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

[CO skier]

And that might well be the *only* reason. The KBV board (cleverly IMO) is proposing to use a provision of Hawaii condo law to similarly avoid cleaning up hundreds of otherwise worthless deeds.

A bankruptcy filing would also offer court protection from frivolous lawsuits filed by knuckleheads like Renter & Co.

 

[Jan M.]

I won't be buying more CWA or swapping. I was looking to dump one of my three contracts anyway. I guess instead of dumping my 126K CWA contract, I'll be getting rid of this 154K Fairfield Glade instead, increasing my MFs. As I've said in just about every post, I'm not even upset at any of this. Business is business. I get it. What I am upset at is the lack of transparency and the unknown going into 4Q 2025.

I don't have VIP status by the way. The three contracts I own are all resale. Not that you asked, but I think VIP benefits do not outweigh their costs. So for me, VIP is not a concern. I can, however, certainly understand how for some people who own developer points here and have VIP status, how maintaining that status is a concern.

Something to consider for owners like you who only have resale points. If the CWA points Wyndham offers in exchange are developer points, would that change your thinking?

1. You'd have two different point buckets, developer and resale, to manage and use outside of 10 months.
2. If having developer points would give the owners Plus Partners and allow them to book the Worldmark inventory, that's something some resale owners would want. Yes, you'd be paying two cents more per thousand points for the program fee but I don't see that as a major concern.
3. I'd expect Bentley Brook owners to see some money if they keep their deeds. Fairfield Glade owners, maybe? There's a few resorts on the list that owners will be lucky to eventually see anything. Eventually is a very important consideration. To see anything the owners must continue to pay the maintenance fees for however long it takes for the resort/association to get bought out/dissolved. I'd guess a minimum of two years and for some resorts/associations longer.
4. If your resort/assocation ultimately votes to remain a timeshare, will it exchange in RCI or perhaps II? Or become an unaffilliated stand alone resort. That would mean your only option is to stay at that resort whenever you can get a stay there. If it exchanges in either RCI or II, you pay an exchange fee if you deposit your week to go somewhere else.
5. In the interim after 12/31/25 to whenever whatever happens, do you want to be paying maintenance fees if all you can do is stay at your resort?
6. For Bentley Brook, I'd think another timeshare group would be interested in taking it over. For Patriot's Place or Branson at the Falls where there's a number of other timeshare resorts, would there be limited interest? For some resorts/associations, it's hard to imagine another timeshare group wanting them due to the condition of the units and resort.

 

[CO skier]

3. I'd expect Bentley Brook owners to see some money if they keep their deeds. Fairfield Glade owners, maybe? There's a few resorts on the list that owners will be lucky to eventually see anything. Eventually is a very important consideration. To see anything the owners must continue to pay the maintenance fees for however long it takes for the resort/association to get bought out. I'd guess a minimum of two years and for some resorts/associations longer.

The maintenance fees end when the timeshare ends. If the project is destined to be sold, some caretaker entity (maybe Wyndham or Lemonjuice) manages the property until it sells, then deducts those costs from the sales proceeds before distrbution.

 

[Fido Chuckwagon]

Wyndham explained it in the announcement; "Out with the old."

"While the vast majority of Club Wyndham resorts meet the expectations and desires of owners, we understand there are some properties that require significant upgrades or are simply located in destinations that aren’t as desirable as they once were. To keep maintenance fees affordable, avoid costly special assessments, and ensure each and every resort sets the stage for memorable vacations, a handful of resorts may be removed from the Club Wyndham portfolio.

This is a circumstance that is commonly occurring across the timeshare industry as properties age to the anticipated life expectancy of the resort or timeshare regime."

@RENTER ‘s explanation that these resort bookings were apparently dominated by a secret cabal of 103 mega renters could be another explanation for why it was targeted.

 

[Fido Chuckwagon]

in your dreams

It definitely did not seem full when I was there in February. At least, judging from the parking lot.

 

[CO skier]

@RENTER ‘s explanation that these resort bookings were apparently dominated by a secret cabal of 103 mega renters could be another explanation for why it was targeted.

There might be a certain general nugget of truth to that (not specific to Renter & Co.) This is only one data point, but it illustrates how guest occupancy could outnumber owner occupancy at a popular resort like Bentley Brook.

Go to 12:30 in this youtube video. The guest received an upgrade at Bentley Brook through a Silver VIP. It is a cabal, and it is not a secret to Wyndham.

 

[Jan M.]

The maintenance fees end when the timeshare ends. If the project is destined to be sold, some caretaker entity (maybe Wyndham or Lemonjuice) manages the property until it sells, then deducts those costs from the sales proceeds before distrbution.

Owners who don't give up their deeds still owe maintenance fees; they just won't be collected by Wyndham. If the owner stops paying/defaults, the HOA will proceed with foreclosure. Owners must remain in good standing to be eligible to receive any payout.

 

[Fido Chuckwagon]

There might be a certain general nugget of truth to that (not specific to Renter & Co.)

Yeah, I wasn’t being completely facetious. Do I believe that @RENTER is part of a group of 103 mega renters? No, I think he has delusions of grandeur. Do I believe that a lot of people were renting properties like Bentley Brook, especially in high season? Yeah, that’s possible, and that actually tracks with the statement Wyndham made about “low owner-occupancy rates.” Wyndham didn’t say the properties suffered from low occupancy generally.

In fact, someone who owned at a low maintenance fee resort could probably turn a decent profit by using their low mf fee points to book and then rent at a place like Bentley.

 

[CO skier]

Owners who don't give up their deeds still owe maintenance fees; they just won't be collected by Wyndham. If the owner stops paying, the HOA will proceed with foreclosure. Owners must remain in good standing to be eligible to receive any payout.

Go to post #26. That is not how it played out for owners who held on at Mountain Meadows last December. "No maintenance fees for 2025" while Lemonjuice manages the resort "reimagining."

 

[CO skier]

Do I believe that @RENTER is part of a group of 103 mega renters? No, I think he has delusions of grandeur.

I think everyone believes he is part of a group of one.

 

[Floridaman76]

Dare I say, an Army of One?

 

[Double U]

yeah right. Only thing usually available at the last minute if any is a 1 bedroom suite. So you got lucky when someone just cancelled or you're a Wyndham mouthpiece

Totally off topic.

 

[HitchHiker71]

T&L proved how dumb they are or how stupid they think we are. They tell us they are closing down BB, Skyline and Shawnee because of lack of interest by owners in them.

But there is such a big demand to go to Tuscaloosa, Alabama that they are going to open a timeshare there.

The good news for those drooling to go, football season is not in tornado season. They were hit by one a few years back.

Technically it is Sports Illustrated’s resort and part of it will be timeshares managed by Wyndham - similar to MVC. Just like Margaritaville, SI will have many resorts that are not integrated with Wyndham. Wyndham will only participate in building and managing SIVC resorts where there is enough market demand, at least in theory.


Sent from my iPhone using Tapatalk

 

[HitchHiker71]

Any word on the Villas at Fairfield, Villa Rica GA? I know a couple years ago a different section not managed by Wyndham voted to terminate their timeshare affiliation.

Nothing as yet.


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[comicbookman]

Technically it is Sports Illustrated’s resort and part of it will be timeshares managed by Wyndham - similar to MVC. Just like Margaritaville, SI will have many resorts that are not integrated with Wyndham. Wyndham will only participate in building and managing SIVC resorts where there is enough market demand, at least in theory.


Sent from my iPhone using Tapatalk

please don't try to confuse Renter with facts. It just makes him rant more.

 

[Arimaas]

Something to consider for owners like you who only have resale points. If the CWA points Wyndham offers in exchange are developer points, would that change your thinking?

1. You'd have two different point buckets, developer and resale, to manage and use outside of 10 months.
2. If having developer points would give the owners Plus Partners and allows them to book the Worldmark inventory, that's something some resale owners would want. Yes, you'd be paying two cenrs more per thousand points for the program fee but I don't see that as a major concern.
3. I'd expect Bentley Brook owners to see some money if they keep their deeds. Fairfield Glade owners, maybe? There's a few resorts on the list that owners will be lucky to eventually see anything. Eventually is a very important consideration. To see anything the owners must continue to pay the maintenance fees for however long it takes for the resort/association to get bought out/dissolved. I'd guess a minimum of two years and for some resorts/associations longer.
4. If your resort/assocation ultimately votes to remain a timeshare, will it exchange in RCI or perhaps II? Or become an unaffilliated stand alone resort. That would mean your only option is to stay at that resort whenever you can get a stay there. If it exchanges in either RCI or II, you pay an exchange fee if you deposit your week to go somewhere else.
5. In the interim after 12/31/25 to whenever whatever happens, do you want to be paying maintenance fees if all you can do is stay at your resort?
6. For Bentley Brook, I'd think another timeshare group would be interested in taking it over. For Patriot's Place or Branson at the Falls where there's a number of other timeshare resorts, would there be limited interest? For some resorts/associations, it's hard to imagine another timeshare group wanting them due to the condition of the units and resort.

No desire to flip to CWA even if it is developer. Like I said, I was looking to dump my 126K CWA contract, so I'll just dump my 154 Fairfeild Glade instead. Pretty sure since I never plan on buying a retail contract in my life, that 154K developer points are useless to me.

I won't be seeing much money. Even if the resort sells for a lot, after Wyndham takes it's fees for whatever it is going to take for managing the sale, pays its creditors, and you divide up my 1/52th interest in one unit, it will be worth pennies. I don't know if I'll still be responsible for MFs once FG stops being a Wyndham timeshare, unless they hire another management company and decide to keep it going. I will be responsible for property taxes, however, because I sitll own that property. But if there's no management company managing the property, there is no one to pay fees to. It will be interesting to see how this all plays out. And like I said, I am just really annoyed that we are rolling into August 2025, and this is supposedly all taking place January 1, 2026. The only thing that bothers me in all of this. Don't mind that my MFs are going to go up per point, don't mind that I'm losing a low MF/decent point contract. Don't mind that Wyndham is dumping some resorts that I use and is close to home. Just want to know what is next for me and the vacations and points I already have going into 2027 that stem from this contract.

 

[Arimaas]

It definitely did not seem full when I was there in February. At least, judging from the parking lot.

I'm just chiming in, cause why not, but AC is gross. Sorry but it is. I really root for NJ, but like I said, it's way passed Boardwalk Empire days. Honestly was always surprised that Skyline Tower existed. I never even considered staying there because the points value was ridiculous for the price of a casino hotel for a weekend.

 

[hjsweet2002]

we have three fixed week contracts. One is at Bentley Brook, one at Fairfield Glade, and one at Kingsgate. Maintenance fees for these resorts are collected a year in advance. So for these contracts we have made maintenance fees for 2026 already. Will we be reimbursed for these maintenance fees if the resorts are closed in 2026

 

[paxsarah]

we have three fixed week contracts. One is at Bentley Brook, one at Fairfield Glade, and one at Kingsgate. Maintenance fees for these resorts are collected a year in advance. So for these contracts we have made maintenance fees for 2026 already. Will we be reimbursed for these maintenance fees if the resorts are closed in 2026

Good question.

All (who are smarter about law and finance than I am), could this be another reason for the bankruptcy approach we’re first seeing at Orlando International (but if Wyndham is behind it could be widespread)?

 

[dioxide45]

Good question.

All (who are smarter about law and finance than I am), could this be another reason for the bankruptcy approach we’re first seeing at Orlando International (but if Wyndham is behind it could be widespread)?

But does Wyndham remit our MF payments to the HOA before they have even billed for them? If owners are prepaying to Wyndham, the resort probably isn't even getting that money till the start of the use year that those fees are for.

 

[Double U]

"The finances of the Association are currently sound. However, certain members belive that it is in the best interests of all members to explore the sale of the Resort and that members will receive a greater distribution if the entire resort is sold as opposed to piecemeal sale of intervals."

"The purpose of the special meeting is for the members to discuss and vote on whether to authorize the Board of Directors to file a chapter 11 bankruptcy case for the Association for the primary purpose of pursuing a sale of the entire resort. A bankruptcy court may allow the Resort to be sold as a whole property free and clear of the interests of all creditors and interval owners. Proceeds of any sale would be distributed pursuant to bankruptcy court order. Interval owners would receive a pro rata distribution from the sale of the Resort after payment of priority liens and claims and costs of sale."

This method streamlines and expedites the process. More importantly, it assures things stay on schedule. Other than that, it's just a liquidation.

 

[RENTER]

Today was a very emotional day. I am at Skyline this weekend. I asked about New Years Eve and they told me they shutting the doors on New Years Eve and reservations will be cancelled .

I also shared with the staff the posts responding to meet defending Skyline. Like me they said it was BS that the resort is not busy and no one wants to come.

Also here were 27 of the 102. One of them was the guy many of you dislike and many of you think I am him thanks to him drawing attention to him and not the rest of us. The guy we chose to listen to and ignore many of you. The guy who taught us how to rent and organize into a group to help each other and keep Wyndham off our backs by drawing the attention to him

You may have noticed him unless you're one those who claim to be here all the time and don't see the resort being busy or owners wanting to be here. If you do not notice that, then you probably did not notice him pushing his 94-year-old mom's service dog in a blue shopping cart behind her electric wheelchair.

It was emotional enough talking to the staff who became our friends and always came thru for us. But tonight in the activities area was really emotional. Over the years we became one big family. Tonight they had a 7-man jazz band who were excellent. I sat there and watched my Wyndham family laugh, dance and enjoy themselves.

Then we put our lives at risk as some of you claim and walked to Oceans Resort to watch the fireworks and drone show and got back safely without being attacked.

The closing off this resort is not a financial to me and the others. Thanks to our leader who told us to ignore many of you, we made our money back, had free trips while helping others.

It is an emotional issue as a piece off our life with fond memories is taking away

 

[Double U]

we have three fixed week contracts. One is at Bentley Brook, one at Fairfield Glade, and one at Kingsgate. Maintenance fees for these resorts are collected a year in advance. So for these contracts we have made maintenance fees for 2026 already. Will we be reimbursed for these maintenance fees if the resorts are closed in 2026

I hear you. Common sense would make you think so. So you're wise to wonder if it's otherwise, LOL!

If there is no HOA bill, it would appear the Trust would refund as they are only holding them in escrow. The Trust documents should answer this.

 

[CO skier]

Also here were 27 of the 102. One of them was the guy many of you dislike and many of you think I am him thanks to him drawing attention to him and not the rest of us. The guy we chose to listen to and ignore many of you. The guy who taught us how to rent and organize into a group to help each other and keep Wyndham off our backs by drawing the attention to him

Truly, a legend in his own mind.

 

[Double U]

Good question.

All (who are smarter about law and finance than I am), could this be another reason for the bankruptcy approach we’re first seeing at Orlando International (but if Wyndham is behind it could be widespread)?

Zero for three on your qualifications request!

Certainty not an expert, but i don't believe bankruptcy necessarily means broke. Not that you said that, and hoping I'm not viewing it out of context.

If the association is in fact on solid ground, I see this bankruptcy to be more of a liquidation / business restructuring tool. And I could also be missing alot!?