Eagleview Landing

Q: Is Eagleview Landing in a walkable area?

Eagleview Landing has a walk score of 30. Somewhat walkable. A few nearby services may be reachable on foot, but most trips require transportation.

Q: What is the license number of Eagleview Landing?

According to PA state health department records, Eagleview Landing's license number is 146980.

Q: When does Eagleview Landing's license expire?

According to PA state health department records, Eagleview Landing's license expires on September 13, 2026.

Q: Does Eagleview Landing have different floorplan options?

Yes — see the floorplan options available at Eagleview Landing on this page.

Q: How many beds does Eagleview Landing have?

Eagleview Landing has 121 beds.

Q: Has Eagleview Landing had any recent deficiencies or citations?

Eagleview Landing has had 350 recently reported deficiencies.

Q: Are there photos of Eagleview Landing?

Yes — there are 68 photos of Eagleview Landing in the photo gallery on this page.

Overview of Eagleview Landing

Eagleview Landing, by Merrill Gardens, prioritizes seniors’ needs in their golden years through a range of services, including personal and memory care services. The luxury senior living home in Exton is committed to fostering meaningful connections and creating a vibrant culture within the home. Residents can also benefit from specialized assisted living for dementia patients, ensuring their unique needs are met with compassion and expertise.

Located amongst breathtaking scenery, the community boasts an array of amenities such as a game room, a library, and an inviting living room. The beautifully designed outdoor spaces, salon services, and garage parking enhance the luxurious living experience. Moreover, the community offers many enriching activities catering to the residents’ diverse interests.

(610) 458-2588

121-bed community

A larger shared setting that may offer more common spaces and organized community services.

Walk Score: 30 / 100

Somewhat walkable. A few nearby services may be reachable on foot, but most trips require transportation.

About this community

Facility TypePersonal Care Homes

StatusLicensed

IssuanceSeptember 15, 2025

ExpirationSeptember 13, 2026

CountyChester

License LevelFULL

License Number146980

Eagleview Landing is legally operated by Eagleview Landing Lp.

Profit StatusProfit

Alzheimer's

27 units

Total beds

121 units

Wheelchair Accessible

Emergency SystemsYes

Respite Care

Licensed Nurses/CNAs

24-Hour Staffing

Home Care

97 Total Daily Staff PA avg: 76.9

73 Waking Staff

0 Resident Support Staff

70 Residents Served

7 Current Residents

46 Capacity

25 Residents Served

HousekeepingYes

Linen ServiceYes

Utilities IncludedYes

Courtyard

Garden

ActivitiesLife enrichment programming includes weekly outings, shopping trips, and outdoor activities, designed to keep residents engaged and connected to the community.

Branded ProgramsAlong the Journey, ElderLife®

Wellness ProgramResidents receive tailored care to live as independently as possible, with support for activities of daily living.

Specific ProgramsLocal News & Events, Financial Resources, 650 Stockton Dr, Exton, PA 19341

Religious ServicesYes

Touring HoursMon–Fri, 9AM–5PM EST, Sat–Sun, Closed

Food DescriptionThe dining program includes three nutritious meals each day, with a chef who accommodates residents' preferences.

Since 2021 · 5 years of data 350 citations 10 complaints 21 inspections 0 waivers

Inspection Score

17 points below the Pennsylvania average for assisted living residences (83/100)

Waivers A higher number of waivers may indicate the facility relies on staff who don't fully meet standard credential requirements. A lower number may suggest the facility meets staffing qualification standards without exemptions.

This Facility PA Average vs. PA Avg

Waivers are Pennsylvania Department of Health exemptions that let a facility operate outside required staffing ratios or staff credential rules. A higher count can signal that the facility regularly relies on exceptions — for example, fewer nursing hours per resident or staff who don't fully meet qualification standards — which may affect day-to-day care.
0
vs 0.9 avg
↓ 100% fewer than PA avg

Data reflects the most recent 5 years (since 2021).

Inspection Scorecard This scorecard compares key inspection, citation, and complaint metrics at this facility against the Pennsylvania state average. Metrics rated ≥15% worse than average are highlighted in red; those ≥15% better are highlighted in green.

Since 2021 vs. Pennsylvania state average

Overall vs. PA average

Citations Citations are formal regulatory issues recorded during state inspections.	This Facility	PA Average	vs. PA Avg
Total citations Formal regulatory issues recorded by inspectors across all inspection types.	350	63	This facility has 456% more total citations than a typical Pennsylvania assisted living residence (350 vs. PA avg 63).↑ 456% worse Rank #476 / 482 Total citations — State benchmarked This home is ranked 476th out of 482 homes in Pennsylvania. Shows this facility's total citations compared to the Pennsylvania average among 482 comparable communities in the ranking pool.
Citations per year Average citations per year since 2021.	70	12.6	This facility has 456% more citations per year than a typical Pennsylvania assisted living residence (70 vs. PA avg 12.6).↑ 456% worse
Citations per inspection Average citations per inspection.	16.7	5.7	This facility has 193% more citations per inspection than a typical Pennsylvania assisted living residence (16.7 vs. PA avg 5.7).↑ 193% worse Rank #470 / 482 Citations per inspection — State benchmarked This home is ranked 470th out of 482 homes in Pennsylvania. Shows this facility's citations per inspection compared to the Pennsylvania average among 482 comparable communities in the ranking pool.

Inspections State inspections evaluate whether the facility meets health and safety standards.	This Facility	PA Average	vs. PA Avg
Total inspections Combined count of all routine and focused inspections. Excludes complaint investigations.	21	11	This facility has 91% more total inspections than a typical Pennsylvania assisted living residence (21 vs. PA avg 11).↑ 91% worse
Inspections with citations Inspections that resulted in at least one regulatory citation.	18	8	This facility has 125% more inspections with citations than a typical Pennsylvania assisted living residence (18 vs. PA avg 8).↑ 125% worse
Inspection citation rate Percentage of inspections that resulted in at least one citation.	86%	73%	This facility has 13 percentage points higher inspection citation rate than a typical Pennsylvania assisted living residence (86% vs. PA avg 73%).↑ 13% worse Rank #420 / 482 Inspection citation rate — State benchmarked This home is ranked 420th out of 482 homes in Pennsylvania. Shows this facility's % of inspections with citations compared to the Pennsylvania average among 482 comparable communities in the ranking pool.

Complaints & Investigations Complaints are formal concerns filed by residents, families, or staff. Investigations are on-site follow-ups.	This Facility	PA Average	vs. PA Avg
Total complaints Formal expressions of concern made by residents, families, or staff.	10	4	This facility has 150% more total complaints than a typical Pennsylvania assisted living residence (10 vs. PA avg 4).↑ 150% worse Rank #459 / 482 Total complaints — State benchmarked This home is ranked 459th out of 482 homes in Pennsylvania. Shows this facility's complaint inspections compared to the Pennsylvania average among 482 comparable communities in the ranking pool.
Complaints per year Average complaints per year since 2021.	2	0.8	This facility has 150% more complaints per year than a typical Pennsylvania assisted living residence (2 vs. PA avg 0.8).↑ 150% worse

Show Inspection Reports

What does this home offer?

Pets Allowed

Room Sizes: 302 - 335 / 443 - 447 / 511 / 534 - 768 / 926 - 1,024 sq. ft

Housing Options: Studio / 1 Bed / 2 Bed

Building Type: Mid-rise

Transportation Services

Fitness and Recreation

Living Spaces & Floor Plans for Eagleview Landing

Eagleview Landing 1 Bed B

Eagleview Landing 1 Bed

Eagleview Landing 2 Bed

Eagleview Landing Studio B

Eagleview Landing Studio

Floor Plan

5.6 miles from city center Estimated distance in miles from Exton's city center to Eagleview Landing's address, calculated via Google Maps. — 7.42 miles to nearest hospital (Coatesville VA Medical Center)

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Community HealthChoices (CHC)

PA Medicaid CHC

Age 65+ or disabled

General Pennsylvania resident, Medicaid-eligible, nursing home-level care need.

Income Limits (2025) ~$2,829/month 300% FBR, individual

Asset Limits $2,000 (individual), $3,000 (couple) (excludes home, car).

Managed care model; high urban demand (e.g., Philadelphia, Pittsburgh).

Benefits

Personal care (5-7 hours/day, e.g., bathing, dressing) Respite care (up to 240 hours/year) Adult day care ($70/day) Home modifications ($1,500 avg.)

Pennsylvania OPTIONS Program

PA OPTIONS

Age 60+

General Pennsylvania resident, at risk of nursing home placement.

Income Limits ~$2,000/month individual, varies by region

Asset Limits $8,000 individual

Cost-sharing required above certain income; rural/urban balance.

Benefits

In-home care (3-5 hours/week) Respite (up to 10 days/year) Adult day care (~$70/day) Transportation (~5 trips/month)

Living Independence for the Elderly (LIFE)

Pennsylvania LIFE (PACE)

Age 55+

General PA resident (specific counties), NFLOC, safe with LIFE support.

Income Limits (2025) ~$2,829/month (Medicaid-eligible); private pay option available.

Asset Limits $2,000 (individual), $3,000 (couple) for Medicaid enrollees.

16 providers in 25 counties (e.g., Allegheny, Luzerne); LIFE branding unique to PA.

Benefits

Personal care (5-7 hours/day) Medical care Meals Transportation Respite Therapies

Medicare Savings Program (MSP)

Pennsylvania Medicare Savings Program

Age 65+ or disabled

General PA resident, Medicare Part A/B.

Income Limits (2025) ~$2,510/month (QMB), ~$3,380/month (SLMB), ~$3,598/month (QI)—individual.

Asset Limits $9,430 (individual), $14,130 (couple).

Three tiers; includes Extra Help for Part D; no waitlist.

Benefits

Covers Part B premiums ($174.70/month) Deductibles ($240/year) Copays (~20%)

Family Caregiver Support Program (FCSP)

Pennsylvania Family Caregiver Support Program

Age —

General Caregivers of 60+ needing care or 55+ caregivers of others; PA resident; functional needs (2+ ADLs).

Income Limits (2025) No strict cap; reimbursements up to $600/month if care recipient income < ~$2,322/month 185% FPL

Asset Limits Not assessed; need-based.

High demand; includes grandparent caregivers.

Benefits

Respite (4-6 hours/week or 5 days/year) Adult day care ($60/day) Supplies (~$2,000/year) Caregiver training

VA Aid and Attendance (A&A) and Housebound Benefits

Pennsylvania VA Aid and Attendance/Housebound

Age 65+ or disabled veteran/spouse

General PA resident, wartime service, need for ADL help (A&A) or homebound.

Income Limits (2025) Net income < ~$1,984/month (veteran with dependent, A&A); pension offsets income.

Asset Limits ~$155,356 net worth limit

High veteran population; supports rural/urban care needs.

Benefits

Cash (~$1,433-$2,642/month veteran, ~$951-$1,318 spouse) for care costs (e.g., in-home, assisted living)

Property Tax/Rent Rebate Program (PTRR)

Pennsylvania Property Tax/Rent Rebate Program

Age 65+

General PA resident, homeowner/renter (or widow/er 50+, disabled 18+).

Income Limits (2025) ~$45,000/year individual or couple, excludes half of Social Security

Asset Limits Not assessed; income-focused.

Rebates up to $1,000; ~600,000 eligible annually.

Benefits

Rebates ($250-$1,000 based on income; e.g., $1,000 if income < $8,000)

Senior Farmers’ Market Nutrition Program (SFMNP)

Pennsylvania SFMNP

Age 60+

General PA resident, low-income.

Income Limits (2025) ~$2,322/month individual, 185% FPL

Asset Limits Not assessed.

Vouchers (~$50/season) via 52 AAAs; serves ~200,000 annually.

Benefits

Vouchers (~$50/season) for fresh produce at approved markets

Compare Assisted Living around Exton

The information below is reported by the Pennsylvania Department of Human Services and Department of Health.


Eagleview Landing	AL Assisted Living A licensed, long-term care setting for seniors or individuals with disabilities who need help with daily activities — like bathing, dressing, and medication management — but not 24-hour skilled nursing. Offers housing, meals, and around-the-clock support while aiming to maximize resident independence. MC Memory Care Secured, specialized care for people living with Alzheimer's or dementia. Staff trained in cognitive impairment, with higher staff-to-resident ratios and an environment designed to reduce confusion and wandering risk.	Exton	121 Facility 121 PA AVG 94 Rank #122 / 555	Yes	30 Facility 30 PA AVG 46 Rank #468 / 668	Eagleview Landing LP	66 Facility 66 PA AVG 83 Rank #410 / 460	21	10 Facility 10 PA AVG 4 Rank #459 / 482	85.7% Facility 85.7% PA AVG 72.7% Rank #420 / 482	350 Facility 350 PA AVG 63 Rank #476 / 482	16.7 Facility 16.7 PA AVG 5.7 Rank #470 / 482	Profit	97 Facility 97 PA AVG 76.9 Rank #107 / 361	1.39	-	Studio / 1 Bed / 2 Bed	-
Eagleview Landing	AL Assisted Living A licensed, long-term care setting for seniors or individuals with disabilities who need help with daily activities — like bathing, dressing, and medication management — but not 24-hour skilled nursing. Offers housing, meals, and around-the-clock support while aiming to maximize resident independence. MC Memory Care Secured, specialized care for people living with Alzheimer's or dementia. Staff trained in cognitive impairment, with higher staff-to-resident ratios and an environment designed to reduce confusion and wandering risk.	Exton	121 Facility 121 PA AVG 94 Rank #122 / 555	Yes	31 Facility 31 PA AVG 46 Rank #457 / 668	Eagleview Landing LP	66 Facility 66 PA AVG 83 Rank #410 / 460	21	10 Facility 10 PA AVG 4 Rank #459 / 482	85.7% Facility 85.7% PA AVG 72.7% Rank #420 / 482	350 Facility 350 PA AVG 63 Rank #476 / 482	16.7 Facility 16.7 PA AVG 5.7 Rank #470 / 482	Profit	97 Facility 97 PA AVG 76.9 Rank #107 / 361	1.39	57.9% Facility 57.9% PA AVG 68.8% Rank #359 / 485	Studio / 1 Bed / 2 Bed	-
Sunrise of Paoli	AL Assisted Living A licensed, long-term care setting for seniors or individuals with disabilities who need help with daily activities — like bathing, dressing, and medication management — but not 24-hour skilled nursing. Offers housing, meals, and around-the-clock support while aiming to maximize resident independence. MC Memory Care Secured, specialized care for people living with Alzheimer's or dementia. Staff trained in cognitive impairment, with higher staff-to-resident ratios and an environment designed to reduce confusion and wandering risk. RC Respite Care Short-term temporary care — days to weeks — to give family caregivers a break. Full care provided during the stay. Often used after hospitalization or to trial a facility before a permanent placement decision.	Malvern (General Warren Village)	110 Facility 110 PA AVG 94 Rank #166 / 555	Yes	23 Facility 23 PA AVG 46 Rank #514 / 668	Welltower Opco Group LLC	77 Facility 77 PA AVG 83 Rank #315 / 460	14	7 Facility 7 PA AVG 4 Rank #405 / 482	71.4% Facility 71.4% PA AVG 72.7% Rank #288 / 482	50 Facility 50 PA AVG 63 Rank #294 / 482	3.6 Facility 3.6 PA AVG 5.7 Rank #224 / 482	Profit	-	-	54.5% Facility 54.5% PA AVG 68.8% Rank #385 / 485	Studio / 1 Bed / 2 Bed	A+
Sunrise of Exton	AL Assisted Living A licensed, long-term care setting for seniors or individuals with disabilities who need help with daily activities — like bathing, dressing, and medication management — but not 24-hour skilled nursing. Offers housing, meals, and around-the-clock support while aiming to maximize resident independence. MC Memory Care Secured, specialized care for people living with Alzheimer's or dementia. Staff trained in cognitive impairment, with higher staff-to-resident ratios and an environment designed to reduce confusion and wandering risk. RC Respite Care Short-term temporary care — days to weeks — to give family caregivers a break. Full care provided during the stay. Often used after hospitalization or to trial a facility before a permanent placement decision.	Exton (Sunrise Boulevard)	106 Facility 106 PA AVG 94 Rank #182 / 555	Yes	47 Facility 47 PA AVG 46 Rank #320 / 668	Al One Pa Investments Opco LLC	70 Facility 70 PA AVG 83 Rank #377 / 460	17	8 Facility 8 PA AVG 4 Rank #430 / 482	88.2% Facility 88.2% PA AVG 72.7% Rank #443 / 482	85 Facility 85 PA AVG 63 Rank #388 / 482	5.0 Facility 5.0 PA AVG 5.7 Rank #320 / 482	Profit	-	-	-	Studio / 1 Bed / 2 Bed	-
Exton Senior Living	AL Assisted Living A licensed, long-term care setting for seniors or individuals with disabilities who need help with daily activities — like bathing, dressing, and medication management — but not 24-hour skilled nursing. Offers housing, meals, and around-the-clock support while aiming to maximize resident independence. MC Memory Care Secured, specialized care for people living with Alzheimer's or dementia. Staff trained in cognitive impairment, with higher staff-to-resident ratios and an environment designed to reduce confusion and wandering risk.	Exton	100 Facility 100 PA AVG 94 Rank #203 / 555	Yes	42 Facility 42 PA AVG 46 Rank #367 / 668	Snh Penn Tenant LLC	71 Facility 71 PA AVG 83 Rank #372 / 460	14	7 Facility 7 PA AVG 4 Rank #405 / 482	85.7% Facility 85.7% PA AVG 72.7% Rank #420 / 482	77 Facility 77 PA AVG 63 Rank #375 / 482	5.5 Facility 5.5 PA AVG 5.7 Rank #347 / 482	Profit	79 Facility 79 PA AVG 76.9 Rank #162 / 361	1.34	59.0% Facility 59.0% PA AVG 68.8% Rank #346 / 485	Studio / 1 Bed / Semi-Private Rooms	-

View all Nearby Homes

Is Eagleview Landing in a walkable area?

Eagleview Landing has a walk score of 30. Somewhat walkable. A few nearby services may be reachable on foot, but most trips require transportation.

What is the license number of Eagleview Landing?

According to PA state health department records, Eagleview Landing's license number is 146980.

When does Eagleview Landing's license expire?

According to PA state health department records, Eagleview Landing's license expires on September 13, 2026.

Does Eagleview Landing have different floorplan options?

Yes — see the floorplan options available at Eagleview Landing on this page.

How many beds does Eagleview Landing have?

Eagleview Landing has 121 beds.

Has Eagleview Landing had any recent deficiencies or citations?

Eagleview Landing has had 350 recently reported deficiencies.

Are there photos of Eagleview Landing?

Yes — there are 68 photos of Eagleview Landing in the photo gallery on this page.

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Overview of Eagleview Landing

About this community

License Details

Ownership & Operating Entity

Type Of Units

Safety & Compliance

Therapy & Rehabilitation

Staffing & Medical

Additional Services

State Inspection Report (PA)

Secured Dementia Care Unit (PA)

Resident Conditions (PA)

Additional Policies & Features

Amenities & Lifestyle

Dining & Nutrition

Contact Eagleview Landing

Inspection History

Waivers A higher number of waivers may indicate the facility relies on staff who don't fully meet standard credential requirements. A lower number may suggest the facility meets staffing qualification standards without exemptions.

Inspection Scorecard This scorecard compares key inspection, citation, and complaint metrics at this facility against the Pennsylvania state average. Metrics rated ≥15% worse than average are highlighted in red; those ≥15% better are highlighted in green.

Citations Citations are formal regulatory issues recorded during state inspections.

Inspections State inspections evaluate whether the facility meets health and safety standards.

Complaints & Investigations Complaints are formal concerns filed by residents, families, or staff. Investigations are on-site follow-ups.

What does this home offer?

Living Spaces & Floor Plans for Eagleview Landing

Eagleview Landing 1 Bed B

Eagleview Landing 1 Bed

Eagleview Landing 2 Bed

Eagleview Landing Studio B

Eagleview Landing Studio

Floor Plan

Floor Plan

Floor Plan

Floor Plan

Floor Plan

Places of interest near Eagleview Landing

Calculate Travel Distance to Eagleview Landing

Financial Assistance for Assisted Living in Pennsylvania

Community HealthChoices (CHC)

Pennsylvania OPTIONS Program

Living Independence for the Elderly (LIFE)

Medicare Savings Program (MSP)

Family Caregiver Support Program (FCSP)

VA Aid and Attendance (A&A) and Housebound Benefits

Property Tax/Rent Rebate Program (PTRR)

Senior Farmers’ Market Nutrition Program (SFMNP)

Compare Assisted Living around Exton

Guides for Better Senior Living

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Assisted Living in Pennsylvania