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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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Bed community size
100-bed community Rank #202 / 553Bed count — State benchmarkedThis home is ranked 202nd 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: 42 / 100 Rank #366 / 667Walk Score — State benchmarkedThis home is ranked 366th 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
59%
Rank #355 / 507Occupancy rate — State benchmarkedThis home is ranked 355th 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
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 / 356 Total Daily Staff — State benchmarked This home is ranked 161st 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.
59 Waking Staff
0 Resident Support Staff
59 Residents Served
5 Current 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.

Since 2021 · 5 years of data 77 citations 7 complaints 14 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.

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

Rank #372 / 460 in Pennsylvania Inspection Score — State benchmarked This home is ranked 372nd 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: 71 out of 100. Letter grade C-. 12 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 5 Worse Metrics worse than Pennsylvania average:
• Total citations (22% above)
• Inspections with citations (50% above)
• Inspection citation rate (18% above)
• Total complaints (75% above)
• Complaints per year (75% above) 1 Better Metrics better than Pennsylvania average:
• Citations per inspection (4% below)

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 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. 5.55.7 This facility has 4% fewer citations per inspection than a typical Pennsylvania assisted living residence (5.5 vs. PA avg 5.7).↓ 4% better Rank #345 / 478 Citations per inspection — State benchmarked This home is ranked 345th 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. 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%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. 74 This facility has 75% more total complaints than a typical Pennsylvania assisted living residence (7 vs. PA avg 4).↑ 75% worse Rank #401 / 478 Total complaints — State benchmarked This home is ranked 401st 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. 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

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

  • April 14, 2025 complaint investigation found five deficiencies including unsecured poisonous materials, unsanitary conditions with strong urine odor, and missing emergency phone numbers; plans of correction were accepted and implemented.
  • October 23, 2024 renewal inspection identified 23 deficiencies involving medication management errors, staff training gaps, safety hazards with equipment, and unsigned resident contracts.
  • April 4, 2024 follow-up inspection confirmed full implementation of the plan of correction for delayed fire incident reporting with no new deficiencies.
Show Inspection Reports

What does this home offer?

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Pets Allowed

Building type icon
Building type icon

Building Type: 3-story

Transportation services icon
Transportation services icon

Transportation Services

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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.

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% --
Sunrise of Exton
AL
MC
RC
Exton (Sunrise Boulevard)
106
Facility 106
PA AVG 94
Rank #181 / 553
Yes
47
Facility 47
PA AVG 46
Rank #319 / 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-----
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-
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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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