I had an exceptional experience working with Frances Villalon at Sterling Association Services,…read moreInc. Although Frances was not the account specialist assigned to my North Kingwood Forest community, she went above and beyond to help me during a stressful situation. I had emailed an Exterior Improvement Application to the address provided for processing, but due to an issue on Sterling's end, approximately a week's worth of emails were apparently lost or deleted. When I called to follow up, Frances answered the phone and sincerely apologized that there was no record of my submission. Rather than simply directing me to resend everything and start over, Frances took the time to personally review my application. She noticed that, although I had submitted supporting documents, they were not exactly what was required. She patiently and clearly explained what I needed to provide, allowing me to correct the issue right away. Once Frances received the completed documents, she promptly uploaded everything and took steps to help my application receive attention as quickly as possible. Since the approval process can take up to 30 days, I was understandably concerned that resubmitting my application might restart the entire waiting period. Because of Frances's initiative and willingness to help, I am hopeful that the delay will be minimized. Frances was calm, compassionate, professional, and incredibly patient throughout the entire process. She made me feel heard and reassured at a time when I was worried and frustrated. Her care and dedication showed me that Sterling Association Services has employees who genuinely care about the people they serve. Frances is a tremendous asset to the company, and I hope Sterling recognizes her for the outstanding way she represents their organization. Mike W.

This the worst hoa I've ever dealt with. Just got a letter about a simple landscaping border, that…read morewas never finished in the first place.

I worked with Leroy from MR and can't say enough. He spent the whole day driving my brother and I…read morearound to many different new homes and tours. He was knowledgeable and patient. He helped do some negotiating for us and we found a great home in our budget. The Marshall Reddick team helped make the process seamless. We had questions after the purchase with warranties and Leeroy helped connect us with the builder to answer all our questions. I would highly recommend working with Marshall Reddick.

I can't say enough great things about working with the Marshall Reddick network for real estate…read moreinvestments. Purchasing an investment property in Texas through Marshall Reddick was super smooth, and having them be my property manager means I don't have to constantly deal with things like lease renewals, annual inspections, and maintenance issues -- Heather Foster's team handles all these things proactively and gracefully. I've also done several of their lucrative private money lending opportunities which I love can be viewed and set up all through their website. As a tech guy myself, being able to do things like that online is a huge plus. I would highly recommend Marshall Reddick for all your real estate investment and property management needs.

We found Honeywood Realty through Yelp and the experience has definitely lived up to our…read moreexpectations so far. Diane has been extremely resourceful and budget conscious as our agent and a property manager. Very professional & quick to respond via messages & emails. Quick turn around time for finding, screening tenants & getting them in. We've been working with them since the last 3 months and this is ongoing relationship for us but so far we're extremely happy to have come across Diane & Honeywood Realty.

Totally unprofessional. Pushy, condescending, and quick to shift blame…read more Does the bare minimum, but acts like they're doing you a favor. Zero respect for landlords, zero accountability. Worst experience I've had with a property manager -- and I've seen some bad ones. Avoid if you value your sanity.

This is unacceptable for any property management company…read more The company managing the home next door removed trash from inside the property and left it dumped across the front yard and driveway area. This includes broken furniture, large debris, bags of trash, old household items, and what appears to be electronic waste, including TVs. Half of this trash has been sitting outside for over three weeks. This is a nice residential neighborhood. Families live here. Homeowners maintain their properties. No neighbor should have to live next to a front-yard dumping site because a property management company failed to properly haul off debris from a home they manage. This is more than an eyesore. It attracts pests, lowers the appearance of the neighborhood, creates possible safety hazards, and shows a lack of respect for nearby residents. A professional property management company should know better. If they remove items from a home, they should arrange proper disposal, not leave piles of trash in the front yard for weeks. Based on this experience, I would not recommend this company to homeowners, investors, tenants, or anyone who expects basic property care and neighborhood respect.

***Update! 6/25/26 I am not being charged $175 for them…read morefixing a doorbell that we did not use or install it was a google home doorbell on the home when we moved in. They also never sent air filters until we asked them several times. Then when we asked where they are supposed to go they sent someone out that measured the return air vent, not the filter that is in the attic. We have not had a home before so we had no clue where that needed to go. We are also being charged $75 for washer needing to be fixed though it was through warranty. This is after almost 3 weeks of not being able to wash. However we have never been late on rent. We have never given them a hard time. Rent was increased when we signed a second lease. They expect us to pay the additional on top of rent. Not to mention when my husband called to discuss the matter they shared he was lying about everything. I work in customer service. Moving in here has been the worst decision Ive made in my life. *** I previously left a 5 star review but have grown weary from the last lease period to now. Communications with the staff have been challenging. The washer in the home is not working. I submitted a work order on 5/20/26 and there has been no response as of today 5/27/26. In the midst of the last least to now I experienced the death of my father. Things like this have made renting more stressful. I will admit they helped me negotiate the monthly rental rate down when renewing. But the filter space for the air conditioning filter does not fit the filters we pay for monthly. The door bell doesn't work anymore either. I am not attempting to bad mouth any one person I just do not have the capacity for all of these issues.

Our leasing experience with this management company was frustrating due to poor communication and…read morelack of follow-through. The process took about a full month. During that time we were told three separate times that the property had been cleaned and was move-in ready. Each walkthrough showed otherwise -- no professional cleaning had been completed. We later learned there had been a water leak, which may have caused delays, but this was not clearly communicated upfront. When we first viewed the home, there were spider webs throughout and both dead and live roaches present. We raised these concerns and were repeatedly assured everything would be addressed before move-in. By the final walkthrough, the condition still had not been resolved, and an additional issue had come up. During that final walkthrough (yesterday), we were told that if we did not immediately pay the deposit, the owner wanted to move on to the "next applicants," even though the property issues had not been fixed. We were also told the owner had already "bent" by approving us, so it was essentially now or never. Once we confirmed we would not move forward under those conditions, we were then offered money off and the option to inspect the property after completion. At that point, it felt less like a proactive solution and more like pressure followed by a last-minute change in approach. There were also inconsistencies during the application process. When I initially called to ask about our application status, I was told there were other applicants ahead of us and we would be processed if they fell through. After I provided the address, the associate confirmed we were actually the only applicant. That kind of misinformation made the process feel disorganized. I understand that maintenance issues can happen and that properties owned by LLCs can sometimes add extra layers to communication. However, clear, accurate updates and accountability are essential when people are planning a move on a tight timeline. I hope this feedback helps improve the experience for future tenants considering this property in Richmond, TX.

John and his team have been great to work with. I have no complaints and truly appreciate their…read moreprofessionalism. I look forward to working with them again in the future. Five-star service all the way!

I used the "Projects" section of Yelp to help me find a move-out cleaner and Management of ICON…read morereached out very quickly. They gave me a fair price and worked with me on scheduling the time for the cleaner to come. I booked the appointment roughly 2 weeks in advance. The cleaner did a pretty decent job, although she did NOT clean out the cabinets... And refused to do so. I was in the apartment the entire time the cleaner was there (as was my husband) because we were finishing loading up our moving truck while the cleaner did the cleaning. I had previously messaged the company asking about how it works when the cleaner leaves because she disappeared for a while without saying anything and I was concerned that she left. I was told that she would do a walkthrough with me before leaving to ensure that I was satisfied with her work. I wish I would've known this ahead of time, and I also wish the cleaner would've communicated with me when she was leaving to go get more supplies from her car instead of just disappearing. At the time of the walkthrough, I mentioned the fact that she didn't touch the cabinets. She told me "had she come earlier, she would've done them but she's not going to do them today". I scheduled a MOVE OUT clean, so I assumed that I was also paying to have the cabinets cleaned out as this is part of what has to be cleaned when moving out... This was super frustrating and disappointing, but we were leaving that day at noon to start our cross-country move, so I didn't have time to argue. When booking this service, I wish that the company would've given me a list of what all will be cleaned during my move-out clean. Had I known that the cabinets weren't part of it, I would've booked elsewhere. Additionally, they did not reach out to confirm my appointment the day before... I ended up contacting them to ensure that someone was still planning to show up the next day for the appointment. I didn't like that I had to be the one to reach out to confirm my appointment as it's not professional for them to not communicate with me. It seems as if they're a new business, but there are some things that need to be addressed and fixed moving forward in order to give paying customers a better understanding of what to expect.

Impressive. I needed some support, some last minute…read morecleaning. Yelp projects is very new for me but I tried it out. ICON was answering my request, gave me a fair price and after I asked when her associate would come, she answered 25 minutes. And she came, kicked ass, took names and I'm a very happy camper. Thanks a lot, I really appreciate your help.

If you're considering Costa Viscaya as your future home, run the other way! I've never experienced…read moresuch blatant disregard for prospective tenants. After applying, I received a "Welcome Resident" email, complete with instructions to create a resident portal, pay a deposit, and set up utilities. Naturally, I thought I'd been approved. But when I called to confirm, the manager casually dismissed it as "an oops, no that is automated email sent to everyone". No apology, no clarification, just gaslighting. Worse, they never followed up. I waited an entire week before calling again, only to be told my application was denied, not because of background issues (which I passed), but supposedly due to "income discrepancies." They refused to even verify my income through The Work Number (a standard, Equifax-backed employer verification system used nationwide). Their excuse? "We don't use that." That's an insane policy in 2025. Especially considering these apartments take paper applications only, you can't even apply online! While in the leasing office, twice, residents came in complaining that they'd been waiting MONTHS for basic maintenance to be done. One woman said her leak had turned into mold and still hadn't been fixed. By this time, I'd already submitted an application fee and felt stuck in the process! Oh, and don't be fooled by the photos. Recent reviews all echo the same nightmare: roaches, rats, and infestations everywhere. You'll be paying rent to live in a pest motel. Disgusting! This place is disorganized, deceptive, and clearly falling apart from the inside out. Don't waste your time, your money, or your sanity.

Let me start off by saying DONT EVEN THINK OF MOVING IN HERE !! these apts are TRASH ! I put a…read moremaintenance order weeks ago and they haven't done anything to come out and fixed my light ,but they will be quick to charge for the rent !!! The management is garbage they don't even know how to run an office,they will try to over charge you for rent and say you have "late fees" because they messed up on their behalf !! These apts are full of roaches ,rats and even possums !! The fences are tore up because the possums eat through them .When I go to the front office it's like I'm at the zoo ! So unprofessional and rude ! They get mad because you remind them how long they take to come fix a maintenance order but like I said QUICK TO CHARGE RENT !!! if I could give the 0 stars I would ! They don't care about residents who actually pay rent and aren't on housing!!!

The absolute worst. I promise you can find better…read more This place is INFESTED. And they will delay pest control. Any communication from the office - expect severe delays, misinformation, different timelines etc. Two years here. I promise you can do better elsewhere. Smells like dog poo and pee outside the unit.

They are very deceptive here. I was upfront with them about my rental history and they claimed that…read moreI would be eligible for concessions and agree to a lower security deposit. However, after I applied and paid the $250 admin fee they said they made a mistake and that no exceptions can be made to honor our original agreement and that they would not refund my money. I have kept all my email and record all my phone interactions with this management. If you do decide to live at these apartments, I would suggest you do the same.

Bayou City Luxe was an amazing help as I transitioned from out of state for work. They easily and…read moreeffectively found me a property to lease, while I learned the city to make a final residential decision. I can't give them enough credit for helping me feel comfortable with my move. I highly recommend them every time I am asked about renting a property, I believe you should as well.

If Bayou City Lux shares reviews internally, this one should also be directed to Ricardo. Every…read moretime I've spoken with him, it seems there is little understanding of the status of our maintenance requests. For example, the company has stated they have a tracking number for the part needed to repair our AC, yet no one can tell us where it is or provide a realistic timeline for when the repair will be completed. Communication has been consistently poor. Calls often go unanswered, and when someone does respond, it feels like no one has the information needed to actually help. As a tenant, it is incredibly frustrating to repeatedly explain the same issues without receiving clear answers or meaningful updates. What has been most disappointing is the lack of empathy. We have been dealing with property damage, concerns about the condition of the home, and the discomfort of living without air conditioning for an extended period. While window units were eventually provided, they have not adequately cooled the home and have instead made the rooms feel even more humid. Throughout this experience, it has felt as though collecting rent is treated as a higher priority than fulfilling the landlord's responsibility to provide a safe, habitable, and properly maintained home. This has been, without question, the worst experience I have had with a property management company or landlord.

If you want an agent that fights for you, this is the one! My husband found Evan using chatGPT. A…read morefirst he said. Lol. We put the golden list of what we working looking for, and up came his name as the right fit. And it was right... Working with Evan has been an amazing experience from the beginning. I can't say enough. The communication Grade A - incredibly responsive, provides weekly market updates with insight and recommendations based on expertise. Customer service is impecable. And when our sale faced obstacles, he did everything in his power to fight it to the end. His good nature, positive attitude and driving force got us all the way to the finish line. Could not have asked for a better agent! 10 out of 10 - hire him

Finding the right agent can feel like dating - lots of possibilities, few good seizures…read more Fortunately, I struck gold! This real estate agent Evan was friendly, sensitive and really listened. The whole process made smooth, without stress and even fun. It is absolutely worth recommending