Dana is the best landlord we’ve ever had! Every time we have a maintenance issue she is always so fast to get it figured out for us and to put in a work order quickly! Even when maintenance seems to be taking forever to get back to us she’ll make sure to get back on them to get us taken care of. She’s very understanding, caring for her residents, and always makes sure our trailer park is clean and well taken care of! Thank you Dana for being so awesome! ️

We saw a manufactured home on Craigslist and told us to come here to Harper woods mobile home park to inquire about the home and Miss Dana showed us the home and we both love the home. Quiet neighborhood which we like.

Frequent changes in management

Debbie and Dana the best office staff this park has ever had I would recommend this park.they help in anyway they can

Great place! Love the office staff, and affordable housing for a college town. Debbie is super friendly and all about helping her residents fully enjoy living there. It is located in a great area not close to down town and not over crowded. I reccomend anyone looking to rent or own to talk to Debbie! Not Concealed Carry Friendly

Ive lived in Harper Woods for 5 years. Overall, its a nice, well kept, quiet place to live. I own my mobile home so I cant really speak for maintenance. The manager Grace has always been kind and helpful with any problem or questions Ive had. The lot rent does increase every year. But, as an intelligible adult. I know that its not Grace making these decisions. And its not just the mobile home park. This happens no matter where you live ( apartment, house, mobile home etc). Rules do change from time to time. But, again, I realize this comes from corporate. Personally, Ive never had any problems with any office staff since Ive lived here. But, I adhere to the rules.

Awesome staff!

Use to live here a few years ago. Property is well maintained and things taken care of. I moved out of state but this would be the first place I’d go back to. Maintenance was very nice and office was very easy to get along with in my experience.

Lived here for 2 years and had no issues.Management did a good job of staying on top of an thing that needed to be done. Other residents were quite and respectful.If I ever have a need again, this is the first place Id look.

I stopped in the office a couple weeks ago looking for a place for my nephew the lady in the office was very nice and professional and went over all the details with me I was very pleased with her customer service I will be passing the information onto my nephew and I’m sure he will like living there

I would like to start out saying that Riverside is a good place to live. The manager Grace has always been respectful and helpful to my husband and I. I have recommended Riverside and Harper Woods to others because I believe it is a good place to live and raise a family. We have lived in Riverside twice now. The only reason we had moved was due to the fact of black mold growing and Grace tried her best to find another place within the communitys that she runs for our family. She made sure we had recieved our full deposit and she released us from our lease. Shes always made sure that repairs were done fast and efficiently. Thank you Grace Groat!!

We moved in almost a week ago and really have nothing terrible to say. Our home is nice, its not pristine or anything, but it feels like home. The community is well kept, quiet, and friendly. Grace has been very helpful and kind to us from the get go, from the very first call to see about availability to the day we signed the lease. She explained everything in easy to understand verbiage and we were made to feel welcome. The home itself has a few little things here and there that arent in the best condition, but when I called about them, effort was made to get maintenance out here to look at them. Im pretty pleased to say that I feel comfortable raising our child here for their first few years, which I have been unable to say as far as many other places/areas in town are concerned.

Great mobile home park on the east side

I have lived at Harper Woods for almost two years. Please listen when I tell you, dont do it!I have had problems with mice, spiders, the occasional roach, and a thousand ants. My house stays clean and we do not leave food on the counter. Weve used raid, bug spray, mice traps, and roach traps to battle the problem. It helps, but it is a constant struggle.When I moved in, the place was dirty everywhere - floors, cabinets, especially the bathrooms. They stated that they have since then invested in a new cleaning company. I was grateful to have a place at the time, so I cleaned it up and kept it to myself.This is my history with maintenance:Big hole in my floor which maintenance fixed by nailing a board underneath the trailer. Excellent. Rather than a hole, I now have a big protrusion on my floor.Cracking around my bathtubs drain which maintenance added some caulking to and which has since cracked again in the same spot. Surprise, surprise.They did install a new dishwasher, since the one in the unit was already broken when I moved in.My house was broken into shortly after I first moved in and my bedroom window was partially broken. When presented with this information, Harper Woods neither expressed concern nor offered to fix the window. (I figured the old tenant was a drunk and forget he didnt live here anymore.)Currently, all of my toilets, sinks, and bathtubs are backed-up and full of water. They have been this way since Saturday. It is Monday night. I called for the first time on Saturday and again this morning. I currently cannot shower in my own home, as my bath tub is two inches full of my neighbors sewage.Grace and the maintenance crew, I believe, try to do their job well. I wont try to pretend that I understand what goes on in the Harper Woods office, but I assume they dont have the resources or assistance available to make Harper Woods a nice place to live.Ariel, on the other hand, on every encounter has been unsympathetic and unpleasant. When faced with a difficult situation, she responds with anger rather than empathy.Im certain there are things that have been left out, such as the ridiculous forced-mow fee of $50 on Mondays, but I think you understand my point. I wrote this review for you, dear reader, save yourself the hassle and dont do it!

Enjoyable

Extremely rude management! The young lady that works in the office prances around on her high horse and portraits her self as superior to those who live in or are looking to live in this community. Not a place you want for your family.

If your looking for a place to live with no real management... This is a perfect place for you!!! Oh yeah and with the crappy management theres even crappier maintenance people!!! I gave it one Star cuz it wouldnt let me pick no stars

The property managers job is to generate income for the property owners, which requires balancing companys best interests with maintaining the goodwill of the tenants. Property managers should be honest and forthright. And Grace is not upholding her duties as a property manager. There is negative elements of your property and she is the first of them. Word is spreading quickly.. If people in the community begin to doubt the ethics of your property manager, you have a serious problem!!! I believe that the corporate personnel would be very surprised to know that Grace makes racist, biased or otherwise discriminatory comments in regards to employees and tenants. She discriminates because she cannot get past her own personal prejudices, she does so out of ignorance and her general lack of knowledge about the law. She does not ensure that her actions and behaviors are in compliance with the laws. She fails to process applications and favors others applicants. She chooses tenants in a non-chronological order which causes fair housing accusations from rejected applicants. She just unwittingly invites discrimination claims through inconsistent policies such as accepting qualified applicants in a non-chronological order. She is never consistent in the fact that she does not treat similarly situated people the same way, such as by processing applications in the order in which she received them or not processing them at all. Grace simply lacks ethical responsibility and the ability to follow a morally correct path. Property managers cannot discuss your rental application with individuals who are not relevant to your tenancy and or application such as other tenants, family members or gossip, provide information with out your permission. Grace does not follow this law, and she has no problem discussing other tenants and or applicants with other tenants and co workers. I believe that corporate personnel need to really take a deeper look at the property manager that they have managing their property because she clearly is not the person they think she is.

How can we contact the owner or the corporate office when the management wont give anyone the number? The management in this park show favoritism and are very rude! Used to love this park, now wish we would have moved out trailer elsewhere.

Harper woods community belongs on the worlds worst landlords list☆ Grace Groats community manager has no customer service manners and is very rude and has been seen starting fights with her near by residents. The community rules are constantly changing and only apply to the residents she doesnt favor. There are no proper newsletters sent in a timely manner to notify residents of any changes. Over the last few years there has been inaccurate water readings and random water shut of due to poor plumbing problems without any notice. She posts residents lot numbers for all to see if behind on lot rent instead of giving a personal notice. I would never recommend anyone move to Harper woods of lawrence ks.

Does anyone have the corporate number.. We have been trying to move in for about a month now. Every bit of information we have got we have had to call to find out on our own. Grace or her assistant Ariel never even called us to let us know we had been accepted until my husband called about a week later. Now their saying its gonna be until the January 13th till we can move in when these 2 bedrooms have been listed on craigslist for months. I dont see why things are taking so long.

Ive lived here just under a year now and I have to say that I have never witnessed a more unethical property management than this. When we moved in, we purchased our trailer and were told we couldnt move it off the lot for five years. Back in August, my father in law passed away and he was also a resident which left us with two trailers in our name and two lot rents to pay. We asked Grace and Ariel about brokering one for us and were always given an excuse as to why they couldnt. The latest was shortly after Ariel was let go and Grace was about to go on maternity leave. Its now March, I still dont have any answers and the temporary property manager seems just as incompetent and unresponsive as Grace was. I asked for a copy of the agreement not to move the trailer for five years on several occasions and still have no proof of that. To name just a few things this park has done to us since we moved in, heres a list.1. Had our vehicle towed a day after the tags expired. (Wasnt our usual driving vehicle or ours originally so didnt realize it.)2. Changed the date rent was considered late enough for eviction from the 9th to close of business on the 5th and did not provide info about it until the 1st of the month it took effect.3. Demanded we pay lot rent for deceased father in laws trailer but did not have us sign anything stating as such.4. Asked them to cut off the water at other trailer since we couldnt afford utilities in 2 places. They told us they did. They lied and the pipes froze and burst adding to our expenses.Number two screwed us big time because our paycheck came on the ninth of that month so, when we went up to pay that rent, they informed us it already went to a lawyer so we would have to pay the lot rent, late fees, lawyer fees and a fee to reevaluate if we were eligible to live in the park even though it wasnt for our own trailer and we were already living in the park. In total, our $520 rent went up to $900 which we didnt have. Upon explaining the situation, they had the audacity to say we could hand over the title to the 13k+ trailer and theyd call it even. This place is designed to make you get a trailer so they can just take it back at the first sign of trouble. I told them theyll get that title but theyll have to fight for it. At this point, I would rather sell it to someone at a loss than let them get their grubby hands on it, just to screw them. Keep in mind this is all the results of a man passing away a year after his life insurance policy expired so all of the savings we had went to his funeral.Unrelated but very important, this place comes with 15 pages of rules to follow. Ive read them all but, not everyone has to follow them. As long as Grace likes you, you can ignore the rules. One of the maintenance people lives here and owns a pitt bull puppy. Too young to be grandfathered in so I asked about it. Grace told me the dog was a mutt and they couldnt say it was a pitt bull. I know a pitt bull when I see one so, thats a lie and, even if it wasnt, it weighed more than the thirty pound limit set in the rules. If youre looking for a place, go elsewhere. If Grace or anyone is reading this, you know who I am and where I live. Harass me and Ill have lawyers so far down your throat, youll gag on hypocrisy.

The landscaping is kept well groomed. I have not been inside an apartment however.

If you have money for a down payment on a home, you should do that. If not this is a good option until then.

Very quite nice people

Living in harper woods has positive and negative points as with any rental company. This is not just a review but a checklist of expectations should you find yourself on your way to move into a home here.Pros:Privacy is respected by other residents.Maintenance is quick to most repair requests.Manager is friendly.They have regulations that keep the park looking decent.They allow pets.It is close to highway and fairgrounds.Cons:They do not give referrals so if you move in, you better be in it for the long haul.They do not take care of pest control which is a huge issue within the community, so expect to pay extra for exterminators (which for us STILL didnt solve the roach problem, even after 4-5 treatments). And we had troubles with mice who had chewed their way into our home.If you move in with lawn equipment etc. Be sure to secure a home with a shed. We did not and thus all of our lawn equipment got left out in the elements.Water lines are unpredictable during winter, especially in older homes. We went just under two days without water. But the staff was working round the clock to fix it. Freezing pipes happen more frequently in mobile homes.Our particular home was really expensive to heat and cool. Half of our home would stay a decent temperature when the other half would be freezing or sweltering depending on the season. Be prepared to compensate for this in having fans and heaters for the appropriate seasons.Some of the residents in this community like to drive by with theyre music as loud as possible it seems. Our neighbor in particular at the time would have her bass so high in her SUV it would rattle our stove and kitchen cabinets.All in all harper woods is comparable to a lot of places in Lawrence. Sometimes I felt terrible about living there, but for the most part it was home to us. If you like the privacy of a stand alone home without wall to wall neighbors like an apartment, affordable rent but outrageous utilities, and a variety of possible issues, but still a homey feel at the end of the day, go ahead and give harper woods a shot. But if you intend to move or buy a bigger home possibly in your near future, stay away, moving out was difficult due to their refusal to give a reference (even though we paid our rent and every bill early or on time)I hope this helps somebody cause I think I just poured my heart and soul into it haha.

The front office was impossible to deal with. They mowed over my vegetable garden and made me pay them $50 for it. Never again.

I live here and it is a nice neighborhood

This places on thoughtless during a pandemic they have decided to raise the lot rent again. On top of everything else they pick and choose whos to follow the rules and who is not. You are not able to have anything in the community such as a pool fence or even a basketball goal... And your grass could be just over an inch and you get wrote up for it. Management seems to change constantly. Just give it a year or 2 in theres always someone new in the office.

I mean... Yeah... Its a trailer court...

There is no water pressure and the lot rent keeps increasing every year with no improvements to the park.