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

[Floridaman76]

Ohh I hope that one isn’t on the chopping block-

Was looking forward to staying there a lot next year…location to the new Epic Universe Park is really good.

Having stayed at that one, the ONLY thing it has going for it is it's proximity to Universal. And it's not like it's walking distance. That "resort", which to me seems like it's a converted apartment complex, is (now) wedged between a 2 bit amusement park with a roller coaster and some bungee things, and a couple strip malls. I went there exactly ones, got there at night and it wasn't exactly inviting, nor seemed particularly secure. The ONLY amenities on site are a pool. I don't even remember it having a workout room. All 2BR units, upstairs or downstairs, no elevators.

Its like Cypress Palms in terms of amenities, but much smaller and built in the 70's. I don't really think you will be missing anything by getting moved to any of the other resorts in the area.

Star Island is much more of a loss than Orlando International. Also it always mystified me why MF were so high there. I think that place was also initially sold as weeks, it's that old.

Point is, Orlando is already oversaturated, by all timeshare companies as well as hotels. And having stayed in all of them except the Worldmark one, Orlando International was a distant last place in terms of quality and amenities. It was tired in 2018 the last time I went there, and I doubt anything has been done to it since.

We are potentially losing the only resorts in the system in large geographic areas. Some of which definitely are on the decline for sure, but this is a big impact to the system.

 

[bnoble]

Technically at least for UDI points for 2026 you are not entitled to use them if they are not yet paid for correct?

UDI are paid during the year of use, based on budgeted fees. Converted weeks are paid during the year prior to use, based on estimated fees.

You know you're closing the resort on Dec 31, 2025

There are several different assoications at Glade. It is possible that not all of them are being withdrawn.

 

[dioxide45]

Travel + Leisure will be reporting their 2nd quarter earnings on the 23rd, I would expect to know more by then along with some kind of mention in their opening or closing comments on the call.

They certainly need a public announcement about something like this. Most public companies that know what they are doing will have the public announcement ready at the same time as to avoid regulatory scrutiny. Right now they've said something to staff. They should have had the public announcements ready to be fired off right after those discussions. Most employees will find out about a big thing like this at the same time as the investors.

 

[mh101499]

Are people letting their reptilian brains get the best of them during this information vacuum and thinking in only binary terms?

Is there any reason why, in a special case such as Presidential Reserve, affected owners would not be offered a swap into another PR resort? Atlanta has very good maintenance fees and there is probably a lot of unsold inventory for Wyndham to offer, there or at other PR resorts.

If they were willing to offer a point to point exchange from Edisto to Atlanta I'd take it (if King Cotton were going away). However, if their past tactics are any indication, They'd probably tell me I needed to buy more points to roll over into Atlanta. But, yes, that scenario would be ideal.

 

[jp10558]

I have seen contracts on ebay and the mf is about $1200 or slightly lower.

In 2018 Wyndham owned about 37% of each of those resorts, most likely more now. They are probably contributing to the high cost of cwa which Wyndham wants to reduce.

I would be ok with a higher points cost rather than see them go away.

It just seems to me like Wyndham should be able to drop the amount of CWA at a resort without closing the resort / dropping it from the system.

 

[jp10558]

Edisto is to you as Bentley Brook is to my family!

Edisto is also a nice option for visiting the Charleston area. We stayed there multiple times when my daughter was doing her residency at MUSC. I love the nickname EdiSLOW (and it helped me pronounce it correctly).

I have never used Wyndham points for anything but the timeshares. I didn't think it ever made sense. But I know nothing about converting to Wyndham rewards points. I'll have to look a little closer at that.

I've been wanting to go back to Charleston - I guess we'll see if they close Edisto or not, and if not then I might try staying there.

 

[Sandi Bo]

We were at BB two Christmas’s ago now. When there we were called on our room phone and offered an owner update via iPad remotely, but we turned it down. So at least back then, they were offering remote sales updates to owners, not sure how common that was or still is for resorts that have no sales center, which makes me wonder, of the resorts on our prospective list, how many have sales centers? I know BB does not. Maybe I will create a table format to track these different kinds of attributes so we can try to identify some underlying logic.

It also occurred to me yesterday, regarding your point about how cheap BB is, that many of the legacy resorts require much lower points values to book. Since Wyndham cannot change the points values, if they want at a macro level to discourage use of resorts with lower points values, the only real option is to remove these resorts from the system over time. Using a certain logic, taking this approach means owners then have to use their points at the newer resorts that require higher points values to book, and that means owners are more likely to buy more points to cover the same amount of vacationing right? So if own 1.4mm points today and can vacation for 45 nights total using a mix of legacy and non-legacy resorts, tomorrow I may need 1.6-1.7mm points to cover those same 45 nights. Pure speculation on my part of course. Thoughts?


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I do remember hearing they are reconfiguring some of the BB rooms. If they do keep it, I wonder how that would figure into the points charts.

Another thing about BB - the point chart structure allows for amazing upgrades. I think there are 4 one-bedroom condos there. The one bedrooms are extremely spacious, low points, and i would guess a good booking for someone with resale - rarely are they 'in the way' of a studio -> 2 bedroom upgrade. It's VERY typical to from a studio to a 2 bedroom for shamefully low points, but still not a bad deal if you go from a 1 bedroom to a 2 bedroom. Pair that against Reunion that only has 3 bedroom units. Still a great deal at a discount, but nothing compares to BB.

I find the 'we never change the points charts' interesting. And sales uses it as a selling point - how many times have they said 'Bonnet Creek is value season for Thanksgiving]' - they sure messed up when they created that points chart. And NEVER can they fix that. You would think there might be some parameters where they can - apparently not.

Updated: We DO know they can change upgrade paths (those took a significant hit an the implementation of Voyager (2017) and has never been acknowledged or addressed (as far as we can tell). Deaf ear syndrome.

 

[dioxide45]

It just seems to me like Wyndham should be able to drop the amount of CWA at a resort without closing the resort / dropping it from the system.

But where does the inventory go that they remove from CWA? Sure it can be removed from CWA without closing the resort, but someone (Wyndham) is still on the hook for the annual fees.

 

[Floridaman76]

But where does the inventory go that they remove from CWA? Sure it can be removed from CWA without closing the resort, but someone (Wyndham) is still on the hook for the annual fees.

I would say, "there are smarter people than us, and they have it all figured out".

But how many times have we seem them absolutely screw things up on grand scale. These are the same people who ultimately are in charge of the website, lol...

 

[Arimaas]

UDI are paid during the year of use, based on budgeted fees. Converted weeks are paid during the year prior to use, based on estimated fees.


There are several different assoications at Glade. It is possible that not all of them are being withdrawn.

Didn't the article say the entire resort will be divested of the timeshare portion by the end of the year?

"Club Wyndham is shutting down its timeshare operations at the end of the year, according to a statement released Friday afternoon by the Fairfield Glade Community Club."

 

[HitchHiker71]

You know what's completely bonkers? You know you're closing the resort on Dec 31, 2025. Why allow me to make a reservation for January? Why not start to block out the system so you don't have a lot of disappointed people? You made the announcement yesterday, ths system should have been blocking this out at least by yesterday, if not before.


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Nothing has been announced yet to be clear. Just because someone at BB happened to overhear what employees were being told or overheard what employees were talking about, doesn’t mean anything has been announced. So far, the only official resort impacted that we know for certain from a local newspaper article is Fairfield Glade. We don’t know how that resort is being impacted, and most importantly, none of the HOAs have voted on anything yet. This is all very preliminary right now, so to expect Wyndham to start blocking out resorts online based on assumptions about voting outcomes, is stretching it to put it mildly. Nothing has actually happened yet. I would not expect any system changes to be implemented until HOA votes have confirmed outcomes, which I would surmise won’t occur until fall timeframe best estimate.


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[Arimaas]

Nothing has been announced yet to be clear. Just because someone at BB happened to overhear what employees were being told or overheard what employees were talking about, doesn’t mean anything has been announced. So far, the only official resort impacted that we know for certain from a local newspaper article is Fairfield Glade. We don’t know how that resort is being impacted, and most importantly, none of the HOAs have voted on anything yet. This is all very preliminary right now, so to expect Wyndham to start blocking out resorts online based on assumptions about voting outcomes, is stretching it to put it mildly. Nothing has actually happened yet. I would not expect any system changes to be implemented until HOA votes have confirmed outcomes, which I would surmise won’t occur until fall timeframe best estimate.


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I don't know if I agree with your assessment. An official statement from corporate to the local paper about stopping operations at a specific resort at a certain date and that owners can convert to CWA would be enough for me to think this enough to make a system change. That being said, like I said before in a few posts, what do I know, I'm a civil servant, not a businessman.

 

[wtkidz]

You know what's completely bonkers? You know you're closing the resort on Dec 31, 2025. Why allow me to make a reservation for January? Why not start to block out the system so you don't have a lot of disappointed people? You made the announcement yesterday, ths system should have been blocking this out at least by yesterday, if not

Edisto is to you as Bentley Brook is to my family!

Edisto is also a nice option for visiting the Charleston area. We stayed there multiple times when my daughter was doing her residency at MUSC. I love the nickname EdiSLOW (and it helped me pronounce it correctly).

I have never used Wyndham points for anything but the timeshares. I didn't think it ever made sense. But I know nothing about converting to Wyndham rewards points. I'll have to look a little closer at that.

conversion rate sucks

 

[jp10558]

But where does the inventory go that they remove from CWA? Sure it can be removed from CWA without closing the resort, but someone (Wyndham) is still on the hook for the annual fees.

I meant they can probably sell it, just discount it a bunch at "retail".

 

[CO skier]

But where does the inventory go that they remove from CWA? Sure it can be removed from CWA without closing the resort, but someone (Wyndham) is still on the hook for the annual fees.

Upon a successful vote to terminate the timeshare regime, the Club Wyndham points associated with both the CWA deeds and the owners' deeds ceases to exist; as do the maintenance fee obligations associated with the Club Wyndham points.

Wyndham still owns the underlying deeds that supported the CWA points, as do the owners' with their deeds that supported their points. At Mountain Meadows, a vote to convert to a condominium project was held immediately following the termination vote. All the owners, including Wyndham, were then tenants in common. Some form of HOA continues to manage the property until it is partitioned and sold. (That is the Cliff Notes version.)

 

[CO skier]

If they were willing to offer a point to point exchange from Edisto to Atlanta I'd take it (if King Cotton were going away). However, if their past tactics are any indication, They'd probably tell me I needed to buy more points to roll over into Atlanta. But, yes, that scenario would be ideal.

It seems like a real stretch that any Presidential Reserve units/developments will be involved. Maybe worry about it only if King Cotton is named in any official announcements.

 

[paxsarah]

Not sure where the 20 number came from. The word being used is a “handful” of resorts. That’s obviously not a specific number, but I don’t think anyone would consider a handful to equate to 20 resorts. I’d guess it’s in the high single digits personally, but only time will tell.

We are seeing all kinds of rumors, so be careful who you listen to on this topic. I’ve seen rumors as high as 37 resorts on the FB groups for example. That’s not a handful either.


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From Facebook, an owner couple who are regulars at Bentley Brook were told 20 by the employee source who told them the news. Separately, a pseudonymous guy who in the past has given off (former? non-sales) employee vibes from Fairfield Glade said his employee sources told him 10. Ex-salesperson Jimmy from Shawnee has also said he heard basically the same things but I don’t think he gave a number.

 

[dioxide45]

first of many statements like that id expect within the next few days.

as someone mentioned above...this has been planned well in advance especially since that statement indicates it will terminate as a timeshare at the end of this year.

this is going to be a real poop show for owners going forward.

If it's been planned well in advance, I would have fully expected public statements (official) to have been at hand ready to drop. If they knew what was happening, why not have that stuff ready already?

 

[Floridaman76]

If it's been planned well in advance, I would have fully expected public statements (official) to have been at hand ready to drop. If they knew what was happening, why not have that stuff ready already?

The whole thing seems pretty half baked

 

[paxsarah]

Ohh I hope that one [Orlando International] isn’t on the chopping block-

Was looking forward to staying there a lot next year…location to the new Epic Universe Park is really good.

Same, we have reservations there for spring break next year. I don’t know what the source is for it being added to the list is - if it’s speculation based on age and MFs, or if it was specifically mentioned by one of the people who were told specific resort names by an employee.

 

[dioxide45]

The whole thing seems pretty half baked

Yeah, it seems strange for a publicly traded company. Does this information have a chance to impact share price? Is there a risk that employees with certain knowledge are trading based on this information?

 

[paxsarah]

There seems to be a lot of consternation about Edisto but the person on FB specifically mentioned it would be 2 associations, and there are at least 8 associations there. It shouldn’t be the whole resort. I get it - I just left there today. But the majority should stay in the system.

 

[Rolltydr]

Nothing has been announced yet to be clear. Just because someone at BB happened to overhear what employees were being told or overheard what employees were talking about, doesn’t mean anything has been announced. So far, the only official resort impacted that we know for certain from a local newspaper article is Fairfield Glade. We don’t know how that resort is being impacted, and most importantly, none of the HOAs have voted on anything yet. This is all very preliminary right now, so to expect Wyndham to start blocking out resorts online based on assumptions about voting outcomes, is stretching it to put it mildly. Nothing has actually happened yet. I would not expect any system changes to be implemented until HOA votes have confirmed outcomes, which I would surmise won’t occur until fall timeframe best estimate.


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The voice of reason. WTF?

 

[Floridaman76]

Same, we have reservations there for spring break next year. I don’t know what the source is for it being added to the list is - if it’s speculation based on age and MFs, or if it was specifically mentioned by one of the people who were told specific resort names by an employee.

Is there a specific reason you picked that place? Was it the only place you could get for that timeframe or did you have a speific need to be somewhere near where the resort physically is? Have you stayed there before? I stayed there ONCE because it was a last minute thing I had to be in town for and it was the only place I could get (literally 3 days before my reservation started).

Location to Universal is the ONLY thing that place has going for it. It's only 2BR (not deluxe), and points for a 2BR Deluxe are the same at Cypress Palms and Star Island which have much nicer rooms, and the facilities are nicer.

 

[TUGBrian]

If it's been planned well in advance, I would have fully expected public statements (official) to have been at hand ready to drop. If they knew what was happening, why not have that stuff ready already?

word i got was that this was the period at which all the employees/staff/whatnot were being informed and that is being done separately vs a public statement for them to read like the rest of the world on social media etc.