Over a month with no hot water or water pressure. The complex has offered no rent decreases. Only…read moregave us a coupon for a free coffee. Seriously. These people do not care about their tenants. If they did they would be offering us rent decreases seeing as we are unable to live like human beings here. Don't move here. Beware.

I'm on the third floor of building 4 with an elevator, market rate rent (high but dropping fast in…read more2025), and my only complaint is the trash collection doesn't happen over the weekend which is when neighbors cook, make pungent food waste, and leave their trash in the hall. Not their fault. OK that's not my only complaint. Building 4 elevator failed inspection and is off. But these are about the only cons. Pros: May 2023 the quiet zone went into effect, completely changing the noise environment. Now the trains have to be quiet like in the rest of the city, improving life for all of us. Building 4 has many garages and storage units on the below-grade basement first floor, and I rent one to charge my PHEV. That has worked perfectly. Having an attached garage was helpful during the historic storm that flooded the Guadalupe river this year over July 4 holiday with visitors. There is enough parking except some weekends, overflow to the street parking works well. The security is OK, once I found some people camping inside in the stairwell, but it happened once. There are 7 buildings, small enough to maintain control. It's not disordered. There are rules, scolding emails go out and I guess the message gets through well enough. I'm neutral on the battery key code Yale locks (no key, 6 digits to open the front door) but it undoubtedly helps the landlord maintain control. Garages are still key access. As I shop for a new place I'm trying to duplicate the experience I had at Addison (attached garages, 3 stories, fewer buildings) and it is truly hard to do. My ex chooses apartments based on proximity to Whole Foods: This checks that box, it's a short drive or 25 min walk. For a work from home individual you might not need a car here: There is a train, the 803 bus, a local circulator bus, but no bus to where I work. A new train station is under construction nearby. Waymo is on Esperanza since the last few months.

Great location, spacious floorplans. Very happy here! Love the affordable option if qualified.read more

This place is complete bullshit and I rarely say that about any place I consider myself a very…read morepatient and understanding person but the management has changed 3 times in the past year I was paying for amenities that were broken for half of my lease. I have been hung up on by management because I respectfully told them that the complaint they got about me was wrong. This place is overall shitty it looks amazing but the management is absolutely awful when it was time to move out they did a walk thru and told me my kitchen ceiling was in great condition and I wasn't gonna need anything replaced out of my deposit then they charge me $45 for it. No one seems to be on the same page and the disrespect is insane. Also when I moved in they told me they would clean everything and fix anything from wear and tear from the previous renters and they never did.

During my eight months I experienced: * Uninhabitable…read moremove-in conditions (no thermostat, no AC, unsanitary environment) * Unauthorized entry into my home and garage * Failure to log or disclose who accessed my property * break-in and theft * Failure to comply with Austin and Texas fire code requirements for carbon monoxide and smoke detectors * Retaliation and defamation, including labeling me as "a problem" when I reported legitimate safety issues. Despite months of documented safety issues, unauthorized entries, and a break-in I alleged was due to the apartment mishandling of security codes, I was repeatedly dismissed, disrespected, and treated as a problem for speaking up. Instead of addressing my concerns, management minimized them and labeled me difficult when I was simply trying to protect myself. After the break-in and the way staff continued to treat me--walking into my home without notice, failing to communicate, and showing no accountability--I began to feel unsafe living alone. Out of fear for my safety and privacy, I moved out and began living with roommates, and I refused to provide my forwarding address to the complex because I no longer trusted them to safeguard my personal information. I am sharing my experience to highlight how this property's approach and lack of basic professionalism put residents in danger and create a hostile, unsafe living environment. No tenant should be made to feel fearful in their own home.

UNSAFE! HIGH THEFT! I have lived here for 3 months. I was just broken into last night in my garage…read moreand had half of my things stolen. Neighbor had her storage broken into in July and 27 boxes stolen. Another neighbor had her car broken into and everything stolen from inside. This is all I am personally aware of and from only talking with 3 people! Car alarms go off at least once a week at night. Front gate is frequently wide open all night and has been broken last 2 weeks. It is also kept open all day long and does nothing for security. SECURITY IS CRUCIAL! POLICE REPORTS HAVE BEEN FILED. FRONT OFFICE WAS CONTACTED DAY OF THEFTS.

I lived here for two years and loved it! The complex is quiet and the location is very convenient -…read moreright off of Mopac and close to Arboretum, The Domain, and HEB right across the road. I lived in both a one bedroom and two bedroom and enjoyed both. I did have a few issues that required lots of maintenance, but who doesn't in an apt complex, right? In my one bedroom, the heater would get stuck on (rather than off) so it would get scorching hot. They came in quite a few times to fix, then it would break again that night. But they were very on top of sending maintenance out to keep working on the unit until it was fixed, even sent in a specialist. In my two bedroom, we discovered black mold behind our washer a month before moving out. Instead of testing the mold for toxins, they just immediately cut out the wall to replace. I admit this concerned me because I still have no idea if I was living in a toxic mold, or for how long. This is the only reason I am taking away the 5th star.

Moved in and absolutely loved the property at first. Unfortunately, after it sold, things went…read moredownhill fast. Patios are constantly covered in trash, people have clotheslines strung up with laundry hanging everywhere, and residents work on cars in the parking areas. Loud music goes on constantly, and management does nothing about it. The smell of weed is throughout the property 24/7. The gates are left open all day, which brings a steady flow of solicitors knocking on doors. It has become a nightmare to live here, and management could not care less. Emails go unanswered, and even during business hours the office rarely answers the phone. Management spent a ton of money updating the clubhouse to impress prospective residents, but the actual apartments are not being maintained. For example, I had a kitchen drawer that had to be left partially open because if it was fully closed, it would dump all the silverware into the cabinet underneath. Very disappointing decline in what used to be a great place to live.

My experience with the Spicewood Springs Apartments has been extremely positive. I'm very happy…read morethat I made the decision to move here. I have lived at the complex for just over two years. The management staff is outstanding and have consistently made themselves available for any questions or concerns that I've had. I'm glad to say that I've had very few maintenance issues in my unit, but when problems have arisen the maintenance staff have responded quickly and all of my needs have been resolved in a day's time. The grounds are always well maintained. My neighbors have all been pleasant and the complex is quiet. I've never had any issues with noise at night. There are two pools on the property, as well as a fitness center and a laundry facility. Overall, this is a great place to call home. I'm truly glad to be here.

This is a really beautiful spot. I had an absolutely gorgeous view from my balcony. Trees were…read moreoverhead. It is on the edge of a wilderness preserve. What a special spot. I put a stand-up desk on my balcony and worked from home. Beauty goes a long way. That part was magical. But we lived on the second floor. And either there was a lack of insulation or poor construction-- our downstairs neighbor would become furious when my toddler walked across the floor. She would hit the ceiling with something. Am I supposed to stop my child from learning to walk? We had to move. That was too much. A second issue, which is probably just the downside of being amongst such gorgeous scenery, was that little foresty-type bugs would come in. Dirt and little bugs would appear. The final downside was that large vehicles had a hard time getting in and out. AAA refused to tow my car to the shop once because they couldn't get back down the hill. The movers were not happy moving us out of there! Nevertheless, it was a beautiful area. If I went back, I would try a ground floor apartment and less furniture in and out.

Great community! The management and maintenance team have been prompt in fixing any issues I have.read more

Roaches, car break ins, AC not working, maintenance talking about bad about you while you're…read morethere. After almost a year of being here we haven't had too great of an experience. We've gotten roaches despite never before having any, keeping no food out. While the exterminator was here he'd told us that a lot of the apartments are having issues with roaches as well. It started off just in our restroom about 5 different sightings. Had them come out. Week later they were in our kitchen. One in our Microwave and one under our cupboards crawling on our clean dishes. Had them come back out. They've also had car break ins which I understand they are not responsible for but great to know if you're looking to move here anytime soon. We had no hot water for months at best it was always warm. Never really cared for that but when we did put in a maintenance request they did come out and resolved the issue quick. Doesn't make up for the fact during one inspection staff talked rudely about us in our presence thinking we didn't speak Spanish and we saw a google review of the exact same thing happening to another tenant a few months ago. Most recently our AC gave out two days ago. They said a window unit would be installed the same day. Didn't get installed until the next. Now they're saying AC would be fixed Monday and not today like they also ensured us. We're staying with friends in Manor which is inconvenient because we're having to drive 30+ minutes each way for work. Im sure the electric bill will also rise due to the unit being plugged in until Monday. But we can't leave it unplugged and risk it being humid in the apartment leading to mold or our fridge giving out due to the heat. But we also can't stay. The room is the only one thing that stays cool. Restroom is hot. Living room hot. Kitchen hot. Can't cook due to the heat inside the apartment, having to take our recently bought groceries to our friends. Not to mention roaches breed/reproduce faster in hot weather. All leading to having to pay a higher bill due to the unit being plugged in as well as our fans going all day long, having to commute 30+ minutes each way to work, not being in our apartment for 5 days and still paying rent in full (that's if it actually gets fixed Monday). Spoke to someone who does AC and they said that yes if the condenser is what broke then it's probably why the AC can't be repaired due to it raining today so it's understandable why the repair got pushed back but It's just frustrating that the AC gave out and other circumstances on top already making it feel like this place is not great. We also understand that some things are out of their control and it is hot and things are bound to break sometimes. All in all we just would not choose to renew our lease or recommend this place to anyone else.

The previous 9 years before living here i lived off of Wells Branch. I moved into that old complex…read moreIn 2015 and left in 2024. It went from decent , to bad, to terrible, to a complete nightmare. In early 2024 before my lease was up there I decided to go apartment shopping. By using Apartments.com I searched for some places in the Arboretum. This property was the 2nd place I looked at and knew right away it would be my next place to call home. The staff was welcoming when I walked in. They helped me with all my paperwork and explained to me the fees. It was hard for me to figure out how to upload my insurance before I moved in....but that was all on me and not the property. I am in my early 40s and not the best with being tech savvy. The apartment office was patient with me and coached me on how to do all the online paperwork. I moved in here mid March. Absolutely love it here. The place I am at is newer, better, cheaper, nicer and safer than my place off of Wells branch. The admin fees you pay here benefit you. There is a smart technology free, trash service fee, and you also pay for internet and cable. Even With the fees you get added bonuses. The trash service is here Sunday through Thursday after 6. You just put your bag on the doorstep and they pick it up for you. It saves a trip down to the dumpster. The technology is a blessing . No need to scramble for your keys...it's all by remote or cell phone. The best advantage of living here with the smart technology is that your electric bill is much cheaper here than any other place I've ever lived at. The internet and cable package fee is cheaper here than if you would get it through a private party. We all also get our personal WiFi and router so if you work from home you can 100% safely connect to a company VPN The maintenance staff goes above and beyond. They are all very polite and very knowledgeable. They have came and helped me a few times. From dishwasher replacement, to putting in a new washer/dryer/ to look at my water meter. They all do a wonderful job. Big shout out to Roman, Jimmy, and Melaney ( Laney). The office staff are all great also. They have always been fun to talk to. Big shout out to Ricie who is the assistant property manager . She has gone above and beyond for me a few times. The property manager is also great and her name is Jamie. She is so polite and kind . She has also been so helpful! The two leasing agents and office front desk are Brad and Noah. They can help you with any questions you might have living here. They are always alert and ready to be there for their tenants. They answer all tenants questions and concerns and will treat you like a person (maybe even have small talk. ) My last place I lived at almost a decade and I Plan on staying much longer here. The community is safe, big pool, basketball court, and even a dog park. I would 100% recommend living here and it's a great value with a wonderful place to live. Northland owns this property and they have many other properties In the area. Some are maybe lower priced and some are possibly higher priced than here. My advice is you wanna live in the Arboretum then sign here, or another Northland property close by.

This is the worst apartments to live at in all of Austin. I have lived south, north, and now…read morecentral for over 15 years. So trust me when I say this place is the worst. They have zero communication skills with tenants, there is never a manager in office to help with anything, I have complained multiple times for many reasons and no solutions are ever offered. In fact staff is rude and will ignore you. I went in today because we cannot even access our mail the door is jammed and the rep just ignored me and gave a dirty look. I work in real estate and would never recommend this place to anyone looking for a home. The staff here treats you poorly and will neglect all your needs. There's roaches and bugs everywhere! Loud neighbors! The nightmare never ends. We will be breaking our lease that's how bad it is here!

Folio Apartments, Texas…read more Terrible service. They charge an application fee and then make the entire process a nightmare by coming up with strange and unreasonable excuses for denying the application. Despite having more than enough funds on our account to meet their requirements, they still refused to proceed. It seems like they're just looking for ways to take your money without any intention of approving the lease. Highly unprofessional and borderline fraudulent behavior. Avoid at all costs!

DOG OWNERS BEWARE - FOLIO IS NOT SAFE FOR YOU OR YOUR PET!!…read more Below is my experience, all factual & all documented. I am spreading the word to warn others because I would never want anyone else to have to go through this when it is entirely preventable & enforceable by the lease. My dog was violently attacked by another residents dog resulting in an open puncture wound and deep lacerations requiring him to receive medical attention. The dog in question is a pitbull mix with a history of lunging at other dogs on property including my own so this was not an isolated incident. Additionally the owner admitted me & another resident that the dog was previously used in dog fighting so she was well aware of his dangerous behavior prior to moving in and did nothing about it until it was too late. Property managers Reggie and Starr have given 5 different accounts for the action they taken in an attempt to pacify me. Their reasoning is that I am the only one who has complained and "moving in 6weeks" they are allowing a known dangerous dog with a background in dog fighting (admitted by the owner) to remain on property. Completely disregarding my dogs safety for the next 6 weeks, as well as the safety of others. First they verbally told me they were going to remove the dog. In email, they said they told the owner to remove the dog and as far as they've seen it's no longer here. Once I sent a photo disproving the dog was removed, Starr said they told her to remove and muzzle the dog. I ask for clarification, then Reggie tells me July 2nd, the formal violation was issued and muzzle required. Less than a week later, I see her dog multiple times between 7/3-7/7 unmuzzled. I sent a video to the property managers on 7/7 and demanded removal, because not only did her dog attack mine, cause serious injury, background in dog fighting.. she's now not taking "management directives" seriously. Starr acknowledged the unmuzzled video on July 8th, they told me a "notice of noncompliance was sent with a muzzle being a condition of residency." I find out later this was false. After days of back and forth, Reggie says there was only a violation issued. So multiple false statements about requiring muzzles. Then he says they're "working with her" and she proposed training. Yet even 5 weeks after the attack, I'm still seeing her dog having reactions despite this training. The lease, community policies & animal addendum prohibit any pet or assistance animal that poses a threat to others. This dog is a continued threat with no real action that takes reasonable measures to ensure their residents right to a safe living environment and right to quiet enjoyment. Then he tells me they have no legal grounds to require a muzzle or training. This is completely unacceptable and ignores the real danger -- a known aggressive dog that has attacked and may attack again. Its ethics 101. You see a train coming and you need to choose which path to take. One path has 1 person. The other path has 5. Folio has chosen to send the train down the path with 5 people even though they have the power and authority to remove this dog. And not only this, I have also complained about two other aggressive dogs (who are ESAs) about 5 encounters my dog & I have had with them in which they have been off leash, aggressively charging at us making the owner lose control of the leash etc we barely escaped within inches. These are ALARMING concerns. I raised this concern for the first time on 6/19 because it was clear after my dog was attack that I needed to report everything we have been through & Reggie said he would have a conversation with this other owner. After repeated emails and follow ups he tells me on 7/24 he will have the conversation to make sure he's following policies but they will not issue a violation because they haven't seen him breaking rules. Completely ridiculous statement because on 6/19 he told me he made this guy redo his ESA paperwork for both dogs because they're "big" and one is a Doberman so they are clearly aware of the risk. Reggie also said "this the first I'm hearing about it so I can't do anything unless you report it" but yet now all the sudden they need to witness it? They are in possession of 5 instances that on their own are a lease violation but somehow its only a "conversation." And this all coming to light after his comment about my leaving in 6weeks.. So now you have 3 dangerous dogs with documented complaints, yet nothing is happening for one resident and the other has a violation but inflicted a near mortal injury on my dog & everyone is still at home risk. Non-dog related reasons why Folio is 0 stars, excessive homeless in the area, security breaches in front gate, multiple fence holds & pedestrian gates don't lock allowing said homeless to come into the property. Including one specific guy who comes to dunk his body in his boxers... bugs in the apts everywhere no matter how many times you have pest control out Etc