Reflections Apartments

I honestly really enjoyed living here my first year (August 2024 through April/May 2025). Everything ran smoothly and it was exactly what I expected when I signed my lease. I lived here full time, utilities were reasonable, and our overages were rarely over $10. At that point, it was a solid and affordable option near campus. Things started to go downhill after new management took over around the summer. Since then, there have been apartment checks and inspections almost every month, which defeats the purpose of living off campus. Utilities have become the biggest issue. When I lived here full time, overages were minimal. Now I’m only in the apartment around four days a month, the unit is usually occupied by one or two people, and the charges are significantly higher. This month, the total utility bill before the cap was $270 for a three bedroom unit, resulting in $50 per person in overages. Management is now using a ratio utility billing system for water and sewer based on a master meter and property-wide allocation. This billing method was never disclosed in my lease or any addendum I signed, and management has not been able to show where this is authorized in the lease. At this point, it feels like struggling college students are being taken advantage of. This used to be one of the cheaper apartments around campus, but once rent and unpredictable utilities are added together, it honestly makes more sense to pay a little extra and live in a newer building that’s closer to campus with transparent billing. After doing the math, you end up paying about the same. Just be aware of this before signing. I’m personally choosing to move somewhere newer and pay upfront for what utilities would end up costing here anyway.

I recently moved in, and Nitza has been extremely helpful throughout the process. Due to limited management presence and lack of support from higher leadership, she stepped in to ensure my move-in experience went smoothly. Nitza consistently goes above and beyond for all residents on the property no matter what day or time it is. She makes shur US ALL the residents are taken care of on what ever is wrong with our units. And her dedication truly shows.. THANK YOU NITZA

I regret signing my lease here. The management is so unhelpful and will blatantly lie to your face. First, my lease was set to end in December and they were offering 2 months free, which was why we signed the lease in the first place. They then proceeded to charge us a "premium" amount for short leases, charging us more for the standard rent AND not giving us two months free when they said they would. Also, they catfish you with the model tour making you think it's much nicer than it actually is. My unit smelled so bad from the moment I first opened that door to the entire time I was living there. The appliances (stove, washer, dryer) are so outdated and the entire place is so unkept. They hastily painted over every wall that there's dried paint on the floor and mirrors. Our sofa that they provided had the huge amounts of leather peeled off from past tenants. We constantly had an issue where the toilet wouldn't flush EVERY WEEK and had to get maintenance to repair it, it was such an issue that I learned to fix it myself.

Have lived here for a few years. It was great at first but then gradually the quality of the place went down over time. Mainly it’s the pest control that’s the constant issue. Used to be just a spring/summer problem and it was just flies. Then it became an every season problem and started to see flies and roaches. Mainly baby roaches but still. Whether the place is cleaned extra or isn’t cleaned as much, still, there is always a pest control issue. No food is ever out in the kitchen anymore either, still there’s always flies. So if they fixed the pest control problem then it’d be a good place to live. It used to be great. Not so much now. Not sure if this is an issue at all the buildings or just this building, but they should look into asking all the residents for as honest feedback as possible about this. One other thing too is that they charge for water now. Water used to be part of the rent, but now it’s charge separate. I would say to expect an extra $10-30 a month on top of whatever base rent you are going to budget for here. Edit: they just tacked on charges on everyone from the past 2 months. So not even sure now how much to add to the budget… maybe 10-30, maybe 30-70 now….

I've leased here for about 2 years and I can say this place is ran very smoothly. Devon H. (Forgot her last name) has been nothing but phenomenal! She’s so positive and so helpful literally every time I needed something or called for questions. The common areas and pool are the most consistently clean and kept up I’ve seen around USF student apartments. The leasing office and maintenance are very quick about work orders and settling any issues. Community is private and quiet. Dishwasher never worked though but tbh we never really tried to run it or seriously get it fixed. Overall I’m definitely going to miss staying here and might even come back in the future!