have taken the long route without a long delay, doesn't mean it won't slow this one down. The bankruptcy route avoids the possibility of these delays.

I'm just not sure why this property needs bankruptcy when so many others didn't. Other resorts closed and sold without bankruptcy. What is different about Orlando International? Yes, age can definitely make a difference. Each resort has it's own set of condo CC&Rs. Each will be different. Older resorts may not have many of the things that they placed in new governing documents. As companies build newer resorts, they learned things. This is why newer properties have ROFR clauses where some older resorts didn't.

 

[Fido Chuckwagon]

I'm just not sure why this property needs bankruptcy when so many others didn't. Other resorts closed and sold without bankruptcy. What is different about Orlando International? Yes, age can definitely make a difference. Each resort has it's own set of condo CC&Rs. Each will be different. Older resorts may not have many of the things that they placed in new governing documents. As companies build newer resorts, they learned things. This is why newer properties have ROFR clauses where some older resorts didn't.

It is interesting. I agree, there must be some other nuance here that we are missing.

 

[bizaro86]

I'm just not sure why this property needs bankruptcy when so many others didn't. Other resorts closed and sold without bankruptcy. What is different about Orlando International? Yes, age can definitely make a difference. Each resort has it's own set of condo CC&Rs. Each will be different. Older resorts may not have many of the things that they placed in new governing documents. As companies build newer resorts, they learned things. This is why newer properties have ROFR clauses where some older resorts didn't.

I don't think they NEED bankruptcy protection, but it is likely to make the process cheaper and faster. So it seems likely to benefit both Wyn and the other owners.