These people own a rental property across the street from me. They haven't had the lawn mowed in…read moremonths. They will claim they paid someone to mow it, but it is ultimately their responsibility to verify that the work is actually being completed. I highly doubt that claim is even true. Yesterday, 07/08/2026, they had a man out there mowing for more than eight hours in nearly 100 degree heat. His body temperature reportedly reached 105 degrees, and he had to be transported by ambulance. When I called the property management company this morning to discuss what happened, a woman named Marilyn Golden was extremely rude to me and even hung up on me. Based on my experience, I would avoid this place.

Was a great location and house. Perfect for 4 golfers who wanted to play nearby, tour the area and…read morefind awesome restaurants. Any issues we encountered were quickly resolved. Clean and spacious.

Great experience! Condo was wonderful! Looked like the pictures. We enjoyed our stay. We had one…read morelittle issue with the ice maker. We called. They sent up a bag of ice and had a person there the next morning and o fix it. The grounds were very clean. Well taken care of pool was fabulous! Definitely booked VTrips again!!.

Horrible company, just finished a trip to Maui with them, property was terrible, building was…read moretermite infested. DO NOT ever book with them. They rent trhough VRBO and AirBNB

DO NOT RENT!!! THEY SCAM YOU WHEN ITS TIME TO GET DEPOSIT!! They charged me $2000 to repaint even…read morethough we never hung a picture or harmed the walks in any way. THERE REASON??? They said paint has a five year life span, so bc we moved out at 14 months we are RESPONSIBLE FOR THE REMAINING LIFE OF THE PAINT?!?! So they prorated us from $2500 to $2000 bill since we only lived there for one year. Even though no damage done, they were charging us no matter what!!! Have you ever heard of something so backwards??? I can not emphasize enough that they will be nice at first then SCAM you for your deposit. DO NOT RENT!!!!!

For the last three years we are renting our property through the Advantage reality. The service is…read morevery professional, All of the property issues are addressed on time. Tatyana and Viktoriya are very responsible. Highly recommend this agency!

canceled our reservation 3 days prior to flying via a text message that can not be responded to…read more So I'm just screwed now. the message was like "sometimes people die, and don't tell us. But due to a technical error, you are canceled." I'm like if it's a technical error, why are you telling me about people dying? Also, if you took my money in a minute, why does it take up to a week to refund it?

Horrible scam!!! Don't waste your time this will cause nothing but stress to your liferead more

Unfortunately I found All South, specifically Jeanell Wilson, to be an incompetent, unscrupulous…read moreand conniving property manager. After renting a unit that she poorly managed for many years, and that I took excellent care of, she attempted to keep a large portion of my security deposit largely for reasons that she contrived. I sued her and All South in small claims court and won the suit. The Judge blasted her practices during the proceedings. Ms. Wilson was required to pay my security deposit back to me plus court costs. All South is not an organization that I would do business with.

Jeanell helped me and my Dad find a home in Ponte Vedra Beach after a long and difficult move down…read morefrom South Carolina. Jeanell and her Assistant, Linda, both went above and beyond to help us in finding the perfect place. Jeanell truly worked on my Dad's behalf in negotiating prices with the owner and now as his Property Manager, anytime there has ever been an issue, no matter how small, Jeanell has been prompt in sending out someone to fix it and making sure everything is overall, good, and dealt with as it should be. She is also kind, efficient and has the skill to pay attention-to-all the details. We were so fortunate to have such a great team help us in such a difficult time. I highly recommend Jeanell and All South Realty to anyone who is interested in a great Realtor or a Property Manager who is ultimately, just good at what she does!

Fantastic agents! We used Lara as our agent when we moved from California to Florida. We couldn't…read morebe happier. Aside from her fantastic personality- she is efficient, extremely knowledgeable about the area and real estate! Highly recommend. We even closed early.

Review Update To hide their liability Hover Girl Property…read more"quit" our contract 30 days into a 12 month lease. Code enforcement provided a citation and I requested an accurate move in inspection. They decided to just quit but keep all the fees they charged me. Homeowners and tenants beware. They will conceal every little thing. And look you straight in the eyes and say everything is great. Glen and Joy Doyle returned from their summer vacation out of the country and simply quit. Then made me the bad guy for calling code enforcement. Save your time, energy, and money. Choosing to conceal known defects is one thing, then running from accountability is another. Refusing to make things right is their business model. To repair the property an electrician was needed, a new dishwasher, washer, and dryer, new thermostat and capacitor for the AC, mold remediation for black mold not following protocol in 1/2 the kitchen, valve replacement on 3 water lines, sealing the drain line left open during "remediation", maintenance for holes in the garage, fallen closet system, no stoppers for drains, shower curtain rod, and deep cleanings. To date 30 year old AC ducts held together with zip ties and tape, left AC circulating with black mold and they do not want to pay to replace air ducts. Being so invested in this...lost my job. Unable to move. Anyone have a good attorney?

Professional property management is the most challenging element in all real estate investment and…read moremanagement. The "middleman" is always to blame when things seem to fall short of perfection. I have followed JWB since their dubious start at the beginning of the historic real estate crash, around 2007. Investors were leaving in droves, and everyone knew it was the worst time to enter the market. Nevertheless, Alex, Adam, and Gregg jumped in. In just over 15 years they went from zero properties under management to over 6,000 today. Read that again. No one earns and maintains the trust of the owners of 6,000 properties without delivering extraordinary value. I have personal knowledge of their management style and results. The sixty-plus employees that makeup JWB are trained to serve their tenants professionally and fairly. As a landlord for nearly 40 years, I can tell you that serving tenants is always a challenge. Some are never satisfied and complain the loudest. The happiest rarely say so. JWB is one of the top property management companies in all of Florida. They have earned my respect and admiration. Paul Howard President & Founder The Florida Landlord Network

This is the worst company ever. I pay my rent every month. I signed the A3 year lease stating that…read moremy rent would not go up within the three years after the first year it went up. I've had to have code enforcement out here, three times and still nothing has been fixed now I had to pay double my rent to stop a eviction for me being two weeks late which I have kept in contact with Sydney through JWB when I asked him for an itemized printout of their attorney fees that I had to pay for they said they did not have one that they could provide however, when I call the Duvall County clerks office there was no eviction files nor did I receive any eviction papers stay away from JWB they are a scam. They do not fix anything they make you pay for everything I do not know how they're even still getting away with the crap that they get away with. You'll get an automated response from a bot named Kurt.

Positives: Relatively affordable rent, decent variety of home listings, positively reports payments…read moreto credit bureaus, offers easy lease transfer process to a new property, let me terminate my lease early without penalty fees with appropriate documentation. They will give you back your full security deposit if you leave everything clean and in the same condition it was when you moved in and complete all the tasks on the move out checklist including a professional move out cleaning. Negatives: Ignores maintenance requests and closes out tickets without contacting tenants or reviewing work orders including A/C. Does not respond to tenant messages. Takes advantage of tenants by charging for maintenance that the property management company should be responsible for. They are very likely to raise rates without adding any improvements to their properties or even when the local market trends are technically dipping down. The house I rented was in a very dangerous high crime area; the only reason I was able to terminate my lease so easily was because I had multiple police reports from a stray bullet coming through my window, my car being broken into, squatters loitering in the lawn, gunshots galore, etc. I had to get out of the situation at a progress residential rental for my safety and well-being, which the customer care advocate department mildly cared about only because legal action was threatened. I would recommend progress residential to tenants with spotty credit score and renters history who have limited other options. I would not recommend it to tenants who place a high priority on customer service response and resolving maintenance issues.

This place wasted our time, raised our hopes and took our application money in what seems to be…read morediscrimination towards people with low income. There is a "Rental Assistance" area of their website, which is supposed to contain listings for homes already vetted for the Housing Choice Voucher, yet is always empty. I called to inquire about this and was told that though there are no homes listed in that section, we could apply for any listed home on their website within our voucher limit. I also checked the "Before You Apply" section of the website which does not list any specific requirements for HCV recipients or a specific credit score requirement, but clearly states that applications won't "necessarily be dismissed purely for low credit scores or blemishes." We self toured the homes, went lengths to gather application funds of $110 (55 per adult) though we both have been ill/injured since December of last year. We applied for the home we loved, submitting all housing choice voucher documentation requested, and received a follow up email about the next steps with the housing authority. Thirty minutes after receiving that email, we were notified that we were denied PURELY FOR THE CREDIT SCORE, which tanks when you are ill and can't work to pay your bills for almost a year. The denial letter said that the credit score didn't meet requirements, yet there is still no listed credit score requirement in the "Before You Apply" section of anywhere in the application. Had we been made aware of a contradictory credit score requirement before hand, we would not have wasted our time or resources gathering money for the application that they FIRMLY do not refund. I've reached out via phone and email twice.The first phone rep said that anyone denied for credit or income can apply to a home listed in the "Rental Assistance" section, the section that never has listings. He said that I could email the seemingly unmonitored address listed in the denial letter for more information, and that there is no refund for the application. The second rep said that though the website says "you won't be necessarily disqualified for a low score or credit blemishes" , I was, and there's NO DISPUTING IT AND NO REFUND as they used the $55 to pull the credit that they're not supposed to disqualify us for. When I asked why credit history would be used when applying with the Housing Choice Voucher if income is not even used, and she replied "low income doesn't mean bad credit". Unsavory Discrimination.

Invitation Homes made my application process quick, smooth, & easy. Working with Cristina…read moreFilippelli made this stressful transition into an amazing transition. Thank you, Invitation Homes.

After renting from Invitation Homes for approximately a year and a half with no major issues, it is…read moreincredibly disappointing that we have now spent weeks fighting to have serious problems addressed in our new rental home. The most urgent issue is the air conditioning. We raised concerns about the AC before signing the lease and were explicitly told by Hayden that the system had been repaired, inspected, and was in proper working order. After moving in, we quickly learned that this was not true. No work order had ever been submitted, and based on what technicians have told us, the unit appears not to have been properly serviced in years. So there's no misunderstanding or mixing of words, Hayden lied to us. Point blank. After finally getting a technician out to inspect the system, we were informed that the compressor had failed and needed replacement. That work order has now sat unresolved for nearly a week. Because a request for temporary cooling units was submitted alongside the compressor replacement request, the entire issue appears to have stalled. Temporary units were requested to provide relief while awaiting approval for the compressor replacement--not instead of it. Meanwhile, we are still living in a home that reaches approximately 90 degrees indoors during a Florida summer. Our movers and I were on the verge of heat exhaustion during move-in, and the conditions are so extreme that my children cannot comfortably stay in the home. Unfortunately, the AC is not the only issue. Prior to move in we discovered extensive water damage and what appeared to be mold growth. When we initially reported the problem, we were told that the condition was acceptable and did not warrant repairs. Only after significant back-and-forth did Invitation Homes agree to send someone to inspect the issue. Once they did, they immediately recognized the severity of the problem and ultimately corrected it. We have also reported that the primary bathroom sink is severely deteriorated. The sink material is so dry-rotted that it literally crumbles when touched. A work order was submitted nearly a week ago, yet no action has been taken. Turns out, that work order had been thrown out. We had to resubmit the claim, and no one will be out to even look at it until July 1st. Ironically, while these significant health and habitability concerns remain unresolved, the one issue that received immediate attention was a patch of thin grass in the yard after an HOA notice was issued. Someone arrived with grass seed the very next morning. It is difficult to understand why lawn appearance receives faster attention than air conditioning, water damage, mold concerns, and a failing bathroom fixture. The condition of the home at move-in was equally disappointing. The property clearly had not been cleaned at all. Flooring adhesive is tracked throughout the house leaving sticky patches everywhere, paint is splattered across the floors, thick layers of dust covers most surfaces, and the tubs and showers contain visible mildew and buildup. I attempted to address some of the cleaning myself, but deep-cleaning a nearly 2,500-square-foot home with five bedrooms and three bathrooms is difficult enough under normal circumstances. Doing so in a house with indoor temperatures approaching 90 degrees is nearly medically impossible. Invitation Homes eventually agreed to send a cleaning crew. However, the cleaning company later contacted us directly to explain that they would not be performing the work because Invitation Homes had significantly misrepresented the scope of the job and was only offering approximately $100 to deep clean the entire property. The company felt the compensation was unreasonable and declined the work entirely. At nearly $3,000 per month in rent and paying near $5k to Invitation Homes just to retain the lease, it is not unreasonable to expect a home that is clean, safe, and functional upon move-in. Instead, we have spent our first weeks battling unresolved maintenance issues, unsafe living conditions, and repeated delays. This experience has been exhausting and incredibly frustrating. As someone currently undergoing IVF treatment, the added stress and physical discomfort have made an already challenging time even more difficult. We simply want the home we were promised--a home with functioning air conditioning, safe fixtures, proper maintenance, and basic habitability standards. That should not be too much to ask.