Nice location and friendly secretary staff. However they were completely unwilling to work with me regarding my lease that I signed before the pandemic to find a more reasonable deal given the massive drop of prices in the area. Basically ended up locked into the lease, would not allow a buyout, and had broken A/C unit for over a week until I brought up terminating my lease. Would not help me find anyone to sublet the apartment either. Internet speeds are really bad. Overall, its just student housing taking advantage of the system. Just know what you are getting into before signing. Management sees you as a dollar bill instead of a human being.

I don’t quite understand the negativity concerning the apartments. They have great rooms and have very unique and spacious floor plans. I had a leasing agent by the name of Tanner who was very friendly and welcoming she made my questions easy to ask and my tour very satisfying while holding great conversations These apartments have a lot more room than the west campus and their staff is just a plus!

Awesome place to live, and the location makes it even better! Super fun social events that make me feel close with everyone that lives here, and the leasing staff are always so welcoming. Tanner was awesome during my move-in, and Lina is always super helpful and communicative whenever I have any problems! Love this place, and will definitely be renewing my lease!

A lot to like about this complex. The apartments are spacious and well maintained. The amenities are nice and the staff is very knowledgeable and helpful, especially Tanner. She goes above and beyond. Guest parking could be better, but its what to be expected for Austin.

The leasing office is clean and very presentable. I was greeted with great hospitality from an agent, Tanner. She gave me a great tour and was prepared for all of my questions. It was very informative and overall a great experience. ASK FOR TANNER!!

My daughters have been living at the Villas on Guadalupe for 5 years. I have found the agents and management staff to be very helpful and a pleasure to do business with. Everyone is always friendly and prompt to provide the best customer service to their residents. Highly recommend them!

I have friends that have lived in the Villas so I am very familiar with the apartments and the staff. The apartments are large compared to others I have tried. The staff is very nice especially Angelina. She is very friendly and polite when I call.

Do not live here!! You could have your fire sprinkler go off in your room and have to switch rooms at any moment. They blow leaves outside extremely loudly very early in the morning about 3 times a week so good luck getting a good nights sleep. There’s not even that many leaves so they’re not actually helping much.

Great management team. I really appreciate their quick responses! Amy has awesome customer service and really cares about the resident needs.

I lived at this apartment with fellow students throughout the COVID-19 Pandemic as well as the legendary ice storm catastrophe in February 2021 - and we survived! Overall, I must say that this apartment has been stellar and is a perfect choice for college students in Austin looking to be in the thick of it all.Ive heard from former tenants that the previous management was sketchy and terrible, so I am happy to report that the current management company, Preiss, has taken large strides in maintaining a high standard of quality and resident satisfaction. The apartment itself has all the necessary utilities and amenities such as gated security (and a connected parking garage), a pool and grill area, study room, and an indoor fitness center.Negative experiences throughout the year included rare fire-alarm mishaps, loud city noises in the early morning, and the occasional cockroach (we lived on the first floor). However, any inconveniences were more than made up for by the rapid response to maintenance requests and the extremely friendly and helpful staff. The leasing office would also periodically host events featuring local food establishments with free food or giving out school supplies, which was always enjoyable.I had an unfortunate situation in which I needed to break my renewed lease due to personal circumstances, but the staff of the leasing office (particularly Amy and Tanner) were very informative and helpful every step of the way. I would definitely recommend this apartment to any upcoming college students!

Feels super safe and everyone is very welcoming! Great for first year students or someone new in the area.

Perfect location with a really quick walk to campus! Great community with fun events and giveaways :)

The staff here is amazing and helpful and I’m glad to see that the girls Tanner and Angelina have gotten recognition in other reviews, they truly are rays of sunshine. Love this place!

Super nice place! Tanner is a sweetheart and has answered all of my questions. She MOST definitely went above and beyond!

We had a great visiting tour guide, Tanner, who was more than helpful showing us around for our graduating senior this year. Nice layouts of the apartments and good amenities.

Villas has an amazing and super helpful staff team that make my day every time I see them :) I love the location and all the super fun resident events!!

Great location for walking to campus and close to Torchys as well as other foodie locations. Apartments roomy and clean at reasonable prices- better than west campus for the money.

They got nice units I’m lookin into it and the pool is crazy nice and the customer service be strait up perfect

You cant beat this location. There is so much amazing food around and its so close to campus!

Ive been living here for 2 years now, and honestly I understand some of the bad ratings and reviews. The Villas and Venue (sister properties) were poorly managed last year, but I can honestly say that around February is when I started noticing immediate change. Its to my knowledge that the properties were owned by greystar until the Preiss company took ownership back around February. The Preiss management is noticeably more efficient in wanting to get stuff done and doing so in a timely manner. The management is also super friendly, much more approaching then the one before- I can see that they are actually trying to change the propertys overall standards from the grounds to the maintenance . The location is also really convenient and close to campus (expect to pay for the convenience of the location (but even at that I still feel like its affordable for the amenities, atmosphere, and distance)). They also have a lot of events at the properties and I like that I have access to both properties and their amenities. The Venue pool is smaller but a beautiful rooftop with grills. The Villas has a much bigger pool with grills as well, and the Venues gym is bigger than the one at The Villas, so whatever one Im feeling or needing (in case I bring guests) I have options and Im able to choose. I thought that was pretty cool. Two more things for a thorough review, they allow pets! I have 2 dogs and we fit pretty comfortably here, although it does of course cost to have them here, but thats pretty much all places. Also right in my backyard is a little taco truck LOT, along with Whataburger and In-n-Out; the location is seriously great for when my friends and I have had a bit too much to drink to drive and want food at late night hours. Overall I do enjoy it here at the Villas with management (NEW), location and the contests and prizes that they have. I WOULD recommend this for anyone looking for student housing close to campus.

There is nothing better than having great agents and a great place to live.

The location is great and it’s very affordable as well as the staff are very helpful and respectful.

Love the staff and so glad to be part of the VOG fam. If you are looking for housing make sure to tour here!

Do NOT live here! Save a lot of money and don’t sign a lease with them. If you’re a light sleeper this place is NOT for you. Management schedules leave blowers to go through the main halls (inches away from THIN bedroom windows) every week at the earliest hours of the morning. Any response of management claiming to have “reached out to maintenance to have them come late in the day” is a LIE & blowers are blowing right now at 8:30 am and started around 7 am. This is extra annoying and inconsiderate considering the hallways are always filthy anyways. Not to mention the thinnest ceilings allowing you to hear the person above EVERY move. DON’T live here if you want to live in a clean, relaxing environment.

The Villas on Guadalupe is a great place for first year students! The staff is super helpful and kind, two leasing agents that stuck out to me were Tanner and Angelina, they knew what they were talking about and made us feel welcome

Loved the pool and staff. Everyone was very friendly! Especially Tanner and Lina.

The staff is GREAT and I LOVE Tanner and Angelina.

Great staff Loved being here!

Great customer service and I loved the pool

Im a little thrown off when I see the negative reviews, because I think this property is awesome. The location is super close to campus, you can walk there! The people here are great and oftentimes, there are opportunities to win great prizes. Also, right across the street, many great places to eat, hang out,

Overall I did have a positive experience living at Villas on Guad - especially after management had changed. The Preiss management was noticeably more friendly and completed things quicker than previous management. It was a bit frustrating when a bunch of cars (including mine) was broken into despite there being a locked garage & even more frustrating when the fire alarms went off once a month at 4am in the morning - however, compared to other apartment complexes in West Campus, VOG definitely provides a better living situation. My frustration with VOG started once I moved out, as a previous resident its extremely frustrating how slow they respond to my emails (despite sending 3+ emails I still havent received an answer) regarding getting my security deposit back etc. It seems as if previous residents dont matter anymore since were all moved out.

Tanner was very rude. I will not be staying here.

I love The Villas on Guadalupe! The location is ideal, especially for students. The place is clean and the staff is very helpful. Most notably, Amy! She is very warm, welcoming and will take special care with all your needs :) I definitely recommend you check out The Villas if youre looking for the perfect spot close to campus. Five stars all the way!

The Villas on Guadalupe sit in a great location in walking distance to a bunch of restaurants and shops!The pool has been a great hangout place for me and my friends - perfect for the Texas heat!And more specifically, Amy is an excellent employee so make sure to ask for her - shout out Amy!!

I have had a great time living here! I have lived at other apartments in West Campus and none match the quality of service here at Villas. Anytime I have a maintenance request they usually resolve the issue within a day. I recently got a dog and they have made my experience awesome! There are great dog facilities, toys, and treats available at any time. Amy, Jordan, and Justin are great!

Horrible place to live! Management is so unrealibale and maintenance is so careless! They take forever to take a look at any issues with the apartment and once they do they do a poor job of fixing the problem. If Google allowed this I would rate this apartment complex with 0 Stars. LIVE ANYWHERE BUT HERE!

Living at the Villas has been A STEP UP from the many other west campus apartments weve been residents in. There is a bunch of community events, fast maintenance when needed, and neat give aways all the time. Jamie, Jordan, and Justin in the office have been specifically amazing. Our puppys favorite place to be is in the front office. They have dog treats, poop bags, and even made DOG TOYS! Happy puppy = happy life.

Even after the new management took over, I really did not like living here. Unforgiving and not compensating especially during such a difficult time. Unclear about expected fees. Also had a cockroach problem earlier and was not a great experience to deal with. I recommend looking somewhere else to live!!

Last two none of Elevators not working. The poor management. They didn’t care about it.Only care about their rent on time. This is the worstApartment UT area.

Best place to live!!

They contacted me quicklyFriendly & very accommodating

Horrible staff doesnt help at all with any problems. Greystar, the previous owner was much better. Student apartment seekers beware. Most of the good reviews are before Preiss tookover.

Very nice apartment complex. Maintenance issues are resolved quickly when they come up and they have a friendly and helpful staff.Would recommend staying here. Although it is pricey, it’s close enough to campus, good food, and grocery stores to give it a convenience factor that really helps make it worth it.Overall pretty nice place to live with a friendly community and sweet pool.

This is probably the best place to live if you are a UT student or young professional working near campus. If you are going to splurge this is the place to do it.The customer service and community made me feel right at home. My two favorite leasing consultants, Grant and Amy, always gave me great advice and promptly tended to my needs anytime I felt overwhelmed.Sign a lease tomorrow, you wont regret it!Seriously

It’s been a great experience so far!

I wasnt sure where to send this but, I just wanted to give a shout out to Amy in the front office for always being friendly, professional, and helpful. I just started my second lease with Villas and I have to say that it was partly because Amy is always a welcome sight on my way home. She makes an effort to make the space feel like a community so, thank you!Also, Gabriel in maintenance is amazing. I had a problem with my shower and within half an hour he had come and fixed it. Really helpful, nice, and timely.

Wonderful staff

Im surprised how many negative reviews this place gets! This is my third year living at Villas and Im completely satisfied. Yes its a college apartment so there will be loud people or random stuff in the halls, but its less expensive than most of the other apartments that are the same distance from campus and they have lofts if you want to pay less. I live with two other dudes and my room and living space still feel big enough. It has a nice balcony, and the pool/grill area works for bigger groups. The appliances are great and almost never break, and if anything does break I can file a maintenance request and have it fixed within the day (seriously they are SO good about maintenance and thats the thing I hear other people complaining about the most in other places). Online rent is easy to do and the people in the office are helpful, nice, and actually pretty cool if you get to know them.I think a lot of the bad reviews here come from people who didnt read their contracts closely or dont understand the kinds of problems most big complexes have. I hear so many people with so many apartment complex horror stories about flooding sinks, broken A/Cs, power outages, and more, but since Ive lived here (2013-2016) none of that has ever happened. Ive recommended it to quite a few friends who are happy with it too. Would renew again if I wasnt graduating. Check it out yall.

I HAVE to just take a second to brag about the managers over this property! I dont see how anyone could give this place a bad review. The managers that work there are so nice, caring, and respectful. They do whatever it takes to go above and beyond for their residents. I dont think you could possibly get any better service in Austin at another property. Seriously, 5 STARS across the BOARD!! They are awesome, and absolutely incredible to work with. LIVE VILLAS, you wont be disappointed!

This is the WORST place to live. Will make you pay for extra hidden fees, and will have horrible communication about that. Dryer was broken the whole time, shower rod was broken the whole time, had to buy a new shower rod for the WHOLE YEAR. Oh and the fridge shelves were missing. Carpet was super dirty before I even moved in. Vacuumed sooooo many times, only to get charge a $100+ fee for everything they apparently had to clean/replace because of your stay. This is a great location, but its not worth it. Please do not sign here and believe when I say there are better places than this.

Do not give them your money. I paid the Villas a sublet fee of $300 with the condition I would be returned the fee if I did not find a subletter. I did not find a submitter, but when my lease ended they did not refund the fee. They have multiple times told me they have sent a check in the mail, but it has never arrived and when I call back I learn it was never sent. I have spent hours calling Villas and their parent company Greystar to no avail.

I have lived here two years and have not had any problems. The management and staff have always gone out of their way for me the few times I needed something. Nice, quiet. I will miss living here!

This place is just plain terrible. Completely over-priced - my rent has gone up $230 a month from when I started for a studio!! Dont try and live here if you expect to move out in December because you will have to pay $600 between the person who is trying to move in and the person trying to move out. Gates are always unlocked, propped open, or even if they are locked, they can be accessed easily if you dont have huge hands. I once saw a homeless sleeping by the bike racks! Maintenance is great, but management is the absolute worst. Horrible conflict resolution, insensitive, incompetent, and I even had one of the managers roll her eyes at me! I called down for a issue 3 times and was told 3 completely different things by management. Completely unprofessional for how much I pay to live there. Im getting out ASAP and I recommend that you not waste your money on this place. There are much nicer, cheaper apartments elsewhere in West Campus.

As far as location goes it is great. Although management is by far the most unprofessional and the apartments in themselves are not great quality. It is expensive and not worth the money in my opinion. Most of the workers besides management are students, part of the arrangement is they get free rent for working. Therefore 90% of them are simply there to get free rent and dont care about the attendants. I would not recommend.

Villas on Guad is great! The staff in the office is super nice and know you by name despite having hundreds and hundred of residents. Theres a great pool, and service requests are taken care of within 48 hours. Its a great place to live!

It’s always hot, AC doesn’t work and there is mold everywhere.

The residents drive down the wrong way on the one way street—almost causing numerous accidents. They need to take some responsibility and inform their residents they cannot do that to pull into the parking garage.

Lived here for 2 years with 3 roommates when I was attending UT. It was alright while I was there. It was loud, dirty, and the pool would give you an STD but it was close to campus and amenities so I didnt think much of it. After we moved out, the apartment charged us over two thousand dollars in damages AFTER the 2400$ deposit was not returned. We tried to dispute the charge but the apartment sent the bill straight to collections without responding. By that time we we all over the US starting grad school and new jobs so we just paid the fees and hoped to move on with our lives.Two years later, Im trying to move to a new apartment and my rental history gets flagged. The Villas never took the charges they sent to collections off my record. DONT LIVE HERE. Parents, this place will hurt your childs chances of a smooth transition to adult life. Students, this place isnt worth it for the money. Look north. You can do better than this place.

This place is run by crooks. Expect unwarranted charges to your account at move-out. They will nickel and dime you for everything they can, down to the finest line of the contract. Front desk management is apathetic - all they want is free rent. Many of the exterior windows leak water in during heavy rains.Positives include proximity to campus and fast maintenance. Overall not worth the money.

Just dont live here. I know youll have problems with most management in and around west campus, but these guys are shady and want to nickel and dime you. Charging me $200+ for clean up months after I moved when my mom and I scrubbed the place clean and $25 for items left behind? They simply make things up so you dont get your security deposit back. Plus the rent is through the roof when you can get a better place for cheaper. Save yourself the trouble and believe most of us here when we say we wish we could rate this place less than 1 star.

Could be worse, but still pretty bad. Pros: it was spacious, had a nice layout, and the maintenance staff was very good. Cons: overpriced, staff was unfriendly, hallways were very dirty, a lot of cockroaches everywhere, and they charged me $190 in damage fees when I moved out and it was in perfect condition. I moved to Axis West Campus after one year and definitely recommend Axis over Villas.

My car got hit by the gate to get into the garage and completely scratched up the front corner of it. They said they arent responsible for the damage, even though its THEIR gate and I was obeying all the rules (1 car at a time, scanning in properly, etc.) Also the complex is very loud and the ceilings are very thin (you can hear people upstairs walking 24/7. Dont stay here.

This is the WORST place to live in Austin. The showed me a model apartment and on move in day the apartment they gave me was completely different. The apartment was filthy, there were grease stains in the kitchen, the bathrooms were disgusting. My roommate and I spent 3 days cleaning the floors because they were so dirty. I lived there for 3 years because it was convenient. When I moved out I triple checked with the girl at the leasing office if I owed them anything she said just the water bill for that month. 7 months after I get a nasty e-mail from Greystar asking what I wanted to do about my outstanding balance of $875, that if I didnt pay it soon they were going to send the full amount to collection. I disputed it and went to the apartment complex and they told me they would revise the account. Turns out I owed them $87 for water and clean up fees, I sent them a check and thought this was done. Almost 6 months have passed and my credit score shows a seriously delinquent account with Villas on Guadalupe for $875 since February, when they first notified me of the balance. DO NOT LIVE HERE!!!!!!!!!

Villas on Guad is great! They complete maintenance requests very quickly. Picking up packages is very easy. Ill be living here again next year and Im so excited!

Rent is high, unhelpful staff, dirty apartments (especially vents, bathroom, and laundry room). The tile floor and carpet look dirty even when cleaned. The bathroom floor and walls were grimy (and hard to clean) when I moved in. The toilets are also weirdly small.The furniture package was overpriced, as I had to buy two sofas and 2 extra tables in the living room when all I needed was bedroom furniture. There are big windows without adequate shades, which increase energy costs. The thermostats seem outdated and the actual indoor temperature varies greatly from the listed temperature. You might have noise issues from the thin walls or if you live on the west side of the building.

If you live here you will regret it all year. The management is constantly rude and lacks any control of the complex. They will poach as much money off you as possible using unprecendented tactics lacking any reason. They will promise you amenities you do not have and lack any customer service.

I called for a rental quote for a studio apartment and was quoted $1,500 to $1,600 per month. Outrageous and delusional!! This is TEXAS, not LA, NY or Paris. Who would possibly pay that amount to leave there except students in need of housing?Reading the one star reviews of all of the students made me repulsed. Sounds like this place desperately needs a visit from Fair Housing. You DO have rights as renters in the state of Texas.

Ashley Cook, who is a manager at the Villas does her job very well, and makes customer service a priority. She is willing to go above and beyond to meet the needs of her tenants and ensure that everyone who leases at the Villas feels at-home, welcomed, and appreciated. Thank you Ashley!

I lived here for a year as a freshman and completely regretted it. For a certain type of person, this place might be great, but I dont enjoy thin walls, parties all night, alcohol and vomit covering the stairwells, and the general type of individual that this type of place seems to attract. While the office staff was pretty helpful with things, there were also lots of spontaneous fees and meetings to be had. It may be a short walk from campus, but it really doesnt seem worth the trouble of having to live in the place.

Villas sets such a high standard for student living - managers are awesome (shoutout ASHLEY!!!), maintenance is always prompt and friendly. Such a great experience these past 2 years!!!

First of all the one star is only because you have to give a star. I would give negative stars if I could.**UPDATE ON MOVE OUT PROCESS**I had automatic rent payment set up from my bank account on the first of every month. I didnt even think about cancelling it because she moved out July 31 and since the account was closed I assumed the debit would as well. NOPE! Instead, her rent was taken out and I am unable to get it until the final statements are sent out. Oh yeah, if her deposit doesnt cover everything they will take out whatever is owed from that payment. Her deposit is being dinged because some items were left in the common area, which werent hers BTW, and now I have to take it up with Account Receivables to get it refunded once the statement comes. When I asked why they couldnt reverse the rent charge they said it was because she is already out of the system. When I asked why the rent was taken out since she wasnt in the system they said it was because the automatic payment was recurring. When I asked where the money was right now, as in if she doesnt have an account then how do you allocate the money, the person I talked to didnt know. Basically they have 1300 of my money in some spot theyre not sure of but I should receive a check in the mail within 30 days. OH, and I had to pay the entire months rent August 2017 even though she was only able to move in mid-month. DO NOT EVEN CONSIDER STAYING HERE! It is a terrible apartment, terrible management and horrible customer service.My daughter has lived here one year and is moving out August 2018. The apartment is horrible. First we pay 1089 for one bedroom sharing one bathroom with another person. The bathroom is disgusting - there seems to be mold growing which isnt stopping no matter how much its cleaned. The washer is old and needs to be replaced. The dishwasher door is broken in that it wont lay flat as your adding dishes. The spring that holds it parallel to the floor must be broken. When she came to get her keys she was asked to sign a blank apartment issue sheet to be used at move-out without being able to evaluate the apartment. In addition, the trash chute is always reeking and there is trash just left beside the chute. We are moving her into a much less expensive apartment which seems to be in better shape. I wouldnt send my daughter here again if her only choice was living on the street or here.

I was extremely disappointed with the overall experience associated with leasing an apartment at the Villas on Guadalupe. I attend UT and was looking for a location nearby campus. Many students and friends had warned me about the less than stellar reviews and poor experiences they had experienced while leasing an apartment at Villas on Guadalupe. Nonetheless, I decided to go ahead an lease for a year. What a disappointment! This wasnt worth the money I paid. When I moved in last August, the young female sales representatives who were assisting with check in were extremely rude, condescending and more preoccupied with texting than helping residents. Throughout the year, I have observed that the manager, a female, is just as unemphatic; I can see why the sales reps feel entitled to exercise poor customer service! I just received my final conservice bill and cannot believe they continue to charge away! And dont get me started on the final bill for things that need to be fixed. Management asks you to please take pictures and thoroughly review the apartment upon move-in and submit this list of existing damages; this is pointless.And to make matters worse, they check the apartment after you move out; whats the point if are not there to defend yourself and emphasize that they things they are charging you for are the ones you listed as defects when you moved in. Hair was embedded in the carpet in my apartment; and there was so much hair in the drain pipe that it had to be cleared out; the service man said it was obviously something that had been missed during cleaning. Not worth the $955.00 per month. If you are desperate and need a place to, itll do but try to look for something else.

My experience at the Villas on Guadalupe has been a huge disappointment. This is now my second year living at this complex because I was pressured into renewing my lease from last year. The front office would call my roommate and I several times a week and tell us to renew or our price would increase. When we had decided that the location relative to campus was good so we signed, but the price of staying in the same unit had increased significantly, and we could not break the lease after we found out. We also get charged several extra hidden fees every month on top of what we signed.Ashley Cook, the woman in charge of the complex, is rarely if ever actually in the office. The people working at the front desk are clueless students who really have no idea what’s going on. When I used to go to the front office to ask questions, the workers smile and act cheerful, but I would get vague or conflicting answers.The management does everything they can to cheat you out of your money. I decided to rent furniture from the Villas, and so did my friends in another unit. We didn’t receive a dining table, and they didn’t receive enough desks. When I asked the front office, they said it would be a fire hazard to give us a dining table, but that we should feel free to get our own dining table. The lack of logic that I hear from all of the workers is astounding. In addition, they promise free printing, but their service only lets you print 20 pages per month. If you need to print lab reports, etc. bring your own printer. In addition, my roommate and I wanted to add an additional parking spot between last year and this year. We got multiple calls a day after we asked for the second spot, again pressuring us to sign the new document. However, we had been sent a document that said we would pay for two parking permits but only get one spot. We caught this error at the last second and demanded that it be fixed, but we were almost charged more than double for one spot.In addition to all of the problems with management, there are dozens of maintenance issues as well. Their fire alarms also go off frequently in the middle of the night, and the management isn’t able to figure out why. Be prepared to wake up in the middle of the night several nights in a row. The main elevator works probably about half the time, and it is the only one that doesn’t require any stairs to access the units. The other elevator and the parking garage both have stairs, which is NOT okay for anyone in a wheelchair, carrying heavy things, etc. When I complained to the front desk about it one time, they told me that they weren’t aware even though this happens at least once a month. It’s a gated apartment complex, but many times the gates are broken and are either unable to be opened or permanently opened, both of which are safety concerns. In addition, residents leave their garbage in the parking garage, and it starts to pile up. One day when I got back from work, there was trash in my parking spot. One time a large truck parked in my roommate’s parking spot for over a week, and every time my roommate complained to the front office, they asked HER to call the towing company. They also wanted her to pay for another spot so that she could keep her car in the garage. Eventually the truck left, but management did nothing about it. Our toilet was also leaking for a few days, and even though we put in a maintenance request, it wasn’t fixed in a reasonable amount of time, and we were charged for high water usage.The amenities are overemphasized. We were promised a pool, but it was closed for two months without reason. Now that it’s open again, we can hear people screaming in the middle of the night because most of the units face the pool and the walls are so thin. The second treadmill in the gym has been broken since last year, and it hasn’t been fixed in over 14 months.TL;DR this complex will try to steal money from you in every way that they can and smile while they do it.

The apartment itself is nice enough, but its run by crooks. Scamming people out of their deposit by claiming random cleaning fees is par for the course with apartments, but these guys take it to a new level. At the end of your stay, they will claim that you never even put down a deposit (though a $100 deposit is required before you can even get your keys). And if you have the audacity to contact them trying to get that fixed, you will be completely ignored except for the incessant letters asking you to pay.Addition six months later: An update, for those of you who may be thinking about renting with these scam artists.The parent company is just as bad as the managers of this complex. I have been in correspondence with Greystar for the past half year trying to get the amount of my deposit taken off of the bill. I have in writing that my bill would not be sent to a collections agency (aka credit ruiner) until the issue was resolved. And yet, while we are still sending emails back and forth on the matter, I get in the mail, a bill for the original amount (plus interest).If you are considering living here, dont. These hacks arent worth half a year of struggle, a ding in your credit score, and the extra money they will try to squeeze out of you.

PLEASE DONT LIVE HERE. First of all, its UNSAFE. The gates that are supposed to be locked are always unlocked or propped open with rocks so that anyone can just walk into the complex. There was even a squatter living in one of the units over the summer. Heres a list of things I have seen around the complex: dog poop and vomit in the halls, a shopping cart left by the pool, old pizza slices abandoned in the elevator, bags of trash left in the hallways, etc. The walls are like tissue paper. My unit was infested with ants. All the AC vents in our unit were filthy and the floors hadnt been cleaned when we moved in. The paint job was crap and the painters had gotten paint all over our floors. It always smells like marijuana and dog poop. The delivery guys leave packages outside the doors in the hallways so that anyone can steal them. The cable doesnt work, the internet is unbearably slow, and our power frequently goes out. The parking garage is poorly built and Ive been in three wrecks in it since living there. Need I say more?

Had my bike stolen (with it locked in the garage) and my car towed parked in the “visitors” parking garage. The staff at the office were not willing to help in any way and lacked any kind of compassion and empathy. Just bad people. And be rent is over priced.

Absolutely terrible. Just after your money. Parties all during the year. Even though the staff told me this was not a party apt complex. I could smell illegal drugs all the time in the corridor. Parking garage is horrible. People vandalized my car. They made so many mistakes with billing. Even now they are making me pay something I am not responsible for. Ridiculous place. Id rather live in a cardboard box then spend one more day in that horrid place. ABSOLUTELY TERRIBLE. IF YOU VALUE QUALITY LIVING SPACE, DO NOT LIVE HERE!!!!

I subleased this place for 6 months due to issues with my past roommate. The gates were never properly taken care of and the staff wasnt exactly on their job. I overpaid due to one of the staff telling me that I had another charge left in my account. It took me requesting the staff to ask and get the pest control people to deal with the ant problem I had not once, but twice. This place is a little under managed and could be better taken care of.

Amazing property! The office staff is so friendly and I love the amenities.

I moved in this past August and had some skeptisim due to some of the comments but after searching west campus everyone had bad reviews. Ive had a few issues with my apartment but the staff took care of it quite quickly. all in all its a not a bad place.

The rooms have Immaculate space. Nice area.

Carpets are filthy. Don’t let them take advantage of you.

The rooms are mediocre at best, but the service requests are handled in a timely manner. For some reason the gym is missing the 40lb dumbell pair. I would invest in medical insurance if you plan on riding the elevators as they are extremely sketchy. The front desk attendants tend to be incompetent and very unhelpful; so dont expect to get anything done by talking to them, just ask for the manager. You can also expect any notices to be last minute, as the Villas do not care about your time. So if you want a mediocre, budget apartment near campus, then this is the apartment for you.

First of all, this is a college complex. You will see the occasional dog poop on the rocks or some vomit, but EVERY complex that has college kids and animals will be the same. That being said, I love living here. The walls are not thin (except for the floors, you hear your upstairs neighbor walking around), the internet was upgraded and runs perfectly, the maintenance requests are quick, and its just plain gorgeous. My dad and brother came to visit and theyre jaws dropped and they started joking that I live at a resort. Everyone is nice, and I could just sing praise all day long. Things outside of their hands have happened (a pipe burst during the winter) but they took care of everything immediately, making sure to dry our carpets and the walls before replacing the paint. I would live here again if it wasnt that expensive.

I stayed here for 2 years, and dont know anyone who wasnt screwed by them. They go above and beyond with the fees, and they are not reasonable about them. For example, our carpets were apparently dirty (literally cleaner than when we moved in), so thats $500. Everyone of our neighbors were also hit by similar fees, also losing their deposits in the process. The management is awful, the employees are nice, but the management is borderline useless. For example, they were replacing fridges throughout the complex on springbreak, all of our food was taken out of our fridge and left to rot for the week we were gone. We came back to a maggot/fly infested apartment and a new fridge! Management didnt even bother to send a cleaning crew, and furthermore we were docked at the end of the year! Not to mention we lost hundreds in food, they basically told us tough luck.On top of all of this, the hot tub is broken half the time, and sometimes filled with broken glass (I still have scarring), the gym is outdated/filled with broken equipment, and maintenance is incredibly incompetent.

This will be a long review, but if you stay and read it it will be worth the wait. When we first signed up for the Villas on Guadalupe, we were told we were very likely to get one of our three bedroom selections. Several months later, my roommate and I were placed in a random unit, which was a far cry from our selection. I was placed in a room so small it could be mistaken for a closet. I will attach images at the end of this review to show you the proof, but I am actually 100% confident that the room I was placed in was a repurposed closet. I have about a 6 ft wingspan and could reach across the bedroom. The door would not even open in its entirety. All for the low price of $900 a month. We fought with management for a month, and had to threaten legal action until they agreed to move us to a bedroom that we had selected. The worst part was the unit was available all along, they just wanted to place us in the smallest unit possible and disregarded our bedroom selection entirely.We had seen a number of reviews stating that there were unnecessary charges to residents at the time of move out. We decided to take video and pictures of our unit before/after move out so that there would be no possibility of being charged. And so we did (I will link a youtube video). The unit was actually fairly nice and recently renovated, with some minor scuffs and repairs needed that we sent to the villas along with our photos and video. Fast forward a year, and Im pretty sure they threw away everything we gave them (but Ill circle back to that). Living at the Villas was convenient in terms of its distance to campus but expect a lot of noise from FIJI and Lovegoat (nearby bar, they host live bands frequently), and constant noise from the west campus highway that is Guadalupe street. Occasionally, there was dog poop and pee in the hallways and stairwell. I cant fault the Villas for this because students often lack an understanding of how to properly care for their pets, but there should have been a greater effort to clean up at least once every other day. Instead it would marinate in the hot Texas sun for about a week sometimes. There was frequently garbage in the hallways, due in part to the students. However, if you live at the Villas be prepared to take a 5 minute trip to the garbage chute. Its IN THE GARAGE. Alternatively you can throw the trash in the dumpster outside of the apartment complex on Hemphill. This is the reason why garbage was left out so frequently, there is literally one trash chute in the building and its very far from the units.The parking situation in the garage was also fairly abysmal. The garage is barely wide enough for two cars to pass. In fact, there were a number of near collisions and to this day I believe its a miracle I wasnt hit in the garage. Furthermore, if you are moving into the Villas, be prepared for a long arduous process. There are two elevators, one in the garage and one in the center of the complex. Both were frequently out of order, and were so slow that it wasnt worth it to take the elevator 90% of the time. This made moving into our unit extremely difficult. We had to park on the floor of our unit, carry our couch, beds, and tables down the stairs, and navigate through the narrow hallways to our room. When I saw narrow, I mean NARROW, there is literally about 2 ft of clearance in the hallways (check out my Youtube video linked at the end). To make this situation worse, the narrow hallways are poorly lit, making for an extremely shady walk to your room (also shown in video). Speaking of shady situations, there were two squatters that resided near the garage entrance. They were pretty nice guys, but if you have a daughter I would be cautious of moving in here. The gates were often left open or broken and this coupled with the Villas proximity to guad, proximity to the frat house, poor lighting, narrow hallways, and lack of video cameras made for a pretty poor security situation.(read screenshots I have exceeded character limit)

Appealing due to its proximity to UT, but ultimately not worth the convenience. Apartment was gross when we moved in: dust caked on all the vents, mold stains in the showers, paint splatters on the carpet, light fixtures with exposed wires that maintenance couldnt fix because they didnt own a ladder tall enough. Also we had an ant problem that persisted despite multiple pest control requests.Similar to other student apartments, the staff are students as well and not qualified. Lots of bad attitude and false information.Finally, beware the frat house next door. Theyre extremely noisy and my roommates and I were all propositioned by drunk frat boys on multiple occasions on our way home.Do yourself a favor and live farther from campus. I know living in North Campus or farther west sounds inconvenient at first, but its cheaper, nicer, and the buses are fast.

DO NOT LIVE HERE! We have rodents and they refuse to do anything about it. When I tried to talk to the manager about it, she was rude and acted annoyed. She made me false promises. The basic cable does not work! They go through Time Warner Cable and hooked up a cable box, but most of the channels are now unavailable half the time. They claim to provide wifi, but it is worthless. You cannot get by without buying a router. The noise is unbearable. The walls are thin, and if you live on the West side of the building, then you will be woken up bu the Torchys delivery truck every morning at 5 AM! When we moved in, the fridge and the washer were both broken.

Very vibrant place to live; active event community and free pizza!!

The management and staff are always outstanding! Villas on Guadalupe have awesome resident events, a great study lounge and the most amazing sound-insulated music practice rooms!

Overall the place is really nice. People in the office are nice as well. Good parking. However they pay no attention to your requests for roommates and will stick anybody in your room just to fill a spot. Specifically, ask for non smoker, you may get a smoker, as was my experience. Is a smoker something subjective? I dont think so. When moving out they will in fact hit you on the most minor things. ie: cleaning small stain on carpet $80.00, painting 4 pencil eraser sized holes that we filled in with spackle $25.00. Good luck arguing anything with Greystar (mgt co.) They can be really nasty to deal with. Btw, there was a monster rat in the apartment all of the spring 2017 semester. They never did catch or kill it to my knowledge. By the way the manager Sandra who was very nice is no longer there.

This place is absolutely atrocious. DO NOT LIVE HERE EVER!!You may believe that only people that are angry with the management post bad reviews and everyone else is satisfied. You may be right, but I assure you that nobody that lives here enjoys living here!To Realtors: NEVER RECOMMEND THIS PLACE IF YOU WISH TO KEEP ANY CREDIBILITY.1.When we moved into the apartment, there were roaches (just waterbugs according to maintenance) all over the kitchen and all they did was send maintenance to spray some raid. We had to buy our own poisson to get rid of the infestation.2. The leasing office makes false claims. MAKE SURE YOU GET EVERYTHING IN WRITING IF YOU DECIDE TO LIVE HERE FOR SOME REASON!!3.The electrical systems are shoddy and fuse often.4.The internet is down almost all the time5.They forget to pay their own cable bills6.They turn off the water for 6hrs at a time for maintenance7.The halls are loud and dirty. Dog poop is a common sight.8. Theres no real way to take out the trash. The trash chute opening is about the size of a 8x12 picture frame.9. The management will never do anything to help and are absolutely incompetent when it comes to day to day problems as well as emergencies. They often fight back if you speak to them angrily.10. The parking garage is poorly built and makes parking a pain. This is actually very minor considering that parking was only $50 a month for us.If you think this is a great place to stay, change your mind right now and live somewhere else.

When I moved in, my bathroom was filthy. Used cuetip under the sink, dirt in the shower, blood marks on the door frame. FILTHY.I told management & the first time I was told that they cant call a cleaning crew be there werent enough people who needed their units cleaned.The second time, I spoke with the manager & was told a cleaning crew would come 3 days later. 4 days went by & my bathroom was never cleaned, bc I was accidentally skipped over. In total, I went nearly a week with a filthy bathroom that Im paying nearly $1100/month for.

UPDATE:Despite even the most extensive efforts on mine and my roommates part for cleaning, the facilities still charged us for cleaning. This included a replacement of drip pans, which I had already purchased the day before move-out. AT ALL COSTS, STAY AWAY FROM THESE CROOKS.The overall apartment complex is nice, and the units themselves vary based on previous owner. I managed to get one that wasnt entirely trashy. The carpets should probably be replaced, since they are worn down and the management will surely charge you for the damages. The pool is nice to look at, but not the best to swim in. Poorly located, you will surely get some disease in it. Go to the Venue if you do live at Villas, they have a better, more open pool area that actually gives you sunlight. The gym is poorly maintained, a machine has been busted in there the entire time I was here. They are missing weights, and the circulation of air is pretty sad. The tanning booth is literally a germ factory, dont use it.REPLACE THE AIR FILTER. The apartment complex is VERY cheap in their filters, the ones they use are virtually see-through. It was a miracle my roommate lasted a semester with it.Depending on your unit, you will either get a view of the north (which is pretty nice and serene), a view to the south (heads up, higher costs of electricity for cooling and you get a view of Guad), a view to the east (which is ok, less private but still serene), a view to the west (which has you looking into another unit in Venue, or at the back-side of Torchies and a nasty alley), or a view of the inside courtyards (ok if youre a person who doesnt like privacy and hates natural sunlight). The maintenance is ok, nothing to brag about and honestly forgettable. The parking garage will get on your nerves, nobody really goes the speed limit, which means you could have yourself staring at the headlights of an F150 or a Suburban as they fly around the corners. The slots are also pretty bad, whoever came up with the idea of placing spots next to the garbage and bike racks was stupid, you essentially have to park almost into the next slot to give enough room between your vehicle and a support column to permit bikers to get their bikes.The staff is really nice, on a bright side. They are exceptionally helpful and love to answer any questions you have. Since they are students as well, they have a better understanding of what you are going through.Finally, the price. Do not, I repeat, do not live here unless you can afford it. The prices are outrageous, you basically pay for being so close to campus. I was easily tossing $1078 a month for my 3 room apartment unit. If you do live here, I would definitely suggest metering your use of electricity so you dont get charged for your roommates use. Also, ignore the suggested insurance company, you will find a better deal with your parents insurance company. Their prices are much higher than what you would find elsewhere. Also, be ready for random events if you do live here. The complex is really bad about letting residents know when they will be working on the building, waiting the day-of to let people know.As a final statement, do not skimp on your preliminary damage report they have you fill out. Note everything that is wrong with the unit. Paint, messed up blinds, marks on the door, messed up tiles, discoloration, missing window screens, leave nothing untouched.

The management genuinely does not give a damn if anything gets done and are never helpful in the slightest, they are just a bunch of lazy, rude, self-entitled college students who wanted reduced rent prices. dont live here. they nickle and dime you to death and NEVER make the process easy for you. save yourself the trouble.

Experience has been good so far. No complaints yet. I really like how fast maintenance requests are processed. Our kitchen light went out and it was repaired within 2 days. Our fire alarm was going off bc of low battery, I sent in a request and the maintenance guy was there 15 minutes later. I also loooooove my huge counter top. Great to make cookies on. Ive resigned my lease for next year! But it is very pricey. I can only afford it because Im at school on a scholarship. Its a nice place if you have the money. Oh, and the gates lock now, so its safe again. The parking garage does suck and you will definitely be getting yellow paint on your car from hitting the support beams, but if you dont have a car like I do, then no prob. Youre super close to campus anyway. The WIFi has never gone out on me and is pretty fast, so I like that. We do get occasional ants, but nothing a chancla cant fix. Also, theres an awesome Japanese food truck across the street. Its like $5 bucks for a whole thing of rice and chicken. 10/10 would recommend. I guess I should do a review for that place now...Update: Lauren at the front office is always super nice and helpful. She made my apartment living experience so much better than it was previously!

I am moving out at the end of the period here. It has been a frustrating year. The quality of living is ok but my god the complex and its staff are absolutely terrible. They would literally leave feces (whether human or animal i dont know) on the ground in the hall ways for DAYS, same goes for vomit which was left in my hallway for WEEKS. In fact I think they just left it there until it dried up. There are always people screaming as loud as they can every night of the week. The late fees are absolutely ridiculous but thats more Greystars (parent company) fault. There was always trash everywhere, the walls are paper thin, and the noise, smells, and sights are unbearable. I would NEVER suggest ANYONE live here. EVER. There are many other options around west campus.

Great location! Right by campus.

While the rooms themselves are pretty nice, absolutely horrible internet here. Literally internet is down for several hours almost every single day. Their solution is always for us to call Time warner and basically figure it out ourselves, despite internet being a service in the lease that Villas has to provide. Manager always happens to be out of town when needed, and late rent fees are ridiculously high. Frustrating place to live as a student, especially without the basic necessity of internet access.

Its pretty awesome! Also maintenance is there within the next day for service