Upside Delray in Delray Beach, FL

Pros

• Courtney and Matt are kind, warm, and always helpful when issues arise.
• Tanya and the team are great.
• The Citation team accommodated all needs and timelines seamlessly.
• Tanya followed up after move-in to ensure the transition went smoothly.
• The maintenance team has been fantastic since move-in and is a huge part of the positive experience.
• Matt is consistently kind, professional, and extremely knowledgeable.
• Matt and Trey always say hello and help make the community feel like home.
• The community is well maintained and the management team is responsive and professional.
• Courtney keeps everything organized and running smoothly.
• Victor is excellent; maintenance requests are handled quickly and thoroughly.
• Citation Club feels like a well-managed and comfortable place to live.
• Zoe is the best, understanding and helpful.

Cons

• They report a severe mold problem that makes the unit uninhabitable and health-threatening, with management failing to resolve it.
• They describe the management as disrespectful, dismissive, and unresponsive to resident concerns.
• They say maintenance is abysmal and unresponsive, with improper remediation (e.g., placing car air fresheners in the A/C).
• They note ongoing safety issues, including a broken gate, break-ins, and aggressive dogs, with little management action.
• They claim the complex is overpriced for the quality and upkeep.
• They accuse move-out deposit practices of being unfair or predatory, including refinish charges and painting tubs.
• They report rodent and roach infestations and inadequate extermination.
• They say office staff frequently ignore calls and emails, with long response times and high turnover.
• They allege management pressures residents to post positive reviews and to mislead prospective tenants.

Review

Upside Delray (Citation Club) is best suited for seniors or independent adults who prize generous apartment layouts, a resort-like feel, and a location that puts Delray Beach life within easy reach. The upside for this audience is clear: large, well-appointed interiors with lake views, ample green space for strolling with a dog, and a robust suite of amenities that encourage an active, social lifestyle. The maintenance crew is repeatedly praised for responsiveness and competence, and front-dline staff like Courtney, Zoe, and others are noted for their courtesy and willingness to go the extra mile. For someone who wants to feel cared for day to day, and who values a community that presents as well-kept, Upside Delray can check many boxes that matter in daily living and comfort.

Those considering alternatives should note several non-negotiables that come up repeatedly in resident feedback. Safety and reliability of management top the list. A substantial portion of reviews describe safety concerns, gate reliability, and inconsistent communication from leadership. Mold and pest issues surface as recurring health and quality-of-life risks, with residents recounting prolonged remediation problems and, in some cases, inadequate corrective action. Permitting a move-in or move-out experience to become a stress-test, in particular around deposits, charges for refinishing, and disputes over notices, appears more common here than in comparable communities. For families prioritizing airtight safety, transparent operations, and predictable financials, there are compelling reasons to compare other Delray options.

The strongest positives center on people, space, and place. The on-site maintenance team earns frequent praise for quick response and thorough, considerate work, especially Matt, whose care for residents and dogs is repeatedly highlighted. Residents also value Courtney, the leasing/senior staff, for organization and responsiveness, and Zoe for her steady, hands-on support. The community’s grounds, pools, dog park, and lake views create an atmosphere that feels welcoming and cohesive, particularly for residents who appreciate a laid-back, residential tone with enough activities to feel engaged. When those elements align with a resident’s expectations, Upside Delray delivers a sense of home that many reviewers describe as the community’s strongest selling point.

Yet the negatives cannot be dismissed or dismissed as minor. Mold in units, ongoing air-quality concerns, and pest outbreaks are repeatedly described as health risks that undermine confidence in the living environment. Several accounts portray a pattern of delayed or incomplete remediation, with some residents reporting ongoing or recurring issues despite repeated visits. Maintenance delays extend beyond simple fixes and intersect with broader communications gaps, leading to feelings that basic resident concerns are not being prioritized. Security and safety gaps, including unreliable entry gates and occasional unsecured access, further complicate the risk calculus for anyone with a heightened emphasis on safety, such as families with elderly or medically fragile relatives.

From a financial and administrative standpoint, the property presents a mixed bag. Positive notes about renewals, straightforward tours, and helpful staff contrast with frequent complaints about deposit deductions, disputes over move-out charges, and the perception that fees do not always align with service levels. Several reviews describe aggressive or opaque move-out charges for refinishing and painting, sometimes without transparent documentation or timely refunds. For families evaluating the budget, these financial dynamics matter because they color the overall value proposition. The reality is that Upside Delray can feel like a strong value on the surface, but a closer inspection of lease terms, move-out procedures, and remediation history is essential to avoid sticker shock.

The practical takeaway for families is to approach Upside Delray with a clear, rigorously documented plan. If choosing this community, insist on a comprehensive pre-move inspection with photos and a dated list of furnishings, appliances, and finishes. Secure written assurances on maintenance response times for critical systems, and request a documented remediation path for mold or water intrusion with expected completion dates. Demand transparent, itemized move-out charges and a reliable process for escrowed deposits. Simultaneously, benchmark other Delray-area communities on safety track records, pest control history, and management stability. The strongest case for Upside Delray rests on the reliability of its frontline team and the tangible quality of interiors and amenities; the strongest caveats rest on safety, remediation consistency, and financial clarity. For families who can tolerate the possibility of ups and downs while prioritizing maintenance responsiveness and a welcoming community feel, Upside Delray remains a compelling option, but only with diligence and explicit assurances that address the documented vulnerabilities.

This area of Delray Beach, Florida offers a diverse range of amenities and services that cater to the needs of seniors looking for a vibrant community. With several restaurants including Mexican, Japanese, Italian, and American cuisine within close proximity, residents have plenty of dining options to choose from. In addition, there are multiple pharmacies nearby for easy access to prescription medications. For those looking to stay active, there are several parks in the area where one can enjoy outdoor activities and socialize with neighbors. The presence of various physicians' offices ensures convenient healthcare options for seniors. Furthermore, the presence of places of worship and theaters provide opportunities for spiritual fulfillment and entertainment. With reliable transportation options like the Boynton Beach Tri-rail Station nearby, residents have easy access to explore other parts of the city as well. Overall, this part of Delray Beach offers a well-rounded and convenient living environment for seniors seeking an active and engaging lifestyle.

Restaurants

• La Bamba Mexican Spanish (0.5 miles)
• Burger King (1.3 miles)
• Sakkio Japan (1.9 miles)
• McDonald's (1.9 miles)
• Tin Roof (1.9 miles)
• Elisabetta's Ristorante Bar Pizzeria (1.9 miles)
• El Camino (2 miles)

Pharmacies

• Walgreens (1.2 miles)
• CVS Pharmacy (1.2 miles)
• Humana Pharmacy (1.9 miles)
• CVS Pharmacy (2.2 miles)
• Walgreens (2.3 miles)
• CVS Pharmacy (2.3 miles)
• CVS Pharmacy (2.4 miles)

Cafes

• The Original Brooklyn Water Bagel Co. (1.3 miles)
• Panera Bread (4.4 miles)
• The Seed (4.6 miles)
• Starbucks (4.7 miles)
• Starbucks (6.7 miles)
• Starbucks (6.9 miles)
• Starbucks (7 miles)

Physicians

• National Spine & Pain Centers - Delray Beach (1.6 miles)
• Personal Physician Care PA (1.9 miles)
• Cohen Medical Associates (2.8 miles)
• Diagnostic Centers Of America (2.8 miles)
• Boynton Eye Institute PA (3.3 miles)
• Florida Eye Microsurgical Institute (3.9 miles)
• Imaging Center-Boynton Beach (4.5 miles)

Parks

• Caloosa Park (2.5 miles)
• Gulfstream Park (4.3 miles)
• Spanish River Park (4.8 miles)
• Boca Tierra Park (5.5 miles)
• Mizner Bark Dog Park (5.7 miles)
• Ocean Front Park (5.9 miles)
• Ezel H. Community Park (6.2 miles)

Places of Worship

• Congregation B'nai Israel (5 miles)

Theaters

• Cinemark (5.2 miles)
• Cinemark Premier (5.9 miles)

Transportation

• Boynton Beach Tri-rail Station (6.6 miles)