The Southerly at Orange City

Reviews

• JA

  JUSESKY CUESTA ALVAREZ

  Jul 12, 2026
  1.0
  I have reported the same noise problem several times, and it still has not been resolved. My neighbors use their washing machine after midnight, talk very loudly, and sometimes yell during quiet hours. This has become very frustrating because I cannot sleep or rest properly in my own apartment. I have contacted the leasing office several times and called the courtesy officer while the noise was happening, but no one answered. I keep reporting the problem, but no one provides a solution. Residents pay to live here and should be able to rest at night. Management needs to take these complaints seriously and take action.
• TP

  Thyelle Pinheiro

  Jul 11, 2026
  3.0
  Well, it’s been almost a year since I left this community, and after experiencing other communities in Florida, I feel better prepared to rate this place. First of all, the apartments were great. I never had any issues with the construction or the quality of my unit. They felt sturdy and even held up very well during the 2024 hurricane season. The biggest problem with this community was always the amenities. The grills were often dirty and barely worked, the jacuzzi was constantly out of service, and the overall cleanliness of the common areas was inconsistent. At the time, Stephanie was the property manager, and I have to say communication with her was always good. She was approachable and willing to listen. However, many of the amenity issues were initially explained as growing pains because it was a new community. As time went on, though, those same problems continued instead of improving. That was ultimately the reason we decided to leave. Overall, we had a wonderful time living there. Again, I never had any issues with my apartment, and the maintenance team was excellent whenever we needed them. Unfortunately, the overall upkeep of the community and its amenities didn’t meet the same standard.
• SS

  Skyy

  Jul 2, 2026
  5.0
  We want to take a moment to thank Genesis, Taty & Noel for being attentive to our requests & prioritizing residents to the best of their ability. Genesis & Taty recently assisted us with a garage & I must say they went above and beyond to make it happen. We greatly appreciate the staff & the relationship they strive to keep with residents. Thank you Southerly Staff!
• SS

  Sydney

  Jun 25, 2026
  1.0
  Moving here was a huge mistake. Management takes absolutely zero ownership of this community, preferring to send threatening emails rather than actually enforcing rules or maintaining the property. Here is what you can actually expect if you live here: The "Amenities": The entry gates never work. The pool is completely un-enforced; residents bring way past the guest limit, and people from neighboring complexes walk right in to use our amenities. False Advertising: They claim to be a smoke-free community, but residents smoke on their patios constantly. Hidden Fees & Bad Communication: When my renters insurance auto-renewed with no changes, they hit me with a surprise $30 monthly "lease violation" fee without warning. They blamed their third-party system and took no accountability. Safety Hazards: Pet waste is everywhere. Worse, my partner and dog were recently bitten by another resident's dog, and management could only provide expired, outdated vaccination records. They do not keep resident records current. Maintenance Issues: Our fridge sporadically shuts off. Even after a "GE specialist" looked at it, it was never fixed. We just have to flip the breaker and pray we don't lose all our food.
• LV

  Lisa Vazquez

  Jun 18, 2026
  1.0
  I’m not sure where to start with my disappointment with this place. My husband and I have been tenants here since they opened, and I have to say that ever since Stephanie left, this place has gone downhill really fast. Noel is awesome and very helpful, but it’s hard to plug a leaking ship when there are multiple holes. One of the amenities this place has the audacity to list is that it’s a smoke-free community. Yet, it seems like everyone smokes at this complex, and they do it so blatantly. Residents sit on their balconies and smoke weed and cigarettes like it’s nothing. You can find smokers in buildings 10, 3, 2, and 11, just to name a few. It’s not my job to police the complex and report every single person, especially when they do it right in front of the cameras—which I’m going to assume don’t work, because everything else in this place is broken. The gates are always broken, including the rear gate, the two main gates, and even the small pedestrian entrance gates. Honestly, I’m not even sure how the city signed off on this property. The walls inside the apartment are not straight, the wood trim is bowed in some areas, and the floor is uneven. The LVP flooring is actually detaching from the subfloor. Furthermore, the water lines weren’t installed properly, so you get severe water hammering whenever the dishwasher runs, the refrigerator fills the ice tray, or the washing machine fills. I’ve lived in two separate apartments in this complex so far, and both had these exact same issues. This place is just wildly overpriced for the quality of living you actually get. People are also frequently speeding through the complex, flying through the front entrance at around 40 mph. There are no speed bumps to slow anyone down, and the stop sign that is there might as well not exist because it’s buried behind a tree. I'm not sure who thought that layout was a good idea. I think more of the good tenants need to speak up. This place is going downhill at I-4 speeds. Prospective renters, don’t believe the hype. And if you’re looking for a truly smoke-free environment, this ain’t it. Another important thing to note: if you like to wear white clothing, don’t wash your clothes here. The water comes out yellow, and management will just tell you there’s nothing wrong with it. That yellow water will absolutely ruin your clothes. On top of that, I don’t believe this place was properly insulated. The air conditioner runs far more frequently than it should, resulting in sky-high electric bills—even when we keep the thermostat at 78 degrees like we do. In the attached picture, you can see the balcony door. Because it was installed completely wrong, there is a massive gap that they tried to disguise using what looks like a whole bottle of caulk. If it wasn’t so sad, I’d laugh about it. This place has been a total letdown, and we don’t plan on staying here much longer.