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Park View Estates Assisted Living & Memory Care
Assisted Living & Memory Care · Fountain Valley, CA
Exterior view of Park View Estates Assisted Living Exterior view of Park View Estates with outdoor seating area Exterior view of Park View Estates Assisted Living facility Interior view of a cozy movie room with seating Brightly decorated private room with a bed Common area with seating and bookshelves Modern common area with seating and artwork

Park View Estates Assisted Living & Memory Care

Assisted Living & Memory Care · Fountain Valley, CA
11360 Warner Ave, Fountain Valley, CA 92708 View map Calculator: See prices in your area
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Overview of Park View Estates Assisted Living & Memory Care

Park View Estates is an inviting senior community dedicated to offering continuing care for its residents. They offer assisted living and memory care services to seniors in the Orange County, California area. With its Assisted Living and Memory Care suites, the community sets the stage for resort-style living intertwined with exceptional personal care.

In its commitment to providing personalized and adaptable Care & Wellness programs, the team at Park View Estates endeavors to nurture independence within a private and secure setting, ensuring each resident receives the tailored care they require. Park View Estates’ mission revolves around fostering a warm, safe environment that instills a sense of independence, safety, and engagement in its residents. Assisted Living and Memory Care residents can select from an array of suite layouts, including studios, 1-bedroom, and 2-bedroom companions.

Facility Direct Line (714) 702-1235
Facility Direct Line (714) 702-1235
Bed community size
170-bed community Rank #256 / 1657Bed count — State benchmarkedThis home is ranked 256th out of 1657 homes in California. Shows this facility's certified or reported bed count compared to other California facilities. Larger communities may offer more amenities, programs, and on-site services for residents and families.Rankings are based only on facilities in California 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 large-scale community that may provide a wide range of amenities, services, and structured programs.
Years in operation
5 years in operation Rank #988 / 1487Years in operation — State benchmarkedThis home is ranked 988th out of 1487 homes in California. Shows how long this facility has been in operation compared to other California facilities. Longer operating histories may benefit residents, families, and staff.Rankings are based only on facilities in California 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.
An established community with some operational experience and growing routines.
Walk Score
Walk Score: 56 / 100 Rank #1180 / 2092Walk Score — State benchmarkedThis home is ranked 1180th out of 2092 homes in California. Shows how walkable this facility's neighborhood is compared to the average Walk Score across California facilities. Higher scores benefit residents, families, and staff.Rankings are based only on facilities in California 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.
Moderately walkable. Some errands can be accomplished on foot, with a mix of nearby amenities.

About this community

Occupancy

Occupancy rate
91%
Rank #304 / 1537Occupancy rate — State benchmarkedThis home is ranked 304th out of 1537 homes in California. Shows this facility's occupancy rate versus the California average, with its Statewide rank out of 1537. Higher occupancy signals strong local demand and financial stability.Rankings are based only on facilities in California 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.
Higher than the California average: 72.8%
Occupied beds
154 / 170
Average occupied beds in California homes 87 beds

License Details

Facility TypeResidential Care Elderly
StatusLicensed
IssuanceJanuary 20, 2021
CountyOrange

Ownership & Operating Entity

Park View Estates Assisted Living & Memory Care is legally operated by Fountain Valley Opco Llc;sunshine Retirement Et Al, and administered by Maria Arriaga.

Contact Park View Estates Assisted Living & Memory Care

Inspection History

In California, the Department of Social Services (for assisted living facilities) and the Department of Public Health (for nursing homes) conduct inspections to ensure resident safety and regulatory compliance.

Since 2021 · 5 years of data 12 citations 53 total visits 31 complaint visits 4 official inspections 20 complaint investigations
Inspection Score Info A composite 0–100 score combining this facility's inspections, citations, complaints, and enforcement actions relative to the California state average. The score below shows how many points this facility sits above or below the typical California assisted living residence score (the benchmark); higher is better.

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

Rank #1271 / 1401 in California Inspection Score — State benchmarked This home is ranked 1271st out of 1401 homes in California. Shows this facility's inspection score compared to the California average among 1401 comparable communities in the ranking pool. Rankings are based only on facilities in California that report data for that category. Facilities without available data are excluded from the ranking. Inspection score: 62 out of 100. Letter grade D-. 19 points below the California average for assisted living residences (81/100)

Inspection Scorecard Info 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 8 Worse Metrics worse than California average:
• Total citations (20% above)
• Serious citations (Type A) (100% above)
• Moderate citations (Type B) (50% above)
• Citations per year (20% above)
• Total visits (231% above)
• Complaint visits (138% above)
• Other visits (157% above)
• Complaint investigations (100% above) 1 At Avg Metrics at California average:
• Official inspections (at CA avg) 1 Better Metrics better than California average:
• Citations per inspection (94% below)
Latest Inspection April 13, 2026

Citations Info Citations are formal regulatory issues recorded during state inspections.

This FacilityCA Averagevs. CA Avg
Total citations Info Formal regulatory issues recorded by inspectors across all inspection types. 1210 This facility has 20% more total citations than a typical California assisted living residence (12 vs. CA avg 10).↑ 20% worse
Serious citations (Type A) Info Citations that pose an immediate risk to resident health or safety. Type A citations are the most serious and typically require prompt corrective action. 63 This facility has 100% more serious citations (type a) than a typical California assisted living residence (6 vs. CA avg 3).↑ 100% worse Rank #953 / 1164 Serious citations (Type A) — State benchmarked This home is ranked 953rd out of 1164 homes in California. Shows this facility's # of serious citations compared to the California average among 1164 comparable communities in the ranking pool. 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) Info Citations that do not pose an immediate risk but still represent a departure from required care or operational standards. 64 This facility has 50% more moderate citations (type b) than a typical California assisted living residence (6 vs. CA avg 4).↑ 50% worse
Citations per year Info Average citations per year since 2021. 2.42 This facility has 20% more citations per year than a typical California assisted living residence (2.4 vs. CA avg 2).↑ 20% worse
Citations per inspection Info Average citations per inspection. 0.23.3 This facility has 94% fewer citations per inspection than a typical California assisted living residence (0.2 vs. CA avg 3.3).↓ 94% better

Inspections & Visits Info State inspections evaluate whether the facility meets health and safety standards.

This FacilityCA Averagevs. CA Avg
Total visits Info Combined count of complaint visits, other regulatory visits, and official scheduled inspections. 5316 This facility has 231% more total visits than a typical California assisted living residence (53 vs. CA avg 16).↑ 231% worse
Complaint visits Info On-site visits triggered by formal complaints filed by residents, families, or staff. 3113 This facility has 138% more complaint visits than a typical California assisted living residence (31 vs. CA avg 13).↑ 138% worse Rank #1270 / 1397 Complaint visits — State benchmarked This home is ranked 1270th out of 1397 homes in California. Shows this facility's # of complaint visits compared to the California average among 1397 comparable communities in the ranking pool. 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 Info Regulatory visits that are neither routine inspections nor complaint investigations — administrative check-ins, follow-up reviews, licensing-related visits. 187 This facility has 157% more other visits than a typical California assisted living residence (18 vs. CA avg 7).↑ 157% worse
Official inspections Info Routine, scheduled inspections conducted by state regulators to evaluate whether the facility meets federal and state standards. 44 This facility has official inspections in line with the California average (4 vs. CA avg 4).— At avg
Complaint investigations Info On-site investigations triggered by complaints filed with California regulators. 2010 This facility has 100% more complaint investigations than a typical California assisted living residence (20 vs. CA avg 10).↑ 100% worse

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

  • The most recent inspection on March 26, 2026, found no deficiencies or complaints during an unannounced case management visit.
  • A May 20, 2025 complaint investigation substantiated delayed staff response to call lights, posing an immediate health and safety risk.
  • Multiple prior investigations found deficiencies in catheter care (May 13, 2025), staff training (April 4, 2023), and elevator maintenance (September 25, 2024).
Show Inspection Reports

What does this home offer?

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Housing Options: Studio / 1 Bed / 2 Bed

Building type icon
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Building Type: Two-story

Places of interest near Park View Estates Assisted Living & Memory Care

Address 1.8 miles from city center Info Estimated distance in miles from Fountain Valley's city center to Park View Estates Assisted Living & Memory Care's address, calculated via Google Maps.

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Compare Assisted Living around the area

The information below is reported by the California Department of Social Services and Department of Public Health.

Park View Estates Assisted Living & Memory Care
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Fountain Valley170 No - 56 Studio / 1 Bed / 2 Bed
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Cogir of North Bay
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Vallejo (Harry Floyd Terrace)83 Yes A+ 47 Studio / 1 Bed / 2 Bed
Ivy Park at Claremont
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La Palma80 Yes - 61 Studio / 1 Bed
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Frequently Asked Questions about Park View Estates Assisted Living & Memory Care

What neighborhood is Park View Estates Assisted Living & Memory Care in?

Park View Estates Assisted Living & Memory Care is in the Fountain Valley neighborhood of Fountain Valley.

Who is the owner of Park View Estates Assisted Living & Memory Care?

The legal owner and operator of Park View Estates Assisted Living & Memory Care is Fountain Valley Opco Llc;Sunshine Retirement Et Al.

Is Park View Estates Assisted Living & Memory Care in a walkable area?

Park View Estates Assisted Living & Memory Care has a walk score of 56. Moderately walkable. Some errands can be accomplished on foot, with a mix of nearby amenities.

What is the occupancy rate at Park View Estates Assisted Living & Memory Care?

Park View Estates Assisted Living & Memory Care's occupancy is 91%.

Who is the administrator of Park View Estates Assisted Living & Memory Care?

Maria Arriaga is the administrator of Park View Estates Assisted Living & Memory Care.

How many beds does Park View Estates Assisted Living & Memory Care have?

Park View Estates Assisted Living & Memory Care has 170 beds.

Has Park View Estates Assisted Living & Memory Care had any recent citations?

Park View Estates Assisted Living & Memory Care has had 16 recently reported citations.

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