Spring Falls Manor in Marietta, GA

Pros

• Itzel is widely praised as the best property manager, delivering attentive service.
• The new administration, led by Itzel, has brought positive changes and left residents satisfied.
• Itzel and Raquel are consistently friendly and provide excellent customer service in the office.
• The office staff, including Raisa, Lesly, Luz, Vanessa, and Lucy, are described as exceptional, kind, and helpful.
• The property is well-maintained, clean, and comfortable, contributing to a welcoming environment.
• The community is friendly and affordable, with residents often recommending Somerpoint to others.
• Several reviews highlight the staff’s dedication to residents and willingness to go the extra mile.

Cons

• They never fixed the dishwasher.
• They never informed residents when the hot water heater broke.
• They tow cars from the property.
• The leasing office staff are useless and uneducated.
• Management is unresponsive and slow to reply.
• There is a roach infestation and pest control charges are billed monthly.
• There are gas leaks and maintenance is neglected.
• The complex is a scam operation and not worth the money.
• Rent keeps rising while amenities and upkeep do not improve.

Review

Spring Falls Manor in Marietta is best suited for budget-conscious renters who value a low-price point and a quiet, on-site environment, and who can tolerate uneven maintenance and shifting management. The property often shows up as a solid option when price and space matter most, and several residents note that the exterior stays tidy and the living area feels calm compared with pricier peers. A practical upside is the recent stabilization of on-site leadership, with Itzel earning broad praise for more responsive service and a more attentive approach to resident concerns. For households that need simple, affordable housing and are willing to advocate for repairs, the community can be a reasonable fit.

Those who should consider alternatives include anyone who cannot tolerate persistent maintenance delays, unreliable HVAC, and unclear communication about urgent issues. The reviews collectively reveal a pattern of roaches, leaks, and heat problems that reappear despite resident repair requests, along with reports of slow or inconsistent responses from management. Promised amenities such as a pool or gym are not present, and frequent management turnover compounds uncertainty about long-term reliability. Families with children, individuals with asthma or respiratory sensitivities, or anyone requiring a consistently habitable environment may find the risk profile too high to accept.

On the upside, affordability and a generally quiet, family-friendly vibe offset some drawbacks when operations run smoothly. Rent remains a strong draw, and several residents emphasize that the price-to-space value is compelling. The office team, Itzel in particular, along with Raquel, Lesly, and Vanessa, receives frequent compliments for courtesy, bilingual communication, and a willingness to go above and beyond to assist. When management is responsive, pests can be better controlled, and the living environment can feel manageable. These positive touches provide a meaningful offset for residents who can tolerate occasional hiccups and who recognize that price carries a real premium in a property of this vintage.

Yet the most pronounced concerns consistently overshadow the positives. Infestations of roaches appear across multiple units, with residents reporting that pest control is either overcharged or ineffective and that problems recur despite efforts. Heating, ventilation, and air conditioning failures are a recurring nemesis, sometimes trivial, often severe in heat waves, paired with leaks and slow maintenance turnarounds that leave interiors at uncomfortable temperatures for extended periods. Reports of mold, ceiling or water intrusion, and even gas leaks create real health and safety anxieties. Communication gaps, overwhelmed office staff, and perception that maintenance is chronically under-resourced intensify the sense that reliability is not assured, rendering the environment risky for sensitive residents.

Prospective renters should adopt a disciplined due-diligence approach before committing. Visit units at different times of day to verify that major systems (air conditioning, hot water, plumbing) are functioning; request the full maintenance history for the unit in question; and confirm pest-control plans and outcomes with current staff or tenants. Demand clear, written response times and escalation protocols, and insist on seeing current unit conditions rather than relying on staged photos. Given the mixed track record, negotiating favorable terms, clarifying any fees (especially utility or pet fees), and verifying the truth of advertised amenities are essential steps. If habitability and consistent service are non-negotiable, exploring nearby options with stronger maintenance histories and more transparent management is strongly advised.

In the final analysis, Spring Falls Manor presents a pragmatic option for those who prize affordability and a measured likelihood of quick, friendly staff interaction, provided the buyer understands the risk-reward balance. The community can deliver a comfortable living environment under a comparatively tight budget, but the potential volatility of maintenance, pest control reliability, and safety concerns requires vigilant oversight and a willingness to pursue alternatives if health, climate control, or dependable service become priorities. For households ready to navigate a sometimes uneven landscape in exchange for lower rent, this community can work; for everyone else, stronger assurances and a steadier track record will justify looking elsewhere.

Located in Marietta, Georgia, this area offers a convenient and diverse range of amenities for seniors looking to settle down. With multiple pharmacies including CVS and Walgreens within a few miles radius, accessing necessary medications is easily accessible. There are several dining options nearby such as Tasty China, Chick-Fil-A, and Varners Restaurant & Tavern for delicious meals. Parks like Cobb Park and Laurel Park provide opportunities for outdoor recreation and relaxation. For medical needs, there are reputable hospitals like WellStar Kennestone Hospital and physicians centers like Resurgens Orthopaedics within a short driving distance. Additionally, coffee lovers can enjoy a variety of cafes including Starbucks and Rev Coffee. If entertainment is desired, Silverspot Cinema and AMC Parkway Pointe 15 offer movie showings not too far away. Overall, this part of Marietta offers a well-rounded community with easy access to essential services for seniors looking to enjoy their golden years in comfort.

Pharmacies

• CVS Pharmacy (1.3 miles)
• Walgreens (1.7 miles)
• CVS Pharmacy (2 miles)
• Walgreens (2.2 miles)
• CVS Pharmacy (3 miles)
• CVS Pharmacy (3.1 miles)
• Walgreens (3.3 miles)

Restaurants

• Taco Bell (1.4 miles)
• Tasty China (2.1 miles)
• Chick-Fil-A (2.6 miles)
• Hamilton's Restaurant (2.7 miles)
• McDonald's (2.8 miles)
• Zama Mexican Cuisine & Margarita Bar (2.9 miles)
• Varners Restaurant & Tavern (2.9 miles)

Parks

• Cobb Park (2.6 miles)
• Hurt Road Park (2.9 miles)
• Laurel Park (3 miles)
• Cochran Shoals - Chattahoochee River (7 miles)
• Southwest Baseball At Clarkdale Park (7 miles)

Cafes

• Starbucks (2.8 miles)
• Starbucks (3.4 miles)
• Starbucks (3.5 miles)
• Rev Coffee (3.9 miles)
• Starbucks (4.5 miles)
• Giga-Bites Cafe (5.4 miles)
• Starbucks ThD (5.6 miles)

Hospitals

• USA Vein Clinics (3.7 miles)
• WellStar Kennestone Hospital (4.6 miles)

Physicians

• Atlanta Behavioral Care (4 miles)
• Cobb Women's Center (4 miles)
• Wellstar Cobb 1700 Building (4.1 miles)
• Atlanta Gastroenterology Associates (4.1 miles)
• Georgia Plastic & Reconstructive Surgery (4.3 miles)
• Resurgens Orthopaedics (4.4 miles)
• Kennestone Physicians Center (4.4 miles)

Theaters

• Silverspot Cinema (5.6 miles)
• AMC Parkway Pointe 15 (6.5 miles)