Your Chapman
home base
starts here

By the house, for the academic year. One lease covers the home and the group living in it, which keeps the terms simple and means everyone knows who they signed with. Tell us your move-in term and how many of you there are, and we'll tell you which addresses fit.

Rent is quoted separately from utilities. Utilities are split evenly among the housemates in the house and billed monthly, so what you pay tracks what the house actually uses rather than a flat guess. Some properties share a water meter with a neighboring house, in which case the split runs across both. We'll show you exactly how your house is split before you sign.

All of them are in Old Towne Orange, 92866, within walking distance of campus. These are real neighborhood streets a few blocks from the university — not a complex on the edge of town. Most residents walk or bike to class.

Tommy, directly. These houses are owner-managed and he lives in Orange, a few blocks from most of them. There's no call center and no third-party management company between you and the person who can actually fix the problem.

Earlier than you think. Student housing near Chapman moves on the academic calendar, and the good houses are spoken for months ahead. Three to four months before your intended move-in is the right window. If everything is leased when you call, ask to go on the waitlist — houses turn over every year.

Yes — you bring the group and the group is whoever you say it is. The house is leased to you together, so who lives there is your call, not ours. We'll tell you honestly what a house holds and how it's laid out so you can work out who goes where. If you're a few people short of filling a house, see the question below.

Our homes are leased to a group on one lease rather than rented out room by room. That said, Tommy does on occasion help both individuals and groups fill a property — if you're one or two people short of a full house, or you're on your own and looking for a group that still has space, let us know and we'll do what we can to connect the right people. It isn't a guarantee, and there's no waiting list to buy your way onto, but it happens often enough to be worth asking about.

Online, through a tenant portal. Rent, utility charges and any other balances show up in one place, and you can see your payment history without asking anyone for it.

That's most of the families we work with. We'll do a walkthrough over video, send you photos of the actual house rather than a staged marketing set, and answer questions by phone at whatever hour works across the time difference. Ask anything — the houses are old and characterful, and we'd rather tell you what that means up front than have you find out in September.