Horrible experience with Archwater. I stayed with them for two years and in those two years I had…read moremany occasions where they were unhelpful and unprofessional. If anyone is looking for this service, please look for options and don't be fooled. Archwater may make promises but they do not lookout for their customers.

Archwater Realty managed my home for several years. They are not "home owner" friendly but instead,…read morewish to make the tenants happy. There lies the rub. If you are looking to rent one of their homes, that's great! However, if you are looking for a management company... keep looking.

Toni and Spencer have been great to work with. Always helpful and responsive when anything comes…read moreup. Toni has selected great tenants for me over the last 5 years. Local family owned and operated business.

Ok. We used them for 3 years, but they pressurred us to fix the sidewalk due to tree roots. It's my…read moreproperty and I don't need them to dictate what to do. We terminated our contract with them right away. We found another great agency!

547 46th Ave N: DO NOT RENT HERE…read more This was one of the worst rental experiences I've ever had, which is especially disappointing because I genuinely loved the home and neighborhood. Kim and Lee were extremely difficult to work with, and many of my concerns went ignored for months. The office was almost impossible to reach, calls often went unanswered, and it rarely seemed like anyone was actually available when tenants needed help. Kim frequently dismissed me, treated me like a child, and there were times she hung up on me instead of working through the issue. One of the clearest examples was after I had just finished working a 24 hour shift and was trying to address the ongoing issue with the front door, which had remained broken for months. Instead of taking my concerns seriously, she dismissed me and later involved my mother without my permission, despite there being no reason to do so. It was unprofessional and humiliating. The front door was eventually repaired, but only after an unreasonably long period of time and repeated documented requests. On top of that, there were nonfunctional smoke detectors, and I have documentation and photos showing every request I submitted throughout my tenancy. Along with this, the washing machine is very old and will destroy clothes, the dryer takes two cycles to dry, and the neighbor's dog across the street barks 24/7. ALL DAY LONG!! To make things worse, the neighbors across the street park their cars directly in front of the property, making it difficult to get out. The driveway is eroding and clearly won't get fixed. I could go on and on. The condition of the property only got worse from there. The plumbing failed repeatedly, and the AC vents were filthy and rattled loudly every time they ran. The whole place felt like it was decaying around me. Then there was the cockroach infestation, which never let up the entire time I lived there. I regularly saw 5 to 7 cockroaches a week crawling in the kitchen, the bathroom, everywhere, and no amount of cleaning on my end made a difference because the problem was clearly coming from the building itself. Instead of taking any of this seriously, Lee contacted my mother behind my back at one point, acting concerned when there was no need, and wrongly assumed I wanted to break my lease early, which I never said. It was humiliating to have my family pulled into something that should have stayed between me and management. Tellingly, the only time any of these long-standing problems finally got attention was the moment I said I was moving out. The move out process was the clearest example of that. My bathroom cabinet had an issue that I reported, and instead of fixing it, they simply charged me for it after I moved out. After spending months trying to get major maintenance and safety problems addressed and getting nowhere, it felt especially unfair to be billed for damage they never repaired in the first place. Because of this, I am pursuing this in small claims court, since I believe I was charged for their negligence rather than anything I actually did. I truly wanted this home to work because I loved the location, but the poor communication, months-long delay in repairing the front door, cockroach infestation, deteriorating condition of the property, and overall management experience ultimately pushed me to leave. If you choose to rent here, document everything: save every maintenance request, take photos, and keep records of all communication, because you may need them later. Also, I was paying $1,700 a month, and now they are charging $2,000. They are the worst people I've ever met in my entire life. They also completed the security deposit inspection only one day before the legal deadline, which shows just how lazy they truly are. Beware!!

Was going to use this company but after reading the agreement I came to realize that their fees for…read moreowners were excessive and not standard for the industry. It seems like a lot of opportunities to become indebted to this company whether you are collecting income from your property or not. I would recommend anyone who is considering using their services to first read the management agreement. Additionally they never followed up with me about employing them. Seemed a little weird to me.

I wish I could give less than a start. Incompetent, unprofessional, unreliable with no integrity…read more They will run your property to the ground

Do not rent from this company. Wow. Been on hold for over 2 hours collectively across multiple…read moreattempted phone calls. I've been hung up on multiple times and haven't managed to speak to a real human yet. If you expect to receive any sort of customer service or response from this company, change your expectations. Unfortunately, Florida is a hotspot for poor management companies and these guys are up there as some of the worst

I have had a great experience with this company. Very professional staff and very accommodating. ​read more

From the owner: We make property management easy! // Your Property managed…read moreas low as 5% // Your community managed as low as $500/month At All County Advance, we don’t believe in one-size-fits-all. Whether you’re an investor, homeowner, or board member, we offer tailored management packages with transparent pricing and top-tier value. Long-Term Rental Property Management • Full-service management starting at just 5% of collected rent. • Services include: • Tenant screening • 24/7 maintenance coordination • Marketing & photography • Inspections & financial reporting • Legal compliance, eviction handling, and more. • Boost ROI with optimized pricing, reduced vacancies, and vendor discounts. Community Association Management (HOAs & Condos) • Community management from just $500/month. • Customized support for communities of all sizes. • Services include: • Maintenance oversight • Vendor and compliance coordination • Financial and meeting management • Licensed CAM managers with deep Florida regulatory expertise. Short-Term & Vacation Rental Management • Turnkey vacation rental services for profitability. • Setup fee from $499 (includes licensing); monthly fee from 10% of bookings. • We manage: • Listings on Airbnb, VRBO, and more • Dynamic pricing, guest communication • Booking and cleaning coordination • Inspections and inventory restocking Whether building a portfolio, managing a community, or maximizing a vacation home, we have a plan for you.

Alyssa, I need to say 'thank you' for all the work you did with Steve, Maria, Kelsey, Trina and our…read moretenant over the last couple weeks during the repair and restoration of my unit and those affected by the incident. Your support along with Steve's kept me aware of all that was going on to remedy the situation and quite frankly kept me out of the insane asylum. You don't know how much I really appreciate what you did with all the communications, the coordination, the pictures of the work as it progressed and of course working with our tenant and the condo board. Those efforts took a lot off my plate and alleviated the helpless feeling I was having being so far away. I really, really am appreciative of what you did. I am in good hands with you and the Smith and Associates Real Estate team. I look forward to our relationship growing as you care for my property and look after my concerns. Without your help, I couldn't do it. Thanks. PS - I'd give you more stars but the limit is 5. You deserve all of them and more.

Both Elizabeth Barnes and her assistant Amanda were all smiley and polite but chronically…read moreincompetent and forgetful when time came to deliver, overall uncommitted and slow to address any issues we had during our lease. Communication issues between involved parties and intentional omissions by email were commonplace. They also lied on occasion when confronted about dragged issues just to hide their lack of care. If you plan on renting with Smith & Associates for lack of better options on the market, be alert and try to have someone else handle your tenancy if possible. I'm glad all this is now behind us and we finally got our deposit back after a whole month!

Date of this review is 6/23/26, management has told me they would follow up and they haven't. For…read moreanyone considering renting from Snell Isle Apartments, it's important to understand the reason these apartments are listed cheaper than the market rate is because this is a high risk flood zone, part of evacuation zone A. During the 2024 hurricane, per Brittany from this apartment, 40+ units were flooded - hence why they were all recently remodeled. You'll notice at the time of this writing there are 25 vacated units, draw your own conclusion. I am writing this review in part as a reflection of my own personal experience. I have spoken to Brittany, Sonya, and wrote (without response) to Brenda the property manager and even Jennifer with Burton Carol Management, LLC. Communication from the staff here, candidly, has been borderline cold and frustratingly unresponsive. They say they'll get back to you and then never do, so I have to call and email and have had to stay on them throughout this process - getting pictures of units not displayed on the website, getting a quote, getting a call back - all of these things are seemingly difficult for the staff here to follow through on their word. I have called Brenda who told me she would call me back and did not. I emailed three times and have not heard anything back. I'm at a loss at what to do. Ignoring this and against my better judgement, I still submitted an application because genuinely the location is very good. However, even though the terms of their application plainly state the following: - APPLICATION FOR RESIDENCY (Rev. 1/8/2026): Applicants have 72 hours from the date of receipt of Application Deposit to cancel their application to receive a full refund of said Application Deposit otherwise the Application Deposit will be retained for loss of re-rental expenses. -If the applicant is not approved to enter into a lease for the type of apartment requested, the Application Deposit will be refunded. The $180 in application fees I have paid I am suddenly told is NOT refundable. Sonya specifically was incredibly cold, I do not have any other words to describe the experience. I'm told I need to reach out to Brenda for remediation; however, she has also been unresponsive and has not returned my calls or emails. If communication is truly this bad with a motivated tenant who 'was' ready to sign, and has the funds, I genuinely would be concerned over any real problems if I was a tenant. I feel disrespected and have been blown off the entire process. This is arguably one of the worst leasing experiences I have shared in 10 years of renting. And I'm out $180 and have received silence. Should a resolution be made, I shall modify my review accordingly.

Super place to live. One of the safest zip codes in the Tampa Bay area. Beautiful views. Prompt…read moreresponse from maintenance in the few instances of need. The property is well maintained with lovely vegetation and landscaping.

I have been living in my place going on year 3…read more I have had a lovely experience from Chris and his fellow co-workers to Jenn and the staff in the office! I recently put a work order in and it was done within a few hours and I didn't even know they were there, they left it clean and kept together. Jenn and Liz are so helpful in the office. Jenn has been open to phone calls or emails and replies immediately with whatever is the issue being dealt with and always has been very understanding to circumstances. My experience has been great! maintenance is always on top of it and they are very friendly and helpful. Thank you for my great home!

Careful with them, can be very inhumane. But if you need…read morecheap options I'd say do the best you can to stay by their book and rules. Apartments always in great locations though

Philippa is AMAZING. As a first time homebuyer looking for a house during one of the craziest…read moretimes, Philippa was extremely helpful and more importantly brutally honest in the best way possible. She took the time to get to know me, what I was looking for and didn't waste time helping me find the place I can call home. She could tell within minutes of walking up to a property if it was worth a walk through or if we should move onto the next one. Philippa took the time to make sure I understood what to look for in a house as well as every part of the home buying process. When my initial offer didn't get accepted, she quickly negotiated details of my offer with the listing agent on a deal that worked out perfectly for everyone involved. If you want a realtor who knows what she's doing and can make anything in the home buying/selling process a breeze, Philippa is the best.

Selling my home after two years of living here in FL. I was disappointed with my experience…read more Communication was inconsistent (since she is located in VA) and I often had to follow up multiple times to get updates or answers to my questions. the overall process was more stressful than I expected. Based on my experience, I would not choose to work with this company again. Haven't had the best of luck working with realtors here. Glad I'm headed back home.