Abrams Run Apartment Homes

My experience here has been great. The leasing office and maintenance team are fantastic. Whenever I have any type of issue they’re always available to help.

Great place to live if you have a dog it’s in very good location lots of activities to do I’d say the negative part about this part is even though it is close to places it isn’t very walkable to get anywhere but the Chester valley trail

I absolutely love it here! It’s peaceful and relaxing. All residents are so welcoming and friendly. Love the trail next to the Apartments. Also love how our leasing office is always there to help us!

My experience started off rocky, but has been okay. I enjoy the spacious apartments. It makes a difference compared to the newer apartments that’s smaller.

Very poor maintenance and there’s no quality control. See below: Painting problems as follows: Missing door frame paint. Missing door baseboard paint, and when they repaint it, it becomes ugly job. Baseboard coming off in guest bathroom. All doors sticking. Must use two hands to open patio door. Patio screen door off hinges. Patio blinds broken and falling off. AC vent won’t open all the way because of paint. Water heater closet lock is bad. Fireplace doesn’t work. Electronic thermostat doesn’t seem to be working properly and no manual provided. Guest bathroom has major caulking issues as does the kitchen. Parking lines need to be repainted. Dog owners not cleaning up after their pets on back side of property and dogs off leash. That’s just what we’ve noticed so far.

Moved here about a year ago & so far overall it’s been a good experience, so I renewed. They raised the lease which I expected, but at least it wasn’t excessive (about 4%). Great location, can walk to the mall or take a 2 min drive over. Casino’s 5 min away. 422/202/76 interchange is right there (which is a blessing and a curse). Place is in the middle of everything seemingly. If you like walking/jogging/biking CV Trail runs right through the neighborhood as well and goes for miles all over (another blessing/curse, some shady looking ppl come off that trail sometimes). Apartment is spacious & well appointed with a vinyl floor (so easy to clean and keeps dust down), granite island & countertops. A gas fireplace (which was awesome this winter). Huge bedroom and walk in closet is a nice touch. Bathroom is huge as well and the kitchen appliances are modern. Staff is friendly & responsive. Reasons why only 4 stars: Plumbing: The toilet clogs VERY easily. Have to REALLY watch how much TP you use because it’ll clog to the point where plumbers have to get involved. I was told (off the record) it’s because of how the pipes were laid under the building. Mail: I really wish mail was delivered to the door and not in a pavilion, all the way at the front of the complex. Dumpsters: Not conveniently located at all, far off from the buildings. I can deal with it but might be a problem for people with mobility issues. Parking: Sucks. Paying for a spot is worth it but now you just jacked your rent up $35/mo. Train: Occasionally you will hear/feel it. All that said though, I still feel like I made the right choice & don’t regret it. Would recommend.

I have been living here for almost 2 years now. We have a very positive experience here. Neighbours are very friendly. The location is great. Plenty of open Parking. Renovated Tennis court and the new Pickleball court is welcome change/ addition. We also have Children's part and Dog park. Right next to the apartment is the Kingwood Park with Basketball court and covered soccer (?) court. It also has a children's play area. The apartments are renovated, so very less maintenance calls. But if you place a maintenance request online even at late night, the super maintenance team comes the next morning at 8am! They are very friendly and very efficient. The apartment supplied high speed Gigabit Fios Internet has been great with no complaints so far. I've been living in apartments in various States for 2 decades almost, but so far this has been the best one in terms of location and the living experience!

Just moved here recently! So far everyone has been very nice and super helpful! The community is beautiful and having the bike trails right next to our home is very nice!

We have recently moved in this apartment community on KOP. So far apartment and neighborhood experience is good for me and my family. I find location of this community nearest to most of stores which is easy to navigate.

No incentives to long term residents such as new paint, deep cleaning. Clubhouse not available to host small gatherings according to new rules.

Happy to call Abrams Run my new home. Hannah and Lyn made the process easy, and has been extremely helpful throughout this process. Looking forward to living here.

So far so good. A few issues to be addressed but so far it does feel like a home here. Office staff is very friendly. The dog park is nice for our Pomeranian.

I love living in Abrams. The staff and maintenance are wonderful. I’ve lived here for 3 years now and I couldn’t have chosen a better community to live in.

Staff is friendly and goes above and beyond- maintenance is friendly (although I’ve never needed them— which is a great thing)—- quiet neighborhood and friendly people. Dog friendly and great location.

Perfect Location, right next to the King of Prussia Mall, everything is nearby (DMV is just outside the community very useful if you moved here from out of state). Great neighborhood. No noise problems. Neighbours are well mannered. Childrens play area, Dog park, basketball court and tennis court. Maintenance is super quick and keep you updated if it takes more than a day.

I am loving living here. It is a very comfortable apartment. The few small issues I have been dealt with as much as possible. The one that hasn't is only because they are looking for the replacement. The neighbors I have are very nice.

Safe and quiet neighborhood. It's a good location that's close to several restaurants, KOP mall, movie theater, etc. Pet friendly with dog waste bins set up around the neighborhood.

The community is extremely safe. A lot of residents that reside in this community are genuinely respectful towards each other. I like when you have deliveries no one touches them.

We’ve been living in abrams run for almost 2 years and have no complaints. The community is very nice and the staff are pleasant. The amenities are always clean

Quiet, clean, friendly neighborhood. Easy access to shopping and restaurants. Dog friendly and many walking access points. Apartments have updated kitchens and plenty of living space. Staff are friendly and quick to respond to any issues. The landscaping and area is well maintained.

It’s a relatively quiet complex with great access to local activities and highways. Price increases in recent years have led us to look elsewhere to live.

I have had a great experience so far as a resident of Morgan Properties. I really like where I live and the apartment managers are the best. I just have a few issue with some of the maintenance challenges.

The apartment communications have gone south. No one in the office gets back to you. It feels like the company only cares about looking good for the trail and making improvements but only for appearance. How about installing the smart thermostat in every apartment like it was promised when we moved in.

I love not only the apartment, but the staff, amenities and how quickly issues are taken care of and resolved. Having the tail and dog park are added bonuses for me and my pup!

Overall it's a good community with lots of amenities and events. Very good maintenance attentiveness and efficiency. Very clean community and they are constantly upgrading.

Everyone is so welcoming! The appliances and counters are top of the line! The bikes to rent to ride on the trail are amazing! All the neighbors are friendly and it’s quiet!

Quiet neighborhood. Friendly and prompt staff. Well kept buildings. It’s an enjoyable place to be with lots a fun amenities for adults and kids.

A great community and accessible location, the staff is very responsive and wonderful to work with, the units are very comfy with great amenities, the maintenance staff is quick to respond to work orders , overall a pleasant experience

Friendly staff! Super quiet neighborhood with great location. Maintenance crew it top notch! Apartment complex is clean, friendly people in buildings. Plenty of accessible parking spots. Great amenities.

It’s a relatively quiet place to live. Maintenance crew is amazing and quick to respond to any requests. Nice amenities and plenty of parking available.

Everyone has been wonderful and more than welcoming! It definitely is off the typical 202 circus and laid back, very quiet. I love raising my Im kids here! they just it the okay ground back in and we can have access to use Kingswood pool which is right down the street for free

I just move in recently but it's has been great, very personable people who work here. The community is beautiful. I'm little disappointed the second bedroom is pretty small but overall this is a great place to be .

Everything has been amazing here! Not one thing to complain about and we are so happy. So excited to spend my first summer here at beautiful abrams

Overall nice experience . Nice aminities , good maintenance service. Neighborhood is great. Very calm and clean place. Everything is so near here.

Amenities of the complex keep decreasing and rent keeps going up. The leasing office keeps making promises that they never fulfill. The only good thing right now is timely maintenance repairs

Like to live here , surroundings , grounds , one thing I world like to suggest is to have water fountains , as well as for dogs at a few places

Beautiful community, friendly staff, right in the Chester Valley Trail! Love living here. It’s quiet and neighbors are respectful. Always clean in common areas.

This was a nice community to live in but since the trail has been made there is no privacy and the amenities have been affected like we use to have a kids play ground which is no more and the grill was taken out. The rent are increasing but the amenities and privacy are going down. The community is becoming a public property because of the trail and we now see people from everywhere on the property. This has led to a lot of longtime residents of the community to leave.

Abrams Run is a great place to stay. We had a few maintenance requests in our first two weeks. However once we put them in the next day they would be fixed.

Overall good experience.Nice ambience. Nice neighborhood. Need to work on maintenance services. Apartments are upgraded. Appliances are in very good conditions.

I have lived at this property for two years, and truly have nothing negative to say about it. My unit is in excellent condition and if I ever have an issue, maintenance is there either the same day or the next, when driving through the complex, staff always wave and say hi, the property is maintained beautifully and I feel very blessed to be living here

I like the physical space of my apartment. It has enough space, the kitchen area in comfortable to be in, the washing machine is old but functional. In general I don't have any complaints about the physical space. I don't think I'll be renewing my lease at the next opportunity, though, primarily for the cost compared to the value. The space is fine, and my favorite part about living here is access to the trail, but I can't justify the cost with that alone. The fitness center is lackluster and there aren't any other perks of benefits that are appealing to me here. I also continue to feel less safe as the police are regularly here.

So far I’ve had a great experience at Abrams run. The neighbors are nice and the staff answer quickly and are super friendly. Any issue I’ve had was fixed very fast.

This apartment community consist of many friendly residents and staff. It is a quiet, safe community that is in a great location. It's close to everything!

very bad experiences and now vacating in pain. 1. No responses from leasing office what so ever through email or phone. They Never get back to you. 2. They recently added amenities fee of 70$ per month and no response when we asked for explination. Recently found out from our neighbors that they included free wifi. 3. We made various complaints about the neighbors on the top floor making disturbances from dribbling basketball since the starting of the year 2022 till now we have no resolution. We got mixed responses from leasing office, few worked with us to resolve the issue and few told us to live with it or call cops on them. It's frustrated to wake up in the middle of the night. 4. They used to charge extra from our auto payment setup but no response when asked. 5. No maintenance issues were addressed on time, from past 3 years we get same response as they are short in staff. 6. Very disappointed not recommend anyone to this community. you won’t be having any peace of mind regarding Facility, Poor management, terrible maintenance, incompetent Leasing stuff and incompetent managers. I would like to post some of the funny and ridiculous email responses from leasing office about all these experiences. ABSOLUTE MESS HERE !

I had recently moved into Abrams Run on Bill Smith Blvd, and I can tell you firsthand that it’s been nothing short of a disaster. I moved in June 21st and have been plagued with maintenance issues from a drain filled with GLASS (yes, you read that right) that grew MAGGOTS to a broken central air system and a ruined fridge. The community leaders put almost no emphasis on rapidly solving your concerns. Nothing but empty promises of “higher priority” and “we’ll review it”. They even did a “pre inspection” in which they said all these facilities were in “working order”. The apartment was essentially uninhabitable until I fought for it to not be. I regret the day I signed my leasing agreement more each time I call and no one answers at the local office. I’ve given them a 1-star in hope that they will resolve these issues with haste, but past precedent shows they will not. To Abrams Run, DO BETTER, or go out of business. You’re wasting our time.

Just don't live here. 1. Looks decent but the place is just for show. 2. Leak from the apartment above ours caused mold in our bathroom. When they did the repair they were careless and got paint all over the picture frames we had in the bathroom. 3. Told us it was professional cleaned and the dishwasher still had shrimp tails in it. We had just moved in and never ate shrimp in the apartment. Cabinets smelled awful and bathrooms were disgusting. (Found a used bandaid) 4. Rust in the ice machine 5. Broken dishwasher took at least 3 request to get it fixed. Ended up contacting someone from Morgan Properties to get that resolved. He said to contact him if we had any other problems. I never heard from him again. 6. Couldn't get mail for the first month because they did not give us the correct mail box number and just kept assuring us we had the right key. 7. Gas fire place would just shut off when it want and then turn back on randomly. Asked them to repair it once didn't work but we did not bother asking again. 8. Broken tiles in the bathroom 9. Pealing coding in the shower asked to fix upon move in and started pealing again before we moved out (About a year later) 10. Could not get the same answers between staff members with questions about lease, amenities, how to pay, move out process, etc. 11. Was charged because we did not have the carpets cleaned before we left. Clearly had them cleaned. They did refund that money as I sent the receipt directly with the complaint. 12. After the lease was up the price went up by nearly $500 a month. Overall bad management, amenities do not live up the hype, and just an awful place to live. Do not recommend any Morgan Properties.

I have lived here a few years and it's a really nice place to live. Great location, set back from road a bit so it's nice and quiet and mins from 2nd largest mall in America, the King of Prussia Mall also very close to major highways 202, 476, 76 which is very convenient. Bus stops and train stations very close by as well. The apartments unit are very nice with updated luxury features. It's extremely well landscaped and the maintenance team on site as well as management team is friendly and always available, they do a good job in informing residents, property events and accommodating their residents in any way they can. I've never had any issues. A few years ago I asked if I could have my kitchen updated to match some of the newer apartment units and they did it!!! I was very surprised and grateful which is why I continue to stay. I would recommend anyone to live here.

We have lived at Abrams Run for just over a year and love it! We have friendly neighbors, that keep to themselves, but are courteous. It's quiet for the most part. We are on a great location at the back of the complex and its peaceful. Our apartment is nicely appointed. Management is great at addressing any maintenance request we have. I recently had an accident and decided that I wanted to move to a 1st floor unit. They made it very easy to make that change. We just love it here!