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

[paxsarah]

Not sure where to place this question related to Wyndham: Does Wyndham own Los Cabos Golf Resort in Mexico? Their advertisement says a Wyndham collection.

It’s part of the hotel brand/company, not the timeshare.

 

[donno]

Is there any guidance about 2026 MFs paid? I think I pay a year in advance on my 154K Fairfield Glade fixed week. I know some folks said that there would be a refund for 2026 paid, but I haven't seen any of that info in the special meeting notes anyone had typed up. Anyone hear anything further?

Information provided by both FB HOAs I received mentioned refunds for 2026 mf. I know my deeded converted weeks are paying a year ahead on estimated mf. The question that we could not get answered at the meeting is when they expect those refunds to occur.

 

[chapjim]

Many of them appear to be declaring bankruptcy. So if someone buys the resort out of bankruptcy, they choose to could reopen it - but it won't be part of Wyndham and the owner will only get their share of the proceeds from the bankruptcy sale.

For the umpteenth time, resorts filing Chapter 11 bankruptcy are NOT necessarily insolvent. From what we know so far, none of these resorts is insolvent. So, buying the resort out of bankruptcy is not what is happening.

 

[rickandcindy23]

Based on reports, there is at least one additional HOA at Pagosa that is set to vote on also removing itself from Club Wyndham during this current process.

Which ones are being closed and which are voting. I am curious. Do you know how valuable the real estate is in Pagosa Springs now? It's crazy! We went on a timeshare tour of Pagosa Springs in the early 1980's, and Fairfield Pagosa Springs was just the Eagle's Loft units (we stayed in one for 5 nights for free to listen to the sales' spiel). There weren't many houses, it was really in the boondocks.

I love a few of the areas of Pagosa. Master's Place wasn't looking great, but Peregrine was pretty nice.

 

[rickandcindy23]

I want to thank everyone who's piped up in this "ginormous" thread - I've been informed, amused, incensed, amazed, and relieved, depending on which page I was reading. (I read at least 50% of them this rainy afternoon).

We're at Old Town and accepted doing an update because they said they had info about the closures. We've had a couple of updates here that were pretty easygoing. Well, those days are gone! I had to have had one of the most ill-informed, weasely sales woman ever! I got a supervisor and a manager, too, who were absolutely looking to scare owners. I'm very well informed and stuck to my guns that the only reason I was there was to get specific Glade info. The saleslady tells me that my other contracts (Kingsgate and Royal Gardens HI) were also part of the properties being sold. I said there's 12 properties and these weren't part of it. Oh, but they're coming, she says. The supervisor says they're part of Phase2 of this process. The manager tries to tell me I must hurry and make a choice or the "drawbridge will be closing." I tell them, "I can't make any decisions with no specific info and if you don't have it, what good is this meeting?" Still cost me an hour of my time but just further proof that they're pushing sales to unknowledgeable owners in the middle of this.

Once again, thanks to all of you who have shared both your expertise and first-hand info. I'll post if/when I get info regarding my Glade ownership (Wellington Place).

The salespeople will bully owners with lies to get deeds back before owners know what's going on, so they can get clear title without paying anything.

 

[bizaro86]

For the umpteenth time, resorts filing Chapter 11 bankruptcy are NOT necessarily insolvent. From what we know so far, none of these resorts is insolvent. So, buying the resort out of bankruptcy is not what is happening.

You know that, and I know that, and most of the people posting in this thread know that.

But most wyndham owners don't.

It'll be great when we start getting reports from people saying "the salesperson at brand X told me Wyndham is going bankrupt and showed me a list of resorts that have already closed and said if I didn't trade in my wyndham plus $40k I'd be liable for an entire resort's debts!?!?"

 

[Jan M.]

We're at Old Town and accepted doing an update because they said they had info about the closures. We've had a couple of updates here that were pretty easygoing. Well, those days are gone! I had to have had one of the most ill-informed, weasely sales woman ever! I got a supervisor and a manager, too, who were absolutely looking to scare owners. I'm very well informed and stuck to my guns that the only reason I was there was to get specific Glade info. The saleslady tells me that my other contracts (Kingsgate and Royal Gardens HI) were also part of the properties being sold. I said there's 12 properties and these weren't part of it. Oh, but they're coming, she says. The supervisor says they're part of Phase2 of this process. The manager tries to tell me I must hurry and make a choice or the "drawbridge will be closing." I tell them, "I can't make any decisions with no specific info and if you don't have it, what good is this meeting?" Still cost me an hour of my time but just further proof that they're pushing sales to unknowledgeable owners in the middle of this.

Does anyone else see multiple lawsuits and/or a major class action lawsuit against Wyndham over the fraudulent sales practices they're allowing to happen in conjunction with the resorts being dropped.

They will have to divulge every single owner, and their contact information, who owned at one of these resorts to any and all attorneys or attorney groups who file suits against them. Also possibly divulge the names and contact information of any owner who attended an update or sales presentation between July 10th when this was announced to the end of the year when the resorts will close.

Many Wyndham lawsuits are settled out of court so we have absolutely no idea how often that happens. Some do go to court and people win. It's not always as futile as sone people think and this one has an excellent chance of winning in my estimation.

If Wyndham's legal team is worth what they pay them, they'd be advising the PTB/ powers that be to issue a company wide statement that any concierge or salesperson caught using any such tactic concerning the closings will be fired on the spot. If ever a cya move was needed it would be this for Wyndham.

 

[rickandcindy23]

If Wyndham's legal team is worth what they pay them, they'd be advising the PTB/ powers that be to issue a company wide statement that any concierge or salesperson caught using any such tactic concerning the closings will be fired on the spot. If ever a cya move was needed it would be this for Wyndham.

I so agree with this!

 

[Jan M.]

I agree with your advice recommendation, but given their lack of reeling in the sales people over the years I doubt it will be issued. I also doubt Wyndham is worried about lawsuits and discovery. It is a lot harder to get that kind of discovery than tv would lead you to believe.

They sure had no trouble getting the list of anyone Wyndham identified as a mega renter back I think it was 12-15 years ago. I was contacted and curious enough to hear what the two lawyers in the firm for the class action lawsuit I talked with for a decent amount of time had to say. I never had any intention to participate. I believe they did eventually win on one or two smaller points but not what they were mainly going for.

The number of owners identified back then as mega renters pales in comparison to the number of owners deeded at the resorts being dropped.

As we're seeing, a lot of these owners have owned for years which likely means they're older. This is ripe for claims of elder abuse. If I'm not mistaken wasn't that one of the points in that whistle-blower lawsuit Wyndham lost?

Also several years ago as part of a crackdown didn't Wyndham issue a cya edict about salespeople mentioning renting on your own? You'd think they'd be smart enough to issue another edict.

 

[comicbookman]

They sure had no trouble getting the list of anyone Wyndham identified as a mega renter back I think it was 12-15 years ago. I was contacted and curious enough to hear what the two lawyers in the firm for the class action lawsuit I talked with for a decent amount of time had to say. I never had any intention to participate. I believe they did eventually win on one or two smaller points but not what they were mainly going for.

The number of owners identified back then as mega renters pales in comparison to the number of owners deeded at the resorts being dropped.

As we're seeing, a lot of these owners have owned for years which likely means they're older. This is ripe for claims of elder abuse. If I'm not mistaken wasn't that one of the points in that whistle-blower lawsuit Wyndham lost?

Also several years ago as part of a crackdown didn't Wyndham issue a cya edit about salespeople mentioning renting on your own? You'd think they'd be smart enough to issue another edict.

That was discovery of an existing list, which Wyndham had already admitted existed. Also, Wyndham was claiming that the mega renters were violating the terms of their contracts, so they needed to name names to show examples to prove their point. I expect they didn't resist the request.

 

[Arimaas]

I agree with your advice recommendation, but given their lack of reeling in the sales people over the years I doubt it will be issued. I also doubt Wyndham is worried about lawsuits and discovery. It is a lot harder to get that kind of discovery than tv would lead you to believe.

My guess is Wyndham legal alresdy suggested to Wyndham that class action suits are possible. For both these sales tactics and for still taking reservations knowing they won’t be honored. This was probably factored in as the cost of business and they still going with this plan of action all around.

 

[CO skier]

Where do I find this?

I do not know why it matters how many HOAs are at Star Island, but here it is:

Star Island Vacation Ownership Association, Kissimmee, FL | HOA Contact Info| Board Member & Property Manager Contact Info

Star Island Vacation Ownership Association, Kissimmee, FL HOA contact info, homeowners association board members, HOA property manager, HOA fees, estoppel, location.

florida-hoa.com

Putting two and two together:

 

[markb53]

Don’t know if this has been mentioned, but I just noticed on the WorldMark site that KingGate and Patriots Place have both been added to the WorldMark as a direct worldMark book not through Club Pass. I wonder if th Wyndham is closing Patriots place and moving it into WorldMark?

 

[geist1223]

In the past Wyndham has placed poor or underpreforming resorts totally or partially into the Worldmark Inventory. The worst example is Worldmark Birch Bay (underpreformimg Worldmark Resort). Wyndham acquired part of Raintree Blaine and took over Management of the Resort. The placed the acquired Raintree Blaine Units in the Worldmark Inventory. These are now known as Worldmark Blaine. Though it is a bit of a drive to Blaine. The two Resorts are right next to each other. So Worldmark has 2 underpreforming Resorts next to each other in Birch Bay.

 

[dioxide45]

Don’t know if this has been mentioned, but I just noticed on the WorldMark site that KingGate and Patriots Place have both been added to the WorldMark as a direct worldMark book not through Club Pass. I wonder if th Wyndham is closing Patriots place and moving it into WorldMark?

Did Worldmark have any units at these properties prior to this? Were they previosyly bookable via direct Worldmark and Club Pass, or just Club Pass?

 

[Floridaman76]

Did Worldmark have any units at these properties prior to this? Were they previosyly bookable via direct Worldmark and Club Pass, or just Club Pass?

Yes, I didn't realize it but Worldmark had some inventory at Patriots Place. This happend some time ago apparently, not recently.

They also added some Kingsgate Club Wyndham inventory into Worldmark. This happened within the past 6 months.

Someone else posted there's a couple other resorts "on the list" which may have some inventory in WM.

 

[dioxide45]

Yes, I didn't realize it but Worldmark had some inventory at Patriots Place. This happend some time ago apparently, not recently.

They also added some Kingsgate Club Wyndham inventory into Worldmark. This happened within the past 6 months.

Someone else posted there's a couple other resorts "on the list" which may have some inventory in WM.

So, it would seem they just removed the Wyndham inventory from Club Pass and the already available WM inventory is what the other poster is seeing?

 

[paxsarah]

Yes, I didn't realize it but Worldmark had some inventory at Patriots Place. This happend some time ago apparently, not recently.

They also added some Kingsgate Club Wyndham inventory into Worldmark. This happened within the past 6 months.

Someone else posted there's a couple other resorts "on the list" which may have some inventory in WM.

Both Kingsgate and Patriots' Place were added to Worldmark inventory at the same time, around six months ago: https://worldmark.wyndhamdestinatio.../resort-news/2025/four-new-resorts-to-explore

 

[CO skier]

So, it would seem they just removed the Wyndham inventory from Club Pass and the already available WM inventory is what the other poster is seeing?

The Patriot's Place WorldMark inventory is in addition to what is available through Club Pass at Patriot's Place. Both options will likely go away at the end of the year, which does beg the question, "Why separate inventory at Patriot's Place and the other affected resorts were added to WorldMark just to be removed less than a year later?"

 

[Floridaman76]

The Patriot's Place WorldMark inventory is in addition to what is available through Club Pass at Patriot's Place. Both options will likely go away at the end of the year, which does beg the question, "Why separate inventory at Patriot's Place and the other affected resorts were added to WorldMark just to be removed less than a year later?"

View attachment 116476

More evidence of "the right hand doesn't know what the left hand is doing" at Wyndham

 

[dioxide45]

The Patriot's Place WorldMark inventory is in addition to what is available through Club Pass at Patriot's Place. Both options will likely go away at the end of the year, which does beg the question, "Why separate inventory at Patriot's Place and the other affected resorts were added to WorldMark just to be removed less than a year later?"

View attachment 116476

Do we know how inventory was actually added to WorldMark. Were deeds put into whatever trust holds WMWorldMark inventory? Or was it some type of lease arrangement/agreement that allowed WorldMark owners to book the inventory directly with WorldMark credits?

 

[bamasteve]

The Patriot's Place Board meeting was supposed to occur today - at least that is what is listed on the list at the beginning of this conversation. Has anyone heard the results of the meeting? We are owners there and we've heard nothing from the HOA or Wyndham. I suspect the BOD met and maybe the will notify and/or seek concurrence from owners.

 

[northovr]

no there is a meeting Wednesday to vote for the Bankruptcy. When Wyndham forecloses or gets inventory free they convert it to whatever they want. Some has been converted to WorldMark trust points. My question is why did they spend all this money on Refurbishment and then decide to close after the spent millions of dollars. And the Sunday side isn't done and they are still going thru with completing it because the cabinets are custom and already ordered.
Thanks
Club Wyndam


Daniel

 

[markb53]

Did Worldmark have any units at these properties prior to this? Were they previosyly bookable via direct Worldmark and Club Pass, or just Club Pass?

Prior to this there were no WorldMark units.
They just showed up on the website pretty recently. I keep a spreadsheet of the resorts that show up on the WorldMark Momday Madness cash discount bookings. And they both showed up for the first time today (Monday 9/29). On the worldmark website WorldMark Patriots Place and WorldMark Kingsgate both show up. I did a test book and I could book 13 months out for both.
On the helpful hints it says:

• A limited number of suites have been designated for use by WorldMark owners at this resort. All suites will feature Club Wyndham amenities (housewares and coffee), and Club Wyndham guidelines will apply to checkout time (10 a.m.) and Wi-Fi availability. Because this resort remains Club Wyndham-branded, be sure to use the Club Wyndham resort name when navigating to the property. WorldMark spice packets will be available upon request.

 

[seascapemvy]

I wonder if Wyndham bought any of the Ebay contracts for $1.00 with the seller paying them the Wyndham transfer fee? That would be a better deal for them than just taking back the contract.