AMELIA AT FARMERS MARKET

915 S HARWOOD ST, DALLAS, TX

APARTMENT (BRICK EXTERIOR) Mid-Rise 297 units Built 2017 5 stories ★ 4.4 (286 reviews) 🚶 93 Walker's Paradise 🚌 79 Excellent Transit 🚲 72 Very Bikeable

$62,800,000

2025 Appraised Value

↑ 1.0% from prior year

AMELIA AT FARMERS MARKET – EXECUTIVE SUMMARY

The investment case hinges on operational recovery; recent management deterioration poses immediate risk to a flat-valuation asset in a supply-constrained micromarket. The property commands premium urban positioning (Walk Score 93, $88.7K median income in 1-mile ring, 87.8% renter concentration) with stabilized $62.8M valuation ($211.4K/unit) reflecting minimal 1.0% YoY appreciation—ceiling pricing typical of mature Class B infill. However, Google review collapse from 4.7 to 2.7 stars post-Greystar transition in October 2025 signals systemic operational failures (security gaps, pest infestations, maintenance lapses) that threaten occupancy and pricing power during a critical 18–36 month window when 75 new competitive units (25.3% pipeline) are materializing in the same walkable core. Equally material is opaque debt structure: $38.8M financing (61.8% LTV) closed concurrent with February 2026 acquisition with no disclosed rate, term, or maturity—likely bridge facility masking refinancing dependency if stabilization underperforms. Watch-list pending operational remediation and debt clarity; pass if Greystar management issues persist or refinancing terms tighten above 6.5% cost of capital.

AI overview · Updated 1 day ago
Abstract Notes

No notes yet

Studio, 1 & 2 Bedroom Apartments in Downtown Dallas

At Amelia at Farmers Market, choose from refined studio, 1 & 2 bedroom apartments in downtown Dallas that pair open-concept design with upscale finishes like quartz countertops, oversized windows, and luxury vinyl flooring. Every floor plan is crafted to complement the rhythm of downtown Dallas living, whether you're working from home, entertaining friends, or unwinding in peace.

Interior Finishes: Strong 2018–2020 Renovation Consistent Across Portfolio

The property exhibits uniform, upgraded finishes across analyzed units with 18 of 21 upgraded kitchens dated to the 2016–2020 window. White shaker/modern slab cabinetry (9 units observed) paired with quartz countertops (8 units) and stainless steel appliances dominates the unit mix, positioning this as mid-to-premium Class B construction. No evidence of partial renovation patchiness—the consistency suggests a whole-property refresh rather than selective value-add opportunity.

Exterior & Amenity Quality Supports Market Position

The podium/mid-rise architectural style with brick/stone façade, floor-to-ceiling windows, and street-level retail integration reflects urban infill positioning. Amenities including rooftop terrace with Dallas skyline views, modern fitness center with cardio equipment, and contemporary clubhouse with high-rise sightlines align with Class B+ expectations. However, one photo flags a grimy, worn cooktop suggesting isolated maintenance gaps; the water-stained bathroom corner warrants closer physical inspection for moisture issues.

Current Condition: Near-Stabilized, Limited Value-Add

With 29 of 57 photos rated "excellent" and fresh paint noted in 25 observations, the property reads as well-maintained 2017-built asset (likely stabilized post-2020 renovation). The lack of deferred maintenance red flags or widespread dated finishes limits traditional value-add appeal—returns will depend on unit economics and market rent growth rather than capital improvement spreads.

AI analysis · Updated 22 days ago

/

AI Analysis

Location Profile Strongly Supports Urban Renter Demand

Walk Score of 93 and Transit Score of 79 position this property in Dallas's top walkability tier—most errands achievable on foot with robust public transit connectivity. The Farmers Market submarket offers dense retail, food, and entertainment amenities that justify premium positioning; however, without rent data, we cannot confirm pricing aligns with the Walker's Paradise positioning. At 297 units in a high-walkability corridor, the property is well-sized to capture transit-dependent and car-light renters willing to trade square footage for urban convenience and lower transportation costs.

AI analysis · Updated 22 days ago
Distance Name Category
📍 0.4 miles from Downtown Dallas
Map Notes

No notes yet

The 75-unit pipeline represents 25.3% of Amelia's 297-unit base, a material supply headwind concentrated in the immediate submarket. Most permits remain early-stage (document review, revisions required), suggesting delivery timing is 18–36 months out rather than imminent, which defers near-term occupancy pressure. However, the density of activity across 75208, 75215, and adjacent zips indicates these are direct competitors in the same walkable urban core—not dispersed across Dallas—amplifying competitive risk once construction accelerates. Rent growth will likely moderate once supply materializes; occupancy defense becomes critical in the interim.

AI analysis · Updated 22 days ago
🏗️ 75 permits within 3 mi
25% pipeline
Distance Address Description Status Filed
0.3 mi 2013 JACKSON ST ***Manual Recreation*** 1906051126*** - New Multifamily C... Inspection Phase Jul 10, 2025
0.4 mi 720 S GOOD LATIMER EXPY Q Team Review New construction of a 21 level residential ... Plan Review Jan 31, 2023
0.6 mi 1900 S ERVAY ST MANUAL CONVERSION: 1903061211 - EC, FS, FA, PL, ME, EL, G... Inspection Phase May 13, 2025
0.6 mi 2095 S HARWOOD ST THE PROJECT CONSISTS OF NEW CONSTRUCTION IMPROVEMENTS FOR... Payment Due Jul 18, 2023
0.6 mi 1919 S HARWOOD ST QTEAM MEETING 1.29.2026 (1:30 PM) 4 story multifamily apa... Revisions Required Dec 29, 2025
0.6 mi 1905 CORINTH ST QTEAM MEETING 11.6.2025 (1:30 PM) Two four story multifam... Revisions Required Sep 19, 2025
0.6 mi 1819 LEAR ST PROJECT CONSIST OF (2) 5 UNIT 4-STORY NEW CONSTRUCTION TO... Revisions Required Nov 24, 2025
0.7 mi 1405 SEEGAR ST (7) four story townhomes. Site development including driv... Revisions Required Jun 12, 2025
0.7 mi 1701 S MALCOLM X BLVD Q-Team Review, new Construction of two-story structure co... Inspection Phase Nov 18, 2021
0.8 mi 2220 S ERVAY ST NEW GROUND UP MULTIFAMILY DWELLING, FIVE-STORY WITH 315 A... Payment Due Feb 12, 2025
1.0 mi 2522 MERLIN ST NEW CONSTRUCCION MULTIFAMILY Additional Info Required Mar 09, 2026
1.0 mi 3201 MAIN ST QTEAM MEETING 12.3.2025 - NOT USING SB840, CONFIRMED WITH... Application About to Expire Oct 16, 2025
1.1 mi 2705 CLEVELAND ST The 2705 Cleveland project is a multi-unit urban infill r... Payment Due Dec 22, 2025
1.2 mi 2708 PARNELL ST QTEAM MEETING TBD New Construction of 21 units of multifa... Payment Due Feb 18, 2026
1.3 mi 3501 ASH LN New 293 units apartment complex with wrapping 5 story par... Revisions Required Aug 05, 2023
1.3 mi 3608 SAN JACINTO ST New residential townhomes Inspection Phase May 26, 2022
1.3 mi 2829 GOULD ST The proposed work includes the construction of three-stor... Revisions Required Jun 26, 2025
1.5 mi 3000 SOUTH BLVD CONSTRUCTION OF NEW TWO STORY STUDIO APARTMENTS Revisions Required Jan 21, 2025
1.5 mi 2702 MCKINNEY AVE 2700 McKinney - 21 Story Mixed Use Tower Including Retail... Payment Due Jun 09, 2022
1.5 mi 3108 SOUTH BLVD New 5 unit multi-family dwelling. Previous permit number:... Revisions Required Feb 20, 2025
1.6 mi 1000 N PEAK ST QTEAM 1000 N Peak. New Construction of 54-unit, 3-story M... Revisions Required May 15, 2025
1.7 mi 1714 RIPLEY ST New construction of five townhomes. Inspection Phase Jun 19, 2024
1.7 mi 3031 N HARWOOD ST QTEAM MEETING 9.4.2025 3131 N Harwood For Office and 303... Revisions Required Jul 21, 2025
1.7 mi 4320 SCURRY ST Q Team for East Village II New Construction for 3 buildin... Inspection Phase May 19, 2022
1.7 mi 4315 SCURRY ST Q Team review for East Village New Construction for 15 -... Inspection Phase May 04, 2022
1.7 mi 909 E COLORADO BLVD New construction multifamily. Inspection Phase Feb 04, 2025
1.8 mi 4475 SCURRY ST New Construction of 18 unit Multifamily. Inspection Phase Oct 11, 2024
1.8 mi 1717 N PEAK ST Commercial New construction of a 7-unit multi-family buil... Payment Due Feb 27, 2025
1.8 mi 4319 SAN JACINTO ST New Construction 9 unit multifamily. Inspection Phase Sep 17, 2024
1.8 mi 4405 SCURRY ST Q-Team 4405 Scurry for a New, Commercial Multifamily deve... Revisions Required Nov 20, 2024
1.8 mi 4315 SAN JACINTO ST New construction of 9 units multifamily Payment Due Sep 17, 2024
1.8 mi 4618 COLUMBIA AVE Multifamily-2 New Duplex Application About to Expire Dec 16, 2021
1.9 mi 1412 METROPOLITAN AVE The proposed work includes the construction of 2 two-stor... Inspection Phase Sep 19, 2025
1.9 mi 1255 ANNEX AVE QTEAM MEETING 1.8.26 (1:30 PM) New Construction - Multifa... Inspection Phase Nov 24, 2025
2.0 mi 701 N LANCASTER AVE New construction 16 condos Payment Due Oct 25, 2023
2.0 mi 2505 TURTLE CREEK BLVD New construction of 20-story assisted living building wit... Inspection Phase Aug 06, 2024
2.0 mi 1902 N CARROLL AVE New Construction of 3 story 33 townhouses with garage at ... Inspection Phase Jul 01, 2022
2.1 mi 911 E 8TH ST QTEAM MEETING 6.5.2025 - 20 unit new construction multifa... Payment Due May 16, 2025
2.1 mi 4918 EAST SIDE AVE New construction of 5-unit townhome building Application About to Expire Jun 28, 2024
2.1 mi 4918 BRYAN ST New construction MFD, 7 dwelling units, 4918 Bryan Inspection Phase Jun 02, 2023
2.1 mi 400 N LANCASTER AVE New construction of 16 unit multifamily. Inspection Phase Jan 28, 2025
2.2 mi 4704 MONARCH ST Multifamily New Construction, 8 townhouses with 2 bedrooms Inspection Phase Apr 01, 2025
2.2 mi 312 N LANCASTER AVE New Construction 16 Multifamily Payment Due Jan 19, 2023
2.2 mi 1722 N FITZHUGH AVE 5 Townhome Units New Construction (Multifamily) Plan Review Dec 10, 2025
2.3 mi 1510 E 11TH ST Mixed-use residential and retail project with 204 units a... Inspection Phase Sep 29, 2021
2.3 mi 3555 DICKASON AVE Q-Team Migrated NEW 4 LEVEL ABOVE GRADE GARAGE(1-3.5).LEV... Payment Due Mar 24, 2021
2.3 mi 4609 MANETT ST QTEAM MEETING 8.12.2025 (1:30 PM) new townhomes Revisions Required Jun 17, 2025
2.5 mi 1906 MOSER AVE QTEAM MEETING 3.10.2026 (All Day) new multifamily constru... Revisions Required Jan 20, 2026
2.5 mi 1111 N MADISON AVE QTEAM MEETING 10.22.2025 New construction of a 4 unit condo Inspection Phase Aug 18, 2025
2.5 mi 5601 BRYAN PKWY QTEAM MEETING 9.3.2025 AM To build 5 unit condos - Total ... Inspection Phase Jun 30, 2025
2.6 mi 3900 LEMMON AVE New construction of MFD project. 406 dwelling units with ... Revisions Required Aug 21, 2024
2.6 mi 820 VIOLA ST New construction of 26 DWU, 3 story multifamily developme... Revisions Required Mar 10, 2025
2.6 mi 719 N ZANG BLVD New Construction multi family apartment Inspection Phase Apr 11, 2023
2.7 mi 952 S CORINTH ST RD QTEAM MEETING 3.12.2026 (1:30 PM) - REFERENCE SITE PLAN #... Revisions Required Feb 20, 2026
2.7 mi 117 W 8TH ST A new construction of four units to include three single ... Revisions Required Sep 16, 2025
2.7 mi 115 W 8TH ST A new construction of four units to include three single ... Revisions Required Sep 16, 2025
2.7 mi 111 W 8TH ST A new construction of four units to include three single ... Revisions Required Sep 16, 2025
2.7 mi 4005 N HALL ST QTEAM MEETING - 7.23.2025 - 8 unit multifamily new constr... Payment Due Jun 17, 2025
2.7 mi 4013 N HALL ST QTEAM MEETING 7.17.2025 8 unit multifamily new construction Payment Due Jun 17, 2025
2.7 mi 4011 N HALL ST QTEAM MEETING 7.22.2025 - 8 unit multifamily new construc... Payment Due Jun 17, 2025
2.8 mi 217 MELBA ST Multifamily residential building with 99 units, 4 floors ... Inspection Phase Dec 02, 2024
2.8 mi 5705 LIVE OAK ST New Construction Multifamily-5705 Live Oak Inspection Phase Jul 24, 2024
2.8 mi 4330 DICKASON AVE New construction of multi-family// 4330 Dickason. Plan Review Jun 29, 2022
2.8 mi 313 N BECKLEY AVE QTeam Review, New Multifamily Revisions Required Jan 02, 2024
2.9 mi 5946 LEWIS ST Building 5 condos -3 story. Revisions Required Aug 15, 2025
2.9 mi 6001 LEWIS ST Commercial New - Multifamily Inspection Phase Feb 08, 2024
2.9 mi 5810 REIGER AVE QTEAM MEETING 11.20.2025 (9 am) New construction of group... Inspection Phase Oct 23, 2025
2.9 mi 230 MELBA ST NEW CONSTRUCTION IMPROVEMENTS FOR A (4) DWELLING UNIT, MU... Inspection Phase Jun 18, 2025
2.9 mi 2811 HONDO AVE New construction of 12 unit townhome on two lots; 6 units... Inspection Phase Jul 16, 2021
2.9 mi 2723 HONDO AVE New construction, multifamily.6 dwelling units. Inspection Phase Nov 27, 2024
3.0 mi 2314 ARROYO AVE he proposed work includes the construction of three-story... In Review Sep 16, 2025
3.0 mi 2514 LUCAS DR (1131) MULTI-FAMILY DWELLING / 5 UNIT MULTIFAMILY Inspection Phase Feb 24, 2025
3.0 mi 6027 LA VISTA DR Construct 5 Plex WOOD FRAMESTUCCO/SIDINGCONDOS WITH ATTAC... Revisions Required Sep 19, 2025
3.0 mi 5731 RICHMOND AVE QTEAM MEETING 10.21.2025 (AM) New construction of six-uni... Inspection Phase Sep 23, 2025
3.0 mi 4501 AFTON ST Residential use Inspection Phase Nov 23, 2021
Nearby Construction Notes

No notes yet

Debt & Transaction History

Extreme refinancing uncertainty and imminent maturity risk. The $38.8M loan closed concurrent with acquisition on 2/18/26 with no disclosed maturity date, rate, or term—opaque financing structure suggests either a bridge facility or data gaps masking near-term refinancing pressure. At $130.6K per unit, leverage sits at 61.8% LTV, moderate on face, but the null DSCR and absent debt service metrics prevent stress-testing against rising carry costs. The sub-three-week ownership window and single transaction flag this as a recent acquisition with unknown hold strategy; absentee COMPANY ownership typical of institutional players, but lack of operational visibility raises refinancing dependency risk if property underperforms 2026 stabilization assumptions.

AI analysis · Updated 22 days ago
Ownership Duration
0.1 years
Since Feb 2026
Transactions
1 recorded
Owner Type
Company
Absentee owner
Owner Mailing Address
916 S MIKE CHAPA, LA VILLA, TX 78562

🏛️ TX Comptroller Entity Data

Beneficial Owner
Betty Rodriguez high
via officer match
Registered Agent
Rosa Perez
916 SOUTH MIKE CHAPA DRIVE, LA VILLA, TX, 78562
Officers / Directors
Betty Rodriguez — Vice President
Criselda Munoz — Director
Jorge Lopez — Director
Lupita Suarez — Secretary Treasurer
Rosa Perez — President
Entity Mailing Address
PO BOX 60, LA VILLA, TX, 78562
State of Formation
TX
SOS Status
ACTIVE
Current Lender
Cbre Capital Markets Inc
Loan Amount
$38,773,000 ($130,549/unit)
Maturity Date
Not recorded
Loan Type
Commercial
February 18, 2026 Stand Alone Finance Deed of Trust
Buyer: Scp Ii 999 S Harwood Llc,
Cbre Capital Markets Inc $38,773,000 Commercial Senior
Debt Notes

No notes yet

Financial Estimates

Estimated from loan records, rental listings, and appraisal data using industry-standard assumptions.

Sale & Valuation

Est. Sale Price
$59,650,769
Sale $/Unit
$200,844
Value YoY
+1.0%
Implied Cap Rate
Est. Cap Rate

Operating Income

Gross Potential Rent
Est. Vacancy
Submarket Vac.
5.6%
Eff. Gross Income
OpEx Ratio
50%
Est. NOI
NOI/Unit

Debt & Taxes

Taxes/Unit
$5,286/yr
Est. DSCR

Based on most recent loan: $38,773,000 (Feb 2026, attom)

Submarket Benchmarks

📊

Computed from nearby properties within 3 miles of similar vintage

Submarket Cap Rate
5.17%
Price/Unit Benchmark
$178,985
Property: $200,844 (↑12%)
Rent/SF
$2.34/sf
Financial Estimates Notes

No notes yet

Property Summary

Amelia at Farmers Market is a 297-unit, 5-story mid-rise built in 2017 with wood-frame construction and brick exterior, offering studio, 1-, and 2-bedroom units across 243.6K SF of net leasable area. The property carries an "Excellent" quality and condition rating with open-concept layouts, quartz countertops, and luxury vinyl flooring throughout. Located in downtown Dallas with a 93 walk score, positioning it for strong foot traffic and urban amenity access. Parking type and specific utilities/pet policies are not documented in the available data.

AI analysis · Updated 22 days ago

Property Details

Account #
000120000A01A0000
Market
Dallas County, TX
Building Class
APARTMENT (BRICK EXTERIOR)
Building Style
Mid-Rise
Construction
D-WOOD FRAME
Quality
EXCELLENT
Condition
EXCELLENT
Stories
5
Gross Building Area
321,630 SF
Net Leasable Area
243,638 SF
Neighborhood
UNASSIGNED
Last Sale
March 18, 2025
Place ID
ChIJaRJl0cGZToYRmtqLw38Osig
Business Status
Operational
Enriched
about 2 months ago

Owner Information

Owner
LA VILLA HOUSING FINANCE CORP
Mailing Address
ATTN: PRESIDENT
LA VILLA, TEXAS 785620000
Property Notes

No notes yet

Rental Performance

Submarket Rent Growth
-32.48% trailing 12mo
📊 Nearby properties
Vacancy Trend
📊 RentCast zip-level data
Submarket Rent/SF
$2.34/sf
📊 Nearby properties

Available Units Over Time

Latest Scrape (Mar 25, 2026)

Available
13 units

Fees

Application: Admin: Pet Deposit: Pet Rent Monthly:
🏠 0 active listings | Trend: No data
Unit Beds Baths Sqft Rent Status Listed Days
S1 Studio 1 Inactive Mar 25
A1.1 1BR 1 Inactive Mar 25
A1.2 1BR 1 Inactive Mar 25
A2 1BR 1 688 Inactive Mar 25
A3 1BR 1 Inactive Mar 25
A4 1BR 1 778 Inactive Mar 25
A5 1BR 1 973 Inactive Mar 25
A5-Alt 1BR 1 1,081 Inactive Mar 25
B1 2BR 2 Inactive Mar 25
B2 2BR 2 Inactive Mar 25
B3 2BR 2 Inactive Mar 25
B4 2BR 2 1,415 Inactive Mar 25
B5 2BR 2 1,253 Inactive Mar 25
Rental Notes

No notes yet

Demographics

Affordability and Demand Concentration

The 1-mile submarket presents a premium urban-core positioning with 87.8% renter concentration and a 25.1% affordability ratio—tight but supportable given median household income of $88.7K and heavy skew toward $100K+ earners (41.8% of households). The immediate trade area is disproportionately affluent and rental-dependent, suggesting strong demand fundamentals for market-rate multifamily at this location.

Suburban Ring Softness

Income and renter concentration both decline sharply beyond the 1-mile radius: the 3-mile ring drops to 74.1% renters and $76.7K median income, while the 5-mile ring—broader suburban geography—shows only 61.8% renter occupancy and a healthier 21.3% affordability ratio. This gradient indicates limited demand leakage from secondary neighborhoods; the property's value is tightly bound to its urban infill location and immediate high-income, renter-favorable demographics rather than broader market tail winds.

AI analysis · Updated 22 days ago

1-Mile Radius

Population
16,231
Households
10,261
Avg Household Size
1.4
Median HH Income
$88,659
Median Home Value
$658,310
Median Rent
$1,851
% Renter Occupied
87.8%
Affordability
25.1% (rent/income)
Income Distribution
<$25k $150k+

3-Mile Radius

Population
154,966
Households
80,830
Avg Household Size
1.91
Median HH Income
$76,663
Median Home Value
$384,147
Median Rent
$1,569
% Renter Occupied
74.1%
Affordability
24.6% (rent/income)
Income Distribution
<$25k $150k+

5-Mile Radius

Population
357,438
Households
163,620
Avg Household Size
2.27
Median HH Income
$86,858
Median Home Value
$435,283
Median Rent
$1,542
% Renter Occupied
61.8%
Affordability
21.3% (rent/income)
Income Distribution
<$25k $150k+

Source: US Census ACS 5-Year Estimates (2023) · 5 tracts (1mi)

Demographics Notes

No notes yet

Unit Mix Notes

No notes yet

Amenities Notes

No notes yet

Appraisal History

Appraised value of $62.8M reflects minimal appreciation at 1.0% YoY, suggesting the 2017 vintage asset has plateaued in a maturing market; at $211.4K per unit, pricing sits at parity with stabilized Class B comps but offers limited upside visibility. Land represents just 10.5% of total value ($6.6M), constraining redevelopment optionality—the asset is fully built out with limited teardown economics. Without historical appraisals to establish the trajectory, the current flat growth signals either market saturation in the Farmers Market submarket or valuation ceiling given age and rent profile.

AI analysis · Updated 22 days ago
Year Total Value Change
2025 $62,800,000 +1.0%
Appraisal Notes

No notes yet

Google Reviews

Critical deterioration post-Greystar transition undermines investment thesis. The property's average rating collapsed 70 basis points from 4.7 to 2.7 over the last six months, driven by a management changeover in October 2025. While legacy reviews (pre-October) consistently praise maintenance staff Sergio and Anthony, recent 1-star reviews cite systemic failures: non-functional gate security, vehicle break-ins, hallway pet waste, roach infestations, and communication breakdowns. The shift from 5-star dominance (235 of 286 reviews) to 12 recent 1-star complaints suggests operational control loss rather than transient issues. Greystar's inability to maintain basic security and common area standards within months of takeover signals either inadequate staffing or oversight—a material red flag for asset quality and liability exposure.

AI analysis · Updated 1 day ago

Rating Distribution

5★
235 (82%)
4★
6 (2%)
3★
3 (1%)
2★
7 (2%)
1★
36 (13%)

287 reviews total

Rating Trend

Reviews

Anahy Chavez ★☆☆☆☆ Feb 2026

Since Greystar took over, this property has become an absolute disaster. The front gate is constantly broken, left wide open for anyone to walk or drive in, yet management refuses to provide on-site security. As a result, car break-ins happen regularly, and residents are forced to live in fear while management does absolutely nothing.
The front office is useless and unreachable. Calls go unanswered for days, voicemails are ignored, and when you finally get someone, they offer excuses instead of solutions. Management adds random, unexplained fees whenever they feel like it, with no communication and no accountability. You are expected to just pay and stay quiet.
The property is filthy and neglected. Dog urine and feces are left sitting in hallways and common areas for extended periods of time. Trash is ignored. Maintenance is clearly overwhelmed or doesn’t care. This is not a clean or sanitary place to live.
Packages are dumped on tables or left in the front office without notifying residents, practically inviting theft. Management takes zero responsibility once your property disappears.
This is not poor management this is gross negligence. Residents pay high rent for “controlled access” and “professional management” and instead get broken gates, no security, unsafe conditions, filthy hallways, stolen packages, and constant stress.
Living here has been an absolute nightmare. Greystar should be embarrassed to have their name attached to this property. If you care about your safety, your belongings, or your sanity, do not move here.

Drew ★★★★★ Feb 2026

As someone from the foothills of the Smoky Mountains of Tennessee, finding a place that feels like home in downtown Dallas isn’t easy. Amelia Apartments delivers.

The skyline views are fantastic, and the amenities are top-tier, but what truly sets this place apart is the management. Natalie and Dalton are outstanding—friendly, helpful, and genuinely welcoming.

That kind of down-home hospitality means a lot to me, especially in an urban setting. Amelia is the perfect balance of city living with a personal touch.

Johnson Apalowo ★★★★★ Local Guide Dec 2025
ayman louiza ★☆☆☆☆ Nov 2025

Been living here for a little under a year and the best thing has always been the people. Sergio and Toni are the best maintenance staff I’ve ever had at a property. Super attentive and always willing to help out!

EDIT: the property was recently sold and acquired by Greystar Management. Maintenance has taken a fall off a cliff. It’s been over a month since I’ve requested replacement of my units microwave and they fail to replace it constantly. Management is so inattentive compared to our old property managers who knew everyone by name and threw events for our community. Crime is up in the building, they refuse to repair our parking garage gate. I will not edit this review again unless serious strides are made in improving.

EDIT 2: Greystar continues to lag behind on extremely important matters on property and communication is still lacking. My microwave was replaced, the gate was fixed (after several weeks of waiting). The property admitted to not having a copy of my new lease and had to call me to confirm my renewal and get a copy of my lease from me. Whether the ball was dropped in transition by Greystar or former management Kairoi, it’s embarrassing to see this level of neglect.

Owner response

Thank you for sharing your feedback. We sincerely apologize for the delays and the concerns you’ve experienced since the transition to Greystar Management. Your experience does not reflect the level of service we strive to provide.

We understand how frustrating it is to wait for a microwave replacement and to see unresolved issues like the parking garage gate. Please know that your concerns regarding maintenance, security, and community engagement have been escalated to our leadership team for immediate review.

Our goal is to restore the quality of service you expect and deserve. If you’re willing, we’d appreciate the opportunity to speak with you directly to address these issues and provide a timeline for resolution. You can reach us at liveamelia@greystar.com

Thank you for bringing this to our attention—we value your residency and are committed to making meaningful improvements.

-Team Amelia at Farmers Market

Louise ★☆☆☆☆ Local Guide Nov 2025

November 2025: There was a change of management a month ago, and it has been a TOTAL MESS:

There have been cars broken into (pictures in other reviews from last month).

The FRONT DOOR has NOT been working for over 3 weeks as of today. They have a paper telling you to use the back door, which also shows the PARKING DOOR NOT WORKING (11/11/25).

The PARKING DOOR has NOT been working since the management change — over a month.

The bar that limits car height dropped, and it has been like that for almost a week.

Prices on apartments immediately increased 20% — a 2-bedroom was around 2050, now over 2400. This happened right when management changed. I am 100% not renewing, and it seems I’m not the only one, as more and more apartments are becoming available.

Natalie is helpful, but she is the only one assisting; before, they had 3 people working pretty much every day.

THESE APARTMENTS ARE NOT SAFE. Anyone can pretty much walk inside, and nothing has been done.

If you are looking for an apartment, look elsewhere until they fix these issues, as it is not secure and prices will clearly increase dramatically, while apartments near this building only increased 5–7%.

Owner response

Thank you for sharing your feedback. We sincerely apologize for the inconvenience and frustration these issues have caused. Your concerns about security, access, and communication are very important to us, and we take them seriously.

Since the recent management transition, we’ve been working diligently to address several unexpected challenges. Here’s an update on the items you mentioned:

Front Door & Parking Gate: Repairs are currently in progress with our vendor, and we expect both to be fully operational soon. Temporary signage was placed to ensure residents could still access the building safely.

Security: We’ve increased patrols and are actively reviewing additional measures to improve safety for all residents.

Staffing: We are in the process of hiring additional team members to restore the level of service you were accustomed to.

Pricing: Recent adjustments were based on market analysis, but we understand your concerns and encourage you to reach out to discuss renewal options.

We truly value your residency and feedback. If you’d like to speak directly about these concerns or receive real-time updates, please contact our office. We’re committed to making things right and improving your experience.

-Amelia at Farmers Market Team

Showing 5 of 287 reviews Load more
Reviews Notes

No notes yet

Data Sources

Apify Google Places (Scraper)
Last updated: Feb 26, 2026 9 fields
Sources Notes

No notes yet