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

[Floridaman76]

Wyndham Pagosa is mostly deserted during the winter, even during spring break, with the parking lots typically only 15-25% occupied.

The parking lots are full during the summer, but these are mostly overnighters as the same vehicles are there for only one or two nights.

The Peregrine development is large enough to absorb the entire Masters Place complex of guests with loads of room to spare.

Last winter when I booked 3 units for a week at Steamboat, Pagosa was my backup plan, and I watched inventory for the week of Christmas and New Years and there were no 3BR units available week of or week after christmas.

I just checked and there are 1BR A and B sides and 2BR lockoffs (doesnt say which development) available week of Christmas and nothing the week after Christmas.

I honestly didnt look outside those 2 weeks

 

[Roger830]

Someone is giving away a Star Island unit in the Free TImeshares forum. What type of impact do these votes and closings have on a property like Star Island where some of the units are Wyndham owned and some aren't? Are the Wyndham controlled units a different HOA? Are the Wyndham owned units in their own buildings or are they mixed in with all the rest. Does the vote happening at Star Island impact both the Wyndham controlled and non Wyndham units? I would think it does if just one HOA.

Star Island was talked about here maybe a decade ago.

As I recall, two brothers developed the resort and one of them sold his portion to what is now Wyndham and I would assume that both of the brothers units also traded in rci at that time.

I rented a newer 2-bed unit there in the back with a bonus certificate from II in January 2016 which I assume has nothing to do with Wyndham.

 

[HitchHiker71]

I was present on Zoom for the FB Mountain Meadows Association meeting that adjourned 30 minutes ago. It was very professional. The quote mentioned above in a FB post was not made on Zoom during the actual formal meeting.

It was stated verbally (during the meeting) that 67% of Mountain Meadows (FB) membership was owned by Wyndham. I asked during Q&A to restate the percentage and in the chat it was clarified further 51% CWA and 16% developer owned.

There were only 3 votes against bankruptcy and sale and over 500 votes for. Based upon the previously mentioned ownership percentages, Wyndham and CWA collectively owns approx. 550 of the available 832 votes.

It seems that Wyndham accepted back enough deeds to just gain a quorum and majority needed to go through with the sale. The meeting was a formality to inform the other owners of what is going to happen. This was not stated explicitly, it was only inferred through knowing the details.

Thanks for the details on this item. I'll add some of the applicable details in the OP table. I'm assuming there was also an affirmative vote on ceasing 2026 operations - was an explicit date for this provided by chance?

 

[HitchHiker71]

Someone is giving away a Star Island unit in the Free TImeshares forum. What type of impact do these votes and closings have on a property like Star Island where some of the units are Wyndham owned and some aren't? Are the Wyndham controlled units a different HOA? Are the Wyndham owned units in their own buildings or are they mixed in with all the rest. Does the vote happening at Star Island impact both the Wyndham controlled and non Wyndham units? I would think it does if just one HOA.

Typically Wyndham sets up it's own HOA for whatever units are held within mixed ownership type resorts like Star Island.

 

[HitchHiker71]

In the FB Fairways meeting they said 72% was controlled by Wyndham. I did not ask for a breakdown.

Noted and added to the OP tracker.

 

[dioxide45]

Typically Wyndham sets up it's own HOA for whatever units are held within mixed resorts.

Okay, but then how does that work exactly? Especially if the units are just mixed in with others. Or are all the Wyndham units in their own separate buildings?

 

[HitchHiker71]

We are ViP Gold and have 105,000 converted points at Fairfield Bay. Our total point total is 608,000 so we were grandfathered in based on the new points requirement. If we lost the 105,000 points from Bay we would still have 503,000 points which was over the old VIP Gold level. Our decision to take the CWA points will be purely based on if we still retain VIP Gold. Any thoughts?

Good question - I'll add this to my list to bring up with Wyndham tomorrow on our bi-weekly scheduled call.

 

[CO skier]

Last winter when I booked 3 units for a week at Steamboat, Pagosa was my backup plan, and I watched inventory for the week of Christmas and New Years and there were no 3BR units available week of or week after christmas.

I just checked and there are 1BR A and B sides and 2BR lockoffs (doesnt say which development) available week of Christmas and nothing the week after Christmas.

I honestly didnt look outside those 2 weeks

The 13-month ARP holiday weeks are EXACTLY why I own CWA, instead of lower maintenance fee resorts. There is only one 4 bedroom Presidential unit at Pagosa; it books right at the 13-month mark.

I gave away my UDI deeds and bought CWA when the deeded UDI maintenance fees increased above CWA maintenance fees. I could still get the 13-month Advance Reservation Priority that I needed for 3 and 4 bedroom units at a lower cost using CWA.

When I posted the following, I was referring to the other 10 weeks of winter:

Wyndham Pagosa is mostly deserted during the winter, even during spring break, with the parking lots typically only 15-25% occupied.

I have stayed at Wyndham Pagosa throughout the winter, skied Wolf Creek (downhill and telemark), and seen the empty parking lots early in the mornings and late at night.

 

[Floridaman76]

Star Island was talked about here maybe a decade ago.

As I recall, two brothers developed the resort and one of them sold his portion to what is now Wyndham and I would assume that both of the brothers units also traded in rci at that time.

I rented a newer 2-bed unit there in the back with a bonus certificate from II in January 2016 which I assume has nothing to do with Wyndham.

That has similar decor to a unit I stayed in this past February. It was a 2BR LO in Building 19, and I think based on the decor, it was NOT a Wyndham owned unit. The couch, entertainment center and the "flowers" on the table are a dead giveaway. The unit I was in the living room was a little bigger than what you have pictured and "backwards".

I think it was fine for what we needed, a little bigger than the typical units at Cypress Palms

 

[paxsarah]

"flowers" on the table

We had a similar unit one time when we arrived very late (midnight-ish). We assumed it was non-Wyndham. It was fine for 2 nights before we checked into a DVC exchange.

 

[Floridaman76]

We had a similar unit one time when we arrived very late (midnight-ish). We assumed it was non-Wyndham. It was fine for 2 nights before we checked into a DVC exchange.

Little things like that and the non-standard cookware, dishes and cups. But it was fine. I found the couch and other furniture more comfortable than the typical Wyndham stuff.

The master bedroom was the part that seemed most dated. The cabinets, dressers and the mirrored sliding doors on the closets took me back like 30 years, but everything was clean and functional.

 

[dioxide45]

That has similar decor to a unit I stayed in this past February. It was a 2BR LO in Building 19, and I think based on the decor, it was NOT a Wyndham owned unit. The couch, entertainment center and the "flowers" on the table are a dead giveaway. The unit I was in the living room was a little bigger than what you have pictured and "backwards".

I think it was fine for what we needed, a little bigger than the typical units at Cypress Palms

We had a similar unit one time when we arrived very late (midnight-ish). We assumed it was non-Wyndham. It was fine for 2 nights before we checked into a DVC exchange.

Were you staying on a Club Wyndham stay?

 

[Armada]

Today, I attended a zoom call for a meeting of the Hamilton Cove Townhouses POA, part of Wyndham’s Fairfield Bay. This meeting was to consider the sale of the Hamilton Cove Townhouses. From the talk at the meeting Wyndham will be totally exiting Fairfield Bay.

There were 1352 interval ownerships represented at the meeting, approximately 72% of the total membership. Doing a quick calculation; this means that POA consists of about 36-38 townhouses. Wyndham entities own about 70% of the intervals. Last year’s occupancy there was 39%. From this, I can understand why Wyndham wants out. It is obvious that they are losing money and there doesn’t seem to be much of changing that. Maintenance fees/1k points jumped significantly this year and there would be a large increase in the reserve charge for next year.

The meeting was to vote on four questions. I won’t go into detail, but they were to approve placing the POA in Chapter 11 bankruptcy and then to sell the POA’s assets (the townhouses). Obviously with Wyndham’s 70% ownership, it all passed. Based on all this information, it is obvious that Wyndham is losing money on FF Bay; probably a goodly percentage of FF Bay’s total revenues. For owners that want to switch to CW Points, there will be a process for that.

The resort will cease operations at the end of December. The attorneys and real estate agents ‘hope’ the bankruptcy and sale process will be done by the end of 2026. The property will still need to be maintained after closure. That cost for next year and other fixed costs is budgeted at close to 600k. That cost will be funded from the POA’s reserves, which are currently $2.9mm (should be about 3.1-3.2mm by year end). That means no maintenance fees for us or Wyndham next year!

Looking at the local real estate market, I don’t think townhouses will fetch more than $50k each or a total of maybe $1.8mm. Add that to reserves and the total will be about $4mm. Just a WAG.

Definitely not going to take the CW points, I will just wait it out until the end. I think it’s in Wyndham interests to sell as quickly as possible. Getting out the popcorn…..

I imagine the above will be a template for most of the other resorts.

 

[bamasteve]

Today, I attended a zoom call for a meeting of the Hamilton Cove Townhouses POA, part of Wyndham’s Fairfield Bay. This meeting was to consider the sale of the Hamilton Cove Townhouses. From the talk at the meeting Wyndham will be totally exiting Fairfield Bay.

There were 1352 interval ownerships represented at the meeting, approximately 72% of the total membership. Doing a quick calculation; this means that POA consists of about 36-38 townhouses. Wyndham entities own about 70% of the intervals. Last year’s occupancy there was 39%. From this, I can understand why Wyndham wants out. It is obvious that they are losing money and there doesn’t seem to be much of changing that. Maintenance fees/1k points jumped significantly this year and there would be a large increase in the reserve charge for next year.

The meeting was to vote on four questions. I won’t go into detail, but they were to approve placing the POA in Chapter 11 bankruptcy and then to sell the POA’s assets (the townhouses). Obviously with Wyndham’s 70% ownership, it all passed. Based on all this information, it is obvious that Wyndham is losing money on FF Bay; probably a goodly percentage of FF Bay’s total revenues. For owners that want to switch to CW Points, there will be a process for that.

The resort will cease operations at the end of December. The attorneys and real estate agents ‘hope’ the bankruptcy and sale process will be done by the end of 2026. The property will still need to be maintained after closure. That cost for next year and other fixed costs is budgeted at close to 600k. That cost will be funded from the POA’s reserves, which are currently $2.9mm (should be about 3.1-3.2mm by year end). That means no maintenance fees for us or Wyndham next year!

Looking at the local real estate market, I don’t think townhouses will fetch more than $50k each or a total of maybe $1.8mm. Add that to reserves and the total will be about $4mm. Just a WAG.

This is an excellent summary. We are owners there. I voted but looks like it was going to Chapter 11 no matter what given Wyndham's position. Thanks for posting. I'm ready to get my pennies on the dollar payout.

 

[paxsarah]

Were you staying on a Club Wyndham stay?

Yep, Wyndham points booked through Wyndham. I’m sure arriving so late I just got whatever unit they had.

 

[HitchHiker71]

Today, I attended a zoom call for a meeting of the Hamilton Cove Townhouses POA, part of Wyndham’s Fairfield Bay. This meeting was to consider the sale of the Hamilton Cove Townhouses. From the talk at the meeting Wyndham will be totally exiting Fairfield Bay.

There were 1352 interval ownerships represented at the meeting, approximately 72% of the total membership. Doing a quick calculation; this means that POA consists of about 36-38 townhouses. Wyndham entities own about 70% of the intervals. Last year’s occupancy there was 39%. From this, I can understand why Wyndham wants out. It is obvious that they are losing money and there doesn’t seem to be much of changing that. Maintenance fees/1k points jumped significantly this year and there would be a large increase in the reserve charge for next year.

The meeting was to vote on four questions. I won’t go into detail, but they were to approve placing the POA in Chapter 11 bankruptcy and then to sell the POA’s assets (the townhouses). Obviously with Wyndham’s 70% ownership, it all passed. Based on all this information, it is obvious that Wyndham is losing money on FF Bay; probably a goodly percentage of FF Bay’s total revenues. For owners that want to switch to CW Points, there will be a process for that.

The resort will cease operations at the end of December. The attorneys and real estate agents ‘hope’ the bankruptcy and sale process will be done by the end of 2026. The property will still need to be maintained after closure. That cost for next year and other fixed costs is budgeted at close to 600k. That cost will be funded from the POA’s reserves, which are currently $2.9mm (should be about 3.1-3.2mm by year end). That means no maintenance fees for us or Wyndham next year!

Looking at the local real estate market, I don’t think townhouses will fetch more than $50k each or a total of maybe $1.8mm. Add that to reserves and the total will be about $4mm. Just a WAG.

Definitely not going to take the CW points, I will just wait it out until the end. I think it’s in Wyndham interests to sell as quickly as possible. Getting out the popcorn…..

I imagine the above will be a template for most of the other resorts.

Thanks for sharing. OIRC was actually the first resort that used this process, that was subsequently templated based upon a successful initial set of outcomes back in August, but your detailed summation from FB definitely helps to provide a better overall sense of what to expect for the remaining impacted resort exits. Most appreciated!

 

[Floridaman76]

Were you staying on a Club Wyndham stay?

Yes I bookedthe stay using Club Wyndham points and actually got a VIP upgrade from a 1BR suite to a 2BR LO, historically at Star Island, Club Wyndham has access to both inventory in units they own as well as units owned by Star Island. You don't have a way to specify what kind of unit you get, and Wyndham has NO presence at the resort anymore. You check in with non-Wyndham employees at Star Island's check in desk. Also this is one of the few resorts that don't use wristbands at all. You get special Star Island wristbands to use the amenities there.

 

[Jan M.]

Okay, but then how does that work exactly? Especially if the units are just mixed in with others. Or are all the Wyndham units in their own separate buildings?

I don't remember which buildings at Star Island Wyndham has units in but I know it's not all the buildings. I know it's building 25 and I'm thinking 20, 21, and maybe units some in 28. Maybe 22, 23, and 24 too.

 

[Mongoose]

Last winter when I booked 3 units for a week at Steamboat, Pagosa was my backup plan, and I watched inventory for the week of Christmas and New Years and there were no 3BR units available week of or week after christmas.

I just checked and there are 1BR A and B sides and 2BR lockoffs (doesnt say which development) available week of Christmas and nothing the week after Christmas.

I honestly didnt look outside those 2 weeks

I had a chance to stay in a renovated unit in Pagosa and really enjoyed it. Sounds like this one is staying? Also have two 2 bedroom units at Steamboat for Thanskgiving and just got back from a stay at Granby. Nice to have all these options in CO.

 

[Floridaman76]

I had a chance to stay in a renovated unit in Pagosa and really enjoyed it. Sounds like this one is staying? Also have two 2 bedroom units at Steamboat for Thanskgiving and just got back from a stay at Granby. Nice to have all these options in CO.

I took my wife, kids and extended family including mom, dad, sister, brother and their kids. We had 12 people in three 2BR Deluxe units. I was eyeing two 3BR Deluxe units, but they got booked a couple days before I was able to book. I booked two of the units at midnight on the first day 11 months out using my VIP RARP and had to wait until midnight at the 10 month mark to get the last unit, I had to book a 1BR Deluxe and got on the waitlist and miraculously GOT IT.

I feel very fortunate to get what I ended up with. Truthfully 3 2BR units was probably better than 2 3BR units from a drama perspective. I have nothing but great things to say about Steamboat. Even the update was a piece of cake, in and out in 20 minutes. We got a guy who could read the room, we BS'ed about Florida for a few minutes, then left. We got $250 (2x 125 AMEX) because several people in our oarty agreed to do it.

I could have booked two 3BR Deluxe Units at Teal Landing Pagosa the same time I was able to book at Steamboat, but i'm glad I went to Steamboat.

 

[Roger830]

I don't remember which buildings at Star Island Wyndham has units in but I know it's not all the buildings. I know it's building 25 and I'm thinking 20, 21, and maybe units some in 28. Maybe 22, 23, and 24 too.

View attachment 116315

We were in building 24 and the unit was actually a 3-bed lock-off but we didn't have access to the small lock-off that was on the rear walkway. With 8 table chairs we had plenty of dishes for the two of us.

Overall it was a pleasant low cost stay for week 2. My wife wanted to visit Universal to see Harry Potter because the grand kids had been there. It's a two park event with a neat train ride connecting the parks. On a chilly day we went to a Star Wars movie. Spent time in the sun by the pool in the 65 degree weather. It was a nice stop after about an 1150 mile drive. The following 5 weeks were in warm Pompano and Hollywood Beach.

 

[TUGBrian]

unless ive missed something obvious, it does appear that maintenance fee obligations will end in 2025...thus anyone who doesnt want to convert to CWA can simply ride it out at no cost to them and collect their share of the proceeds of the sale (whenever that happens).

thats a much better situation than I had expected! also explains the hard sell at wyndham owner updates to scare people into paying to turn in/"upgrade" their deeded ownerships!

 

[jen.in.hi]

Thanks for the details on this item. I'll add some of the applicable details in the OP table. I'm assuming there was also an affirmative vote on ceasing 2026 operations - was an explicit date for this provided by chance?

I believe it was the date of December 27, 2025, mentioned in the notice of special meeting, to cease operations and reservations.

 

[CO skier]

unless ive missed something obvious, it does appear that maintenance fee obligations will end in 2025...thus anyone who doesnt want to convert to CWA can simply ride it out at no cost to them and collect their share of the proceeds of the sale (whenever that happens).

thats a much better situation than I had expected!

No surprise to me, since this was the positive outcome at Pagosa Mountain Meadows related in posts #26 and #45 in this thread on July 10, 2025 -- the day this thread started.

But, predictably (posted on July 11th):

It [resort closures] will surely be overblown on social media.

 

[Armada]

unless ive missed something obvious, it does appear that maintenance fee obligations will end in 2025...thus anyone who doesnt want to convert to CWA can simply ride it out at no cost to them and collect their share of the proceeds of the sale (whenever that happens).

thats a much better situation than I had expected! also explains the hard sell at wyndham owner updates to scare people into paying to turn in/"upgrade" their deeded ownerships!

Absolutely agree. I would guess that the offer to move to CWA will stay on the table until the entire process ends. As I mentioned, Wyndham probably wants to conclude this as quickly as possible. Once the resort closes, it will cost about $50k/month from the reserves to maintain it and meet other obligations. Each month that passes is about $35k less of a payout to Wyndham at the conclusion of the process.

We have a 154k points (converted) contract. I would expect that the max we would see at end would be about $1500-$1800 (depending on the length of the process).

There was one question that I forgot to ask. They mentioned that they had a 39% occupancy for last year. I wonder if that was just based on owner occupy and trades or if it included third party rentals. Doesn't make any difference, but it would have been interesting to know.