This Is What an HOA-FREE Peachtree Village Will Look Like!

This Is What Results From an HOA-Dominated Peachtree Village!

Once a Bank or a Payment Processing Company Finds Out Peachtree Village HOA Has No Legitimate Board, Nor a Legitimate HOA Manager, They Do Not Want to Do Business With Them!

The Right Type of Ground Ivy Is One of Many Native Plant Solutions to Our Current Greenbelt Weed Crisis

While the Peachtree Village HOA has been doing NOTHING but making up EXCUSES to help our community make the transition to beautiful, drought-resistant (plants that need no irrigation), native plants in order to replace the ugly, foreign crabgrass that currently dominates our greenbelt, we here at the Neighborhood Union have been working on FINDING SOLUTIONS! Below is some information from Joseph Farmer, at the City of Plano's Department Environmental Sustainability, who lists 3 types of "ground ivy" that Peachtree Village homeowners could begin to plant on their individual portions of land which they truly own (and already pay taxes on) in order to replace the crabgrass, dandelions and other weeds which, if not soon replaced or abated, will result in violations of the City of Plano's Property Code against weeds over 12 inches tall!

Let's recall, any citations issued for violations of the City's anti tall weed ordinance will NOT be issued to the HOA, but to the individual homeowner of their portion of the greenbelt, regardless of the fact the HOA was supposed to have used the money WE ALREADY PAID THEM (over $1,000,000.00 in the past 20 years!) in order to prevent this problem which, of course, they've miserably failed to do! So, rather than give the HOA another dime, when all they've done is waste it or, worse, given it away to PROFIT HUNGRY, HOA management companies, over-priced landscapers, and lawyers to cover up their many misdeeds over the years, we can, for far less money, take care of OUR land OURSELVES!

Of the many beautiful types of native plants each Peachtree Village homeowner can decide for themselves to replace whatever is over-growing on their portion of the greenbelt, there are 3 ground ivy plants recommended as good options by Joseph Farmer, our City of Plano's own senior Garden and Landscape Coordinator:

Golden Star - Chrysogonum virginianum: This plant thrives in areas that tend to be naturally moist and shady.

Creeping Thyme – Thymus serpyllum: This plants thrives in areas that get a lot of sun. They are drought and heat tolerant.

Golden Ragwort – Packera aurea: This plant does well in partial shade. Like more ground covers, it does better when the soil has a consistent moisture.

These and many other native plant options can be easily found and ordered online.

For more information about how YOU can beautify YOUR PART of the greenbelt, please contact Mr. Farmer directly at the:

Environmental Health & Sustainability

4200 West Plano Parkway, 2nd Floor

Plano, Texas 75093

Tel: 972-769-4416

jfarmer@Plano.gov

The HOA Prints More Lies to Cover Up BankUnited’s Decision to Freeze the Account(s) Set Up By Steven Mammen, Once They Learned About His Checkered (If Not Criminal) Past and the Illegitimacy of Peachtree Village's Current "Board"!

Once again, the persons pretending to be the “Board” for Peachtree Village HOA, have printed several more lies (plus a very telling admission) in their latest April "news" letter, to cover up BankUnited’s decision to restrict Steve Mammen from withdrawing and spending however much of our HOA money was deposited in it/them! First, THEIR decision was NOT based on anyone pretending to be on their fake board, not Rick Lannoye, nor anyone else. UnitedBank did THEIR OWN INVESTIGATION, and based on the facts they learned (very similar to what Harmony Bank found out about Mammen last mid-January), THEY put a restriction on Mammen!

What was very telling, though, is how upset the Fake Board became when they found out the Neighborhood Union “somehow learned the name of the bank”! So, what does this tell us? Clearly, the Fake Board was hoping to keep the name of the bank where OUR MONEY is located a big secret! But this should not come as any surprise. After all, this “Board” and their fake HOA management company owner, Steven Mammen, have been operating in complete secrecy for 2 months now!

And just to be clear, it was NOT the HOA that trimmed the ONE tree (not "all the trees") that was hanging too low over one street, but the City of Plano which did the trimming, and which was paid for out of a City of Plano help fund for homeowners who can’t afford to trim trees. The application for this help was facilitated by the Neighborhood Union working with the City’s Neighborhood Services, NOT the HOA who are, obviously, only trying to take credit for something they did nothing about!

Another very disconcerting announcement came from the Fake Board’s April “news” letter, in which they stated it's their intention to conduct another election by using the extremely easy-to-forge Proxy Method! The Union has long been advocating for voting methods that are secure and conducted by an independent third party who are sworn election officials. The Proxy Method the HOA wants to use, AGAIN, is neither independent, nor secure! ANYONE can print off as many “proxies” as they wish, forge a signature and make it out to themselves to make it falsely appear a homeowner who either cannot or doesn’t want to appear in person at an annual meeting, gave them their authority to elect whomever the proxy choses. Now, one might say they shouldn’t do this for fear of checking those proxies later on to see if they were forged…but guess how Peachtree Village HOA gets around that? BY PREVENTING ANYONE FROM EVER SEEING THE PROXIES! So, no, if we’re to have another annual meeting, it MUST be conducted by an by an independent third party, and certainly NOT by someone like Steve Mammen!

The Fake Board Wants to Manipulate the Outcome of Another Election By Using the Easy-to-Forge Proxy Method

WARNING! Please do NOT Give Steven Mammen Your Credit, Debit or Bank Account Information, Nor Send Him Money to Any of the 6 (SIX) Addresses He's Published!

UPDATE, March 25, 2026: PayHOA has now confirmed they cannot offer Peachtree Village HOA their services at this time.

Here's the [very diplomatically worded] letter we received from PayHOA's representative:

After speaking with my management team, they determined this is out of our scope because we are solely a software company that only provides software to organizations. Therefore, we won't be able to assist you with your current situation.

Jared Hancock

Business Development

W: (859) 710-9790

PayHOA.com - Youtube channel here!

601 Perimeter Dr, Suite #220
Lexington, KY 40517

This came after PayHOA had learned Steven Mammen began using their 30 Day Trial DEMO to convince as many homeowners as he could to supply their banking, credit and/or debit card information (when the intended use is only to add one, maybe two "test" homeowner accounts), along with all the other bright red flags Mammen has raised (the fact that he is NOT BONDED, and solicited funds from Peachtree Village homeowners by telling them to mail checks, money orders or cash to two fake physical addresses or to send money to one US Postal Service box after another (also 4 so far, so 6 (SIX) altogether), with this last one located in, of all places, New Braunfels, Texas, over 240 miles away!

He also set up 1 or 2 bank accounts with BankUnited who, upon learning about Mammen's very suspicious activities, his lack of a bond and our HOA's "Board's" illegitimate status, restricted the account so he cannot access any funds in case, especially if he were able to divert them from PayHOA's DEMO.

Of course, none of this excludes the possibility that Peachtree Village HOA (IF it were not to soon be dissolved based on the results of the on-going Dissolution Vote) could use some sort of very modestly-priced, online payment collection services instead of any of the very expensive HOA management companies, but this would only be possible AFTER our HOA were to elect a legitimate Board, following a legitimate annual meeting which can only begin with, at least, a 30% quorum of homeowners present...something which has not happened for the last 20 years!

It's not clear where Mammen has gone. He could be in New Braunfels, Texas where, as noted above, he set up, yet another post office box (the 6th address over the past 3 months!), in the hope of tricking our Peachtree Village homeowners into sending him our money. If anyone has sent a check or money order, to any of Mammen's constantly changing addresses, please contact your financial institution to review your financial recovery options. Unfortunately, as has been repeated many times, Mammen is not bonded, so there is no option of recovering any funds Mammen may have stolen or planning to steal by filing a claim with a bond agency.

We have filed complaints with the US Postal Services Inspection Service reporting Mammen's various attempts to use US Post facilities and services in order to collect funds from unwary Peachtree Village homeowners, beginning with his attempt to have the US Post Office forward money mailed to suite 200 at the Guaranty Bank building in Addison, Texas (an office which was completely empty and never was leased to Mammen or his "company") to a PO Box 51 in Grapevine, Texas, which Mammen promptly closed when he was exposed for attempting to make it falsely appear he had a real office with real people working there.

It's not yet clear how much money Mammen was able to funnel into the BankUnited accounts, nor whether he had already absconded with any amount of our money prior to BankUnited placing the restriction on his ability to withdraw funds. We're hoping it was either $0 or not that much, especially (as already noted above) since recovering any funds he had already made off with would be very difficult, if not impossible, since he was never bonded.

It is the hope of the Peachtree Village Neighborhood Union the persons claiming to be our "Board" will soon, at a minimum, revoke whatever agreement (even though any written contract with Steve Mammen would not have been legitimate in the first place) they made with Mammen and make it clear to our entire community he is NOT authorized to represent, nor conduct any business on behalf of our HOA.

But everyone should understand something very clearly--even if we had a legitimate Board, and even if we had a legitimate, bonded, honest HOA management company, there would STILL NOT be enough money to take care of ANY of our community's real needs, especially the most pressing one we are facing at this time--the maintenance of our Greenbelt! After nearly an entire year, during which time the Neighborhood Union and the Interim Board beforehand REPEATEDLY warned the "Board" to waste no time to replace the unsightly crabgrass and weeds growing all over our greenbelt with beautiful native plants (like Blue Bonnets) which need no irrigation and whose roots firmly protect from soil erosion, they snubbed us at every turn!

As a direct result of the HOA's neglect and financial waste, NOW the cost of trying to return to the foolish and very expensive habit of mowing down the crabgrass/weeds while dumping very expensive drinking water on them (just to barely keep them from dying during our hot summer months) is no longer financially feasible! The least expensive landscaping company we've talked to so far wants about $3,000. a month and even that would only be for mowing every other week! Then add to that the terribly high cost of replacing our irreparable irrigation system (probably about $100,000!) and the ever growing cost of piping drinking water into it, only to have the City eventually tell us we can no longer waste drinking water by throwing it on the ground, and we have a situation where no matter even if our "Board" wanted to and was not losing any of our money to a con man, they cannot any longer avoid the consequences of their foolish neglect and wasteful misappropriation of funds to prevent this disaster!

So, what to do? Well, first off, we have to do all we can not to get ripped off any more than we have already been, so please, please, please, do not give Mammen any more money! It's very likely the reason he is 240 miles away, is to make it all that much easier to take off the minute he feels like he's squeezed us for as much as he can get away with while he does all he can to stay one step ahead of the Law, and then he'll up and disappear (maybe to Mexico since he's already half the way there)!

Secondly, what to do about our (current) obligation to pay $40 a month in dues to the HOA? Well, our current "Board" and all the fake boards before them has really made that very complicated! Since they are not a legitimate board, and neither is Mammen a legitimate HOA manager, they are not authorized to collect money for our HOA, much less spend any of it...which puts us in a rock and a hard place!

However, some homeowners have already figured out a solution, at least for the time being--by paying our monthly dues to the HOA DIRECTLY! So, for example, every homeowner household who has spent or is spending money out of your own pockets (or the equivalent in extra time and labor) in order to abate any weeds from growing over the 12 inch limit set by the City of Plano on YOUR portion of the greenbelt, just keep a record of how much you've had to spend (and/or, if not in actual dollars, keep a good faith estimate of the dollar value of your extra time and effort expended). If ever there is ever any question about whether or not you paid your dues, you'll be able to say with all good conscience--"Oh, yes I did pay my dues, when it became necessary for me to do what the HOA failed to, at my expense, in order to avoid getting a fine from the City of Plano!"

The HOA should have planned ahead for the day when maintaining the unrealistic "golf course" look on our greenbelt was bound to fail! Had the HOA done what they are primarily obligated to do--take good care of all of our Common Areas (and by the way, it says exactly this in our HOA's Articles of Incorporation)--we would have by now already transitioned our greenbelt to beautiful, low-cost, environmentally-sustainable, native plants [and there would not be a single pothole on any of our private streets]. But since the HOA failed to make this transition back when it would have been a LOT easier and very inexpensive to do, now we homeowners are having to make the transition to individual, homeowner self care in a much shorter amount of time than we should have had to.

That said, in the long run, it's going to actually look far more beautiful than it ever did before! Therefore, it is our position here at the Neighborhood Union, that none of us should have to throw any more good money after bad, especially now that we're having to transition to taking care of what was our property all along!

Therefore, no matter how the Dissolution Vote turns out, we encourage every homeowner to please avoid getting any citations from the City of Plano by making sure there are no weeds growing over 12 inches on your "extra" land which, together with all the rest of us, makes up our greenbelt. Meanwhile, the Union is searching for as many talented neighbors as who would be willing to offer weed abatement services for a very modest price in order to ease the burden for those who are unable to do any extra (or who really dislike doing any extra) groundskeeping by themselves.

As always, we will let you know as soon as possible about any other information we're able to obtain.

Stephen Mammen's 6 (SIX) DIFFERENT FAKE ADDRESSES

JUST SINCE DECEMBER OF 2025...SO FAR,

AS HE CONTINUOUSLY TRIES TO STAY ONE STEP AHEAD OF THE LAW!

According to crime experts and law enforcement, a person constantly changing addresses is a common tactic used to avoid detection, break surveillance, or obscure a criminal history. This transient behavior is often associated with individuals involved in fraud, identity theft, or those with a "criminal lifestyle" characterized by antisocial behavior.

Key Reasons Experts View Frequent Moves as a Potential Sign of Trouble:

• Avoiding Accountability: Transient individuals, sometimes called "transient criminals," move to avoid being caught by law enforcement or to escape the consequences of their actions, such as unpaid debts.

• Identity Theft/Mail Fraud: Criminals frequently change their address, often via fraudulent USPS requests, to intercept mail, bank statements, and sensitive personal information.

Steven Mammen fits the criminal transient profile like a hand in a glove! Consider the constantly changing, fake addresses he has published just since last December of 2025, when our "Board" foolishly and without doing any vetting whatsoever, decided to hire this guy:

2149 Willowood Drive, Grapevine, TX 76051, which Mammen falsely claimed was the "corporate office" of his "company"...which turned out to be the house where he had been renting

16745 Addison Road, Ste 200 Dallas, TX 75002, which Mammen falsely claimed was the "field office" of his "firm"...which turned out to be an empty office the building owner/manager confirmed was not leased, nor would it ever be leased to him

PO Box 51, 1251 William D. Tate Avenue, Grapevine, TX 76051, which Mammen falsely claimed was the mail address for his fake company "Phoenix HOA Management" and Peachtree Village HOA, but which he promptly closed after it was discovered he attempted to have the US Post Office forward mail (especially mail containing checks or money orders) from his fake office address in Addison to this PO Box, which is a Federal offense!

PMB, 1251 William D. Tate Avenue, Grapevine, TX 76099, which Mammen falsely claimed was his new US Post Office box that he wanted Peachtree Village homeowners to send their money to, only to quickly change it, again.

PMB 51, 1251 William D. Tate Avenue, Grapevine, TX 76099, which Mammen falsely claimed was yet another mail address for his "company" or "Peachtree Village HOA," once more, after asking homeowners to send him their money to what turned out to be set up by an invalid CMRA, a commercial mail receiving agency!

P.O. Box 310003, New Braunfels, TX 78131, which Mammen now falsely claims is the address for Peachtree Village HOA's "processing center"! Since when did our HOA ever have or need a "processing center," especially in a small town over 240 miles south of Plano, which just so happens to be about 1/2 the distance to Mexico???

Steven Mammen does NOT have a real company. He doesn't have a firm, nor a corporate office, neither a field office! He has no employees, nor does he have any other HOA client communities. He is not bonded. He's been fired, repeatedly, from one actual HOA management company after another, like Essex and Proper. He has a LONG LIST of consumer complaints going all the way back to when he was in California operating what he then called "Phoenix Management Consultants." A back ground check by Intellius shows he constantly bounces from one town to another, constantly changing his phone number and, each time he does, it's after leaving a community of homeowners in ruin or near-ruin!

Men like Mammen are, however, good at what they do! They pick their marks carefully. He spotted our community that was in state of disarray, with a fake board and a fake president whose misdeeds, financial misspending and misappropriations were quickly catching up to them, and dazzled her in such a way, she soon began calling him a "rock star"! Once perceived as her savior, no more questions were asked! Our "Board" did no vetting, did no background checks...and didn't even ask for references!!!

We can only hope that Mammen has not, already, made off with any more of our HOA funds or other homeowner savings as he quite possibly has already stolen some of our unwary homeowners' identities. Perhaps the Law will finally catch up to him, if not wherever he's been hiding out in New Braunfels, to wherever he goes next. But we must, right now, demand that our HOA have nothing ever more to do with him!

The Neighborhood Union Organizes the Removal of Hazardous Rebars Sticking Up From Two of Our Private Drives' Many Potholes

After a year of calling on the Peachtree Village HOA to begin fixing the many dozens of potholes plaguing our private (blue sign) streets that all of our homes are located on, when a pothole problem became so bad at one location rebar rods were sticking out, it became crystal clear we could no longer keep waiting on the current HOA "Board" and their fake "Phoenix" company to take care of our community. So, the Neighborhood Union has stepped in to take care of the problem!

In this instance, a couple of potholes had gotten so bad, the rebar had become exposed and was loose. While the rebar was still laying flat, it was not yet an imminent safety hazard, but sometime on Saturday morning, March 7, 2026, someone had bent 2 of the bars up, and now that required immediate action! After the Neighborhood Union was alerted that same, late morning, the first thing was to scrounge up some street cones and place them at the scene so drivers, cyclists and pedestrians wouldn't run into them by accident. The next step was to quickly write a note and place them on everyone's door who lives on the affected street, asking for contributions to pay for an experienced repair person to, at least, safely cut the protruding rebar.

For any still unaware, all the streets of Peachtree Village that our homes are located on do NOT belong to the City of Plano, but are considered Private drives. Moreover, the HOA is not the private owner of our streets (though that is common in other communities stuck with HOAs). In our case, it's every homeowner who is the real property owner of a least some portion of what we think of as our "Common Areas," and that includes some homeowners who actually own part of the street they live on!

Now if that sounds confusing, it gets worse. When our community was constructed with an HOA imposed upon it, the original Rules made it very clear that, regardless of which part of which street actually belongs to which homeowner, it was the duty of the HOA to perform ALL the maintenance and repairs of every one of our Private Drives. In fact, it says so in no less than 6 places! Part of all the money we paid to the HOA (and for the last 20 years, that comes to about $1,000,000.00) was supposed to be placed in a Maintenance Fund that was supposed to be used to keep our Private Drives in good repair, like fixing potholes!

However, some decades ago, a Peachtree Village HOA Board came up with a way to avoid taking care of this very basic obligation by falsely calling a pothole repair a "capital improvement"! They, and every "Board" since then, exploited some language in our DCCRs that talks about how the homeowners on a given street can, if they want to, pay for some ADDITIONAL IMPROVEMENT, things like a playground, some park benches or a water fountain. Well, this part of our original Rules was clearly copied from a much larger community that had room for those sorts of additional structures. But because so few homeowners knew and understood what our Founding Documents say, it was super easy for one "Board" after another to confuse the people of our community into thinking if things like a pothole developed, fixing it would be a "capital improvement" and, therefore, not the responsibility of the HOA to pay to have fixed!

So, what happened to all our money instead? Well, one "Board" after another gave most of our money to FOR PROFIT companies who did NOTHING to keep our Common Areas in good repair, and to make the situation worse, the current Fake Board spent most, if not all our money, which should have been going to a Maintenance Fund, on a lawyer to cover up their many misdeeds and to hire a strange guy who falsely claimed he has an HOA management company called "Phoenix," which turned out to be completely fake and exists only on paper! So, now, we also have to wonder what he'll do if he gets his hands on however much, if any, of our money is left, not for any street maintenance, not anything else!

What do do? Well, this is just one of the many reasons why we are currently holding a Dissolution Vote to finally get rid of the HOA once and for all, so we can put our money to much better use. But regardless of how the vote turns out, there's nothing to stop us, right now, from finally realizing, as the old saying goes, "If you want something done right, you have to do it yourself!"

Rather than do nothing other than moan, cry and complain, "Why doesn't somebody do something?" or to engage in what the current Fake Mammen/"Board" has nearly perfected into a science--blaming others while doing nothing else--let's just get over the idea that it's up to someone else to fix things, and take on the tasks ourselves!

Whether it's a pothole with rebar sticking up, weeds growing too high on our greenbelt or sloppy, inaccurate paint jobs on our extra parking spaces, none of these issues are insurmountable as long as WE act! Let's reclaim control over the property that each one of us has really owned all along (and by the way, each one of us is already paying all the taxes on these "ceded" properties) and, with the pride that comes with the realization, "That's my home property!" no doubt, we'll all do a far better job taking care of it than any one else, most especially those who don't have any stake at all in our community! And sure enough, we're already witnessing this home pride in action.

By Sunday afternoon, March 8, 2026, a generous neighbor contributed enough money to pay for the removal of the protruding rebar rods, which took care of the imminent hazard they were presenting (See Below).

Of course, the potholes are still there and, without any help from the HOA, other than to falsely interpret our HOA rules in order to avoid their responsibilities, it now falls to us, the homeowners, to either just get rid of the HOA (by voting FOR the Dissolution) in which case we can begin work on several, possible alternatives to ensuring the proper care of all our Common Areas (for example, eventually gifting them to the City of Plano) or if not, to simply take over where the HOA has failed us. As this protruding rebar situation certainly showed, US taking care of our land is not only doable, but our best, immediate option given how defunct the HOA has become.

The Fake Mammen/"Board" Junta Has Now Resorted to THEFT in Order to Further Their Plot to Connive Us Into an "Emergency" Dues Increase!

As so many of us have been watching the crabgrass and some weeds growing taller all OUR properties which we each "cede" (give control over) to the HOA, only to learn the City of Plano actually holds us, the homeowners responsible should the HOA fail to perform the minimum amount of maintenance (such as, insuring no weeds grow over 12 inches), the HOA's Fake Board, together with the transient charlatan Steven Mammen, have been plotting to use THEIR FAILURE to properly take care of our greenbelt as an excuse to raise our dues!!!

Sounds crazy, doesn't it? And that's because it is! But leave it to these people who have lost all touch with reality, combined with some sort of condescension toward us homeowners, so deep, that they really think we're going to fall for what would otherwise be a ridiculous, unbelievable joke!

Nevertheless, we have very good reason to now be sure the Fake Board/Mammen Junta has been plotting to make it falsely appear that the only way we can have our greenbelt crabgrass and weeds regularly mowed (and just to be clear, all the while they're presuming we would never want to consider doing anything else, even though it is DEFINIETLY just a matter of time before we will no longer be permitted to throw drinking water on the ground in order to feebly sustain the non-native plants that, right now, cover most of our greenbelt) is to hire another landscaper who will very likely want, at least, $3,000 or more a month to do so! But with a monthly budget of $3,880., and very likely, little to no money left in reserve after this same Fake Board WASTED and MISAPPROPRIATED Tens of $1,000s of our HOA money last year, they've been desperately hoping we would simply forget about what they've done, and hidden all the financial records of what they did, and like the dim-wits they take us for, accept their lame story that "we just have to pay a lot more to get the greenbelt maintained so we have no choice but to raise the monthly dues!"

Let's bear in mind that we have just recently learned about Steve Mammen's terrible history of doing exactly this sort of thing back when he ran his crooked "Phoenix Management Consultants" company in California! We have it on record how he raised dues ("assessments") supposedly because of "emergencies," only for the homeowners to later find out that he was using the extra money to hire co-conspirator contractors, who came in and did as little as they could get away with, for as much as they could charge! Sadly, we cannot access the State of California criminal records due to their strict privacy laws, to find out if Mammen was ever indicted and convicted of taking kick backs. But one thing we do know, bond insurers are able to access criminal records that most of us ordinarily cannot see and this would perfectly explain why Mammen has no bond--because no Bond writing company, after reviewing his record, would ever grant one to cover what he does with other people's money!

But sometime during the late night of February 28th or early morning of March 1st, someone from the Fake Board, or one of their acolytes, so afraid that our homeowners might find out that they can actually, for less than the $40 a month we have been paying, find some local groundskeeping businesses who would do a far better job than any of the landscapers we ever had before, so much so, when one homeowner hired a family-owned entrepreneur to clean up their portion of the greenbelt, and did such a good job, for such a good price, they agreed to let them put some small ad signs on the grounds THEY STOLE THEM IN THE DARK!!!

Think about the utter hypocrisy, not to mention, the criminal callousness, this theft entails! Instead of appreciating the fact that homeowners, contrary to their constant message of distain for us, went to the extra trouble to clean up their part of the greenbelt since the HOA has been completely neglecting to do WHAT WE HAD ALREADY PAID THEM PLENTY FOR, and their response is to STEAL some hard-working family's small business ad signs just to make it seem like there's no alternative to their LIE that we just have to pay even more money to some large business and, based on what we already know about Mammen, probably to line his pockets with kick backs! Just when we might have seen the worst, somehow, this HOA manages to sink to even lower depths of behavior!

So, now more than ever, everyone who has not yet marked the FOR box on their Dissolution ballots and mailed them in, need not wait a moment longer! The evidence of the Peachtree Village HOA's dishonesty, their callousness, their desire to deceive, and their clear and unmistakable disregard for the way our community looks is beyond all question!

We Now Know What the Fake Board/Mammen Junta Has Been Doing For the Last Month--

Putting Together a "News" Letter In a Poor Attempt to Paint Over Their Lies and Mismanagement!

As we've most all been wondering what the Fake HOA Board of Peachtree Village and the equally fake management "company" called "Phoenix" (though it's really just one guy with a very checkered past, named Steven Mammen) has been up to for the last month or so, we now know they were working on their March "News" letter in a pitifully poor attempt to make it seem like all is well...while nothing could be further from the truth!

To begin with, anyone of ordinary reason would think that, by now, after all the revelations about Mammen's fake addresses (5 so far, and now he's announced a 6th one that is supposed to be "PMB 51" [By the way, we're not kidding, regardless of the ironic similarity to Area 51, the supposed, top secret government land where aliens were said to have crash-landed in 1947!!!], his completely empty fake office at the Addison Guaranty Bank building which his "company" never occupied, the fact he has no employees, that he has no other real HOA communities his "company" is serving, that he is very, very, very likely not-bonded at all (so any of our HOA money that he has spending access to is completely UNSAFE), that he has a long history of constantly moving from place to place, constantly changing his phone number and, back when he was in California, running his Phoenix Management Consultants, left a long trail of very irate homeowners in his wake, only to be fired by one HOA Management company after another...and that's just what we've learned so far...now the Fake Board talks like this guy is to be trusted when he, supposedly, soon gets in touch with us about how we can send him our monthly dues!!! Talk about living in some dream world!

Then there is the comment about "finally" getting documents from Proper HOA management and the "release of our funds," but with no explanation as to why the last management company took 2 months to hand over what should have happened by the end of December 2025! Why? Of course, Proper has not publicly disclosed why they decided to terminate their contract with Peachtree Village HOA, but it sure seems like it was far more than a coincidence when they made this decision right after they found out the people claiming to be our latest "Board" were NOT properly elected! No doubt Proper had to have some long talks with their legal council to figure out just how vulnerable they were after failing to properly (no pun intended) vet our "Board" to make sure they actually had the authority to collect and spend money on the behalf of our HOA...which they do not as it turns out! On the one hand, they needed to extract themselves from doing business with an illegitimate HOA board; on the other hand, what to do with our funds (assuming there was any left by Dec. 31, 2025) and our records? Should they just hand over the money and records to people whom they definitely knew by November 2025 were fakes??? Well, if there is any truth to what the Fake Board is now alleging in this "news" letter, perhaps Proper felt is was the lesser of evils to just write the "President" a check and call them over to pick up the several boxes full of our HOA records dating over 40 years, hoping they won't ever have to answer for their role in doing the Fake Board's illegitimate work and making a profit to boot!

Unless of course, they wisely decided to reimburse every nickel they took from us! This would actually make a lot of sense, especially since the Fake Board is now acting like, all of the sudden, they once again have all kinds of money to blow! How so?

Well, is sure seems a bit odd that, suddenly, the Fake Board is making all these promises about finding another "landscaping" company and that they're, again, all of the sudden, going to be responsible for trimming the limbs from the trees on our greenbelt which are hanging below the 14 feet limit set by the City of Plano (in order to ensure fire trucks can pass through our streets if ever it were necessary). Thing is, it took the City of Plano's Neighborhood Services to alert at least one of our neighbors when some of the branches on a tree on her and her husband's land (which is, currently, ceded to the greenbelt, as all of us homeowners in Peachtree Village do to one degree or another) had begun to hang below the 14 foot limit over one of our private and a public street! All we ever heard before was how we supposedly need the HOA so badly in order to make sure our streets and greenbelt are properly cared for, but the reality is they have, for years, if not decades, simply been forking out OUR money like there's no tomorrow to over-priced "landscapers" who did as little as they could while charging us as much money as they could to fatten their bottom line!

And this is in addition to the fact this latest "Board" is STILL completely ignoring the impending water shortage crisis which is going to result in the City telling us we can no longer throw drinking water on all of the water-wasting, foreign crabgrass now covering most of our greenbelt! Regardless of how much the Neighborhood Union has been warning them over and over and over again, they are acting like nobody in our community is on a fixed income (actually, that would be a large percentage if not most of us) and that we can all afford to begin paying double in dues just to keep doing the same economically and environmentally foolish and unsustainable ways!

Which brings us to "PayHOA," and the completely unexplained reason behind the "changed banks," except to falsely blame our Union's founder for Harmony Bank's decision not to do business with Steven Mammen or Peachtree Village HOA a good 3 weeks before anyone from the Union spoke in a very nice way with the very nice people at Harmony Bank to find out where our HOA money was! The reality is that Harmony Bank learned about Mammen's phony, paper-only company, his non existent office, and how the "Board" of Peachtree Village has no legitimate authority to collect or spend our HOA funds! So, what then are Mammen and the Fake Board intending when they talk about having a "bank account" they're waiting to become "active" along with the PayHOA "portal"??? Well, we're already investigating to find out as much as possible, but with what we already know, the whole situation is very fishy to say the least!

For one thing, PayHOA is an online service designed for HOAs that want to self manage and not have to pay enormous amounts of money to profit-driven HOA management companies. If our HOA is going to use PayHOA, then what do we need Steven Mammen for? For our small community, their service would only cost a little over $100 a month, but why, then, fork out another $900 (the figure the Fake Board said they're giving to Mammen every month) just for him to do...what exactly? Since PayHOA does everything a regular HOA management company does (except for sending spy cars to invade our privacy and falsely accuse us of supposed decoration "violations"), he serves no purpose, not any good purpose!

The other problem already evident here is WHO would have spending access from the account PayHOA would presumably deposit money into? If it's Mammen, the guy who for 2 months now has refused to permit a direct inspection of his alleged bond so we could be assured that, were he to misspend, misappropriate or just plain steal our money, we could be reimbursed...most likely, because he doesn't have one, our funds would be at great risk! No one, not even if we had a legitimate Board, should be allowed to collect or spend our HOA money who is not fully bonded, and we should ALL know what company is underwriting the bond, how to get hold of them and how to file a claim in the even our money goes missing...but notice there is NOTHING about safeguarding our funds!

One more thing. Once again, with NO EXPLANATION, the "news" letter just, oh so briefly, mentions the next HOA meeting won't be until MAY, when there is an annual meeting! After going to severe lengths to ban anyone from attending their meetings (unless you are there just to believe whatever they say and to not ask any questions), all of the sudden the Fake Board decided it was better just to retreat into even more secrecy than they had already been doing! The lame excuse about needing 2 months to book a room at the library never stopped them from holding monthly meetings before, that is, before it became clear to them we were finding out way too much about their irresponsible, if not civilly or criminally illegal behavior!!!

The following Yelp statements were pulled directly from victims of Steven Mammen's time from when he had a property management consultants "company" in California, also called "Phoenix." There were no positive comments. There are no 2 to 5 star ratings. Read what they have to say, and ask yourself, "Why didn't the Peachtree Village HOA "Board" do any vetting of this guy before hiring him?"

On July 28, 2015, Jason B. Los Angeles, CA wrote:

I would concur with the rest of these negative reviews.
This company essentially brought our HOA into the red, with sweeping and poorly done renovation projects that were not managed and often stalled. This stalling and mismanagement included leaving 5 of our 25 buildings looking as if they were condemned while doing other bizarre and eccentric (expensive) projects with overly close vendors. The former board was also led into abandoning the funding of reserves under their management (a mis-practice now abandoned). Upon the second massive and legally unjustified, "emergency" special assessment, and after being popped again on regular assessments, our community recalled the board that allowed this company to do these things.
However, we (the new board) caught Phoenix Management red-handed burying over a dozen recall voter ballots of eligible voters after the fact, when we compared the list of ballots to the election mediator's records, which included a list of 21 homeowners that Steve Mamen told the mediator not to count. When questioned on this, Steve apologized, but was fired shortly afterward.
Since we took over the board in 2011, we hired a different management company, we re-roofed 25 buildings, repaired the 5 condemned looking buildings, cracked down on non-payers, brought the budget back into sanity, and have done a host of other jobs without raising assessments by one dime. Such was the colossal waste and mismanagement of Phoenix Management Consultants.
Now in 2015, we are forced to redo balconies that Phoenix oversaw and had allowed a close vendor to use rotten wood in the rebuilding of. Avoid these imbeciles like the plague.

On Jan 30, 2014 Shonnie J. of Fullerton, CA wrote:

If I could give NO STARS, I would!!! Little to no communication, NUMEROUS errors, dishonest, very rude with inappropriate and foul language in written correspondence. Basic management duties, like paying bills correctly or on time were not accomplished. I could go on,,,, and on... But will say DON'T DO IT.

ON May, 15, 2017, Shelly T., of Los Angeles, CA wrote:

This management group is terrible, so terrible I am making my very first yelp review about them. They list a phone number that doesn't work, so you can't even get a hold of them if you need something!

On April 1, 2014, John D. of Upland, CA, wrote:

This company is the bottom of the barrel when it comes to property management. Expect to be lied to on a regular basis and if a mistake is made, expect the manager to blame someone else for it. And there's a lot of shady dealings going on behind the scenes. If you need great property management services, look elsewhere!

On Aug 11, 2014, Robert D. of Diamond Bar, CA wrote:

There should have an option for negative stars.... Property owners are making a big mistake by using this disorganized company filled with angry employees. I agree with all the other comments here, the staff needs severe training and angry management. If you want a good laugh, give them a call and listen how bitter the staff are, it's like a circus act. Besides the staff, the property I lived at was not properly taken care of... the grounds were not cleaned up and managed well, the pool always had too much chlorine, and irrigation always had broken sprinklers or they were pointed to the street. Someone go straighten them out.

This next comment posted on Indeed came from a Collections Manager (the person who chases people down their employer says owes him money) who worked for Mammen in Rancho Cucamonga, CA, and even HE wrote on April 3, 2014, that Mammen's Management Consultants was:

Poorly managed and lots of distractions

I enjoy the basic function of my job and have a lot of freedoms however, the business itself is poorly managed with many external distractions. [*] I have ceased seeing myself advance in this environment and I do not envision this business in my future.

* [Might these distractions have been other possible victims of Mammen's predatory grooming of elderly, single women? It seems like a pattern is emerging, one which is consistent with all we've learned so far about Mammen's recent, unquestioned welcome as a "rock star" into a leading role over the Peachtree Village HOA "Board" by "President" Cheryl Allen!}

[Special Note: Unlike Texas, California privacy laws prohibit anyone from doing a criminal record background check (except for law enforcement or at the behest of a court order). But there are other ways to find out about the bad things a person did while in California, such as checking out reports of personal experiences on social media. Likely then, Steven Mammen has been able to get away with the same sort of bad business practices he was guilty of before he moved to Texas, at least until his behaviors catch up to him, such as what happened during his short stay at Proper HOA Management, and the several other companies he bounced from one to the other since 2020.]

More Evidence About Steven Mammen's Horrible Business Record Has Come to Light!

Please Report HOA Abuse, Threats or Harassment at: 972-379-8910

If someone from ANY HOA or someone claiming to represent an HOA has accused, threatened or harassed you, or if you suspect someone from an HOA or representing an HOA is or has been spying on or stalking you at your home, or if you have received an HOA fine letter or an HOA letter threatening you with a fine, please don't hesitate to call the Peachtree Village Neighborhood Union at 972-379-8910 ASAP to get the resources you need to assert your homeowner/lessee rights and no longer be an HOA victim!

You have rights! Don't let Peachtree Village HOA or any HOA intimidate you into thinking or feeling like you don't!

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Reach out to us for support in protecting your homeowner/lessee rights and enhancing your individual freedoms to manage YOUR HOME. If, for example, you receive threatening letters from Proper HOA management or if you see any of their employees or anyone else representing the HOA, like the so-called "Architectural Control Committee," spying on you, taking photos of your home and writing down their highly subjective judgments, please let us know right away. If possible, get photos of these meddling, invaders of your privacy, and forward copies of any threatening letters demanding you pay "fines" or "fees," such as, demands that YOU pay for LETTERS THEY SEND, (an unethical and ILLEGAL practice called "Fee Stacking").

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