The mobile home parks in the area are owned/operated by the same company and this parks front office acts with a revenue maximization mindset, all sales, little focus on improving the park. There seems to be more focus on enforcing the fines in the rental agreement instead of maintenance and widening the single entry/exit road so its easier to get in and out.

People drive drunk or on drugs and u smell the weed when they pass by. People hit rocks all the time and knock down light poles or sometimes ur car when you are on your way to work. Office doesn’t allow business here but yet for more years their this daycare that they don’t tell her nothing but yet anybody els they tell them something and I know because I used to work here for 2 years and all I saw was angry people go to the office because of 50 violations a weeke we had to do and they wanted residents to be happy here. Won’t recommend to anybody who wants to live here. Also in the morning 1 entry and 1 exit for 750 homes with 2-3 cars that’s like 800+ cars leaving each morning and plus their this lady that sell tamales and some other stuff that causes a traffic jam right in the exit and they haven’t done nothing about that either but if u have a broken blind they give u 2 vios and try to evict you. BAD PLACE TO LIVE

Stay Away: Worst management ever. They penny pinch due to the number of people leaving this crime ridden place. They will do anything to either tow your car or try to fine you for any infraction that they deem whatsoever. This place is full of drugs and predatory management. Homes get robbed and management does nothing. No wonder people are moving out of this place.

So the manager denied us before I could provide the documentation of being current on my guys child support. Didnt even hesitate to deny. We have great income and rental history. I think its unfair especially when I called back to let them know I have direct documentation from the OAG of things being current. But its cool I know how bias some places are when they are trying to hook up selected people and I am saying this very nicely. Just know when you apply make sure your credit is not pending items that has not been updated. Or maybe you just need not to be black and go over there.

Allow me to clarify the one star. Ive been living here for around 4 years (2 as a renter but was denied lease renewal of the home due to an old apartment debt). Ill start off with the speed bumps, yes theyre as bad as the earlier reviews say and also in great number. Management here isnt knowledgable of anything it seems, now that I own my home they seem to have misplaced the work orders that had been filed for my home previous to my purchase. Id also like to note that the water bills here can go well above $100 in a month despite having few people. Lot Lease renewal always comes with (violations) for things that I was told theyd fix (wheres the work order?) OR for smaller things that the office management did not inform the renters of. Meanwhile the fees go up each year while the services offered remain miniscule. Recycling isnt offered here, small dog park, small playground, even smaller visitor parking for 500+ mobile homes, absurd amount for reserving the front area with stringent rules. This location only has 1 entrance/exit, morning and afternoons when traffic peaks is when you will have a hard time getting in/out of here since there is not protected turn and there is a school right across the street. BEWARE if you plan on moving here, read the fine print, and do your research because this crowd will tack on fees and violations at every turn. This review has been written in hopes that someone can know of the negative dealing here in order to make an informed decision.

They had a very good community and very good people

The 1st day I met Mayra I knew she was special. Her professionalism is outstanding. I asked many questions, she responded happily. Shes nice, very outgoing, and an all around peoples person. Kudos for a job well done.

Great neighborhood and nieghbors beautiful interior and lovely place for family pet friendly....maintenance is prompt....Thank you Mrs Rebbie Lewis .

This place is always spiffy clean. All sheds match yhe volor of the home. No one parks in the yards All homes have skirting. No dead vehicles anywhere. No animals running loose. Extremely well kept. One CON == TOO DAMN MANY SPEEDBUMPS!!!!

As of 06/01/2019 I finally understand why this place gets so much hate. My car just got towed for parking in the “Visitor” lot. The only lot in this neighborhood. Left it “unattended.” I am furious. They got a contract with the towing company and are totally in cahoots with each other. Rules are already vague as heck.Telling us we’re allowed to park in that lot overnight just not days at a time. Our visitor’s car just got towed this morning as well, along with other cars in that lot. I am going to assume this place gets a commission for every time a vehicle gets towed. It is disgusting.Keep in mind, if you do move here. For every lot, there’s only enough space for 3 vehicles. No street parking is allowed. Thus having to use the visitor parking is almost a necessity with a family of 4.This is the first time ever since we have been here for nearly a year now.I would highly discourage bringing friends and families over to this area. Don’t want to be paying that $300 fine (outrageous right?) per vehicle.

If you have an option, dont live here. I used to live here. Worst management ever. All they care about is your money. They try to.find any way to squeeze an extra dollar each month. They tell you the price for a home is $65,000. You end up paying three times that amount. Save your money snd time and go somewhere else.

It was scary so bad bad

So nice

Definitely Not a place to call home... office personnel talk to you like idiots, and try their hardest to talk over you. When having a maintenance issue they have their maintenance men go over, guess what’s wrong and have to report it with the office. If, it happens to be something they are not licensed to deal with then a separate order is written. Then, they take 2 weeks to find a $50 licensed/ the right person or company that fits their budget to come and repair what is needed. Just know rent must be in no later than the fifth or you will receive a threatening letter to vacate the premises. They make plenty of business to get a suitable/ immediate company to come and take care of the problem. There’s no time to go over all cons on this place! But seriously, when it comes to repairs THEY ARE A JOKE!!!

Has a good pool but the ofice is strick and you cant take food inside the pool and you have to take special clothing and you need a pass

Read your contract oh wait its not in the contract.After 2 years you have to buy the mobile home or you have to move out. But that important piece of info is not in the contract. So if you want to only live there only 2 years this is the place. If not be ready to get uprooted if you dont buy after 2 years.

River ranch is the best place to stay. Friendly neighborr

I deliver to this place all the time. Staff is nice and the people who work there work really hard to keep the place looking clean and neat. My paitients I see are all mostly very happy with their service.

They have tow trucks trolling around for misparked cars on Thanksgiving. First chance I get Im out of here. Dont buy, rent from here.

They rep u off.... management has no skills what’s so ever.... they over price u...people are always moving out...they always tol peoples cars...

I love it

The worst trailer park I have ever seen

Terrible place to live. Staff is very unfriendly and unhelpful. They keep sending paint violation notices to renters hoping the renter will paint the house. It is the landlords responsibility to paint, not the renters. Also had a roof leak that took about 3 months to fix. They still have not fixed the interior damage from the leak. If you count the interior damage they are still technically at 8 months now without completing leak repairs. On site maintenance staff is terrible too. My kids could do a better job making repairs than they could. (No exaggeration)

If you ever think about living in this neighborhood, i strongly do not recommend it at all because they have no courtesy at all. For instance, i just got a flat tire from the late night and they already put a warning sticker in the morning that your car will be towed after 24 hours if it has not been fixed and moved. Imagine when you’re on vacation and have your cars parked on your own lot and such things happen to your cars and you will still get your car towed anyways, and it’s not cheap at all when you get your car towed. What a stupid rule i heard from them. So anyways, before you even consider living in this neighborhood, read their stupid rules, they also have a lot more such as: house surroundings, patios, etc. Some of the street lights are also broken and never got fixed. In fact, STAY AWAY FROM THIS NEIGHBORHOOD!

Management sucks. They have no idea of what goes on in the community. Karina is the only good staff member up there. On the night of Aug 5, 7 homes got broken into the same night in the exact same way!!! There are thrives that live in the neighborhood that try to get into your home and cars. They have a contract with a tow company that Tow cars for the slightest things, but can not get QUALITY security. It takes weeks for the maintenance man to come out. But when they do come out they claimed they lost the master key and need you to come home. People actually have careers and cant get off like that. I wish we never renewed our lease. I hate it it here. It was all good the first year, but second year sucks.

Have been living here for almost 6 years. Can’t wait to finally move out of this comummity.. staff is rude and is getting worst every year. Dogs are always running around loose “not on a leash” like they are required to be per the contract. Called to report it to the office nothing happened. Had to call the city since they didn’t do anything about it. Issue with the dogs stopped and now they are running around again they literally come to your porch and bark at you. They tow cars every min. People are always speeding even with the speed bumps there’s almost an accident every weekend always driving into rocks and people’s cars for the ones that live on the main streets. DONT MOVE HERE!!! Avoid this community if you can.

The only good workers here are the maintenance people they will bend over backwards to help they are the only reason I would give this place any stars.

Dont ever rent or buy from this place!!!! They are crooks. They dont pay attention whos paying for what services the buyers are getting. I pay for lawn services and they still come and leave failure to cut your lawn and try to charge me money to do it. We bought our place and didnt understand the new lease signing and didnt get the notice until after I paid rent. I came home to a notice saying to 10 days to pay for we start the eviction process. Ive never been late and Ive lived here for 3 years!! Our car got towed because the car was barely on the landscape, but I see cars on the grass and on the rocks all the time. The pool is only open between 12 and 7 and they have to have someone there for it to be open. And they have a dress code for swimming but only certain ppl have to abide by it. The only visitors parking is way in the front, so its a pain for anyone living way in the back. You are not supposed to park on the street but ppl do it all the time. Ppl walk thru the houses and let their dogs poop in the yard and they dont pick it up. This is the worst place to live.

Good place for family

Very upset with the tow trucks that ride around here towing peoples cars for no valid reason just almost got my car towed after having it in front of my house because we just had visitors here for a few hours and before I got a chance to move my car back into my driveway the tow truck driver was taking my car I had to run him down and make him drop my car. This is bs not to mention after you guys said we can park in the visitors lot just not for days at a time youre still allowing these tow truck drivers tow our visitors cars as if they would have money to spend getting it out of the pound. This has got to stop their should not be towing enforced in this neighborhood simply because we are limited on parking in the first place. I am so upset and disgusted with this and something needs to be done about it!!!!

This place is speed bump heaven, these people have put in three times the number of bumps needed to accomplish their goal. It makes you not want to ever come back there. The people who live there hate to travel in and out.

As of Nov. This place has not enough funds to paint there gaint speed bumps nor finish the black top spray they started 2 months ago... males this place look low class as the lowest class... we can truly call the a trailer park now rather then my neighborhood

Too many speed bump on the road they are everywhere

Its okay. Reason being okay is their towing services. You touch the rocks with your tire thats in your driveway that you pay monthly to live here, they authorize for you car to be towed. Pretty shady. Its like their getting a percentage of the money. If that was in the agreement when we signed the papers we would have never even came close to those rocks. Other than that and the other petty rules its okay to live here.

DO NOT MOVE HERE!!!! Been living here for over 12 years and ever since it’s been “upgraded” things are worst at the office when it comes to serving the community! They will NEVER help you out in a respectful way. Always rude and uninterested on your concerns. They will be kind to you when they try to make the sale, but afterwards they will take days to get to you for simple tasks. They’ll say it’ll take 5 days then 5 more and so on. It’s garanteed they will charge for anything they can. If you mowed your own grass, they would come the next day and mowed it for you and charge $40. I’ve seen neighbors move often for similar reasons and as a community it does not create a great environment. Your better off living at apartments where the staff will show respect towards the community. Incredible to believe that I’m better off at the apartments I’m at than this community.Since the community has expanded, there’s been more robbery, noise, and car activity everywhere. There’s other places with better deals and comfort around the area just FYI.Tip: check your rent contract after any promotion as it will rise tremendously high and will increase every year. Many neighbors had missed that info for some reason.Thank you.

Call my agent. I dont remember getting paid for this.

A friend lives here. I think it looks like a great community.

Great customer service they are very nice and Fast

Too many bumps so annoying. Supposedly for security purposes, but come on doesnt have to be one on every single block and sometimes even 2 per block. Other than that every thing seems to be good.

Very nice mobile homes. Quite community thats kid friendly. Too pricey.

The community is a good value compared to an apartment, but it bothers me how much people dont follow the guidelines with simple things like dogs on a leash, or parking in designated spots. Most of the time its not a huge issue, but worth noting. The other thing is that there is exactly ONE entrance/exit for some 500-600 homes. It can get insane with traffic getting in and out (mostly out). Also, the speed bumps are no joke.

This place is okay to live at. Tow truck company comes by and enforces rules set by the community. So you might get towed.The gym is a couple of treadmills and a set of weights. The pool they have a monitor that treats everyone like kids..even the grown ups. If I could do it all over again I wouldnt have moved here

Beautiful

Clean speed 15. Rent or send to own

This place has to damn many large speed bumps.

Awful. Limited parking spaces, towed my vehicle in less than an hour, i didn’t get any kind of notification on where or what happened to my car. Place is garbage. Completely unprofessional. Don’t live here.

A great place to live

Dont move here.! I reported to the office that there was a big dead rat in the yard next door. Actually, I spoke with the old lady with the short white hair at River Ranch sales office. She asked me to use a shovel to pick it up and I said that I pick up the trash in my yard only. So, a few minutes later, the mowers came and mowed over the dead rat and it landed all over my yard and there were rat guts on the side of my house. How ugly is this! Why does the office staff have to be so rude! (Dan is not rude). She should have sent the maintenance people to pick up the dead rat. They pick up beer cans and bottles every Monday morning after a weekend of heavy drinking by the residents. This is one of the reasons I stay away from the office. So unprofessional. Economics prevents me from moving from this place.

Bad place to come live to. People broken into cars they make big deal if some little object outside your house even you get kick out if you dont fix your broken blinds thats how ridiculous this managment is.. I would give them a no star but unfortunately I cant.. Been here almost 2 years and fixing to move out..

Nice and quiet neighborhood, but I hate the huge speed bumps. I have to be very cautious in the Mustang.

Nice mobile home park, but its too hard to find the house you are looking for. Also killer speed bumps!

Very nice place every thing work out well

Very nice little community.

Theres a park a pool everthing you need to not get bored

DO NOT MOVE HERE!! Not safe what so ever! They are quick enough to put noticeso n your door to tell you that you need to cut the grass or ADD WINDOWS to your home because thats the policy but cant even send out a quick alert to let us know that there is homes being broken in to, for us to be more aware of whats going on I regret moving here!!!

HORRID PLACE TO LIVE!! Too many rules you have to follow, none for them. Too many speed bumps. Rules to follow depends on who you are. UPDATE: Lot rents just increased. You have to sign a new lease after 2 years but if you dont pass their inspection, they add $25 a month until you do. My lot rent is more than my mortgage, almost $700. Home businesses are not allowed, including day care. But they let one continue. And she has trellises up like a fence and thats ok. WTH. And if a dog is accused of biting someone (with NO proof), you have to get rid of your dog immediately or move within 30 days. UPDATE. starting my 4th year here, unfortunately, and AGAIN my lot rent just went up again. Many, many dogs running loose. Try to get out of the subdivision in the morning - especially if you need to hang the U turn; next to impossible sometimes. The speed bumps.. OMG But none on the side roads so cars fly. Get all the facts before you move here I asked but was told that they would explain AFTER I signed the lease Should have been a huge red flag for me. They charge $10 per pet per month, they charge monthly for mandatory lawn service, they charge for trash pick up. All of these are extra. The gym is a tiny little room. I would love to chat with my neighbors but most dont speak English.

I agree with everyones review here. And I just want to add the water bill of $365, not even my electricity bill that high. I go to clear this up and one guy says I only deal with the good stuff he might of said as a joke but he turns around and leaves. The lady that helped me says maybe a leak I have no leak or toilet running even if we did that will not make a bill jump $300. Then she says we just changed the meters we can try and deduct the cost of that they just say that to calm us down, but most likely wont even try to help. This is just a business for them. DO NOT MOVE HERE!!!

Thank god for the recent reviews. I was looking at purchasing one of the new homes since I am renting about a mile away. Not anymore. I cannot understand why the corporate office would tolerate these issues with staff or allow alleged crimes to continue unchecked. How hard would it be to hire a security company to patrol and handle some of these complaints? I guess since they get their money it must be ok with them. I will keep looking.

Allow me to save everyone the hassle of living here. When I moved in, there were roughly 400 units. Now, over 700, its ridiculous. Only 1 exit for the entire community and 58 speed bumps every time you decide to leave for anything.The staff.... sigh.... Where should I start? The officious, bureaucratic nature to/and in which they approach every situation? The sheer apathy displayed when a tenant has an issue? No, the staff doesnt care one bit about you or your problems.The contract.Riddled with back doors to alleviate any and all responsibility for legal fees in the event they screw up and you decide to sue them.Rodents/pestsTenants should expect severe rodent issues as the land is backed up to farm land and a running creek. Also, the community doesnt cover pest control, its in the contract.LandscapingAs you move in youll notice notes on your door letting you know your grass needs cutting roughly every 2-3 days. Then when you sign up for the lawn care service ($50/mo) youll never hear from them again... literally. The grass will be 3 times as high as when you received notes and theyll come maybe once every 2-3 weeks.Personal PropertyI placed solar walkway lights up to my deck only to find them completely destroyed by the landscaping crew. ($78) Still not replaced or reimbursed.RenewalsEvery year you should expect to pay and extra $400 - $450 when you renew. How the value of the home increased by that amount every year is unknown. They simply and plainly, DO NOT CARE.Moving here is something I would not recommend to anyone.In summaryMoving into this community is a handful of headaches, dont do it. Save yourself the hassle and just rent an actual house.

As far as trailer parks go its nice. Has wreckers patrolling to tow peoples car instantly if they can make up an infraction

Beauriful scenery great people weather was hot but theres a pool to cool down

Good place to leave and relax friendly neighborhood and not messy

Its good as a starting point for moving to the area.

My family and I has resided in River Ranch for 1 year now and has regretfully signed another lease too soon. As of 08/14/15- my vehicle was taken overnight from our driveway. Police report was made of course; however my vehicle has still not been found. My husband returned home from work early on 09/03/15 only to discover that our house had been broken into. A lot of valuable things were stolen. Police were called once again and report was made. Whomever invaded our home had to have been watching us and knew that neither of us would be home at the time of entry. Thats two incidents in less than one month. The office staff and manager Grisell doesnt seem at all concerned about any of it. No follow up call, letter, or anything to express any type of empathy. My husband and I has agreed that this community does not make us feel safe and is not a place where we should live with our three children. After going into the office on 09/10/15 and waiting for over an hour and a half to notify Griselle of these feelings, she deliberately avoided meeting with me by telling her office staff that she is too busy to talk to me and I need to make an appointment to speak with her. How rude, inconsiderate, and unprofessional is that for a manager to not even show a least bit of concern for the issues weve had to endure on her property? I later found out by law enforcement that there are issues in the community daily! Whether the staff wants to admit or not. I will be addressing these issues with corporate as soon as possible before something else happens.

ALL THE BAD REVIEWS ARE RIGHT ON. NONE OF THE RIVER RANCH EMPLOYEES CAN TELL THE TRUTH. .SO QUICK TO BE UGLY TO EVERYONE AND DING PEOPLE WHO LIVE IN THE COMMUNITY. TURN A BLIND EYE FOR ANYTHING AND EVERYTHING.IVE LIVED HERE 4 YEARS. I WOULD MOVE BUT EVEN THAT IS CONTROLLED WITH WHO CAN MOVE YOU.. POLICE ARE HERE IN THE COMMUNITY EVERYDAY. MANY.MANY TIMES PER DAY... CRIME RATE IS SO BAD AND OF COURSE THEY KNOW NOTHING ABOUT ANYTHING .THEY TAKE NO RESPONSIBILITY FOR NOTHING HERE.DOGS RUN WILD, CHILDREN AND OTHERS ARE BIT HERE A Lot .KIDS GETTING ON AND OFF THE BUS. NO RULES ARE KEPT UP UNLESS IT SUITS THEM. IM SO REGRETFUL I HAD EVER MOVED HERE. PLEASE THING TWICE BEFORE BELIEVING THE SALES LIES TO TRAP YOU. TWO FACES WOULD NOT EVEN BEGIN TO DESCRIBE THE PEOPLE WHO WORK IN RIVER RANCH...I HOPE I HAVE HELPED ALEAST ONE FAMILY FROM HARM....

Community is no longer safe as crime is on the rise. The office staff acts as if they are clueless to the crimes and in reality just doesnt give a damn because it is not them that everything is happening to. Dont be deceived by how the property looks, looks can be very deceiving!!!!

My special friend lives there very nice

I do a lot of work there, seems like a nice place to live.

They have too many rules and regulations for anyone to live there

Following the series of horrific events that has taken place here at River Ranch, I am not at all pleased with yesterdays meet in the front office with Daniel Kohn. He is the head Sales person over here. My wife had recently reached out to their corporate office to notify them of the car theft and home burglary in the past month in a half. She explained to corporate of how we no longer feel safe here along with our three children and would like to get out of the lease without anything being held against us. Well, I received a call Thursday and Friday from Dan informing me that he has the paperwork from corporate releasing us from the lease. I go into the office on yesterday (Friday) with my wife to pick up/read over the document to make sure everything was legitimate. My wife simply asked if we were going to get our full deposit back as well as not be held financially accountable for however many days the mobile is vacant once were gone, he said, I dont know, I didnt read it. So then she begins to let him know how ignorant he sounded by saying he called twice to pick up paperwork that he didnt even take the time out to read. There was a little bit of back and forth convo before he decided to hush up and tell her that she was right. I said all that to say, the office staff here is unprofessional and does not care about the livelihood of their tenants. All they care about is the rent money that is due in the office by the 5th of each month. DO NOT MOVE YOUR FAMILY HERE unless youre okay with being treated like the minority.

Very quiet neighborhood and well maintained.

This is seriusly the worst place to live the office workers call the towing on there own renters and they act friendly and nicely when they want you to rent but once you do they are rude and dont care aboult your problems

Landscape people are rude and arrogant.Management is decent and friendly.Clean and well kept.

If I could put no star I would. We have had a very bad experience living here and have only been here for 4 months. First our water bill was over $150 our first month and that it is ridiculously high since its only my husband my 5 year old and I living here. And even though we complained it was still high the following months. Secondly they charge $50 a month for lawn services that you cant get out of even if you do a way better job than they do. And they do a Horrible job because they break garden decorations and the office staff could care less about your complaints. And the worst part is that they tow your vehicle as soon as they see an opportunity. If you have guests over you better keep an eye on their cars. This is definitely not a place I would recommend to anyone.

It sucks theres always bugs in every room. Small run down and is not safe in big storm

I Live here and its a quiet place

Good place to live

The neighborhood is quiet and clean.

Beautiful homes great prices

Clean and well kept.

Nice place

Very crowded

People who live here dont respect the stop signs. Had a knife pulled on me. Bad neighborhood.

Too many speed bumps, safety is one thing but this is crazy.

Bad experience bad staff

Nice cmmunity

Sweet home.

Very clean and quiet place

Good

I visited a friend and the place is very clean

Beautiful

Good place to live

Bad

Small houses

Ok

No trailer space never

Pleasant.

Got turned around in the back.

Too many speed bumps

Is the wost place to live...not rent or buy nothing here ..office compleit for all