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

[Fido Chuckwagon]

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** 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.

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@HitchHiker71 given the screenshot of the skyline tower official confirming this, should we change Skyline Tower to confirmed in the chart?

 

[weems637]

I'm now 3+ months in waiting for a resale CWA block of points to be transferred to my account. Any bets on how long it will take Wyndham to finalize the point exchanges to CWA points during these resort closings???

 

[chapjim]

I'm now 3+ months in waiting for a resale CWA block of points to be transferred to my account. Any bets on how long it will take Wyndham to finalize the point exchanges to CWA points during these resort closings???

Good point. There will be a LOT of transactions!

 

[bamasteve]

What the heck happens with my 2025 points that I deposited into 2026? I understand I'm not getting my 2026 points, but will those 2025 points remain active and usable for all of next year within CW?

I'm curious about that as well. I almost did that until I read this thread of posts.

 

[Floridaman76]

Based on feedback and posts in some of the facebook groups, Wyndham seems to be prioritizing transfers for affected properties, especially fixed weeks owners, because, go figure, they want/need those votes and would rather get the deeds back for free rather than pay someone for them, or give them Access even.

I would bet this would go faster than other transfers because they don't care how long resale owners take.

 

[bnoble]

My guess (and it is only a guess): If you still have a "live" deed/contract in your account after all is said and done, those points will stay there---and that includes if you take advantage of the deed->CWA swap. If, however, you no longer have any ongoing deed/contract, your account will be terminated and you'll lose the deposited points.

I suspect the RCI accounts will be handled the same way.

I also suspect the risk of losing points deposited to RCI is lower, but only because Wyndham is no longer directly involved.

 

[Jan M.]

I'm now 3+ months in waiting for a resale CWA block of points to be transferred to my account. Any bets on how long it will take Wyndham to finalize the point exchanges to CWA points during these resort closings???

Once the owner completes their parts of transferring the deed, it could be done within days.

To complete their part owners will need to send pictures of the front and back of everyone's driver's licences. You can take pictures of them with your phone and attach those pictures to an email to the person handling your transfer. I'd guess there will be a transfer agreement that everyone will have to sign. Each person will be sent their own copy to sign.so you don't all have to sign the same copy.

If it's handled the way I'd expect, it will be very helpful if the owner has their deed. If not they can order a copy on the website of county where the resort is located. Wyndham could get a copy of the deed for you but but I'd expect that to take 4-6 weeks longer. Once the new deed is prepared everyone gets their signatures notarized.

For the CWA contracts it's very easy and faster because it doesn't involve a deed. Everything can be done through emails and docusign.

 

[HitchHiker71]

I'm curious about that as well. I almost did that until I read this thread of posts.

You already paid for your current use year 2025 points - so whether you used them for vacations or deposited them into a future use year - it doesn’t matter. They will stay in place within your account. This question has come up multiple times in this thread and I’ve given the same answer repeatedly.


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[HitchHiker71]

My guess (and it is only a guess): If you still have a "live" deed/contract in your account after all is said and done, those points will stay there---and that includes if you take advantage of the deed->CWA swap. If, however, you no longer have any ongoing deed/contract, your account will be terminated and you'll lose the deposited points.

I suspect the RCI accounts will be handled the same way.

I also suspect the risk of losing points deposited to RCI is lower, but only because Wyndham is no longer directly involved.

They will lose access to the 2026 use year points, not the 2025 use year points that have already been paid for - regardless of whether they used them for reservations or deposits into future use years. The only scenario where this might become an issue is for non-calendar year based use years where the current use year extends into 2026. I will seek guidance from Wyndham on how this specific scenario will be handled.


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[bnoble]

I am wondering what happens if an owner (a) only owns at a closing resort and (b) decides not to take advantage of the CWA swap. There is no longer an account in that case.

(This is relevant partly because my ex deposited some 2025 KBV points into 2027, she is only reataining a KBV deed after we split my deeds off of the account, and I think it is likely that KBV will not exist in 2027.)

 

[Fido Chuckwagon]

I am wondering what happens if an owner (a) only owns at a closing resort and (b) decides not to take advantage of the CWA swap. There is no longer an account in that case.

(This is relevant partly because my ex deposited some 2025 KBV points into 2027, she is only reataining a KBV deed after we split my deeds off of the account, and I think it is likely that KBV will not exist in 2027.)

I think this is going to fall into the category of “unknowable” until it happens. Even if Wyndham theoretically has a plan for this scenario, do you trust its IT department to appropriately code for it? I’d go into this assuming I’m losing those points if I’I’m her and it’s a nice bonus if I don’t.

 

[paxsarah]

I am wondering what happens if an owner (a) only owns at a closing resort and (b) decides not to take advantage of the CWA swap. There is no longer an account in that case.

(This is relevant partly because my ex deposited some 2025 KBV points into 2027, she is only reataining a KBV deed after we split my deeds off of the account, and I think it is likely that KBV will not exist in 2027.)

It seems like in order to honor previous year points deposited to 2026 or later, Wyndham would have to keep open an account it would otherwise be closing on 12/31/25, then manually close it a year later. I’d guess it’s not volunteering to do all that. I’d bet the only way for such owners in the current scenario to ensure use of those points is to take the CWA swap and keep the account. (Which doesn’t help your ex though.)

 

[HitchHiker71]

I think this is going to fall into the category of “unknowable” until it happens. Even if Wyndham theoretically has a plan for this scenario, do you trust its IT department to appropriately code for it? I’d go into this assuming I’m losing those points if I’I’m her and it’s a nice bonus if I don’t.

I think we're overthinking this. Wyndham adds and removes contracts from accounts every hour of every day, this is simply another use case where contracts will be removed and/or suspended within a subset of accounts. Granted, it's sometimes not correctly done, but if anything, given this is a much larger subset of impacted accounts/contracts, I would actually surmise it will be better handled given much more focus will be put on the outcomes as opposed to the daily processes that subsist today. As is somewhat typical here on TUG, we tend to come up with outlier cases and then demand solutions to those outlier cases up front, when in point of fact, outlier cases are minority cases by design, think in terms of the 80/20 rule. Wyndham will focus on the 80%, and then likely put some focus on the 20% after the 80% are done correctly, and will likely have a team to handle the 20% outliers on a case-by-case basis as needed.

 

[paxsarah]

I think we're overthinking this. Wyndham adds and removes contracts from accounts every hour of every day, this is simply another use case where contracts will be removed and/or suspended within a subset of accounts. Granted, it's sometimes not correctly done, but if anything, given this is a much larger subset of impacted accounts/contracts, I would actually surmise it will be better handled given much more focus will be put on the outcomes as opposed to the daily processes that subsist today.

We’re overthinking one very specific scenario - an owner whose points entirely come from one or more of the closing resorts, who previously deposited points to 2026 or 2027, but doesn’t take the CWA swap and will no longer have an active points contract after 12/31/25. Will those already paid for deposited points be honored? I may be mistaken, but I’m not aware that this is something Wyndham has done regularly (or maybe ever).

 

[Roger830]

It seems like in order to honor previous year points deposited to 2026 or later, Wyndham would have to keep open an account it would otherwise be closing on 12/31/25, then manually close it a year later. I’d guess it’s not volunteering to do all that. I’d bet the only way for such owners in the current scenario to ensure use of those points is to take the CWA swap and keep the account. (Which doesn’t help your ex though.)

The right thing to do would be to keep the account open and charge the appropriate program fee.

 

[bnoble]

I’d guess it’s not volunteering to do all that.

That is very much my guess too. I don't even know what existing mechanism they could even use to make it work in the systems they have.

In any event, she and I will cross that bridge if/when we get to it.

 

[ChristopherHM]

I cant help but put in a few phone calls during this “wait and see” time . Just hoping that someone will maybe slip in a bit of information other than what we already know. Fairfield Glade HOA says its only Wyndham leaving and the resort will remain open as usual . Wyndham employee at FG says she’s not sure if another managing partner will come in , but there will be a sale . pure speculation ? Thoughts ?

 

[bnoble]

I'm 90% sure that the front line employees (a) do not know the details and/or (b) do not fully understand them.

 

[RENTER]

The potential closing of the resorts has nothing to do with the selling prices. Contracts at these resorts have been offered for $1.00 on eBay with no bidding interest for more than a decade. The sellers just want to get out from under the maintenance fee payments. Following is the exchange with the broker marketing one of these contracts when I offered to buy it at the $1.00 + closing costs price of the eBay auction that expired without any bidding interest. After the transfer completes, the sellers will be freed from the monthly maintenance fee payments (they are happy) and I will take on all the risk and future maintenance fee payments (seems fair to me).

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That is not my complaint. There is nothing wrong with that. It is the bragging that they made a steal at another's expense. The gloating that these resort closures will create more free resales at others expense.

This JERK unlike VULTURES feels for the sellers when buying resales

This JERK unlike VULTURES offers to pay the closing costs for them

This JERK unlike VULTURES allows them to rent from me and I pass my discount that they do not have on to them.

This JERK unlike VULTURES did not change offering that discount to them when they changed the rules no longer allowing VIP discounts on resale points. I allowed them to use the retail points with the discounts while I used the resale points. Did the same with the renters to keep the costs down for them.

This JERK unlike VULTURES was not greedy. Only charged what I had to pay Wyndham.

This JERK unlike VULTURES looks out for people which is why I have hundreds of reviews from people from the world who rented from me thanking me for that and calling me the best host they ever had.

This JERK is also appreciated by other owners who I shared my discounts or my rentals with who are now going to rent to me.

This JERK purposely chose RENTER to draw attention to myself assuming Wyndham will be watching what I and others were doing. That
1. We were a cash register for Wyndham
2. That we were free advertising for Wyndham bringing hundreds of people in with many of them buying and joining our group.
3. That the 50/52 plan we were using was no threat to those who wanted prime resorts during prime dates. We took whatever was available 60 days out knowing with 50/52 plan we could easily rent them out with the discount. Which meant we bringing people into those less popular resorts.

But we assumed it would fall on deaf ears since there is a lack of common sense in the corporate world which is why the Bud Lights commit commercial suicide. But never say never and try and hope to be surprised

So, for the past 4 years we have been preparing for the day our time with Wyndham ends.

 

[comicbookman]

That is not my complaint. There is nothing wrong with that. It is the bragging that they made a steal at another's expense. The gloating that these resort closures will create more free resales at others expense.

This JERK unlike VULTURES feels for the sellers when buying resales

This JERK unlike VULTURES offers to pay the closing costs for them

This JERK unlike VULTURES allows them to rent from me and I pass my discount that they do not have on to them.

This JERK unlike VULTURES did not change offering that discount to them when they changed the rules no longer allowing VIP discounts on resale points. I allowed them to use the retail points with the discounts while I used the resale points. Did the same with the renters to keep the costs down for them.

This JERK unlike VULTURES was not greedy. Only charged what I had to pay Wyndham.

This JERK unlike VULTURES looks out for people which is why I have hundreds of reviews from people from the world who rented from me thanking me for that and calling me the best host they ever had.

This JERK is also appreciated by other owners who I shared my discounts or my rentals with who are now going to rent to me.

This JERK purposely chose RENTER to draw attention to myself assuming Wyndham will be watching what I and others were doing. That
1. We were a cash register for Wyndham
2. That we were free advertising for Wyndham bringing hundreds of people in with many of them buying and joining our group.
3. That the 50/52 plan we were using was no threat to those who wanted prime resorts during prime dates. We took whatever was available 60 days out knowing with 50/52 plan we could easily rent them out with the discount. Which meant we bringing people into those less popular resorts.

But we assumed it would fall on deaf ears since there is a lack of common sense in the corporate world which is why the Bud Lights commit commercial suicide. But never say never and try and hope to be surprised

So, for the past 4 years we have been preparing for the day our time with Wyndham ends.

That jerk is the reason some of these resorts are going away.
That jerk has a very inflated opinion of himself
That jerk seems to think running a commercial rental operation is somehow altruistic. ( He has claimed he has been making a lot of money renting)

 

[Sandi Bo]

That jerk is the reason some of these resorts are going away.
That jerk has a very inflated opinion of himself
That jerk seems to think running a commercial rental operation is somehow altruistic. ( He has claimed he has been making a lot of money renting)

I'm lost/confused regarding the thoughts/accusations around mega-renters having anything to do with what's going on.

Do any of these resorts have owner priority dates? At quick glance, I say NO. The most knowledge I have is around Bentley Brook. They, at one time anyways, had some very hard dates to book (if you weren't an owner at Bentley Brook) - President's Week, Christmas time, and I think NYE's. But they've never made the owner priority list. Nor do I think any of the other resorts on the table have. If there is an extreme amount of renting going on at Bentley Brook (and others) my guess would be it is by Wyndham themselves (why else wouldn't they put them on the owner priority list)? Again, if they own so much BB - they have access to the best dates first, and can rent them (for their own profit).

It will be interesting how much comes out (how much actual truth will be shared), but I do not follow the logic behind some these comments, especially around mega-renters. Not by some of the anti-renting tuggers nor by RENTER (I don't understand how this would make you take your marbles and go home).

 

[HitchHiker71]

That is very much my guess too. I don't even know what existing mechanism they could even use to make it work in the systems they have.

In any event, she and I will cross that bridge if/when we get to it.

We have added this use case to the list of questions we're asking. We shall see what if any guidance we actually get. Our hope is to have Wyndham publish a FAQ that includes the majority of various use cases to account for roughly 90-95% of scenarios.

 

[HitchHiker71]

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[comicbookman]

I'm lost/confused regarding the thoughts/accusations around mega-renters having anything to do with what's going on.

Do any of these resorts have owner priority dates? At quick glance, I say NO. The most knowledge I have is around Bentley Brook. They, at one time anyways, had some very hard dates to book (if you weren't an owner at Bentley Brook) - President's Week, Christmas time, and I think NYE's. But they've never made the owner priority list. Nor do I think any of the other resorts on the table have. If there is an extreme amount of renting going on at Bentley Brook (and others) my guess would be it is by Wyndham themselves (why else wouldn't they put them on the owner priority list)? Again, if they own so much BB - they have access to the best dates first, and can rent them (for their own profit).

It will be interesting how much comes out (how much actual truth will be shared), but I do not follow the logic behind some these comments, especially around mega-renters. Not by some of the anti-renting tuggers nor by RENTER (I don't understand how this would make you take your marbles and go home).

Apparently Some of the resorts are being dropped due to low owner occupancy . That is how a mega renter can effect things.

 

[aams]

Regular transfer times has no bearing on the other. Wyndham will most likely will give precedence over any other in queue with the exception of potentially new members. My guess is it will be an automated process

I'm now 3+ months in waiting for a resale CWA block of points to be transferred to my account. Any bets on how long it will take Wyndham to finalize the point exchanges to CWA points during these resort closings???