Reserve on Abrams Apartments — Local services in Dallas

Negatives: The landscaping could be improved, but that would require the owner putting up gutters because it floods the flower beds when it rains.

The rent prices didn't really make sense to me. In Feb. 2024 the units were being leased for 1375 to 1425 and again this occurred in June, one month before I had my renewal offer. It seems once the units sit for a month they lower the prices significantly. Year 1: $1400 Year 2: $1505 Year 3: $1540

I also felt like my unit was too dark and I normally kept my blinds open.

The patio on the first floor wasn't really usable because of the amount of mosquitos. I also think it's counted as part of the square footage.

When it rains, if you're in building H, the sidewalk gets flooded, so buy a pair of rainboots if you're on the second floor.

The gym isn't good.

There are way too many kids at the pool and being single it wasn't an ideal place to relax. The parents don't really care how obnoxious their kids get, so it's kind of annoying (weekends after 6p).

Positive: The inside of the units are nice but the living room is kind of small. The appliances in the unit are much nicer than most new builds and the cabinets are a much nicer quality too (i.e., two tone, soft close, European style kitchen).

From my observation, dog owners do a decent to good job picking up after their pets. There was never a time where the dumpsters are overflowing with trash or an insane amount of trash around the complex. I do think it's not the duty of the maintenance staff to pick up after dirty/disrespectful tenants so I would help pick-up and I have seen other tenants do the same (normally the gays that live here).

Most of my visitors always commented on how nice the apartments are. These apts. were built 7 years ago or so they aren't "remodeled". I actually like the outside of the apartments (metal siding, roof, with wood accents).

I have heard from my neighbors that they didn't get a lease renewal because of breaking the rules on their lease, so I do know management will enforce the contract. It's overall a pretty quiet complex.

I only saw one cockroach while living here and I never had pest control. You will obviously see them outside though.

Overall the one-bedroom units are not worth more than $1450 w/the $30 dollar added fees. I think that is the number to keep tenants and attract new ones. The trash fee is no more than $20 added to your bill and your electric bill should be pretty low living here ($100 at the most).

I give this complex five stars because I can't fault the complex for not denying people a place to live because they have kids and the landscaping didn't really affect my living conditions. I am moving due to...

Apartments are small with very little closet space but nicely renovated. It is a quiet and very clean complex, the pool is lovely with beautiful trees in the center of the property. It's a mix of young adults and families that keep to themselves. The families make it cheery in the summer with the kids playing in the pool. Brandon, who handles maintenance, is excellent, timely, and respectful, and I cannot understate the level of care he puts into the property and preparing units for move-in. Isabel is friendly, professional, and very straightforward about the property, which I appreciate. The only place that isn't well kept is the parking lot, which is primarily a resident problem as many of them leave trash on the side of their car instead of just bringing it to the dumpster (TX is fairly bad about littering in general). You will see big water bug (oriental cockroaches) in the units occasionally depending on the weather, but I'm glad they are relatively harmless, just a bit scary to encounter. There is only one handicap parking space available when there are multiple residents who require handicap parking. I really wish they would be proactive about creating a more accessible environment. The gym is very small and not used much. The washer/drier is small and requires a lot of loads to complete laundry, as well as a lot of time to dry so I usually air dry, defeating the purpose of the drier. You have to pay to get furniture removed as they do not allow mattresses or other large furniture to be taken to the dumpster without a large fee, which is inconvenient. Internet is shared with very poor connection and low security, and it goes out multiple times a day. Overall, the least fussy place I have lived with the most honest employees, which is important to me.

When I resigned my lease, my autopay setting did not transfer and they nicely waived my late fee upon my request as I do not have a history of late payments. However, the RentCafe portal used did not process my auto set up the second time to avoid a late fee (which of course, could likely be seen as negligence on my part as I can't prove it was a server issue), so I had to pay a 10% late fee (max % for standard properties in TX). I had many issues with this same portal back in 2020. I know it is written in the lease, but it is still disappointing. My last place did not have a late fee for rent due to economic strain of the pandemic, and it would be great if they reduced this fee for future residents, especially with their lack of convenient features and amenities most places offer, the scarcity of affordable housing, and inflated...

I’ve been living here for 4 months so far and I love it so much. Isabel at the leasing office is amazing and very responsive. The community is modern, clean, and feels very safe. Unlike most apartments in the area, the gate actually works/gets fixed promptly, valet trash is reliable, mail and packages are delivered smoothly, and both management and maintenance are consistently efficient and helpful even when it comes to small things. Rent is great for Dallas, and the beautifully remodeled interiors are high quality and feel sturdier than some of the more expensive places. I spent months researching basically every community in Dallas for months trying to find the perfect place, and the Reserve is a STEAL. Other complexes weren’t as nice as they looked online, but my expectations were exceeded after touring here. Availability is limited due to the complex being smaller, so I recommend leasing immediately/waiting for an opening because you...