This property is completely unacceptable--both in the condition of the units and in the way management treats tenants. At move‑in, the unit was in poor condition: dirty, worn, and clearly not properly prepared. Toilets weren't cleaned, surfaces were grimy, and some of the furniture was literally held together with duct tape. Appliances were sub‑par and outdated, and even after multiple requests to fix items, nothing was ever actually repaired. The apartments desperately need updates, but instead of addressing issues, management ignores them. The overall property isn't maintained either. * The security gate never worked once in the two years my son lived there. * The pool was closed more than it was open. * The trash compactor has been broken for months, so they dragged in large dumpsters and left them outside the trash area--an eyesore and a sanitation issue. Move‑out was even worse. The billing was inaccurate and misleading. They attempted to charge again for June rent that had already been paid in full. And despite the lease ending mid‑month, they refused to prorate July rent and billed for the entire month. They also have no intention of returning deposits--so whatever you put down, don't expect to get it back. What makes this even more frustrating is that they cater heavily to college students, yet they only offer 12‑month leases. Students are there for 10 months, but no 10‑month lease option exists. They know this, and they take advantage of it. Even after providing documentation and clearly outlining the errors, management refused to correct anything. Issues were dismissed, not resolved. This complex is simply not worth the money you pay. The living conditions are substandard, the amenities rarely function, and the management practices are careless at best and predatory at worst. If you do rent here, protect yourself: take detailed photos at move‑in, keep every receipt, save every email, and be prepared to challenge your charges when you leave. read more

I have really enjoyed living at River Ranch. My roommates are awesome and the amenities are great as well. Maintenance request are completed within 24-48 hours and the the office staff is very helpful. Just last week Ariel helped walk me through my resident portal and was really helpful. Gold stars for everyone! read more

Edit: To comment on the reply from ownership, my husband was advised to reach out to a specific individual @monarchinvestments.com and was met with no response. These same details were provided in the email, and the lack of a reply prompted this review. If we could leave less than 1 star, we would. My husband was sent to San Angelo on military orders, and signed a contract at River Ranch in late October of 2021. We reside in Michigan, and due to travel circumstances, my husband was only able to tour the model apartment, and did not have the opportunity to see his actual leased unit. What a horror. Upon move in, he was disgusted to find that his bathroom was filthy, to include the flooring, and the carpets that were allegedly "cleaned" prior. He mopped the bathroom three times before he was able to completely remove the dirt off the floor. The bedroom itself reeked of dog - an issue likely attributed to the lack of carpet cleaning; there were urine stains throughout. His foam mattress was covered in dog fur, and because it's foam, there was no way to remove the trapped fur. The smell was so bad, that he needed to purchase an allergy grade mattress protector to block out the scent and dog fur. He spoke with the office numerous times about having the carpets cleaned again. It took about a month of continuous calls and visits with the front office until it was finally cleaned. Although not all of the stains were removed, the carpet scent had for the most part, disappeared. In the utility room, there was black mold on the ceiling. A further indication to the lack of maintenance in the building, as it appeared there was a leak from above. Regardless of the less than desirable move in conditions, our biggest issue with River Ranch is their inability to work with service members. In April, he had emailed a copy of his orders and informed River Ranch that he would be departing the area May 10, 2022. He was informed that he would NOT be prorated for the 21 days in May that he would not be occupying the apartment. In over 10 years with the military, this has never been an issue. While we understand that Texas laws are different than other states, we believe River Ranch is a little inflexible and insensitive to the situation. San Angelo is not only an area that has an influx of service members, but is also a college town. I can only imagine the financial hardships they have placed on students as well. During his time at River Ranch, we were paying both his rent, and our mortgage. In May, we did not receive military assistance for those payments, and given that River Ranch was not able to terminate the lease at the end of his orders, our family was responsible for covering the apartment and the mortgage back at home. We are understanding of the fact that our finances are not a worry for River Ranch, however, it is a concern that other service members should have brought to their attention. Per my husband: Having been in the service over 10 years, it is my job to mentor and look out for the junior enlisted and officers. I made the decision to speak with the command staff on base and the housing office about my situation, as well as 5 other lieutenants. I have informed them that we would not be prorated. As a result, a message will now be passed to incoming officers and enlisted personnel about not being prorated, that way members do not encounter the same issue myself and my peers are currently facing. It would have been nice if River Ranch was more willing to work on this issue with myself and my 5 peers. Lastly-- my vehicle was broken into. Apparently people who have been at River Ranch for a few years said this happens every 6 or so months. I filed a police report and contacted River Ranch to notify them of the break-in. They already knew-- apparently numerous people had their vehicles broken into. What bothers me is when I asked them if they would send a message out to the residents I was told no. Why not notify residents so they pay closer attention and are on the lookout? Last but not least-- they advertise a gated community when you tour the complex however the gates have been broken since before I arrived and they never once worked. For these reasons, I do not recommend staying at River Ranch. read more

I am very disheartened with the way River Ranch Apartments treated my daughter and her 2 roommates as tenants for their 2019-2020 lease. They put their deposit in early 2019 and at that time the gates were all propped open. Knowing my daughter was going to move into an off-campus apartment we were concerned with safety and encouraged her selecting this "gated" community. Fast forward 18 months later and the gates are still open. The staff could never answer billing questions when my daughter or her roommates called. They back-billed electric overage for 3 months without apology. During the start of the pandemic, we were getting a run around and misleading information regarding what to do about the lease renewal or cancellation. We tried to be understanding, pandemic and all. The roommates decided to go their separate ways and the end of July my daughter, myself and her Granddad cleaned the apartment that had been vacant since the start of the pandemic. Mind you, when we moved her in we documented the sticky cabinet interiors, the pet hair on the furniture, the crusted water sediment on the faucets. And we made certain to take care of all of that + the interior of all furniture, the blinds, the appliances. That apartment was much cleaner than when they moved in. We did fail to remove the toilet brush from one restroom and assumed we would be charged the $25 fee. However, 57 days later they received a bill for an additional $100. They charged $400 to clean carpet and upholstery (we were told carpets were "cleaned" as part of all changes in residency) and $100 to clean 2 tubs and a toilet. I am saddened that an apartment complex geared to students would be so ridiculously aggressive with their actions and take advantage of these tenants. I am certain that River Ranch Apartments does not care about this post or the 7 other reviews I did because I saw the way they treated my daughter when she was a tenant. But if this gives any information to future Angelo State University students to avoid River Ranch, I would feel that I have provided a service. #avoidriverranch #bebetter read more

The WORST complex I have EVER stayed at. DO NOT get a LEASE here. You will 100% regret it. When I was in SJT I stayed here and the foundation is terrible. You can here everything between roommates, people walking upstairs, talking and upstairs neighbors. The employees aren't great either. They constantly screw up monthly rent and terrible at communicating. They said they they would let me know if I ever got a new roommate but never did and was blindsided. Also very unorganized and tried to make me make a renewal decision 4 months in advance when it should be 60 days. Maintenance people bang loud as hell on the door at unexpected times when you put in requests about a week late. If your random roommates make damages to the place you also suffer even if you mention it prior. Half the time the night lights wouldn't work and dog poop left everywhere outside. Honestly this whole complex needs to be redone. All appliances are old and doesn't work to the best ability. This place is cheap for a reason and full of college kids. Lastly, I moved out 4 months ago and have yet to get my security deposit back. 0/10 recommended. read more

Needed a place while in town for school. The staff were quick to understand my situation and needs and set me up in an apartment on short notice! read more

Listen. It's good for a $550-a-month rent apartment in San Angelo. I just wish there wasn't dog poo everywhere - also someone before us had a wall wax heater in our unit and River Ranch just painted over the spilled wax on the wall... landlords really WILL paint over anything. read more

Where do I start with this place? My son, I was the co-signor, lived at River Ranch for two years and the management of the place has been awful. I have sent emails to Presley over and over and he never responds back. They have taken multiple messages to have him call me and I have never received a call back from him. Initially, before you move in, they will tell you they are going to match you up with people that are similar in interests and other areas but this is baloney. Most of the people with pets in the complex never pay for them and the damage done by the pets is paid for by everyone (we paid $300 pet deposit) when they leave. The washing machine was broken on two occasions and it took about a month to replace. They don't want to hear from their tenants, especially since they are normally young. They won't listen to them or respond. I had to travel to River Ranch from my home in another town to get them to replace the washer - twice. The carpet has needed to be replaced in the common area since my son moved in. It was stained with pet urine. They never replaced it but charged us to clean it when we moved. It took them over a year to replace the blinds in the common area as they were trashed when my son moved in. The one trash compactor isn't enough for the whole complex and it is broken a lot of the time. The front gates were broken for nearly the whole two years but they fixed them about a month before we moved out. The place looks nice from the outside but it's a joke. I would never recommend anyone moving there. You've been warned!! read more

Lived here for a year. Absolute worst place to live in San Angelo. The management does not care about you or your unit. Things will break in your unit and it will take maintenance 6-8 weeks to even acknowledge your request. My oven broke and i had notified them about it and 6 weeks later they came in and left a note telling me how to turn on my oven. I know how to turn it on.... it's broken and will not work... took them another 2 weeks to get anybody to come out. Gates never worked the whole time I lived there. The pool closes many times for no reason at all other than they found one piece of trash there and are trying to "punish" residents. 10/10 would not recommend living here. read more

I know that there a some bad reviews out there for River Ranch but I do have to say that the management has changed and so has the staff. Things are improving and I don't think the good is shared as much as the bad. I lived at River Ranch for a year and it was the best place I have lived since moving away from home. Furnished apartment rooms, great amenities. I appreciated the gated community that it was. Close enough to ASU campus that I didn't have to use a ton gas trying to get class, 3 min drive. Maintenance is always working on things and with the amount of apartments that they have, the best thing is to be understanding of the wait time. I sometimes had to wait longer than I wanted but the workers were helpful and understanding and always apologized for the wait time even if it wasn't that long. I had to move out because of a roommate issue, not anything related to the staff or the apartment complex. Over the year that I had been there I noticed a big change in the management and how the complex presented themselves. They have completely new management now. The new property manager is Maryann and the property couldn't have anyone better. She was so helpful, caring and understanding to my situation. She is also really good at getting the other staff members to promote activities with the residents that are things from prizes with contests or free items to celebrate a national holiday. Maryann is awesome to talk to! Sadly the best agent that I went to for help at the complex was Savannah and she is no longer there but the new staff is understanding and does a great job of getting info out to residents. read more

Lived here 1.5 years. Attentive and polite maintenance staff, which had to be called a lot because the apartments are not well constructed. The personnel in the leasing office were professional. However, if we ever had a problem, the parent company was hard to reach and totally unhelpful. Upon move out, expect River Ranch to keep all of your security deposit regardless of how well maintained you've left it. I would be surprised if there's a class action lawsuit in the future. If you're renting in San Angelo, I would suggest living at the BLVD instead. read more

apartments are not very good. have had two different fridges. you have to pay for a pool but they won't open it until early may which is dumb considering this is Texas. read more