The management has no problem scamming poor college students & has no desire to change. Look at their Google reviews over the past 7 years! FYI they'll stock your parents home address and social media for kicks and giggles. So why do students live here if there are SO MANY bad reviews? Because it looks cheap.......until: - $20 carpet "deep" cleaning whenever they want (apartment still smells like old people even after the "deep" clean & me vacuuming my floor weekly). - No cash payments to avoid online service fees. - $200 fee to sell your contract - when your contract ends you'll get some bullcrap bill in the mail or take money out of your deposit for a failed cleaning check and cleaning fees—despite deep cleaning and vacating, and living at another apartment complex. They will nickel and dime you! FLIP! They even charge you a fee for the stamp on the letter they send you! Pay the extra 100-200 bucks/month to live somewhere better. -------------------------------------------------- Response: I dispute these charges. I moved out before 12/31/25 as agreed and was living in a different apartment in January. Yet 2 months later I got a charge for a room cleaning fee and a failed room check. I already deep cleaned the apartment and was assured nothing else was required. They never cleaned the apartment or my room after I left! These January charges are fraudulent. this is dishonest. Some people think they can bully college students an extra $100 because no one will do anything about it. Just because there are other landlords and management that prioritize profits over integrity doesn't mean you have to do it too! I've never stayed in a rich four seasons hotel, maybe you can tell me what that's like. That's awesome you have nothing better to do than to sit in your office and stock my parent's instagram and home address on Google earth. Do you do that with all the tenants??

Great experience. Perfect for Freshman since its a social part of Provo. Super cheap rent as well.

• Great location
• Safe
• Worth the money

You get what you pay for. Pay a little more for a better place. Don’t choose Sparks ii Apartments.

I loved the sparks! Super fun area with amazing people. Super close to campus and other restaurants/stores. I definitely enjoyed my time here!

• Caring management
• Good roommate matching
• Great location

DO NOT live here. They will bleed you dry for every dollar they can get, even though their entire target demographic is poor college students. There are so many hidden fees with absolutely insane prices that make no sense. Why in the world would the deposit be $800 to live in an apartment that is literally falling apart? Why would it cost $200 just to sell my contract to someone else? I found a replacement to take over my contract—they wouldn’t even have known I was gone—and somehow, they still made money off of me leaving. Yes, I know it’s in the contract, but that kind of pricing is evil. When I moved out, I had to leave earlier than expected, so I paid my roommate to take care of the cleaning check. I also had a friend go over and double-check it. Both of them said it looked good—and I trust them. Still, I “failed” the cleaning check and was charged a fee. How?? The place was already decrepit, outdated, sad, and gross to begin with. What exactly is their standard of “clean”? When I finally got my deposit back, they sent me $400 instead of the $800. I called and emailed several times trying to understand why—and they LITERALLY said it was “too confusing” to explain over the phone and would only explain via email. I had multiple people read the email, and no one could make sense of it. Eventually, I just gave up. Then I had the check mailed to me, but my roommate accidentally threw it away. When I asked for a new one, they sent i, but only for $350 instead of the original $400. They charged me $50 just to reissue the check. They will nickel and dime you to death and then treat you like you’re stupid for contending. I’ll say this: the apartments are kinda cozy despite actively falling apart (cracked, unattached walls, etc.), the ward is amazing, and management does respond quickly (but their answers are usually not helpful). Just do yourself a favor and live somewhere else with management that actually cares about its tenants

Great cheap apartment. Definitely not my forever place, but good transition into living on my own and paying rent. Great community and ward. The place has a few little fixer upper elements, but the staff is super helpful and will come by and fix nearly anything within 24 hours. Great roommates, good living space for entertainment, and fully furnished.

• Good maintenance
• Great location
• Caring management

The apartment itself is okay, and has good people. Not sure why it says it has fitness center, there's none. It was not clean when I moved in. There was dust, dirt, and hair around my bed. Don't expect to pay the amount listed on their website, you have additional cleaning fees and internet fees on top of the utilities. Water went out for two days and they offered no compensation. The dishwasher didn't work the entire time I was there. The internet being down was a regular occurrence, even with paying extra for it each month. The small excuse for a hot tub was broken much of the time. Pool is tiny and dirty. They have you pay extra for carpet cleaning every once in a while, but they don't actually clean the carpets, there are gross stains all over them. You have to pay extra for parking. There is no common area greenspace. You also have to pay for laundry. I had to check out early, and was still paying for 3 months of rent while not living there, and they decided to charge me an extra fee on top of that for moving out early. Management is very difficult. There are hidden fees everywhere. They actually asked tenants to write positive reviews in exchange for candy. The layout of the place makes the apartments dim with the only natural light coming in from a courtyard. I moved in because I didn't have a lot of money and wanted to find a cheap place, but it ended up being about the same as other apartment complexes after all the fees- just something to keep in mind if you are attracted to the price. The Brittany and centennial next door have similar prices with better management. King Henry is next door and a little more money but better amenities as well. Also, make sure you check your deposit when you get it back, they took out almost one hundred dollars from mine. Read their response where they try to justify the fees below but it's just BS.

I have lived in Sparks for over a year and honestly it has been a really good experience. Management is super friendly and maintenance requests are taken care of almost immediately. They have a nice pool, hot tub and lounge. The laundry machines have this nice feature where you pay through your phone and it keeps track of how long your load is going to take. If you can get 5 dudes together or 5 of your girlies, Sparks is a sweet place to live!