Mission Villa

Overview of Mission Villa

Operated by Universal Bond, LLC, Mission Villa is a senior living community in the Oak Park neighborhood of Santa Barbara, California. Gerr serves as the administrator. The community offers assisted living, memory care, residential care, and hospice care in one location. The single-story building has 15 beds with private and semi-private rooms and has served residents for four years. It currently operates at about 80% occupancy.

Mission Villa is less than one-third of a mile from Pueblo Care Complex and about 1.25 miles from downtown Santa Barbara. Residents and families have convenient access to nearby medical care and local amenities. The neighborhood has a Walk Score of 73, which is very walkable. Many everyday errands are within walking distance.

Residents have access to transportation services along with fitness and recreation programs that support an active lifestyle. It’s easier to attend appointments and outings without relying on family for every trip.

State inspections in California have generally described the community as clean and well-maintained. Reviews have mainly focused on recordkeeping, staffing, and the management of daily resident care. More recent complaint investigations did not substantiate the reported concerns. Families touring Mission Villa may want to ask how these areas are managed as part of the community’s daily operations.

Facility Direct Line (805) 898-2709

15-bed community

A smaller, more intimate setting that may offer a quieter environment and closer staff-resident interactions.

4 years in operation

An established community with some operational experience and growing routines.

Walk Score: 73 / 100

Very walkable. Most errands can be accomplished on foot, and many essentials are within a short walk.

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

80%

Higher than the California average: 72.8%

Occupied beds

12 / 15

Average occupied beds in California homes 87 beds

Facility TypeResidential Care Elderly

IssuanceFebruary 14, 2022

CountySanta Barbara

Mission Villa is legally operated by Universal Bond, LLC, and administered by Emily A. Gerr.

Staffing

Key information about the people who lead and staff this community.

ContactLisa Gerr (per BBB, record updated Jul 2026)

Since 2021 · 5 years of data 13 citations 19 total visits 9 complaint visits 4 official inspections 5 complaint investigations

Inspection Score

9 points below the California average for assisted living residences (81/100)

Inspection Scorecard This scorecard compares key inspection, citation, and complaint metrics at this facility against the California state average. Metrics rated ≥15% worse than average are highlighted in red; those ≥15% better are highlighted in green.

Since 2021 vs. California state average

Overall vs. CA average

Citations Citations are formal regulatory issues recorded during state inspections.	This Facility	CA Average	vs. CA Avg
Total citations Formal regulatory issues recorded by inspectors across all inspection types.	13	10	This facility has 30% more total citations than a typical California assisted living residence (13 vs. CA avg 10).↑ 30% worse
Serious citations (Type A) Citations that pose an immediate risk to resident health or safety. Type A citations are the most serious and typically require prompt corrective action.	4	3	This facility has 33% more serious citations (type a) than a typical California assisted living residence (4 vs. CA avg 3).↑ 33% worse Rank #829 / 1159 Serious citations (Type A) — State benchmarked This home is ranked 829th out of 1159 homes in California for # of serious citations. Shows this facility's # of serious citations compared to the California average among 1159 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 California that report data for that category. Facilities without available data are excluded from the ranking.
Moderate citations (Type B) Citations that do not pose an immediate risk but still represent a departure from required care or operational standards.	9	4	This facility has 125% more moderate citations (type b) than a typical California assisted living residence (9 vs. CA avg 4).↑ 125% worse
Citations per inspection Average citations per inspection.	0.7	3.3	This facility has 79% fewer citations per inspection than a typical California assisted living residence (0.7 vs. CA avg 3.3).↓ 79% better

Inspections & Visits State inspections evaluate whether the facility meets health and safety standards.	This Facility	CA Average	vs. CA Avg
Total visits Combined count of complaint visits, other regulatory visits, and official scheduled inspections.	19	16	This facility has 19% more total visits than a typical California assisted living residence (19 vs. CA avg 16).↑ 19% worse
Complaint visits On-site visits triggered by formal complaints filed by residents, families, or staff.	9	13	This facility has 31% fewer complaint visits than a typical California assisted living residence (9 vs. CA avg 13).↓ 31% better Rank #809 / 1386 Complaint visits — State benchmarked This home is ranked 809th out of 1386 homes in California for # of complaint visits. Shows this facility's # of complaint visits compared to the California average among 1386 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 California that report data for that category. Facilities without available data are excluded from the ranking.
Other visits Regulatory visits that are neither routine inspections nor complaint investigations — administrative check-ins, follow-up reviews, licensing-related visits.	6	7	This facility has 14% fewer other visits than a typical California assisted living residence (6 vs. CA avg 7).↓ 14% better
Official inspections Routine, scheduled inspections conducted by state regulators to evaluate whether the facility meets federal and state standards.	4	4	This facility has official inspections in line with the California average (4 vs. CA avg 4).— At avg
Complaint investigations On-site investigations triggered by complaints filed with California regulators.	5	10	This facility has 50% fewer complaint investigations than a typical California assisted living residence (5 vs. CA avg 10).↓ 50% better

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

The January 28, 2026 annual inspection found the facility clean and well-maintained with two deficiencies related to incomplete personnel records and missing staff training verifications.
The facility had multiple substantiated complaints from 2023 to 2025, including failure to assist residents with oral hygiene, improper rate increases without notice, insufficient staffing, and late reporting of suspected elder abuse.
Complaint investigations on January 22 and February 4, 2026, found all allegations of financial abuse, privacy violations, and disrespectful treatment unsubstantiated after interviews and record reviews.

Show Inspection Reports

What does this home offer?

No pets allowed

Housing Options: Private Rooms / Semi-Private Rooms

Building Type: Single-story

Transportation Services

Fitness and Recreation

1.2 miles from city center Estimated distance in miles from Santa Barbara's city center to Mission Villa's address, calculated via Google Maps. — 0.28 miles to nearest hospital (Pueblo Care Complex)

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Info below is compiled from the CA Dept. of Social Services (CDSS), senior community websites & trusted data sources such as Walk Score & BBB.

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


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Mission Villa	AL HOS MC RESC	Santa Barbara (Oak Park)	15 Facility 15 CA AVG 104 Rank #1284 / 1644	No	73 Facility 73 CA AVG 57 Rank #641 / 2087	72 Facility 72 CA AVG 81 Rank #1051 / 1400	4	9 Facility 9 CA AVG 13 Rank #809 / 1386	4 Facility 4 CA AVG 3 Rank #829 / 1159	4 Facility 4 CA AVG 13 Rank #1111 / 1497	80.0%	A+	Universal Bond, LLC	Private Rooms / Semi-Private Rooms

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Multipurpose Senior Services Program

MSSP (Medi-Cal Waiver)

Age 65+

General California resident, Medi-Cal eligible, nursing home risk.

Income Limits (2025) ~$2,829/month 300% FBR, individual

Asset Limits $2,000 (individual), $3,000 (couple).

County-managed; waitlists possible.

Benefits

In-home support (4-6 hours/day) Respite care (14 days/year) Meals (~$6/meal) Transportation (8 trips/month) Care management

In-Home Supportive Services (IHSS)

California IHSS

Age 65+

General California resident, Medicaid-eligible or low-income.

Income Limits ~$1,732/month individual, Medi-Cal threshold

Asset Limits $2,000 individual

Can hire family as caregivers.

Benefits

Personal care (up to 283 hours/month) Homemaker services Respite (varies)

Multipurpose Senior Services Program (MSSP)

CA MSSP

Age 65+

General California resident, Medi-Cal-eligible, nursing home-eligible but community-capable.

Income Limits ~$2,829/month 300% FBR, individual

Asset Limits $2,000 individual

Available in 38 counties; waitlists common.

Benefits

Case management Respite care (up to 10 days/year) Minor home mods (avg. $500) Adult day care (~$50/day)

Property Tax Postponement Program (PTP)

CA PTP

Age 62+

General California resident, own and live in home, 40% equity.

Income Limits (2025) ~$51,500/year household, adjusted annually

Asset Limits Equity-based; no strict asset cap.

Deferred taxes accrue interest (5% as of 2024); repaid upon sale/death.

Benefits

Property tax deferral (avg. $1,000-$3,000/year, varies by county)

Assisted Living Waiver (ALW)

CA ALW

Age 65+ or disabled

General California resident, Medi-Cal-eligible, nursing home-eligible.

Income Limits ~$2,829/month 300% FBR, individual

Asset Limits $2,000 individual

Available in 15 counties (e.g., LA, Sacramento); waitlists common.

Benefits

Personal care in ALFs (5-7 hours/day) Medication management Social services

California CARES Program

CA CARES

Age —

General Caregivers of California residents 60+ needing help with 3+ daily activities; no caregiver age limit.

Income Limits No strict limit; cost-sharing above ~$2,500/month threshold.

Asset Limits Not applicable; need-based.

High demand in urban areas; complements IHSS respite.

Benefits

Respite care (up to 10 days/year) Counseling (4-6 sessions/year) Training (2-3 workshops/year) Supplies (~$200/year)

What neighborhood is Mission Villa in?

Mission Villa is in the Oak Park neighborhood of Santa Barbara.

Who is the owner of Mission Villa?

Mission Villa is legally operated by Universal Bond, LLC, and administered by Emily A. Gerr.

Is Mission Villa in a walkable area?

Mission Villa has a walk score of 73. Very walkable. Most errands can be accomplished on foot, and many essentials are within a short walk.

What is the occupancy rate at Mission Villa?

Mission Villa's occupancy is 80%.

How long has Mission Villa been in business?

Mission Villa has been operating for approximately 4 years, based on available licensing and registration records.

Are pets allowed at Mission Villa?

No, Mission Villa has a no-pet policy.

Who is the administrator of Mission Villa?

Emily A. Gerr is the administrator of Mission Villa.

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