Cons: This place will completely screw you over when you move out so just be prepared for that. You’ll never clean the bathroom/kitchens well enough. Everyone in the leasing office is very rude except for Ashley (who was a breath of fresh air). Not energy efficient.Pros: I lived in the “J” units, small little cottages. Cute place and updated enough. Nice quiet back porch and great maintenance and grounds crews.

Make them show you the unit you will be in before you sign the lease! We wanted to see the unit, but were told we couldn’t, but that it was exactly like the model unit they showed us. That was far from true. The model unit was pristine, our unit had numerous animal stains and cigarette burns in the carpet, and it STUNK!!!! It smelled so badly on the first floor that it was unlivable. We opted to cut our lease short, lose our deposit, and move. Also the fireplace doesn’t shut so you are constantly heating and cooling the outside. When we left the unit we told them the carpet must be replaced for the next occupants because it was in horrific shape, we contacted the next occupants and they did not replace the carpet. Steer clear of this gross overpriced place.

Hutton farms has something for everyone. If you need a multi-story home that is close to the school and in a safe neighborhood, they have it. If you need a low-priced, single story home with beautiful scenery a quick walk away, they have it. They have really good prices and some of the rentals are brand-new. The new ones come with all appliances and a reasonable kitchen. They all have a nice patio and young trees. The new new ones have 1 or 2 car garage and 1 or 2 bedroom. They are a beautiful place to live and come with all you could want. They are close to a school and are in a safe neighborhood. There are 2 pools and 2 fountains in Hutton farms.

I have already determined this is one of the nicest places I am ever going to live. The ladies in the office are extremely helpful and nice; they genuinely care about your concerns or questions. Jamie is pretty chill. I lived in a 1 bed 1 1/5 bath unit with my boyfriend and it was beautiful. All the fixtures were so nice and the quality of the apartment was amazing. The pools and the gym were just as great as well. I would have liked to know this when I was searching for apartments but each month you pay for rent, electricity, water, and gas. The location is safe and close to both Mass Street as well as the highways and grocery stores. The community consists of young adults, families, and older people. It is a quiet community (aside from some random occurrences from time to time). If you can afford to live here I would most definitely say do it.

Located in great part of town. Neighbors, staff, and management are very friendly, and quick to take care of your needs. Maintenance is great and make necessary repairs the first time. Rent is high, but you only get what you pay for. They have a fitness center, car wash, and 2 swimming pools. Roads in the alley ways are in need of repair, and invest a lot into the landscaping.

It’s validating to read through these reviews and see that so many others had the horrendous move out experience that we had. While we enjoyed living at Hutton Farms, I could never recommend a place that takes advantage of respectable tenants as they do and uses tactics that are so dishonest and unethical. I’ve rented in Lawrence ever since I was 19 and not only have I never NOT gotten a deposit back, but I’ve never had a move-out experience that comes close to being this unsettling. They almost seemed to take pleasure out of our distress about the situation. Beware! Paying rent and treating the property with care for three years straight won’t be enough to earn you a honest, fair move-out process.

Place was very nice. Brand new unit never lived in. Pool was nice, quiet neighbourhood. However, dont live here if you ever want you deposit back. I want to say our deposit was a month and a half lease - over $1700. I think to be specific it was $2,025. I got $333 and some change back. And i cleaned the darn thing all day. Granted we did have pets that did potty train on the carpet but I think thats a little ridiculous.

We had a great time living here and even recommended a co-worker rent here. However, we were not treated well upon our exit. We had to pay for new carpeting because the sub flooring had pet stains even though we didn’t have pets and listed that it smelled like cats on our move-in form. Also, we hired a cleaning service but since it wasn’t their favorite cleaning service we got unprofessional emails about how we should ask for our money back from the cleaning service and charged crazy fees like $100 for vacuuming the upstairs. Seriously... living here is not worth the heart ache upon move out.

Living at this place was not bad at all, things were relatively well maintained. However, when you move out, it does not matter how responsible you are, the apt will take at least half of your deposit. And they will use that money for the routine tile and carpet cleaning for $300 and among other things once the tenants move out. If you are not concerned about the deposit, its a good place to live in Lawrence.

The girl told us before she moved in that if she had to move before her lease was up that she could find a sublease for my daughter without a problem. That was a lie we had to pay after she left, then We spent 6 hours cleaning the apartment after we moved my daughter out, left in it better shape then when we moved her in. They made up reasons to take half of her deposit. Very disappointing in the dishonesty

Leasing consultants Jamie and Jenny are terribly racist & did everything they could to ensure that my husband & I didn’t move in after we were already approved. We initially had our tour with Jamie who seemed to be a little displeased upon seeing us, an African-American woman, a white man, & a biracial child. She was very short with us during the tour & any information about applying we had to ask directly. We still turned in our applications 2 days later! Tuesday morning Jamie called my husband to tell him that we were approved & inquired scheduling some time to come sign the lease & pay the deposit. Being that it is 3 months early & we haven’t seen the apartment we are moving into, my husband didn’t think much of it & figured she was just trying to get her ducks in a row as soon as possible (at our expense) & told her he’d let her know when we were ready. Days go by & suddenly Jamie sends a short email stating that if she doesn’t hear from us soon, they will release the apartment to someone else. My husband & I were confused but he emailed her back saying yes we’re interested but can she email him a copy of the lease. Then suddenly, on Friday afternoon Jamie calls my husband & says if you don’t come sign & pay by tomorrow (Saturday; they close at 1) we will give your apartment away. She says that they have an unwritten policy that all applicants pay & sign after 48 hours of being approved & we’ve already been given too much leeway. We were very taken aback by not only her tone but by this unwritten policy that had never been mentioned before now. I called her for myself & she was immediately rude & trying to convince me to go along with this ultimatum. I told her that you cannot suddenly implicate an “unwritten policy” AFTER we have already applied & pay our fees. I asked her if this was written anywhere & why it wasn’t on our application or mentioned when we applied. She merely got frustrated with me & passed the phone along to Jenny who told me the same thing. When I told her no one had ever said this to us before & that we didn’t feel comfortable paying $1200 & signing a lease 3 months early for an apartment we’ve never seen, she blamed me for not communicating that to Jamie & ended the phone call by hanging up on me. I couldn’t believe it! It should’ve been apparent to me then that they simply didn’t want our business but unfortunately, it wasn’t. After a few failed attempts to reach the customer service rep at Tower Properties, we decided to resolve the issue in person. Jamie did not invite us into her office but instead spoke to us in the Leasing office common area which was a clear indication of how this was going to go. Despite our calm demeanor, she was rude, defensive, speaking over us, & raising her voice. I informed her that her tone left no room for resolution; if there was any policy we had to abide by then we’d be happy to but other steps needed to be taken. I asked her if anyone else was waiting for the apartment we applied for & she told me “that doesn’t matter, how long does it take to sign a lease?”. As I write out this encounter & experience the emotions all over again I cannot believe we didn’t just leave instead of trying to work it out. In the middle of our conversation, another leasing consultant who I believe to be Jenny came out of her office & told us that Jamie is not the manager therefore we had to leave. Baffled, I tell her this conversation does not pertain to her & we do not have to leave. She then proceeds to call the police! We were shocked! We were having the police called on us because we were having a conversation! Would she called the police on us if I were white? I highly doubt it. I would have stuck around because we did nothing wrong, but we had our 9 month old son with us & it was not worth waiting to see if we got a good or bad cop. This experience has been beyond troubling for us. My anxiety with being a black woman with an interracial family in Kansas has skyrocketed! We are currently taking the steps to take legal action. If you are a person of color do not rent from them!

Nicest place Ive ever lived in Lawrence! The staff is very nice, friendly and understanding. Two pools, a carwash (automatic and self-wash), really nice fitness center, walking trails, two ponds, clean homes, new appliances....they are worth the somewhat pricy rent! They also arrange tenants so that families/non-students and the younger students (which there arent many of) are on different sides of the complex. If you dont want to be next to a bunch of loud college kids, its the best option. We just signed on for another year, literally the only place in Lawrence that I will live in for longer than 2 years!

Ive heard a lot of great things. Ill be calling them soon.

Loved our time living at Hutton Farms.

Do NOT rent from Hutton Farms! They have a horrible reputation for keeping your deposit and charging you for new carpeting, and paint. Horrible service.