Village Oaks Apartments, waco-tx

I did not intend to write a review of my experience with this property, but since they are trying to fleece us and unwilling to resolve privately here we are. My brother lived here from August of ‘24-‘25. Upon arrival, the unit was absolutely filthy. Outside was had falling apart trim, peeling paint, was dirty, etc. inside there was hair, dust, numerous dead bugs, grass clippings, holes in the walls, beat up flooring, very apparent NO cleaning had been done in the unit for move in. Myself and the mother of the roommate busted our ass to clean. During my brother’s time here, they had many issues with the dishwasher disposal and sightings of mice/their droppings, that my brother put in requests for. They also had numerous issues with water not running or having hot water. They put an advising hold on my brother’s account and the hold was charges from this complex for the total of $200. They claim we didn’t clean the unit (funny, I know) that we didn’t turn in keys, something about a parking pass, and final utilities. I sent management an email detailing our experience and sending pictures of how filthy the unit was at walk in, a picture of the bed bug on my brothers mattress, and I told them we had to throw away his furniture we brought. The reply I got from Lisa Dumlao was less than stellar. While she removed the cleaning/damage fee, she did brush off the concerns I brought up. She denied their knowledge of bugs (which is contradictory to their MANY reviews mentioning infestations) she said the bed bug picture was not something they supplied when I literally said we had to throw out HIS furniture and then she brought up the common furniture for some reason, and she is still trying to hold us responsible for the keys. I asked for surveillance footage and conveniently they don’t have it. She also denied any maintenance records regarding mice which is an outright lie because Orkin literally came to the apartment to seal the potential entry point. My brother went to the office and they called Orkin. Now she is trying to tell us different amounts. First she said she dropped the balance to $103.62, but after my reply it jumped to 133.62. I will be contacting the school, the housing authority, and health department. Should’ve let sleeping dogs lie🤷🏻‍♀️

Lisa Dumlao and her staff at Village Oaks are AWESOME! They are super responsive and willing to help with any concern. I understand several people have complained about this Village Oaks complex but lets put some things in perspective. This is college apartment/dorm that houses mostly boys :) They do their best to maintain and keep the property is the best shape possible. If you have a son or daughter attending TSTC in Waco I think this is a great complex to start with their freshmen year. My son met friends immediately here that I know he will have for a lifetime. Is the complex older, have some bumps and bruises and occasional battle with pests, YES, but lets give some grace on what the purpose is... The staff works hard and genuinely cares for the residents. Thank you again again to Lisa and her staff at Village Oaks!!

Living here has been a pretty terrible experience from start to finish. From constant water shut offs, to the never ending bug problems. To make matters worse, the neighbors are often very loud with little to no enforcement of quiet hours so getting any real peace here is difficult. The pricing does not match the quality at all. It feels like management simply doesn’t care & living here is just not worth the cost or the stress.

This apartment complex is out of wack! Every couple of weeks there’s something wrong with the water or pipes or they need to repair it causing water to be shut off or cold. The apartment maintenance doesn’t actually do anything but put a bandaid over whatever problem there may be. This complex is also infested with all kinds of bugs as well as half of the appliances being broken or not useable. It is not properly maintained after people move out causing years of gunk and grim to be under/behind the fridge, cabinets, dishwasher, couches, and even the bathrooms. There is mold in bathrooms and vents and the moisture level in the apartments is high. Most of all, the smoke detectors here are either not in the ceiling or don’t work. If you come to TSTC, find another complex off campus. It’s time to tear these down. This complex violates health code.

Awful in all facets from service to maintenance and everything else. They shut the water off at least 1 time every week. Bug problems have never been completely solved. I strongly recommend living anywhere but here and everyone I’ve met that lived in village oaks has said the same.