I've lived at Almondwood for the past three years, and it has been a great experience. The community is friendly and welcoming, and I've noticed the same atmosphere at the sister properties, Fountain Circle and Aggie Square. They also hold very high standards for cleanliness and upkeep; everything is always well maintained, clean, and organized, and the property looks great whenever you walk around. Maintenance is quick and responsive, and the community events are a great way to bring residents together and help everyone connect. read more

Can surly get this place a 5 star The current manager there is very helpful and professional. Something that was missing in that place for some time. I'm glad to be helped by her . read more

This is one of the most convenient places to live especially if you don't have a car. Located right next to a shopping plaza with Safeway(open 24/7) and some restaurants, you'll never go hungry when you just don't want to cook. For the brave, there's another shopping plaza just down the block with a Savemart and some more restaurants. As for the actual apartment itself, the buildings are relatively old compared to the apartments in South Davis, but they are well maintained for the most part. Some drawbacks include thin walls, smaller bathrooms, small toilets, ratchet faux wood cabinets, and an overall less open layout. If you get one of the 4 bedroom townhouses however, they were built more recently. Amenities include the worst coffee ever from the main office, free printing (bring your own paper), free wifi (that's too slow to actually use), a big pool (that people barely use), a recently remodeled hot tub, and a new BBQ area with two gas stoves (gas provided). Management here is great. If you need anything fixed, or have cockroach problems, they'll send someone out the same day or the next day to take care of it. And in case your wondering, this place does have a cockroach problem. The complex itself is owned by a few investors and you can talk to them if you catch them around. Rent is technically due on the 1st of every month, but they give you the first week to pay it with no late fees. After that, its time to throw down an extra $50. Oh, and they're still stuck in 800AD so you have to pay with check, no credit card. read more

Almondwood Apartments is part of Davisville Properties, who also manages neighboring apartment complexes (Aggie Square, Fountain Circle). I stayed at Almondwood for about 3 years as a college student and found my stay to be fairly enjoyable without any major issues. Almondwood houses primarily college students and is relatively student-centered, so if you're looking for a slightly quieter area without the occasional loud apartment parties, then I would look somewhere else. I stayed in a 2-bed 1.5-bath townhouse. Pros: -In just 3 years, there has been tons of renovations (BBQ grills, outdoor security cameras to detect any occasional creeps, new toilets, etc) -The office is now separate from the clubhouse, so now you can relax and watch some TV without feeling awkward about the managers glancing at you from behind -As a student, their free* printing was SUPER helpful! Just bring your own paper. You can access the printer pretty late at night. The printer occasionally doesn't work, but what printer doesn't have a breakdown every once in a while? -Manager response time and work orders are fairly quick -Free parking for tenants (no annoying assigned parking) -Prime location: short walk from major grocery stores and shopping plazas, and bus stop is right in front of the complex. Bike ride to college campus is 10-20 minutes and bike-friendly -Free WiFi, but is apparently too slow if you want to play online videogames. WiFi can be really spotty sometimes and often goes out of service. -Gym open 24/7! The equipment is probably inadequate for hardcore lifters, but worked great for cardio people like me -Occasional dinners/BBQs hosted by the management (Holiday dinner, BBQs, finals week 'parties', etc) Cons: -TONS of cockroaches roaming around the complex in the hot months, but that's what living in Davis is like (usually will not find any in your own unit but ONLY if you keep clean!) -Managers will gloss over important details regarding your money. Be aware of their "turnover fee", which is a hefty fee that is deducted from your security deposit to pay for professional carpet cleaning, wall painting, and general cleaning when your lease ends. The only way to get out of most of the fee is to live there for a longer period of time. -The complex itself is really old and some of the appliances, cabinets, and fixtures just look really sad -Very expensive for the size and keeps getting more expensive -Short notices for workers entering your unit for work orders and other things. Definitely have someone present in your unit when someone is expected to come in to fix something -Gym room doesn't have blinds/curtains for all of their windows; I personally hate people creeping from the outside when I'm drenched in sweat Overall, I enjoyed my stay at Almondwood without any major nightmares. As a comparison, I've stayed briefly at other places in Davis and have found Almondwood to be a decent choice. If you've decided to sign a lease with Almondwood, don't wait too long because units run out really quickly. read more

I lived in Almondwood for 5 years, between 2013 and 2018. This is a family owned property management group and the level of care they put into their properties really shows. I was really impressed how each year they would improve the property in one major way. In my 5 years they redid the landscaping, repainted the whole property, replaced bike racks, and completely renovated the common area. Really made me feel like my rent wasn't just being pocketed and that this company really cares about its residents. The manager, Kati, is wonderful and extremely helpful. She really works hard to find solutions where everyone can be satisfied. During my time there I also got to know the head maintenance, Ignacio. It was securing knowing the person coming to fix your place was always the same. pros -AMAZING location. A 2 minute walk to the Marketplace which has grocery, pharmacy, and dining options -As mentioned above, caring property management -Quiet residents. Although it's mostly UCD students, I never had a problem with loud parties. Property seemed mostly studious -J and G bus lines right outside common area -Free Parking, lots of spots -Water, Sewage, and Garbage utilities included in rent -1 bedrooms are massive for the Davis area! -I can't say it's pest free, because it's still Davis, but compared to where I live now--where I got spiders in every nook and cranny--I rarely had any bugs inside my apartment and never had anything serious like ants or cockroaches inside. -Frequent donut/coffee days at the office and other small events (sometimes with raffles!) -During move out, Almondwood was incredibly visible. Weeks ahead of my move out date I got paperwork detailing all of the potential cost deductions from my deposit. When I got my deposit check back, it accurately reflected the paperwork. Also detailed what the various "clean" levels mean. You can even get a pre-move out inspection to fix anything you didn't catch on your own! cons -Short office hours, not open on weekends. If you work a standard 9-5 you'll never be able to get into the office to speak face-to-face. -Packages, if they don't fit in the mailbox, must be left at the doorstep. If it's important/expensive I recommend requiring a signature -Rent is submittable only by check -Laundry only takes quarters-no change machine on site -I lived on the street side, so this likely isn't a property wide issue, but across is an assisted living home. During nighttimes there are ambulances and firetrucks that frequent the place. Didn't take long for me to get used to however. -Inside the apartments aren't state of the art, but it's certainly not crap either. Pretty run of the mill, works perfectly fine. Perfect for college living in my opinion. If you want a worry-free place with a caring staff, Almondwood is perfect read more

I really like this place. I personally don't live here, but I stay over once or twice a week. It's a little expensive, for the size and lay out, but you can't complain too much in Davis if you're getting a decent location and management. The management seems pretty efficient, they get stuff done within the week that the problem occurs. They also have small parties with free food! My favorite part is the location. It's sooo close to Safeway and that shopping center. Just walking across the street for food in the middle of the night has no comparison. And the bus stop being across the parking lot is amazing. I have to walk a quarter mile to get to either a bus stop or a grocery store. It's also very close to campus, I can bike there in 5 minutes at an easy pace. One bad thing is that they don't accept credit card or payment online. They make you collect checks from everyone every month which is a bit of an inconvenience and probably leads to a lot of late checks. read more

The fact that I'm giving this place a four star rating means that despite all the sh*t I went through at this place during my year here, I would still tell people to live here. I had a TERRIBLE roomate situation going into this place, I was living with four Davis students who were desperate to find a roomate for the new year so ended up recruiting a 70 year old woman with psychological and behavioral issues. She smoked indoors, had the heater turned up in the summer and the a/c on in the winter, and was just a terror to live with for the whole year. DESPITE THAT, the management here is absolutely top notch. I spoke with the manager, Julia, and the landlord, Janna, on numerous occassions and they are an absolute pleasure. On top of that the rooms and space in this place are just enormous, they are designed as townhouses probably for a 5-8 people living there at a time. But the entire apartment is affordable enough for four people to live there. Parking is almost never a problem here, and they have a fantasticly maintained pool here. I would absolutely encourage people to come live here with people that they know they can live with. read more

My friends and I lived in a 3 bedroom flat here for 2 years. Thank god we decided to live somewhere new (not saying where, but there are better places out there...), because I absolutely love my new place. Almondwood was my first experience living in an apartment, so I didn't know what to expect. Well, I can tell you that we spent more money living here than we should've. So after the first year, the managers usually give you incentive to stay another year or two by discounting your rent. However, they still raised our rent. The "discount" was that it wasn't raised to the amount others would have to pay if they were first-timers at Almondwood. At my current apartment, the landlord offered to let us keep our already low rental rate, and NOT charge us more. The deposit is pretty high, and they intend to take a lot of it from you. My housemates and my Dad and I spent hours cleaning that place before moving out, and they still took a lot of our deposit. My dad cleaned the patio spotless, and they still charged us for it. The walls in our apartment were fine, but they charged us $300 for paint. They charged us $170 for cleaning. My dad is a property manager, and he says they charged us unjustly. I emailed the manager our concerns. It took a couple of weeks for her to forward my message to the main office, and then the main office never got back to me: "Julia from Almondwood Apts. forwarded you inquiry to me at our downtown office. I apologize if there has been a delay in responding, but unfortunately your last email did not make it here! I will be happy to pull your file and look into this matter right away. I will be getting back to you shortly. Thank you for your patience. ~Janna Buccieri" It's been a couple of months now... still no response. P.S. Read more about Almondwood on Daviswiki. There are a lot more reviews, and they're really consistent. http://daviswiki.org/Almondwood_Apartments read more

This is literally the crustiest, dustiest apartment complex. It's especially bad that it's like this for its pricing. So gross, infested with cockroaches, just all-around not a good living space. I'd recommend living LITERALLY anywhere else in Davis. La Salle that's right next to it is a million times nicer, management is more responsive and it's around the same price. read more

I lived here from 2005-2008, my junior and senior year at UCD. The price for a 2 bedroom wasn't bad and it's location was pretty dang good--right next to Safeway and along the G line. My roommate and I did have some issues with the place, though for the most part, it was a good living situation. Our biggest problem was in the summer on a weekend day that was 105*, our A/C went out. We called the emergency line but the douchebag maintenance guy (he's since been fired) told us it wasn't an emergency and we had to live with it. Um, 'scuse me?! 105* on a 2nd floor apartment with only one measly tree to block the sun?! I don't think so. We called Julia, the manager, and while she was much more pleasant about the situation, told us we'd have to wait til Monday. So we checked ourselves into a hotel room. On Monday, our A/C was fixed but the maintenance man was still being a d*ck. We talked to Julia and she tried to resolve the situation, which we thought wasn't much, but the guy was eventually fired, so I guess it all worked out. My apartment was directly across the street from the AGR house so you could VERY easily hear any noise from them. It definitely prevented me from sleeping some nights and the stupid DPD didn't do anything to break up the party. Lame. Decent place to live and very convenient. Oh, I must note that I spent a week cleaning the apartment for move-out. I did so well that Julia told me we'd get our full deposit back, which she was good on and we were given every bit of deposit money back! Amazing! read more

Response to Ashley C. from Almondwood Management: We are a little confused by your post that states you are still waiting for a response to your email. Janna really attempts to make sure residents are happy and satisfied. Janna is still out on medical leave but I will have her forward the reply emails back to you when she returns. I will do my best to reply to you so you don't feel overlooked. After your email made it to her, Janna did respond and she gave me hard copies of emails between you and her including the following: November 4, 2011 From: Janna To: Ashley Hello again Ashley, I have had a chance to review your file and find that the charges seem to be in accordance with what was noted at the move-out walk through. The cleaning that needed to be done to bring the unit back to the same level of cleanliness as it was when you moved in was only the "Light Cleaning" level. If any cleaning is needed, a level of "Light, Medium, or Heavy" is assessed by the inspector and approved by the cleaning vender. The cleaning that was needed in unit #29 were, in part, the windows, the window tracks, the range, the refrigerator, the light fixtures, mirrors, bathtub, shower surround, to name a few items. We were able to get it passed as a "Light Clean" because it was not filthy, but did require work in each part of the unit. The painting was also needed in each part of the room on a "Partial" basis (both flat and semi-gloss), and that cost both labor and material, we do split with you due to the length of your occupancy. The receipts sent to you were copies of those provided by the venders. If you have any further questions or need more information, please feel free to give me a call or write back to me. Thank you. ~Janna Your reply: November 6, 2011 From: Ashley To: Janna "Thanks Janna!" We offer all of our residents an opportunity for a pre-walk through to help assess the level of cleanliness, this is especially helpful with several residents in a big unit. We also provide a detailed checklist to assist in the process and to serve as a roadmap to a full refund. As a property manager and business owner, your father's set of standards may be different than we utilize here at Almondwood when we prepare a unit for our residents. The customary approach is that apartments should be returned with the same level of cleanliness that had at the beginning of the lease. The amount of work necessary to prepare a unit is driven by the standards we follow to provide the apartment to the next resident just like the ones that applied at the beginning of your lease. If you would like to come in and discuss this again, we would be happy to meet with you. We would sure like to move forward on a positive note. Thank you. Julia M. --AlmondwoodManagement read more

I lived here for a year in a 3x2 townhouse with a few other housemates. Looked great from the outside with their well-maintained facilities and landscaping, but the inside was a bit lacking. This apartment complex has a lot of cockroaches, whom you can see scuttling around at night on the sidewalks or in your apartment, but it seems like the only type of bug around. Maintenance was always fast and efficient when we needed it. The only run-in I had with the office lady was when I was locked out of my apartment when I went to get laundry. I asked for the backup so I could get my own key and she asked me for my ID. Unfortunately, I don't bring my wallet everywhere with me, as I suspect most people don't, but it still took a bit of push for her to lend me the key. Everything else was decent until it came time for us to move out and they decided to take a huge chunk out of our security deposit. They thought they can charge things such as "dust on the windowsill" or "unkempt backyard" to your security, even when it's not damage or a violation of the agreement. We have never left behind any sort of damage (holes in walls, stains, etc.), which goes to show how money-hungry these people are. read more

Just when I thought Almondwood Apartment Management and their parent company Davisville Management couldn't be any less caring about their tenets, they took it up a notch! I spent five hours on December 26th with the elderly sister of my even more elderly 76 year old neighbor in my apartment and the police and coroner going in and out during that time because my neighbor, Vivian, had been found dead. Of course, my neighbor's death was terrible, but Almondwood and Davisville's mis-management of the situation surpassed the litany of previous mis-management on their part. When my neighbor's sister called the Almondwood emergency number, and let's be clear that I asked her twice if she was sure she called the emergency number, she got a voicemail to which she left a message about the concern of her sister and the voicemail was not returned. When she called same said number and actually got the on call person, she was told that the on call person had been out of town which is why she did not get a return call. She was then told that her concern about not being able to contact her 76 year old sister did not constitute an emergency!!! When I called Janna of Davisville Management this morning for an explanation of how a situation like this would not constitute an emergency I was, as usual, blown off. When I was beside myself and stated that as a result of their inaction, Vivian lay there for probably two days, to which was replied that we don't know that for sure. Perhaps Janna doesn't, but I got the blow by blow play yesterday, as I took the police to the mailboxes to see how much mail had accumulated, as Vivian's sister told the police and coroner that Vivian had not shown up for her hair appointment and she had not been able to reach her on the phone for several days to confirm Christmas dinner together. But as Janna stated to me "You are not on the coroners list as a person of authority." She is right, I am just the person who lived next to Vivian for 12+ years, who was like a little grandma to me and who I cared for deeply. read more

I lived in Almondwood for two years (sophomore and junior) and I had a rather pleasant experience. Unfortunately it is a little pricey so I split a room with another girl. I moved out for my senior year because in order to have my own room and Almondwood was too expensive for that, for me anyway. The pool is really nice and management is alright. I lived at the corner most apartment from the bus stop and it was terrible when it was raining, hella hot, or hella cold, it was the farther walk. That would be my biggest complaint. read more

I'm moving from another apartment complex in Davis. As soon as I told my friends I'd be moving here, they told me not to sign the lease. Well, it was too late and I had already signed it. My roomie and I were rushed into signing the lease - we asked on the spot if there would be an additional deposit and they said no so they could get our names on that contract. So basically we find out a week before our move-in date that we have to come up with an extra $500 each. After explaining that we had gotten an extremely late notice and asking for an extension, Hilary suggests that we borrow from our roommates - like it's that easy to come up with $500 in five days! I don't know if she understands the concept of being a student who doesn't have mommy and daddy providing all the time. And then she asks if we'd be able to afford rent. Seriously? We were obviously ready to come up with rent each month but we certainly weren't ready to pull another $500 in one week. Rude staff, supervisor unavailable. Small space, very dark, lots of fixing up to do. One pro is its proximity to the J and G bus lines which come around every ten minutes and to the two shopping centers. If the staff were more understanding for students it would probably be worth what we're paying. Otherwise there are lots more (and CHEAPER) properties in Davis that are worth the rent. read more

Almondwood was a great place to live. Management was friendly and efficient, and so was maintenance staff. My townhouse unit had several unexpected maintenance emergencies - all were handled quickly and professionally. The complex is one of the most convenient locations to live - right across from Marketplace, on the G and J bus lines, and down the street from Savemart. They recently re-landscaped and it looks beautiful. They did a alot of energy-efficient upgrades in the past year. The only reason I moved out was a last-minute change of roommate plans. Otherwise, I'd still be happily living there. read more