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

[dioxide45]

Wouldn't Worldmark be an owner just like CWA or anyone else? When the property is sold the individual deeds go away and owners are paid residuals. Not sure this is any different for Worldmark. Is it also possible that Worldmark has access via leased units not where Worldmark actually owns the inventory? Didn't Worldmark provide inventory to certain south pacific or Asia properties to Club Wyndham via some kind of lease agreement vs. actually putting inventory into any of the trusts?

 

[CO skier]

They just added Patriot's Place inventory to Worldmark earlier this year. I don't know if there were any others that are on the list. I wonder for PP, if whatever mechanism they used to add that inventory can basically be reversed?

The affected WorldMark resorts would be:

13 units at Patriot's Place
6 units at Bay Voyage
5 units at Newport Overlook
WorldMark Shawnee

Similar to CWA, the deeds would go back to Wyndham and the associated WorldMark credits retired.

 

[paxsarah]

I thought that was Kingsgate, not PP... pretty sure i'm right.

It's both, but I didn't mention Kingsgate because it's not on the list.

 

[HitchHiker71]

And today I got a phone call from a very nice person at Wyndham corporate in Orlando about canceling my OIRC reservation next April. She had a bit of a script about lower usage and demand and the choice for the resort to move forward with bankruptcy. She also noted that I also had Bonnet Creek booked for the same dates and I explained I had heard the news and was making sure I had a backup booked. So we had a bit of a chat and she went ahead and canceled my reservation.

Yes, as I mentioned previously, Wyndham will be reaching out to existing reservation holders to work with them directly to find and make alternate arrangements using a scripted approach to differentiate these calls from a typical Wyndham sales call. These calls will only occur once the resort has voted to approve the bankruptcy proceedings and to cease resort operations heading into 2026.

I wonder if the meeting dates are being strategically spaced out so they don't get too backlogged on the calls they have to make to owners with existing reservations. I expect they won't all be as brief as mine was if further explanation is needed, or finding a new reservation (which she said she would have offered to help me with). And I would guess OIRC is one of the smaller resorts under discussion - maybe another reason it went first, to ramp up slowly and solidify the process.

Yes all calls will be spaced out over time by default given not all of the impacted resorts are on the same timeline. OIRC went first, and therefore those owners that have 2026 OIRC reservations are being contacted now. Expect the same for PP, Skyline Tower, and others soon. Yes, there was and always has been a plan in place on how Wyndham is going to handle these details.

 

[HitchHiker71]

We have been following this thread. We are not owners at any of the Resorts or of Wyndham. We are Worldmark Owners. Over the years Wyndham has placed a number Units at several of these Resorts into the Worldmark Inventory. I have not seen anything that says what is planned for the Worldmark Units. Wyndham owns the Development Rights in Worldmark (thus sale Worldmark Credits) and as a separate matter the Worldmark BOD retained Wyndham as the day to day Manager of Worldmark Resorts. But Ownership of the Resorts and Individual Units is in Worldmark's name.

All Worldmark inventory is trust based. WM owners are all basically RTU owners, there are no WM deedholders, therefore there's not a need to inform any deeded WM owners as these Wyndham actions play out. The WM club owners will be informed in the relative near future once the impacted resorts are farther along in their voting processes. Wyndham is not going to inform WM owners piecemeal on an ongoing basis as the resort votes play out. I'd expect some type of communication to WM owners in late October-early November timeframe best estimate.

 

[CO skier]

Yes all calls will be spaced out over time by default given not all of the impacted resorts are on the same timeline. OIRC went first, and therefore those owners that have 2026 OIRC reservations are being contacted now. Expect the same for PP, Skyline Tower, and others soon. Yes, there was and always has been a plan in place on how Wyndham is going to handle these details.

Well, that puts all the hair-on-fire posts in pages 88-99 of this thread in a whole different light.

 

[Floridaman76]

Ok, I guess PP already had WM inventory, they added KG a couple months back, my bad.

It's both, but I didn't mention Kingsgate because it's not on the list.
View attachment 116097

 

[afk324]

I would think if a deed has been filed and there is compensation owed from the sale of the property, the owner of the deed should get that compensation. I can't see why it would matter whether wyndham has acknowledged the transfer for those purposes - whoever is the registered owner with the county should get the money.

 

[HitchHiker71]

Proxies for Fairfield Bay's Fairways and Mountain Ridge HOAs received yesterday with Sept. 24 and 25 meeting dates, respectively. Occupying information mentions that a requisite number of members of the "Association" have requested the Board call a meeting to vote on the sale and that the 2025 occupancy rate at Fairways has been 35% and that a 4% increase in reserves is needed over the next 3 years with a 3% increase in following years. The Mountain Ridge information mentions a 45% occupancy for 2024 and 2025 and the need for a $2.2 million special assessment ($800/interval by my calculation) and a 5% increase in reserves from 2026-2029.

Thanks for posting this information. I wasn't going to bring up the specifics about the reasoning you shared here, but since you have now brought it up, for anyone interested here's the actual verbiage from the Mountain Meadows Assocation proxy vote paperwork:

Keep in mind these are documents actually reviewed by K&L Gates - the representative law firm - so the statistics and reasonings shared are likely accurate and can be proven in any court of law. So here we have a real world example of exactly what I've been saying all along, that a subset of the resorts have low occupancy (some of which also have lower owner occupancy), and some resorts have impending SAs on the horizon. Given many have questioned the veracity of these claims, I figured it would be worthwhile sharing the specifics for all to see.

 

[paxsarah]

Thanks for posting this information. I wasn't going to bring up the specifics about the reasoning you shared here, but since you have now brought it up, here's the actual verbiage from the Mountain Meadows Assocation proxy vote paperwork:

View attachment 116108

Keep in mind these are documents actually reviewed by K&L Gates - the representative law firm - so the statistics and reasonings shared are likely accurate and can be proven in any court of law. So here we have a real world example of exactly what I've been saying all along, that a subset of the resorts have low occupancy (some of which also have lower owner occupancy), and some resorts have impending SAs on the horizon. Given many have questioned the veracity of these claims, I figured it would be worthwhile sharing the specifics for all to see.

And we had been speaking earlier in the thread mainly about owner occupancy, with the counterpoint being along the lines of “what does it matter if the units are occupied by owners or renters?” But this is actually occupancy vs. vacancy. 65% vacant! That’s really unsustainable.

 

[Floridaman76]

And we had been speaking earlier in the thread mainly about owner occupancy, with the counterpoint being along the lines of “what does it matter if the units are occupied by owners or renters?” But this is actually occupancy vs. vacancy. 65% vacant! That’s really unsustainable.

That's also one resort (Fairfield Bay). At arguably the least attractive resort in the entire system. BFE Arkansas.

Unless there's a total solar eclipse passing over the resort, I can't think of a reason to vacation there.

It's really an outlier in this conversation about whether or not resorts are truly viable anymore. And this one, and Fairfield Glade I think you could see as no-brainer's long term if you think about viability as resorts. At least the Glade had golf.

 

[rickandcindy23]

I have read over the last few pages of the thread.

Looks like Wyndham is seriously lacking in communication skills. I don't own any of the properties that are undergoing this radical change. How glad I am of that. I just looked through my files and found letters from summer of 2022 from Wyndham (nasty).

Wyndham needs to buy people out of their deeds. They cannot just demand the deeds. They need signatures on deeds. Since I have been closing timeshares myself through Wyndham, I can tell you that Wyndham is VERY picky about conveyance issues, such as specific wording on tenancy. I had to get a new deed recorded with two words added. The county accepted the deed, but Wyndham would not accept it for transfer. It's so ridiculous.

There are too many resorts with better MF's to take on for free without paying CWA fees. No need to take crap. Just take cash.

 

[donno]

That's also one resort (Fairfield Bay). At arguably the least attractive resort in the entire system. BFE Arkansas.

Unless there's a total solar eclipse passing over the resort, I can't think of a reason to vacation there.

It's really an outlier in this conversation about whether or not resorts are truly viable anymore. And this one, and Fairfield Glade I think you could see as no-brainer's long term if you think about viability as resorts. At least the Glade had golf.

Fairfield Bay has golf and a really nice lake, but the occupancy rates speak for themselves.

 

[rickandcindy23]

Fairfield Bay is busy with boaters in the summer. It's a beautiful area. I like it. The cute little restaurant (I think it's The Red Little Hen) was reasonable and very good food. The weather is very mild in winter.

 

[paxsarah]

It's really an outlier in this conversation about whether or not resorts are truly viable anymore. And this one, and Fairfield Glade I think you could see as no-brainer's long term if you think about viability as resorts. At least the Glade had golf.

On the other hand, maybe there's only a few outliers that are actually surprising that are on this list - like Bentley Brook, the RI ones, maybe Atlantic City - and the rest are the no-brainers. Patriots' Place is the #3 choice in Williamsburg for most owners. Falls is #3 in Branson, I think. Star Island is #3 or 4 in Orlando, and it seems like hardly anyone's aware of OIRC (and as I recall, your opinion of it was very low), when there's a Margaritaville slated to open there in the next couple years. Other very old locations that probably have some of the structural maintenance issues on the horizon - FF Mountains, Glade, Shawnee, the two Edisto HOAs. I don't think FF Bay is an outlier at all. I think the outlier is BB and maybe a couple of others.

 

[Floridaman76]

In terms of occupancy though, even though OIRC and Star Island may be 3rd and 4th choice in the Orlando area, I would be shocked if they had as bad as 65% occupancy. That was what I was getting at. I had a last minute stay (just outside of 90 days out) I needed to do there last February and had to split time between Star Island and Cypress Palms because I could not get a whole week at either. There's still demand. For what it's worth, my unit at Star Island was better than the one I had at Cypress Palms (although it clearly wasn't a Wyndham unit) and there's marginally more to do at Star Island. But I get WHY they are doing OIRC, that place is a dump in my opinion.

 

[HitchHiker71]

And we had been speaking earlier in the thread mainly about owner occupancy, with the counterpoint being along the lines of “what does it matter if the units are occupied by owners or renters?” But this is actually occupancy vs. vacancy. 65% vacant! That’s really unsustainable.

Yes, it is. Other proxy vote letters will likely have similar verbiage along this line. Curious to see what each proxy letter says with this in mind.

EDIT: With the above in mind here's the verbiage from PP:

 

[TUGBrian]

holy smokes, 65% empty?

 

[chapjim]

Fairfield Bay has golf and a really nice lake, but the occupancy rates speak for themselves.

Fairfield Bay is kind of the hole in the donut when it comes to population centers. Memphis and where else?

We stayed at Fairfield Bay on the way to and from San Antonio a few years ago. It's a bit of a dogleg but not too bad -- only about 100 miles more than going via New Orleans.

It is quite remote with not a lot of reasons to go there. The lake for swimming and boating in the summer but not much more than that. Roller Coaster Hill.

 

[bamasteve]

I received my notice from Fairfield Bay today for the special meeting to liquidate the property to be held September 25th to determine the fate of the Mountain Meadows HOA.

And I just received my notice for the Hamilton Cove HOA at Fairfield Bay. Special Meeting September 25, 2025.

• Suspend occupancy .....as of December 27, 2025
• Suspend collection of 2026 Maintenance Fees....
• Waive the funding of reserves in the 2026 budget....
• Refund to member 2026 maintenance fees received by the Association, if any
• Immediately suspend reservations .....with occupancy dates after Dec 27, 2025
• Transfer the balance of the reserve funds of the association as of 12/31/2025 as needed to pay operating expenses....

Lots of other legal jargon that I don't (or can't) care to try and decipher.....to which I just guess - Wyndham is fully protected, no chance for a class action anything and at least I can end my timeshare now with a little cash back - maybe enough for a nice dinner out - well maybe at Chic Fil A with a value meal.

I intend to vote in favor and don't plan to accept any new Wyndham Points. The time is right for our family to cash out. This is really a gift for us to be free and clear. I look forward to hearing about my last Wyndham Resort @ Patriot's Place.

 

[bamasteve]

holy smokes, 65% empty?

Hamilton Cove at Fairfield Bay was worse - 68% vacany rate. The letter is clear that this rate is unsustainable especially when considering the need for an upcoming major rennovation.

 

[TUGBrian]

never would have imagined it was that bad, and it certainly makes it far more clear what drove these decisions.

 

[Floridaman76]

never would have imagined it was that bad, and it certainly makes it far more clear what drove these decisions.

I've never been there, but I could never imagine why anyone would go to that place. Nothing to do, no real major "nature" stuff nearby. A lake, I guess some golf. Not near ANYWHERE.

It was Fairfield's first resort back in the 70's I guess. I'm guessing cheap land back in the day.

I could see Fairfield Glade having more promise long term, but barely. Having been there I realize it's got some major limitations, but at least it's near some population centers. There's just better options nearby now.

 

[bamasteve]

I've never been there, but I could never imagine why anyone would go to that place. Nothing to do, no real major "nature" stuff nearby. A lake, I guess some golf. Not near ANYWHERE.

It was Fairfield's first resort back in the 70's I guess. I'm guessing cheap land back in the day.

I could see Fairfield Glade having more promise long term, but barely. Having been there I realize it's got some major limitations, but at least it's near some population centers. There's just better options nearby now.

Only reason we went was because it was an equidistant location for all of our family members. It's nice but remote.

 

[jen.in.hi]

And I just received my notice for the Hamilton Cove HOA at Fairfield Bay. Special Meeting September 25, 2025.

The details are very similar the notice we received Mountain Meadows. Well, I enjoyed the Fairfield Bay location. It’s a beautiful, peaceful respite from busy, hectic life here in Honolulu.

Arkansas has much natural beauty to offer when the noise of life gets in the way of daily peace. It’s impossible to find anywhere without noise pollution on the island of Oahu. I (and my children) will miss staying at Fairfield Bay. Many thanks to those of you who have contributed your kindness and insight in this process.