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Exton Senior Living
Assisted Living, Memory Care & Respite Care · Exton, PA
Entrance of Exton Senior Living facility with covered drive Signage displaying Exton Senior Living facility name Interior common area with seating and art Bright common area with dining table and decorations Interior common area with seating and piano Interior common area with a welcoming atmosphere Interior view of dining area with tables and chairs Covered porch area with flower pots and seating

Exton Senior Living

Assisted Living, Memory Care & Respite Care · Exton, PA
600 N. Pottstown Pike, Exton, PA 19341 View map Calculator: See prices in your area
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Overview of Exton Senior Living

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Exton Senior Living is a trusted haven set amidst Exton, Pennsylvania. This residence extends a dependable hand, providing an array of services including memory care, personal care, and respite care. The ambiance of the home speaks of well-appointed spaces, curated to offer not just comfort but also a tranquil refuge for individuals requiring support, particularly those with memory impairments.

Here, residents are treated to restaurant-style dining that stands as a testament to culinary excellence. The presence of a library and the convenience of community transportation add to the overall appeal. Amidst the charming interiors, the home’s commitment to quality is evident in every detail, offering a dining experience that mirrors a fine restaurant. Beyond the indoors, residents can explore lush outdoor spaces and walking paths, further elevating the sense of family-like comfort.

Facility Direct Line (610) 594-0200
Facility Direct Line (610) 594-0200
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Capacity and availability

Residents per day
59
Bed community size
100-bed community Rank #202 / 552Bed count — State benchmarkedThis home is ranked 202nd out of 552 homes we track 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.Communities with the same value for a metric share the same rank. Rankings cover every community we track in Pennsylvania that reports data for that category. Communities without available data are excluded, so the pool size varies from metric to metric.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: 42 / 100 Rank #366 / 657Walk Score — State benchmarkedThis home is ranked 366th out of 657 homes we track 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.Communities with the same value for a metric share the same rank. Rankings cover every community we track in Pennsylvania that reports data for that category. Communities without available data are excluded, so the pool size varies from metric to metric.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
59%
Rank #356 / 494Occupancy rate — State benchmarkedThis home is ranked 356th out of 494 homes we track in Pennsylvania for occupancy. Shows this facility's occupancy rate versus the Pennsylvania average, with its Statewide rank out of 494. Higher occupancy signals strong local demand and financial stability.Communities with the same value for a metric share the same rank. Rankings cover every community we track in Pennsylvania that reports data for that category. Communities without available data are excluded, so the pool size varies from metric to metric.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
59 / 100
Average occupied beds in Pennsylvania homes 103 beds

License Details

Facility TypePersonal Care Homes
IssuanceJanuary 1, 2026
ExpirationJanuary 1, 2027
CountyChester
License LevelFULL
License Number145100

Ownership & Operating Entity

Exton Senior Living is legally operated by Snh Penn Tenant LLC.

Profit StatusFor-profit

Type Of Units

Alzheimer's
32 units
Total beds
100 units

State Inspection Report (PA)

April 14, 2025
79 Total Daily Staff PA avg: 76.9 Rank #161 / 357 Total Daily Staff — State benchmarked This home is ranked 161st out of 357 homes we track in Pennsylvania for total daily staff. Shows this facility's total daily staff compared to the Pennsylvania average among 357 comparable communities in the ranking pool. Communities with the same value for a metric share the same rank. Rankings cover every community we track in Pennsylvania that reports data for that category. Communities without available data are excluded, so the pool size varies from metric to metric.
59 Waking Staff
0 Resident Support Staff
59 Residents Served
5 Hospice Residents

Secured Dementia Care Unit (PA)

Life Story
22 Capacity
18 Residents Served

Resident Conditions (PA)

Age 60+ 58 (98%)
Mobility Need 20 (34%)
Mental Illness 1 (2%)
Intellectual Disability 7 (12%)

Contact Exton Senior Living

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.

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

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.

Overall vs. PA average 6 Worse Metrics worse than Pennsylvania average:
• Total citations (22% above)
• Citations per inspection (9% above)
• Inspections with citations (50% above)
• Inspection citation rate (28% above)
• Total complaints (75% above)
• Complaints per year (75% 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. 7763 This facility has 22% more total citations than a typical Pennsylvania assisted living residence (77 vs. PA avg 63).↑ 22% worse Rank #372 / 478 Total citations — State benchmarked This home is ranked 372nd out of 478 homes we track in Pennsylvania for total citations. Shows this facility's total citations compared to the Pennsylvania average among 478 comparable communities in the ranking pool. Communities with the same value for a metric share the same rank. Rankings cover every community we track in Pennsylvania that reports data for that category. Communities without available data are excluded, so the pool size varies from metric to metric.
Citations per inspection Info Average citations per inspection. 5.55.05 This facility has 9% more citations per inspection than a typical Pennsylvania assisted living residence (5.5 vs. PA avg 5.05).↑ 9% worse Rank #341 / 478 Citations per inspection — State benchmarked This home is ranked 341st out of 478 homes we track 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. Communities with the same value for a metric share the same rank. Rankings cover every community we track in Pennsylvania that reports data for that category. Communities without available data are excluded, so the pool size varies from metric to metric.

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. 1411 This facility has had 27% more total inspections than the Pennsylvania average (14 vs. PA avg 11). More inspections can mean more regulatory scrutiny rather than worse care.↑ 27% more
Inspections with citations Info Inspections that resulted in at least one regulatory citation. 128 This facility has 50% more inspections with citations than a typical Pennsylvania assisted living residence (12 vs. PA avg 8).↑ 50% worse
Inspection citation rate Info Percentage of inspections that resulted in at least one citation. 86%67% This facility has 19 percentage points higher inspection citation rate than a typical Pennsylvania assisted living residence (86% vs. PA avg 67%).↑ 19% worse Rank #410 / 478 Inspection citation rate — State benchmarked This home is ranked 410th out of 478 homes we track 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. Communities with the same value for a metric share the same rank. Rankings cover every community we track in Pennsylvania that reports data for that category. Communities without available data are excluded, so the pool size varies from metric to metric.

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. 74 This facility has 75% more total complaints than a typical Pennsylvania assisted living residence (7 vs. PA avg 4).↑ 75% worse Rank #403 / 478 Total complaints — State benchmarked This home is ranked 403rd out of 478 homes we track in Pennsylvania for complaint inspections. Shows this facility's complaint inspections compared to the Pennsylvania average among 478 comparable communities in the ranking pool. Communities with the same value for a metric share the same rank. Rankings cover every community we track in Pennsylvania that reports data for that category. Communities without available data are excluded, so the pool size varies from metric to metric.
Complaints per year Info Average complaints per year since 2021. 1.40.8 This facility has 75% more complaints per year than a typical Pennsylvania assisted living residence (1.4 vs. PA avg 0.8).↑ 75% worse
Show Inspection Reports

What does this home offer?

Pets allowed icon
Pets allowed icon

Pets Allowed

Building type icon
Building type icon

Building Type: 3-story

Transportation services icon
Transportation services icon

Transportation Services

Fitness and recreation icon
Fitness and recreation icon

Fitness and Recreation

Type of Rooms Available

1 Bed
1 Bed
1 Bed
1 / 4
1 Bed
1 Bed

Places of interest near Exton Senior Living

Address 1.9 miles from city center Info Estimated distance in miles from Exton's city center to Exton Senior Living's address, calculated via Google Maps.

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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.

Care Types in This Table AL (Assisted Living): Housing with help for daily activities like bathing, dressing, and medication, without 24-hour skilled nursing. MC (Memory Care): Secured, specialized care for people living with Alzheimer's or dementia. RC (Respite Care): Short-term temporary care that gives family caregivers a break. HOS (Hospice Care): Comfort-focused care for those with a terminal illness, prioritizing quality of life over treatment.
City and state of the facility. Used for mapping and state-average comparisons.
Licensed bed capacity (maximum allowed). Not the same as how many beds are currently filled.
Indicates whether residents are allowed to have pets in the facility.
Third-party neighborhood walkability score (0–100). Convenience/context metric, not a healthcare quality measure.
Name of the licensed owner, operator, or managing entity as filed with the state. Useful for grouping facilities under the same organization.
Count of regulatory inspections in the reporting window. Higher volume can reflect more oversight visits, complaint-driven surveys, or routine licensure cycles.
Number of inspections triggered by complaints or allegations. Useful for spotting facilities that receive frequent complaint-driven scrutiny.
Share of inspections that resulted in citations, expressed as a percentage of total inspections in the window.
Total count of citations (cited regulatory issues) recorded in the selected reporting period. Read alongside inspection counts for context.
The average number of citations this facility receives each time it's inspected, calculated as total citations ÷ total inspections. A lower number suggests more consistent compliance with safety and care standards.
Reported profit orientation for the operator or facility (e.g. for-profit vs nonprofit), as provided in state licensing or disclosure data.
Total daily staff count from Pennsylvania inspection/licensing data (headcount snapshot), when reported.
The total number of staff employed per resident. A number greater than or = to 1 is a positive care signal.
Reported or derived occupancy for the facility—typically how fully licensed capacity is utilized. Compare across peers in the same market.
Housing or bed configuration options (e.g. studio, shared), often from facility-reported amenities and licensing details.
Better Business Bureau grade for the operating company. Reflects complaint handling and business practices, not clinical care quality.
Eagleview Landing
AL
MC
Exton
121
Facility 121
PA AVG 94
Rank #121 / 552
Yes
31
Facility 31
PA AVG 47
Rank #456 / 657
Eagleview Landing LP21
10
Facility 10
PA AVG 4
Rank #459 / 478
86%
Facility 86%
PA AVG 67.4%
Rank #410 / 478
350
Facility 350
PA AVG 63
Rank #472 / 478
16.7
Facility 16.7
PA AVG 5.1
Rank #467 / 478
For-Profit
97
Facility 97
PA AVG 76.9
Rank #106 / 357
1.39
57.9%
Facility 57.9%
PA AVG 69.7%
Rank #366 / 494
Studio / 1 Bed / 2 Bed-
Eagleview Landing
AL
MC
Exton
121
Facility 121
PA AVG 94
Rank #121 / 552
Yes
30
Facility 30
PA AVG 47
Rank #467 / 657
Eagleview Landing LP21
10
Facility 10
PA AVG 4
Rank #459 / 478
86%
Facility 86%
PA AVG 67.4%
Rank #410 / 478
350
Facility 350
PA AVG 63
Rank #472 / 478
16.7
Facility 16.7
PA AVG 5.1
Rank #467 / 478
For-Profit
97
Facility 97
PA AVG 76.9
Rank #106 / 357
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 / 552
Yes
23
Facility 23
PA AVG 47
Rank #513 / 657
Welltower Opco Group LLC14
7
Facility 7
PA AVG 4
Rank #403 / 478
71%
Facility 71%
PA AVG 67.4%
Rank #273 / 478
50
Facility 50
PA AVG 63
Rank #286 / 478
3.6
Facility 3.6
PA AVG 5.1
Rank #213 / 478
For-Profit--
54.5%
Facility 54.5%
PA AVG 69.7%
Rank #392 / 494
Studio / 1 Bed / 2 BedA+
Morningside House of Exton
AL
HOS
MC
RC
Exton
106
Facility 106
PA AVG 94
Rank #181 / 552
Yes
41
Facility 41
PA AVG 47
Rank #375 / 657
Al One Pa Investments Opco LLC17
8
Facility 8
PA AVG 4
Rank #430 / 478
88%
Facility 88%
PA AVG 67.4%
Rank #428 / 478
85
Facility 85
PA AVG 63
Rank #385 / 478
5.0
Facility 5.0
PA AVG 5.1
Rank #312 / 478
For-Profit--
39.6%
Facility 39.6%
PA AVG 69.7%
Rank #472 / 494
--
Exton Senior Living
AL
MC
RC
Exton
100
Facility 100
PA AVG 94
Rank #202 / 552
Yes
42
Facility 42
PA AVG 47
Rank #366 / 657
Snh Penn Tenant LLC14
7
Facility 7
PA AVG 4
Rank #403 / 478
86%
Facility 86%
PA AVG 67.4%
Rank #410 / 478
77
Facility 77
PA AVG 63
Rank #372 / 478
5.5
Facility 5.5
PA AVG 5.1
Rank #341 / 478
For-Profit
79
Facility 79
PA AVG 76.9
Rank #161 / 357
1.34
59.0%
Facility 59.0%
PA AVG 69.7%
Rank #356 / 494
Studio / 1 Bed / Semi-Private Rooms-
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Financial Assistance for
Assisted Living in Pennsylvania

Exton Senior Living 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

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Frequently Asked Questions about Exton Senior Living

Who is the owner of Exton Senior Living?

Exton Senior Living is legally operated by Snh Penn Tenant LLC.

Is Exton Senior Living in a walkable area?

Exton Senior Living has a walk score of 42. Somewhat walkable. A few nearby services may be reachable on foot, but most trips require transportation.

What is the license number of Exton Senior Living?

According to PA state health department records, Exton Senior Living's license number is 145100.

When does Exton Senior Living's license expire?

According to PA state health department records, Exton Senior Living's license expires on January 1, 2027.

What is the occupancy rate at Exton Senior Living?

Exton Senior Living's occupancy is 59%.

Are pets allowed at Exton Senior Living?

Yes, Exton Senior Living allows residents to bring their pets.

Does Exton Senior Living operate as a for-profit or non-profit?

Exton Senior Living is registered as a for-profit in PA.

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