The Manor at Market Square

Q: Is The Manor at Market Square in a walkable area?

The Manor at Market Square has a walk score of 93. Walker's paradise. Daily errands do not require a car, with many shops and services nearby.

Q: What is the license number of The Manor at Market Square?

According to PA state health department records, The Manor at Market Square's license number is 205890.

Q: When does The Manor at Market Square's license expire?

According to PA state health department records, The Manor at Market Square's license expires on October 20, 2026.

Q: What is the occupancy rate at The Manor at Market Square?

The Manor at Market Square's occupancy is 91%.

Q: Are pets allowed at The Manor at Market Square?

No, The Manor at Market Square has a no-pet policy.

Q: Does The Manor at Market Square operate as a for-profit or non-profit?

The Manor at Market Square is registered as a for-profit in PA.

Overview of The Manor at Market Square

Set in Reading, PA, The Manor at Market Square is a reliable senior living community, offering an extensive array of assisted living, independent living, and memory care services. Residents here are welcomed into cozy and beautiful accommodations that foster a maintenance free lifestyle with access to an array of services. The community features their FOX Therapy Rehabilitation that features a state of the art fitness program designed to help resident maintain their physical well-being.

Days are filled with fun with endless activities and events happening day-in and day-out. A phenomenal dining experience is guaranteed with an array of well-balanced meals that are carefully prepared to satisfy both residents’ dietary needs and tastes. At Manor at Market Square residents are guaranteed to enjoy a comfortable living experience with convenient access to the care and services they need to thrive.

Facility Direct Line (484) 258-2522

80-bed community

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

Walk Score: 93 / 100

Walker's paradise. Daily errands do not require a car, with many shops and services nearby.

BBB Rating: A+ (Not Accredited)

An independent rating from the Better Business Bureau based on factors such as complaint history, transparency, and business practices.
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About this community

Occupancy

Occupancy rate

91%

Higher than the Pennsylvania average: 78.7%

Occupied beds

73 / 80

Average occupied beds in Pennsylvania homes 103 beds

Facility TypePersonal Care Homes

IssuanceOctober 20, 2025

ExpirationOctober 20, 2026

CountyBerks

License Number205890

The Manor at Market Square is legally operated by Three Reading, LP.

Profit StatusFor-profit

Rehabilitation Services

24-Hour Staffing

No Alzheimer's certification

103 Total Daily Staff PA avg: 76.9

77 Waking Staff

0 Resident Support Staff

72 Residents Served

13 Current Residents

18 Capacity

15 Residents Served

HousekeepingYes

Linen ServiceYes

Utilities IncludedYes

Delicious Meals

Housekeeping

Laundry Services

Social Events

Transportation To Local Outings

Salon Services

Outdoor Courtyard

Library

Computer Station

Activity Areas

Private Dining Room

All-Day Dining Menu

No-Charge Laundry Facilities

On-Site Therapy Services

On-Site Physician Visits

On-Site Podiatry Visits

Structured Programs And Activities

Regular Exercise Classes

Since 2021 · 5 years of data 38 citations 1 complaint 14 inspections 1 waiver

Inspection Score

7 points above 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.
1
vs 0.9 avg
↑ 11% higher 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.	38	63	This facility has 40% fewer total citations than a typical Pennsylvania assisted living residence (38 vs. PA avg 63).↓ 40% better Rank #234 / 478 Total citations — State benchmarked This home is ranked 234th 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 Average citations per inspection.	2.7	5.7	This facility has 53% fewer citations per inspection than a typical Pennsylvania assisted living residence (2.7 vs. PA avg 5.7).↓ 53% better Rank #155 / 478 Citations per inspection — State benchmarked This home is ranked 155th 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 State inspections evaluate whether the facility meets health and safety standards.	This Facility	PA Average	vs. PA Avg
Total inspections Combined count of all inspections conducted at this facility.	14	11	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 Inspections that resulted in at least one regulatory citation.	9	8	This facility has 13% more inspections with citations than a typical Pennsylvania assisted living residence (9 vs. PA avg 8).↑ 13% worse
Inspection citation rate Percentage of inspections that resulted in at least one citation.	64%	73%	This facility has 9 percentage points lower inspection citation rate than a typical Pennsylvania assisted living residence (64% vs. PA avg 73%).↓ 9% better Rank #218 / 478 Inspection citation rate — State benchmarked This home is ranked 218th 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 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.	1	4	This facility has 75% fewer total complaints than a typical Pennsylvania assisted living residence (1 vs. PA avg 4).↓ 75% better Rank #107 / 478 Total complaints — State benchmarked This home is ranked 107th 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 Average complaints per year since 2021.	0.2	0.8	This facility has 75% fewer complaints per year than a typical Pennsylvania assisted living residence (0.2 vs. PA avg 0.8).↓ 75% better

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

The most recent inspection on September 3, 2025 found no deficiencies or regulatory citations during a licensing inspection.
The October 16, 2024 renewal inspection found nine deficiencies including fire safety training failures, medication storage errors, and incomplete fire drill evacuations.
A substantiated complaint investigation on October 1, 2024 found neglect related to fall prevention and documentation deficiencies in the secured dementia care unit.

Show Inspection Reports

What does this home offer?

No pets allowed

Room Sizes: 408 / 576 / 768 sq. ft

Housing Options: Studio / 1 Bed / 2 Bed

Building Type: Mid-rise

Living Spaces & Floor Plans for The Manor at Market Square

0.3 miles from city center Estimated distance in miles from Reading's city center to The Manor at Market Square's address, calculated via Google Maps.

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Compare Assisted Living around Reading

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.


Rittenhouse Village at Muhlenberg	AL	Reading (Hyde Park)	104 Facility 104 PA AVG 94 Rank #190 / 553	Yes	63 Facility 63 PA AVG 46 Rank #193 / 667	Discovery Reading Leasing LLC	84 Facility 84 PA AVG 83 Rank #220 / 460	18	4 Facility 4 PA AVG 4 Rank #297 / 478	72.2% Facility 72.2% PA AVG 72.7% Rank #298 / 478	54 Facility 54 PA AVG 63 Rank #307 / 478	3.0 Facility 3.0 PA AVG 5.7 Rank #175 / 478	Profit	82 Facility 82 PA AVG 76.9 Rank #144 / 356	1.22	69.2%	Studio / 1 Bed	-
The Villa St. Elizabeth	AL	Reading (Museum Road)	92 Facility 92 PA AVG 94 Rank #245 / 553	No	30 Facility 30 PA AVG 46 Rank #467 / 667	Evergreen Elder Care Inc	83 Facility 83 PA AVG 83 Rank #233 / 460	15	5 Facility 5 PA AVG 4 Rank #343 / 478	60% Facility 60% PA AVG 72.7% Rank #157 / 478	32 Facility 32 PA AVG 63 Rank #205 / 478	2.1 Facility 2.1 PA AVG 5.7 Rank #84 / 478	Profit	53 Facility 53 PA AVG 76.9 Rank #241 / 356	1.00	57.6%	Private Rooms / Semi-Private Rooms	A+
The Manor at Market Square	AL IL MC	Reading	80 Facility 80 PA AVG 94 Rank #292 / 553	No	93 Facility 93 PA AVG 46 Rank #18 / 667	Three Reading, LP	90 Facility 90 PA AVG 83 Rank #132 / 460	14	1 Facility 1 PA AVG 4 Rank #107 / 478	64.3% Facility 64.3% PA AVG 72.7% Rank #218 / 478	38 Facility 38 PA AVG 63 Rank #234 / 478	2.7 Facility 2.7 PA AVG 5.7 Rank #155 / 478	Profit	103 Facility 103 PA AVG 76.9 Rank #89 / 356	1.43	91.3%	Studio / 1 Bed / 2 Bed	A+
Country Meadows Retirement Communities	AL HOS IL MC NH RC SNF	Wyomissing	80 Facility 80 PA AVG 94 Rank #292 / 553	Yes	31 Facility 31 PA AVG 46 Rank #456 / 667	Country Meadows Of Wyomissing LLC	86 Facility 86 PA AVG 83 Rank #193 / 460	7	0 Facility 0 PA AVG 4 Rank #1 / 478	42.9% Facility 42.9% PA AVG 72.7% Rank #50 / 478	11 Facility 11 PA AVG 63 Rank #57 / 478	1.6 Facility 1.6 PA AVG 5.7 Rank #53 / 478	Profit	37 Facility 37 PA AVG 76.9 Rank #294 / 356	1.00	46.3%	Studio / 1 Bed / 2 Bed	A+
Morris-Pace Personal Care Home	AL RESC	Reading (West Reading)	63 Facility 63 PA AVG 94 Rank #393 / 553	No	92 Facility 92 PA AVG 46 Rank #27 / 667	Morris-Pace Assisted Living Inc	92 Facility 92 PA AVG 83 Rank #98 / 460	20	2 Facility 2 PA AVG 4 Rank #184 / 478	45% Facility 45% PA AVG 72.7% Rank #68 / 478	47 Facility 47 PA AVG 63 Rank #281 / 478	2.4 Facility 2.4 PA AVG 5.7 Rank #116 / 478	Profit	57 Facility 57 PA AVG 76.9 Rank #230 / 356	1.00	90.5%	Private / Semi-Private Rooms	-

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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

Who is the owner of The Manor at Market Square?

The Manor at Market Square is legally operated by Three Reading, LP.

Is The Manor at Market Square in a walkable area?

The Manor at Market Square has a walk score of 93. Walker's paradise. Daily errands do not require a car, with many shops and services nearby.

What is the license number of The Manor at Market Square?

According to PA state health department records, The Manor at Market Square's license number is 205890.

When does The Manor at Market Square's license expire?

According to PA state health department records, The Manor at Market Square's license expires on October 20, 2026.

What is the occupancy rate at The Manor at Market Square?

The Manor at Market Square's occupancy is 91%.

Are pets allowed at The Manor at Market Square?

No, The Manor at Market Square has a no-pet policy.

Does The Manor at Market Square operate as a for-profit or non-profit?

The Manor at Market Square is registered as a for-profit in PA.

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