The Overlook at Stone Spring

I would give 0 stars but it's not an option. Management is absolutely ridiculous more often than not. Charged us $100 for leaving a broken piece of furniture outside of the dumpster--they have surveillance cameras angled so they can see who leaves it which seems like overkill. Terrible apartment upkeep on their part. We have water damage in almost every window, we've been dealing with ants for weeks, there are carpet nails sticking out along the walls which I've stepped on multiple times, there are foundation cracks along multiple walls, we found mouse poop in our bedroom upon move in, the keys to our apartment were not working when we first moved in and we had to wait a few days for them to fix that issue, the master key to our apartment didn't work either and they had to borrow our keys to fix it which was an inconvenience considering our work schedules. Overpriced units paired with bad management who only want to squeeze out more money from its tenants. Do not recommend. Look elsewhere.

We've lived at the overlook for 1.5 years. The community is very attractive with many amenities that we take advantage of - nice gym, the pool, entertaining friends in the club room / coffee shop. It seems everywhere we need to go is 7 minutes or less away! Costco, Walmart, restaurants, Purcell Park, Hillandale Park, the hospital and James Madison university. The buildings are well maintained and the outside lighting in the buildings and around the community is excellent, adding to a feeling of safety throughout. The team who handles lawn care is exceptional. The current management team has been in place for @ 1 year and strive to fix issues that arise in a timely manner. They are professional and friendly to deal with. We recommend the Overlook at Stone Spring.

Do not live here! We lived here for 2 years, and the “management” was horrible! Issues we had that were never handled: -stove fire hazard was never corrected – we were told the burnt burner wiring was "normal", could only use 1 of the 4 burners during our 2 years - several weeks before our improperly working dishwasher was replaced because we had to "prove" what was wrong with it because "management" could not find anything wrong with it - entry into our unit without proper notice/permission - cable and internet service issues that were never fixed (cable and internet included in rent) - maintenance issues were never fully addressed, always handled aimlessly - snow and ice not properly removed from the complex which caused dangerous situations for residents, to include my wife slipping, falling, and hitting her head on the way to work one day, only to be told to just be careful (snow removal included in rent) - peeping Tom that “management” would not get a Notice of No Trespass issued on through the police department

This place is horrific. While it looks nice from the outside the buildings are poorly constructed. Cracks are present along the walls in my unit indicating severe issues with the foundation. Don’t get me started on the internet. They’ve claimed to have “fixed” and “upgraded” it multiple times but nothing changes. The barrage of emails and texts you’ll receive will make you want to turn off all notifications on your devices. I understand striving to keep your residents informed, but 2,3, 4, even 5 emails a week is a bit much. Not to mention the terrible grammar present in all communication. It’s hard to even try to understand what they are saying half the time. And even though they may love to bombard you with emails, if you have genuine questions to management they are ignored. I had sent multiple emails asking simple questions when it came time to renew my lease and each were ignored. When I did finally get a response, it completely ignored my questions and sought only to provide some horrible “definition” of inflation. If you’re looking for a calm, organized, reliable place to live… Overlook is NOT IT!

Staff is nice and the pool is great when it's open but the internet and cable are so bad we have started to look at other apartments. I work from home and need a stable connection which they do not provide. The worst part is they are contracted to a cable/internet service so you can't even pay for your own provider. They don't tell you that initially.... I feel bad since the maintenance and office staff are great!

The exteriors of the buildings are beautiful. Unfortunately, everything else is terrible. The internet has incredibly poor uptime and is much slower than expected. Each unit is stuck with two wifi networks, both with short ranges, meaning any time you pick up your laptop and move a few feet, you will need to manually switch networks. Large pockets of our unit didn't get wifi at all. Management is horrifyingly rude. Residents get an unending barrage of angry emails. How many years do they intend to send obnoxious, over-the-top emails about alleged "DNA testing kits" for dog poop without actually following through? And while I understand the need to perform occassional inspections of units, they perform far more than could reasonably be necessary. Worse still, they are incredibly mean about it. It would be one thing if they made the slightest effort to accommodate residents, but management doesn't seem to have any concern about residents. Throughout the summer, management will email on a regular basis about alcohol in the clubhouse and pool. I get that for insurance reasons, they probably can't let us drink at the pool. But instead of *doing her job* and either monitoring the security cameras or looking out her window to see if anyone's got beer at the pool, everyone has to read another ranting email from management. This should definitely be last-resort housing.

We have lived at The Overlook for almost a year now and just signed our renewal offer to stay for another year. While the price is a little high compared to other places, you get what you pay for. The amenities here are maintained well and easily accessible. We have had minimal issues thus far that need maintenance, and any requests that we put in have been taken care of within 24 hours! Communication with the management team has always been great. They are always willing to talk to you in the office and prompt with their email communication. Harrisonburg is a difficult city to find housing in that is not for students and thankfully The Overlook is not marketed toward the student population. We very much enjoy the peaceful and laid back atmosphere without the hassle of dealing with parties and loud noises. The only issues we have are in regards the interior paint job and settlement cracks. The paint they use is a flat paint and easily comes off when trying to clean and makes any marks noticeable easily. We have some foundation settlement cracks in the walls that are an eye sore too. The property does provide paint for resident's to do touch ups with as necessary, which is a plus; however the foundation cracks do not get addressed. Overall, there are no major complaints and we are happy to call The Overlook home.

We've lived here for seven months, and couldn't be happier. The community amenities are great, the atmosphere is quiet and collegial, and the apartment features are nicer than most of the places that we've lived. Maintenance is great, and management has been very helpful. We love living literally in the center of town - everything is easy to get to. This isn't student housing (and shouldn't be). We've been very delighted to be here!

Just don’t do it. It’s that simple. This place is going down hill fast. New management is horrible and the buildings are poorly built. Looks nice but the quality is not there. Prices keep going up every year when the place isn’t worth half of it. Flooring is a joke. The windows let in a ton of cold air in the winter. New owners came in and we thought it might get better but again.. worse. Don’t forget the bird issue. There are tons of birds that make such a mess on the decks you don’t want to go out. Again just don’t come here!!

So this place looks great on the outside, but it’s awful. The maintenance man “fixes” stuff so that it lasts another week...then it’s broken again. The property manager, Rachel lives here so she always has something to complain about. She makes up rules...then decides to charge you for breaking them. The foundation in the apartments is falling apart, the A/C breaks all the time, and the floors are a joke.

Firstly, the location of these apartments is not very well thought out since its right next to the highway, which is very noisy 24/7. Second, the trash dumping area is right in the middle of the complex which creates awful funky odors in the area , produces bugs, and is not very pleasing to the eyes either. Third is the management, has a super lousy attitude of dealing with any of the concerns of its residents: 1) the grass blower/lawn mowers come at any day/time they want without having a set schedule so if you have any infants or newborns you never know what time they could be startled because of the sudden grass cutting/blowing machine sounds takeover your entire apartment. There is just absolutely no organization/ information coming from the management about anything. Highly Unprofessional! 2) There are ants, fire ants, crickets, grass hoppers, cockroaches (yes, I saw one right outside my building last night), spiders, everywhere due to the trash dumpster being in the center of the complex and not being cleaned properly. I feel horrible for the buildings that are adjacent to it. The management does NOT have any third party exterminating company that would come regularly and spray the exteriors and interiors of the complex buildings. Especially now when the weather is still warm and humid. 3) The rent rates have gone up without any advantage for the residents who have decided to stay with this "luxury" apartment complex only without the LUXURY services. There were no touch ups or paint done to the buildings or apartments for those who have decided to stay another year because of what a pain moving all over again is, but the management takes advantage of that & still chose to charge them the additional fees without giving any services?? 4) The water in the bathrooms and kitchen smells awful like chlorine and if you are collecting water in a clear glass or even your bathtub it turns blue due to the amount of chlorine that's in it? 5) Service requests by residents are either ignored or taken very lightly by the management if something goes wrong in the apartments like appliance malfunctions, alarm malfunctions, slow internet & cable, etc. 6) The air conditioner filters are barely changed and when they are changed the management comes inside your apartment without ANY prior notice and leaves WITHOUT one too.

The management does not have their act together. They failed to give me a copy of my lease, then told me not to worry about it when I asked for a copy. They don't respond to emails promptly and sometimes won't respond at all. Often, I had to send several inquiries just to hear back. It was hard to handle anything in person because they would close early sometimes or have someone at the front desk that was unable to take care of my issues. After moving out, I have continued to receive notices that I owe rent. I have brought this to the management's attention several times and it has yet to be resolved. Additionally, the apartments are not made well and have a lot of cheap fixtures. The door knobs fall off, the towel bars and toilet paper holders were broken from the day I moved in and the "hardwood" floors bubble, stain and scratch very easily. There were even large burn marks on the floor when I moved in. The only thing I truly liked about the apartment complex was the convenience of the gym and pool. I could have dealt with the low quality apartment had the management not been so shady, dishonest, and just generally impossible to deal with most of the time.

I've lived here since 2013 and at first I was really happy with management and my apartment. As time went on the management changed and they don't seem to have their act together. There have been a decent amount of hiccups with how they handle their residents. The apartment itself is nice to the naked eye but when you get in closer you notice a lot of mistakes everywhere. A lot of the newer buildings were thrown up very quickly and there's tons of faults in the rooms, kitchen, and drywall (such as cracks, paint blobbing on the walls, doors not shutting properly, flooring bubbling, etc.) It's in a college town so I get it, it matter less than if you were to live elsewhere. But I am a JMU student and I want to live somewhere nice and well kept and get my moneys worth. I wouldn't suggest making this place your long term home.

This apartment looks really nice from the outside and most of it is nice but what they don't tell you is that unlike everywhere else in Harrisonburg the utility caps are for the entire apartment not per lease so expect high charges in the winter months. Maintenance is great. The apartment lacks a disposal which seems absurd for the amount of money you pay to live there. And if you check out the model apartment keep in mind the furniture they give you looks nothing like it! I actually had to request that they send me pictures of the furniture that comes with the furnished apartments. And there is a lack of consistency with the furniture. My friend who lived in another building had furniture that we didn't get and vice versa. The office staff is also very incompetent. It took 5 months to get me my key fob so that I could access the club house. Overall, looks great but the inconsistency gets old.