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The Franklin at Samuels Avenue

Updated 2026-07-24 · 2,182 reviewed · 417 listed · Scored from 245 Google reviews · How we rank ›

3.3(245) 59 composite score See reviews on Google ✓ Google-verified
Luxury ApartmentsPet-Friendly ApartmentsStudent HousingAffordable & Low-Income HousingTownhome-Style Apartment Communities
The Franklin at Samuels Avenue
Services
Luxury Apartments, Pet-Friendly Apartments, Student Housing
Reviews
245

The real story

Leasing staff receive consistent praise for friendliness and attentiveness during tours, and the downtown location near Sundance Square appeals to prospective residents. However, actual tenants report serious problems: AC failures lasting weeks even in extreme heat, maintenance delays, unreturned calls and emails, security breaches (unlocked building entrances, stolen packages and vehicle parts), filthy common areas, and management billing disputes. Staff inconsistency and documentation errors compound resident frustration; many long-term tenants report years of unresolved issues and repeated fee disputes.

The disconnect between the leasing experience and tenant reality is stark. While some technicians (Bryce, Miguel, Tyler) receive individual praise, the broader operation struggles with accountability. Move-in units often lack basic readiness, emergency repairs take days despite heat exceeding 90 degrees, and management rarely responds to escalations. Residents note a pattern of management turnover that leaves lease discrepancies unresolved and documentation poorly handled.

Praised for
  • welcoming, personable leasing staff
  • knowledgeable tours and sales process
  • good maintenance technicians (Bryce, Miguel, Tyler)
  • convenient downtown location near Sundance Square
  • modern amenities (pool, fitness center, EV charging)
Watch-outs
  • chronic AC failures and slow emergency repairs
  • poor maintenance response and communication
  • security issues (broken doors, package theft, car break-ins)
  • cleanliness problems (trash, roaches, hallways)
  • management inconsistency and billing disputes
  • move-in unit availability and readiness issues
friendly-staffresponsive-managementpoor-communicationslow-maintenanceclean-facilitiespest-problemssecure-parkingmove-in-issuesoverpriced-fees
Best for: Prospective renters who prioritize leasing-office experience and downtown proximity, not worried by maintenance responsiveness.
Think twice if: Maintenance emergencies (AC, plumbing) may take days; tenants report unreturned calls, security gaps, and billing disputes with slow resolution.

Where it delivers

  • welcoming, personable leasing team
  • prime Uptown location near Sundance Square and downtown
  • on-site resort-style pool and fitness center
  • EV charging stations available

What to ask before signing

  • Staff named by reviewers: JB, Estela, Aaliyah, Daley, Sean (maintenance); Bryce and Miguel (praised for quality repair work); Tyler (move-in assistance)
  • Chronic AC failures reported by multiple tenants, with emergency repairs delayed days beyond code requirements
  • Security concerns: building doors remain unlocked despite 2022 replacement announcement; package theft and vehicle break-ins documented
  • Trash accumulation on floors despite paid valet trash service
  • Move-in units often unavailable or unprepared; residents report being forced into more expensive units
  • Residents forced to use portable AC units when central AC failed; work orders marked complete while issues persist
  • Long-term tenants (5+ years) report unresolved lease documentation errors and repeated unauthorized fee charges

How residents rate the community

Luxury Apartments
Leasing experience feels luxury-like with attentive staff; actual residency falls short due to maintenance, security, and cleanliness failures.
Pet-Friendly Apartments
Pet fees repeatedly billed incorrectly or inconsistently; residents report management confusion and lack of lease documentation clarity.
Student Housing
Student-friendly leasing approach and location, but AC crises during hot months and slow maintenance make for stressful living conditions.
Affordable & Low-Income Housing
Residents report unexpected charges and rising fees; move-in unit unavailability forces costly upgrades.
Townhome-Style Apartment Communities
Limited evidence in reviews regarding townhome-specific features; general maintenance and security concerns apply.

Measured against the market

  • Rated 3.3 against a 3.95 average across the 300 luxury apartments businesses listed here.
  • Has more Google reviews than 76% of the businesses in this directory.

How we got this number

How We Rank
Star rating 0
Review volume 100
Review recency 100
Review sentiment 46
Profile completeness 100
Verification 30

Ratings pulled apart

5
120
4
21
3
11
2
10
1
83

Get in touch

Address
520 Samuels Ave, Fort Worth, TX 76102
Open in Google Maps

Last verified 2026-07-24

Office hours

Monday
10:00-18:00
Tuesday
10:00-18:00
Wednesday
10:00-18:00
Thursday
10:00-18:00
Friday
10:00-18:00
Saturday
10:00-17:00
Sunday
Closed

As listed on Google.

From the property's site

Services listed
Apartment rentals1-bedroom apartments2-bedroom apartments3-bedroom apartmentsStudio apartmentsFitness centerResort-style poolEV charging stations

As published by the business on its own website; not independently verified.

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Common questions

How quickly do they respond to AC emergencies?
Reviewers report AC repair requests take days or longer despite triple-digit heat. One tenant waited 18 days after move-in with no unit; another waited days in 85+ degree weather. Texas Property Code requires emergency repair (AC) within 24 hours; reviewers suggest this standard is not met.
Is the building secure?
Multiple residents report unlocked entrance doors (despite announced 2022 lock replacement), stolen packages, and vehicle break-ins with tires removed. At least one reviewer noted anyone can walk into the building without key fob or access code as of early 2024.
Are units ready on move-in day?
Several reviewers report their assigned unit was unavailable or unready on move-in day. One tenant reported being forced into a more expensive unit that still had maintenance issues needing attention.

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Last updated 2026-07-24