Valley Oak Property Management Modesto DRE #01503115

Negative experience: Renters beware, this company charges crazy deductions from deposit even if you live there for years. No itemized deductions and expected to just accept it. Garbage company. Make.sure to do your walk thru with management and document all issues that they never fix.

Fantastic experience: As soon as I applied and submitted my application Valley Oak was on it! I received the fastest Property rental process out of all my experiences, and I was given the upmost professional service.

Negative experience: They treat you well until you rent a property from them, then they treat you like trash. Slow to move on any maintenance requests and when the finally get to you it's always the cheapest solution that rarely lasts.

Fantastic experience: Valley oak has been amazing!! They helped me every step of the way!! I want to personally say that you to Monique she is the best!!!!

Fantastic experience: We lived in the house for six years and overall had a positive experience. I did not have issues with Valley Oak during that time, mainly because the landlord handled most of the maintenance requests personally. Whenever something needed attention, he was generally responsive and took care of repairs himself. We treated and maintained the house as if it were our own. I recommend working with Adam.

Fantastic experience: I had a fantastic experience with Valley Oak. I applied for a house on a Wednesday and was approved on a Friday. They made this relocation process a breeze. Monique in the front office was extremely communicative and helpful. I had a lot of nerves moving to this area and Valley Oak took off all of the pressure. I can’t express more what a smooth transition this has been. The online portal is also a very useful tool to pay online. Thanks again so much Valley Oak, we are loving our new house and looking forward to making it a home.

Fantastic experience: Monique was just amazing from beginning to end. Super helpful, patient, and informative. She made me feel so comfortable and knowledgeable about the whole process.

Negative experience: I just signed a year lease and I wish I would have taken the 3.5 stars seriously. I chased for an approval for 5 days for them to work on the application officially on the sixth day, once I said I had another property (should have been the first sign). They did a move in inspection and then there was traffic in and out of the house after, and I received the house with extremely dirty floors throughout the property, same with the blinds. A "rent as is" is what I was told by Eliana, I wish i would have seen the "as is" I was moving into. ALSO my STOVE doesn't work! During a move in inspection, is it not part of the property managers job to ensure everything is working? Hopefully it is fixed soon, it did sound like they would work on it. Eliana also wouldn't talk to me when I brought up the issues, "I have to get off the phone with you and not able to discuss over the phone." BELIEVE the 3.5 star rating, don't be stuck in a YEAR lease like me!

Fantastic experience: Went well Nicole was very professional

Fantastic experience: Valley Oak Property Management seems honest and delivers an experience which surpasses other management companies.

Negative experience: Dont feel like like I was fairly judged but they are prompt so do what you want with that. Do feel like they shouldn't be charging the people they are denying

Fantastic experience: Very professional and quick responses. Monique at the front desk was super helpful and was very knowledgeable and informative.

Fantastic experience: I have worked with Valley Oak Property Management for about 10 years. They manage seven properties for me. They are very professional. There review of tenets is the best. Most all of the tenets have maintained the properties as they should. That being said there has been some problems with tenets not maintaining the property as they agreed to when they sign there lease. This was not V.O. fault. It was the tenet that didn’t do what they agreed to. I and VO. try to keep the properties in the best condition possible. V.O. has done a very good job. Thanks again V. O. you are the best.

Negative experience: The absolute worst rental company I have ever rented through. I could go on forever about why not to rent a house through this company, but just take my word and the word of a majority of the reviews. I don’t even know how they manage to stay in business other than the pure fact of desperation of people that are just trying to make it. Also if you are property owner using their services just know they make you look like a horrible greedy property owner. Do better valley oak.

Fantastic experience: Just got a property through Valley Oak they made process was smooth and easy Monique helped us throughout the process and has been great we love our new home.

Fantastic experience: I would definatley go through them again! Always responsive, kind, and communicated well.

Fantastic experience: Nicole was very helpful in keeping me informed on what was happening with the situation

Fantastic experience: Very engaged and experienced managers for every position in the company. Strongly recommend them if you need a professional manager

Fantastic experience: Very nice staff always took care of problems, only had a few but was quick to do it had a good experience w them

Negative experience: Stated we can move forward with application but then states the rental we applied for isn’t available but still took our money when they weren’t considering us to begin with. Money hungry company be careful. Eliana is very untruthful when applying & processing.

Negative experience: Absolutely horrible company!!! They have you jump through hoops to get into a property with broken air conditioner. They had multiple damages to property and was smaller then advertised, generally dishonest and lazy. Four months after we moved out and got what little we did back from cleaning deposit after having it professionally cleaned, they have senscandalous for more repairs that were never fixed.. There has been a family in the property since two weeks after we moved out. They are dirty and scandelous.Dont walk run away from these people.!!!!!°

Negative experience: Rented from the for a few years (always paid rent on time, no issues from me what so ever, quiet tennant) They never did repairs they mentioned before I even moved in (broken mirror on closet door) told them 3x about broken vent motor in bathroom. Ignored that. Upon leaving in pre move out inspection they said 1 bulb was out in bathroom so I replaced it, & all of a sudden in charges after there were "several bulbs out" they're sure quick to raise rent to maximum allowed every year but when time to get my deposit back they gave Me final review 6 weeks after move out. (supposed to be done in 3). Don't get me wrong staff is always nice to you but they only care about the $.. Would never recommend anyone renting from them. & thier charges for cleaning after is ridiculous. I had that place very clean (scrubbed everything, walls, filled nail holes, everything) , no damages when I left. But for a "general cleaning" & carpet cleaning (should be some normal wear & tear allowed after living there for years) to barely get 600 back from the 1500 is ridiculous. Ignoring repairs & just there to raise rent.. Do not recommend.

Negative experience: I’m not really sure how they even got three stars… Trying to get a hold of anybody at this company is impossible half the time the automated bullshit repeats itself to the point you just hang up.. I applied for a rental property, then they reached out to me saying they’re processing my application for said property, making me believe that I might actually get this property when it was actually already rented out… then when I said I want to refund for the money I spent for the application on a property that wasn’t actually available they told me They don’t give refunds, but I could move my application to a different property.. I worked with two other property management companies that specifically told me that they would not process any application unless I was actually the person in line for the property.. This place is a joke, I filed fraud with my bank, Luckily, I got my money back. in my opinion, what they did was fraud, charging an application fee for a property that was already in the process of being rented by somebody else!! Go somewhere else, don’t rent from this place because if this is how they start out, I can’t imagine the nightmare they be renting from..

Fantastic experience: Great location quite area nice neighbours we been living on this location over 8 years ago plus great agents and owner

Fantastic experience: Applied late Friday afternoon and application was approved by Monday. Andrea is very responsive and kind along with the other team members. If any service is needed, they take care of the issue right away. Very pleased with Valley Oak as we are loving our new home.

Negative experience: Be cautious! They took my application and charged the fee, but the property was already unavailable. Total scam‼️

Negative experience: Absolute grind trying to get appliances fixed or replaced. Been waiting for a working stove/microwave for 4 months. Fixes, comes back out to fix again. Every. Time.

Fantastic experience: Moves are always hectic but it's been easier thanks to Valley Oak PM. They have great communication and understanding. Very attentive. I appreciate everything and being able to get my family in an home well deserved. Highly recommended!!!

Fantastic experience: Quick to respond to any needs that we have had. I called cause my AC went out and got a quick response. Since I've been living in that property I've had no bad experience with property management and hope to continue living there for years to come

Fantastic experience: Valley Oak is awesome and they stay on top of issues. Making it easy for you.

Fantastic experience: Very good experience with you guys, thanks for everything,I hope and the future we can work together, God bless you!.

Fantastic experience: Super great team. Got us in quickly and efficiently. Adam was super helpful answering all of our questions! They are also great at making sure issues are quickly solved!

Negative experience: Valley Oak has old properties with minmum facilities. Its management are grumpy and rude. They only focus on the applications fees rather than delivering quality services. Once I applied for one of its apartment. Before applying, I called them and explained my conditions and when l personally visited its office, again explained. In both conversations, they told me it is okay and we will rent you the apartment. After they got application fees, they told me your application is denied without any solid reasons. What I understand from those guys, they just advertised people properties as a trap to make money through applicants. So, Be careful while applying for its properties not to be trapped.

Fantastic experience: I love the fact that all work is completed in a timely manner. The maintenance man is always nice and respectful.

Negative experience: At first my experience was great , my friend and I went into the office and spoke with the staff who made the process to view a home extremely quick and easy. We reviewed the rental guidelines and spoke with someone there about applying , so we did. At first we recieved great communication , we provided all needed information to the company. In which the house we applied for was actually removed from their site during our process , we were excited , but then two days had passed without hearing anything at all back . On the third day with no response and the 5th business day for them to respond to us with a decision , we still never heard anything . In fact the home was relisted at a lower price than what we originally applied for , but we still never recieved a response as to if we were denied or even why . As a property management company it's quite unprofessional to not communicate the decision made at the least . Make sure you pay attention to the true reviews of those saying to steer clear from this company as they ony want the money !

Fantastic experience: Very professional, my family and I use Valley Oak for a 4plex we own. They communicate with us very well, always give us options and solutions. I wish all property management companies were like Valley Oak

Fantastic experience: This will be my second time renting from Valley Oak and I have to say both times the process was easy and straight forward. Staff is always welcoming and helpful in the office. If I need something they respond very quickly. Thank you for helping me.

Fantastic experience: I have been renting from Valley Oak Property Management for I believe almost 9 years and they are great! When I need maintenance they always respond quickly! Thank you!

Fantastic experience: Superb service from Valley Oak Property Management. I am extremely impressed by the professional approach of staff. All calls and questions are handled promptly. I have recommended Valley Oak to all of my friends interested in rental and investment property. They are the BEST!

Fantastic experience: I have rented from Valley Oak Property Management for 8 years. They have always been professional and courteous.

Fantastic experience: Fast service

Fantastic experience: I experienced excellent customer service with superior attention to details by a highly trained and curtious staff, thank you ladies from valley oak for helping me through my renting experience.

Fantastic experience: Good

Fantastic experience: I was automatically locked out of my apartment and I called a locksmith... he told me the locks on my apartment doors were defective... Placed an online work order and it was handled promptly and efficiently. Happy with Valley Oak Property Management and their services. Still got to talk to them about the reimbursement for the locksmith... will update when done. In the past VOPM has always solved any problems that I faced related to the apartment. Whether in person or on the phone, they are very friendly and professional. Will recommend them anytime

Fantastic experience: We had a great experience with Valley Oak Property Management. Our owner changed over to them January 2023. We just bought our own home, but the six months we were with them was great. You can pay rent online through your portal, where you can also request repairs. They were always attentive, and the exit process was handled very well. Special shout out to Adam who did a great job in introducing himself in January with a personal visit, to walking us through the final check out process. Thanks for your help!

Fantastic experience: They are great if you ever have any type of issue they always help. I have been amazed with their service.

Fantastic experience: Top notch Property Management. Very professional, friendly & efficient employees. They are a full-service property management & real estate firm.

Fantastic experience: Did great job, and responded quick. Restored restroom. Really like it.

Fantastic experience: They were quick to respond and send someone out to fix our plumping issue.

Negative experience: Es una agencia que se dedica a robar porque nunca te dicen que tienes que ganar 3 veses la renta y te asen llenar aplicasiones. Por cada adulto pera que te salgan que no calificas. Y si es una familia de 3 adulto son 150 que te roban deverian de desir antes de llenar la aplicasion para no perder dinero en la aplicacion

Fantastic experience: 100% recommend Valley Oak. They quickly respond to any inquiries/issues. The process to rent went smoothly and quickly, and they are friendly and efficient.

Fantastic experience: Valley oak property management has been one of the best property management places I have rented through. I would recommend them to anyone….

Negative experience: They do no open at 8 or 9

Negative experience: Horrible service. I will never refer anyone here.

Fantastic experience: 100% recomiendo valley oak property management El personal de la office muy amable y profesionales.

Positive experience: Valley Oak Management Property was good to work with. They responded promptly to any issues we had. I would definitely rent through them again.

Fantastic experience: Great management company! Great communication, detail oriented, and quick to get things done at our property.

Positive experience: It was nice

Fantastic experience: Good and proficient

Fantastic experience: I had a plumbing issue and they had somebody out with in a few hrs of calling.

Negative experience: Worst service I ever had , give ssn to get all info but they just need money for background check but you have to do everything by ur self .. lazy special mr zac

Fantastic experience: Valley Oak was very good about taking care of repairs in a timely manner. Customer service was good.

Positive experience: Great service and which response to repairs. Wish the rent was cheaper though.

Fantastic experience: they take care of maintenance orders very quickly

Fantastic experience: Zach was really nice and helpful he listened to my husband and I and was quick to fix our situation we left there feeling that they respect us and we look forward to doing business with them Thanks Valley Oak

Fantastic experience: I have had two wonderful experiences working with the whole team at Valley Oak property management. Katrina and Grace are so kind, professional, quick to respond and made finding the right home easy. They are a head above the rest!!! In current times with the rental market saturated, we were lucky to have their help! it was challenging to get any call backs on rental inquiries but Katrina got back to me with in minutes of sending her a email. If you have need to have someone manage your property or need to rent a home Valley Oak is the BEST group!

Fantastic experience: Valley Oak has been great to work with. They are professional, timely, and responsive. Highly recommend.

Fantastic experience: Valley Oak in is fair, straight shooters, ladies in the office treat you like family, rented to my wife and I with challenged credit

Fantastic experience: Very friendly. Fast efficient and simple application process.

Negative experience: Same thing. Don't have four bedrooms house.

Negative experience: This property management company refuses to act as one of their properties on Julian Ave in Modesto is literally Selling drugs out of the back Of the house....neighbors have witnessed my occurrences and reported it many times and no action all they seem to care about is money not community safety. This has been reported to PD many times and they still will not take any action....just FYI

Fantastic experience: Great houses and people who help

Fantastic experience: This is a whole, complete management package from Josh and his company, to which I was referred to by a friend. I whole-heartedly recommend Valley Oak, which managed our property without drama or problems for over three years. Honestly, I have few anecdotes to share, since everything went like clockwork. I would often forget I ever needed management, but am not fooled. I have had bad management experiences and know better than to think the quality of a manager does not matter. When it came time to sell our property, it was a seamless process, with our manager coordinating showing times between the tenant and realtor. Wonderful people who deal with your property and tenants in a successful and professional manner. I would have Valley Oak manage all our properties, if they would do so in the Monterey or Gold Country areas. I will miss these people. Thank you Josh and our own manager, Katrina Levine.

Negative experience: Disappointed

Positive experience: I rent from them for 2years now the people in the modesto office are really nice and respectful and anytime I need anything fix they are here mostly within 24hours

Fantastic experience: Thank you Valley Oak for making this happen fast responsive and personable.

Fantastic experience: Been with them 3 yrs I can't complain that address every concern in a timely manner

Fantastic experience: Best property management in Modesto!

Negative experience: These people discriminate and take your money. It’s a scam and they will leave a property on the market and accept $45 application fee and will not tell you it’s off the market. Nor do they communicate what is going on with your application. They are desperate for $ as they know their business is going down. So sad that despite what is going on companies like them are ripping people of to make quota. This is to your response - Hogwash, Fairytales and Nonsense - The truth hurts and we will make sure people know about your illegal practices.

Negative experience: They just want your money, every house we applied to all of a sudden had a holding deposit on it the day after we applied. They were very rude, and also said they wanted to charge us double the deposit and need a co-signer, because I had no rental history, which I do, even though we had three adult roommates and good credit. Zac especially was unprofessional to my friend.

Fantastic experience: I was very impressed with the customer service from Valley Oak Property Management. I would recommend to anyone looking to rent. I was able to get a place in a short amount of time and it was a great experience! Thanks again!

Fantastic experience: Valley Oak (Modesto) has been stellar in the services they provide. These include timely reports and feedback and management of services needed to upkeep and maintain our rental property. Their expert staff has provided a smooth transition from one tenant to the next. They provide insightful recommendations and advice on rental rates and addressing the needs of the tenants in a timely and professional fashion.

Negative experience: We filled out 3 applications ($45 for each) and they processed them and refused us even though we have excellent credit and to top it all off, they didn't remove the listing from there website after it was rented before we even applied. So basically we lost $135 dollars for nothing. If I could -5 stars I would. I hope there tenants give them trouble as much as they caused us.

Fantastic experience: I have rented in Modesto for over 4 years. The people in the office are very friendly and informative. The maintenance people working with this company are knowledgeable and fast. All the people I’ve spoken to and that have done work for the place I was at have been friendly and respectful of the place and my family. I would recommend Valley Oak property management to anyone and I have. Thank you to the staff at Valley Oak from the office to the maintenance staff. You are all awesome. Once again Thank You!!

Fantastic experience: Everything went very quietly and professionally in very reasonable time.

Negative experience: These people just took our money for application fees and told us our credit wasnt good enough and we have great credit! And made a bunch of lame excuses about our previous rentals wich were all false! These poeple just taking peoples hard earned money and make up fake excuses to keep your money!

Fantastic experience: Excellent job and peace of mind it has been renting from them and in all of our interactions. We LOVE our location for ourselves and family, but it is such a great comfort knowing that whenever we have contacted their office, we are always completely satisfied with their staff. Whether it is a question, request, or just information needed, we are always kept informed of when we can expect to hear back and know that the staff have always followed up as promised. Thank you for the excellent customer service and professional nature you address your tenants with.

Fantastic experience: VERY HELPFUL, FAST AND ALWAYS WILLING TO FIND UR NEEDS TO THE FULLEST.

Fantastic experience: Nice staff

Fantastic experience: I have had the best experience with Valley Oak! They go above and beyond for their clients. I completely trust this company with our most important investments. There is no need for me to look any further, my business is with these highly qualified individuals!

Negative experience: The staff is uninformed and unhelpful. Due to the lack of knowledge and understanding of the staff, my roommates and I have to pay rent on a house we are no longer living in. When I brought the attention to the staff, they would not call me. Instead, we had a very passive aggressive texting conversation, where they accused me of lying, making stuff up, and made no real effort to help or figure out what was going on. I had asked for a super visor several times, along with an actual phone call, and was never passed to a super visor, nor did I talk on the phone with anyone. It was literally one of the most if not the most unprofessional interactions I have ever experienced in my life. I would recommend avoiding working with or staying at a place managed by Valley Oak Property.

Fantastic experience: Always very polite in answering your questions. I would recommend this place for rentals.

Negative experience: We rented from Valley Oak for a few years and they never responded to phone calls or emails. Never fixed a tub that was leaking into the light fixture below. Horrible place. Called them for several things and never heard a word back.

Negative experience: Called several times but no answer.

Negative experience: Reviews here are VERY misleading. Read carefully and distinguish the difference on who is leading unwarranted high ratings, and who is not. If you are looking for a place to rent and move in to, this is for you. Very likely you'll use their website and find a place you'd like to move into. You go in, get the keys to look at a place that is available, and fill out an application on your phone or a paper one at the office. When inquiring about their places listed, LISTEN to the precise language they use, they will make it seem as if the location you're interested is available, but it may also be unavailable. This is so they slim the chances of you suing them. All a scheme to get your money on a "credit check" that is not even an accurate or real credit check, AND you can open the link once from a computer, and not a mobile phone.. Next they'll lazily follow up with your background check, but by the time they actually do call the references and attempt to verify your employment, turns out that place you went to go look was taken at the VERY last minute unexpectedly. All this under the assumption they ACTUALLY follow up You and who knows how many applicants lose 40 dollars in one day, for that specific location, whilst one lucky applicant moved forward. Keep in mind that if you wanted to leave a holding deposit, they first instruct you to take a gamble with paying for a background check, and then move forward if you pass. To this day I'm still waiting for them to call me back after leaving voicemails and calling several times, about 2 to 3 weeks later; in the meanwhile I found another place, went in, applied, and 4 days later I'm at a place I can call home. Now do the math and DO NOT fall for the scam. You've been warned.

Positive experience: Rude will not have any buisness from me

Negative experience: They just take your money , never answer their phone and need 100 documents like your trying to buy their properties Smh.

Fantastic experience: Easy direction

Fantastic experience: Good people kindly

Negative experience: All these negative comments discourages me from trying to rent. Ive already paid over 200 in application fees...I really don't want to do it again just to be disappointed. Not everyone's credit is good and not everyone has the greatest past, but I do know one thing....everyone should have a place to live if they meet the income qualifications. I think it's sad that the standards are so high...no wonder people are going homeless. Another thing I noticed is they seem to have a bogus answer for everything! Obviously these are all legitimate complaints and they seem to have a passive way of explaining themselves that make them look like they are not at fault but clearly they are...without tenents you don't make money! Oh wait but you do if 200 people come in every other day or week to pay for applications fees!