The Southerly at Orange City

Reviews

• KU

  Khiel Umali

  5 days ago
  5.0
  I would like to commend Genasis Peralta for the outstanding professionalism, dedication, and compassion shown throughout our interaction. The support provided was efficient, respectful, and truly appreciated. Genesis demonstrated excellent communication skills, patience, and a strong commitment to helping others, which made a positive impact on my experience. Thank you for going above and beyond in delivering exceptional service
• AV

  albert vinas

  May 5, 2026
  1.0
  As a tenant of 1.8 years. The Bad outweighs anything Good unfortunately. The Good: The only great thing about this property is the maintenance. They respond promptly to fixing issues. They are absolutely wonderful. The property is also beautiful. It's eye catching. The welcome basket when moving in. Great. The Bad: Management Property Neglect - It has gotten filthy over time. Stains on chairs in the pool area. All grills are disgraced in greasy filth. Sanitation wipes in the gym are sometimes unavailable. Community refrigerator is never stocked with drinks. Hot tub has hardly ever worked. The front gates never work with the vehicle decal, you must use app every time to open. Sometimes that doesn't even work. Tenant Issues Neglected - I was living next to a tenant who was hypersensitive to say the least. Normal lived in noises was deemed unacceptable. Everything was a complaint. Even when I was paranoid not to make any noise, there was still noise complaints against me. Tatiana, the current Property Manager, suggested I stay in the apartment and deal with it. Wow no thanks. I suggested if I could transfer to another unit, with her only allowing it if I pay a 500 fine. Ridiculous, why I should pay a fine to transfer when I am the one being harassed. The harassment was unbearable. Management chose to ignore and not offer any reasonable solutions. Trashy People People not picking up after their dogs is a real problem here. I stepped in a big pile of dog poop right in front on my building. If you walk around at night, you can easily find 4 or more people sitting in their cars smoking marijuana. Abandoned cars sitting months on end in the parking lot. Loud and rowdy groups around the pool area late afternoon. The pool was closed down recently for a few days because someone pooped in it. We received an email about it. Another indication on the trashy people that live here. Incompetent Management - During my stay, we had three different property managers. All were bad in their own way, but the 3rd one, Tatiana is the worst. We are never notified when there is a new property manager. I had to repeat my issues to each new property manager because of their poor record keeping. When I first moved in, the gift basket was great, but it was straight down hill from there. The 3rd property manager, Tatiana. The 'snake in the grass', and the one who pushed me to leave and break my lease. Told me to stay in my apartment and just deal with it. Despite the harassment I was experiencing, she made me feel like I was the problem saying that I did in fact have noise complaints against me. I pushed back the argument and asked if any of those complaints were ever verified, she declined to answer me! The truth that was difficult for her to accept, was all those noise complaints were unverified and untrue. Yet still, she chose to do nothing to address it. I have concluded that Tatiana is atleast 2 of the 3 following descriptions: Inexperienced Malicious Intention Incompetent I say this because if I was dealing with someone solely inexperienced as a property manager, they would have done a far better job than Tatiana. She turned my nightmare into a quadruple nightmare. Impressive in the worst way possible. - I was continously harassed by this tenant - I was swiftly dismissed - No reasonable solutions offered - To make matters worse, I am forced to pay for an entire month after I have moved out! Corporate also does not respond to emails. There was a night where this said tenant was pounding on their walls and ceiling at 1:30am for 3 hours straight. I notified the courtesy officer while it was happening. I notified management the next morning. To this day, I am still waiting on a follow up! Pegasus Residential has a chronic problem with bad leadership. I look forward to telling all my friends and family to stay away from all Pegasus Residential managed properties.
• KL

  Keyla Luna

  May 5, 2026
  1.0
  I faced alot of emotional and physical distress living at The Southerly. I lived on the third floor and from day 1 of moving in, I was harassed by a lady who lived in the unit below me. This neighbor made excessive noise complaints against me for just living there and I was made to feel I couldn't make any regular apartment noise. I walked on eggshells everyday which is no way to live, and it wasn't enough. Management here is absolutely terrible and of no help. I was not given fair resolutions for all the distress I've gone through in dealing with this neighbor, and faced unfair treatment with management itself. This neighbor would pound on walls and would also spend hours yelling loudly on her phone and I made the mistake of not reporting her more, out of fear and trying to avoid drama. This woman has verbally harassed my family on the stairwell for just walking up the stairs and also insulted me and family at my front door. As a result, I suffered from anxiety and muscle spasms for dealing with this situation to which I was prescribed anti-spasms medication. Management did not care no matter how many times I've expressed my situation to them and how unhappy I was. After alot of pushback, I decided to terminate my lease which financially doesn't help me. Anything to get away from how terrible this place is and how many other issues that exist here. Management doesn't like to return calls nor meet up with residents. Tatiana the property manager showed me no empathy and lacked compassion to my situation. She's not a nice person. That being said, there are plenty of reasons to avoid living here if I were you. You pay luxury price for no luxury experience, the amenities are usually broken and out of use, the gates work sometimes, the stairwells are littered with trash stains, the place has gone downhill and gotten trashy overtime. It also feels unsafe to be here. The only good thing here was the maintenance team and they were efficient. Do yourself a favor, and DO NOT LIVE HERE. It's very sad that I had to endure such an ordeal and hopefully I can soon forget about this nightmare of an apartment.
• 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.