Three16 Property Management

Negative experience: I would stay far away from this property management! They are so unorganized. My husband and I moved out of Harris Ridge Townhomes in July of 2024. We left both of our numbers, email addresses, as well as a forwarding address to our new home. My husband went and completed a walk through. We were sent a follow-up email stating that we would have to pay for a ripped blind and possibly the carpet. It wasn't a suprise because we did have a 2 year old and there were stains on the carpet. The email states that they were going to attempt to clean the carpet first before replacing it and then go from there. They were to send a final invoice within 60 days with final charges. We called a few months later to inquire about charges and were told that they were still waiting for the carpet to be inspected and would let us know. We never heard from them again. Now 2 years later, I receive a letter from a debt management company saying we owe $700 and that three16 placed this debt with them for non-payment. Mind you..we never received any notices. When I called to inquire about it, three16 tried to say an email and notice to my house was sent. When I asked when the email was sent and to what physical address the response was "Oh I need to call you back after I investigate." What are you investigating?if you see these notices in the system as you say then you should be able to tell me exactly what it says including dates and times. Needless to say, they never called back and now won't answer the phone. I have kept every single email since I had dealings with them since the beginning of 2021.I will be disputing this charge as well as reporting them for improper credit reporting practices. Also to add, while we were tenants, They charged an extra $10 to pay rent in office. My husband and I were accused two separate times of not paying rent and had extra charges and at one point a letter threatening eviction sent to us after rent was already paid on time. I had to send them emails about that and show them the receipts that they provided with stamped times and dates to prove otherwise. Never received an apology..just an "Oh we'll correct it." Edit to add! I finally received a call back. Megan was extremely rude and continuously mentioned the email with estimated charges instead of providing proof of a final invoice. The exchange got so heated and Megan couldn't take being called out on her BS so she hung up on me. This property management is soooooo professional!

Negative experience: The new property manager seems to be on a power trip. She's constantly sending emails and community announcements about small little things they consider "issues" but are really just nitpicking over nothing that hasn't bothered anyone for years and has suddenly become a problem now that there is someone new in charge. Recently they started disallowing street parking in my townhouses, in a neighborhood with super wide streets, where street parking has been allowed for years. With the driveways being so small, street parking was absolutely necessary and its prohibition is really hurting those of us with a more than one car household. It is honestly enough of a problem it might force me to start looking elsewhere. Also of note, they have a disparagement clause in their leases, claiming negative reviews are a breech of the lease. These types of clause are explicitly prohibited by the Consumer Review Fairness Act (CRFA) of 2016. They keep these clauses in their leases, although they are not enforceable under the law, just to try to scare tenants from leaving negative reviews; a disgusting behavior. So, be warned, the fact that these properties have overly positives reviews is potentially heavily biased because of the fear they try to instill in their tenants.

Negative experience: This people run a scam of keeping tenants security deposits. Lived 3 years in one of their properties with a faithful monthly rental payment every by the 1st of the month. I moved out without a single damage to the property, well kept, and cleaned. But to my greatest surprise, this company started playing some funny game trying to keep my security deposit. Called the office and the manager hung up in my face simply because i asked her to give a reason why i cant get my money back. she claimed i will have to pay $1360 for painting and $260 for the blinds like they expected me to live in there for 3 years with no single stain or hand print on the wall. Make sure to call the news media station on them because they need to be made exposed. Don't do business with this company because they out here to scam you of your money.

Negative experience: This place was fine other than the hole in the wall that came with my home. but they took 90% of security deposit they say they would show me pictures and an invoice of the damages and i have yet to receive either. they are scammers who was gonna find any reason they could to get 90% of security deposit.

Negative experience: I live in Stonewyck Townhomes! I have been here for over 10 years and pay my rent on time! The management staff at this place is unsatisfactory! During the years I have seen management change from bad to now worse! The only thing their concerned with getting their rent money. When you make request to the staff or complain about something, they never do anything about it. They say they will look into the problem but they never do. They take forever to respond to an email or not at all. If I could move I would but rent prices are so high everywhere else and it tales money to move as well. I am so dissatisfied with the lack of respect they show to the people who live here. For the amount of money we pay for rent there should be amenities on this property but there's not. They expect us to upkeep the patio area instead of them doing it themselves. Landlords need to realize that if it's not for the people who stay here and pay rent they wouldn't have a property. I complain and make suggestions on how they can improve the area and that they need to Start putting notices up on the doors of people who continue to violate the rules. They don't do it. That's why nothing ever changes. It's just ridiculous! Don't get me started about when Helene happened. It was hard to get them to do anything or to provide follow-ups about when things would be fixed.

Fantastic experience: Overall great to work with and always very prompt to respond to issues. The maintenance team is amazing very professional.

Fantastic experience: We lived at Harris Ridge for 3 years under the property management of Three16 and have nothing but good things to say. Maintenance request were always taken care of super quickly, even after Helene. Managment was always super friendly and professional. The community is also very quiet and family friendly.

Fantastic experience: Lived in Grovetown Crossing with Three16Property management for the last two years. Although it was my first time living on my own and paying my own rent, it was a flawless experience. Move in was super easy, submitting maintenance requests and paying rent (even while on a deployment to the middle east) were easy, and move out took less than 15 minutes. Granted, I did everything I could to leave my unit better than I found it. Overall, amazing place to call home and it's location in relation to Fort Eisenhower can't be beat.

Positive experience: The lady that checked me in ther was really nice

Fantastic experience: I had an amazing experience with Three16 Property Management from start to finish. The staff was incredibly friendly and professional, and they made the entire rental process smooth and stress-free. Any maintenance issues were promptly addressed. I really appreciate their commitment to providing top-notch service. I would highly recommendThree16 Property Management to anyone looking for a trustworthy and reliable rental management company. 5 stars all the way!

Positive experience: Megan was very helpful.

Fantastic experience: Three16 Property Management was great when we rented a house through them. The team was really kind and very helpful. They were also extremely flexible with us as our move in and move out dates changed a few times. We would love to rent through them again!

Fantastic experience: I was a resident within these properties for about 3-4 years. In those 3 years, it has been a wonderful experience. I was truly devastated when Stephanie left as manager, as she truly went above and beyond to make residents feel safe, appreciated, and accomodated; however, I have no complaints of new management. I recommend.

Fantastic experience: Katie was amazing! She is awesome at showing properties and making the moving process easy!

Fantastic experience: Thank you so much Three 16 property management. I especially want to thank Waldo for coming to do such a fantastic job today on the HVAC unit even in the messy weather.You guys never fail. Whenever I call, you guys are always right there. I’m so blessed to rent under such a compassionate and caring property management company. God bless each and everyone of you daily. Thanks again!

Negative experience: If I had the option for zero stars I would give them that... Do not rent from this property. They are slumlords and do whatever they can to not fix anything so they can pocket your money. They come in and pretend like they are fixing it... I had mold in my home they came in and cut the wall out that had mold months ago and never came back to fix it.

Fantastic experience: Professionalism at it's best!

Fantastic experience: We rented a townhome for two years from Three16 Property Managaement. Not only were all our requests completed by our move-in date, all service requests were handled promptly and efficiently. Our agent was Stephanie Smith, who handled the entire process efficiently and professionally, from move in to move out.

Fantastic experience: Been here for 7 months, have had zero issues with this company. Very pleasant to deal with, you put a work order in for maintenance and by the time you get home the issue is fixed. Neighborhood is nice, house was super clean when I moved in. Would recommend to anyone looking for a nicer place to live in the Grovetown area.

Negative experience: Renters beware this company has an agreement with the military in regards to deposits and pet fees they knew we were military and still charged us extra and later once we brought it up they took money off our rent. 2nd after a year of renting our price was increased by 200 dollars which in my opinion is ridiculous. Don’t bother cleaning when you move out as they will charge you a full cleaning price. And for the love of everything holy do not do any touch up paint we were charged 300 to repaint what we tried to touch up. They also do not provide touch up paint so we paid out of pocket for it and we were told that we had to touch up but then after we painted we were told that it was at the renters discretion. The paint in these places are trash and if you touch the wall stains automatically. I scrubbed for hours and touched up and was still charged over 300 so they could have a professional paint after two years of renting . Not to mention a professional carpet cleaning as well no matter how clean you are! When we first set up to sign with them they were supposed to meet us and never showed so I called and was told oh they said you were coming in!! That should have been my first red flag do not rent from this so called christian family run business they are money hungry and lazy and will nickel and dime you not military friendly run!

Negative experience: This is the worst management company you could deal with. Very shady. Very poor service. Would not recommend.

Fantastic experience: I have been a tenant for 3 years and have zero complaints. They have tended to each of my issues in a timely manner and are very professional and friendly at the same time.

Negative experience: Just terrible from begging to the end highly wouldn’t recommend

Negative experience: This place charge me over $1000 in damages for absolutely nothing and 4 year old carpet that was old when we moved in. Upon doing to walk through, they snatched up the carpet, because they knew they would be replacing it at my expense. They should be ashamed.

Fantastic experience: Great place to rent, and very prompt when fixing things.

Negative experience: As previously stated by someone else in these reviews. I can attest that no matter how much you clean, they will charge you the full cleaning fee. They will probably reply to this message and state otherwise, but that is them trying to cover up what they do. They will try to charge you every penny they can and make it seem like it's justified. Do yourself a favor and make them work for that full cleaning fee they will charge you. I don't even know why they charge you for things they are not even going to fix. Like there was damage on the walls when I got there and I'm sure they charged the person before me., but they didn't fix the issue. They just pocket the money. Also they may be nice (except the manager) but no one in that office is ever on the same page. Also they are the only management company that will turn off your account after move out and not give you a reasonable way to pay your balance. Do not need a reply stating you are sorry three16. Fix your issues instead of pretending like you care and will make changes.

Negative experience: I contacted them to see the properties they had listed but they did not return my call promptly. When they finally returned my call after a few more attempts the property I was interested in was rented! The property was still listed on line as available.

Fantastic experience: The staff was pleasant to work with and very nice.

Negative experience: If you dare rent from them just leave the place a mess because they are going to charge you cleaning regardless. Do not let anything slide on move in inspection because they will charge you for every and anything they can so they can steal your deposit. Not to mention they expect you to turn in your keys early or they will charge you a days rent. They claimed the place was professionally cleaned when we moved in but the second room smelled like dog urine and we had to hire someone to cleAn it, we were not compensated for that either. Instead they lied and said previous tenant didn’t have a pet. Horrible experience. I would stay clear of this company.

Fantastic experience: Thank you to the team at Three16!! I did all the paperwork and house searching without being in the area to physically see the house. I worked with CarlyAnn to find the right property for me. Every question I had while living in the property was answered very quickly. The whole staff is kind and motivated to assist. Thank you to Stephanie that assisted with the move out and made the transition as seamless as possible. If I ever move back into the area, I’ll be a returning customer for sure! Thank you again! -John Ewald

Negative experience: Today we received a email stating that we have to be gone by March 1st and we have never been late on our rent always paid on time, never complained about anything. We stay to our self. Well they told us we had to move because our daughter was one of the kids that was pointed out that’s always in the street riding her bike. Well if you know there are no side walks on this property at all and plus there is no where to play for the kids. So just like me and my husband do we watch out for the kids when driving to the house because we know that there are kids in the neighborhood that is outside playing. They gave us 3 weeks to find somewhere to stay that’s impossible. We are a military family and we have no family out here so we just pretty much out of luck. I wouldn’t advise anyone to move over here with kids or In the military because they don’t care nothing about any of that! It’s all about the money pretty much. My husband even stopped a fire from going into one of the houses spreading but they don’t talk about the good things we do only the bad that they think we doing. Horrible company wouldn’t recommend.

Negative experience: They will lie to your face. Promise you the moon and never deliver!

Negative experience: Please be wary of this business. I recently completed a walk through of my townhouse. I am being required to pay for damages that I never contributed to. I was told I have to pay for damages to a carpet because underneath the carpet marks a stain. I never heard of a housing company lifting a carpet to verify potential stains. As a resident, how was I supposed to know there was a stain underneath the carpet when there are no signs of a stain on the top of the carpet. I truly believe 316th Property Management does this to gain more money out of people. Also, this company does not treat members of the military kindly. We are paying for a months rent and we are not even residing there. On top of that we are told we have to pay $35 dollars per hour for labor plus equipment and any additional fees per deficiency.

Negative experience: I have asthma and serious pulmonary issues from mold blowing directly in my face from an air vent in my master bedroom. I’ve been a resident for three years in the cottages at Grovetown. Weigh your options, health or just some place to be. I could now be facing cancer in the years to come because the mold colonies found are known carcinogens .

Negative experience: 1. I moved in and my fridge wasn't working and my next door neighbor had broken a/c. Both of us were told our problems weren't priorities and would take over a week to get fixed. 2. They can't stay organized enough to change air filters in a given time period so if you have kids or pets good luck. 3. They emailed me saying my rent was late when I pay online every month. I was threatened eviction for their inability to check their computer system. Apartments are beautiful and neighbors are nice management is terrible.

Negative experience: We apply for 1 rented property off wheeler rd paid all fees and never heard anything back. We call and left messages but never had a return call it was urgent we moved so we ended up at Estates at Perimeter....then maybe a month later we received call back . It wasn't like we didn't have 3x times the income and our credit scores are both in 700s so not sure what the run around was but not professional at all.

Fantastic experience: I lived at this property for only a year it was just a starting place for me ...when I moved in a was 8 months pregnant and because the neighborhood was safe and quiet I didn’t fear for my safety...the neighbors were nice whenever I saw them maintenance responded quickly the extra storage outside was amazingly a big help the rooms and bathroom was a great size and paying rent was also easy the only thing I would have like to change is the pet policy I missed my puppy so much this past year btw I was in quail hallow apartments

Fantastic experience: Highly recommend. Very professional, kind, compassionate Christian people that do their best to take care of you.

Negative experience: Dust from sanding was everywhere on move in, toilets were used by construction crew , and the cleaner that was supposed to come before move in never came. We had to make them come out. Currently we have work orders in for a sink disposal that doesn't work, light bulbs that die every week, a fence gate that is missing a piece, and a bathtub seal that is falling off. It has been a week without any calls back, and we still can't use our sink. The power bill is exhorbitant given the current usage. It is likely that the electrical in the complex is installed poorly, causing light bulbs and the disposal to draw too much power and fail.

Negative experience: DO NOT RENT FROM THESE PEOPLE AT ALL COST!!!! WOLVES IN SHEEPS CLOTHING!! They claim to be a "Christian" company but are the furthest thing from it I have ever experienced. If I could have given 0 stars, I would. First of all let me state that I am an extremely honest person. I have no reason to lie and anyone that knows me knows that I am honest to a fault. So keep that in the back of your mind when reading this review. I moved into their property on April 1, 2017. I paid a $725.00 deposit along with the first month's rent. When I received my first power bill, it was over $400.00. I was shocked but thought maybe it was a fault on our end. So we dramatically cut back on our power usage, turned off the AC and even limited our clothes washing. The next month our power bill was still over $400.00. I knew then it was an issue with the air conditioning unit. So I contacted the office and asked them to look at it. They sent a repairman out and was told nothing was wrong. After months of battling with them and GA POWER, was finally told that it was the Air conditioning unit, there were hoses that were not properly hooked up, and that it was just an older machine, (over 25 years old) and just took more power to run. I notified Three 16 that I had spent over $2,000 in POWER ALONE for the first six months I lived there. I had spoken to my neighbors to see if there power bills were outrageous, and they all stated that there bills were never more than $230 at the height of summer. So it was specifically just my unit. Their response was to offer me new ceiling fans, which I declined because my ceiling fans were in working order. That would not fix the problem. Needless to say, the issue was never resolved. I notified them in January that I would be moving out at the end of my lease at the end of March. No one ever contacted me to give me move out instructions or anything. I cleaned the entire apartment and took pictures for proof of how clean it was. I was told when i dropped off the keys that someone would contact me to do a walkthrough, which was never done with me. Now, they are withholding $500 of my security deposit and giving me the runaround. I can not express enough how incompetent these people are. I am a single mother of a special needs child. I don't have time to hire a lawyer and fight them through the court system. Nor should I have to, this is beyond ridiculous they way they have treated me and I will never do business with them or anyone related to them in my lifetime. PLEASE BE AWARE BEFORE YOU MOVE IN, if you would like anymore specific details about everything they have done, you are free to email me or contact me and I can tell you all about the shady people of Three 16 Property Management!

Fantastic experience: Great service. The landlord ( Stephanie) was polite and empathetic when it came to our requests. Five star service any day!!!

Fantastic experience: Stephanie personal is mi new reatiler if she don't sell there I won't move I moved from Fla and she made this journey feel like I move down the street I got to mi new townhouse only seeing pictures 1st and I complained because the pictures were horrible the townhouse was like heaven everything was be on what i expected new paint new carpet new landscape put in almpst like the townhouse was just build I really really really really thanks three 16 mi family thanks you and mi son said thank for the gift bag ;)

Negative experience: Me and my husband rented for around 3 years. We lived in Grovetown Crossing. Our air went out all three summers and it got up to 97 in our townhouse. Every time we called, they would just put freon in the unit and that's it. Our power bill was high, due to the unit trying to over compensate. My husband tried to talk to the property manager, Stephanie about trying to get some off of the bill due to this happening every month; we could never get anything done about it. In March 2018, the toilet in our master bath needed a new handle. I sent our property manager an email. I never received and email back nor did anyone show up to repair the handle. My husband ended up going to Walmart and buying a new one. I just think when you are paying that much (for hardly any space BTW) or renting in general, any repairs are to be at the owners expense. There were a few small things here and there that our property manager never responded to that we just ended up fixing ourselves. Even on the last day while we were waiting to check out, all of our things were packed up and gone. We were told someone would be at the house to get our keys and check the place over between 9 and 12. Of course, the guy shows up at 11:50. We had to just sit there for 3 hours instead of my husband being on leave and us going ahead and starting our travels and wait on this little guy that didn't really know what he was supposed to do once he got there. We are military so we PCSed to another state as of now. We feel sure we will come back to the area again after this because of my husbands job, but we will not be inquiring about these properties again because of the poor Management and lack of concern that was demonstrated while we were there.

Negative experience: We have lived in The Cottages at Grovetown for approximately five months. I would never suggest someone live here, as they do not maintain or care for the neighborhood, and don't enforce their own rules. The dumpster within the complex is always overflowing, with garbage scattered on the ground around the dumpster and falling out into the sidewalk at times. One residential dumpster is obviously not sufficient for 20+ units. Furthermore, they had a construction dumpster in the middle of the cul-de-sac for over a month where the construction crews left nails/screws on the road. We had to repair/patch two tires on two vehicles because we ran them over while checking the mail. When we signed our lease, we were told we could only have two vehicles per unit, and that we could not park on the street (had to use the 6 overflow parking spaces for 20+ units). Since the day our neighbors moved in, they have four vehicles and consistently park 2 of them on the street, blocking our ability to easily maneuver in and out of our own driveway. I called to make a complaint on two occasions, and nothing has changed. Their lack of care regarding their residences and upkeep in the neighborhood is disappointing since they were so friendly and accommodating when we first signed our lease. Edited After Company Reply: The fact that you begin your reply by placing blame on me as a resident because you do not have a record of my complaint says more about the management of the company than the fact the complaint was not addressed. I have notified your company on several occasions of the issues by calling the main phone number and speaking to a receptionist. Unfortunately, those of us who work full-time are not able to drive to your office when you neglect to solve issues via phone.

Positive experience: I cannot have the pet I want here.

Negative experience: This was formerly Collier Management because it comes up when you type in collier management on the web.

Fantastic experience: I have been dealing with the owner of this company for about 25 years and he has always been very professional and courteous to everyone. He has took care of all the problems that has arrived on the properties in a quick timely manner. I highly recommend this company whether you are looking for a place to live or you need a company to manage your property.

Fantastic experience: Collier was recommended to me by a friend. I was going through a bad time in my life. I was leaving an abusive marriage. Collier was professional and it was a smooth process. The same day that I walked into the office, I was taken on a tour of several properties of my choosing in the price range that I told the manager that I would like. There was no pressure. They was no hassle. My central air unit went out and they called in a professional company to fix my air unit outside and in the meantime they made sure that I was comfortable in my townhouse by providing me with window units. My air unit was fixed in 2 days. I think this was an acceptable time period. Overall, I was very satisfied with their services.

Fantastic experience: We just moved in and it was a easy and smooth transition. Cindy is the best and we love it. Thank you for everything. Great place and great management.

Fantastic experience: Great people to work with from the owners to the maintenance staff.

Fantastic experience: Great company with a great staff. Highly recommend

Fantastic experience: Good people who follow through and keep their promises.

Fantastic experience: I love Lauren Lane townhomes!!

Fantastic experience: I had some issues after signing my lease for a second time, but once I emailed them, they came in and got to work quickly..making sure that I was satisfied.

Negative experience: Its Horrible. I stayed in cedargrove apts. Adena was the mnger shes very raunchy and and always saying "im a crazy white lady". NEVER professional. Always in little shorts and cursing. Always took them at least 2weeks to fix something. My bathroom was stopped up she told me to just use the other bathroom and that was a friday i had to wait all the way until monday to get it fixed.

Negative experience: Horrible management. Scammers who prey on those struggling. Liars as well. DO NOT BELIEVE ANYTHING THEY SAY! We were told we would get our deposit back and then turned around and stated they would not. Sad situation but I'm sure they are enjoying their free money. *UPDATE: So they say a disagreement but I moved to another state where they had no properties and we were not even required to make that deposit as early as we did. We did it early because we were excited. And for the record, the property was never removed from advertising as available which makes the word SCAMMERS come to mind. God knows the truth and that is enough for me. Again, enjoy your free money and discouraging people to be swindled by you will be repayment enough. I have the texts saved from all the correspondence so don't push the whole thing about facts being left out. The day I even went in to get an updated contract the computer was not working and there was nothing to review and sign. A shame I chose to leave the check anyways thinking I could trust. Lesson learned. Praying to help others avoid this type of unprofessional treatment.

Negative experience: They handed the apartment in very bad condition. It looked like they touched up the spots on the paint with a different color and the whole apartment is like that. My two year old nephew could do a better job. They said they will fix it. I hope they do. But the first impression is what matters. They should have inspect the apartment before handing it. And last but not least there are 10 dead roaches and a very weord smell. I guess I will clean it up. Very very bad first impression. Not recomemended to any one. Specially with the beautiful apartment complex that are located around the area. Very pricy and very very poor conditioning. Very dissatisfied

Fantastic experience: Good

Positive experience: I once lived in Cedar Grove Townhomes, my entire experience living there was great until the last manager game in before my moving. I'm not sure of his position in Collier Management Todd is a remarkable christan hearted man. I could go on and on about Todd . He is a Great man and asset to Collier Management. Todd get the 4 stars