The Southerly at Orange City

Reviews

• AJ

  Anquanese Johnson

  2 days ago
  1.0
  Property is nice ! The maintenance is wonderful . They keep up with the property but the NEW property manager isn’t fit for the property . She is very nasty . Thank goodness for Noel . We need Stephanie Back for sure .
• TP

  Tracey Peters

  Apr 21, 2026
  1.0
  From the start this residence has been shady. Promises of promotions when signing lease (ie:6wk free) and then rescinded 5days prior to move in with new manager on site. New management so often (4 in 8mths) they don’t keep up on any notices from residents in regards to issues with apartment. Gated community? That’s a joke. They don’t maintain gates and they’ve been open for months. No smoking on premises? That’s false (even the manager smokes during her business hours on premises and on her residential balcony!). If you want a contact high from marijuana, this is your place to live also! Snakes! Multiple over the grounds living under ac units. Pest control isn’t done as said in lease. Bugs are all over and bothersome if using any outdoor ammenity. Can’t even use clubhouse during most times residents are home as it’s locked unless a management employee is here. Do not get excited over the post and pictures of the clubhouse. Hot tub temps, gas grills, and fire pits often not working cause they don’t fill the gas regularly. Or other residents leave them absolutely destroyed and a mess. Pool is nice but also filled with LOTS of unsupervised kids with no regard to others around. And the noise you can hear from neighbors is absurd! Might as well make a commune to all live together because you will hear all your neighbors quite well. HIGHLY RECOMMEND LOOKING ELSEWHERE.
• AG

  A.D. Gandy

  Apr 13, 2026
  1.0
  If I could give this property zero stars, I would. For a property that markets itself as “luxury,” the reality has been incredibly disappointing. The pricing reflects a high-end living experience, but what residents actually receive falls far short of that standard. Since the previous property manager, Stephanie, left, this property has noticeably gone downhill, and the difference is not subtle, it’s glaring. There have been several property managers since then, and unfortunately, none have seemed experienced enough to effectively manage a community at this level. There is a clear lack of compassion, urgency, and overall care for both the property and its residents. To be fair, Noel has been wonderful. He is knowledgeable, helpful, and genuinely seems to care about the community. The maintenance team deserves recognition as well, they are truly the exception. They are amazing, responsive, and consistently go above and beyond. Their effort does not go unnoticed and is one of the few things keeping this property afloat right now. However, the current property manager does not appear to have the experience or leadership needed to properly oversee this property or maintain the standard residents are paying for. Beyond management, the sense of community has also diminished. Previous management made living here enjoyable. They created opportunities for residents to connect and feel like part of something. Events were planned, families were included, and there was real effort put into building a community atmosphere. For example, last Easter there was a well-organized event for the kids that brought everyone together. It was thoughtful, engaging, and truly appreciated by residents. This year, there was nothing—no effort, no event, just another reminder of how much things have declined. On top of that, ongoing issues with amenities like the jacuzzi and fire pits continue to go unresolved, making it even more frustrating to justify the premium rent being charged. At this price point, residents deserve more than broken amenities, inconsistent management, and a lack of community engagement. They deserve professionalism, care, and a true luxury experience. Right now, this property is not delivering, and it’s honestly disappointing to see how far it has fallen.
• AG

  Amandita Gonzalez

  Apr 11, 2026
  5.0
  I absolutely love this place. I used to pass by and always found myself looking at it because of how beautiful quiet and fancy it looked. one day my partner and I decided to submit an application and thanks to Noel who helped us by the third day we were already part of the community. I couldn’t feel more grateful
• KC

  Ketzy Correa

  Apr 10, 2026
  5.0
  Encantada con en trato que nos dieron . Fueron de exelente ayuda. Los aptos son hermosos ❤️