University Gardens Apartments — Local services in Waxahachie

Please do not move here. We were tricked with the good reviews. None of them are currently true.

It started when they told us the unit would be ready on our move in date, then told us we may have to postpone the date. When informed that wasn’t an option, they were upset but ultimately we moved in on time.

However, their repairs / maintenance is severely unprofessional. Here are a few examples wrong paint used to paint shower, painted in a way that flaked over the past year, and there were giant chunks of dried paint. “Upgraded” the counter tops by messily splatter painting them Installed a washer and dryer by removing an entire closet + door (shelf/ frame, everything) and the adjacent bathroom door + frame, left holes in the wall from the new wiring that weren’t patched for months, knocked some paint off the corner while moving it. AC broke a few times, eventually catastrophically and they weren’t able to fix if for two weeks. In that time we had window units. I had to beg to get one on each floor, since an overly hot apt would postpone me bringing my preemie home from the NICU. Plumbing issues galore. Went 2 weeks without an upstairs bathroom sink (reported often but they didn’t care). A solid week without a functional kitchen sink or dishwasher, up until the day I moved (they attempted to fix this, but couldn’t and then didn’t offer any solutions other than to live without a kitchen). Eventually this one caused the upstairs toilet, sink and only shower to be off limits too because the pipes were connected. Luckily I moved the day after this- escalated.

They also had terrible communication issues. They constantly said we owed extra money, then backtracked and said we didn’t. Sometimes they didn’t have an after hours line. They changed property managers constantly.

The water bugs were insane no matter how clean I kept the place.

Then there were the mice. They ATE THROUGH WALLS!! There was no way to protect yourself from them.

Oh, and don’t forever the yellow slime that drips down...

I just moved here in December 2022, Jennifer is great at answering calls and returning calls and text messages when I was trying to get in but now it's a different story. None of my calls get returned. I have left voicemails and text messages that don't get responded to. Her being at the office is a hit or miss. I have work orders that have not been completed since December. Both toilets are not operating correctly. Overall the communication is very poor here and I will not renew my lease here when it's over and wouldn't recommend this apartment to anyone searching. Update! 07/07/2025 - I still don’t recommend these apartments to anyone. Rent keeps going up but nothing is being done to fix the problems around here. Several tenants have moved out and I will be doing so when my lease is up. Elizabeth doesn’t care about any of us tenants and is terrible at answering phone calls or returning them. They let the lawn care get out of control here. There are rats in my building. The maintenance guy is decent but doesn’t really know how to fix anything. Save yourself the trouble and do NOT move here.

Update 08/25/2025 I didn’t know these apartments can get any worse but they have! Now we have people out here hanging clothes to dry on the stair rails! The pool is disgustingly green. The playground is very rundown. And, Elizabeth (The manager) is still very rude and unprofessional. Do not move here unless you want to move into an apartment that has rats, roaches, sometimes working AC, none of your work orders being completed, and a manager that hardly answers the phone and is very disrespectful and dismissive.

Update 09/07/2025 We have a new manager (Juliana) and maintenance manager (Aaron). So far they have been doing an amazing job cleaning up the mess left behind from the previous manager. Work orders are being completed and Aaron is very professional and friendly. Juliana is also very professional and friendly. Both of these individuals genuinely care about us tenants and...

Lived there 2 1/2 years and never really had any trouble until the last few months. I thought the manager was a stand up guy but really is nothing but a liar. The maintenance workers have no prior maintenance skills and barely fix any of the problems. These apts have had the city building inspector called out before cause they refused to fix electrical issues. My electrical plugs in my apt were all messed up and the manager told me to take a black marker and mark my favorite 3 that he would not fix all of them. We lived there nearly two years before they ever did anything about the huge bee hive cone and honey being stored in the inside wall of our apt where we were stung several times through out the years.There is large amounts of mold in several apts and serious electrical issues with new fuse panels they had installed. The manager will violate his own rules but yet try and get rid of the ones who do the same thing. They are currently in the process of installing cheap washer & Dryer stackables and some apts new cabinets just so they can raise the rent, I believe a 3 bedroom with these new crappy appliances has made the rent 950.00 and trust me when I tell you these apts are not worth 500.00 a month. These apts are unsafe and the manager is very cocky and sneaky when it comes to how he and his own family leave out here. An untrained son for a maintenance man and no certifications in heating and air or plumbing for that matter. I am in the process of filing a law suit against this complex and its management for retaliation which is illegal when used in the reason for not re signing a tenants lease. I was told directly from the manager that he was not gonna resign our lease simply because he thought my wife, daughter and i needed a bigger place. i even have a recording of our conversation. These are just my thoughts on this and I hope you dont decide to move here cause this place is in no way what it was...