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Eagleview Landing
Assisted Living & Memory Care · Exton, PA
Exterior view of Eagleview Landing facility with landscaped area Exterior view of Eagleview Landing facility Exterior view of Eagleview Landing facility. Two residents sitting on steps outside with moving boxes Exterior view of Eagleview Landing facility. Exterior view of Eagleview Landing with landscaping Balconies overlooking a landscaped courtyard at Eagleview Landing Cozy common area with seating and fireplace Cozy common area with seating and natural light Cozy common area with bookshelves and a fireplace Welcoming common area with seating and fireplace. Courtyard with a stone fountain and greenery A serene outdoor area with lush greenery and seating Dining area with elegant table settings and decor Bright private room with a view and cozy decor Aerial view of a lush garden courtyard with benches Common area in a modern senior living facility A common area in the facility with seating and a fireplace Beautiful courtyard with greenery and seating area Bright dining room with tables and flower decorations Private resident room with a cozy atmosphere Bright dining area with a modern design and seating Bright game room with a pool table and seating area Aerial view of a landscaped courtyard with greenery Bright and inviting common area in a senior living facility Stylish dining room with modern decor and natural light Dining area with stylish tables and chairs Modern dining area with stylish seating and decor Modern interior of a resident living space Outdoor seating area with plants and landscaping Pathway through a landscaped outdoor area of the facility Bright interior view of a spacious room with kitchen area Bright common area with tables and chairs for activities Cozy indoor common area with seating and a fireplace Bright dining area with a large table and artwork Inviting common area with modern furnishings A well-furnished resident room with a bed and chair Modern interior of a common area with seating and bar Activity room with puzzle tables and colorful decorations Interior view of a hair salon with stylist chairs and equipment Cozy lounge area with seating and modern decor Bright dining room with tables and chairs set up Outdoor seating area with tables and chairs A cozy common area with a view of greenery Cozy common area with comfortable seating and a TV Mailroom with lockers and a view of the garden An interior fitness room with exercise equipment Common area with comfortable seating and a television Bright common area with seating and tables for activities Modern gym area with fitness equipment Modern computer station in a bright common area Interior view of a kitchen area in a senior living facility Interior view of a resident room with natural light Interior view of a welcoming facility common area Interior view of a resident room entrance with bathroom Spacious interior of a resident's room with large windows A vacant resident room with beige walls and carpet Card game set up on a blue table in a common area Accessible shower area with grab bars Bright bathroom with modern fixtures and view to bedroom Interior activity room with exercise equipment Bright empty resident room with a window view Cooking class with diverse participants in aprons Residents and staff engaged in a speech therapy session A resident enjoying a festive meal with decorations Seniors enjoying a meal together in a dining area Residents enjoying breakfast around a table. Lobby of Eagleview Landing assisted living facility

Eagleview Landing

Assisted Living & Memory Care · Exton, PA
650 Stockton Dr, Exton, PA 19341 View map Calculator: See prices in your area
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Overview of Eagleview Landing

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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.

Facility Direct Line (610) 458-2588
Facility Direct Line (610) 458-2588
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Bed community size
121-bed community Rank #122 / 555Bed count — State benchmarkedThis home is ranked 122nd out of 555 homes in Pennsylvania. 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.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: 30 / 100 Rank #468 / 668Walk Score — State benchmarkedThis home is ranked 468th out of 668 homes in Pennsylvania. Shows how walkable this facility's neighborhood is compared to the average Walk Score across Pennsylvania facilities. Higher scores benefit residents, families, and staff.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

License Details

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

Ownership & Operating Entity

Eagleview Landing is legally operated by Eagleview Landing LP.

Profit StatusFor-profit

Type Of Units

Alzheimer's
27 units
Total beds
121 units

Safety & Compliance

Wheelchair Accessible
Emergency SystemsYes

Therapy & Rehabilitation

1 service
Respite Care

Staffing & Medical

2 services
Licensed Nurses/CNAs
24-Hour Staffing

Additional Services

1 service
Home Care

State Inspection Report (PA)

July 31, 2025
97 Total Daily Staff PA avg: 76.9 Rank #107 / 361 Total Daily Staff — State benchmarked This home is ranked 107th out of 361 homes in Pennsylvania. Shows this facility's total daily staff compared to the Pennsylvania average among 361 comparable communities in the ranking pool. 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
Linen ServiceYes
Utilities IncludedYes

Amenities & Lifestyle

Courtyard
Garden
Activitiesweekly outings, shopping trips, outdoor activities
Wellness Program
Branded ProgramsAlong the Journey, ElderLife®
Religious Services
Touring HoursMon–Fri, 9AM–5PM EST, Sat–Sun, Closed

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. Shows this facility's inspection score compared to the Pennsylvania average among 460 comparable communities in the ranking pool. 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)

Waivers Info 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 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 8 Worse Metrics worse than Pennsylvania average:
• Total citations (456% above)
• Citations per year (456% above)
• Citations per inspection (193% above)
• Total inspections (91% 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 #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. 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 year Info Average citations per year since 2021. 7012.6 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 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 #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. 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 routine and focused inspections. Excludes complaint investigations. 2111 This facility has 91% more total inspections than a typical Pennsylvania assisted living residence (21 vs. PA avg 11).↑ 91% worse
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 #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. 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 #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. 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
Show Inspection Reports

What does this home offer?

Pets allowed icon
Pets allowed icon

Pets Allowed

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Room sizes icon

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

1 Bedroom
1 Bedroom
2 bedroom
Studio
Studio

Places of interest near Eagleview Landing

Address 3.8 miles from city center Info 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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Compare Assisted Living around Exton

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

Eagleview Landing
AL
MC
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
MC
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
MC
RC
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 BedA+
Sunrise of Exton
AL
MC
RC
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-----
Exton Senior Living
AL
MC
RC
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-
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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 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.

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

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

How many beds does Eagleview Landing have?

Eagleview Landing has 121 beds.

Has Eagleview Landing had any recent citations?

Eagleview Landing has had 350 recently reported citations.

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