Ruby with the maintenance team at Rollingwood is phenomenal. We had multiple issues on our property we rent that needed to be addressed. He reached out in advance to set a time for the work and was flexible. During the work he was super helpful when explaining what caused the issues and how he was going to address them. Ruby also did all of the work super quickly and even addressed other issues we were not aware of. Highly recommend Ruby Cortez's work! read more

Use Rollingwood as an owner and although we haven't used other services, we've used Rolllingwood for over 10 years and are happy. They truly seem to care for and speak for the renters and do bring to my attention immediate fixes that are over a certain dollar amount for approval. Under that dollar amount they have pre-approval to fix immediately what is needed. Had a few managers. Some better than others, but in general they wanted to do a good job and had a good attitude. Run like a professional company and has good accounting and service providers. read more

Rollingwood Management - Place that Rollingwood rents out for us. - Property Management Near Me - Austin, Texas

very very disappointed only with 2 month with these people. Maintenance has showed up unannounced twice, one with my 15 year old daughter being home alone. She woke up to find strange grown men in our back yard looking through the glass door!! She was so scared I came home early just to find they let dog get out!! No one notifies us about things going on and being done. But you better believe if rent isn't paid by the 3rd, you will be reported to the credit bureau! read more

Excellent to work with!!! Our arborist company does lots of work for them and they are always kind, respectful and professional!! Never had a problem with this wonderful team. Would highly recommend working with them in any capacity- Austin Tree Experts Team :) read more

My lease is ending at the end of July. THEY WILL NOT LET ME EXTEND THE LEASE FOR 1-2 MONTHS. The only option they're giving me is to sign another 10+ month lease. ALSO, they're not even guaranteeing me the option of breaking the lease / subletting. In other words, if I only want to stay for another 1-2 months, then my options are: 1: Move all my stuff into storage and live in an AirBnB for 1-2 months. 2: Sign a 10+ month lease that might not even let me sublet. RIDICULOUS. Whenever I ask why it has to be this way, or if they could be flexible, all I get in response is "No. This is the company's policy.". Fuck your company's policy. I hope no tenant signs with you, and no property owner uses you and you go out of business and are replaced by companies that don't have stupid/inflexible policies. read more

They are great to work with. Whenever I submit a maintenance request it is addressed immediately. Staff are very pleasant.

We worked with Rollingwood as a owner. For over 3 years, we got our full owner withdrawal for only 10 times or so. They always were repairing something and charging an overpriced fee that just under $400 limit. This time, the manager ordered a $700 repair without my consent (the manager had authority to spend less than $400 for repair without owner's consent). That worked against our contract and they charged us anyway. read more

I have 12 years experience as a landlord and probably about the same as a tenant. Rollingwood is the worst management company I've ever dealt with throughout that period of time. We moved into our house (as a tenant) in May of 2021. Since that time, the air conditioners in this house have not worked properly, to the tune of $600 electric bills for the previous 3 months - even during a mild summer. This house is extremely modest in size, has separate isolated units for the 3 sections of the home - which should keep bills around $200 at the most. Nevertheless, they refuse to actually instruct the service technicians to fix the problem. And when they do send a service technician out here, they generally make problems worse. By my count, three separate times in 5 months, they have refilled the refrigerant in a single unit. Usually one would assume that unit needs to be replaced and advise the property owner that this is the only possible recourse. Nevertheless, they persist in their folly of attempting to repair the unit, which always precipitates another repair (and another refrigerant refill). How ridiculous. AC is not something you mess up and get a good review for me. I'm also leaving a separate review for the AC repair folks, but Rollingwood Management deserves a considerable amount of ridicule for their policies with me over the past 4 - 5 months. Oh, and if you dare to call them after 5pm, they threaten to charge you $75 for leaving a voicemail. Pathetic indeed. read more

I loved renting from Rollingwood. I rented a tiny little cozy home in the 04. The only reason I left was bc I got engaged and we needed to look for a larger place. I never had any issues at all. My fridge wasn't cooling properly once and it was literally fixed the next day by the time I got home. I was pretty amazed. I've never had a maintenance request taken care of so quickly. They even sent me a gift card during the holidays which made me feel valued and special. I'd highly recommend renting or buying from this company! Michael Francis is easy to work with and very professional and kind! I couldn't of asked for more from a landlord. Will miss the little house and enjoyed the year I spent there. Thank you Rollingwood!!! Ashley Amato read more

Rollingwood Management - Will so miss this tiny cozy home! I hope the next person who rents it will love it as much as I did!! - Property Management Near Me - Austin, Texas

Every time something in the house breaks it takes a minimum of a month to have Rollingwood fix it, often with me having to chase them to approve requests from vendors because they don't deem it necessary to respond in a timely fashion. When major items like ovens and dishwashers break there is no sense of wanting to get the job done and ensure they have satisfied tenants. read more

I am leaving this review as a property owner. I have two houses with Rollingwood, and they take care of them just the way I want. We have a price point below which they can initiate repairs and above which needs my approval. They have monthly reports and annual reviews of the properties (with pictures). Any issues are dealt with or flagged as something that might need dealing with eventually. From my perspective, tenant concerns are addressed swiftly. Chris Francis always answers any questions I have promptly, and they also are willing to fix things "right", not just "cheap". read more

We've lived at the same address for over 30 years in Round Rock, TX Due to having retirement acreage out of state, we never saw a reason to buy. The stress was always for the homeowners around us. It was apparent either for an economy forcing underwater home markets or major repair bills. Not us, with 100% immediate appliance replacement, plumbing, electrical or AC. Rollingwood Management was on top of it since the start. Sure some vendors would pass on from time to time, but the management team kept up with the utmost professional replacement personnel. When our retirement recently called and we moved on, we often look back with the memories at the ease of living life without worry. We had many happy times in Round Rock and owe a lot of that to the first name friendly professionalism of whom we leased from. Roger and Dianne read more

This is addressing Michael F.'s statesment below. We didn't move because we were purchasing a new home. We moved because the lack of response from your company. We had water in bedroom and in the carpets and your company took too long to address the issue. We also had HVAC, plumbing, and sanitary issues. When we would speak to your associate, he would disregard or attempt to patronize us. This motivated us to start looking for our home. Otherwise, we would have stayed. It was a perfect location since our kids go to the schools across the street. There were other documented issues as well. We had to move out because my child's health was at risk. read more

I hired Rollingwood Management to manage a property I own in Austin when I moved away a couple years ago. They have and still manage the property for me and do an excellent job. From a landlord's perspective, having timely information and reasonable costs are paramount to a good management company which these guys provide well. I have always been very happy with the contractors they've brought in to perform services and the rates, while not cheap, have always been reasonable. Rollingwood found an excellent tenant for my property and was able to get the house fixed up to be rental worthy at a fair price. I feel they've done a great job over the past couple of years and I'll continue using them for the indefinite future. If you're a landlord and need a full service management company, these guys are great. read more

As management companies go, Rollingwood is far better than most. We never had an issue with maintenance or repairs being scheduled and completed promptly, and communication with the main office was always clear and consistent. The rental price for the property we occupied was very fair and only went up once in the three years we lived there, and we got the majority of our security deposit back with only minor deductions for a pet (which we expected) and for re-cleaning floors (which we didn't expect, having had the place professionally cleaned upon move out). We've rented a lot of apartments/houses in our day. There are far worse management companies than Rollingwood, and few better. read more

Kim Fowler at Rollingwood Management is AMAZING!! I couldn't have asked for a better landlord. I was a tenant renting a home through Rollingwood Management for the past three years, and did not have one issue while working with Kim. Although some of the other staff at Rollingwood Management are very set in their ways (not always a bad thing), Kim made it her ultimate goal to complement my needs. Her work has been nothing but professional, on time and reliable. Not to mention her personality and sense of humor is awesome to work with! Over the past three years, I have been very pleased with Rollingwood Management. They have done a complete face lift to their online payment programs that make it simple and easy to pay your rent, including auto payments. They have also made it very convenient if there is ever a maintenance problem. All you have to do is go online, click on the maintenance request form, fill it out and within the next 1-3 business days the problem is fixed! No hassle at all! I am very sad to be moving to a new unit outside of Rollingwood Management, but I couldn't recommend anyone better for a landlord than Kim Fowler. If you are thinking about renting or buying a home through Rollingwood management, make sure you ask for Kim, she DEFINITELY won't let you down. She will make your experience at Rollingwood Mgmt. damn well worth it :) read more

I rented a home managed by Rollingwood for 1 year. After move-out, we received our security deposit less some significant items. We felt that these items were mostly unwarranted, and we posted a negative review on Yelp citing the deductions, and some past customer service issues. Within hours of posting the review, I received a phone call from the owner, Michael Francis. He was very professional and helpful, and he worked with us to resolve our issues. We were able to work through the security deposit deductions, and he addressed the customer service issues with his staff. Given the professionalism and haste with which Mr. Francis resolved our issues, we were glad to revise our prior review and rating. It reflects favorably on Rollingwood Management that they consider it so important to maintain a positive reputation in the market, and to resolve issues with former tenants. read more

We have been with Rollingwood Management for a year and a half and our Property Manager, Peggy Smith is fantastic. Each time we have to call with a maintenance repair she is very quick to respond. I typically will get a call within 2 days at most by the vendor or Rollingwood to schedule requested services. Today actually we had someone come out to check our stove burners and electrical outlets, named Phyllis Darcy, who happens to work for Rollingwood. She was here promptly at 8:00am as scheduled. She was very pleasant and nice to work with. She went out of her way and checked all of our electrical outlets, including the ones that were working well. She explained to me exactly how the outlets in our rental home worked and what we could do in case any of them stopped working again. She even noticed a tree of ours in the front yard needed trimming, which mind you she was brought here only for electrical needs, and offered to trim the tree for us as we didn't have the correct tools to do ourselves. Phyllis wouldn't let me even help her pick up the small tree branches she cut off or let me help her gather them for the trash pick up in the morning. Peggy Smith and Phyllis Darcy both have gone above and beyond their expectations for providing exceptional customer service, which is why I would highly recommend using Rollingwood Management for any of your property management needs. read more

Love Michael R's assertion that they reached out to me BUT have no record of me. How does that work? It's a lie, that's how. Exactly what you can expect from Rollingwood. 6 years in that house. 6 years. Stay far away if you are looking to rent. And if you're an owner you are crazy to use them. There were so many things they could have fixed before they became huge, expensive problems but they just didn't. read more

We rent a property through Rollingwood. We requested air conditioning repair 48 hours ago and have had no repair. The AC company shared Rollingwood did not want to pay holiday rates and canceled our request. So we sit with box fans, waiting for another day, hoping Rollingwood will at least give equal attention to the renters as they do homeowners. This is unacceptable given the rent we pay for this house. We also put a work order in 6 weeks ago for weather stripping to be replaced, due to bugs coming into the home. We have had no one out to replace the weather strip. Renters beware. Give someone else your money. read more

I have been a tenant at a property managed by Rollingwood Management for the past several years. I have nothing but excellent things to say about Christopher and his team. The responses for maintenance requests were always addressed within one day. My initial leasing experience was thorough and they were Always available to answer questions and quick to find solutions. They are truly professionals and I can definitely recommend their services 100%!!!! read more

I was a tenant at a property managed by Rollingwood and lived there for four years. Rollingwood came out to make sure that the property was in a good state twice a year and they were prompt in responding to any issues within the house. If I needed a rental property managed here in Austin, I would have zero concerns about having it managed by Rollingwood and would use them as our property management company, hands down. read more

I hired Rollingwood to manage my condo over the past year. Overall, they have done an excellent job, here are some highlights: 1. Excellent communication. I've interacted with nearly everyone at the office and everyone who I spoke to promptly replies and is a pleasure to talk to. Debbie, Deborah, Peggy, Pam, and Michael - thank you! 2. Detailed monthly report & reasonably priced maintenance expenses. Every month, they e-mailed a report with rent income and any maintenance expenses, which while rare, were always reasonably priced. 3. Great tenant. Rollingwood took ~1 month to find a tenant, which was acceptable as I would rather have a quality tenant than rush the process and regret it later. They found someone who really takes care of the place. I really have no complaints. Thanks Rollingwood! read more

We've had great experiences working with Rollingwood Management over the last few years. Communications are prompt and concise, and the team has been easy to work with. Thanks! read more

I just ended a two year tenancy with Rollingwood Management. Throughout my time with them, they were fair, efficient, and responsive. It is a very smooth company with more than competent employees. The office manager, Debbie Thornton, is a rock star. She is kind, organized, and knowledgeable. Christopher Francis was also an amazing property manager to work with. Maintenance issues were resolved quickly, and all interactions were friendly and professional. I highly recommned this company! read more

Chris made a point to prioritize their 'tech' and also visited the unit himself. I realize they had over 20+ move outs the same weekend so were temporarily stretched thin. Much appreciate the follow up. Most fixes completed but a few critical outstanding items such as fix or install of working washer/dryer (can't wash clothes until then); fix of shower/tub handle (can't take shower until then) etc. Getting there...should have all happened in the months the unit sat empty or the week I signed the lease, not the day before move in. Patience. read more

Property manager (name deleted) and old front desk person (name deleted) were the most valuable parts of the team. Now the whole place seems unorganized. The front desk girl is rude, short, and unhelpful. I rented for 2 years and it was ok, poor follow through with work orders and poor customer service. i moved into a place that was infested with scorpions; but pest control is the tenants responsibility per the lease. I am in a similar field of work and know how important customer service is. You can't just respond to the ratings, you have to improve your customer service. read more

Wow..... we leased from Rollingwood management for a couple of years and what a horrible experience coming from this company. We will NEVER use them ever again and we will make sure everyone we know don't use them. Worst experience ever!!!!! read more

I have been a client of Rollingwood as as an owner and I have been amazed at how effectively they have managed my rental property over ten years. They are are a real fiduciary caring for my condo better than I could have done had I been a resident. Christopher Francis is the new principal and I have developed a relationship with him comparable to that with I had with his father Michael. I would, and have, recommended there services to many parties. read more

Deborah, the office manager, was very helpful. After we were not able to find our first house they were able to refund one of our application fees and tried their best to find us another property. read more

The people working here are unprofessional and inconsiderate. We have experienced a very low quality of customer service from our property manager and no help from others working there when we've needed it. We rented a duplex from them that is in an old building, which is expected to have problems, but we sign the same lease as everybody else so we expect their attention when problems come up. Instead, it was a constant struggle with them. We had problem after problem with the property and our property manager either wouldn't get anything done for a month or wouldn't respond to numerous phone calls at all. Service has been unacceptable, do not rent from them or have them manage your property, you will be sorely disappointed. read more

We're landlords who own 2 rental properties in Austin and have used Rollingwood for ~8 years. Below are highlights of the EXEMPLARY service Michael and the Rollingwood professionals have provided us: 1. What does 8 years represent? 2 rentals x 8 years = approximately 196 monthly transactions and billing statements. That's a lot of data folks....and I can't recall one time there has been an error. Their annual tax statements are on time and accurate as well. 2. This timeframe also represents several tenant changeovers. Very very rarely, if ever, has a home been on the market empty for more than 30 days...He is careful to work leases to start during high rental months. 3. Each year his team conducts full home inspections and sends us packets with photos of the home rooms and outdoors. It includes a grading criteria that indicates if we need to update painting, etc. This may not sound like a big deal, but we have rentals elsewhere and this concept is totally foreign to other PMs out there. This helps with the sustainability of our investment and ensures a good product is going to our rentals. They ensure annual PREVENTATIVE maintenance is done. 4. Even though we live in California, we try to make it to Austin to check in with Rollingwood and visit the properties. When we show up at the homes and the tenants are there, they tell us how happy they are with Rollingwood. 5. Maintenance: They have managed or facilitated several issues, such as putting in fences, etc. They always work with us closely. I could go on and on, but Michael and his team is the GOLD STANDARD of property managers! He is professional and his team is superb! read more

Great management team! Takes a lot of pride in what they do & it shows in their results. Always friendly & helpful. Professional, friendly, locally owned & operated. If you're in need of property management or are looking to rent a property Rollingwood Management will treat you like family. read more

Rollingwood Management manages 10 single family rental homes for me in the Austin area and has done so for nearly ten years. Michael and team are great to work with, conscientious, attentive, and highly knowledgeable and experienced in the Austin market. I would highly recommend their services! read more

This is literally the worst company I have ever worked with as a tenant. They absolutely do not care about their tenants. It is evident because of the way they handle all interactions. From getting repairs done in a timely manner as they pass the buck and blame people who no longer work for their company, to home inspections with a terrible attitude of entitlement and power tripping, to lease issues, accounting and termination of lease. They basically have you by the balls and they know it and take full advantage of you. They do not care one bit. Chris Francis and Pam (accountant) are the most unprofessional people I have had the displeasure of dealing with. If you email Chris or call him, his response time is at his leisure, you are simply not a priority. Chris and Pam do not have enough professionalism to treat people who pay their salary with one bit of respect. Pam has no couth and when repairs were needed, it took Chris well over 60 days to get things repaired. After leaving multiple messages, I had to finally threaten to get repairs done on my own and deduct the cost from my rent before I ever got any response. Also, other repairs were not completed until after we signed the lease renewal. At the beginning of the contract, we were led to believe that we could rent month to month after the first year. Of course, this was not the case because when the time comes they stronghold you by threatening to kick you out in 30 days unless you renew your lease. We finally purchased a home with 5 months left on our lease, (after renewing of course) so we asked Chris to try and work with us to get the property rented and meanwhile we will continue to pay rent as obligated and this was his response..."I have to call the home owner. It is not in the best interest of the homeowner, it is not conducive to the market, there are two other homes for rent in the area for over 100 days and so no, we will not do it. " I was floored at this response. He won't even try to rent the property? Really? The truth is according to Texas law, they must mitigate and list the property. Beware of ROLLINGWOOD, they are the worst people ever to rent from. Worst people to deal with. Worst customer service ever in my life. AND HERE IS THE RESPONSE TO MICHAEL...The lease was not the only issue. The way your people treat the renters is. Read the whole post. It started long before we terminated the lease which by the way, we have continued to pay rent there and you ROLLINGWOOD locked us out with no notice. We were willing to clean the property and continue our obligation but Chris refused to work with us and then blackmailed us into removing this post. He said he would talk to us only when the post was removed. Really, that is how you do business? We have a very detailed paper trail of the ignored emails and the length of time it took to get any response from your company along with a phone paper trail of how many times we had to call your office to get anything done. It was well over 60 days at times to have anything repaired. The way your accountant spoke to me was totally unprofessional, also documented. Chris ignored phone calls and emails. He displays his lack of how to treat people cordially and professionally during his inspection of the place we called our home. He clearly has a power trip problem as he comes through the house with his poor attitude. So rude and disrespectful, he is. No one deserves to be treated like that, especially tenants who took care of the home and paid their rent in a timely manner each month. This is the problem, not the lease!!!! I will post all of it, if needed because I am over being treated poorly by ROLLINGWOOD. Your inability to take any responsibility for these issues is the exact reason why this has been the worst company I have ever dealt with from day one. We have the owner's phone number and we will also make her aware of the company she is really dealing with. You have obviously not been honest with her. BBB is next! read more

I have been working with Rollingwood Management for about 4 years now, and they currently manage 8 properties for me. I interviewed multiple companies back when I started investing in Austin, and the professionalism and care they put into managing the properties is phenomenal. I couldn't be more pleased with their service, and they are very communicative of issues and other items that need to be attended to. I would highly recommend them for anyone looking for property management services in the Austin area. read more

This is an email that I received today from Rollingwood Management. This is hwo they have responded to me in a disagreement over the terms of the lease: Norman, I take great offense to you implying I have been deceptive in any way. If you want to be rude and unprofessional that's fine. I can be a horses ass with the best of them. I am in no obligation to let you out of the lease AT ALL. I'll let you know what I decide. I will take no calls from you. Everything forward must be in writing to prevent any claims of my being deceptive in any way. Best Regards, Larry Park Realtor® Property Manager, Broker Rollingwood Management, Inc. Property Management Since 1986 3355 Bee Caves Road Suite 504 Austin, Texas 78746 Office 512 327-4451 Fax 512 327-2299 read more

First, I would like to note that I have been both a tenant and a landlord with Rollingwood Management. I am also a licensed real estate agent in Texas. First, as a tenant, they were very fair and responsive to repairs and other issues that came up at the unit we were leasing. We left the unit cleaner than we found it and received our deposit back in a timely manner. Fast forward several years later to 2014, my husband took a job in the Houston area and we decided that since we wanted to eventually move back into our custom built in 2010 home, we would lease it. Naturally, we thought of Rollingwood Management. I met with Michael Francis and read over all of the agreements and we decided to move forward. They require a $500 initial deposit from the owner for an "expense" account, in addition to the monthly property management fee. Shortly after the home went on the market for lease, we were assigned Peggy Smith as our property manager. Although Rollingwood wanted us to vacate the property prior to leasing, we refused to do that and it leased fairly quickly close to list price. I will add that we did not want to consider tenants with pets, so that reduced the tenant pool, which was fine with us. After the 10 month lease term was up the tenants vacated. Most of the property was fine, but there was fairly significant damage to the cabinets in the home, which Peggy told us was "normal wear and tear". They had actually been broken at the mitre joints and had to be put back together. The tenants had 2 boys and I suspect they were slamming them and hanging on them. They also left a lot of mold in the shower and grease dripping from the vent hood. We asked that it be re-cleaned and paid an overpriced cabinet repair person to repair the cabinets. Peggy acted like that was a huge hassle for her to arrange. Peggy said her market analysis indicated that no price increase was warranted, but I did my own research and decided to raise it slightly. The home was re-leased shortly afterward to another tenant. They leased the home for 1 year and at the end of that term for another 10 months. At one point, we were notified that the lawn looked like it was suffering and we wanted to check on it ourselves. We notified Peggy that we wanted to put some organic treatments on the lawn ourselves, so would need to go to the home, so asked her to notify our tenants. She responded, "I will contact them, but they are VERY polished people". (What?!? And we are inferior?) Several months before their lease was up, my husband took a job in Austin and we decided we would move back into our home. I re-read the lease agreement and the notification dates were different on all of the documents. I contacted Peggy for clarification and was notified in writing that 2 months notice was required. I will add here that other than the monthly statements, contact was never initiated by Rollingwood. Not even a quarterly quick call or email to ask how things were going and if we were satisfied with their services. At the end of the last lease term, I insisted upon meeting with someone with Rollingwood for our final walk through. Peggy Smith had left the company several months prior and we were never notified of that fact by them. I contacted Chris Francis, who I discovered had been assigned as our property manager and asked to meet with him or someone from Rollingwood, as our last move out had not gone well. Michael Francis agreed to meet with us, although, he would be "very busy" that day. We walked the property and again, there was mold in the shower and grease dripping from the vent hood over the stove. There was also damage to our site finished wood floors. I asked how this would be handled and he assured me that "adjustments will be made". I asked him what that meant and he said that "adjustments would be made on our final statement". He said, "nothing further will be done by us, as you have terminated your agreement with us". I explained that the "normal wear and tear" they like to quote has included damaged cabinets, which we paid for repair on after the previous move out. He agreed that was not normal wear and tear and said he would "look into it". I also got my final statement and the only adjustments that were made were a credit for the cabinet repair and the carpet cleaning fee (possibly). Nothing for any of the other items we went over with him at our "walk through". We were also charged another $75 for property management after the lease had expired, to add insult to injury. No other "adjustments". So, it is up to us to have the home cleaned properly and the floors refinished. I later got a bid for $6,000 to have the floors refinished. If you are a tenant, lease from Rollingwood. If you are an owner, I would advise you to look elsewhere for property management. Ask questions about how damages are handled, especially at the end of the agreement. We will be out $6,000 to refinish our floors. read more

I am continually amazed at Rollingwood Property Management's total disregard for tenant and leasehold rights. Since I am forced to offer one star, I will give them that for consistency in that regard. My advice to a tenant before leasing any property would be to check out the property management company before you lease from anyone. If I were a property owner, I would do the same rather than invite a lawsuit due to the actions of a management company. read more

Our experience with Rollingwood Management has been a huge let down from the start. When we first signed our lease, the house needed close to half a dozen repairs, which, you guessed it, were never addressed. We ended up having to take care of everything. Our time and money used to bring our rental up to livable conditions. On a second note, be sure to go through your lease and addendum multiple times. They have obnoxious hidden charges that are way overinflated to say the least. Be forewarned about using this shady company. Most of these reviews must have been made by Rollingwood Management staff (another shady, deceiving aspect), bc I have never heard praises out of anyones mouth in regards to this company. The handful of other tenants I know, have had very similar experiences to ours. read more