Canopy at Belfort Park, Jacksonville FL

We have sent a termination of lease letter to canopy via email on 1/27/24 and they signed for a certified letter on 1/31/24 and as of 2/5/24 we have received no response.
The only way to get Canopy or ZRS to respond seems to be via review. That’s sad.
Ever since we moved in May 2023, we’ve had issues beyond the typical landlord special. The ceiling fans were broken, A/C had no filter, microwave handle was broken off (maintenance did nothing so we had to superglue it ourselves), dishwasher wouldn’t drain, washer wouldn’t drain, blinds broken, tub drain cover broken, complex plagued by wasps and carpenter ants. Maintenance does not respond to requests and will mark things as complete when they never came to the apartment. When our A/C broke in August, they did nothing except look at it and say “it’s broken” one time over almost two weeks until we sent a certified letter outlining our right to terminate our lease if they didn’t fix it. This time, we are just terminating our lease because we’ve had enough. We’ve heard no response from them. Doesn’t matter if you show up, call, email, anything. They will not respond. Do not move here
(PS many of the positive reviews are from employees at the time such as Cheyenne Frazier and Carrie Ritner. I know for a fact Carrie does not live in the complex because when I picked up my keys from her when we first moved in she told me that she’s glad she has a house).

ZRS took over this property a couple years ago and they’ve really ruined what once was a great place to live. I’d give 0 stars if I could. They completely took advantage of the residents, especially with the rising cost of living and raised everyone’s rent $500 or more. As if that wasn’t enough they increased the trash valet from $20 to $35. Started charging residents pet rent on top of the initial $300 pet fee each pet and started making residents pay for the community’s electricity. Did the huge rent increase not cover that? No? We need to be bamboozled a little more? The breezeways lights are on 24/7 and they leave all vacant units lights on in every room 24/7 so you get to look at are bright empty apartments every day while you know you’re paying for it. What a slap in this face and what an awful gluttonous management company. They cannot keep staff, no surprise there. They ran off the property manager who had been here for 5 years when Pegasus was the owner. Since then Canopy has gone through a a handful of property managers and assistant property managers. Which explains why no one ever answers the phone no matter how many times you call or how many voicemails you leave DURING business hours. Every time we’ve given up on calling, there’s no one ever in the office and even if they are, the doors are always locked. Maintenance is non-existent. You have to put in multiple requests to get your issue (s) resolved and that’s if they don’t mark your request as “complete” before ever entering your apartment. We have lived at Canopy for many years prior to ZRS take over. The non upgraded units have 10+ year old appliances that certainly need replacing but this company is so greedy they would just rather YOU the resident have to put up a constant fight with the office to “fix” them. The two maintenance guys we had there prior to ZRS take over were amazing and said that they had worked for ZRS in other communities previously and both of them stated they were leaving because they refused to work for ZRS again. What does that tell you? They took away the Starbucks coffee machine in the clubhouse, which a lot of us residents used. Started locking residents out of the clubhouse because of apparent vandalism. I work over 40+ hours a week and can’t even hit balls on the pool table on a Saturday at 1: 00 pm on my only day off. Why pay all this money and I can’t even enjoy the amenities of my own neighborhood like I could before? The pool is always green with algae and has been shut down several times by the health department. There’s never any propane for the grill. I mean really, imagine living here paying $1400 for a two bedroom and really enjoying your apartment and then a company takes over and completely destroys your community and charges you astronomically for it. Almost $2,000 a month for a two bedroom here? Get real! A lot of us residents had lived there and enjoyed the community for years just to see the whole place run down hill while we all got priced out Aside from the terrible company that is ZRS. There’s a group of criminals that recently started targeting this neighborhood over the years. They have come over a handful of times that I know of. Pulling on car doors to steal anything they can. There’s always police several times a week. Swat once barricaded the entire neighborhood not letting residents in/out for hours because of a drug dealer who shot at his parole officer. Right before we moved out there was an undercover police raid in broad day light with 13 cops with weapons drawn on a man. We witnessed someone getting shot at by the mailboxes from our patio at 4: 00 pm one dayThey seem to just let anyone move in here. This community was never like this when Pegasus was the property manager. I would never live in a ZRS community and HIGHLY recommend NOT moving here. If you can afford the rent here, get a house. You can get an extra 1,000 sqft for the same price as they’re demanding you pay here. It’s ridiculous.

Problems were always a pain to get addressed. I had a dishwasher that never worked in the entirety of living there because I got tired of submitting requests for them to just pour vinegar down the drain. If you ever need to get a hold of these people good luck, phones rarely are answered and they often showed up late when I had to call out of work to deal with issues. Police seem to have a regular presence at this place. When I first moved in three years ago the place was awesome. Ever since they sold the experience was sub par. I moved out 3 months ago, hopefully things have changed. Move here at your own risk.

*edit*
I completely forgot, I also had an issue where maintenance needed entry to my apartment. They did whatever work they needed to, when finished they left their set of keys in my door unlocked with their trash from the work in my apartment. I couldn’t make it up. I will look for the picture and post them if I can find them.

The leasing agent Ms. Mary is truly awesome! It is always great to see her warm smile whenever I have to go in the front office. I've also had the pleasure of speaking with Melissa as well. Just all around awesomeness Thank you guys for being so kind

I would give them zero if I could Mary Lee Carter is a joke! She gets to work when she pleases don't talk to her before 10 she's reading emails. Very racist, unprofessional, rude, vulgar. She's supposed to be a pastor lol. If you want to deal with no management and zero care for you or your family then by all means move in and see for yourself. I hope nobody has to go through what my family did. Nobody should have to call the police on an uneducated receptionist. She made fun of my disability then revovked our lease after paying all fees because i had a question for a manager We are homeless waiting for our returns still. They are aware and even told us she would be terminated. She is still there ufortunately ZRS is going to receive a lawsuit! Such a shame cute neighborhood. It's obvious nobody cares just read the owners response. They miss the mark on every level yet nothing changes. She said she was happy our child and dogs had no home. WHO IS IN CHARGE HERE?

JUST DONT!
I applied and was accepted for a lease a few weeks back. I was so excited for a new place to call home. Seemed ok via online pictures.

After a few encounters with the front office, Mary Carter Lee, I had to get law enforcement involved for my own safety. Very unprofessional, judgemental, and flat out RUDE. She discriminates against others. She revoked the lease AS A RECEPTIONIST AND WITHOUT CONTACTING MANAGER, who wasn't on property for any visits. Needless to say, blessing in disguise. I would NEVER want to deal with the office, if I lived here. Sad to see a decent business let employees ruin it for others. Even tenants said they weren't surprised by the interaction. Now just waiting for weeks on the financial returns, which should be immediately returned in this situation. Now they just act like I'm the inconvenience for asking when my funds arrive.

I'm a current resident and have been for a few years cant wait for this lease to be up. This place continues to get worse since the day ZRS took over. They have no manger of any sort on property the one office staff member comes and goes as she wants. You never know when she's gonna be there. She is one of the most unpleasant and rude people you'll meet. The property grounds are not kept up the lawn is always over grown the pool is disgusting with the amount of funk that is growing on the tiles. The fire pits and grill never have gas or are broke. The pool table they have for guest is trashed. Speaking of trash you are charged $35 a month for valet trash pick up that only comes sun-thurs. The property constantly smells like weed. I've had a broke appliance now for I can't remember how long. Nobody ever answer the phone in this place ever. For the amount of money we pay to live in this apartment complex its crazy the level of garbage service you get here. They beg you to leave a review so there I left you one. DON'T MOVE HERE.

The front desk lady Ms. Mary Lee is selectively very rude to some residents and plays favorism. She shows attitude to your face. She ignores your questions on building safey issues, and doesn't fulfill requests. Very unprofessional in the customer service field. The property is otherwise a decent place to live.

October 31,2023
Went into the office yesterday. There is no Property manager nor assistant property manager at the complex. There is a leasing agent only.
So once you move in.there is no one to make sure that everything is being taken care of at the property.
‐‐-
Since ZRS has taken over property management the upkeep and care of property has been drastically declining. They are commonly undergoing management changes or are just outright understaffed. Ethically questionable so be careful if your coming in on a new lease.
Maintenance completes service requests without actually completing the service request. I've had a light bulb out in my kitchen for over a month. Two service requests were completed without them coming. I have two additional requests outstanding since the beginning of the month. It has come to the point that I'll have someone come do it for me this week and submit the bill to property management for reimbursement.
‐-
October 8th, 5: 50pm - service requests for the light bulbs, both requests have been noted as completed. I've been home all afternoon and the lightbulb is still out.
The management is actually annoyingly disrespectful. They actually send an email notification that the service request is completed when they know not only is it not completed, they certainly aren't completing it over the weekend when they aren't open. I've yet to receive a response if they'll reimburse me if I pay to hire someone to complete it for me
-
October 31,2023
Went into the office yesterday. There is no Property manager nor assistant property manager at the complex. There is a leasing agent only.
So once you move in.there is no one to make sure that everything is being taken care of at the property.

I was a resident of Canopy for six years. Over that time the management company changed to ZRS. From other reviews you can see that the complex has gone extremely downhill. Also the complaints on the BBB website for ZRS are alarming.

I moved out at the end of July 2023, when our lease ended. Canopy attempted to charge me rent for August 2023, when we did not have a lease and were not living in the apartment. After trying to get this sorted I received no updates. ZRS sent this to collections. There is no property manager or assistant property manager at Canopy. The person I spoke to on the phone was extremely rude and unhelpful. ZRS is impossible to get in contact with. Now I have a collections bill, for what?

What once was a wonderful place to live quickly became a nightmare the last year I lived there.

Moving in to Canopy at Belfort Park overall has been an amazing experience. Ms. Mary Lee in the leasing office has been a tremendous help in getting me moved in from day one. Not only has she gone above and beyond to make sure that all of my needs were met prior to move in, she has also been a great help in the time since by providing answers or solutions to all of my questions or concerns in a swift manner. I strongly recommend anyone looking to moving in to speak with Ms. Mary Lee to make the process as seamless and easy as it has been for me. The apartment unit as well as the amenities are nice and the area is quiet and clean.

Great move in experience with the assistance of the manager Cheyenne! The property is very well kept and it’s been a very comfortable and cozy place to live. Cheyenne made sure we felt welcomed and accommodated.

Viewed the property for the first time today. The lady at the front desk was extremely rude and seemed bothered that we were there. She wasn't eager to help with anything or answer any questions. She even mentioned she would never live at the complex because “the residents bother her”. The property wasn't in great shape. The unit we viewed seemed cheaply renovated and was still very dirty. The other units around the property looked unkept and smelled like cigarettes/weed. Upon returning to the office from our “tour”, the lady handed us our IDs and just walked away without saying anything or offering to provide quotes or answer any questions. Not a good looking property and terrible service. Don't waste your time.

Canopy at Belfort Park has come a long way. I’ve been here since before this company took over a few years ago and they’ve made this place so nice and clean. My apartment is so homey. I definitely recommend this place as your new home

Cheyenne In the office is a godsend. She helps me all the time and always follows up with me to make sure I’m happy. She helped me with my renewal recently because I don’t want to leave lol!

Best apartments I’ve ever lived in. I’ve lived here for 3 years now and not once have had any problems. If you ever go ask for Cheyenne she is amazing and so sweet and kind. She is honestly the best. I definitely am not leaving canopy. I’ve lived in many different apartments in Jacksonville and this one is the best so far.

Love this place very professional. Cheyenne was extremely helpful and made the move in process easy and quick. Prices are reasonable. Great area

***BEWARE DONT MOVE HERE***
I first moved into Canopy at Belfort Park when it was owned by Pegasus Residential back in 2019 and let me say it was AMAZING.but ever since it was sold to ZRS Management this once peaceful, amazing community has gone downhill so fast it now feels like you live in the hood of south Florida. It feels like it was taken over by section 8 housing. The whole entire neighborhood wreaks of marijuana inside and out even if you don't personally smoke & seeps in through the vents and walls of the apartments. There are drug deals happening in the parking lots. Gun violence by the mailboxes and cops there almost every night.

And the office staff.yeah good luck on getting them to answer their phone, email, OR door. The only way you get a response is if you are breaking your lease then they will talk to youbut not before they charge you for an extra month rent and termination fee.

If your lucky to not get barricaded in your apartment by SWAT I would call that a good day or if you can actually use the pool and other amenities if they aren't shut down this week/month.

This community is no longer safe People speed through the neighborhood not caring if they could hit you or your children.

The maintenance staff was AMAZING when Jermaine was the manager. Now your lucky if you can get someone to come out and fix major issues! (Like AC)

If you can afford here, rent a house. You'll be happier!

*** WARNING WARNING WARNING ***
= AS OF JUNE 2023=
ALL AMENITIES CLOSE AT 5: 30PM because management can't figure out how to keep non-residents out.

Pool is so green and disgusting (Contractor: Rao's Pools) that the Dept of Health closed it for a month. Management takes weeks and several emails to respond.

1. Other Residents (0 stars) :
Heavy Section8-ification over 2022-2023 has brought the following benefits to the community:
- Stolen grill utensils
- Damaged / vandalized fire pits
- Smell of weed wafting through the air in several buildings
- Upstanding citizens cannonballing into the pool at 3AM
- Similar groups arguing outside your bedroom window at 4AM. They must've gotten up early for work.

Low credit or income? No problem! Get a few of your dozen roommates or baby daddies to cosign the lease for you until it adds up to the requirement. If all else fails, forged PDF documents are accepted as proof of income.

Residents have almost been hit several times by speeding drivers in the parking lots. This complex absolutely needs speed bumps.

2. ZRS Management (0 stars) :
Within a week of taking over the property, ZRS Management removed the free coffee machine. They over-charge for unreliable valet trash pickup, $35 monthly (used to be $20) on top of rent. They also charge residents for the complex's electricity.

Other factors below:

3. Appliances (1 star) :
For the non-renovated units, bottom-of-the-line GE appliances, with the smallest refrigerator I have ever used.
4. Home Annoyances (1 star) :
No kitchen counter lights; entry hallway light has only one switch next to the door; not enough storage space; inefficient bedroom light bulbs that cannot be replaced; counter and floor colors allow bugs and other pests to camouflage; not enough towel bars or hooks in the bathroom. Worst of all, the toilet models do not actually "flush" but instead splash-fill with lots of water and then drain.
5. Location (5 stars) :
Easy access to I-95 and JTB. Everything you may need within 2-3 exits. 30 minutes from the beach or from downtown. We relocated from out-of-state and are pleased with the accessibility.
6. Amenities (4 stars) :
Gym and grill area are open 24/7, which is great but leads to abuse by the complex's classiest residents (see #1 above).

The lady never answer the phone in the office I don’t know what she does all day besides sit in the office and just let the phone ring. Was supposed to been move in and she been unprofessional and horrible service. I can never get through at all

Carrie has went above and beyond to create a wonderful stay for my family and I. The maintenence are very timely with fixing issues around the apartment. We are comfortable here and enjoy the beauty and serenity of the complex. I am so excited to invite family and friends to come over to my place and visit when they come into town this summer. Thankyou so much for all you do Canopy @Belfort.