Orlando International Resort Club: Timeshare Winds Down

Orlando International Resort Club Condominium Association, Inc.—the Florida nonprofit corporation administering a 63-unit Club Wyndham timeshare resort one mile from Universal Studios Orlando—filed for chapter 11 bankruptcy on October 23, 2025, after a majority of interval owners voted to cease operations and close the resort by year's end. The Subchapter V small business case is one of at least 10 legacy Club Wyndham resorts shuttering in 2025. With Wyndham Vacation Resorts voting its 16.94% stake in favor of bankruptcy and the largest single holder—PTVO Owners Association—controlling 40.72% of the property's 3,276 timeshare intervals, the filing reflects a closure vote driven by the two largest holders.

Located at 5353 Del Verde Way on International Drive—Orlando's main tourism corridor with over 42,000 hotel rooms and six major theme parks—the property generated approximately $3.4 million in annual maintenance fee revenue from interval owners spread across 52 weeks of annual occupancy. The bankruptcy proceeding, before Judge Gustava E. Roberson in the Middle District of Florida's Orlando Division, is pursuing a marketing and sale of ownership interests under streamlined Subchapter V procedures designed for small business debtors with less than $7.5 million in debt. Industry reports describe a "strategic sunsetting" of underperforming legacy properties, with total U.S. resorts and units declining approximately 5% since 2020.

The Property and Its Strategic Location

The Orlando International Resort Club sits in Central Florida's $94.5 billion tourism economy.

Physical footprint and amenities. The resort sits on 4.639+ acres at 5353 Del Verde Way in Orlando's International Drive corridor—one mile from Universal Orlando Resort, minutes from SeaWorld, and within reach of Walt Disney World. The property comprises 63 two-bedroom condominium units ranging from 1,200 to 1,300 square feet, each accommodating up to six guests. Supporting infrastructure includes a two-story reception and administration building, a one-story clubhouse, a heated swimming pool, tennis courts, basketball courts, pickleball courts, and outdoor sports facilities. In-unit amenities include fully equipped kitchens, cable television, washer/dryer units, balconies or patios, and hair dryers. The property earned an RCI Gold Crown Resort Award for quality standards and maintained 24-hour security with cashless transaction requirements.

International Drive as a tourism hub. Orlando welcomed 75.3 million visitors in 2024—a 1.8% increase from the prior year, though still below the 76 million tourists of 2019. Central Florida tourism generated a record $94.5 billion in total economic impact, with visitors spending more than $164 million daily and supporting approximately 468,000 jobs across the region. The International Drive corridor specifically offers over 42,000 hotel rooms, six major theme parks, 35 action-packed attractions, four entertainment complexes, and 275 to 300 restaurants. Major nearby attractions include Universal Orlando Resort, SeaWorld Orlando, ICON Park, WonderWorks, and the Orange County Convention Center.

Timeshare Interval Ownership Structure

The Orlando International Resort Club operates as a timeshare resort with 3,276 total intervals (unit weeks) representing ownership interests across the 63 condominium units.

PTVO and Club Wyndham Access. PTVO Owners Association, Inc. holds the single largest block of intervals at 1,334 unit weeks, representing 40.72% of total ownership. PTVO operates within the Club Wyndham Access points-based system, which allows members to exchange points across the broader Club Wyndham network rather than holding fixed-week deeded ownership at a single property. When combined with Wyndham Vacation Resorts' direct ownership of 555 intervals (16.94%), Wyndham-affiliated entities collectively control 57.66% of all intervals—a majority sufficient to drive the closure vote.

Wyndham's role in the bankruptcy filing. According to industry forums tracking the closures, Wyndham Vacation Resorts voted all its intervals for chapter 11 bankruptcy, effectively ensuring the closure vote would succeed given its substantial combined holdings with PTVO.

Individual owners. The 1,324 intervals held by individual owners (40.42%) represent a fragmented constituency with limited ability to outvote institutional holders. Original owners paid approximately $7,900 per interval in 1984—equivalent to roughly $120,000 in 2025 dollars when adjusted for inflation. Today, these same intervals are considered worthless on the secondary resale market, where resale values typically range from 0% to 15% of original purchase price.

Management structure. The property is managed by Vacation Resort Management, Inc. (formerly Wyndham Vacation Management, Inc.) pursuant to an Amended and Restated Management Agreement dated January 1, 2011. The property manager and Wyndham Vacation Resorts are believed to be corporate affiliates. The resort operated within the Club Wyndham network under Travel + Leisure Co., the world's largest vacation ownership company by number of owners and resorts, which manages over 270 properties and 25,000 units serving more than 800,000 property owners globally.

Club Wyndham Portfolio Refresh: A Coordinated Closure Strategy

The Orlando International Resort Club bankruptcy is part of a coordinated portfolio restructuring by Club Wyndham that will remove at least 10 legacy resorts from the network by year-end 2025.

The portfolio refresh announcement. In October 2025, Club Wyndham announced that "a handful of resorts" would be removed from the portfolio "to keep maintenance fees affordable." The company cited properties requiring "significant upgrades" or located in "destinations that aren't as desirable as they once were." In total, at least 10 resorts received closure votes, with seven located on the East Coast. Industry reports suggest as many as 15 Wyndham resorts may be engaged in bankruptcy proceedings, including 14 Fairfield-branded properties and the Kauai Beach Resort in Hawaii.

Closing Resort Roster.

All resorts below are closing:

The Bentley Brook precedent. The financial pressures driving these closures are illustrated by Club Wyndham Bentley Brook in Hancock, Massachusetts, where members faced an estimated $13.2 million in upcoming capital projects and renovations. The five-building, 152-unit property required additional investment, and members chose closure and a bankruptcy sale rather than funding increased maintenance fees and special assessments.

Wyndham's July 2025 statement. Wyndham issued its official statement on the resort closures on July 15, 2025, announcing it would honor reservations at impacted resorts only through December 31, 2025.

Options presented to owners. According to TARDA's November 2025 newsletter, affected owners were presented with several options: no maintenance fees charged for 2026; ownership swap converting deeded ownership to Club Wyndham Access (CWA) points for continued access to the broader network; or receipt of a pro rata share of proceeds from any eventual property sale. TARDA cautioned that compensation from property sales is expected to be "minimal."

Subchapter V Proceedings and First Day Relief

The Orlando International Resort Club chapter 11 case is proceeding under Subchapter V of the Bankruptcy Code—a streamlined process for small business debtors that Congress created in 2019 through the Small Business Reorganization Act. Subchapter V became effective February 19, 2020, and is designed for debtors with less than $7.5 million in debt.

Subchapter V advantages. The streamlined process offers several benefits for small business debtors: a reorganization plan must be filed within 90 days (versus 120 days for traditional chapter 11); existing management remains in place rather than being displaced by a trustee; the absolute priority rule does not apply, allowing equity holders to retain interests even if creditors are not paid in full; and the process is generally more affordable due to reduced administrative requirements. The association's limited liabilities ($0–$50,000) qualified it for this expedited process.

First day relief. On October 23, 2025, the debtor filed emergency first day motions seeking immediate relief to maintain business operations during the bankruptcy:

U.S. Trustee objections. The U.S. Trustee filed an Omnibus Objection to the debtor's emergency first day motions on October 24, 2025, followed by a separate objection to the cash management motion on October 27, 2025. Both matters were resolved through negotiation, resulting in interim orders entered on November 4, 2025 with appropriate modifications to address the trustee's concerns. Final orders followed in December 2025, including a final taxes order on December 15, 2025 authorizing payment of prepetition tax obligations.

Cash Management and Banking Arrangements.

The debtor maintains a cash management system with six bank accounts across three financial institutions, designed to segregate funds for different operational purposes:

The association's investment policy prioritizes safety of principal, adequate liquidity, and maximizing yields within those constraints. Authorized investments include money market funds, FDIC-insured certificates of deposit (maintained under the $250,000 insurance limit), U.S. Treasury securities, U.S. Government Agency securities, and AAA-rated municipal securities.

Prepetition Tax Obligations.

The debtor sought authorization to pay prepetition taxes and fees totaling approximately $294,710 across several categories:

Additionally, the court authorized payment of approximately $351,390 in 2025 property taxes by November 30, 2025 to secure a 4% early payment discount offered by Orange County, a savings of approximately $14,056.

Sale of Ownership Interests and Path Forward

On December 5, 2025, the debtor filed a Stipulation and Consent Agreement Authorizing Marketing and Sale of Ownership Interests, signaling the intended resolution path for the chapter 11 case.

Scope of the sale process. The stipulation seeks court authority to: solicit consent from interval owners regarding the proposed sale; market and sell ownership interests in the property; potentially facilitate termination of the plan of interval ownership; and convert the property from condominium/interval ownership to an alternative ownership structure. This approach contemplates unwinding the existing timeshare structure that has governed the property since 1984.

Timeline pressure. Under Subchapter V, the debtor must file a reorganization plan by January 21, 2026—just 90 days from the petition date. This accelerated timeline sets a short window for the sale process and creditor negotiations. The December 2025 stipulation filing came roughly six weeks after the petition date.

Professional Retentions and Key Parties

K&L Gates LLP serves as lead bankruptcy counsel. Several attorneys sought pro hac vice admission to practice in the Middle District of Florida, including Peter J. D'Auria and Jonathan N. Edel (both granted October 29, 2025) and Daniel M. Eliades (initially denied; amended motion granted October 31, 2025).

Shuker & Dorris, P.A. provides local counsel representation in the Orlando Division. The firm has over 75 years of combined legal experience and specializes in corporate bankruptcy, dispute resolution, and commercial litigation. Managing partner R. Scott Shuker has practiced since 1993 and was selected to Super Lawyers from 2006 through 2022.

Omni Agent Solutions serves as claims and noticing agent, handling the administrative burden of managing communications with 50-99 creditors and thousands of interval owners entitled to notice of bankruptcy proceedings.

The Aging Timeshare Industry Challenge

The Orlando International Resort Club bankruptcy occurs in a period when the broader vacation ownership industry is growing while legacy timeshare properties face closures.

Industry growth metrics. According to The Business Research Company, the global vacation ownership market grew from $17.9 billion in 2024 to a projected $19.23 billion in 2025, representing a 7.4% compound annual growth rate. Forecasts project the market will reach $25.81 billion by 2029 at a 7.6% CAGR. The ARDA 2025 State of the Industry report confirmed total U.S. timeshare sales volume reached $10.5 billion in 2024, essentially flat from $10.6 billion in 2023. Rental revenue increased to $3.2 billion from $1.3 billion in 2020. Timeshare occupancy rates averaged 80.0% in 2024, compared with 63.0% average occupancy for traditional hotels.

Legacy property pressure. Despite headline growth, total U.S. timeshare resorts and units declined approximately 5% since 2020, with approximately 1,497 resorts and 195,800 units remaining. Industry analysts describe this as "strategic sunsetting" of aging or underperforming properties. Resorts that cannot keep pace with modern expectations are being repurposed or shuttered. This consolidation is evident in network concentration: 511 of 573 survey respondents belong to networks of 10 or more resorts.

The Maintenance Fee Crisis.

Rising maintenance fees are a recurring issue for legacy timeshare properties:

The 17.5% year-over-year increase in maintenance fees outpaces general inflation and adds pressure on legacy property owners. Industry analysis indicates that more than 46% of prospective buyers cite annual maintenance fees as a primary deterrent to purchase, while 29% of existing owners express regret due to cost-related dissatisfaction. Maintenance fees can increase by 8-12% yearly and are expected to continue rising above 10% annually, driven by inflation, labor expenses, and surging insurance premiums.

Owner dissatisfaction and exit challenges. Beyond maintenance fees, owners face multiple challenges: 41% struggle with resale (given near-zero secondary market values); 33% are confused by contract terms; 29% cite a trust gap with resort management; and 22% face barriers to exiting their ownership.

Key Timeline

Florida Condominium and Timeshare Law Considerations

The Orlando International Resort Club bankruptcy operates at the intersection of federal bankruptcy law and Florida's condominium and timeshare regulatory framework.

Florida Condominium Act governance. Florida Statutes Chapter 718 (the Florida Condominium Act) governs the formation, management, powers, and operation of condominium associations including timeshare properties. Under the Act, with respect to each timeshare unit, each owner of a timeshare estate is jointly and severally liable for the payment of all assessments. The Act also provides that the standard one-year lien period is automatically extended during any automatic stay resulting from a bankruptcy petition.

Automatic stay implications. Under bankruptcy law, the automatic stay prohibits creditors—including associations—from continuing collection activities against a debtor. For condominium associations, this means suspending hearings, foreclosure sales, collection letters, lien placement, enforcement of suspensions for nonpayment, and payment reminder communications. Willfully continuing collection activities despite a member's bankruptcy may result in sanctions against the association. Here, the association itself is the debtor, so the stay protects it from creditor actions rather than limiting its collection efforts.

Termination of timeshare plan. The December 2025 stipulation seeking authority to market ownership interests and potentially terminate the plan of interval ownership comes as Florida law provides specific procedures for terminating condominium and timeshare arrangements, typically requiring supermajority owner approval.

Frequently Asked Questions

Why did Orlando International Resort Club file for bankruptcy?

The condominium association filed chapter 11 after a majority of interval owners voted to cease operations and close the resort by year-end 2025. Wyndham Vacation Resorts voted all its 555 intervals (16.94%) for bankruptcy, and combined with PTVO's 1,334 intervals (40.72%), the institutional holders controlled enough votes to ensure the closure succeeded.

Is OIRC the only Wyndham timeshare closing?

No. Orlando International Resort Club is one of at least 10 Club Wyndham legacy resorts closing in 2025 as part of a coordinated portfolio restructuring. Other closing properties include Atlantic City (NJ), Bentley Brook (MA), Branson at the Falls (MO), Fairfield Bay (AR), Fairfield Glade (TN), Kauai Beach (HI), Newport Bay Voyage (RI), Newport Overlook (RI), Patriots' Place (VA), and Shawnee (PA). Industry reports suggest as many as 15 Wyndham resorts may be engaged in bankruptcy proceedings, including 14 Fairfield-branded properties.

What is Subchapter V and why does it apply to this case?

Subchapter V is a streamlined chapter 11 process for small business debtors with debts below $7.5 million. Created by Congress in 2019 through the Small Business Reorganization Act, it became effective February 19, 2020. Key advantages include: a 90-day plan deadline (versus 120 days for traditional chapter 11); existing management remains in place; the absolute priority rule does not apply; and the process is generally more affordable. The association's limited liabilities ($0–$50,000) qualified it for this expedited process.

What will happen to individual interval owners?

Owners will not be charged maintenance fees for 2026. Club Wyndham offered owners the option to swap their deeded ownership for Club Wyndham Access points to maintain access to the broader network of 270+ properties. Owners may also receive a pro rata share of proceeds from any eventual sale of the property, and industry observers expect compensation to be "minimal" given that timeshare intervals are considered worthless on the secondary resale market.

Who owns the timeshare intervals?

The 3,276 timeshare intervals are divided among four ownership groups: PTVO Owners Association holds 1,334 intervals (40.72%), Wyndham Vacation Resorts holds 555 intervals (16.94%), individual interval owners hold 1,324 intervals (40.42%), and the Association itself holds 63 intervals (1.92%). Wyndham-affiliated entities collectively control 57.66% of all intervals—enough to drive the closure vote—and Wyndham voted all its intervals in favor of bankruptcy.

Where is the resort located?

The resort is located at 5353 Del Verde Way in Orlando, Florida—on International Drive, Orlando's main tourism corridor. The property is one mile from Universal Orlando Resort, minutes from SeaWorld, and within reach of Walt Disney World. International Drive offers over 42,000 hotel rooms, six major theme parks, 35 attractions, and 275-300 restaurants.

What is the current status of the bankruptcy case?

The case is in pre-plan stage under Subchapter V procedures. The court entered first day orders in November 2025, professional retentions were approved in late November and December, and the debtor filed a stipulation in December 2025 seeking to market and sell ownership interests. A Subchapter V plan must be filed by January 21, 2026—90 days from the petition date. Resort operations are scheduled to cease on December 31, 2025.

How much did original owners pay for intervals?

Original owners paid approximately $7,900 per interval in 1984—equivalent to roughly $120,000 in 2025 dollars when adjusted for inflation. Today, intervals at Orlando International Resort Club are considered worthless on the secondary resale market. Resale values typically range from 0% to 15% of original purchase price, and 41% of owners struggle to find buyers for their timeshare interests.

Is the timeshare industry overall declining?

No. The global vacation ownership market is growing at a 7.4% compound annual growth rate, with U.S. sales reaching $10.5 billion and occupancy rates of 80% in 2024, compared with traditional hotels. However, the industry is "strategically sunsetting" legacy properties: total U.S. resorts and units declined approximately 5% since 2020. The industry is consolidating around large networks—511 of 573 survey respondents belong to networks of 10+ resorts.

What happens to the property after bankruptcy?

The debtor is pursuing a marketing and sale process for ownership interests, potentially including termination of the timeshare plan and conversion to an alternative ownership structure. Any sale proceeds would be distributed to creditors and potentially to interval owners, though amounts are expected to be minimal.

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