The Overlook Condominiums

I have been living here for 15 years and the past 4 years have been terrible. The HOA fee’s are way too high and increased by 32%. The previous HOA management was kicked out and given into private hands, who have been “managing” the property in their own ways. We as owners, had to pay a special assessment that costed $750,000 and nothing shows. They have been scamming us the entire time. Four years the fire sprinklers have not been checked and we pay for this, the pool, club and gym are not kept clean. At times renters bring their dogs to the pool and let them swim. The management when spoken to are rude and won’t listen to complaints. Gates have always an issue opening, hallways haven’t been cleaned in a good 4 years and when asked, the machine isn’t in function. The old management had strict rules they followed, such as, white curtains have to be on windows. Now it looks like a circus. Other tenants are also complaining about the rise of renters and drug use. Nobody controls them and at times you can find things laying around the property. People drive over the speed limit and don’t care if someone is walking. We don’t have a landscape company anymore and one person has to take care of the entire property, in which he only takes care of the first few buildings, but as you go further in, it becomes worse, but as time passes even the plants planted in the first units have been drying out. The maintenance guy is lazy and drives on his golf cart all day, practically doing nothing. The buildings also haven’t been properly washed and we have wasps nests all over. Renters walking their dogs don’t clean up after them, mainly because rules are not enforced anymore and are not given when they first move in. It’s a shame we lost the old HOA management due to a few people who want to put money in their own pockets. It’s Fraud and I hope they will be kicked out and dealt with.

Tim Robey was terrific… I had a leak in the shower piping behind a wall that drained water into a nearby closet. He figured out the issue right away. Explained it very well and fixed it pronto. Good communicator and pleasant customer service. Thanks David Gray for another job well done! ….Doug

If you're looking to buy a condo & reside there, the Overlook is not the place for you. We thought this would be a good fit for us until we moved in. Turns out 40% of the units at the Overlook are rental units! Association has no cap on rental percentage & has no control over renters. At least an apartment complex has the ability to deal with bad tenants. It's a shame we wasted our hard earned money on such a horror show. Advice: Before you find a condo you think is perfect, check the bylaws for rental caps (unless you want to live in an apartment complex) & find out about who you will have for neighbors before you commit. July 2025 UPDATE: The bad neighbors are gone but 4 years later, it's not much better. $2,500 assessment in 2023/24 for drainage, irrigation & landscape improvements ($750,000) & the board has fired the lawn service, bought a lawnmower & hired ONE man to cut grass, edge & trim 47 acres. Around the clubhouse & front gate, it looks nice. But as you get further into the property it looks like a dump. Now the board is getting rid of the management company & will self manage the property with an office mgr, assistant & 1 maintenance person. Does not include the lawnmower man.The cable that's included in our monthly maintenance is being cancelled as of August 1st & we will be responsible for paying our own cable if we chose to stay with Comcast. When asked about reduction of monthly HOA fee due to the firing & cancellation of these services, paid on our monthly HOA fee, we're told due to increase of JEA rates (water & electric) we aren't going to see a reduction. We're told we're lucky because our monthly fee is lower than other communities in our area. I'm waiting for the reducing "waste, fraud & abuse" line.

The Overlook of Baymeadows Condos has some great things going for it. Is all concrete/block construction. The walls are supported with aluminum studs. Nothing fire proof but this place is really solid construction. Definitely not a matchbox wood construction that like other Jacksonville condos have been destroyed by fire. The community has monthly events for everyone to attend. Game night, movie night, board meetings and pot luck each month. It’s a shame not many residents utilize this. I’ve been involved since day one and enjoyed living here a lot. Everyplace has issues the rental market is a down side but the community tried several times to get residents to vote but few turned out to vote on rent limits. I feel this will improve and there are some wonderful renters I’ve met. If the rules are not met I’ve known some renters have been remove. So do not fear this. The office can resolve many issues others have spoke of. Many people just want a bed but it’s an active community if you want it to be.

Entitled and rude folks working here. Someone from maintenance parked his golf cart at the busiest intersection just by the entrance of the community. Our new office person is not only very ignorant but refuses to get the work done. I recommend looking for another place to live. Building structures are also not safe and maintenance is not existing.