If I could give it a zero I would. They have the worst communication i have had with a business…read more Keep insisting I owe x amount of dollars on an account I was told BY THEM was in collections. When I try to get the number for the specific collections agency who has my unwanted account, they don't answer and never send an email back. It's ridiculous. Mind you I was never told or got mail that let me know it would be going to collections. It all seems sus

I do not recommend working with them. Their communication is not great and they tried to convince…read moreme to move in to a home that was not ready, using the Pandmic as an excuse, but they wont refund the holding deposit.

I was a vendor for years working with this company. The reason for the review is due to the fact…read morethat they are letting the renter (who complains about everything at the house) walk all over them and is allowing the renter to say what service is able to work at the property. There have been no complaints from the property manager about the service and has admitted that the renter is crazy and has complained about the A/C the sprinklers the carpet on and on but as the property management company they should stand up and not just say oh the renter has decided to hire someone else. When I replied that the renter did not hire me and the renter cannot fore me but you the property management company did I received no response. It was just easier for her to allow the complaining renter to do whatever he wanted. The owner who hires this company to manage and lookout for their best interest be warned that they will let the renter decide what is best.

Horrible real estate/office. Paid the application fee and…read moreit's been almost 3 weeks calling EVERYDAY multiple times through out the day to get a hold of anyone and not 1 answer. They are never there and are very lazy people. How they find people to rent places out to- I don't know. We emailed them the rest of the documents they asked for weeks ago and last we had touch with them they claimed they never got the email. I have emailed them 3 times. I just find it extremely annoying there's no way to get a hold of anyone through phone or email and even waiting at their office. I've never had such a horrible experience with any business or anybody in my life. Not exaggerating

SUM Property Management has been great so far! Stacy and the team really help take care of…read moreeverything. I was a little worried at first about spending money on property management, but after how easy and smooth everything went, and how helpful and friendly the team is, I'm glad I found SUM Property Management and will definitely be using them for a good long while. Like mentioned above, they pretty much handle everything from collecting rent payments, coordinating repairs, and handling some utilities. Shout out specifically to Stacy for answering all my questions from the start, making my life easier, and being available via email and text. She's super patient and makes sure any issues or problems are dealt, chasing down answers when she's not sure about something. Truly appreciate the service she and the team provides. I highly recommend SUM Property Management if you're looking for someone to help you manage your rental property. They're especially good for first timers!

SUM helped us enforce the leases and kept everything orderly around the apartment building. They…read morepay all the proceeds from each month on time, which is very important for me so I can pay the mortgage. They charge a fair price for maintenance as well, and keeps my property cash flowing.

I have been renting from countryside property management for nearly 4 years. They are super…read moreresponsive and caring to their tenants. I really had a great experience with the company as a whole and the staff! I couldn't recommend them more! The staff was very professional and were just great people. I appreciate the quality and work ethic they bring in every area. It is literally the best. One of the best agency's and outstanding service! And the manager, Jason Alves, one of the best managers I've ever met in my entire life. I've went to 3 companies and because my husband doesn't speak English. They couldn't accept his application or didn't understand him, but when we came across countryside, Jason helped us even though he barely understood him he processed our application and he put us through, I am so grateful I found Jason when he help when no one did thank you so much Jason !!!!!! I have found Jason Alves to be honest and professional in all concerns that I have had. He has been responsive to every need and has made me feel like a valued tenant. I would highly recommend Jason and Countryside to anyone. I am looking forward to another year with this company. Thanks, Jason.

Very helpful thank you Bradley for making this process as smooth as possible. This apartment I've…read morelived in for 10 plus years and it's time to move on.

The unprofessionalism of this management company is awful! We filled out our paperwork for a rental…read moreand got the ok, then after numerous calls that were not returned by them were then told we were denied. The calls we did make to them were about our deposit amount and when we would receive keys to the house since we sold our house and wanted to know our move in date. When my husband would get a call back, the woman would not remember anything he asked her and would give the excuse that she would get back to him again with an answer after talking to the owners. I feel if you run a business managing properties, you obviously need to know to call people back and get them the information needed instead of the run around we received. Very unprofessional! Thanks for completely throwing our moving timeline in the garbage!

Great property management company if you need a rental property in Oakdale, Escalon or any of the…read moresurronding areas. I have used them for three house so far and I have been very happy with both the finding of a new house and exiting of an existing house. All of the employees are very knowledgeable and friendly. If there is a problem in the home, either during business or nonbusiness hours, they are dealt with in a very timely manner. I recommend this company to anyone looking for a rental in the area.

Outstanding team of professionals @ c21mm and CPM property management... They been in the community…read morefor decades as a leader and continue to deliver top notch service....

I too am surprised to see negative reviews regarding Orval Neal. I have had the privilege of…read moreworking with Orval on 2 occasions and both times found him to be knowledgable and professional. I have recommended him to friends who also have only positive things to say. I look forward to working with him again.

RENTERS BEWARE! Would rate 0/5 stars is possible. My fiancé and I went round and round trying to…read moreget in touch with someone here because they do not answers their phones nor return calls. We stopped by the office a few times and it was always closed. We finally caught Rick at the office and were shown the house. It had a ton of issues but we were reassured they would be resolved prior to us moving in. We signed the lease in good faith and moved in. Nothing has been done and the house was absolutely FILTHY. After a few nights, we discovered the house was INFESTED with cockroaches. Then Rachel informed us that the house had been vacant for about a YEAR prior to us moving in. If I had known this, I would have never signed the lease. The house was completely uninhabitable due to conditions of the carpet, roaches, evidence of rodents, condition of the fence (about to FALL OVER), outlets uncovered exposing wires and housings, etc. They tried to charge us a $250 re-rent fee (not at all mentioned in the lease) and refused to give us back our safety deposit or rent after they had OFFERED to release us from the lease rather than fixing any of the issues. (We vacated the premises a week after moving into the home). Absolutely appalled by the type of people running this place and in shock that they even have their realtors licenses. Completely unprofessional.

At first it was pleasant as I sought the services of Rachel Gavin Jones pleasant lady but…read moreunfortunately I had to meet her because my cousin applied for a property online and paid the application/process fee which is only $40 but the application never got processed and so I went to see her on behalf of my cousin and she apologized and said she would refund the $40 as it was a mistake and the enabling of accepting the fee should have been turned off. She also said that the property already had a potential tenant but that she believed in signatures and unless documents were signed it was not occupied and would return our phone call in either case which she failed to do. I have since driven by multiple times by myself and with my cousin and it's always closed. I have left messages on her office phone and cell phone and no replies. This has been over a month already. This place has poor customer service and they need to be more organized and truthful! So please be aware when doing business or transactions with this property management! They take your money and NEVER return your calls!!!

RUN RUN RUN AWAY! FALSELY POSTED PICTURES OF BBB ACCREDIDATION ON HER WEB PAGE! NOT ACCREDITED. I…read morerented a house from Jennifer that has been the worst experience IN MY LIFE EVER. The unit sat vacant for over 2 months (should've been my give away, but the home looked nice and was in a decent area of modesto). We moved from Huntington Beach back home. We had my mother and her friend inspect the unit, and they pointed out some things to her that needed to be fixed, since we were unable to. SHE DID NOT TAKE CARE OF these items, including the broken garbage disposal (sitting next to sink) an un-hung bathroom mirror (how am i supposed to get ready for work??!!) and wait for it... A FLEA INFESTATION!!! we saw the first one about 3 days after moving in, and since have found them on my 6 month olds face and body. We also have only had lukewarm water, about 80 degrees. I can not possibly tell you how this has affected our lives and stressed us out, and cost me MONEY! I hope no one ever has this experience, and recommend you high-tail it away from River Oaks ASAP. ***TO PROPERTY OWNERS-THERE IS A REASON SHE HAS LOW RATES! HOPE YOU DONT END UP IN COURT BECAUSE OF HER IRRESPONSIBILITY!***

As a landlord do not use Jennifer. She never returns your call's or emails and if she does, it's…read moreusually after 2 weeks waiting. She falsely informs you that work was done on the rental for the tenants, but the tenant indicates that nothing was done and then steals the money from the escrow account, When I asked for receipts she never sends them. I've been trying to close the service account with her business for over 2 months and I have yet to receive the tenants deposit or funds being held in escrow. It is unfortunate, but I may have to open a case against her in a small claims court.

Berenice Garcia- number one agent! Reliable, Responsive and…read morevery warm. 5 star service.

WARNING WARNING WARNING!!!!! Please be careful when. Selecting this company. I am glad i did not…read morefall for there money grab. But it sounds like many have. I fealt I had to say something because it made me so mad. When people are looking for a home every dollar matters and these people just want to take from you. I am going to explain my experience so you hopefully avoid this company. So Me and my family are in the market for a bigger home. Mind you we do not need to move we are just shopping for something bigger a 4 or 5 bedroom. We also arnt 100% sure if we want to buy yet. So we noticed a rental available on There website on 06/19/2026 we really liked it but unfortunately it was about 4:30 in the afternoon and it was to late to contact them to try and get details. So I did email them and basically tell then we were very interested. We started the online application just to have it ready so once we viewed the property and if we liked it we could just pay and apply instantly. So on Monday 06/22/2026 I called the office first thing in the morning at 0855. I was actually surprised they answered and I asked the agent about the property we were interested in. He stated that the property has already received a qualified applicant. So that threw the first red flag. So then I asked him how can I go about seeing a different property. He stated we have to fill out and pay for the application a $50 charge to even look at anything. He tried to make it sound good by saying once we qualify then we have access to all there listinings. I told him we are only in the market for a 4 or 5 bedroom and we have no desire to go for anything less than that. And he stated that they do not have the time to show the house to every person interested. Which I understand but I stated why wouldn't you atleast offer 1 open house then atleast you gave people an option to view the home. But buy this time I have already realized this company does not care they just want the money. So basically they kept this house on the market all weekend and still today it is listed as available on 06/23. They are taking $50 a pop from people filling out applications on line. They dont even have the decency to change the status to pending. Like I said I did not fall for there crap. Please be careful people because they are making money off your Application fee ​at its truly wrong and shouldn't be legal.