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Morningside House of Exton
Assisted Living, Hospice Care, Memory Care & Respite Care · Exton, PA
Exterior view of Morningside House of Exton Front entrance of Morningside House of Exton with planters Exterior view of Morningside House of Exton Entrance area of a senior living facility with planters Exterior view of Morningside House of Exton facility Outdoor seating area with patio umbrellas and lounge chairs Cozy resident room with a view and tasteful decor A dining room setup with a large wooden table and floral centerpiece Interior view of a dining area with floral chairs Outdoor patio area with umbrellas and seating Floor plan of a Studio Deluxe room layout Floor plan of a studio room

Morningside House of Exton

Assisted Living, Hospice Care, Memory Care & Respite Care · Exton, PA
200 Sunrise Blvd, Exton, PA 19341 View map Calculator: See prices in your area
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Overview of Morningside House of Exton

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Operated by AL One PA Investments, Morningside House of Exton is a 106-bed assisted living community located on Sunrise Boulevard in Exton, Pennsylvania. The three-story community currently has 42 residents, reflecting a 40 percent occupancy rate. In addition to assisted living, it offers rehabilitation services, respite care, hospice coordination, nursing services, and 24-hour staffing to support older adults with both short-term and long-term care needs.

Furthermore, chef-prepared meals are served daily in a welcoming dining setting that encourages both nutrition and social interaction. Residents also have access to a fitness center, wellness programs, outdoor spaces, a library, a salon, Wi-Fi, emergency response systems, scheduled transportation, housekeeping, laundry services, and regular social activities that promote engagement and connection.

The surrounding neighborhood is somewhat walkable, allowing access to some nearby services on foot, while most errands and appointments are more conveniently reached with a short drive. This location provides residents with reasonable access to local shopping, dining, and other essential amenities.

Facility Direct Line (610) 594-0455
Facility Direct Line (610) 594-0455
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By The Numbers

Community insights.

Bed count Info A mid-sized community that may balance personal attention with shared amenities and social activities. 106 Rank #165 / 522Bed count — State benchmarkedThis home is ranked 165th out of 522 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.

Medium-capacity home · Offers a balance of services and community atmosphere.

Walk Score Info Car-dependent. A few nearby services may be reachable on foot, but most trips require transportation. Rank #358 / 626Walk Score — State benchmarkedThis home is ranked 358th out of 626 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.
41 / 100
Occupancy rate Info Occupancy lower than 85% suggests more openings may be available. Rank #443 / 464Occupancy rate — State benchmarkedThis home is ranked 443rd out of 464 homes we track in Pennsylvania for occupancy. Shows this facility's occupancy rate versus the Pennsylvania average, with its Statewide rank out of 464. 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.
39.6% This home usually has availability
Lower than the Pennsylvania average: 68.8%
Occupied beds
42 / 106

About this community

Awards

Best of Loudoun
Best of the Burg 2024 Finalist

License Details

Facility TypePersonal Care Homes
IssuanceAugust 20, 2025
CountyChester
License Number144891

Ownership & Operating Entity

Morningside House of Exton is legally operated by Al One Pa Investments Opco LLC.

Profit StatusFor-profit

Safety & Compliance

Wheelchair Accessible
Secured Perimeter
Emergency SystemsYes
Safety Features24-hour security and emergency response systems, handrails and wheelchair-accessible spaces.

Payment & Insurance

2 services
Does not accept Medicaid
Does not accept Medicare

Therapy & Rehabilitation

2 services
Rehabilitation Services
Respite Care

Staffing & Medical

2 services
Nursing Services
24-Hour Staffing

Additional Policies & Features

HousekeepingYes
Linen ServiceYes
Utilities IncludedYes

Amenities & Lifestyle

Fitness Center
Library
Salon
Spa
Wi-Fi
Transportation
Housekeeping
Laundry
Dining
Scheduled Transportation
Social Events
Wellness Center
Activities
Specific ProgramsShort-term Stays, Hospice Coordination

Contact Morningside House of Exton

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 5 Worse Metrics worse than Pennsylvania average:
• Total citations (35% above)
• Inspections with citations (88% above)
• Inspection citation rate (31% above)
• Total complaints (100% above)
• Complaints per year (100% above) 1 Better Metrics better than Pennsylvania average:
• Citations per inspection (1% 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. 8563 This facility has 35% more total citations than a typical Pennsylvania assisted living residence (85 vs. PA avg 63).↑ 35% worse Rank #384 / 477 Total citations — State benchmarked This home is ranked 384th out of 477 homes we track in Pennsylvania for total citations. Shows this facility's total citations compared to the Pennsylvania average among 477 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. 5.05.05 This facility has 1% fewer citations per inspection than a typical Pennsylvania assisted living residence (5 vs. PA avg 5.05).↓ 1% better Rank #312 / 477 Citations per inspection — State benchmarked This home is ranked 312th out of 477 homes we track in Pennsylvania for citations per inspection. Shows this facility's citations per inspection compared to the Pennsylvania average among 477 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. 1711 This facility has had 55% more total inspections than the Pennsylvania average (17 vs. PA avg 11). More inspections can mean more regulatory scrutiny rather than worse care.↑ 55% more
Inspections with citations Info Inspections that resulted in at least one regulatory citation. 158 This facility has 88% more inspections with citations than a typical Pennsylvania assisted living residence (15 vs. PA avg 8).↑ 88% worse
Inspection citation rate Info Percentage of inspections that resulted in at least one citation. 88%67% This facility has 21 percentage points higher inspection citation rate than a typical Pennsylvania assisted living residence (88% vs. PA avg 67%).↑ 21% worse Rank #427 / 477 Inspection citation rate — State benchmarked This home is ranked 427th out of 477 homes we track in Pennsylvania for % of inspections with citations. Shows this facility's % of inspections with citations compared to the Pennsylvania average among 477 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. 84 This facility has 100% more total complaints than a typical Pennsylvania assisted living residence (8 vs. PA avg 4).↑ 100% worse Rank #429 / 477 Total complaints — State benchmarked This home is ranked 429th out of 477 homes we track in Pennsylvania for complaint inspections. Shows this facility's complaint inspections compared to the Pennsylvania average among 477 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. 1.60.8 This facility has 100% more complaints per year than a typical Pennsylvania assisted living residence (1.6 vs. PA avg 0.8).↑ 100% 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

Managed by Susan Ackman

Licensed Assisted Living Administrator

Over 30 years of experience

Susan Ackman is a Licensed Assisted Living Administrator and Certified Dementia Practitioner who supports Morningside House communities by fostering compassionate care. With over 30 years in leadership and extensive experience within Morningside House, she prioritizes treating residents like family and ensuring their well-being is at the heart of every decision.

Places of interest near Morningside House of Exton

Address 0.3 miles from city center Info Estimated distance in miles from Exton's city center to Morningside House of Exton's address, calculated via Google Maps.

Calculate Travel Distance to Morningside House of Exton

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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-ranked to lowest-ranked based on our methodology.

Rank badges are statewide: each community is ranked against every PA community we track that reports that metric, not just the 5 on this page. See how we rank facilities

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 93
Rank #111 / 522
Yes
31
Facility 31
PA AVG 47
Rank #434 / 626
Eagleview Landing LP21
10
Facility 10
PA AVG 4
Rank #458 / 477
86%
Facility 86%
PA AVG 67.4%
Rank #409 / 477
350
Facility 350
PA AVG 63
Rank #471 / 477
16.7
Facility 16.7
PA AVG 5.1
Rank #466 / 477
For-Profit
97
Facility 97
PA AVG 76.9
Rank #106 / 356
1.39
57.9%
Facility 57.9%
PA AVG 68.8%
Rank #339 / 464
Studio / 1 Bed / 2 Bed-
Eagleview Landing
AL
MC
Exton
121
Facility 121
PA AVG 93
Rank #111 / 522
Yes
30
Facility 30
PA AVG 47
Rank #444 / 626
Eagleview Landing LP21
10
Facility 10
PA AVG 4
Rank #458 / 477
86%
Facility 86%
PA AVG 67.4%
Rank #409 / 477
350
Facility 350
PA AVG 63
Rank #471 / 477
16.7
Facility 16.7
PA AVG 5.1
Rank #466 / 477
For-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 93
Rank #150 / 522
Yes
23
Facility 23
PA AVG 47
Rank #488 / 626
Welltower Opco Group LLC14
7
Facility 7
PA AVG 4
Rank #402 / 477
71%
Facility 71%
PA AVG 67.4%
Rank #273 / 477
50
Facility 50
PA AVG 63
Rank #285 / 477
3.6
Facility 3.6
PA AVG 5.1
Rank #213 / 477
For-Profit--
54.5%
Facility 54.5%
PA AVG 68.8%
Rank #364 / 464
Studio / 1 Bed / 2 BedA+
Morningside House of Exton
AL
HOS
MC
RC
Exton
106
Facility 106
PA AVG 93
Rank #165 / 522
Yes
41
Facility 41
PA AVG 47
Rank #358 / 626
Al One Pa Investments Opco LLC17
8
Facility 8
PA AVG 4
Rank #429 / 477
88%
Facility 88%
PA AVG 67.4%
Rank #427 / 477
85
Facility 85
PA AVG 63
Rank #384 / 477
5.0
Facility 5.0
PA AVG 5.1
Rank #312 / 477
For-Profit--
39.6%
Facility 39.6%
PA AVG 68.8%
Rank #443 / 464
--
Exton Senior Living
AL
MC
RC
Exton
100
Facility 100
PA AVG 93
Rank #185 / 522
Yes
42
Facility 42
PA AVG 47
Rank #349 / 626
Snh Penn Tenant LLC14
7
Facility 7
PA AVG 4
Rank #402 / 477
86%
Facility 86%
PA AVG 67.4%
Rank #409 / 477
77
Facility 77
PA AVG 63
Rank #371 / 477
5.5
Facility 5.5
PA AVG 5.1
Rank #341 / 477
For-Profit
79
Facility 79
PA AVG 76.9
Rank #161 / 356
1.34
59.0%
Facility 59.0%
PA AVG 68.8%
Rank #329 / 464
Studio / 1 Bed / Semi-Private Rooms-
View all Nearby Homes

Financial Assistance for
Assisted Living in Pennsylvania

Morningside House of Exton 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 Morningside House of Exton

Who is the owner of Morningside House of Exton?

Morningside House of Exton is legally operated by Al One Pa Investments Opco LLC.

Is Morningside House of Exton in a walkable area?

Morningside House of Exton has a walk score of 41. Car-dependent. A few nearby services may be reachable on foot, but most trips require transportation.

What is the license number of Morningside House of Exton?

According to PA state health department records, Morningside House of Exton's license number is 144891.

What is the occupancy rate at Morningside House of Exton?

Morningside House of Exton's occupancy is 39.6%.

Are pets allowed at Morningside House of Exton?

Yes, Morningside House of Exton allows residents to bring their pets.

Does Morningside House of Exton operate as a for-profit or non-profit?

Morningside House of Exton is registered as a for-profit in PA.

How many beds does Morningside House of Exton have?

Morningside House of Exton has 106 beds.

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