Brothers Management is the best management company in Waco! Theyve been in business for over 40 years and really know all the ins and outs of real estate, managing properties, etc. They go above and beyond to make their tenants happy and are always nice, professional and responsive. Highly recommend!

Great company with years of expertise in the real estate/property management fields. I recommend them to all of my friends who go to Baylor or are moving to Waco. Cant speak highly enough about the company and all of the employees!

Ill start with the good first. When I submitted a work order, which was perhaps two or three times during the 2 years I lived there, they were quick. I appreciated that. Aside from this, when I messaged the leasing office, they were unresponsive, rude, and at times I would have to email them three times before they answered a simple question. They were also very uncommunicative when it came to moving out. Got hit with charges they had never mentioned I could be charged with. Management doesnt care about its tenants.

Hard to know where to begin..they do not maintain the properties, work orders take week to happen, your unit will NOT be clean when you move in and just go ahead and expect holes in your wall..they will have random electricity charges even though you havent changed how you use the electricity and actually had one less roommate using it. OH and when you go to move out..DO NOT even bother cleaning the unit. They will hit you with made up cleaning charges and some electrical bs at the end. Then they wont respond. I have photo proof of the unit being cleaned and how it was right before I left..this still did not make a difference. Rachel who works there..she is wonderful..However, Sandra..well Sandra is a despicable excuse for an employee. I hope for the companies sake she is soon unemployed. Avoid renting from them at all cost. I promise you there are way better options out there and no matter how desperate you are, it is not worth the headache.

Very, very unprofessional property management and maintenance team. They did not even clean my house before letting my roommates and me move in. They do not respond to work orders with any kind of urgency and honestly don’t really care at all what your issues are as a tenant, they will completely ignore you if you have issues. When you walk in to speak with them at their office (since they do not answer the phone) they are very rude and treat you as if you are ignorant and unimportant. If you are looking to stay somewhere I’d recommend a property that is not managed by Brothers, it is honestly the worst experience I have had since moving to Waco.

Absolutely terrible management company. Billing is always never on time and wrong amounts. If you don’t go through your bills by hand, you will pay them more money than you owe. Then you will have to go above and beyond to prove it and even THEN, they still won’t give all of your money back. There are NO OPTIONS to buy out of any of their leases so you better hope none of your roommates back out or anything in life changes. If there are ANY OTHER OPTIONS to live in at Waco, please please please choose another management option. You won’t regret it.

The management here blows. Tried making a sketchy contract form for us to sign but when we read it, the document only had signatures for my parents and I, not them. So basically it is useless. After asking them about it they became unresponsive. Would not call or email back.

They don’t ever work with you always have problems with house and they change their hours so you can’t contact them.

Brothers Management is TERRIBLE. There are ALWAYS issues and they DO NOT communicate. Since we started leasing from them in August, there have been numerous issues with deferred maintenance, security gates always broken, door locks that are broken, hot water heaters that do not work...and the latest is a busted water pipe due to the blizzard. Dont blame them for that, but I do blame them that my daughter was forced to leave the building by the fire department (for her safety) and 24-hours later Brothers has still not contacted me (guarantor) or my daughter. We have placed multiple calls and no response. Unacceptable. Dont know what the other options are...but DONT LEASE FROM BROTHERS or a property they manage!

Brothers is SO difficult to work with and they have been for years - if you are able go with a different management company!!

In the middle of the SUMMER the AC units have gone out at least once a week. And instead of informing the residence of the issue they let you put in multiple maintenance orders and several phone calls, until they tell you its a “Baylor Maintenance” issue and they are working to get it fixed, only for it to go out AGAIN in less then a week. It’s BEYOND RIDICULOUS.

Do not stay at any of brother’s management properties unless you want to be consistently ignored, have your mail lost, have your locked car broken into multiple times because they won’t install a camera on the property, not be able to get into your apartment because the gate lock is so messed up the only way inside is either jumping the fence or walking to the complete opposite side where one of the doors MIGHT open, and have your house infested with bugs/roaches before you even move in. I once went without AC in early October for 6 straight days and they would not bring a window AC unit even though the situation technically constituted an emergency as it was well over 90 degrees in the house. They figured out the AC wasn’t working partly because the filter hadn’t been changed in years and the smell of mold was so strong in the air-yet the maintenance man literally picked off the dust and stuck that same nasty filter BACK INTO THE AC. I watched him do it. Three days later they brought me a new filter because my roommate and I were calling them nonstop. When we first moved in the place was filthy and had clearly not been cleaned in months which was the last thing I wanted to do after moving everything out of my old place all day long. Trying to do business with this company will be a massive headache from start to finish and I would not recommend any of brother’s properties to anyone.

I encourage everyone who has had a truly unacceptable experience to file a complaint with the Better Business Bureau. Leaving a Google review wont do much, but if they havent fulfilled their end of the contract, BBB can do something about it.Its common knowledge that brothers manages way too many lower-end properties in the Baylor area, and capitalism really needs to do its thing, even though theres a monopoly. I could go into all the things that made my 3 year experience terrible, but ultimately they were fairly small and they did eventually get around to them. What makes them awful is how slow and unresponsive they are, and they make it clear that they dont really care about the residents well-being or experience.

Horrible servicedont care about students safetySandra wont respondCant escalate issueswont give out owner informationno wonder you have 1.8 ratingSTAY FAR FAR AWAY IF POSSIBLE

Best management company in Waco! I had not problem while living in one of their complexes. Their service for maintenance is phenomenal. I had a water leak and they were at my apartment within 10 minutes. They are extremely friendly and are good at getting your deposit back if you leave the place in good shape. I highly recommend. Brothers is willing to work with Baylor students. However, stay away from Campus Realtors. They are out to take Baylor students money!!!Thanks Brothers!

ALL of their properties are infested!!! RUN AWAY FAST!!!! DO NOT WASTE YOUR TIME AND MONEY!!! They dont care about your needs!!!

Unbelievable. This is the weekend students are moving back and they are completely unavailable. We now have a trunk load of things and no number to call, except please leave a message and well get back to you on weekdays. What kind of management is this?

Terrible “we’ve got the majority of the business, so we don’t need to provide service” mentality.We’ve got our personal stories, and other friends have similar stories.At all costs, avoid properties “managed” (actually mismanaged) by this unprofessional group.

My daughter has lived in a house managed by Brothers Management for the past few years. I must say we have been extremely pleased with Brothers and their staff. Maintenance is fast and very friendly. The office staff are extremely friendly and very helpful. I would definitely recommend Brothers Management if you are looking for housing once your child moves out of the dorms.

I have lived at a Brothers Property for about two years. Before that, my sister lived at a house managed by them for two years. My family has had only a positive experience with the company. The leasing process is simple and up front about what is required. Whenever we have maintenance issues, we have people respond the same or next day. Brothers has very helpful staff and offer a ton of properties, so Ive never had an issue finding a great place to live. Definitely go to Brothers!!

Highly recommended. Very good at what they do. Makes the process painless for the owner. A great group that controls costs and is very accessible.

I am going to give you an honest opinion.I would give brothers management a zero star if I could because nothing is clear when you sign with them. They own a lot of properties near Baylor so it might be difficult to avoid them but the way that they conduct business is extremely disappointing. They are always kind and helpful when it is beneficial to them but when it isnt get ready to get a mouthful of excuses and regulations. The employees change quite often and I ended up dealing with 3 different people in one year and all they say is sorry that person doesnt work here anymore and thats it. If you made a deal with someone or talked about anything that makes the lease agreement seem favorable, be prepared for a bait and switch or a change that they cant reverse because of regulations.If you cant avoid leasing with them I would like to recommend several things.1. record and leave documentation for every conversation you have with anyone at the office.2. If its possible record your phone calls so they cant go back on their word.3. Take pictures of everything in and around your apartment when you start so that you have evidence.4. When you want maintenance done on your apt make sure to date your request and send it in writing (on a piece of paper) and keep a copy so that you can argue it.5. Dont forget to ask about EVERYTHING. If you dont ask they wont tell you and then youll end up with a great pile of problems at the end of your lease.Hope this helps!

They managed my house at Baylor for 3 years. They were awesome. They are very friendly and eager to to please. Could not imagine using another company!

Great service! Brothers worked with me on pricing and kept up communication. When I had issues with maintenance they came out immediately and even installed additional safety measures when we requested them.

My living experience has been generally okay, but I have had a package stolen from the front door of my apartment and was disappointing to find out that there are NO cameras/surveillance for the entire complex. Security for the area is pretty lacking considering 3 people can walk up and rip open a personal package in broad daylight with no repercussions.

I put in work orders on Sunday night to fix two different issues and they were both fixed Monday by 3:00 pm. I am very happy with the speediness of the work orders being processed and fixed.

Im a dad of college student (graduate now), owner of a condo in the ever-popular Baylor Bubble area, on S. 11th St. When my daughter graduated in 2015, I kept the property and managed it myself. Couple sets of tenants in and out, dealing with things myself, it became obvious I needed local representation and management help. At the time, our building was managed by another local company, and it became the nightmare I always heard these experiences could be! No way I wanted to get in deeper with them! Fellow owners and I decided to make a change, we looked at Brothers, and my daughter agreed with that idea given her experiences around Waco. Things smoothed out significantly for me! They found and managed tenants for me, and responded appropriately to requests (or complaints, valid or invalid) by tenants and owners. Brothers was always diligent with my money----which was a huge plus! Monthly statements, annual statements, they covered us with funds if odd ball things came up, etc. They had our backs and didnt let anything slip. My ownership experiences became less stressful after going with Brothers. I recently sold my unit and used Brothers to represent the unit and sale. Very successful and sorta set a new record for sale price in that building! Bottom Line: Waco / Baylor is a unique subculture within Central Texas and you NEED local representation when dealing with property issues. Choose Brothers. They got this.

Brothers is the best! They are always so nice and easy to work with! Id recommend them to anyone looking for a property to live in!

Brothers Management is AWESOME! They really know what theyre doing and are always so easy to work with.

I would give zero stars if I could.. Lived on 7th and Wood for a year under Brothers. Took them almost 7 months (after countless phone calls and visits) to fix a crack in my skylight window. I had to use buckets every time it rained. They would try to overcharge me, so be sure to check your bill to make sure it is accurate!

Honestly, some of the worst business dealings Ive ever witnessed. They take advantage of students left and right. Whether its not handling maintenance requests, untimely responses, misleading details of leases, or not giving back security deposits in a timely manner - they are not a good rental company. When you look at other reviews here you will understand why.

Would give a zero if I could. Like the vast majority of rental places in Waco, Brothers is complete garbage. The last four or five months of my lease, they continually showed my unit without giving me 24 hours notice. Their residential portal charges you a convenience fee for paying online. In any other city besides Waco, paying rent online is essentially required in 2018. They monopolize the Baylor area, because students need a place to live. They get away with horrible customer service and criminal contracts because they can.Do not rent from Brothers Management.

Horrible experience, but I guess it’s my fault because everyone who has had them in the past will warn you that their awful. They aren’t their to help you or make this any bit of an easy process. Not to mention they are rude when you dare to question them. Also be carefulThat they don’t really want you to lease again If you don’t do it right of the day you move in.. instead they leased our house sneakily under our nose 9 months before ours was up and essentially kicked us out for the next semester and didn’t answer our phone calls or emails YOU WILL NOT HAVE PRIORITY OF LEASING YOUR HOUSE, they don’t feel the need to tell you anything . Lazy unethical company that’s all about taking your money. Please don’t make the same mistake I did. Brothers is trash.

I have lived at two different Brothers places over the years and both were great. Every time I sent in a repair request it was fixed pretty fast.

I am a current resident at Speight Jenkins. It may be that because SJ is old that Brothers Management oversees these apartments... Im not sure. However, I have waited months (MONTHS) for maintenance who never show up and when I check on my maintenance order... it has been deleted and I have to re-request maintenance!! I have also experienced issues with calling to get something fixed on my online account and have been told three times now that it would be fixed by someone in the office but it still has yet to be fixed. Just given my experience of a few months living here, I would not recommend Brothers Management to anyone.

WORST COMPANY EVER! If I could give this company negative stars would. Unprofessional and scam artist. They are constantly jacking up the rent or finding new intresting ways to charge you for bogus things. They never anwser the phone and when they do you cant get a straight anwser form them. DO NOT SIGN A LEASE WITH THESE PEOPLE!!!!!!!

Please do everything you can to avoid renting from these people. Explore your other options first. Brothers Mangement was way more of a headache than I ever had time to deal with as a student. I dont think there was a point this semester where we ever didnt have an issue with them. To top it off, they suddenly and without warning switched our management to another leasing agency; while Im frustrated with having to make sure all of my rent payments transferred properly and getting utilities arranged over Christmas break, Im very, very grateful to never have to deal with Brothers again. UPDATE 8/30/18: The property got transferred back to Brothers, unfortunately. I am currently struggling with them to get my deposit back. The leases are joint leases for the houses and they are arguing that tenants will not receive their deposit back until the last person moves out, SO if you graduate and move away but a roommate renews, you dont get your deposit (even if the room is spotless and untouched) until the last roommate from the original lease moves out (which could theoretically be indefinite). Additionally, that last roommate gets the full deposit and is then responsible for giving all of the other original roommates their fair share. PLEASE DO NOT LEASE HERE. Do not let your student lease here!!! Every leasing/apartment place in a college town is going to be a headache, but I have NEVER had so many problems. Management is slow to respond, avoids phone calls. IF YOU SIGN WITH THEM, keep a paper trail of all correspondence. Save a PDF of the lease when you get it.

I lived under Brothers Management for two years and worked for them for about six months before I had to quit due to the negative environment. When I moved into my apartment, it was supposed to have been cleaned professionally BUT it was disgusting. There were dead bugs all over the floor, dust coating everything, the shower still had hair in it from the previous resident. The only way that we got Brothers to care was by showing them pictures, otherwise they showed no concern. The security lights at my property would buzz so loud that I could hear it inside my apartment and disturb my sleep and it took MONTHS to fix and then six months later, it started again. So my building only had security lights for about 6 months of the 24 that I lived there. The security gate was able to be broken into by reaching your hand through the grate, and even though I complained about this multiple times, it was never fixed. Also, over Christmas break, they gave a tour of my apartment to a possible future resident and damaged my property AND DID NOT NOTIFY ME. When I reached out to them, they said that they did not reach out because they saw the person texting me. BUT THERE WAS NO WAY FOR THEM TO KNOW THAT I KNEW THAT PERSON. With the number of apartment companies increasing in Waco, I would try to live somewhere that is not under Brothers Management because there is bound to be better management available.

I am extremely dissatisfied with Brothers and their business practices. I live in an apartment with two physical roommates and one roommate who does not live in the apartment with us, but still pays her portion of rent. I say this because she has not actually paid her portion, but instead misses her payments without telling us. I understand that having signed our lease we agreed to pay the missing rent that my roommate fails to pay. However, Brothers has failed to inform us when a payment is missed so that we can rectify the situation quickly. Instead they wait until three months have passed with no payment and then threaten to evict us in mere hours unless the money is paid. The first time this happened, we specifically asked to be notified if a payment was missed so that we could take care of the matter together and quickly. They have not ever contacted us except to inform us of a large, built-up sum that must be paid now or else. Then when we asked them why they did not contact us, they blamed their faulty systems, said they sometimes didnt even USE their systems, or they placed blame on some other employee, then offered us a free T-shirt, coffee mug or cookie. What? Im flabbergasted that these people are even remotely organized or functional at all. This is the third time we are going through the same thing. I would be happy, more than happy to pay the rent that is missing if I could split it with my other roommates on a monthly basis. I cannot afford to pay or be expected to pay hundreds of dollars at a moments notice. Also, they act as though unless you are there to happily drop off your rent, have no questions, or thank them for all their false niceness, they want you to leave. they want to get you out of their building as quickly as possible. They will say ANYTHING to get you to leave. They close early. Their business hours are from 8:30am until 5pm but they close and leave at 4:30pm, and if you are keeping them at their jobs past 4:30pm they almost literally push you out of the building. I should have known when I went to sign the lease. There was a huge storm coming and they closed early due to inclement weather. This was at 2pm and they closed, throwing us out INTO the huge storm that was coming. What? None of the employees we talk to about our situation ever seem to be on the same page or willing to help us figure out a better situation. Instead they blame other employees or their systems. They withheld the information from us that our other roommate wasnt paying, and did not do as we had agreed to let us know when payments were missed THE FIRST TIME, so that we would not be in danger of eviction. If they cannot keep accurate accounting, if they cannot stay on top of their own business, and if they cannot serve their customers well, they should not be allowed to be in business.

Inefficient, unhelpful management, avoid at ALL costs. Not only is the management poor but the owner refuses to assist tenants at all. It was manipulative experience, paid over $1400 in excess. Was not informed of any of the move out policies, poor communication.

Yea, they’re not that great. They’ve taken on WAY too many apartment buildings around Baylor to manage effectively.

Brothers Management is very disorganized and unreliable. This is my 2nd year living under them, and they have been nothing short of unreliable. Multiple times we have sent in new leases and they just completely somehow dont apply it. My roommates and I have had to go into the office multiple times for things weve already taken of. We resigned on the same house and rent went up significantly this 2nd year for literally no reason. If you are thinking about leasing with Brothers, do yourself a favor and dont do it.

I leased from Brothers for several years. They are the absolute worst management company I have ever had the misfortune to do business with.They refused to send pest control out to control roaches in the buildings. At one complex, there was dog mess everywhere, and despite multiple complaints they never took action to address this. Their apartments are cheaply made, overpriced, and management/maintenance do not respond on time.Save yourself some serious headaches and STAY AWAY FROM BROTHERS.

Tragically terrible management company. Trying to get them to follow through on basic maintenance necessities was very difficult. Very frustrating.

They expect you to hold up your end of your lease contract, which is fair. Except that they refuse to hold up their end. The manager lied straight to my face about rekeying the apartment before I moved in. Luckily I had proof that they had not rekeyed the apartment. My gate clicker stopped working and it took about 2 months of constant reminding them to finally get a new one. When I moved in, the apartment was trashed (missing most of the lights, sink was clogged with nasty water, massive black stain on the ceiling, shower didnt work quite right, toilet made a horrible sound when flushing, drawer next to the sink was never actually put on the tracks, smoke detectors not attached). Inquired about getting a pet, the same manager that lied to me said she would contact the owner of the apartment building to check, two weeks and two phone calls later she had still done nothing. She only finally got back to me when I walked in and asked her to her face. Even then, she emailed me, and at this point I have zero trust in her, so that email could have just been a lie to prevent her from having to do any actual work. I filed maintenance orders for all of the issues with the unit listed above, called in, and filled out the move in form. Two weeks later I walked in and talked to that same manager to FINALLY get things fixed (thats when she lied to me about the keys). All in all, they do not respect their tenants, they do not respect the laws, and they are entirely incompetent.

We liked when we had a manager and maintenance who were available and people friendly! Since your company took over all the long term residents are moving out because rent is going up without any improvements being made! This place is INFESTED with roaches! we have fought that issue for years and years. The GIGANTIC holes in the parking lot are a joke! Promises and promises to have them fixed. The police are here ALL the time! Half of the residents are on a fixed income. How dare you just come and buy it and raise rent? Whats your real plan? NO ONE is HAPPY here anymore! You are having false ads posted to get new people. Sparkling pool?? Where is that at? Quiet place? It was! The first couple moved in here by your new mgmt are living in their apt with no electric for over a month now! Theyre fighting all the time. Way to go! The entire neighborhood from 59th to 63rd being their trash and dump it here. It stays full and stinky! ALL the neighborhood kids come swimming here. I have NEVER and will NEVER use that pool! This place is awful! NOT WORTH A RENT INCREASE! YOU ARE LOSING GOOD TENANTS! Im just glad I have pictures of EVERYTHING to get my deposit back. Your site talks about how people are your priority..thats false too, at least when it comes to Colonial Arms Apartments!

Probably couldn’t have had a worse management experience for 2 years. Problems after problems. Avoid leasing with them at all costs

RENTERS BEWARE - AVOID BROTHERS!We owned a rental property in Waco where our sons & other Baylor students lived. When we sold the property in January 2018, our settlement included a 5 month rent-back until mid-June and the buyer hired Brothers Management to manage the property. We paid a $1,600 security deposit and signed a basic rental contract which included: “You should meet with our representatives for a move-out inspection” and “We’ll mail you your security-deposit refund (less lawful deductions) and an itemized accounting of any deductions, no later than 30 days”. Brothers breached both of those parts of the contract!When Brothers assumed management of our house, we were never given a walk-through so the condition of the house was based on the items we noted at closing. The house was in good condition and consistent with its age, but it had not been painted since it had been built. It needed a full interior painting, but we were never able to have a conversation with Brothers to find out if they planned to paint it – and we sure didn’t want to be stuck with the bill! Six weeks before the end of our lease, we contacted Rachel at Brothers to schedule the move-out inspection. She told us, “We don’t do that.” Seriously, when the contract specifies one? When we pushed further, she said we would have to contact Sandra. Sandra would not talk to us by telephone, saying she only communicated by email. We sent her and Rachel weekly emails requesting a move-out inspection. We received NO response whatsoever, so we went over the top cleaning and painting to ensure we would get our full security deposit back.After 30-days following the end of our lease, the security deposit had not been sent ACH to our bank account (the method Brothers had recommended). I called Brothers and at last was able to get through to Sandra. She said there is only one person in the office who can initiate ACH transfers and they had left early on our 30th day. Sandra did have the check overnighted to us and we received it, but the payment was not initiated until after 30 days had expired. I also expressed my frustration about the missed opportunity for a move-out inspection. She said they would have given us one when we turned in the keys if someone was available, but no one had ever told us that was an option and there is no excuse for ignoring our emails.During the 5 month lease-back, Brothers NEVER once contacted the students living there before they showed the property or workmen came over. Several times, they were woken up early by lawn mowers outside their window and once by a workman powerwashing the outside.All in all, we had a horrible experience with Brothers and their irresponsible antics. If this is how they treat Baylor parents, I shutter to think how they treat vulnerable students! A few years ago, our very neat & organized daughter-in-law rented a property managed by Brothers. She scrubbed the apartment for 3 days, yet they withheld $200 from her security deposit and she had no recourse.I find it noteworthy that Brothers Management has disabled the “Review” tab on their Facebook page. Their reviews on BBB, Yelp, Google, etc. are overwhelmingly negative. Not only do they have terrible customer service and lack of responsiveness, they violated our rental contract!

Brothers is a poor excuse for a property management company. I would highly advice anyone deciding to use them to seek out other options. I wish there was a zero star but then again, not even that is low enough to accurately represent how horrible they are at what they do.

I would give 0 stars if I could. They placed me on hold so I could speak to Rachel. I was on hold for 20 minutes until they hung up the phone at 4:59 and wouldnt answer because they already forwarded their phones. They close at 5:00. See how petty they are and it comes to show how much they dont want to talk to you.

Trash customer service, not caring about the residents at all. Terrible attitude.

One time they tried to evict us after being late on the extra $2700 they overcharged us, we are truly blessed

Complained about mold and they said it was taken care of but it is still there. They do a poor job of taking care of you and stab you in the back. Stay away from Brothers if you can. They don’t care about your health or your well being.

My daughter moved into a Brothers property this fall of 2017 and although there were some minor issues at first the Brothers office staffand maintenance guys helped us work through the issues.

Brothers suuuuuuucks