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

[seascapemvy]

Yes I’m certain the sales center at Shawnee is making good use of this issue and convincing many unsuspecting owners to spend more money to solve their supposed “problem.”


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Yes, they told us to buy Developer Club Wyndham Access points, 500k since all I own are resell points. And they wanted $156,000.

 

[geist1223]

I assume that Wyndumb is in top secret talks with potential buyers. And probably has been for quite some time. Is Hilton still in an expansion mode?

 

[seascapemvy]

I assume that Wyndumb is in top secret talks with potential buyers. And probably has been for quite some time. Is Hilton still in an expansion mode?

That would be interesting. If Hilton bought Shawnee and Atlantic City and put them in Bluegreen, I would buy points, resell, in a heart beat.

 

[Floridaman76]

I assume that Wyndumb is in top secret talks with potential buyers. And probably has been for quite some time. Is Hilton still in an expansion mode?

Other than maybe Bentley Brook and maybe Skyline, would Hilton, as a brand, be associated with ANY of the properties Wyndham is looking to dump? They are all largely quite old and in relatively downward trending areas

Hilton has acquired Diamond and BlueGreen systems in the past few years. I'm not super familiar with Diamond, but the properties I have seen are not great. Some of the BlueGreen properties are quite nice. A handful are so-so. The one next to Orlando International comes to mind as one that is not great.

Ask yourself, do you see Hilton buying a resort like Patriots Place or any of the properties at Edisto and putting their name on it?

I don't know where this lands, but I don't think with Hilton...

 

[jp10558]

Other than maybe Bentley Brook and maybe Skyline, would Hilton, as a brand, be associated with ANY of the properties Wyndham is looking to dump? They are all largely quite old and in relatively downward trending areas

Hilton has acquired Diamond and BlueGreen systems in the past few years. I'm not super familiar with Diamond, but the properties I have seen are not great. Some of the BlueGreen properties are quite nice. A handful are so-so. The one next to Orlando International comes to mind as one that is not great.

Ask yourself, do you see Hilton buying a resort like Patriots Place or any of the properties at Edisto and putting their name on it?

I don't know where this lands, but I don't think with Hilton...

If I was to speculate wildly, to the extent it's staying a timeshare, probably Capital Vacations or independent would be my guess.

 

[HitchHiker71]

I assume that Wyndumb is in top secret talks with potential buyers. And probably has been for quite some time. Is Hilton still in an expansion mode?

Michael Brown, current T&L CEO, was the COO at HGVC previously, and also worked in several senior management positions at Marriott prior his stint at Hilton.

 

[HitchHiker71]

If I was to speculate wildly, to the extent it's staying a timeshare, probably Capital Vacations or independent would be my guess.

That would be my guess as well given the location, age and overall condition of many of the properties being exited (though not all to be clear).

 

[ThomasinaTimeTRP]

I was able to meet with our Wyndham contacts last week and got answers to a few questions as follows:

Q: Will the CWA points swap be 1:1 for points - pretty much regardless of what contract you hold?

A: Yes.

Q: Will the points swap apply to weeks-based contracts, and if so, how will the amount of points be determined?

A: Yes. Points will be determined via the value of the week(s) contracts held via the official points charts published in the members directory.

Q: Will Wyndham communicate with the impacted owners at some point that are eligible for the points swaps?

A: Yes - after the HOA votes have occurred and the disposition of the resorts is determined, Wyndham will notify the impacted owners via written correspondence as to how to pursue the point swap option.

I'll update this post with a few more Q&A's in a bit. I've also added a new FAQ SECTION to the 1st post to start capturing these types of questions and answers.

When we are offered the swap, we won't be buying the points for $100K, correct? ie, will this be a free, or nearly free swap from my points based at orlando international resort (underlying weeks)
Thank you for your help.

 

[paxsarah]

When we are offered the swap, we won't be buying the points for $100K, correct? ie, will this be a free, or nearly free swap from my points based at orlando international resort (underlying weeks)
Thank you for your help.

This is one of the few things corporate Club Wyndham has said with any specificity: "Owners in good standing at these transitioned resorts will be offered the opportunity to swap their current inventory for equivalent Club Wyndham Access points at no cost to the owner."

 

[Mowogo]

Other than maybe Bentley Brook and maybe Skyline, would Hilton, as a brand, be associated with ANY of the properties Wyndham is looking to dump? They are all largely quite old and in relatively downward trending areas

Hilton has acquired Diamond and BlueGreen systems in the past few years. I'm not super familiar with Diamond, but the properties I have seen are not great. Some of the BlueGreen properties are quite nice. A handful are so-so. The one next to Orlando International comes to mind as one that is not great.

Ask yourself, do you see Hilton buying a resort like Patriots Place or any of the properties at Edisto and putting their name on it?

I don't know where this lands, but I don't think with Hilton...

A trust system might buy skyline if they want to bring a bunch of points online in the trust with minimal cost. But there is a reason Skyline and Atlantic Palace have tons of availability, and that is nobody wants to visit Atlantic City right now. Occasionally there is a good show, but the market is really Memorial Day to Labor Day only, the rest of the year it is extremely depressing to visit. Club Boardwalk resorts filed for bankruptcy partially because the demand for Atlantic City is dead, especially outside of the summer season. As casinos have opened around the east coast, the city lost its draw outside of the beaches. At a fire sale price, a system might acquire the building, but the market demand is very low

 

[paxsarah]

An owner on Facebook received an HOA letter from Star Island (though he provided few details): “Received documentation today about Star Island's pending Chapter 11 Bankruptcy request and hiring individuals/firms to facilitate a sale.”

 

[Clov9974]

Plan ahead and book Thanksgiving at one of the RCI resorts in the area. There is always a lot of availability at Vacation Village in the Berkshires or Berkshire Mountain Lodge; maybe there are 2 bedrooms available 8-12 months in advance, if you need that. At this late date, Thanksgiving week is still available at both resorts in a 1 bedroom through RCI Extra Vacations at costs below maintenance fees at BB.

View attachment 114881

Yes, as an RCI Weeks member, we spend 6-8 weeks each summer at VV in the Berkshires in a 2 BR unit, using my Trading Power via Exchanges and buy weeks via RCI Extra Vacations. If you plan several months to 1 year out you can snag a 2 BR lockoff unit at a lower trading value if you want to use your banked weeks ( or points) . ( the above $620 is a deal for a 2BR unit ) We love VV for the indoor/outdoor pools, grills and hills for brisk morning walks. The units are usually clean and if any issues, maintenance responds quickly.

 

[HitchHiker71]

An owner on Facebook received an HOA letter from Star Island (though he provided few details): “Received documentation today about Star Island's pending Chapter 11 Bankruptcy request and hiring individuals/firms to facilitate a sale.”

That's interesting, I also just received confirmation via backchannels that another resort on the list will be voting on bankruptcy proceedings later this month and hiring firms to facilitate a resort property sale. This is now the third resort we're getting feedback on using bankruptcy proceedings as a way to accelerate the exit and disposition processes from the looks of it. Not a surefire pattern, but certainly worth watching given three of the resorts on the list are taking this approach. I was originally under the impression that the OIRC process was unique in many respects, but this may have been the test case for further proceedings at other resorts as we're now starting to see.

 

[bnoble]

This is also the angle that Kauai Beach Villas is pursuing after the vote to avoid remediation was tabled twice. I have a sneaking suspicion that's becuase the bankruptcy vote requires a lower threshold to pass in the specific instance of KBV.

 

[TUGBrian]

few takeaway points from a conversation I had today with an industry source I trust.

1. I no longer expect ANY of these resorts to remain in operation as timeshares, period. to put it another way, the chances of any owners at these resorts retaining their existing timeshare ownership under Wyndham or any other timeshare entity is slim to none.

owners will likely be faced with two choices sometime in 2026:

1. wait out the process and cross your fingers the resort properties get sold and you get a cut of the proceeds after the bankruptcy process completes (meanwhile youd still have to pay your 2026 fees)
2. accept a cwa transfer when offered if you wish to remain a Wyndham timeshare owner.
3. not pay your 2026 fees and wash your hands of it all.

2. I don't expect this arbitrary deadline of 12/31/25 to remain in place. now what happens on 1/1/2026 remains to be seen, but the idea that all these resorts are even going to complete the necessary/legal processes and procedures to prepare and proceed with bankruptcy/sale/etc within the next few months is a pipe dream. honestly I have no idea where this drop dead date came from, but I dont see it sticking given the things that would need to be sorted out before then.


The main reason for my opinions changing on this rely on the timeshare replacement laws that would force Wyndham to provide equal interval replacements into the system for any weeks/points/intervals they sold/removed. This however apparently does NOT apply if the resort itself declares bankruptcy and is sold as part of that process. As such, this entire strategy makes way more sense as there would be no financial benefit to wyndham trying to sell these resorts as is(nor any benefit to a 3rd party BUYING the resorts as is, as they would have to take the bad debt and all wyndham owned inventory as part of the sale). This would also allow the disposal of any/all developer owned inventory and maintenance fee obligations. a win win for Wyndham....notsomuch for the owners at these resorts though!

 

[dioxide45]

timeshare replacement laws that would force Wyndham to provide equal interval replacements into the system for any weeks/points/intervals they sold/removed.

Are you referring to replacement of the weeks conveyed to the CWA Trust in this regard?

 

[Arimaas]

few takeaway points from a conversation I had today with an industry source I trust.

1. I no longer expect ANY of these resorts to remain in operation as timeshares, period. to put it another way, the chances of any owners at these resorts retaining their existing timeshare ownership under Wyndham or any other timeshare entity is slim to none.

owners will likely be faced with two choices sometime in 2026:

1. wait out the process and cross your fingers the resort properties get sold and you get a cut of the proceeds (meanwhile youd still have to pay your 2026 fees)
2. accept a cwa transfer when offered if you wish to remain a Wyndham timeshare owner.
3. not pay your 2026 fees and wash your hands of it all.

2. I don't expect this arbitrary deadline of 12/31/25 to remain in place. now what happens on 1/1/2026 remains to be seen, but the idea that all these resorts are even going to complete the necessary/legal processes and procedures to prepare and proceed with bankruptcy/sale/etc within the next few months is a pipe dream. honestly I have no idea where this drop dead date came from, but I dont see it sticking given the things that would need to be sorted out before then.


The main reason for my opinions changing on this rely on the timeshare replacement laws that would force Wyndham to provide equal interval replacements into the system for any weeks/points/intervals they sold/removed. This however apparently does NOT apply if the resort itself declares bankruptcy and is sold as part of that process. As such, this entire strategy makes way more sense as there would be no financial benefit to wyndham trying to sell these resorts as is(nor any benefit to a 3rd party BUYING the resorts as is, as they would have to take the bad debt and all wyndham owned inventory as part of the sale). This would also allow the disposal of any/all developer owned inventory and maintenance fee obligations. a win win for Wyndham....notsomuch for the owners at these resorts though!

What would those MFs look like? There would be no staffing to pay for, just taxes and general upkeep so the building doesn't collapse and there is basic utilities. I don't see pools being heated and rooms being cleaned. Most of us already paid our 2026 MFs ahead of time, so really, just no money back for a lot of us if this is the case.

I am pretty confident the resort properties will get sold (I don't think I have to cross my fingers). I don't think Wyndham, or anyone else involved, isn't doing this whole plan without an end game in mind.

 

[dioxide45]

I am pretty confident the resort properties will get sold (I don't think I have to cross my fingers). I don't think Wyndham, or anyone else involved, isn't doing this whole plan without an end game in mind.

But a sale of land or development of this magnitude doesn't happen overnight. Depending on the property, it could take years or decades for a piece of land to be sold.

 

[TUGBrian]

Are you referring to replacement of the weeks conveyed to the CWA Trust in this regard?

yes. i was not aware that the replacement laws didnt apply if the resort went bankrupt and was sold as part of those proceedings.

this makes the sale of the property to a new owner "free and clear" with neither side having to worry about dealing with the existing owners (or existing developer owned inventory)

 

[Arimaas]

But a sale of land or development of this magnitude doesn't happen overnight. Depending on the property, it could take years or decades for a piece of land to be sold.

Wyndham owns a lot of units in these places, correct? They don't want to get stuck footing the bill for years or decades themselves. I have zero inside information, and am not a business person, but again, personally, I am not worried about this process taking decades.

 

[TUGBrian]

yes, wyndham likely owns a significant % of total intervals in all of these resorts. further reducing the chance of some other timeshare entity wanting to absorb THAT along with the sale price of the resort to continue operations as a timeshare under a different banner.

 

[Arimaas]

yes, wyndham likely owns a significant % of total intervals in all of these resorts. further reducing the chance of some other timeshare entity wanting to absorb THAT along with the sale price of the resort to continue operations as a timeshare under a different banner.

Well if it is sold outright another timeshare, and not just managed by a new timeshare for the existing HOA, don't the new owners get a clean slate? That is, a 100% occupant free resort to now sell intervals to?

 

[TUGBrian]

while all state laws are different, and all timeshare contracts/ownerships are different.... im pretty sure the % of voters that would be required to dissolve the timeshare itself (if its even an option in the covenants) would likely be unachievable.

vs pursuing this route which has a far higher chance of success and provides the same end result (as far as wyndham is concerned anyway)

 

[dioxide45]

I guess they could just auction the property off during the bankruptcy and take whatever they get for the land and any structures. That would get the property transferred quickly. I suppose a lot would depend on any requirements or stipulations put in place by the bankruptcy judge related to the sale.

 

[HitchHiker71]

But a sale of land or development of this magnitude doesn't happen overnight. Depending on the property, it could take years or decades for a piece of land to be sold.

I'd be shocked if Wyndham didn't already have prospective buyers lined up for this planned strategy before anyone heard anything about it.