We've been living here for about a year and a half, and honestly, no complaints at all. The managers are super friendly and easy to communicate with. If something breaks, Tony usually shows up the same day to fix it. They also give plenty of notice before any maintenance work around the complex, and sometimes they even put together small community events (the last one was a neighbor meet-and-greet with ice cream). I've never seen any cockroaches. The grounds are always clean and well taken care of. read more

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Living at The Cottages was a great experience and would recommend this complex to anyone. I moved in 2021 and was there until 2025 and loved living here. Anytime I had an issue it was typically resolved same day. The complex itself has nice amenities and is fairly quiet. Honestly I would still be living here if I didn't have to move out of the area. The ladies in the office were always willing to answer any questions and helpful. Truly enjoyed living here. read more

I have tried to get this management to fix my internet wiring for 3 months now. and they are anything but competent. I have notified Garibaldi Company of the dilemma I'm facing and waiting to hear back from them. I would recommend that no one apply for residency here you'll get no help from management. The wiring is outdated and possibly broken I get intermittent internet signal and constant dropped connection. Xfinity has been out and educated me on the outdated wiring and that it is up to the owners/management to fix their property. 3 months and still getting jerked around. I will not renew lease again in this dump. read more

If I could give 0 stars I would. This cooperation needs to re-evaluate their "managers" Michelle & Alicia. Some of the rudest women I've ever met. Can't believe these 2 are even aloud to be managers at a complex. Stay 100% clear of this place as they continue to screw people out of their hard earned money & degrade those who live in the complex. They take months to fix things in the apartments then & then continue to snake around in order to screw you on even more money. If the owners of the company are reading this, you should think about replacing Alicia & Michelle your great "managers" before they end up getting you sued. read more

This place is a little piece of heaven. The Leasing Agents are so nice and go above and beyond to make you feel welcome. The maintenance team is outstanding. Nice neighbors. Super clean property and great walking paths for my dog. I can highly recommend moving here... read more

Management is constantly acting unprofessional and are overall very unhelpful. I've been "helped" by both Alicia and Michelle both of whom are always giving attitude. The water is always down, the gardeners are always messing up people's cars, and roaches are everywhere. You're better off being homeless than dealing with these people. read more

My partner moved into the cottages and since the first week there was miss communication from management. The management told my partner that they were remodeling the whole complex starting the next day which was let me tell you, annoying. Having to not only listen to construction all day including the weekends, but having to walk and drive through it was a nightmare. Also the construction workers were intimidating and always outside your windows. My partner decided to move because of life events and now how the management is handling the situation of them leaving they have showed their true colors. Not here to help you or listen. Please do not move here you will regret it. read more

Had high hopes for this place but....100000000x no. If you have any family members with disabilities, or you yourself have one--do yourself a favor and avoid this complex. The staff has no training for how to communicate to those with neurological disabilities. It often comes off that you are an inconvenience to staff. Save your money, tears, and time. Find a place that feels like home, because this place is far from it. read more

Great cozy apartments and were very professional and nice to my daughter. Good location near to Historic Folsom. Relocating to the area made pleasant because of the ladies in the office. read more

I applied to this apartment and they took ALL OF MY $350 HOLDING DEPOSIT after being too busy to reach out to them about not submitting income verification documents. They tried to tell me it was in the application but I applied online and nothing in their rental criteria when applying says this policy nor did I receive a copy of this application. I was only offered a copy of my application after I complained about not receiving my deposit back. I have NEVER heard of a apartment community taking a holding deposit especially for an apartment that's move in date was a month away with ample time for them to rent the unit before availability. DO NOT RENT FROM HERE OR THIS COMPANY IF YOU WANT A HONEST PROPERTY MANAGEMENT COMPANY. read more

Parking is horrible and there is nothing being done about it. From what I can see there is several neighbors that don't know how to park, they park over the line or so close you can't get in to your car. There is a couple of neighbors with more than two cars(that they don't drive) taking up the open spots and neighbors who don't park in their covered spot, taking the open ones, just so they don't have to walk as far. Rude and stupid, parking rules should be put in place and followed. Cars sit in the same spot for months with no towing. read more

With this COVID times, they have no shame whatsoever! We have lived there for almost 4 years, always paid in times and sometimes more than the monthly payment, never had issues with anybody, no complains , and now we are leaving due to health issues and they will not break the lease for only a month! It goes to show you that they don't care about their good tenants, and don't care about the ones that grow weed in their rooms, or sell drugs from it. If you have kids, it's not the place for you. Horrible management company. read more

Jaelynn was terrible to work with!!! The demanded paperwork and wouldn't even allow for time to get there with having a job. Speaks very unprofessionally, and makes demands followed with threats of denying your application if you don't comply within a few hours. They denied a passport for a form of identification. A passport is one of the highest forms of identification, it's even accepted internationally. Literally this girl is one of the most unintelligent unprofessional people I have ever worked with at a business. I would never want her to handle my money for a home! read more

BEWARE the application. They charge a $300 deposit along with the $50 fee, and if you don't cancel your application then it's non-refundable after 3 days. Lost my $300, pretty bummed that none of the employees made that clear. Not surprised though, that's what we should all be expecting from landlords these days. read more

I love it here! Been here for 4 years. Love the staff! Been very pleasant working with them. Whenever something came up, they were very attentive and right on it. Lovely surroundings. Green all over with nice walking paths, many amenities to keep you active and shaded carports. Has security. Very nice. Neighbors are mostly friendly. Quiet. read more

We were lucky enough to get a rarely available cottage on the property a few months back and we can not say more good things about the property and our living experience. We have lived here since 2018 & this is easily one of the best apartment complexes we have lived in (and we have moved a lot through the years). We have always had great experiences with the staff & Management. Maintenance is always quick to resolve any needed repairs. The property is well maintained. Always plenty of available parking. Rarely ever hear any noises from our neighbors. Very happy to feel at home here. read more

My husband and I really enjoyed our time here at The Cottages. We will be moving to be closer to our church community but our 1 year of living at the Cottages was a great experience. Our apartment was a really good size on the ground floor. My parents kept complimenting what a large apartment it was. When we moved in they had just cleaned the carpet and it was kept very nice. Its also not a very large complex so it has a smaller feel, a little cozier and less crowded. The back of the complex is the ideal place to be because it's very quiet tucked away from the main road. There are beautiful trees that flower in spring and tons of parking spots in the back! We would literally park our car, walk like 10 steps and were already in our apartment. We enjoyed the hot tub in the summer and the colorful trees in the fall and spring. We did have several maintenance issues. They were all addressed right after we called the office to let them know. The air conditioner has been the biggest issue because even though maintenance guys came out to fix it 4 or 5 different times it just kept breaking. Whenever we would turn it off it dumped water from its ceiling vent down the wall and onto the carpet. We tried to put pots on the ground to catch the water and wipe down the walls - but I'm afraid if this issue isn't solved soon it might cause mold. Also 2 of our stove burners went out. The first was fixed but the second one just kept breaking so we gave up on it. We unfortunately forgot to lock our car one night. Do yourself a favor and don't forget to lock your car! We found a strange man sitting in the driver's seat of our car in the morning, going through the contents of our glove box. He was not from the complex. Luckily he left the scene and nothing of any value was taken. We reported the issue. We didn't really hang out much in Orangevale, but it was nice to be so close to Folsom. We would just turn left, head to Folsom and be in lots of fun shopping and dining within minutes. Great walking at Lembi Park and fun adventures at the Palladio! Other than these events, the apartment was quiet, peaceful, and was very comfortable to live in. It was home. It was nice living there for the 1 year we spent there. Thank you Cottages for being our first home as a married couple. We won't forget you :) read more

Wanted to leave a quick review for Marlon who is new to the team where I reside. What a amazing person with positive attitude. Friendly helpful approachable. Best of all he is no nonsense he keeps the property clean and has a great presence on property. When he walks the property he always greets you and you will see him always with a broom in hand cleaning as he checks the grounds. I walk my dog everyday and have noticed how clean things are since he came on board. He is a great addition. Thank you Marlon ! read more

I spoke with the manager, Liz, about renting here. She was very polite and courteous. After reading some of the other reviews, I asked her about the security and the cleanliness of the apartments. She pointed out that leaving valuables in unlocked cars do increase the likelihood of theft, but said management has a security patrol. I also asked about the cleanliness that some of the other reviews refer to and it seems to be another easy fix - when doing the walk through, be as detailed as possible, so when you move out, you have proof of what the condition was like when you moved in. I love the washer/dryer in the apartments. I've lived at places where I'd have to use a laundry room, and I inevitably ran out of quarters. Overall, I'm happy with the complex. Of course there is some noise - sharing walls with other people doesn't exclude noise and it isn't a house. read more

The cottages have an amazing staff and the tasty tuesday's are probably my favorite day of the week!! Definitely recommend cause it is so close to school!! read more

I lived here 3 years. During that time my vehicle broke into and took $1000 in stuff. My catalytic converter was stolen costing $5200. My neighbors tailgate was stolen. My otherwise perfect truck was hit and run, someone tried to take the tail light off, and my diesel was routinely stolen. I asked for another flood light or cameras. I asked them to warn neighbors of crime. I asked for a flood light for safely in the back parking lot. They did nothing! Just gave BS fake caring. Finally I leave. I cleaned and never hung a picture... They kept my deposit and billed me for paint, labor and other items. Plus billed me for utilities that I PAID! WTH? AND during call #1 to me they non-challantly say they will send me to collections if I don't pay in 2 weeks. I know they will remodel mine as they have the others, and still bill me for paint? I am extremely disappointed. I was never late with rent. Steer clear! read more

I lived here for about 3 months and it was awful. Horrible location. My friends car got broken into and the people in the office did nothing to help us out.....arent i paying for "security" (one of her selling points)? Orangevale is meth head central. I left after 3 months and didnt even get HALF of my deposit back.....really? read more

Feel free to move in if you'd like to never see your deposit again. Cleaned for 10 hours and left the place cleaner than when I moved in. They kept my money. Shady staff. read more

Don't move here! Apartments are small with outdated appliances. I had so many bad neighbors that were loud and would even come up up my apartment and yell at me. The leasing staff did nothing. Don't waste your time or money on this place. read more

I lived here in a 1 bed/1bath apartment with my boyfriend from February 2017 to October 2019. This is the best apartment complex I have ever lived in. I will admit that they are a little on the high side regarding price, and the apartments are a bit small, BUT management is fantastic, the complex is quiet, all of our neighbors were wonderful, and management was constantly working on keeping up the property. Their communication during times that may impact residents was above and beyond. They resealed the parking lot while we were there, and they gave a TON of notice, as well as notice the same day, and even pin pointed cars that were still in the way trying to get the owners out to move them before they got towed. The ONLY reason we moved out of this complex is to get a house with a yard for our dog. Frankly, if we hadn't been able to find a place, I was perfectly happy to stay there (Pecan Park is half a mile away... it was no big deal to take him there). On that note, it took a little longer than expected to get said house, and they were super flexible with our notice date to accommodate that - took most of the stress away from trying to move to a new place. One last thing - we overlapped our rent by a week so we could spend our last week making sure the apartment was as clean as we could make it. We just got the deposit back, and the only money they removed from it was for paint. This is FANTASTIC. I am SO appreciate of this. I have a friend that just moved out of her apartment in a different complex, and they are trying to keep her ENTIRE $900 deposit, even though she was only there for a year. Sure, you should expect an apartment complex to be reasonable in this regard, but at this point, I am ecstatic when they ARE reasonable. In short - we loved it here. Highly recommended. If there comes a time where I have to move back into an apartment, this is where I'm going. read more

Horrible place to live. I lived here over 2 years and our rent has gone up almost 200 more since our lease was up. The carpet is super cheap and falls apart. No cupboard space. And the woman in the office is horrid. Not Ana, she is nice. But the other woman is beyond rude. So done with this place. read more

I honestly wish I could give this apartment complex zero stars... This apartment complex has an insane mold problem that made me sick for months living there. When we were living there for a year we saw a liquid seeping through the wallpaper on the walls and also on multiple places where we sat heavy furniture it would come up through the carpet. Also the air conditioner would turn on and off and sometimes work but leak water constantly. No matter what we did we would get mold spots everywhere and the ceiling and other walls were caving in. I know it sounds insanely bad for an apartment complex but our stay here was absolutely miserable with my constant doctors trips from being allergic to the mold. I attempted to contact the cottages to let them know about their mold problem And that it really should be fixed for future residence...but instead they ignored me and are now charging me for damage due to the mold and water problems they have in their buildings. These apartments have not been updated in many many years and the appliances that come with the apartment or absolutely horrible and very old. I definitely would never recommend anybody to live here especially if you don't want to get sick from the disgusting mold! read more

If you are looking to rent here, keep driving past. The Cottages apartments look to be a charming, quiet place to live on the outside but inside is a totally different story. The maintenance crew is Awful about when and if they will fix any problem you might have. For instance, we moved in in May and it took them until September to partially fix our a/c. Our dishwasher was broken from day one and never repaired. The apartments themselves are small and you will hear every noise that comes from the apartments above, below or beside you and if you have children, that could be a problem. The only redeeming quality about the Cottages apartments is their management team. I will admit they tried very hard to do all they could to fix the issues we had. They just didn't try hard enough. In all honesty, I couldn't get wait to get out of that complex and would Never recommend it to anyone read more

A decent apartment complex. I only really hear my neighbors in the shared walls of the bathroom. Shower-bath very narrow. I've had several minor maintenance issues since I moved in, more so than other places I've lived though they've been addressed quickly. They turn apartments around very quickly. I've also had way more issues with people smoking and it coming into my unit than any other place I've lived including student housing. I did have a trailer hitch stolen off a truck I borrowed for several weeks. The night patrol is half-assed at best. read more

Nickel and dime at every turn. The automated payment system they use is atrocious, and I must have accrued several hundred in late fees because either the automated payment did not occur if you set it up on or after the due date (no notice was given anywhere that this was the case), or because the payment I set up would expire and would not autorenew, even though the lease was (this was a separate option which I believe was added later). Or when I switched to month to month, they automatic payment was cancelled without renewing for the new month to month amount, again without notifying me. The damn thing has my payment information, but can't charge me like it did just a month prior? Right. $50 every time. Also, the rent saw some big increases as soon as it was time to renew. I understand that property values have gone up and so has market rent, but a $130 increase in the first year I was there is pretty damn steep. Last straw that prompted me to write this is when I handed in my keys a single day early prior to the date given in my 30-day notice, which would have been the day of Thanksgiving mind you, I was charged for an extra day of rent out of my deposit even though I already paid for the full amount of rent through my notice date! Bullshit. Another $40 gone from the deposit, but what am I to do? Off to Yelp we go. The apartment complex is OK in of itself, and the workers in the office are polite and mostly helpful (certainly would have been helpful to know that was a penalty ahead of time though!) otherwise. I would recommend you find an apartment that has a less shady management that doesn't piggyback off of systems that are designed to rip you off and actually values you as a good renter. read more

I lived at The Cottages for two years. I never had a problem with noise like the other posters, but maybe my neighbors were just really quiet-all of the neighbors that I knew were really nice people. I never felt unsafe living there and never had any theft or damage to my cars/property. The women who worked in the office and maintenance were all friendly and worked quickly to help fix any problems we had. We ended up moving out because we needed to move to an apartment with an additional bedroom and with rent increasing with every lease renewal it was no longer affordable for us. read more

(Edit*)It's a really nice place, my girlfriend and I enjoy living here. The ladies in the front office are respectable and nice, and they do what they can for us in our living situation. I'm currently living here with my girlfriend, and our cat(s). Because our rent isn't payed the beginning of every month(but it's around the middle of each month)! Multiple music complaints for rap music from neighbors (wtf)(racist?). They encourage residents to go directly to them when it comes to complaints, instead of directly confronting your neighbor and getting to know them and asking kindly to turn down their music etc. ! (Ridiculous !) I don't play it loud on purpose, I just like to play my music while I'm cleaning up or getting ready to go somewhere basically, but they don't like the type of music I play,apparently?! (I listen to ALL types of music...) SO Besides those tiny little things, this place is amazing. No break ins, or crime I've heard about anyway, all around nice area! read more

The outside of this place is sooooo cute! The inside of the units, sooooo outdated! Definitely disappointed but my 4 stars comes from the most amazing leasing agent I have ever met!! She was so friendly, professional, upbeat and just an all around joy to be around. I can not remember her name but she is the first smiley face you see when you walk into the leasing office and I hope her boss knows how lucky they are to have her. read more

I would give less stars if I could. You don't want to live here if you consider yourself a "normal" human being whom partakes in occasional socialization that does NOT include loud, obnoxious behavior. Aka... If you enjoy having any company whatsoever (maybe once a month) then this place isn't for you. It should be labeled as a retirement community. I'm not a taddle tell so I don't really get along well with all of them that make up this community. The new management is biased and horribly unprofessional. Seriously, take my warning seriously. Oh, and if you have a medical marijuana card and medicate yourself steer clear. Marijuana is the devils lettuce to them. Also, cigarettes are smoked by the devil and EVERYONE will "cough" nonstop to show their disgust. I know I probably sound like some crazy party animal but I'm not. Good luck in your home search.... PLEASE do not make the cottages your new home.... read more

Deceptively charming from the outside. Inside, the carpets are worn and dirty (despite the fact that the front office claims they are clean), and the walls are so thin you can hear the people upstairs going to the bathroom! The office does not call you back in a timely manner, if at all, when you need something in your apartment repaired, and in general, they do not communicate well with residents at all. I will not be renewing my lease this next time around. Look around before you commit to The Cottages. There are other apartments in Orangevale that are bigger and less expensive. Unless they change their staff and update things like carpets and appliances (which are from the 1980s by the way--no, I'm not joking!) I think you can do better. That's just my two cents. read more

They could use some updating in some units, that would include the one I lived in. The carpet was disgusting and so worn down that you could slip and slide on it. (Not as fun as it sounds!) When we moved into our unit it was disgustingly dirty! There was dirty band aids in the shower and under the sink. I had to deep clean everything especially after finding that. We lived there for 6 months and after 2 or 3 we could not wait to move out. The people above us sounded like they weighed a whopping 300 pounds but were only 100-130. You can hear EVERYTHING that goes on up there. So I would say don't live downstairs. Do not be fooled by the cute look on the outside! They may be updating but our apartment sure was crap. And we didn't get a single penny back from our deposit and we could not have done too much damage to the crap that was already there when we moved in. If anything we left it cleaner then when we moved in. So here is my big fuck you to the Cottage Apartments. If you move into here, have fun with all the trailer trash tweakers from next door that will be congregating near the dumpsters at night. read more

The cottages are pretty from the outside and a complete disappointment on the inside ....our family rented from this place and at first it seemed to be alright besides all the maintenance they needed done right off the bat like carpets filthy the water in both kitchen and bath broken and a huge infestation of black widows ......we still were going to give them a chance just to live in the same complex as our loved ones ...we filled out a application and put up a 100 dollar deposit to ensure that we got the apt we wanted when my boyfriend and I went in to turn in our application the office manager Liz Hollyman looked at our proof of income and said it was fine we walked out feeling confident about our new home .....not more than twenty minutes after we leave we receive a call saying our proof of income wasnt sufficient. I feel discrimination twards my boyfriend and myself and our income ....we can more than afford this place but wouldnt live here if they offered it for free. Im am personally very upset with Liz Hollyman herself she dose not handle herself like a professional she didnt even know what a 1099 was geeze read more

I don't live here, but my dad does. I come up here every couple months and stay for about 4 days. The design is just a normal apartment. Nothing special. It is modern and not run down looking. The property is well maintained and clean. One bad thing though, on only my second trip up, the car next to mine got a rock smashed through the window. Only my second time. And the girl across the way said that happens often. So, consider that. I personally feel safe there, even at night. There could be a little more lighting. Dark corners and spots are prime spots for "evil" people to wait. Otherwise, I like these apartments. I feel safe, inside the apartments are clean and modern, you get your choice of parking since there are always tons of parking spaces, even at night on a weekend! There is also a pool and hot tub, which I love. They are both always very clean. They also have 3 tennis courts, which I havent used but they are clean. They also have a recreation room with a couch and tv, and a kitchen. Not sure what it's for but whatever. If I ever moved to Orangevale, I would definitely consider moving here. My dad likes it as well, except for he is in a studio which is basically a large room. But that's his fault. read more

This is my second time living here and I maintain that it's a decent place to live. The apartments are clean, and some have received some updates like nicer counters (still not granite, but a nicer looking formica), and new linoleum floors. My apartment had brand new carpet put in too which was a nice touch. Every unit has a washer and dryer which is big for me since I don't have time to be sitting at a laundry mat. The grounds are kept nice and I have never had any safety issues personally. Nothing in my apartment has broken yet, but I have only been living here for a couple of months. It's a bummer their weight restriction on dogs is so small. If I move it will be for noise - my apartment faces the tennis courts and there are a good amount of people who play tennis here, as well as kids that like to run around in the courts and scream and play for hours. It wouldn't be a big deal but I'm a full-time student so I need quiet time. The person below me has 3 kids (in a studio) and I can hear them all the time. That being said, I have never been woken up by party animals. It's generally quiet from 10pm - 8am. I can also hear the traffic from Greenback, though if your apartment doesn't face the main road or isn't a front row apartment I doubt it would be an issue. The only other issue I have had which may happen in any apartments is that there are people I share walls or floors with that smoke, and sometimes when I get home and my apartment has been closed up all day it smells kind of smoky. It wasn't consistent enough to be a huge issue but it was annoying when it happened. I went with the studio option and I think it has great storage for being small (and I appreciate that there's at least a partial wall to separate the bedroom from the living area. Everyone who I have had over thinks it's a cute little unit. I wouldn't have moved back here if I had had a bad experience before. I think I may have outgrown the studio though. All in all I think this is a good place to live. The pool and hot tub look to be in good shape and there are often people out there when the weather is nice. I would recommend these to other people. As other reviewers have said, they're cute. I didn't experience any mail theft, which others had mentioned, either. If they allowed larger dogs I would probably stay. read more

Came here to find an apartment for me and my girlfriend Kristen in the office was very helpful and gave me a tour of the apartment right away. Very nice units and people who work here only reason I didn't choose to stay was I found another apartment closer to school. read more