They are were slow at getting my property listed and charge you $150 a month for vacancies. If you…read moresign you are stuck with them for 12 months, no outs by contract. $500 set up fee.

From the owner: We go beyond management to deliver full-spectrum real estate solutions that simplify ownership,…read morestrengthen communities, and grow investments. Whether you’re a homeowner, investor, or HOA board member, we’re here to protect and elevate what matters most to you. Our specialties include: • Full-service property management for residential, commercial, and vacation rentals • HOA and community association management • Leasing, tenant relations, and financial oversight • Real estate brokerage and investment guidance • Property branding and digital strategy With local expertise in Texas, Florida, and Arizona — and a nationwide reach — we combine technology, transparency, and care to deliver measurable results. At ACM, property is never just a transaction — it’s about people, growth, and legacy. AC Management — Building Value. Serving People. Where Everyone Is Family.

This company is unethical. They couldn't approve our loan. They kept pushing us to buy it as an…read moreinvestment property which is not what the property was being purchased for. After a month of this they denied our loan and Meritage won't refund our $5000 earnest money. They will lie, cheat and steal to get a sale. It's hard to believe they are allowed to do business in the state of Texas. They sure don't share our values.

This company is not good. Watch them build homes and the subcontractors they use all look to be…read morefrom the home depot parking lot with no actual skills, just cheap labor. (Framing, siding, roofing, sheetrock) If you ever submit a warranty claim, just be prepared for a denial. I believe their customer service are probably all graduates of the health insurance industry, they deny so quickly. Stay away, don't let the sales people paint the pretty picture, it's an illusion. Siding falling off of houses, sheetrock cracking and screws popping, roof shingles held on by gravity alone. Run.

We were moving from out of state to Pearland Texas. I contacted Patty as her reviews on yelp…read more We're good and she exceeded our expectations. She helped us find a lease property, and helped us secure all the utilities prior to move in date. I would highly recommend Patti.

I interviewed five realtors and was disappointed by all (inc. Patricia Dajani, Jay Monroe, Jeremy…read moreFain) for various reasons. I've lived in the area over 20 years and knew more about the market and how to price and present properties than them. I therefore attended an open house hosted by Patty Newtown to check her out and ended up hiring her. Zero regrets! I got a full 5%-9% higher price than if I went with one of the others.

I have employed Lane for several years to maintain my lawn and two rental properties. He is always…read moreprompt and respectful of my property. I have three dogs and never worry about the gate being left open and the dogs getting out. He even repaired the latch at no charge when he found it broken. I am happy to recommend his new company Express Lane Lawn Service to anyone who appreciates quality work and conscientious service.

From the owner: I am a Navy Veteran and have recently retired from a 30 year career in Retail Service. I am…read morehardworking, prompt, and professional. My Wife and I live on a 2 acre homestead in Manvel, TX. Offering Mowing, Trimming and clearing drive and walkways in the Manvel area. We have the equipment and experience to help you feel good about how your lawn looks!

We subscribe to the monthly service for chemical lawn treatments, started in March of 2022, only a…read morefew months thus far but we have zero complaints to date. Alongside the month-to-month service, that varies throughout the year in terms of exact type of material or chemical applications, the monthly service from Bermuda Dude also includes spot treating problematic weeds. The chemical used during spot treatment has a dark green dye that helps to identify which exact spots required extra treatment. I believe the total cost depends on your specific lawn size or square footage, given varying quantities of chemicals needed, so yard-to-yard comparisons can differ, but our monthly total comes out to just under $44 which includes both the front and back yards. Bermuda Dude also offers weekly lawn mowing service, which we may add at a later date but for the time being we are trying to limit costs. If you combine the different services I believe there is a discount applied but I forget exactly how much that may be. Our lawn issues involve more work than just the chemical treatment can provide, like needing to re-sod much of our backyard where a type of St. Augustine grass has invaded our original Bermuda grass species; however, we are seeing positive results in the areas that have been chemically treated by Bermuda Dude Lawn Care provided we also keep up with our self-maintained lawn mowing as instructed. Derek consistently maintains excellent communication and status updates, including notifications before and after each service so we know when service is scheduled, when they are on the way for service, and when each service visit is complete. The completion status also includes any specific post-service care instructions we must follow like to keep humans and pets off the lawn for four hours and specific watering requirements. I think my OCD can be a pain for others but Derek makes me feel welcome as he has answered all of our periodic questions; I'm very thankful for his patience and taking time out of his schedule to do so. I most appreciate that he regularly keeps us up-to-date via SMS/TXT messaging as well as via e-mail, including any bill/payment reminders, as the original notification can sometimes become lost in my usual flood of e-mails to keep up with, so the extra reminder certainly helps me and I'm sure Bermuda Dude also appreciates being paid on time as well. ;)

These guys are extremely knowledgeable and do great work, they will completely change the look of…read moreyour lawn with there techniques. I highly recommend them.

Brooke is everything we could have ever asked for in a realtor. She thoroughly investigated every…read morelead we had in a timely manner, and helped us find our dream home from out of state! When it came time to put in an offer, she guided us with accuracy in a competitive market. The entire closing process was very organized from start to finish. We are so grateful to have had Brooke on our side!

Working with Brooke Thedford was an incredible experience from start to finish. She was absolutely…read moreamazing through the entire process of selling my old home and purchasing a new one. From day one, she was professional, knowledgeable, and incredibly responsive. She helped me find the right price for my home, helped me through prepping my home, staging and even negotiating. When it was finally time to buy, she listened to our needs and helped us find the perfect place for our family. My home had been on the market for 18 months previously, with no offers, so I was losing hope that it would sell. After Brooke took over, we had a contract after just a couple months! If you're looking for a realtor who actually cares, communicates well, and gets results, look no further!

Exceptional customer service provided from scheduling to close out…read more Kieflyn provided cleaning services including carpet cleaning/shampoo (an add on service) prior to our move. The house not only looked clean, it felt and smelled clean. I will definitely utilize their services in the future for deep cleaning on a quartely basis. Thank you ICON and Kieflyn.

I used the "Projects" section of Yelp to help me find a move-out cleaner and Management of ICON…read morereached out very quickly. They gave me a fair price and worked with me on scheduling the time for the cleaner to come. I booked the appointment roughly 2 weeks in advance. The cleaner did a pretty decent job, although she did NOT clean out the cabinets... And refused to do so. I was in the apartment the entire time the cleaner was there (as was my husband) because we were finishing loading up our moving truck while the cleaner did the cleaning. I had previously messaged the company asking about how it works when the cleaner leaves because she disappeared for a while without saying anything and I was concerned that she left. I was told that she would do a walkthrough with me before leaving to ensure that I was satisfied with her work. I wish I would've known this ahead of time, and I also wish the cleaner would've communicated with me when she was leaving to go get more supplies from her car instead of just disappearing. At the time of the walkthrough, I mentioned the fact that she didn't touch the cabinets. She told me "had she come earlier, she would've done them but she's not going to do them today". I scheduled a MOVE OUT clean, so I assumed that I was also paying to have the cabinets cleaned out as this is part of what has to be cleaned when moving out... This was super frustrating and disappointing, but we were leaving that day at noon to start our cross-country move, so I didn't have time to argue. When booking this service, I wish that the company would've given me a list of what all will be cleaned during my move-out clean. Had I known that the cabinets weren't part of it, I would've booked elsewhere. Additionally, they did not reach out to confirm my appointment the day before... I ended up contacting them to ensure that someone was still planning to show up the next day for the appointment. I didn't like that I had to be the one to reach out to confirm my appointment as it's not professional for them to not communicate with me. It seems as if they're a new business, but there are some things that need to be addressed and fixed moving forward in order to give paying customers a better understanding of what to expect.

Theresa was awesome in assisting in the sell of our home. The home sold fast with multiple offers…read moreabove asking price in 1 - 2 days. We would highly recommend contacting Theresa to assist in your real estate needs if you are buying or selling. Thanks again for all you have done for us!

She's the best! I was looking to sell my home, and looked…read moreinto a couple different agents. Theresa was professional, organized, came prepared with a full rundown of the comps in my area, what they looked like inside and out, and had a full understanding of what was the right asking price. She did a wonderful job at staging, and pointed out where small updates and repairs would yield meaningful sale increases. We got meaningful offers immediately, and selected the best one with her guidance in under a week. She made a normally traumatic process smooth and painless, and was with us every step of they way, through closing.

I found about this place on Yelp and am so glad i checked here!…read moreMitch came out on Oct 31 ahead of schedule. Note that this was the day that it was pouring down rain and power was out at my house and his place of business. He gave me the best price, straight up, no sales pitch or any other of the extra 'stuff'. His people showed up right on schedule and spent the day installing my new door, track, etc, which. by the way, has all been working perfectly. I highly recommend this business!

They were prompt, but in my opinion, they were excessively expensive. The garage door opener at a…read morerental unit that I own quit working. Their diagnosis was that the garage door opener was old (yes it was approximately 21 years old) and tired. Tired? They recommended replacement. They installed a new Chamberlain 3/4 hp garage door opener for $1,138.50 which included a "service fee" of $38.50 which I assume was for inspecting the door and lubricating it, which it needed. They did not break out the cost of the opener and labor so here is my analysis using Lowe's for a comparison. Lowe's has two Chamberlain 3/4 hp openers. The lesser valued one is $279.00. The higher priced one is $319.00. Both have battery backup for opening when the electricity goes out. Lowe's will install for $139.00 per their ad, so highest price for the Lowe's Opener is $319.00 plus $26.32 sales tax plus Lowe's installation cost $139.00 labor being a total of $484.32 if installed by Lowe's. The installer contacted me at 10:03 AM, being the start of the job I assume. I do not know what the inspection and lube job cost as the invoice is not itemized but they installed, inspected, and lubricated the garage door opener by not later than 12:14 PM being the time stamp on "Garage Door Service & Repair('s)" email conveying the invoice to me, being a total of 2 hours and 11 minutes per telephone and email records. That is approximately $299.63 an hour. I note that the identification headers recorded on my telephone list "Garage Doors & Gates", "Garage Door Service and Repair", Yelp lists "Accent Garage Doors", and the Invoice lists Garage Door Service & Repair". So I suppose the Vendor was "Garage Door Service and Repair". So is this one business operating under several names? Comparative estimates I obtained by telephone after the fact for the job were between $600.00 (Lowe's $484.32 online) and $1,200.00 so they were at the top of the upper range. That said, I would go with Lowe's deal next time and likely save between $400.00 and $600.00.

Loved working with John!…read more Very professional and efficient in managing my properties. Fast and good service as well! I look forward to working more with the Oak Loop team in the future!

Our leasing experience with this management company was frustrating due to poor communication and…read morelack of follow-through. The process took about a full month. During that time we were told three separate times that the property had been cleaned and was move-in ready. Each walkthrough showed otherwise -- no professional cleaning had been completed. We later learned there had been a water leak, which may have caused delays, but this was not clearly communicated upfront. When we first viewed the home, there were spider webs throughout and both dead and live roaches present. We raised these concerns and were repeatedly assured everything would be addressed before move-in. By the final walkthrough, the condition still had not been resolved, and an additional issue had come up. During that final walkthrough (yesterday), we were told that if we did not immediately pay the deposit, the owner wanted to move on to the "next applicants," even though the property issues had not been fixed. We were also told the owner had already "bent" by approving us, so it was essentially now or never. Once we confirmed we would not move forward under those conditions, we were then offered money off and the option to inspect the property after completion. At that point, it felt less like a proactive solution and more like pressure followed by a last-minute change in approach. There were also inconsistencies during the application process. When I initially called to ask about our application status, I was told there were other applicants ahead of us and we would be processed if they fell through. After I provided the address, the associate confirmed we were actually the only applicant. That kind of misinformation made the process feel disorganized. I understand that maintenance issues can happen and that properties owned by LLCs can sometimes add extra layers to communication. However, clear, accurate updates and accountability are essential when people are planning a move on a tight timeline. I hope this feedback helps improve the experience for future tenants considering this property in Richmond, TX.