This place is a disaster and never changes even after yeqrs of neglect . Heat/AC is weak or non existant in many buildings, staff is overworked and underpaid, there are constant leaks and floods in units, elevators constantly break or are unavailable, the board rigs elections and lie to the tenantsall All the headaches come with a hefty maintenance fee on top of it all, even after owning the apartment. In the picture below, the water damage that the unit above me caused due to bad plumbing. Do not live here, do yourself the favor. read more

Horizon House - Water damage, poor plumbing - Apartments Near Me - Fort Lee, New Jersey

After a 25% increase in maintenance fees this year and arrogant managers with lack of of service to shareholders and a I would highly recommend going back to First Service read more

Yiannis is correct, but the final increase was closer to 30% so that a 2 Bdrm will cost close to 3K/month. The grounds need a lot of work as can be seen from the photos. A more professional management company will help, with greater skill at negotiating contracts and improving the environment, including reducing 2nd hand smoke in the buildings. read more

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Unfortunately, there's more bad news: Since the "Board" decided (apparently without thinking about it) to substantially raise the monthly Maintenance fee (described in another post below), the chatter in the lobbies of the buildings can only best be described as despair: --some Shareholders who "got wind" of the Boards actions before it happened (MANY did not, or were not aware of it even after it happened) put their co-op apartments on the market almost immediately. Since the vote, many more will be doing the same; seniors who have lived at HH for decades, now living on fixed income with limited savings, are now scrambling to figure out what to do next; --Realtors handling these sales have been quietly told to seek out "cash buyers only," since anyone who has to pay a monthly loan payment AND the enormous Maintenance fee will ultimately be overwhelmed; --talk of a Recall Vote for the entire Board is actively being discussed, however, the bylaws require a high percentage of all Shareholders to vote in the affirmative on the Recall (if a high percentage of Shareholders were to get involved generally, the complex wouldn't be in the position it's in now); --several apartments in some buildings are already vacant, and have been for a while, seriously cutting into the finances of the complex; this may be made worse by apartments which are being rented out by Shareholders, if their tenants decided that the massive increase in their rents is now way too much, and they essentially walk away from the apartments (which has already happened); --some are asking, "Would bankruptcy be a better alternative?" No one knows the answer to that serious question, or are afraid to answer it. This, below, is taken from the local news outlet, the "Horizon Times," giving a brief description of the public meeting at which the Board raised the the Maintenance fee. Note how this Board refused to distribute detailed information to those in attendance, essentially saying that Shareholders (who are paying for it) can only have the info AFTER THE CONTRACT IS SIGNED, for some reason making it all a big secret and forcing the question of the legitimacy of the spending: ------------------------------------------------------------------------- Ratification of 30 year Reserve Project - 9/29/25 The Board is Confronted on Multiple Fronts at the Public Meeting last night to ratify Nearly a Quarter Billion $$ in Spending over 30 Years. On Sept. 29, 2025 the board held a public meeting to formally ratify the $230M 30 year spending project for Horizon House. Many Shareholders including all past board members from the previous board and shareholder activist, Katherine Howie, voiced opinions and asked detailed and cogent questions during a very heated meeting. The board did not distribute a printed detailed reasoning, timeframe, work description, and costs for each project component, e.g. risers. This information would be in the contracts signed along with any qualifications and guarantees of the vendors. The board did not indicate why this information and the details of any proposed bidding process was not released prior to ratification. 1 photo of a badly rusting iron riser pipe was shown. read more

Monthly costs have BLASTED over 20% from one month to the other causing the residents with fixed incomes and some with limited incomes greater than stress. Horizon has a lot of structural problems which should be addressed but many residents will have to think about leaving. This is completely unfair to long term residents who may not have anywhere to go. read more

Most of the people that live here are really nice. Community is very important especially in buildings like these. You will still have your complaints about stupid things. The new board members are trying to make it better but due to past board members that stole $$$ for personal projects/etc the repairs for stuff takes longer. According to sources The new leader and treasurer of the current board is also stealing $$$ now. This place sees great on the outside but inside you have greedy board members making wrong decisions. Currently they just upped the cable and internet bill by 30% so people get a sports package .... Smdh. AC In building 2, 5 and 6 aren't working properly since June 10th. "We are working on it" building 5/6 share a generator. They don't tell you that when buying. So if electricity gets cut both buildings don't work or only 1 does. New Elevator that took 5 months to install. Broken every other day. The board fired the management team. Hired complete idiots with no experience. Pool became free this year, but really should have been paid for. Because these pools don't get cleaned like they used to. Pool is supposed to be heated. Either it's broken or jacked up to a boiling soup. The condo apartments are nice l, great views. But beware the board doesn't care unless they get $$$ in their pockets read more

At this moment HH just elected the 2 incumbent board members, who voted to eliminate dog rules & fees & doubled the number of dogs allowed per unit over 9 months ago. The only board member opposing them lost. Over the past few months dog bites have increased; fecal & urinary waste has been deposited all over the grounds, on sidewalks, on recreational areas where children play, in elevator lobbies, in the mail room, and in hallways. No rational basis seems to influence the voting as a board member was elected who is a resident of Louisiana and rarely sees the property first hand. There were 2 dog bites by pit bulls last Saturday by unleashed dogs. What is amazing is the property was once dog-free and only allowed dogs when the board and a former management company, FSR, under criticism for their mismanagement used it as a gimmick to distract attention and get old timers to move out so they could continue to be in control without criticism by those knowledgeable. If you like dogs, being attacked by pit bulls & walking on 34 acres of grass used as a dog latrine, HH is your place. read more

This review is definitely biased.... This review is about the peeps of HH Building #3. My main points of contact are Luis the fix it person and Francisco the "lifer doorman".... So, how do I start.... The residents in question are my most beloved and most puzzling people in my life.... My 84 & 81 year old parents.... I think, anyone with elderly parents can understand where I'm coming from.... Cut to the chase.... Francisco knows the building and the peeps like the back of one's hand.... My mom was in the midst of chemotherapy treatments and passed out while in the bathroom.... My elderly dad loses his sh!t and just starts ranting/screaming how he needs help.... Francisco cuz he knows called his choice of fast responsive ambulance and BOOM mom was at the hospital within minutes.... Remember this is ALL ABOUT WHO YOU KNOW, not what you know.... Luis the fix it person is just an ANGEL!!! He would give the shirt off his back to anyone who needed it.... If u could give medals of honor to service peeps.... These two.... DESERVE THEM ALL.... before u read negative reviews about this place and just discard the place.... Visit the place first.... It's like a paradise lost.... Granted there are lots of geezers and snowbirds.... BUT at the end of the day, if the tenants love it.... BOOM! done.... THIS PLACE IS A COMMUNITY.... peeps take care of their own.... Geezers love geezers.... Young families love young families.... MIC DROP.... Those r the only demographics I have seen in building 3... read more

Horizon House - View from the family's crib... - Apartments Near Me - Fort Lee, New Jersey

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Horizon House in Fort Lee N.J. is a wonderful place to live. My family has been living here for 25 years. Unobstructed Spectacular Hudson River views. The 6 Horizon buildings are kept immaculately clean. Maintenance vacuums and mops hallways and all common areas on a daily basis. Beautifully landscaped grounds with 2 pools, tennis courts, multiple playgrounds and gym in each building. Very safe and quiet community. 24 hour doormen and security. Beautiful, spacious apartments with 24 ft terraces in all 1,2,3,4 bedroom apartments. Great central location within 1 mile of GWB and 1-2 miles from major highways including Palisades Pkway, Route 80/95, NJ Turnpike, route 4, route 46. Very good school district with elementary/middle/HS all in walking distance. Recently new enlarged middle school. NY express and local buses directly outside complex. Great place to raise a family. Great board of directors over the past few years is on top of capital improvements and helping owners increase the value of our apartments. Maintenance includes gas/electric/cable/wifi/property taxes. read more

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Avoid this place unless you don't mind being monitored by the NEW security cameras monitoring you and you guest 24/7. As I said in the last review maintenance and Doorman are excellent but the crack security team love talking shit about you and monitoring your coming and going 24 seven.. He care about individual freedoms avoid this place at all costs that's why the real estate price is not keeping up with the operating cost of real estate.. Big brother watches your every move which is total bullshit avoid this place at all costs..I'm saying this as a resident of Horizon House who is he never moved here!!! read more

I bought almost 5 years ago and still no regrets. the grounds are beautifully maintained and secure, staff is friendly and responsive and for the amenities that are included I find the maintenance fees are totally fair and far more reasonable than other (not as impressive) co-ops in the fort lee area. I am happy to see more young and diverse families moving into the complex. I am seeing the management company offering more events (movie night, book club, chair yoga, et al) which I haven't taken advantage of but are nice offerings for others in the complex and create a nice community feel. The units are spacious with lots of closet space and SO incredibly quiet. It's really a nice place to live and Fort Lee has a lot of new offerings. read more

Take redundant expenses like adding new railings and then realizing they're not up to code and changing them, sink holes in the parking lots and ADD a new 15% increase in total maintenance starting in 2016 and you have a crap show of a complex. It is bad enough that coop apart,nets are difficult to sell but this and other stupid decisions make Horizon House very difficult to sell, and when do sell you sell at a loss. Avoid buying here read more

Solid construction with poured concrete between units and floors. Very quiet, not like the newer buildings that are built with aluminum framing and plywood. Beautiful grounds that are well maintained. Board looking looking to improve amenities and add additional services. Recommend giving it a look If you are considering the fort lee area. read more

A hidden gem away from the madness of the city. I would highly recommend to anyone looking for a great place to live.

The concept of a "co-op board" making decisions and approving people has become as archaic as outdoor plumbing. Why should the sale of a big house or mansion for multi-millions of dollars go much smoother than a one-bedroom apartment? It shouldn't...unless there's a co-op board involved. Let's face it: co-op boards are not made up of professional...anything....and are made up of common people living in a complicated world making literally life-changing decisions upon strangers, often with disastrous results, for both Buyers and Sellers. They need not give reasons for their decisions and there is no appeal. In the case of Horizon, yes, the maintenance fees are outlandish, and are expected to go up. While, at first blush, one thinks that they are getting a good deal, they fail to realize some other important issues: will you be able to afford the maintenance fees in as soon as two or three years? And when you decide you can't, will the co-op board throws obstacles in the way of a potential buyer, and how long are you willing to wait for a sale to be finalized, one way or the other? Or will you just walk away from your apartment, as it has been rumored about Horizon? Generally speaking, avoid co-ops. read more

Abandon all hope all ye who enter here-in. High maintenance for a decaying campus that never really gets fixed. Prices going up and a big loan due to be paid to the bank next year. A super in 1 of the high-rises will gladly come and do shoddy work (in-between his private cash in pocket jobs on your time and for which you are paying) in the bldg. - so long as you tip him very well. Otherwise, rotsa ruck. Apartment prices falling like a safe from a high-rise. I suspect the 5 star ratings people are trying to sell and get the hell out of there. read more

I have lived in Horizon House for quite a few years. I hope to be fortunate to live here for many years to come. The doormen and porters are great. Whenever I travel, I come home and appreciate my view like it was the first time I ever witnessed such a view! If you are thinking of moving here, get the "up-split" apartment if you don't mind stairs. The up-splits feel so much like living in a home, and you will be living in your own safe and quiet haven. Coming from homes all my life, I appreciate these features. This is the only complex in the area that has 32 acres of beautiful property. If you move into a low floor, you will feel like you are always living in nature. Each season is beautiful, since we are built on the Palisades and experience the changing of leaves, etc. read more

For million dollar views of the beautiful Hudson River and NYC skyline look no further than this complex. Aside from the spectacular unobstructed scenery the buildings are well constructed with concrete walls and floors that render sound proof apartments as if you are still in a private home. The rooms in the apartments are huge with lots and lots of closets. Downsizing from a 10,000 sq. ft. home on an acre property I had no problem moving here!! I love the well maintained grounds. The buildings are ingeniously spaced apart so not to obstruct views and to be pleasing to the eye in a park setting. The location is ideal for anyone working or visiting or simply enjoying what the city has to offer. We love the fact that it is close and easily accessible to all three air ports. While we selected this complex and area for retirement, it is amazing for young families. All can enjoy the pools, the children's park, tennis courts, etc. The board is comprised of dedicated caring and knowledgeable people and are doing an excellent job maintaining everything to our satisfaction! I give Horizon House FIVE STARS!!o read more

This is the only building complex on the cliffs facing the Hudson River and Manhattan that have grounds. The other places are concrete jungles. Horizon boasts acres of landscaped greenery highlighted with kids play areas, tennis courts, 4 pools (2 kiddie), BBQ and drop dead gorgeous views. read more