Valley Oak

Incredibly overpriced and they will raise your rent as much as legally possible every year. Unwilling to make major repairs. Disposition of front desk staff varies wildly. The maintenance and groundskeeping staff are the one bright spot, they are all friendly and helpful.

I lived at Valley Oak for almost a year. I wouldn't have moved but the virus took a toll and I had to. I genuinely don't understand all negative reviews about this place, maybe they lived there when there was different management or something but I have nothing but good things to say about this place. My apartment was beautiful and exactly what I needed. The property is always so beautiful, beautiful tall trees and green grass. If I ever needed anything Amanda was always there to help me. The maintenance people are even super friendly! If you want a reasonable, safe and beautiful place to live, go to Valley Oak

We have been tenants for 3 months now. I would have to agree with the most recent review. I do not know why there are bad reviews! This place is so AMAZING and CLEAN. Its quiet and every tenant is so kind and always says Hello. Amanda (Manager) is always on it when something needs to be fixed or when we have a question. No matter what time or day! Poor girl has responded when she is on vacation! We are so thankful for her! The maintenance guy is AWESOME. Once he is called, he is at your door step within the hour to fix what needs to be done! Our AC went out at 9pm one night and we requested service online at 6AM . They were here in the next hour and it was fixed! I am beyond thankful to call this place home. The give you a $10 credit towards your gym membership . The provide text updates with anything new with the building. The pool is cleaned every morning bright and early too! Parking hasn't been a problem for us. Laundry machines are always in working order and if you go early AM they are never crowded.Also, they are Pet friendly !There is a reason why they have a waiting list!

I lived here for a year but decided to move after my lease was up because it was expensive, little problems that added up and I had a bad incident occur. It was the scariest thing that's ever happened to me. One evening, while walking my dog around the complex after work, I was chased by a man on substances, mumbling to himself/yelling at me "scream all you want, no one will hear you." He chased me around, blocking paths from me to leave, and looked like he was about to murder me or something. Long story short, I eventually escaped and had to call the police (who arrived 4 hours later and didn't really help). When I did get away from him, luckily I received help from a friendly neighbor who walked me back to my unit and on the way we happen to see the man walk into a nearby unit. I immediately contacted the staff. They doubted me at first, saying the family that lived there wouldn't do such a thing. After investigating, they said the family was housing a son to get him off the streets and they hinted that he was drunk and mentioned "boys will be boys." They left me with the contact number to the mother of the perpetrator so she can apologize. I could not believe my ears. It didn't seem like the staff took me seriously at all. I eventually called the mother and she was explaining she was trying to get her son off the streets and he happen to "take something" and she wasn't sure what it was. So now it seems the staff thought the man was drunk while the mom actually admitted he was taking substances! I told the mom (while crying profusely) that she needs to get her son into rehab before he hurts someone and hung up. All the staff did was warn the mom; I STILL saw the perpetrator around the apartment after that incident. I was so uncomfortable staying there, experienced some PTSD from the whole event and afterwards, did not felt safe at all.Besides that incident, this apartment has a bad issue with residents and marijuana use. I notice these things because I walk my dog around a lot. There were also dog poop everywhere. Sometimes I even pick up and clean up after other resident's dogs! The residents do not respect the property here. It's really gross when it starts raining and the place floods. During the fall, they took so long to get somebody to clean up the leaves. It was dirt and leaves and poop everywhere. I've even heard a dog being abused in the middle of the night by some evil neighbor. Saw homeless people digging into the trash every single morning. There was an incident where a neighbor allowed her dog to be loose and the dog went around and was biting other dogs and a kid. There's just these little problems that adds up. I could not wait for my lease to end. The only good thing about the place was that maintenance was fairly quick when there's a issue. I've never had a problem with them; they were great.Overall, I do not recommend this apartment to be honest. I've moved out now and feel a lot better and safer and cleaner at my new apartment. Honestly for the most part, the staff was pleasant to deal with but after that incident and feeling like I was not taken seriously, I just couldn't look at them in the eye. They also charge an extra $200 if you convert your lease to month to month. It was not worth it after everything I've witnessed and experienced...

This is a really nice complex. The staff are awesome, they take care of any problems very quick. The grounds are beautiful, trees, grass and pet friendly. Our apartment had new appliances & carpet when we moved in. The neighbors all seem chill. Everyone seems to be working and family people. I saw the reviews from years ago but the past two years there have been a lot of changes i guess.

We signed a lease on a one bedroom apartment at Valley Oak about a month and a half ago. We love living here so far. It's a relatively quiet apartment complex (thick walls) and everyone I've met so far has been really nice. The interior of the apartment is great, which I was surprised about since the rent is such a good deal. The front office staff are wonderful and any complaints or issues are quickly addressed and resolved. Hoping to enjoy our balcony more once the weather gets better!

Savana was amazing I highly recommend! She was super nice and explained everything perfectly for me.

Before anything I want to say Thank you Shannon for always being so kind... but Amanda, will try to act like she's nice and just by her face you know everything bothers her. She treated us different because we moved out 3 months later. Can you blame us? This is what our apartment looked like on move in, Amanda got upset because we asked her to fix some stuff. The apartment looked completely beat. The washers wouldn't work ever. We had a washer flood the whole laundry room and our clothes was stuck in there for about an hour while they fixed it. Our apartment had a water leakage and the carpet lifted and got damaged. All we got offered was a fan. We had a billion baby spiders crawling in our bathroom once. Roaches would come out every other day. Out of the 3 months I was there about a week. I couldn't stand waking up in that place. I had a small dog who I would keep at my moms afraid she would eat a roach some day. To top it off they kept our $800 deposit saying it was for damage when all we did was leave the place looking better than it did before. They also said there was urine damage when my dog was only there for about a week and in her little kennel. Amanda is rude and non understanding because she doesn't even live on site.

The place looks very nice taken care of. My husband and I loved that area we picked up a few applications from different facilities and decided to come here first, since we love that area. Amanda was so sweet I met with her to get a tour the apartments look very cosy and calm. I give Amanda and Shannon 5 stars for being so kind. My only issue was the way the requirements are compare to other facilities we applied to, we where told we needed a credit over 600 my husband and I knew we did not met the credit criteria so we had a co-signed with credit over 600 , because we where told 600. Make sure you ask plenty of questions we weren't told co signer needed a credit over 650 until we had already applied, we have great income with myself , my husband we make over $7k a month all together let me repeat by saying that's monthly income , we still didn't meet the criteria despite our co signer having a 600 credit and having excellent icome, the process was inpossibly we felt like we where buying a house with all the requirements that where needed, we needed phone numbers from landlords for a house we lived in over 15 years ago .. did not go smooth at all compare to other facilities that we visit the next day, we where able to get in at another facility everything was so smooth we where able to get our keys tomorrow at another apartment complex. I don't blame the staff there only doing there job and managed how they are told the requirements are just different than other places. Thought I share my experience especially to those who are struggling with no credit , and truly need a home , don't get discouraged there will be other places that will help you find your home and make the process so much smoother and less stressful. Over all I appreciate the front staff for putting time.

This place started off great for the first 4 months and everything just went down hill after my AC didn't work for 2 weeks during the summer having to constantly remind them! Also had to ask several time for my air filters to be changed I ended up doing it myself. Also the grounds are disgusting tenants and office do not care trash and poop everywhere! Also when we would receive packages we were never informed when they arrived by neither office or mailman via mailbox 9/10 times they were not in the office when needed i noticed them wondering the complex being silly writing on cars during office hours. Also towards the end of our lease we were told they would not renew (completely fine we were moving anyways) they took 3 days to fill out a rental reference when I was told it would be faxed that day I was refused my rental payment history. This place is outdated dirty with black mold which told them several times about also never fixed or even checked it out I couldGo on about this place but I doubt it'll do any good do not waste your money and pay 1400 a month for this dump they have much better places in Modesto