Never thought about writing a review. In light of all the negativity, I decided to add my 2 cents. We moved into Colonial Gardens in 2012. We bought a mobile there in early 2014. We moved out in 2019 to attend grad school elsewhere. I moved in where management was iffy. We went through a period with no management. We were there when the main office burnt down and management had to relocate into one of the mobiles in the park. We went through a time where most of the street lamps were out. They worked hard and got new ones. The pool was redone. I got to experience both being a renter & ownership in the park. Rents go up annually, doesn’t matter where you rent. The same goes for mobile home lots. Our lot rent went from $350 to $450, but over a period of 5 years. This is not a lot. It’s average. We enjoyed our time there and I wish everyone the best of luck.

They raised rent on us every year and refused to return our security deposit in violation of Kansas law. It has been a disaster. Just know you wont get your deposit back.Edit: 30 days notice was given in writing on one of thier forms and we vacated before the date we stated. Additionally, we paid the the month-to-month fee, and didnt renew our year lease to avoid this issue. I was denied my walk through inspection of the home after we vacated and then they tried to hang me with a 1000 dollar bill, for rent, late fees, and utilities for the month after we vacated. By the way, the bill listed no damages to the home. Management was unhelpful, telling me to mail thier corporate office. I mailed their corporate office with all the documentation needed through certified mail, and they refused to claim the letter with all of my documents. This place will scam you.

We are trying to buy a mobile home there we found 6 we are interested in but the woman Kimberly would not show us 1 because we were 15 minutes late not a happy campe

If I could rate this place a zero I would. My Mom and I have lived here for all most two years. My Mom has gotten to old to be able to leave the tailor on her own with out help. Two months ago we got a note from her doctor stating that it has become unsafe for her to live here because if a fire should break out she would be unable to get out on her own. We have been waiting on them to release us from our lease as of today they still have no answer and they act like we can just move in a couple of days. The office staff are the most meanest people I have ever had the the dissatisfaction of working with. And the fix nothing we have reported that our dishwasher has never work since we moved in and nothing has been done to fix it. The office manager Kim is very unpleasant and has no business dealing with people she unkind and uncaring its all about how much they can rip you off for. If you want to be treating badly and like child then move in otherwise read the reviews and stay away. There a reason the have a 2.6 rating. They could careless about there renters is all about the people buying there junk. It is so sad that this place is ran this way because it could be a nice place but the office manger Kim could careless about her residents. Sad really really sad.Also if you behind on your rent they will post it on a board with your lot # at the entrance of the court for everyone to see.

Terrible customer service. Always raising rent. Always trying to find something to fine you about but inconsistent on the things they choose to notice

Nice Community. Bought a house here with limited hiccups. Quiet, havent had many negative experiences. Loadest things Ive heard is a mustang and my motorcycle.

It burnt down that building doesnt exist anymore but the trailer park is still there up the street. IDK where the office is now since that one burned. Its a nice trailer park and they have rentals...

I do not usually write reviews but I feel today one is needed. I live in Colonial Gardens and have for several years. I have seen the park go through managers, have no managers, and witnessed ups and downs. I do not personally know the current manager but have been waved at by her and been pleasantly treated when paying my rent or calling the office. Colonial Gardens is a good place to live. This is the first time we have had the same faces in the office for a long period of time and the community looks good. On almost every review on here it goes from rule reminders to bad management in the same complaint. Which is it honestly? Its very simple to live here in peace. Follow the rules, keep your yard tidy, pay your rent, and be respectful.

Nice clean neighborhood kid friendly streets

If I could give less than 1 star I would. Constantly and consistently treating your customers like criminals just for being your customers is a horrible business model but apparently the only one RHP understands. This park used to be a great place to live but since RHP took over management has gotten horrible. They are always harassing the residents over trivial nonsense and threats of additional charges and eviction are their only means of communication. Very disconcerting for someone who has lived here 20+ years, always pays their bill on time and maintains one of the nicest lawns in the park.

Would NOT recommend! Terrible staff. Terrible maintenance! Took us moving out for them to fix the giant gap in our door. Front door would not lock or close for a week. Not to mention our back door window was busted out!!!! They took 2 months to fix it!

I recommend everyone live here at some point just to experience how truly bad it could get. Wanna experience the worst customer service humanly possible? Colonial Garden’s is your place. Wanna have your rent constantly jacked up without a reason or warning? Colonial Garden’s is your place. Want to wake up every morning and wonder if your water is going to work or did one of their employees hit a water line AGAIN? Colonial Garden’s is your place!PLEASE anyone considering rent or buying from these people you need to find something else far away from these crooks. I literally can’t think of a single good reason to come or stay here, really should have done my research before buying a trailer and signing a contract here.

This is the worst place I have ever had business relations with. For 3 months they have been charging me for sewer and water that is not being used anywhere close to their own minimum billing requirement.No one has lived in the home since mid June and yet they keep entering a bogus number on the monthly bill claiming water must be leaking from the home.Very poor customer service with this customer scamming.

They made it super easy to find a home and qualify! Love the friendly office staff and quick replies to questions. No complaints!

I live here currently and have lived here the last 1.5 years. We love it so much that we are considering buying a trailer. The neighborhood is fairly quiet. We have never had issues with management.

Always something fun, from prettiest yards in the summer, to best Christmas Decorations . Lots of shade trees kept in perfect condition by a great groundskeeping Dept.

I work at a local pizza place as a driver. As I was pulling away from my customers home, the owner (at least thats what she said) started blaring her truck horn at me. I opened the door and asked her what the problem was. She told me to get the F out from in front of her driveway. I tried to explain to her that I was working, and that I was just leaving (I was literally about to calculate my tips and throw it in D). She told me, Go work somewhere else, move your Fin car. and continues blaring her horn at me like Im not a real person. Just as I was about to pull away, she speeds up in front of me to try and race me back to the pizza shop, my manager on the phone the whole way, telling him she was going to come in there and cause a scene.If this is the type of person you like dealing with, definitely move in here. 5/7

The worse human being I know lives here

I have lived in this neighborhood for the last 7 years and I have to say I have never had any issues that I can complain about. I own my house so I can not speak for people who rent their houses but the one issue I had with the parks electric box was fixed quickly and professionally. The new management is much better than the people who ran things in the past.

I live here with my family and its eh. They dont communicate and I guess can just take your broken shed from your lawn without saying anything and rummaging around in your stuff? The lot rent is stupid expensive and they purposefully make it harder for you to move out even when you own your own trailer. Not ideal, plenty of better parks to live in.

Do not rent here. They give no fawks about you or anything that may ever happen to you. This place has risen our rent 75 dollars in the last 2 years and has not fixed anything. Theyve allowed us to place a basketball goal just to force us to remove it months later. Using it wasnt part of the agreement apparently.

Clean, safe, mobile home community, helped us to get into a home we really wanted. Weve rented from them for 4 1/2 years. And wanted to buy, made the whole process easy.

Moved here in August and really like it. Quiet neighborhood and great staff. They have all been so friendly and helpful. Would suggest this place to anyone looking for nice and affordable place in Manhattan.

Nice place to go for a stroll

Live in the community. Much better staff now.

Ive lived here a long time. The management is comparable to Nazi Germany. The corporate office is a brick wall. The only thing that matters is money and how many fines they can impose. Rent increases twice a year normally. Ill be moving as soon as I can sell my home. I strongly recommend people look elsewhere for living.

If you like your rent to raise every year for no reason and without any improvements. This is the place to live. On the plus side they do have two pools. One located by its tornado shelter. I do encourage you not to use the bathroom in the shelter, cause the bathroom so gross I wouldnt walk barefoot in it let alone with sandals. If you find yourself in a position in which you have to use it, the toilet has a feature in which it leaks through the bottom so you can play with your own waste for no extra cost. Or who knows maybe that was stacked on in your rent.

Nice place but High on lot rent

They refused to fix anything we contractually agreed to before we bought our trailer. We had to threaten to take them to court multiple times before they would send anyone to fix our front and back doors (which they broke by the way). When they sent someone they couldnt even fix the door properly. They constantly threaten to fine you if you dont mow, even if you mow it weekly. They also dont bother to mow their own area weekly, so very hypocritical that they try to fine you for not mowing when they dont mow themselves. They are consistently not present in the office during office hours. Honestly these people have been an unnecessary headache and unnecessarily difficult to work with.

Lived here for years just due to it being cheap, however every several months or a year they raise the rent, while doing nothing around the neighborhood. Theyll cut their own property grass when its past your knees, but get past your ankles with your lawn and theyll threaten to mow it and charge you 50 dollars, or do it without notice (its their property and we get raised rent constantly, why cant they do this for free?) The roads take many years for them to ever repair, if it at all, right outside of my driveway was a pothole that only got bigger and bigger for the better part of a decade, before finally being fixed when they redid the whole road. The staff is lazy and rude, they have no knowledge about any of their policies, and will not help you if you have any complaints. Avoid getting anything from RHP properties, the owners off and on (for their own tax reasons).EDIT: Oh I forgot, they will threaten you with every single rent payment letter of kicking you out if youre a few days late (this isnt even legal FYI)

Moved in here a little over a month ago. Not really impressed with the staff in the community office, due to their lack of manner, consistency, & notices.When I moved in, I made a list of things that needed changed. Maintenance does a half fast job, or doesnt show up to fix it at all.We got notice about our lawns being mowed (which is fine), but nobody specified that our lawn needed to be mowed THAT MORNING so I got charged $50. When I addressed that issue specifically, to explain I work from 6-3pm, couldnt have mowed it until after 3, and she was very rude to me.When I sent an email to another staff member, asking to speak with their corporate office and get their number, we got no response at all.Unfortunately we are stuck in a lease, so not much we can do here. The only positive thing here is that Rent is affordable.

Absolutely HORRIBLE! Save yourself the trouble and live ANYWHERE else. I broke my lease 8 months early with no penalty. The management was so negligent, that I left free and clear. If you have ANY other option, live there. If its under a bridge, you would be better off. There is not one positive review for this poor excuse for a property, yet people keep living there. STOP! Its literally the worst place I have ever lived!

Previously in the month we had put a deposit down to secure a trailer and set a date to sign the lease. They scheduled us to sign the lease on a day the office was closed (unbeknownst to us) and instead informed us that they had rented out the property to someone else when we called to reschedule the signing. Will not be doing business with this company ever again.

Not impressed, Im sorry but the yard should not constantly look like no one lives there. Yes most people have kids but being told you cant have play things outside and must always be stored...oh and now effective Oct 1st, no one is allowed to have playhouses, swingsets, basketball hoops ect. Im sorry but Ive my kids play area for years I have no intention to get rid of it. Maybe focus more on street quailty, winter snow removal, the never ending street parking, all the animals that run loose, dogs that are not actually permitted but we see this all constantly. Keep in mind you sit in an office we live every day here and are constantly making memories, please care more about the people that live here.

TURN BACK NOW!!!I have lived here for about a year and did not have any real complaints...until today. The company stated that i payed late and is charging a late fee. I could understand that this may be a common mistake but there has been a worst time. While I was at military training the company threatened my wife with an eviction notice even though we paid. We had our receipt for payment and it turned out the lady misplaced the check. This placed has caused undue stress and hardship for my family.DO NOT COME HERE!!!!

This place is awful! MANAGEMENT SUCKS! They charge you for everything and anything! The water is of poor quality and always come back with bacteria living in it beyond recommended! HATE THIS PLACE! They raise the lot rent EVERY YEAR by at least $15 a year! They never fix anything, had a street light burnt out for the past 3 years Ive lived here! DO NOT RENT/OWN from these thieving evil people!

Thank you everyone for the review. I have decided not to look into this park due to high negative review. So everyone, you are helpful.

This place is so great that you want to move out right when you move in

I have a hunting area before here

We applied were denied said wed get a letter stating why yet never did we truly believe that was due to watching one of the office dogs and she didnt like our house as we were boxing to move yet she left her dog with me with never meeting me and didnt meet me at drop off

They are ALWAYS short staffed! Been here 2 months and me and my family hate it. Theres a washer they never came to get with disgusting water in it from previous owners the living room stays hot because there is a hole in the vents,also our bill is outrageous because of that and the plaster is falling off the ceiling because it leaks every time it rains, who know what other thing are living in the walls but if your thinking of moving here dont. Find somewhere else. They dont fix anything.

They were good when me and my husband moved in but no we wish we didnt move here they are slow on helping you always short staffed got anew dishwasher after asking for help mor than 10times and now its broke and we have only had it a month and used a few times and now have asked another ten times for them to fix it. Worst of all now our heaters not working and no help yet. When you call for help they never answer or get back to you Ive had to go straight to the office then wait two weeks for someone to even help. We had a gas problems. With our stove and oven and they kept telling us it was fine and then after having them come out 4 time they said o yeah you did have a gas problem but inside the oven and got us a new one. We have a 6month old daughter and even with a sleeper on shes frezzing be because our heater is not working.

We have lived here for about 1.5 years. All in the mean time I feel they constantly are changing employment and employees always answer I dont know, im new here. However most recently, if you call you almost NEVER get an answer from the office itself but their answering service and youll be lucky to ever get a call back. We have refered 6 people and 3 have said for sure they filled out the paperwork so we get an award for refferal. We have only recieved one discount for bringing people in. The rain is making both ceilings fall apart in our bathrooms...called and got the answering service. 2 days later a guy came and walked on the roof. Havent heard anything, ceiling is still falling apart...tried to call. Nothing. Very inconsistent in helping their tenants but expect you to stay up on everything on your end.

This community is very affordable and in a great location; however, I am thankful that I decided NOT to live here. My husband and I began their application process in April, by the end of April, we still hadnt heard anything and WE had to call THEM to find out they were missing things from us. Thankful that we called, because we may never have been approved. Then, we waited over another month for a home to be finished. We were guaranteed keys on May 30th, so we showed up with an entire uhaul and 3 vehicles FULL of our things to be shown the house where maintence hadnt even TOUCHED the place since we left it a month before. And it wasnt like they were in there working on the place when we showed up, they werent showing ANY effort to put a rush on it since we were already there! Then they had the audacity to tell us should be ready by Friday! Needless to say, my husband and I took back our security deposit and found another place to move to with better management! I would not recommend this community to anyone! Their staff was unhelpful, rude, and hard to get answers out of or to get ahold of.

Lot rent consistently gets raised. Sometimes the management is lax with the property upkeep requirements and sometimes they are very, very anal. Once someone broke into the office and stole the rent checks. So the next month, even though I had paid my rent, I got an eviction notice for not paying and they said they gave two prior notices, but I hadnt received anything. After doing lots of digging, they finally told us about the break in...my check had been stolen, but instead of alerting anyone, they were going to just try to kick us out! When it came time to sell our mobile home, the management was EXTREMELY SLOW (were talking about a two month process for something that could be done in DAYS) in processing anything, they NEVER called me back when they said they would and only answered the phones 1 out of 4 times, and they usually had no idea what to do or what was going on. Very, very frustrating process that I wouldnt wish on anyone. After living here for six years, I can safely say that this is one of the worst managed places around.

Worst place to live. They have poor management and we put in several work orders that never got fixed. I DO NOT RECOMMEND THIS PLACE!!!! HORRIBLE!!

Friendly staff, clean park

I wouldnt even give it one star, worst place to live ever. Fire department came out and had to shut off our water heater due to it catching fire. I was told it would be replaced we are goin on two days with no hot water. I have even tried calling corporate and the lady just wanted me to leave a message.

Office management is terrible!!!! They drove to my neibors house at 10:30pm to personally give them an eviction notice.! We were getting ready to go to work and they come 10:30 at night. Do you not have any respect at all! You dont show up late at night to discuss a matter with them about not paying rent. From my understanding you guys are the ones who havnt fixed anything and they have a right not to pay you until you do! It is in the tenants handbook! If you do not fix the issues that they put in a work order for in 30days they have a right to not pay a dime until it is fixed or they have a right to move!!!!also We had a breaker issue and after our power kept shutting off when it was atleast 80 degrees outside we called and called to let them know about our AC and after weeks and weeks of this issue we personally had to go up to the office and cause havic on the staff because our electric bill was sky rocket therefore we could not pay most of the rent. They told us they would have the issue resolved. They never answer there phones and they have poor customer service skills.!!!! We called the electric company because we thought it might be on there end but come to find out it wasnt. When we moved in this home we were told we have ALL NEW APPLIENCES,PIPES AND BREAKERS. So the home was ready to be moved in so we thought!!!! I watch my 3 yr old little brother and for the breaker to keep popping off because of the AC running is unexceptible! It felt nicer in 80 degrees weather outside more than it did in my own home! We switch the breaker plenty of times and in a matter of minutes it would cut back off... We also was told that we were supposed to get 2 new doors and for the front and bak and after constantly complaining about it they finally fixed the front door but still to this day they have not fixed the back..... We have had our problems with these people and when we told them we no longer want to live here they refused to give me back my deposit.!!! Why do u refuse to give me back my deposit knowing dam well we have called and left numerous messages and even put in work orders. They told me that it doesnt say on my lease that any appliance problems will count... And I am breaking the contract on my lease! I deserve my deposit back knowing all the stress you have put on me and my family living in this excuse of a community! I would suggest NOONE live here because it will just be stress after stress and they will screw you over many times and make u seem like you dont have any other choice but to stay until your lease will be up... Because they are refusing me my deposit back I have to stay here until February of 2016 just to get my deposit back. And once we leave I WILL NEVER COME BACK TO THIS COMMUNITY!!! Not only are the staff unprofessional but it is not a safe community there were shots fired a few trailors down from where I live and it scared the hell out of me because I had my little brother playing outside and the fear of someone being shot next door was it! That was the icing on the cake to let everyone know this is not a safe nor a professional environment!

STAY AWAY! This place is a joke - all the ARC properties are the same. There is nothing special about them or anything different than any other trailer park around, except their lot rent is stupidly high. Its insane that they charge $300+/month for lot rent, and whats that include?? NOTHING. You still have all bills on top of that. For that price might as well rent somewhere else or buy a home in a different trailer park then an ARC owned. The owners/managers are snotty, snobby ladies. Their whole job is to be nice and get you into the community - where often times they get you locked into a 2-4 year contract and then your nothing to them. Youve got to mow every week and If your even a day late getting your yard mowed they are sneaky and they watch when you leave and then send their people to mow it and then they charge you insanely for it. Theres no fighting it, once the mower touches your yard, theyve got ya! Colonial Gardens, Riverchase, and Blue Valley are all the same - all managed by the same people. Theres other places in town to live that are much more reasonably priced for the equal quality, and better management.

If you move in here, dont expect ARC to take care of you of things are broken or badly need replaced. Literally took my mom almost 2 years to get a new shed after she had repeatedly told them it was rotting, falling apart, and was the main source of our ant problem. The only reason they did anything is because I threatened them that we were going to tear it down ourselves and only the was I told wed have a new shed that same day. Theyre always short staffed and theres NEVER a manager around. If youve got another option, take it, like yesterday.

Worst place ever! I was trying to purchase one of their properties and after 3 weeks of trying to get my application to go through, that they kept messing up, they didnt call me or anything to let me know if it was approved or not. I just came and picked up my deposit.

The tiny houses in this neighborhood are my favorite

Amazing

It was really nice

In search of a home

Need more light

Okay

No Comment

Bargain living with a price.

I love it !!! My dad lives here !!!