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

[dioxide45]

I wouldn't be surprised - I think I've seen an HOA board member mention this somewhere before. Most of these resort HOAs aren't in the business of selling (or even renting) stray contracts separately from Wyndham's sales operations. They have agreements with Wyndham for lots of things, and taking over foreclosed contracts is probably one of them.

It seems like a bad business decision on Wyndham's part. Perhaps good for the owners of these properties, but if they had just left the foreclosed weeks on the HOA books, we probably would have been talking about property closing's years ago. It seems that Wyndham has been taking on the maintenance fee burden where instead it should have been left to the HOAs to put on other owners as Bad Debt in the budget.

 

[Jan M.]

This assertion is incorrect. If the contracts in scope are resale, the granted CWA points will be resale. Wyndham isn't going to gift resale owners retail points during this swap. Not sure why anyone would think this honestly.

Well we know what they say about assumptions. My bad, lol. Has anything been said by anyone at Wyndham that the trade will be like for like?

It does make sense but until you replied to my post it just never occurred to me that points coming from Wyndham wouldn't be developer points. We know Wyndham takes back resale contracts through formerly Ovations and now Certified Exit, but when those contracts once again leave Wyndham's hands, they're developer. I'd guess it's simply a matter of coding the contracts appropriately when they're transfered as part of the exchange?

At some of the resorts, like Bentley Brook, Patriot’s Place, the Ocean Ridge sections, the trade would be to Wyndham's advantage. At some of the other resorts there's very little to no financial advange for Wyndham so offering any trade is just a smart move to avoid the blowback and negative publicity. There's still owners who are very upset about losing their points with the Villas at Fairfield Tara section. The Kauai Beach Villas owners will also be losing their points. So no one is confused, KBV is a totally separate issue from this batch of resorts.

I did think it through enough to say that for owners who only have resale points, having to deal with two separate point buckets can be a headache.

 

[bnoble]

Did Wyndham have a buyback agreement in place with all the HOAs to buyback foreclosed deeds and put them on their books?

They quite possibly did. They did at Kauai Beach Villas. This was one of the reasons I was in favor of changing back to Wyndham as the management company from GPX. GPX' model for monetizing non-performing ownerships was rental, and that's not easy at KBV for a variety of reasons that have littel to do with the quality of the resort itself.

Most of these resort HOAs aren't in the business of selling (or even renting) stray contracts separately from Wyndham's sales operations.

Exactly.

 

[comicbookman]

Plenty of evidence if you have been paying attention. People post here and on facebook all the time about this, and almost exclusively people with weeks never get their week taken back through CE. Or in that case, ANY of these deeded properties. They were all on the "no way" list for CE.

Unless... magic, within the last month, they try to CE one of these affected properties, Wyndham now wants them. Funny how that happens.

I don't need facebook to get this one correct. on 3 separate occasions over the last 10 years I have inquired about turning in my glade contract to certified exit. The first time I was told no. The other 2 times I was told they would take it and one of those times even began the paperwork, but changed my mind. SO my FIRST HAND KNOWLEDGE is how I know that what you said is incorrect.

 

[Twenty20]

At this point you are just making stuff up.

I challenge you to find a report of ANYONE getting Wyndham to take back a contract or a week at ANY of the resorts being closed prior to July of this year.

You will not find ANYONE who got Wyndham to take these resorts through CE because they didn't want them. Period. There's been a lot of posts on Facebook saying WYN wouldn't take them back. So the evidence is on my side.

Until it was advantageous for them to take them back (so they don't have to pay people out...)

Add to this list ALL of the former legacy Fairfield properties, Pagosa, Edisto, Shawnee.

Wyndham hasn't wanted any of these properties back since they first started Ovations/CE.

Yes, the "list changes", but I guarantee you it never included FAIRFIELD GLADE or SHAWNEE. To say otherwise is just fantasy...

They definitely were taking back FF Glade converted weeks for many years when Ovation began. Including offering the 3 years of point usage. At some point they quit, been a number of years now. So your guarantee isn't correct.

 

[HitchHiker71]

Foreclosures

And also potentially via the secondary markets. Wyndham has agreements with quite a few of the well known third party timeshare sales companies to acquire certain inventory - many who pay attention to the deed transfer paperwork have traced the listed LLCs listed back to Wyndham owned LLCs for example and/or Wyndham is actually overtly listed as the buyer. What I cannot speak to is whether Wyndham explicitly acquired inventory via the third parties for any of the impacted resorts on our list though. It would also beg the question that if Wyndham were to have acquired inventory to these resorts via these third parties, why not just accept the same inventory via CE?

 

[bizaro86]

It would also beg the question that if Wyndham were to have acquired inventory to these resorts via these third parties, why not just accept the same inventory via CE?

The only reason I can think of for them to take stuff from 3rd parties vs directly via CE is if the 3rd parties are paying them a fee to take it.

And the only way that makes sense is if its upfront fee companies kicking back a fee to Wyn to get out of the inventory.

That doesn't seem likely to me for 2 reasons.

1) not much advantage to the upfront fee company vs telling people to stop paying and let the HOA foreclose. They've got their fee I doubt they'd want to share it.

2) wyndham hates the upfront fee guys. Radio ads talking about how terrible TS is hurt sales. They wouldn't want to help them out and they definitely wouldn't want it ever discovered they were in business with them. Seems too risky to bother with.

So it seems logical that if they weren't taking something back via CE they weren't buying it separately.

 

[dioxide45]

1) not much advantage to the upfront fee company vs telling people to stop paying and let the HOA foreclose. They've got their fee I doubt they'd want to share it.

There are different kinds of operations out there that handle timeshares though. There are the new standard exit companies that really don't do much except have you default. They do, at first, may try to get the company to take the timeshare back, but that is all done via communication from the owner. Not the timeshare exit company. However, in the past there were outfits out there that would take possession of the weeks and try to find other outlets for them.Those are all the weeks you often see on Ebay. These outfits still exist, but are not as prevalent today. There were also viking ship LLC companies out there. Then you have companies that handle liquidation of timeshares that get "traded in" when you buy another timeshare.

 

[CO skier]

At this point you are just making stuff up.

It appears you are the one in this thread "just making stuff up."

I know Patriots Place is closing
Daniel

I don't think that's true AT ALL. I'm here right now, Wyndham has thrown a LOT of money into renovations here (and Kingsgate) in recent years, and if they wanted to shutter the place, they would not have done that.

Wyndham hasn't wanted any of these properties back since they first started Ovations/CE.

Yes, the "list changes", but I guarantee you it never included FAIRFIELD GLADE or SHAWNEE. To say otherwise is just fantasy...

They definitely were taking back FF Glade converted weeks for many years when Ovation began. Including offering the 3 years of point usage. At some point they quit, been a number of years now. So your guarantee isn't correct.

 

[PeterS]

They definitely were taking back FF Glade converted weeks for many years when Ovation began. Including offering the 3 years of point usage. At some point they quit, been a number of years now. So your guarantee isn't correct.

Wyndham took my two OIRC weeks back and gave me 3 years of free points usage but that was 3 years before covid.. We used the last of the points the week of the shutdown.. I am not sure why they wanted them at the time but they were taking OIRC back and giving 3 years point usage to get them..

 

[northovr]

It appears you are the one in this thread "just making stuff up."




View attachment 115760

They got rid of the Sunset clause about 3 years ago and are continuing with the Sunday Reno because the kitchen cabinets have already been ordered and are custom.there is a owners meeting on October 1 to vote on the bankruptcy so they are definitely closing
What sucks is they spent more on the renovations which are very nice but the sale will be less of what was spent on them

Daniel

 

[Twenty20]

Well here we are 3.5 months out from resorts closing. I have heard not a peep from the Glade HOA. Nor from Wyndham.

 

[Roger830]

Today is two months since we were first made aware of the job termination of the Bentley Brook employees December 31, 2025.

Still nothing done there. If this is the progress of a well laid out long range plan, perhaps a new planner is required.

 

[Marianne g]

Today is two months since we were first made aware of the job termination of the Bentley Brook employees December 31, 2025.

Still nothing done there. If this is the progress of a well laid out long range plan, perhaps a new planner is required.

And still no consistent answers from the resort itself when I called. I don’t blame the employees. I feel bad for them

 

[comicbookman]

Well here we are 3.5 months out from resorts closing. I have heard not a peep from the Glade HOA. Nor from Wyndham.

Same here

 

[Marianne g]

Additionally they have not informed RCI and will cause people to scramble last minute to rebook their planned vacations

 

[seascapemvy]

Additionally they have not informed RCI and will cause people to scramble last minute to rebook their planned vacations

I have 3 reservation at Shawnee for 2026 and they still won't tell me if they will be honored. Even worse one is MLK weekend in January. I understand they may not know everything because the HOA's have to vote but this entire situation should have been addressed in the Spring not late Fall.

 

[hjsweet2002]

Today is two months since we were first made aware of the job termination of the Bentley Brook employees December 31, 2025.

Still nothing done there. If this is the progress of a well laid out long range plan, perhaps a new planner is required.

Bentley Brook HOA is meeting on Monday . Owners will probably may get notice of meeting in October. My guess is that they will file bankruptcy. Wyndham owns majority of votes

 

[HitchHiker71]

Today is two months since we were first made aware of the job termination of the Bentley Brook employees December 31, 2025.

Still nothing done there. If this is the progress of a well laid out long range plan, perhaps a new planner is required.

We won't hear anything from Wyndham until the HOA BOD votes are complete at the very least, and likely not until the larger HOA member votes have transpired and the path forward has been determined. Until then, what would everyone like to hear beyond what Wyndham has already communicated? Be specific. Wyndham has already communicated what they have direct control over, which is that Wyndham itself plans to remove these resorts from Club Wyndham effective 12/31/2025, and that the resort disposition processes are in progress via the legally required steps that take place, and can only take place, at the resort HOA level. Seriously, what would you all like to have Wyndham explicitly tell you, given the fact that until the HOA BODs determine the path forward, and then hold actual member votes, nothing is written in stone. I get the frustration, I really do, but at the same time, until the actual HOA votes transpire, I'm not sure what else can legally be communicated?

 

[HitchHiker71]

Bentley Brook HOA is meeting on Monday . Owners will probably may get notice of meeting in October. My guess is that they will file bankruptcy. Wyndham owns majority of votes

The PP HOA is also meeting later this month to vote on bankrupcty proceedings, 9/29 to be specific, along with a subsequent sale of the property.

 

[comicbookman]

The PP HOA is also meeting later this month to vote on bankrupcty proceedings, 9/29 to be specific, along with a subsequent sale of the property.

I wonder if patriots place may end up as condos since they have been recently renovated. The new construction at the back of the property filled up pretty fast. (not sure if they are condos or apartments)

 

[Rolltydr]

We won't hear anything from Wyndham until the HOA BOD votes are complete at the very least, and likely not until the larger HOA member votes have transpired and the path forward has been determined. Until then, what would everyone like to hear beyond what Wyndham has already communicated? Be specific. Wyndham has already communicated what they have direct control over, which is that Wyndham itself plans to remove these resorts from Club Wyndham effective 12/31/2025, and that the resort disposition processes are in progress via the legally required steps that take place, and can only take place, at the resort HOA level. Seriously, what would you all like to have Wyndham explicitly tell you, given the fact that until the HOA BODs determine the path forward, and then hold actual member votes, nothing is written in stone. I get the frustration, I really do, but at the same time, until the actual HOA votes transpire, I'm not sure what else can legally be communicated?

In other words...

 

[paxsarah]

Additionally they have not informed RCI and will cause people to scramble last minute to rebook their planned vacations

I guess I don't know what's going on with RCI vacations that were previously booked, but as of a couple of weeks ago I checked current inventory in RCI and all of the resorts on the list except for Patriots Place and Star Island were completely blocked for exchanges starting in 2026. Which is more than they've done for inventory in Club Wyndham.

 

[paxsarah]

We won't hear anything from Wyndham until the HOA BOD votes are complete at the very least, and likely not until the larger HOA member votes have transpired and the path forward has been determined. Until then, what would everyone like to hear beyond what Wyndham has already communicated? Be specific. Wyndham has already communicated what they have direct control over, which is that Wyndham itself plans to remove these resorts from Club Wyndham effective 12/31/2025, and that the resort disposition processes are in progress via the legally required steps that take place, and can only take place, at the resort HOA level. Seriously, what would you all like to have Wyndham explicitly tell you, given the fact that until the HOA BODs determine the path forward, and then hold actual member votes, nothing is written in stone. I get the frustration, I really do, but at the same time, until the actual HOA votes transpire, I'm not sure what else can legally be communicated?

I think at this point it's venting based on the lateness in the year (me included), more than an expectation that something can be done. Though I still contend that Wyndham has blocked booking at various resorts for less than this (renovations or glitches? that have never been explained) and it obviously didn't face legal consequences for it, so I'm not sure exactly what's stopping them this time. It's certainly decided that the headache of canceling thousands of reservations with a few months' notice is less of an issue than whatever it thinks is stopping it from blocking those calendars, so ¯\_(ツ)_/¯

OIRC should be a benchmark of how long it takes Wyndham to communicate once the HOA has really set things in motion with its second meeting this week - I would expect this week's meeting would make things "official" enough to communicate more widely and block bookings, right? But looking at OIRC's HOA that will have met twice - in early August and early September, and so for that resort these more public communications will be taking place (at best) about 3.5 months before the end of the year. And I don't think any of the other HOAs have met yet, and most of them don't even have meeting notices sent out yet, correct? So when is the ownership at large - the majority of whom probably aren't even aware of most of this - going to learn that resorts they may have reserved in 2026 are actually closing? November? Is it possible to do the HOA actions in one meeting instead of two to speed it up? The whole timeframe is pretty wild. If they'd started this all in April instead of July it would have seemed aggressive, but this timeframe just solidifies my preexisting opinion that communicating things clearly to owners is near the bottom of Wyndham's priority list. Vent over.

 

[jp10558]

We won't hear anything from Wyndham until the HOA BOD votes are complete at the very least, and likely not until the larger HOA member votes have transpired and the path forward has been determined. Until then, what would everyone like to hear beyond what Wyndham has already communicated? Be specific. Wyndham has already communicated what they have direct control over, which is that Wyndham itself plans to remove these resorts from Club Wyndham effective 12/31/2025, and that the resort disposition processes are in progress via the legally required steps that take place, and can only take place, at the resort HOA level. Seriously, what would you all like to have Wyndham explicitly tell you, given the fact that until the HOA BODs determine the path forward, and then hold actual member votes, nothing is written in stone. I get the frustration, I really do, but at the same time, until the actual HOA votes transpire, I'm not sure what else can legally be communicated?

If Wyndham plans to (and as far as we can tell, has always been able to unilaterally do so) remove from Club Wyndham, at the very least I don't see why they haven't already done so in the web page and apps to block bookings at all the resorts post 12/31/25 and cancel plus refund any points bookings that are from points not directly owned at the resort, i.e. anything using the internal exchange that Wyndham is removing them from. And then communicate THAT to everyone affected, if not everyone on their website.

Unless there's some yet unclear legal reason the HOA BOD votes could make Wyndham keep them in the Club Wyndham program, which as far as this thread has shown there isn't.

At least then people not on this thread would know / have known that their January-maybe September 2026 reservations are null and void. I mean, even if the HOA votes to keep going as a TS, it wouldn't be a Club Wyndham member, so they presumably wouldn't honor Club Wyndham reservations... And it'd be up to the owners and the HOA to determine how to do reservations in the future. Not that we think any of these are likely to continue as independent or run by a different management company now.

I'm not sure if it's official or not in communications, but from all that I understand from this thread - nothing could happen in the votes that would change Wyndham's 2 basic offers / options to affected owners - Stay with the resort "as an independent" with disposition of that ownership to remain open to the HOA vote while losing 2026 and future CWS points, or convert to CWA and turn ownership over to Wyndham as part of that swap. If in fact Wyndham has any concerns about HOA votes going their way, it seems to me like doing another batch of gathering deeds helps them, and leaving the only other owners as people who presumably want to also close the resorts and get out of the MFs and or Club Wyndham so would also vote the way Wyndham wants. I can't see why Wyndham needs to wait for a HOA vote to offer the trade - from my understanding Wyndham could offer any trade to CWA for anyone at any resort any time they wanted to, and heck assuming they have the points in the trust could also just give them out if they wanted - it's just usually they are trying to get a bunch of money for doing so. But the legal docs no where list a minimum per point price - resales of CWA are usually free after all.