Pricing ranges from
    $4,330 – 5,196/month

    The Atriums Senior Living Community

    7300 W 107th St, Overland Park, KS, 66212
    • Independent living
    • Assisted living
    AnonymousLoved one of resident
    2.0

    Caring staff despite declining quality

    I moved my mother here and it was wonderful at first, but after new ownership the quality declined. Meals (included) are often bland, lukewarm or missing, housekeeping (included) is inconsistent, and the elevators/maintenance and business office hours are unreliable. We experienced rent hikes/double charges with no explanation, high staff turnover, medication/wound-care lapses and security/theft issues; management felt chaotic. On the plus side the front desk and security staff, activities, lovely atriums, amenities and many caring employees made it a warm, active community. I'm grateful for the good people here but would think twice before placing a loved one.

    Pricing

    $4,330+/moSemi-privateAssisted Living
    $5,196+/mo1 BedroomAssisted Living

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    Amenities

    Healthcare services

    • Activities of daily living assistance
    • Assistance with bathing
    • Assistance with dressing
    • Assistance with transfers
    • Coordination with health care providers
    • Medication management
    • Mental wellness program

    Healthcare staffing

    • 24-hour call system
    • 24-hour supervision

    Meals and dining

    • Diabetes diet
    • Meal preparation and service
    • Special dietary restrictions

    Room

    • Cable
    • Fully furnished
    • Housekeeping and linen services
    • Kitchenettes
    • Telephone
    • Wifi

    Transportation

    • Transportation arrangement (medical)
    • Transportation to doctors appointments

    Common areas

    • Beauty salon
    • Dining room
    • Garden
    • Outdoor space

    Community services

    • Move-in coordination

    Activities

    • Community-sponsored activities
    • Scheduled daily activities

    4.31 · 102 reviews

    Overall rating

    1. 5
    2. 4
    3. 3
    4. 2
    5. 1
    • Care

      4.1
    • Staff

      4.3
    • Meals

      3.5
    • Amenities

      3.9
    • Value

      2.9

    Pros

    • Friendly, caring, and attentive staff
    • Staff who know residents by name and personalize care
    • Strong sense of community and family atmosphere
    • Wide variety of daily activities and resident-organized events
    • Indoor pool, gym, and multiple wellness/recreation spaces
    • Attractive atrium design with light, bright common areas
    • Multiple on-site amenities (theater, pub, ice cream parlor, salon)
    • Pet-friendly with outdoor dog-walking space
    • Multiple apartment layouts including ground-floor patios and penthouse/upper-level views
    • Transition option from independent living to assisted living
    • Resident transportation and scheduled outings (van service)
    • Convenient location near hospitals, shopping, and pharmacies
    • Holiday decorations and diverse faith offerings including daily Mass
    • Often clean, recently renovated, and well-presented common areas
    • Housekeeping and laundry services available (for many residents)
    • Front desk and security staff praised for responsiveness
    • Good staff-to-resident ratios reported by several reviewers
    • On-site medical support (doctors who make house calls) and therapy services
    • Engaging dining facilities and some praised menu items (salads, soups)
    • Ample parking and easy-to-navigate layouts in many areas

    Cons

    • Inconsistent or declined food quality (bland, lukewarm, running out of items)
    • High staff turnover and management instability after ownership changes
    • Medication errors, thefts, and other security breaches reported
    • Inconsistent/inadequate nursing care and wound care concerns
    • Housekeeping inconsistencies and in-room cleaning issues (dust, buildup)
    • Broken or unreliable elevators and escalators
    • Billing issues (double rent charged, unexplained rent hikes, dinner not provided despite payment)
    • Limited business office hours and poor communication from management
    • Rude or unprofessional behavior reported from some CNAs, temps, or staff
    • Large COVID outbreak reported by multiple reviewers
    • Noise problems (freeway noise, loud nighttime staff) and privacy concerns due to layout
    • Older building areas needing updates or TLC despite renovations elsewhere
    • Safety concerns including reported assaults and lack of adequate response
    • Memory care availability limited or not available in some locations
    • Policies restricting certain mobility/equipment (electric wheelchair restrictions)
    • Affordability varies—some find it expensive or not covered by Medicaid

    Summary review

    Overall sentiment across the reviews is mixed but leans positive on community, amenities, and frontline staff; however, serious operational and safety concerns appear repeatedly and are significant for prospective residents and families to consider.

    Staff and community: The most consistently praised aspects are the people and community culture. Many reviewers describe staff as friendly, caring, and attentive — front desk, dining, maintenance, and caregiving teams are frequently commended. Numerous accounts note staff who know residents by name, personalize service, and create a family-like atmosphere. Residents organize many social gatherings and activities themselves, reinforcing a strong sense of belonging. Several reviewers explicitly call out the front desk and security staff as dependable, and many families express gratitude for compassionate caregivers who helped residents regain weight, mood, or independence.

    Facilities and amenities: Physically, The Atriums scores well for architecture and on-site amenities. The atrium design, abundant daylight, wall-to-floor windows on upper levels, and recently renovated common areas receive repeated praise. Amenities cited include an indoor pool, gym, theater/media room, game room, pub area, ice cream parlor, hair salon, gardening space, and multiple dining rooms. Apartments range from small hotel-style units to larger one-bedrooms and penthouse suites, with many residents appreciating the views, patios, and dog-friendly outdoor areas. The location is convenient to hospitals, shops, and pharmacies, and ample parking and resident transportation/van service are positive logistic features.

    Dining and activities: Activity programming is a clear strength—Bingo, live music, classes (cooking, painting), movie nights, religious services (daily Mass), day trips, and outings are commonly mentioned and appear to contribute substantially to resident satisfaction. Dining feedback is more mixed. Many reviews praise attractive dining areas and specific menu items (salads, soups, some specials), noting organized dining staff and variety at times. However, a substantial number of reviewers report declining food quality under new management: food described as bland, lukewarm, limited choices, long waits for meals, and running out of items. Some note improvements over time, while others say the decline persists.

    Care quality and safety: Care-related feedback is polarized and among the most consequential issues reported. While many families are satisfied with the caregiving, quick call responses, therapy, and clinical attention (including doctors making house calls), other reviewers report alarming incidents: medication errors, stolen meds and jewelry, inadequate wound care, rude CNAs or LPNs especially toward outside caregivers, and even claims of assaults. A particularly serious thread involves security breaches (staff having universal keys, reports of smoking in resident apartments, and inadequate facility action after incidents). Several reviewers urge caution and suggest investigating staffing stability and security procedures before moving a loved one in.

    Management, operations, and reliability: Several reviewers praise long-tenured staff and a caring owner-operator in some timeframes, but multiple reviewers highlight recent negative changes after new ownership—higher turnover, departure of Directors of Nursing, chaotic management culture, and declines in care consistency. Operational issues include inconsistent housekeeping (some residents get good service; others report dust, buildup, and missed cleanings), unreliable elevators/escalators during renovations, limited business office hours, billing errors (double rent, unexplained rent hikes, or meals not provided despite payment), and poor communication in some cases. A major COVID outbreak was reported by multiple reviewers, and some referenced inadequate pandemic-related care and infection control.

    Patterns and recommendations for prospective residents/families: The Atriums offers many strengths that attract and retain residents—strong social life, attractive design, many amenities, and numerous staff members who genuinely care. However, the reviews also reveal recurring and serious operational problems that materially affect safety and day-to-day quality of life for some residents. The tension between standout personal caregiving and systemic issues (staffing consistency, management responsiveness, security and medication handling, and dining reliability) is the central pattern.

    If considering The Atriums, families should (1) ask about recent staffing turnover and the current leadership/Director of Nursing tenure, (2) get specifics about security protocols, key control, and incident reporting, (3) sample meals and inquire about menu sourcing/consistency and how meal shortfalls are handled, (4) confirm housekeeping frequencies and what is included in rent, (5) check elevator reliability and renovation timelines, and (6) investigate billing practices and any recent rent increases. Many reviewers highly recommend the community when staffing and management are stable; others strongly caution against placement when those elements are in flux. The reviews suggest that experiences vary greatly by unit, time period, and even individual caregivers, so a targeted, up-to-date tour and conversations with current residents and families are essential.

    Location

    Map showing location of The Atriums Senior Living Community

    About The Atriums Senior Living Community

    The Atriums Senior Living Community sits in Overland Park, KS and offers a mid-rise building surrounded by trees and gardens with a big, open campus where people can relax or walk. Residents can choose from independent living, assisted living, memory care, and skilled nursing, which all sit together on one campus, so you don't need to move if your needs change. The apartments include one- and two-bedroom units, with floor plans called The Pines, The Maples, The Cypress, The Oaks, The Palms, The Elms, The Willows, and The Evergreens, ranging from 475 to 1,000 square feet, and all the apartments come with full kitchens with stoves, ovens, microwaves, and refrigerators, while some options have easy-access showers and taller toilets with grab bars for safety, and there are emergency call lights and pendants, too, in case someone needs help.

    The building is newly renovated and has lots of sunlight in the big indoor atrium and noise-dampening walls, while the elevators are new, and there are large indoor pools and spas, a bistro with a daily social hour, the Atriums Beauty Salon, a raised-bed garden, libraries, a theater room, a grand piano, private parking, and central fireplaces. There are lots of group activities, outings, religious services for those who want them, fitness programs to help people stay active, and wellness programs that aim to keep everyone feeling their best. Assisted living residents get personal help with meals, housekeeping, bathing, grooming, dressing, and managing their medicines, and there's a full-time health & wellness director to look after care needs. Staff is always around, day and night, and transportation is available for appointments and errands, which means less to worry about. The campus is smoke-free and pet-friendly.

    Residents don't need to take care of home maintenance or security, and the rates include utilities like cable TV and internet, so it's much easier to just focus on enjoying each day. There are big common spaces and patios where residents can gather with each other or with family, and the community puts effort into making folks feel at home and like part of a family, with friendships and social opportunities encouraged. The atmosphere feels laid-back and easy, with staff known for being kind and caring. People with Alzheimer's or other dementia can get memory care services that are matched to what they need.

    The building has a modern look with unique touches and special details, and people often say the environment feels welcoming. Concierge services are available, and weekly housekeeping and laundry take care of the basic chores. The community is licensed by the Kansas Department for Aging and Disability Services and has a steady 4.5-star rating from 39 reviews. The Atriums tries to give seniors a chance to stay healthy, active, and social, with support there if or when needed, making life comfortable and steady for adults age 55 or older looking for independent or assisted living, memory care, or skilled nursing, all in one spot.

    About 12 Oaks Senior Living

    The Atriums Senior Living Community is managed by 12 Oaks Senior Living.

    12 Oaks Senior Living operates as a specialized third-party management and consulting company serving the senior living industry. Founded in 1984 and headquartered in Dallas, Texas, the company has established itself as a trusted partner for institutional investors including CNL, PGIM, Virtus, Longview/Blackstone, and Thrive. 12 Oaks manages a portfolio of 38 communities across six states—Texas, Oklahoma, Arizona, Massachusetts, Nebraska, Wisconsin, and Utah—serving thousands of residents through independent living, assisted living, and memory care services.

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