Eagleview Landing
Assisted Living & Memory Care · Exton, PA

Overview of Eagleview Landing

Eagleview Landing is a 121-bed assisted living community located on Stockton Drive in Exton, Pennsylvania. Operated by Eagleview Landing LP, the mid-rise community accommodates 70 residents, reflecting a 58% occupancy rate, and offers studio, one-bedroom, and two-bedroom apartments with pricing starting at $3,950 per month to suit a variety of living preferences.

Additionally, licensed nursing services and 24-hour staffing provide ongoing support for older adults, while enhanced personal care, hospice coordination, and life enrichment programs address changing care needs. Residents can also participate in outings to local restaurants and shopping destinations, encouraging social engagement beyond the community.

Three nutritious meals are served daily with consideration for individual preferences. Furthermore, residents have access to transportation services, complimentary Wi-Fi, an on-site salon and barber shop, and a pet-friendly environment that welcomes animal companions.

The surrounding neighborhood is somewhat walkable, allowing access to a few nearby services on foot, while most errands and appointments are more easily reached by car.

Bed community size
121-bed community Rank #121 / 553Bed count — State benchmarkedThis home is ranked 121st out of 553 homes in Pennsylvania for bed count. Shows this facility's certified or reported bed count compared to other Pennsylvania facilities. Larger communities may offer more amenities, programs, and on-site services for residents and families.Facilities with the same value for a metric share the same rank. Rankings are based only on facilities in Pennsylvania that report data for that category. Facilities without available data are excluded from the ranking.Click the rank badge to see the full State ranking.Click here to see the full State ranking.
A larger shared setting that may offer more common spaces and organized community services.
Walk Score
Walk Score: 31 / 100 Rank #456 / 667Walk Score — State benchmarkedThis home is ranked 456th out of 667 homes in Pennsylvania for walk score. Shows how walkable this facility's neighborhood is compared to the average walk score across Pennsylvania facilities. Higher scores benefit residents, families, and staff.Facilities with the same value for a metric share the same rank. Rankings are based only on facilities in Pennsylvania that report data for that category. Facilities without available data are excluded from the ranking.Click the rank badge to see the full State ranking.Click here to see the full State ranking.
Somewhat walkable. A few nearby services may be reachable on foot, but most trips require transportation.

About this community

Occupancy

Occupancy rate
58%
Rank #365 / 507Occupancy rate — State benchmarkedThis home is ranked 365th out of 507 homes in Pennsylvania for occupancy. Shows this facility's occupancy rate versus the Pennsylvania average, with its Statewide rank out of 507. Higher occupancy signals strong local demand and financial stability.Facilities with the same value for a metric share the same rank. Rankings are based only on facilities in Pennsylvania that report data for that category. Facilities without available data are excluded from the ranking.Click the rank badge to see the full State ranking.Click here to see the full State ranking.
Lower than the Pennsylvania average: 78.7%
Occupied beds
70 / 121
Average occupied beds in Pennsylvania homes 103 beds

Awards

A Great Place to Work badge for 25-26

License Details

Facility TypePersonal Care Homes
IssuanceSeptember 15, 2025
ExpirationSeptember 13, 2026
CountyChester
License Number146980

Ownership & Operating Entity

Eagleview Landing is legally operated by Eagleview Landing LP.

Profit StatusFor-profit

Staffing & Medical

2 services
Nursing Services
24-Hour Staffing

State Inspection Report (PA)

July 31, 2025
97 Total Daily Staff PA avg: 76.9 Rank #106 / 356 Total Daily Staff — State benchmarked This home is ranked 106th out of 356 homes in Pennsylvania for total daily staff. Shows this facility's total daily staff compared to the Pennsylvania average among 356 comparable communities in the ranking pool. Facilities with the same value for a metric share the same rank. Rankings are based only on facilities in Pennsylvania that report data for that category. Facilities without available data are excluded from the ranking.
73 Waking Staff
0 Resident Support Staff
70 Residents Served
7 Current Residents

Secured Dementia Care Unit (PA)

Memory Care Unit
46 Capacity
25 Residents Served

Resident Conditions (PA)

Age 60+ 70 (100%)
Mobility Need 27 (39%)

Additional Policies & Features

HousekeepingYes
Utilities IncludedYes

Amenities & Lifestyle

On-Site Salon/Barber
Transportation Assistance
Complimentary Wi-Fi
Pet Friendly
Activitiesoutings to local restaurants, shopping excursions
Specific ProgramsEnhanced Personal Care, Hospice Coordination, Life Enrichment Programming, Dining Services
Touring HoursMon–Fri, 9AM–5PM EST; Sat–Sun, Closed

Pricing & Financial Information

Studio$3,950 per month
One Bedroom$5,350 per month
Two Bedroom$7,500 per month
Studio - Memory Care$8,950 per month

Contact Eagleview Landing

Inspection History

In Pennsylvania, the Department of Human Services (for assisted living facilities) and the Department of Health (for nursing homes) conduct unannounced inspections to verify adherence to state regulations.

Since 2021 · 5 years of data 350 citations 10 complaints 21 inspections 0 waivers
Inspection Score Info A composite 0–100 score combining this facility's inspections, citations, complaints, and enforcement actions relative to the Pennsylvania state average. The score below shows how many points this facility sits above or below the typical Pennsylvania assisted living residence score (the benchmark); higher is better.This is a proprietary Assisted Living Magazine score.

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

Rank #410 / 460 in Pennsylvania Inspection Score — State benchmarked This home is ranked 410th out of 460 homes in Pennsylvania for inspection score. Shows this facility's inspection score compared to the Pennsylvania average among 460 comparable communities in the ranking pool. Facilities with the same value for a metric share the same rank. Rankings are based only on facilities in Pennsylvania that report data for that category. Facilities without available data are excluded from the ranking. This is a proprietary Assisted Living Magazine score. Inspection score: 66 out of 100. Letter grade D. 17 points below the Pennsylvania average for assisted living residences (83/100)

Inspection Scorecard Info 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 6 Worse Metrics worse than Pennsylvania average:
• Total citations (456% above)
• Citations per inspection (193% above)
• Inspections with citations (125% above)
• Inspection citation rate (18% above)
• Total complaints (150% above)
• Complaints per year (150% above)
0 Better No metrics in this bucket.

Citations Info Citations are formal regulatory issues recorded during state inspections.

This FacilityPA Averagevs. PA Avg
Total citations Info Formal regulatory issues recorded by inspectors across all inspection types. 35063 This facility has 456% more total citations than a typical Pennsylvania assisted living residence (350 vs. PA avg 63).↑ 456% worse Rank #472 / 478 Total citations — State benchmarked This home is ranked 472nd out of 478 homes in Pennsylvania for total citations. Shows this facility's total citations compared to the Pennsylvania average among 478 comparable communities in the ranking pool. Facilities with the same value for a metric share the same rank. Rankings are based only on facilities in Pennsylvania that report data for that category. Facilities without available data are excluded from the ranking.
Citations per inspection Info Average citations per inspection. 16.75.7 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 #467 / 478 Citations per inspection — State benchmarked This home is ranked 467th out of 478 homes in Pennsylvania for citations per inspection. Shows this facility's citations per inspection compared to the Pennsylvania average among 478 comparable communities in the ranking pool. Facilities with the same value for a metric share the same rank. Rankings are based only on facilities in Pennsylvania that report data for that category. Facilities without available data are excluded from the ranking.

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

This FacilityPA Averagevs. PA Avg
Total inspections Info Combined count of all inspections conducted at this facility. 2111 This facility has had 91% more total inspections than the Pennsylvania average (21 vs. PA avg 11). More inspections can mean more regulatory scrutiny rather than worse care.↑ 91% more
Inspections with citations Info Inspections that resulted in at least one regulatory citation. 188 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 Info 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 #417 / 478 Inspection citation rate — State benchmarked This home is ranked 417th out of 478 homes in Pennsylvania for % of inspections with citations. Shows this facility's % of inspections with citations compared to the Pennsylvania average among 478 comparable communities in the ranking pool. Facilities with the same value for a metric share the same rank. Rankings are based only on facilities in Pennsylvania that report data for that category. Facilities without available data are excluded from the ranking.

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

This FacilityPA Averagevs. PA Avg
Total complaints Info Formal expressions of concern made by residents, families, or staff. 104 This facility has 150% more total complaints than a typical Pennsylvania assisted living residence (10 vs. PA avg 4).↑ 150% worse Rank #455 / 478 Total complaints — State benchmarked This home is ranked 455th out of 478 homes in Pennsylvania for complaint inspections. Shows this facility's complaint inspections compared to the Pennsylvania average among 478 comparable communities in the ranking pool. Facilities with the same value for a metric share the same rank. Rankings are based only on facilities in Pennsylvania that report data for that category. Facilities without available data are excluded from the ranking.
Complaints per year Info Average complaints per year since 2021. 20.8 This facility has 150% more complaints per year than a typical Pennsylvania assisted living residence (2 vs. PA avg 0.8).↑ 150% worse

Inspection Reports Summary Info An editor-reviewed summary of the themes and findings across this facility's recent inspection reports.

  • The most recent inspection on July 31, 2025, substantiated abuse by staff, leading to termination and corrective actions implemented.
  • The July 2, 2025 follow-up found seven deficiencies in medication documentation, resident assessments, and safety, all corrected with training and monitoring.
  • The October 11, 2023 renewal inspection cited 19 deficiencies including resident abuse, medication errors, unsecured poisons, unsanitary conditions, and incomplete staff training.

What does this home offer?

Pets allowed icon
Pets allowed icon

Pets Allowed

Room sizes icon
Room sizes icon

Room Sizes: 443 - 447 / 511 / 626 / 632 / 647 - 758 / 697 / 768 / 926 - 1,024 / 948 sq. ft

Housing options icon
Housing options icon

Housing Options: Studio / 1 Bed / 2 Bed

Building type icon
Building type icon

Building Type: Mid-rise

Transportation services icon
Transportation services icon

Transportation Services

Fitness and recreation icon
Fitness and recreation icon

Fitness and Recreation

Living Spaces & Floor Plans for Eagleview Landing

Studio
Studio
1 Bedroom
1 Bedroom
2 bedroom
Eagleview Landing, assisted living in Exton, PA — Floor plan of a senior living apartment unit
Studio
Eagleview Landing, assisted living in Exton, PA — Floor plan of a senior living apartment layout
1 Bedroom
Eagleview Landing, assisted living in Exton, PA — Floor plan of a two-bedroom apartment layout
2 bedroom
Eagleview Landing, assisted living in Exton, PA — Floor plan of a one-bedroom senior living apartment
Studio

Places of interest near Eagleview Landing

Address 3.7 miles from city center Info Estimated distance in miles from Exton's city center to Eagleview Landing's address, calculated via Google Maps. — 7.51 miles to nearest hospital (Coatesville VA Medical Center)

Calculate Travel Distance to Eagleview Landing

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Address

Compare Assisted Living around Exton

Info below is compiled from the PA Depts. of Human Services & Health, senior community websites & trusted data sources such as Walk Score & BBB.

Communities are listed from highest to lowest based on our ranking methodology.

Eagleview Landing
AL
MC
Exton
121
Facility 121
PA AVG 94
Rank #121 / 553
Yes
31
Facility 31
PA AVG 46
Rank #456 / 667
Eagleview Landing LP
66
Facility 66
PA AVG 83
Rank #410 / 460
21
10
Facility 10
PA AVG 4
Rank #455 / 478
85.7%
Facility 85.7%
PA AVG 72.7%
Rank #417 / 478
350
Facility 350
PA AVG 63
Rank #472 / 478
16.7
Facility 16.7
PA AVG 5.7
Rank #467 / 478
Profit
97
Facility 97
PA AVG 76.9
Rank #106 / 356
1.39 57.9% Studio / 1 Bed / 2 Bed-
Eagleview Landing
AL
MC
Exton
121
Facility 121
PA AVG 94
Rank #121 / 553
Yes
30
Facility 30
PA AVG 46
Rank #467 / 667
Eagleview Landing LP
66
Facility 66
PA AVG 83
Rank #410 / 460
21
10
Facility 10
PA AVG 4
Rank #455 / 478
85.7%
Facility 85.7%
PA AVG 72.7%
Rank #417 / 478
350
Facility 350
PA AVG 63
Rank #472 / 478
16.7
Facility 16.7
PA AVG 5.7
Rank #467 / 478
Profit
97
Facility 97
PA AVG 76.9
Rank #106 / 356
1.39-Studio / 1 Bed / 2 Bed-
Sunrise of Paoli
AL
MC
RC
Malvern (General Warren Village)
110
Facility 110
PA AVG 94
Rank #164 / 553
Yes
23
Facility 23
PA AVG 46
Rank #513 / 667
Welltower Opco Group LLC
77
Facility 77
PA AVG 83
Rank #315 / 460
14
7
Facility 7
PA AVG 4
Rank #401 / 478
71.4%
Facility 71.4%
PA AVG 72.7%
Rank #286 / 478
50
Facility 50
PA AVG 63
Rank #291 / 478
3.6
Facility 3.6
PA AVG 5.7
Rank #221 / 478
Profit-- 54.5% Studio / 1 Bed / 2 BedA+
Morningside House of Exton
AL
HOS
MC
RC
Exton (Sunrise Boulevard)
106
Facility 106
PA AVG 94
Rank #181 / 553
Yes
41
Facility 41
PA AVG 46
Rank #375 / 667
Al One Pa Investments Opco LLC
70
Facility 70
PA AVG 83
Rank #377 / 460
17
8
Facility 8
PA AVG 4
Rank #426 / 478
88.2%
Facility 88.2%
PA AVG 72.7%
Rank #440 / 478
85
Facility 85
PA AVG 63
Rank #385 / 478
5.0
Facility 5.0
PA AVG 5.7
Rank #317 / 478
Profit-- 39.6% --
Exton Senior Living
AL
MC
RC
Exton
100
Facility 100
PA AVG 94
Rank #202 / 553
Yes
42
Facility 42
PA AVG 46
Rank #366 / 667
Snh Penn Tenant LLC
71
Facility 71
PA AVG 83
Rank #372 / 460
14
7
Facility 7
PA AVG 4
Rank #401 / 478
85.7%
Facility 85.7%
PA AVG 72.7%
Rank #417 / 478
77
Facility 77
PA AVG 63
Rank #372 / 478
5.5
Facility 5.5
PA AVG 5.7
Rank #345 / 478
Profit
79
Facility 79
PA AVG 76.9
Rank #161 / 356
1.34 59.0% Studio / 1 Bed / Semi-Private Rooms-

Financial Assistance for
Assisted Living in Pennsylvania

Eagleview Landing is located in Exton, Pennsylvania.
Here are the financial assistance programs available to residents in Pennsylvania.

Get Financial aid guidance

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).
PA

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
PA

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.
PA

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).
PA

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.
PA

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
PA

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.
PA

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.
PA

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

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

Frequently Asked Questions about Eagleview Landing

Is Eagleview Landing in a walkable area?

Eagleview Landing has a walk score of 31. 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.

What is the occupancy rate at Eagleview Landing?

Eagleview Landing's occupancy is 58%.

Does Eagleview Landing have different floorplan options?

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

Are pets allowed at Eagleview Landing?

Yes, Eagleview Landing allows residents to bring their pets.

Does Eagleview Landing operate as a for-profit or non-profit?

Eagleview Landing is registered as a for-profit in PA.

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