The Residence at Fitz Farm

Q: What neighborhood is The Residence at Fitz Farm in?

The Residence at Fitz Farm is in the Tyler Run-Queens Gate neighborhood of York.

Q: Is The Residence at Fitz Farm in a walkable area?

The Residence at Fitz Farm has a walk score of 44. Somewhat walkable. A few nearby services may be reachable on foot, but most trips require transportation.

Q: What is the license number of The Residence at Fitz Farm?

According to PA state health department records, The Residence at Fitz Farm's license number is 339020.

Q: When does The Residence at Fitz Farm's license expire?

According to PA state health department records, The Residence at Fitz Farm's license expires on August 15, 2026.

Q: What is the occupancy rate at The Residence at Fitz Farm?

The Residence at Fitz Farm's occupancy is 87%.

Q: Are pets allowed at The Residence at Fitz Farm?

No, The Residence at Fitz Farm has a no-pet policy.

Overview of The Residence at Fitz Farm

Nestled in York, Pennsylvania, The Residence at Fitz Farm is an assisted living community within the historic White Rose City. This community echoes the rich narratives of the area, inviting residents to embrace their unique histories while forming new connections. Here, families and friends come together to share moments and stories.

This community’s design philosophy pays homage to the past while incorporating contemporary elements that cater to senior lifestyles. Moreover, residents are treated to personalized dining options, allowing them to savor favorite dishes that align with doctor-recommended diets. Steeped in history, The Residence at Fitz Farm presents a senior living experience that stands apart and is characterized by an innovative perspective.

Facility Direct Line (717) 356-2870

75-bed community

A moderately sized community that may balance personal attention with shared amenities and social activities.

Walk Score: 44 / 100

Somewhat walkable. A few nearby services may be reachable on foot, but most trips require transportation.

About this community

Occupancy

Occupancy rate

87%

Higher than the Pennsylvania average: 78.7%

Occupied beds

65 / 75

Average occupied beds in Pennsylvania homes 103 beds

Facility TypePersonal Care Homes

IssuanceAugust 15, 2025

ExpirationAugust 15, 2026 Expires in 16 days

CountyYork

License LevelFULL

License Number339020

The Residence at Fitz Farm is legally operated by York Healthcare Options, LLC.

Profit StatusFor-profit

Alzheimer's

24 units

Total beds

75 units

Since 2023 · 3 years of data 19 citations 1 complaint 6 inspections 0 waivers

Inspection Score

13 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.
0
vs 0.9 avg
↓ 100% fewer than PA avg

Data reflects the most recent 3 years (since 2023).

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 2023 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.	19	63	This facility has 70% fewer total citations than a typical Pennsylvania assisted living residence (19 vs. PA avg 63).↓ 70% better Rank #110 / 478 Total citations — State benchmarked This home is ranked 110th 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.	3.2	5.7	This facility has 44% fewer citations per inspection than a typical Pennsylvania assisted living residence (3.2 vs. PA avg 5.7).↓ 44% better Rank #194 / 478 Citations per inspection — State benchmarked This home is ranked 194th 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.	6	11	This facility has had 45% fewer total inspections than the Pennsylvania average (6 vs. PA avg 11). More inspections can mean more regulatory scrutiny rather than worse care.↓ 45% fewer
Inspections with citations Inspections that resulted in at least one regulatory citation.	4	8	This facility has 50% fewer inspections with citations than a typical Pennsylvania assisted living residence (4 vs. PA avg 8).↓ 50% better
Inspection citation rate Percentage of inspections that resulted in at least one citation.	67%	73%	This facility has 6 percentage points lower inspection citation rate than a typical Pennsylvania assisted living residence (67% vs. PA avg 73%).↓ 6% better Rank #222 / 478 Inspection citation rate — State benchmarked This home is ranked 222nd 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 2023.	0.3	1.3	This facility has 77% fewer complaints per year than a typical Pennsylvania assisted living residence (0.3 vs. PA avg 1.3).↓ 77% better

Show Inspection Reports

What does this home offer?

No pets allowed

Room Sizes: 329 - 335 / 468 - 490 sq. ft

Housing Options: Studio / 1 Bed

Building Type: Mid-rise

Transportation Services

Fitness and Recreation

Type of Rooms Available

1 / 4

1 Bed

3.3 miles from city center Estimated distance in miles from York's city center to The Residence at Fitz Farm's address, calculated via Google Maps.

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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.


Country Meadows of York-West	AL IL MC	York (Trolley Road)	215 Facility 215 PA AVG 94 Rank #18 / 553	Yes	44 Facility 44 PA AVG 46 Rank #349 / 667	Country Meadows Of York LLC	82 Facility 82 PA AVG 83 Rank #257 / 460	6	0 Facility 0 PA AVG 4 Rank #1 / 478	67% Facility 67% PA AVG 72.7% Rank #222 / 478	13 Facility 13 PA AVG 63 Rank #75 / 478	2.2 Facility 2.2 PA AVG 5.7 Rank #97 / 478	Profit	57.7%	Studio / Alcove / 1 Bed / 2 Bed	A+
Seaton Springwood	AL MC	York	123 Facility 123 PA AVG 94 Rank #116 / 553	Yes	45 Facility 45 PA AVG 46 Rank #341 / 667	Haven At Springwood Opco LLC	71 Facility 71 PA AVG 83 Rank #372 / 460	13	5 Facility 5 PA AVG 4 Rank #343 / 478	77% Facility 77% PA AVG 72.7% Rank #338 / 478	152 Facility 152 PA AVG 63 Rank #437 / 478	11.7 Facility 11.7 PA AVG 5.7 Rank #448 / 478	Profit	85.4%	Studio	-
The Residence at Fitz Farm	AL IL MC RC	York (Tyler Run-Queens Gate)	75 Facility 75 PA AVG 94 Rank #322 / 553	No	44 Facility 44 PA AVG 46 Rank #349 / 667	York Healthcare Options, LLC	96 Facility 96 PA AVG 83 Rank #38 / 460	6	1 Facility 1 PA AVG 4 Rank #107 / 478	67% Facility 67% PA AVG 72.7% Rank #222 / 478	19 Facility 19 PA AVG 63 Rank #110 / 478	3.2 Facility 3.2 PA AVG 5.7 Rank #194 / 478	Profit	86.7%	Studio / 1 Bed	-
Celebration Villa of York	AL RC	York (Tyler Run-Queens Gate)	75 Facility 75 PA AVG 94 Rank #322 / 553	Yes	50 Facility 50 PA AVG 46 Rank #282 / 667	Ec Opco York LLC	76 Facility 76 PA AVG 83 Rank #326 / 460	10	4 Facility 4 PA AVG 4 Rank #297 / 478	70% Facility 70% PA AVG 72.7% Rank #270 / 478	58 Facility 58 PA AVG 63 Rank #324 / 478	5.8 Facility 5.8 PA AVG 5.7 Rank #360 / 478	Profit	60.0%	Studio / Deluxe Studio / 2 Room Suite	-
Pine Manor Home	AL RESC	York (Greenbriar)	29 Facility 29 PA AVG 94 Rank #543 / 553	No	5 Facility 5 PA AVG 46 Rank #634 / 667	Ameristar LLC	84 Facility 84 PA AVG 83 Rank #220 / 460	5	0 Facility 0 PA AVG 4 Rank #1 / 478	20% Facility 20% PA AVG 72.7% Rank #20 / 478	9 Facility 9 PA AVG 63 Rank #43 / 478	1.8 Facility 1.8 PA AVG 5.7 Rank #61 / 478	Profit	93.1%	1 Bed	-

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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

What neighborhood is The Residence at Fitz Farm in?

The Residence at Fitz Farm is in the Tyler Run-Queens Gate neighborhood of York.

Who is the owner of The Residence at Fitz Farm?

The Residence at Fitz Farm is legally operated by York Healthcare Options, LLC.

Is The Residence at Fitz Farm in a walkable area?

The Residence at Fitz Farm has a walk score of 44. Somewhat walkable. A few nearby services may be reachable on foot, but most trips require transportation.

What is the license number of The Residence at Fitz Farm?

According to PA state health department records, The Residence at Fitz Farm's license number is 339020.

When does The Residence at Fitz Farm's license expire?

According to PA state health department records, The Residence at Fitz Farm's license expires on August 15, 2026.

What is the occupancy rate at The Residence at Fitz Farm?

The Residence at Fitz Farm's occupancy is 87%.

Are pets allowed at The Residence at Fitz Farm?

No, The Residence at Fitz Farm has a no-pet policy.

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