This place is exceptional. The manager is wonderful and so helpful. She makes time for residents…read moreand is prompt with fixing things in the apartments. Maintenance is prompt with work needing to be done and when requested, makes recommendations to repair appliances and install new carpets and paint. The advertisement says there is a community room and gym. At present, there is no community room available but hopefully will be in the future. The exercise room is in need of repair to much of the equipment.

I absolutely love Fox Run Apartments; I just signed my 29th lease! The apartments are very sunny…read moreand spacious with ample closet space. Each apartment has its own private entrance and includes wall-to-wall carpeting, as well as a full-sized washer and dryer just off the kitchen. All top-floor apartments (1BR, 2BR, and 2BR w/Den) have a fire place. The grounds at Fox Run are beautiful and well maintained. The complex has a Fitness Center as well as an outdoor swimming pool. The office manager, Donna, is very polite, knowledgeable, and accommodating. The maintenance crew is very good and responds to work orders in a very timely fashion. (Someone is always on-call to respond to emergency maintenance needs.) On a year round basis, Fox Run has a very hungry family of deer, that visits numerous times a day: (breakfast, mid-morning snack, lunch, afternoon tea, dinner, and bedtime snack)!

Since moving into this property, I have experienced a number of concerns that have required…read morerepeated follow-up to get addressed. The two most recent issues have been particularly concerning. After my refrigerator failed and had to be replaced, maintenance staff placed a visibly dirty replacement refrigerator in my apartment. This was not the first refrigerator-related issue. After the third incident involving my refrigerator and resulting food loss, April, the Property Manager, acted as though reimbursing me for the food I lost was a favor rather than an appropriate response to a recurring maintenance problem. I also reported a concerning stain on my ceiling. Rather than conducting an appropriate investigation into the source of the staining or checking for moisture, maintenance staff told me it could be caused by cat urine from the apartment above seeping through the ceiling. Maintenance staff then told me they could spray the ceiling and make it look as though nothing had ever been there. As of this afternoon, I have been informed that their solution remains to spray the affected area with a concealer/stain blocker and monitor whether the stain returns. No professional assessment of the moisture level or source of the staining has been communicated to me. I have now contacted an outside contractor to assess the area, test the moisture levels, and provide a professional opinion because I want the source of the staining evaluated rather than simply concealed. Equally concerning has been the way my concerns have been handled by April, the Property Manager. When I expressed my frustration regarding these repeated issues, April characterized me as "disrespectful" and told me what would and would not be "tolerated." I experienced this interaction as a microaggression. Labeling my direct communication as "disrespectful," rather than addressing the legitimate concerns I was raising about the management of my home, was both inappropriate and troubling. Residents should be able to firmly advocate for themselves without their tone or demeanor becoming the focus of the conversation. I subsequently documented my concerns in writing, including concerns about that interaction, and multiple emails have gone unanswered. Management has continued to communicate about maintenance while ignoring the substantive concerns raised in those emails. Between the repeated need for follow-up, recurring maintenance failures, receiving a dirty replacement appliance, the handling of reimbursement for lost food, the explanation that a ceiling stain could be cat urine seeping through from another apartment, the continued plan to conceal that stain without first determining its source, unanswered emails, and the way I was spoken to when I challenged these practices, I have lost confidence in this property's management. I would strongly caution anyone considering moving here. Based on my experience, the maintenance staff and April appear incompetent and incapable of providing the responsive, professional property management residents should reasonably expect.

The management team, Anjelique and Barbara, are wonderful. They were helpful above and beyond when…read morewe moved, and they address any request for help promptly and effectively. During the recent fire at SPS they kept us updated on all the recommendations for our safety and installed huge air purifiers throughout the building "just in case". They also organize a range of fun get togethers and are always looking for ways to make The Flats a warm and comfortable place to live. Five stars plus!!

Don't be fooled! 1. If it's always been a dream of yours to…read morestar in an episode of Big Brother, move in! Surveillance is important if it's being used for the safety of tenants, etc... but theirs is also used to send security to attempt to intimidate the residents, accuse tenants that their relatives (children, grandchildren, etc...) were behaving badly in the hallway, fine a tenant that didn't notice their dog had an accident (without warning), patrol the visitors being escorted by residents. Where was surveillance when a young man was being neglected and starved to death by his own parents and caretaker in one of your premiere units? He died alone in his unit. No one noticed 2. Danger to the Tenants Lulu Lemon robberies-sometimes multiple times a day, causing unnecessary danger (police chases on the sidewalk where babies are pushed in strollers and dogs are walked) Recent Violent Robbery with an AK15 style rifle and sword (9/28/25) Madoff style con man resident (being investigated by the CFTC and Upper Dublin Police) 3. No Transparency Once Management becomes well aware that word is spreading or they have no other option, they'll finally send an email to "inform" their tenants. It could be weeks or an entire year later. This was true after a death in the building brought added security, news cameras and the story was about to break on local news channels. There was a major flood that affected residential hallways, multiple apartment units. Residents were displaced, there were obvious signs of drywall and flooring damage, RestoreCore remediation trucks, etc....Residents were finally informed Recently, an AK-15 style rifle and Katana sword were at the center of a violent robbery at The Promenade (9/28/25) An email went out over a week later. 4. Do you want your very well behaved children to be targeted and uncomfortable where they live? Management will demand your young teenagers are supervised, whether they're in the court yard or any indoor common area. They'll ask, "Where is your mom." Forget about having friends over. During Spring Break, my daughter was told, "She could only have 2 friends enter the building because they were on high alert." During an eclipse viewing (where I was already "supervising"), security and the Manager came over to "check" Your child had zero access to the gym, even with supervision, until they're able to vote. They can't use the pool unless a lease holder is present. That means if you're not home, a nanny or grandparent can't bring your child to the pool. The age for a teen to be able to go to the pool alone is ridiculous! *Discrimination* 5. Following the chain of commands means nothing! Management doesn't care! Corporate cares less! Nepotism runs deep! They don't have the courtesy to respond and all cover each other. Good luck if you have any real issue. It will go unresolved. 6. The pool: Residents are limited to guests, even though it's completely empty, except for Holiday weekends. Infants count as a guest. "it's not a country club." 7. Schindler Elevators They are constantly inoperable and could take weeks to fix. The community has many handicapped and elderly residents 8. Money Grab: Fines month to month fee- $300 12 month lease, many residents have requested and been denied longer leases. Daily/ Corporate rental- the bottom line is more important than the safety of the building Party Room rental-As a resident you get no discount/courtesy. You will pay the same price as non-residents. They encourage renting their "party space." versus giving the residents the ability to use the common space as a courtesy/ no charge. 9. A newborn baby: If this changes the occupancy limit, you'll be asked to find a new apartment asap 10. You want to be back in Middle School Most of Management lives there. If they are working and you enter the office, you are made to feel like you are bothering them...rude and dismissive. If they are off, and you pass them in the hallway, there probably won't be eye contact and you definitely won't get a hello. I was called into the office, the door was shut, the Manager and Assistant Manager interrogated me. I was accused of spreading a rumor, "it's come to our attention that you're saying one of the residents caught cancer from mold in their apartment. We take this very seriously. It is grounds for eviction." I heard the gossip. A version of the story was very true. According to a couple that previously lived there, they had a very serious mold issue and the wife was immunocompromised. They moved out because Management mishandled the remediation. A prior yelp review details their experience. Once you sign on the dotted line, you'll see Management doesn't care about their residents. Their pat response is, "this is apartment living." The best residents, resort living and the convenience of retail (that leave in the middle of the night) doesn't make up for this management team. Harold, Bernadette and maintenance are the pros to living there!

My current review as of November 2023 is just based on my pre-leasing experiences thus far, and…read moreI'll continue to update once I officially begin being a resident. General apartment info/fees: - Upfront/one time fees: = $75 app fee = Deposit (may be more):$1000 deposit vs $199 non-refundable deposit = $200 admin - Monthly fee: None. Utilities are not included. - Parking: East building has 1 free spot in the garage. $50 for an extra car in the garage. West building you can park outside for free. Under cover (kind of a garage) is $150 a car and reserved. - Guest parking: Free - Floors: Technically 5, but the 1st floor is reserved for the garage, stories, leasing, etc; - There is a mailroom, Amazon lockers, and package room - Internet: Verizon Fios and Comcast - No appliances use gas. All electric. Pre-leasing Experience September - October 2023: - Staff: This luxury apartment complex has a team to actually pickup the phones! A lot of other apartments in the area seem to have this plaguing problem where they don't have enough staff to pickup calls or returns calls. Maybe the team has missed 1 of my calls, but they have always returned them or picked up the next time I called and has been #1 in doing so. Ileen and Mac were great to talk with about the Promenade and receive tours from. - Tour: I've had 2 tours since I wasn't exactly paying attention to the tee the 1st go around. Future resident parking for the tours is between the 2 buildings in front of the leasing center on the opposite side of Kilwins. I would recommend that it be mentioned in the tour emails since I wasn't sure where to park or to go for the leasing center initially. Also, I don't think there was sufficient Future Resident parking on my 1st tour since it was already occupied. Could be random people using it for shopping. Regardless, the tour from Ileen and Mac was great! They showed me 1BD and 2BD model apartments, the various amenities, both buildings, and answered my bajillion questions. - Website: For a relatively new and luxury apartment, the website doesn't match. It feels like something designed a decade ago. Maybe my current Apartment (The George) spoiled me with their site, but it is lightyears different. The overall website for the Promenade feels clunky and not a consistent experience. Using "Lease Now" to view floor plans or available units is an odd experience. There are no virtual tours available of any units or the apartment complex. Photos on the website appear to have inconsistent quality, copyright mumbojumbo, sizes, and there aren't enough photos to make up for the lack of virtual tours. You miss out on a lot because of that. There is also no specific distinguishers between photos for a 1BD vs 2BD. Why does that matter? It is because a 1BD does not include a fridge with a double door and water dispenser and potentially other amenities. Another spoiled complaint of mine is there is no apartment map on the website to easy view where units would be and amenities. They do have paper print out copies, and I attached one to the review, but it still could be an experience that could be improved. There aren't a lot of filters or organization to the floor plan madness on the site. So it can make searching for an apartment to be tedious if you had a specific floorplan in mind. Regardless, I feel like the website is archaic and should have a massive overhaul. - Application/leasing: Was waitlisted for a 1BD for a while, but I won the lottery (a joke) and was able to get through to apply. Overall they require a lot more information for the background/credit check then what I recall doing for previous places, but I guess everywhere is different. Application was quickly accepted, and I was able to place a deposit. In the end though, I chose Residences at the Promenade because I feel like the location, amenities, the staff, apartments themselves, and more provide the best value. I wholeheartedly recommend this place based on my pre-leasing experience.