We have lived at the 2020 Building for 3 years as of June of 2026. The apartments are large, well built, and the management is lovely, repairs are prompt. HOWEVER; Villa Property Management is dreadful. This is the kind of organization typical of America, they are uninterested in their residents. They CHARGE a fee for you to pay rent online. Who even has checks anymore? In the summer of 2025, the single elevator was out of service for over 6 weeks, solely because of deferred maintenance, another Portland property had their elevator out for 3 MONTHS. Their accommodation? For the 2020 Building they graciously provided 3 carts that could be dragged up the stairs! This building has 7 floors, we are on the fifth. We are elderly, we have serious health issues that made that experience very difficult, but we managed. When we requested a rent credit for the out-of-use elevator we got a "no". The elevator needed a new electric motor, it had been in service since 1963! Their decision? Have the motor rewound, not replaced. We are very patient people, but this weekend (Friday Dec 5-7 2025) they decided to have the elevator "serviced" (it was functioning perfectly) on the late afternoon, exactly when everyone was coming home from work! It will be out until Monday, they claim; but Villa Property Management can't be trusted! Again, the building manager and maintenance person are stellar, the apartments are lovely, it is Villa Property Managements that is HORRIBLE, greedy and thinks of their tenants as faceless, worthless, sources of money! read more

Our townhome association has been managed by Villa for years. Never had a problem. They had an app that worked well and the responses were good. However they have recently switched to a new app called "RowCal" and it sucks. It is all pull down menus and nowhere to send them any text or explanations. It's probably easier for them, but doesn't help us or improve service. read more

My dad was at a Michigan location in Ypsilanti for about a month. He contracted Legionnaires disease, was taken to the hospital and died a week later. They are refusing to give us his medical records. Stay FAR AWAY from this place. It was dirty, the nurses don't care and look what happened to my dad staying there.... read more

Terrible management. I had a leak coming from upstairs for 3 years. I have record of 20 calls. K**** who no longer on the board kept sending the maintenance guy. well 2023 finally called a roofer after I flooded. Because it cost them $5,000 to fix. Because they waited 3 years and kept pushing off on the person upstairs. come to find out flash was not installed under siding.So I had a moldy ceiling because of it. The refused to put Dryeall back. It was their fault. I kept emailing they threatened me with their lawyers. Mind you I have a lung disease and for 2 of the year taking care of my 79 year-old-mother. M**** who took over is so rude. Treats you like a child. Terrible customer service read more

They do not follow up on their contractors and Mr.K always try to scare you with letters . Mr. Kt never wants to leave his desk and take care of what he is getting paid for .Always he have his own contractors which they don't do the job right. for example he had contract for patio and that was a disaster and he want the money for half done job and bad and unprofessional workman ship. read more

Year 2 and our pool doesn't open on time, when plenty of other pools around us are open. They take 0 pride in handling their business, and are extremely lackadaisical in handling the responsibilities they are paid to handle. read more

Unprofessional, uncooperative employees and board of directors. I mostly spoke and emailed Keith Heuberger who runs the Lincolnwood office and the community we lived in Hidden Lake Village in Buffalo Grove. He harassed us with letters about leaving garbage cans out, when they weren't even ours, feeding wildlife, when it wasn't us feeding them and then finally after we got word of mouth approval from his staff that laminate flooring was allowed with sound proofing, we installed a 4K beautiful floor. When we decided to sell our condo, the nosey neighbor downstairs who was a board member, told Keith we had laminate flooring in and we were not allowed to sell our condo unless we tore the floor out and put carpet in. So between putting the floor in, having to tear it out and put carpet in, all less than a year cost us near 7K. Their bylaws indicate hard wood flooring/laminate is allowed with sound proofing and board approval. Keith wrote some BOGUS email to us implying the board didn't approve us. We asked for their phone# to contact them directly and he refused to give it to us. My advise is stay away from any association run by Villa Management or Keith Heuberger... read more

Villa Management - STUNNING FLOORING WITH SOUND PROOF THAT HAD TO BE RIPPED OUT - Property Management Near Me - Libertyville, Illinois

Talk about customer service these days. Man don't know what's wrong with people. Why so rude. Was new to this community. Didn't know the rules and regulations especially when a person gets million paperwork to go through. I travel a lot in general so I was barely at this place. Talked with Keith Hueberger regarding an issue/policy that was violated. Board members fined about 50$ for not showing up at the meeting. How am I suppose to know about the meeting when I didn't get the letters and they were returned back to the sender. I guess part of that was my fault. I should've gone through there 100 page policies but it's not even that. He called me and we talked. Basically yelling and telling me I am lucky to get only 50$ could've been up to 1000$. Not even listening to what I have to say. Adding on telling me I hear people like you every day. It is what it is board member made the decision pay the fine and move on. Dude I wasn't even at the meeting. Not only that if the mails are retiring to you there is something called emails and phone. Especially when you have all my info. Just email me or call me. I think we have came long way with technology that everything can be done via emails and phones. Anyways my frustration wasn't about me violating the rule or them fining me about it. It was more about the way he talked to me and the kind of customer service I got from them. Unnecessary fees and crazy charges. I wish I would've known all that before getting myself into all this. Just a caution stay away from these condos unless you want to deal with all this. read more

As a 20 year resident of a Villa managed property, I have nothing but good things to say about them. Responsive, respectful, and experienced, they have done a great job in managing our townhome development for over 30 years. Mr. Heuberger's direction has kept the property beautiful, well-maintained and financially healthy. What more can you ask of a management company? read more

Villa Management is horrible. Every time I have had an issue the first question I am asked is if I am on their board. I am assuming that is because they get priority over everyone else. I called Monday during the blizzard about the tree that is falling down in my backyard leaning against the townhome and my air conditioning unit. Today is Friday and I am still waiting for Drew to send somebody out. If you are thinking about a company to manage your property this is not it !! I have lived at Meadows of Creekside for over 15 years and have always had an issue with their response time. read more

Villa Management - It has been almost a week since Villa Mgmt said someone will be out and I am still waiting !! - Property Management Near Me - Libertyville, Illinois

I really appreciate Villa management and how they manage are Condo Association. I've had lots of contact with Keith Hueberger, our association manager, and he is very knowledge and helpful. One of my concerns is, if I ever were to sell and move, what kind of management company I would need to deal with. Over the 17 years I've lived here, I have nothing but high praise for Keith and his team at Villa management. read more

Extremely disappointed in Villa management. With such a high assessment the service and management is very poor. I have called multiple times in regards to a dead evergreen tree in front of the townhouse for over a month. No resolution has been provided. Not only is it becoming a fire hazard in the community it is an eye sore in front of the home. Nothing has been accomplished by the employees at Villa Management. read more

Villa Management - Property Management Near Me - Libertyville, Illinois

I've worked with Gordon for over 15 years now and he is a phenomenal property manger!

We have had Villa Management as our management company for our town home- home owners association for over 10 years. Keith is great thorough, experienced and easy to work with, I would recommend them to other associations looking to switch management firms. read more

Villa Management is a fantastic management company. They are extremely knowledgeable, honest and responsive. Keith, Bob and the entire Villa staff are respectful, friendly and very easy to work with. Villa has offered us great guidance in attaining a budget that is realistic and has enabled us to become financially fit. In addition, they have assisted us in completing necessary projects that have greatly improved the appearance of our building. Villa management has accomplished more for our complex in the past 11 months than all the other management companies have in the past 11 years. I highly recommend Villa Management, they will move your complex to a higher level both financially and visually. read more

In the 22 years we have lived in Shadow Bend, we have had no issue with the service they provide. They are responsive to our needs and work with us on any problems we have had. Some people may not like that they enforce the condo association rules, but doing so is what makes this such a nice place to live. read more