The Lakes at Lionsgate Apartments, Overland Park, KS: An Independent Renter’s Review

What you’ll pay before you sign

The base rent bands, per the property’s live pricing page: A1 (1 bed, 1 bath, 740 sq ft) $979 to $1,726; B1 (2 bed, 2 bath, 960 sq ft) $1,205 to $2,010; B2 (2 bed, 2 bath, 1,121 sq ft) $1,436 to $2,525; C1 (3 bed, 2 bath, 1,320 sq ft) was listed “call for rent” at the time of writing, meaning no unit in that plan was open.

The two fixed, published charges add up to $230 before any rent or deposit. Everything past that is unit-specific and stays undisclosed until you apply, which is worth knowing before you budget a total move-in figure from marketing copy alone.

Are move-in specials currently offered? No, as of this writing. The fees and policies section of the live Apartments.com listing does not show an active rent special; check the current listing before assuming any advertised discount still applies.

Why the reviews split almost evenly with no middle ground

The review module on Apartments.com’s listing for the property shows 38 five-star ratings and 33 one-star ratings out of 75 total, with only four reviews landing anywhere in between. That is not a normal distribution for an apartment community. A separate platform with a much larger sample, ApartmentRatings.com, shows the same basic shape from a different angle: 281 votes averaging 2.8 out of 5, with category scores weighted toward the low end on staff responsiveness, grounds upkeep, and maintenance turnaround. Two independent review pools agreeing on the shape of the split is the strongest evidence available that the split reflects something real about the property rather than one platform’s review-solicitation quirk.

The five-star cluster consistently credits specific staff members by name for fast maintenance response and describes the grounds as well kept. The one-star cluster consistently describes slow or unanswered maintenance requests, unreturned calls to the leasing office, and stretches of visibly reduced upkeep. Read together, the split looks less like a property that is uniformly good or bad, and more like one whose day-to-day quality has moved with staffing and management turnover, a dynamic several reviewers reference directly when they mention a change in office personnel.

The Better Business Bureau lists an F rating for the property’s management, based on seven complaints filed, three of which went unanswered by the business.

Does Lakes at Lionsgate have a security deposit? Yes, but the amount is not published on any listing platform; it is described only as varying by unit, so budget for it as an unknown until you apply.

How Lionsgate pricing compares to Overland Park overall

The submarket data Apartments.com displays for this listing puts the Lionsgate micro-area below the Overland Park city average at every bedroom count.

The gap runs $212 to $422 a month depending on bedroom count, and it holds in the same direction at all three sizes: this is not one unusually cheap floor plan skewing an average, it is the whole property sitting under the city’s going rate.

How many units does this property actually have

Two numbers circulate for this property’s size, and they are not actually in conflict. RentCafe’s property record states 45 buildings and 716 apartments total, at 2 to 3 stories per building. The same RentCafe page separately states the property “currently has 15 available units,” meaning 15 is a live vacancy count, not the total. Redfin’s listing, which shows 15 units, and its neighborhood search page, which showed 17 available units for the same address on a different date, both appear to have pulled the live-availability field rather than the total-unit field. 716 is the community’s actual size; the smaller numbers describe how many of those units happened to be vacant when each site last synced.

Is the 716-unit or 15-unit figure correct? 716 is the total unit count. The smaller figures on Redfin describe units available to rent at that moment, not the community’s size, per RentCafe’s listing, which shows both numbers side by side.

Pet policy specifics that affect your decision

Cats are capped at two per apartment with no listed breed or size restriction. Dogs are allowed subject to a standard no-aggressive-breeds exclusion, though the published fee schedule does not itemize a per-pet dollar amount the way Village at Lionsgate’s does, covered next. Confirm exact pet fees with the leasing office before applying with an animal.

The higher-priced alternative half a mile away

Village at Lionsgate, at 14631 Broadmoor St, is a separately managed, similarly named property in the same immediate area, and the two get confused in search results. It rents from $1,327, a few hundred dollars above Lakes at Lionsgate’s comparable floor plans, and carries a materially different review profile.

The price difference is close to what the fixed application and administrative fees at Lakes at Lionsgate already cost once, which frames the choice less as cheap against expensive and more as a bet on service consistency for a few hundred extra dollars a month.

Schools and the commute reality

The property sits in the Blue Valley School District’s Overland Park attendance zone, zoned for Overland Trail Elementary (GreatSchools rating 8), Overland Trail Middle (rating 7), and Blue Valley North High School (rating 9). Walkability sits at a moderate 60 out of 100 and public transit access is effectively zero, so this is a car-dependent location whatever the marketing copy about nearby shopping implies.

What’s the difference between the attendance zone schools and the other schools listed nearby? Overland Trail Elementary, Overland Trail Middle, and Blue Valley North High are the schools this address is actually zoned for; other named schools such as Lakewood Elementary appear on listings as geographically nearby but are not the assigned attendance-zone school.