Jane is the community manager at River Oaks, and she is the best. She made ot her personal mission to find the perfect place for me and my family. She is so awesome she deserves more than 5 stars!!

Good if you like to live in a authoritarian fascist community with little rights. And overwhelming management

Place is trash. They sold me a water damaged mold infested trailer. The damage couldnt be seen for months. I heard water when i bought it and thought it was the water running to the trailer but it was the water running to the washer and they put a board up in front of it to hide it. There is a massive water leak and mold and they refuse to fix it...im already calling my lawyer. Dont move here.

It was nice community, it was kept up pretty good

Seems alright...I dont live there...or spend any real time there. Honestly Ive been there one time for about 1 hour.so it seems ok.

The lady in the office isnt human. Shes rude inconsiderate has no heart and just has no care and concern for the people there

Loved the attention and kindness we received from Jane this morning!!! Very knowledgeable and attentive to our questions. Beautiful little community.

Clean, roads in decent shape.

Honestly, when I visited my good friend awhile back that lived here, I didnt bother leaving the trailer. I was kinda scared to go from the car to the trailer or vice versa, by myself. This place looked like I would have been robbed, jumped or shot pretty quick if I had.

So my wife and I absolutely LOVE living here. The staff (Jane and Maria) are absolutely wonderful and they take no time getting anything you need taken care of. They worked with us and got us into an amazing, new, beautiful home very quickly! We have no plan to move out and will definitely be buying our home! Great community to live in!

My kids have had really good luck there. Well kept beautiful trailer They are the first to live in it. Well maintained great manager

Great community and friendly people.

I made a honest mistake on my rent! And they gave no exceptions it cast me $270.00 for a reinstatement fee and late fees. They sent paper work to have me evicted twice once for $95.00and some change and for late fees. Evection Papers were sent the day the paperwork was wrote up that day with no notice. I pay my rent every month on the 3rd which was agreed upon when I bought my home. I honestly made a mistake ps Im disabled and elderly on a fixed income my rent for the lot only this month was $567.00 + $270.00 totalling $837.00 now I have little money for bills. GiGi

I visit this mobile home park off and on and I would say it is one of the nicer communities of its kind. Clean and well kept. Has a nice community pool too.

Visited some friends who stay there at her Moms temporarily, until their new home is found. Very nice neighborhood. Quiet, clean, and Id even bet real money that its residents are mostly long-term. Definitely a mobile home Community. T his place cannot be a trailer park that wouldmean too much white trash

Cute trailer park. Looks like a redneck refuge

I didnt like this place

Rundown, didnt stay, if u own they still try to tell u what u can do in ur home, amount of pets,,30 lb limit, lol but saw dog in yard,, way over 30. No thank u, my house, my rules. And u missed out cause my place is always beautiful

I am giving it a 3 because I have lived here almost 2 years the 1st year paying well over almost $900 a month and this year definitely paying at least $935 a month. The 1st time I was late they worked with me and I was grateful. The month of May I wrote a letter had extreme family issues that I would be late paying would pay on the 17th. I have severe health issues and I ended in the hospital on May 15th only to get home on the 16th to an eviction notice which I said I would pay on the 17th. That really upset me cause paying that much for a mobile home is alot I appericate being approved and my daughter love the staff maria jan and the older maintenance man but I was just appalled and offended then to check my mail and have a letter from the attorney dated the 13th they waste no time to put people out. I used to like it now I dread going home everyday I went to court. But I was still upset that they file for evicton so fast. So I am holding on to my money and will pay it but in the process of looking for something else. Cheaper. Im sure I will be hit with alot of fees cause my lease is not out but thats something I will deal with make payments but I just cant do it. When I 1st moved in I got compliant all the time then there was an issue with my cars being backed in ... When i see so many people backed in I felt like I was being picked on.

A we live there GREAT PLACE

There are nice mobile homes there. The lot rent is way too high, especially if you own your unit. Lot rent & rent if renting at first are resemble but lot rent gets higher & higher ever year. So with that said i would say its not really a good place to live. So Im giving it 2 stars!!!.

My family and I have lived here for almost 2yrs, the staff are very nice people and the maintenance guy is very helpful when he needs to be, my family and I love living here.

Don’t upset your neighbors here, otherwise you may get permanently kicked out of the park by management over hearsay.

Great people to work with. The two ladies in the office are wonderful and very personable!

Not that great of a trailer park. Had a meth lab in one of the trailers. But, they claim the place is safe for your children. Needs better security and needs to be lower in price.

I urge anyone and everyone to NEVER RENT OR BUY FROM RIVER OAKS IN KANSAS CITY KS. I thought I had dealt with unprofessional management before but boy have they gone above and beyond to try and run my move out process up hundreds of dollars when we paid to have a professional cleaner come in, we paid to have an exterminator come in, our trailer looked better when we moved out then when we moved in. They lied about multiple things before we signed the lease, then didn’t honor a single thing that was promised to be fixed. We moved in to a roach infested trailer and spent over $500 trying to get rid of them just for management to tell us it wasn’t their problem after we signed the lease. They make up up charges to ad to tenets monthly payments, such as $60 for cutting your grass without notice, for the 5 months we lived there before we bought our house they added onto our rent. Just a heads up for anyone looking I would never let anyone I know rent from there.

Terrible

Its okay there are a few things that would make it better. For instance better background checks being done. Otherwise its an okay place to live.

Its very quiet and nice people and respectful !!

Moved in, and trailer was nice, over time trailer condition lessoned, but one thing you can count on is a surefire management team, always alert on any thing on in the park. And friendly as can be. If you love a comfortable safe beautiful friendly superb neighborhood, this is your kind of neighborhood. Only side remarked is maintenance could be a Lil more faster at getting to the problem you are having with your mobile home still overall. 5 stars.

I have friends who live there. It seems nice.

Good park but choose to pick on residents and dont let up. Lifes hard enough

TNot very maintained at all they raise lot rent every year and the pool is closed over half the summer

Everyone at the office and even the maintenance team were super sweet going into the office and through the process!

I am experiencing a hardship at this time right now. I have been to the office talked to Maria which she shows no simpathy at all they just want there money which I can understand but I naught my trailer have paid months in advance never won anything never had any problems until I stop paying up front because my money ran out my rent never went past 500.00 all those months but as soon as I stoped paying it started passing my unexspectations I am probably getting evicted which because I’m behind just this month I have no car it’s getting repaired n I don’t get much sleep because I’m so worried that these ladies n owners of this property will evict me because I don’t communicate with them and haven’t paid rent I’m struggling and would like for the communication but they have made me feel so uncomfortable bout talking with them they are rude and uncareable just want there money and the reinstatement fee I still don’t understand that at all. This place makes it hard to service with the every month reinstatement fee and what to do in emergency situations of a family in need of help throu this holiday. I am a resident of this community. Me and my daughter and roommate.

The two female managers are rude and unfriendly. They run this place like a prison.They arent understanding of rent being a few days late. Nope, you get slapped with an eviction. They have force mows on Mondays because (everyone has the opportunity to mow their lawns over the weekend)..... I guess everyone works Monday through Friday lol. If your yard is not to their satisfaction....you get forced mowed and fined. If you leave your trash can out front in the street the day after trash day, you get fined $50. Trash cans must be hidden behind porch. No outside clutter allowed. You must where your pool bands to swim in the pool. If you forget, you are kicked out. If you are late on rent....you arent even allowed to use the pool and they will run out of the office and throw you out. They are extremely strict about animals. Your dog must be on a leash at all times outside. Even if they are trained to not leave the yard while doing their business. The two managers literally drive around on a golf cart everyday knit picking everyones properties. Its just not a happy positive community to live in.

It has was too many speed bumps Tibet will destroy your car if you go more then 2 mph

I lived there in the 80s. Nothing like it use to be. Of course, ownership & management has changed several times since then, but I think that has a WHOLE lot to do with the decline of a property. SO many vacant lots, its unreal. There seems to be real lax approach in rule enforcement. Unkept appearance, shabby and run down. What a shame. RHP is the owner with Newbury Management Services. (RHP affiliate company).

Nice park and the staff was even nicer!

GOOD MANAGEMENT WELL ORGANIZED CLEAN ENVIRONMENT

Beautiful place wish the rules would be better nice place to live

Hopefully moving here soon

Expensive Lot rent hose up all the time. The Manger is a nice woman, but the older woman who sits in the front of the office had/has/will take your money and then has said to the manager that it was not paid, this has happened to a few people here. Also the community is wonderful, Ive got to say they had the pool open almost all year this year, they fixed the sink hole (that tends to show up every other year), they do community events, the kids go to the office during the summer just say say hi and they hand out popsicles, they do contest with prizes that could save you money on lot rent. I have to say they have Im proved over the last 2-3 years but they NEED to get rid of that woman who works in the office. And stop jacking up lot rent

Great ppl

Its a great quiet place my grandma lives there and she likes it there and its a nice place for elderlies like her to have a home and a nice good area and to have not too big of a property not too small of a property just the right size for elderly people like my grandma.

Like this place

Too many speed bumps, but its alright other than that...but only because my bestie stays there.

Just wondering what lot rent is? See a lot of you saying its high why not say what it is. So i dont waste my time looking if its to high.

Nice little trailer park.

Very bad office personnel, unfriendly, rude. And they dont care about there community all they worry about is the money. And they have pot holes. If u have problems with neighbors they dont care. They dont like to shovel snow. This place sucks sorry but there all like that.

You dont want to know

Beautiful. Quite. Lovely. Clean

Used to live there but now its too high

Your wondering why you have empty trailers... because your office is unprofessional, wrong information is given out, and then its your fault. Lot rent is very high.. and then they dont pay for referals.. place is a joke

Ive never been there, but your picture of it looks like a nice place.

Only been here once buying a car from someone

I see a lot of Negative reviews here. but I have to say I havent hated living here the last 6 years.I have always gotten along with the office staff. Jane being the longest employee they have had. And she is a sweetheart. She is strict on the company policies but thats the worst of it.I have never had any crime. Mater of fact my son left his bike beside my shed for over a year unlocked and it just stayed where it was. And it was a very nice bike!Now I pay my rent on time or earlier in full. I dont overly socialize with my neighbors. But I will say hi and I have a couple that have become good friends. The rent has gone up every year. But it has never been more than 2.7%. I just cant complain about that. I wish it didnt but business is business and that mean price increases.The cops have been there often. I will admit that no sugar coating it. So they have been there for Domestic Violence, Drug related offences (That has stopped for over a year now). There was a period that once or twice a week minimum they found stolen cars parked in the park. And of course the break-in of cars and homes. People do this to themselves. If they dont like cops, chances are they do illegal stuff and are pissed they didnt get away with it.Chances are if they dont like the rent increases.. Then they might have problems paying the rent anyway. (Not that its cheap. Especially if they are renting a home as well as the lot.)If you dont like the speed bumps ... chances are you need to slow down to begin with.If you couldnt get the office staff to be supportive then chances are you wanted to... BEND... the rules or you treated them bad to begin with.Ill tell you something about the office staff. 6 months after i moved in I was laid off. The lady I considered the hardest person I have ever meet was the manager and she stuck her neck out to help me get over the hump. The current manager made a special dispensation for me when I had another problem that was going to cost me over $900 in additional expenses over the rent and trash. I agreed to pay what I owed no problem and she gave me a reasonable amount of time to get it taken care of.These are not the actions of unreasonable or inconsistent people. These are the actions of people who treated me like I treated them. Respectful. They did what they could. They couldnt treat me like I was entitled to everything free. NO I had to pay because I owed it. But they did help me get the time I needed. Was it a long time. NO! I didnt even approach it that way. I struggled and did without some things to get it taken care of. But I approached them with a realistic solution. Not with an easy fix for me and damn their jobs if they didnt like it.So if your a decent person who follows the rules. Who doesnt think the world owes them. Who is respectful and quiet to their neighbors. If your a person who can treat others with respect and think past your own little world when dealing with the office staff/ Then I invite you to look at river oaks. We need more people like you. And I would welcome you. I think you will enjoy it like I have.

Its a quiet place to live.

I didnt say that

Horrible place. First year was good but, after that just gets worse and fast. Some months they will be so picky about evicting you if you leave off $5 on rent but, then if you leave off $60 they dont say anything. They are never consistant on price per month(rent and lot). Pool is maybe open 25% of the summer(that is being nice). They will tell you it will be open at 1 or so but, when you go back up there they say oh it will be later---never ends up open the rest of that day or the next. They dont tell you why either. They dont fix anything when you move in if renting and something is wrong. I had a friend that lived in the park before me for 3 years and when he moved in there was a big hole in the stove top and never got fixed. They will argue with you if you need something fixed. We had to argue with the office when our electrically wiring was messing up. They said it was our issue since we were buying but, the company says the home electical was fine it was the outside(lot) issue and the office responsibility. They still didnt believe us and had to make the electric company come back out to talk to the office and they were still denying it.The new office man who has been here a few months will make you feel unsafe in the area and yell at your front door for everyone to hear you business. They dont work with you on anything. If you speak to the office people I suggest always having your phone on recording.Kids run around everywhere. The office doesnt do anything to make it safer around the community.SPEED BUMPS are annoying-You will have two giant ones about 10 feet apart. Some I understand but, way way way too many.Rent is Super Pricey for what you get. Just lot alone is over $400 now!!

I was visiting somebody there and the rumors that the way you guys treat your tenants.. it sounds like to me youre out for one thing and thats money you dont care about your tenants..

Place is still the same..needs work

Worst place you could ever pick to live constantly rauseing your rent for maintenance in 25.00 incraments but youll wait nearly two years for anything major or until its so bad you have mold growing and walls collapsing then youll dispute the charges for overpaying for 3 months while doing so they will evict you please people done waste your no st here at this establishment we started our lease paying 760.007 years later nearly a 1,000.00 a month to live in a falling apart unrepaired trailor

Just like a normal trailor park

I moved in about two weeks ago...so far weve had a lot of problems. We rented a unit. One week in, our fridge went out n all our frozen foods were completely warm when we came home and discovered the watery mess all over our floors.Our ac went out yesterday. Some one came by this morning and changed the filter. Then said the real maintenence guy would be back in an hour. Six hours later, Im still waiting. I have received no calls. When I finally called up there, I was told that he didnt come in today. Was it so hard to let ME know that? So I pack the swimwear n sunscreen n head to the pool to cool down. Once again, its closed. 120 degree heat index n they are closed. It seems that pool is closed more than open.Speaking of the pool....why was I scolded for the arm floaties my son was wearing, when every one else still has em n uses em. I read the sign on the pool BEFORE I bought floaties. It is not posted that we cant use em. But, I did the right thing n put ours up. No one else did.What about the signs that say no diving, yet no one follows that rule.What about the fact that it took three requests and a week n half to get a dumpster for our trash?How come, two weeks later I still dont have a mailbox key?My bathroom mirror still isnt put in...the raw wires outside my trailer are still exposed. The outside of my trailer still hasnt been powerwashed. They still havent replaced the broken panels under the trailer. I BETTER NOT get any rodents in or under my trailer!Now I understand life happens. I understand that they may be busy. Im trying my best to give them the benefit of the doubt. But Im running out of patience. Im seeing a trend here....they are to busy landscaping the brand new trailers so theyll sell. And to busy moving new ones in. And Im getting put on the back burner. *fingers crossed* Maybe ac man will be here first thing in the morning.....

Just horrible worst place ever to live. ive lived here 3 months and hate the new manager she is very rude and does not care about no one! the office will tell you one thing and do another then be rude to you like they never said it. the maitence doesnt fix anything and when they do come its half ass no to mention he expects you to help him! and dont get me started on help most places understand when you have to be late on rent oh no not this place they will have you filled for eviction by the 10th day of the month and have court papers dropped up 2 days later. then when you do pay your rent you have to pay a 295 fee on top of the 35 late fee and 2.50 a day its just bs how do they expect you to catch up. rent is due on the first not late until the 6th but by the 2nd you have a 3 day to quit letter what a joke! it took me over a month just to get my mail box keys. the cops are always here for this is be a place were no criminal activity is allowed someone is getting arrested at least 2 days a week. when i moved in was told the pool would be up and running yeah that never happen until late in the summer and was only open a few weeks before it broke again. all around the place is a complete fail from one end to another DO NOT MOVE HERE !!!

Looks nice,!

Very clean living area, lots of trees.

As a new resident Im looking forward to getting moved in and making it home

Clean trailer park! With Pool. And many Speed Bumps.

Drugs guns and violence Seems to be the norm for RHP Properties. The recent drug bust in River Oaks didnt come as a surprise.

Its a nice place to visit but.........

Very accurate

Sucks

Receptionest is rude

Good place to live

Nice peaceful neighborhood to live in

Very unprofessional office Personnel they are rude and treat the place like a prison

Cool

Its alright

Speed bumps are hellacious

Awesome staff and an amazing community

You can smell the anhidrous in the air

Nice place

Love the neighbors! Love our home!!!

I have been a resident for over 9 years my mobile home has been broken into robbed my vehicles as well management hasnt made any updates on security but lot rent is increasing on yearly basses

Trashy

Ok

Nice place to live.

Welcome to the Jungle Baby...

GREAT !!!

Nice trailer park.

Good community just a little over priced.

Nice little mobile homes

Quiet, great place

People are so nosey

Clean

Very clean

Nice community

Management sucks