The Springs at Clackamas Woods
Assisted Living, Independent Living & Memory Care · Milwaukie, OR

The Springs at Clackamas Woods

Assisted Living, Independent Living & Memory Care · Milwaukie, OR
Calculator: See prices in your area
The Springs at Clackamas Woods accepts Medicaid.

Overview of The Springs at Clackamas Woods

The Springs at Clackamas Woods in Clackamas County, Milwaukie, OR, is a dependable senior living community, offering independent living, assisted living, and memory care. Residents can find the ideal residence that matches their preferences with an array of studio, one-bedroom, and two-bedroom apartments with a convenient kitchenette, private bathroom, and ample storage. A kind and hardworking care team is available 24/7 to provide a range of health services and personal care, including grooming, dressing, mobility, and medication management.

Housekeeping, maintenance, and concierge services are provided to make residents as comfortable as possible without the common worries of daily living. Wireless emergency call systems are installed throughout the community to keep residents safe and secure, providing them with peace of mind and comfort. A variety of wellness & social activities combined with an all-inclusive meal plan, makes sure residents are always energized, active, and healthy.

By The Numbers

Community insights.

Bed count Info A moderately sized community that may balance personal attention with shared amenities and social activities. 58 Rank #197 / 350Bed count — State benchmarkedThis home is ranked 197th out of 350 homes we track in Oregon for bed count. Shows this facility's certified or reported bed count compared to other Oregon 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 Oregon 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.

Smaller home · May offer a more intimate, personalized care environment.

Years of operating Info A longer operating history, which may indicate experience navigating regulations and delivering ongoing care. Rank #121 / 375Years in operation — State benchmarkedThis home is ranked 121st out of 375 homes we track in Oregon for years in operation. Shows how long this facility has been in operation compared to other Oregon facilities. Longer operating histories may benefit residents, families, and staff.Communities with the same value for a metric share the same rank. Rankings cover every community we track in Oregon 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.
27 years
Walk Score Info Moderately walkable. Some errands can be accomplished on foot, with a mix of nearby amenities. Rank #208 / 462Walk Score — State benchmarkedThis home is ranked 208th out of 462 homes we track in Oregon for walk score. Shows how walkable this facility's neighborhood is compared to the average walk score across Oregon 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 Oregon 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.
61 / 100

About this community

License Details

Facility TypeAssisted Living Facility
StatusActive
IssuanceJuly 19, 1999
CountyClackamas

Ownership & Operating Entity

The Springs at Clackamas Woods is legally operated by TSL Clack Ops, LLC, and administered by Cari Fernandez.

Safety & Compliance

Emergency SystemsWireless emergency call system

Staffing & Medical

2 services
Licensed Nurses/CNAs
24-Hour Staffing

Contact Information

Additional Policies & Features

Smoking not allowed

Amenities & Lifestyle

Fitness Center
Putting Green
Courtyard
Wellness Center
Activities
Community Kitchen
Housekeeping
Concierge
Scheduled Transportation
Full Access To Common Areas
Daily Breakfast
Lunch
And Entertainment
Activities
Specific ProgramsOff-Site Excursions
Touring HoursMonday - Saturday: 9:00am - 5:00pm

Pricing & Financial Information

Price Range$4,600 - $6,550 per month

Contact The Springs at Clackamas Woods

Inspection History

In Oregon, the Department of Human Services, Aging and People with Disabilities performs unannounced surveys and regular inspections to ensure resident safety in all care settings.

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

Overall vs. OR average 0 Worse No metrics in this bucket. 2 Better Metrics better than Oregon average:
• Total deficiencies (63% below)
• Deficiencies per inspection (17% below)

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

This FacilityOR Averagevs. OR Avg
Total deficiencies Info Formal regulatory issues recorded by inspectors across all inspection types. 1232 This facility has 63% fewer total deficiencies than a typical Oregon assisted living residence (12 vs. OR avg 32).↓ 63% better
Deficiencies per inspection Info Average deficiencies per inspection. 4.04.81 This facility has 17% fewer deficiencies per inspection than a typical Oregon assisted living residence (4 vs. OR avg 4.81).↓ 17% better

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

This FacilityOR Averagevs. OR Avg
Total inspections Info Combined count of all inspections conducted at this facility. 37 This facility has had 57% fewer total inspections than the Oregon average (3 vs. OR avg 7). More inspections can mean more regulatory scrutiny rather than worse care.↓ 57% fewer

What does this home offer?

Pets allowed icon
Pets allowed icon

No pets allowed

Room sizes icon
Room sizes icon

Room Sizes: 428 / 435 / 526 / 624 / 874 sq. ft

Housing options icon
Housing options icon

Housing Options: Studio / 1 Bed / 2 Bed

Building type icon
Building type icon

Building Type: Two-story

Transportation services icon
Transportation services icon

Transportation Services

Fitness and recreation icon
Fitness and recreation icon

Fitness and Recreation

Living Spaces & Floor Plans for The Springs at Clackamas Woods

Floor plan 1
Floor plan 2
Floor plan 3
Floor plan 4

Places of interest near The Springs at Clackamas Woods

Address 3.6 miles from city center Info Estimated distance in miles from Milwaukie's city center to The Springs at Clackamas Woods's address, calculated via Google Maps.

Calculate Travel Distance to The Springs at Clackamas Woods

Add your location

Address

Compare Assisted Living around Clackamas County

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

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

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. RESC (Residential Care): Personal care and daily-living support in a smaller, more intimate residential setting. IL (Independent Living): Community living with dining, activities, and transportation for active seniors who need little personal care.
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.
Description of bed or unit types offered (e.g. assisted living, memory care), as reported in state or facility disclosures.
Number of years the company has been in operation.
Better Business Bureau grade for the operating company. Reflects complaint handling and business practices, not clinical care quality.
Count of regulatory inspections in the reporting window. Higher volume can reflect more oversight visits, complaint-driven surveys, or routine licensure cycles.
Total count of deficiencies (cited regulatory issues) recorded in the selected reporting period. Read alongside inspection counts for context.
The average number of deficiencies this facility receives each time it's inspected, calculated as total deficiencies ÷ total inspections. A lower number suggests more consistent compliance with safety and care standards.
Name of the licensed owner, operator, or managing entity as filed with the state. Useful for grouping facilities under the same organization.
A named contact for the facility. Hover the name to see their role — Administrator (state administrator of record or facility-provided administrator), Nursing Director, Medical Director, or Staff. The most authoritative available is shown.
Miramont Pointe
AL
IL
MC
RC
Clackamas
186
Facility 186
OR AVG 67
Rank #2 / 350
Yes
15
Facility 15
OR AVG 56
Rank #424 / 462
Studio / 1 Bed / 2 Bed
24
Facility 24
OR AVG 22
Rank #182 / 375
B-6
37
Facility 37
OR AVG 31
Rank #200 / 283
6.2
Facility 6.2
OR AVG 4.4
Rank #201 / 283
Mp, LLCTrevor Taylor
Princeton Village Assisted Living
AL
Clackamas
68
Facility 68
OR AVG 67
Rank #148 / 350
Yes
74
Facility 74
OR AVG 56
Rank #127 / 462
Studio / 1 Bed
27
Facility 27
OR AVG 22
Rank #139 / 375
A+6
43
Facility 43
OR AVG 31
Rank #223 / 283
7.2
Facility 7.2
OR AVG 4.4
Rank #227 / 283
Welltower Tenant Group LLCAlex Vice
The Springs at Clackamas Woods
AL
IL
MC
Milwaukie (North Clackamas)
58
Facility 58
OR AVG 67
Rank #197 / 350
No
61
Facility 61
OR AVG 56
Rank #208 / 462
Studio / 1 Bed / 2 Bed
27
Facility 27
OR AVG 22
Rank #121 / 375
-3
12
Facility 12
OR AVG 31
Rank #44 / 283
4.0
Facility 4.0
OR AVG 4.4
Rank #114 / 283
Tsl Clack Ops, LLCCari Fernandez
Clackamas Heights Senior Living
AL
Milwaukie
40
Facility 40
OR AVG 67
Rank #265 / 350
No
25
Facility 25
OR AVG 56
Rank #400 / 462
-
31
Facility 31
OR AVG 22
Rank #71 / 375
-7
35
Facility 35
OR AVG 31
Rank #191 / 283
5.0
Facility 5.0
OR AVG 4.4
Rank #160 / 283
Clackamas Heights Senior LivingEmanuela Anca
Ivy Court Senior Living
AL
RESC
Milwaukie (Island Station)
16
Facility 16
OR AVG 67
Rank #329 / 350
No
52
Facility 52
OR AVG 56
Rank #271 / 462
Private / Shared Rooms
26
Facility 26
OR AVG 22
Rank #160 / 375
-4
4
Facility 4
OR AVG 31
Rank #15 / 283
1.0
Facility 1.0
OR AVG 4.4
Rank #11 / 283
Kelly Kare, IncKelly Chancellor

Financial Assistance for
Assisted Living in Oregon

The Springs at Clackamas Woods is located in Milwaukie, Oregon.
Here are the financial assistance programs available to residents in Oregon.

Get Financial aid guidance

Oregon Project Independence (OPI)

OPI

Age 60+
General Oregon resident, at risk of nursing home but not Medicaid-eligible.
Income Limits ~$2,000/month individual, varies
Asset Limits $5,000 individual
OR

Cost-sharing required; 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)

Oregon Medicaid Community-Based Care

OR Medicaid CBC

Age 65+ or disabled
General Oregon 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).
OR

High demand in urban areas (e.g., Portland).

Benefits
Personal care (5-7 hours/day) Respite (240 hours/year) Adult day care ($70/day) Home modifications ($1,500 avg.)

Program of All-Inclusive Care for the Elderly (PACE)

Oregon PACE (e.g., Providence ElderPlace)

Age 55+
General OR resident (specific counties), NFLOC, safe with PACE support.
Income Limits (2025) ~$2,829/month (Medicaid-eligible); private pay option available.
Asset Limits $2,000 (individual), $3,000 (couple) for Medicaid enrollees.
OR

Available in 11 counties (e.g., Multnomah, Washington); Providence ElderPlace dominant provider.

Benefits
Personal care (5-7 hours/day) Medical care Meals Transportation Respite Therapies

Medicare Savings Program (MSP)

Oregon Medicare Savings Program

Age 65+ or disabled
General OR 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).
OR

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)

Oregon Family Caregiver Support Program

Age
General Caregivers of 60+ needing care or 55+ caregivers of others; OR resident; functional needs (2+ ADLs).
Income Limits (2025) No strict cap; prioritizes low-income ~$24,980/year
Asset Limits Not assessed; need-based.
OR

15 regions; rural priority; includes grandparent caregivers.

Benefits
Respite (4-6 hours/week or 5 days/year) Adult day care ($60/day) Training Supplies (~$500/year)

VA Aid and Attendance (A&A) and Housebound Benefits

Oregon VA Aid and Attendance/Housebound

Age 65+ or disabled veteran/spouse
General OR 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
OR

High veteran demand; Oregon Veterans’ Homes option.

Benefits
Cash (~$1,433-$2,642/month veteran, ~$951-$1,318 spouse) for care costs (e.g., in-home, assisted living)

Senior Property Tax Deferral Program

Oregon Property Tax Deferral for Disabled and Senior Citizens

Age 62+
General OR resident, homeowner 5+ years, low-income.
Income Limits (2025) ~$58,000/year household, adjusted annually
Asset Limits Home value < county median; equity > 15%.
OR

Deferred taxes accrue 6% interest; repaid upon sale/death.

Benefits
Tax deferral (~$1,000-$3,000/year avg., varies by county)

Elderly Nutrition Program (ENP)

Oregon Elderly Nutrition Program

Age 60+
General OR resident (or spouse of any age); no income limit.
Income Limits (2025) None; donations encouraged.
Asset Limits Not assessed.
OR

Includes Meals on Wheels; prioritizes homebound/low-income.

Benefits
Home-delivered or congregate meals (~$5-$7/meal value, 5 meals/week avg.)

Frequently Asked Questions about The Springs at Clackamas Woods

What neighborhood is The Springs at Clackamas Woods in?

The Springs at Clackamas Woods is in the North Clackamas neighborhood of Milwaukie.

Who is the owner of The Springs at Clackamas Woods?

The Springs at Clackamas Woods is legally operated by TSL Clack Ops, LLC, and administered by Cari Fernandez.

Is The Springs at Clackamas Woods in a walkable area?

The Springs at Clackamas Woods has a walk score of 61. Moderately walkable. Some errands can be accomplished on foot, with a mix of nearby amenities.

How long has The Springs at Clackamas Woods been in business?

The Springs at Clackamas Woods has been operating for approximately 27 years, based on available licensing and registration records.

Are pets allowed at The Springs at Clackamas Woods?

No, The Springs at Clackamas Woods has a no-pet policy.

What is the best email address for The Springs at Clackamas Woods?

The team at The Springs at Clackamas Woods can be reached at cfernandez@thespringsliving.com.

Who is the administrator of The Springs at Clackamas Woods?

Cari Fernandez is the administrator of The Springs at Clackamas Woods.

Guides for Better Senior Living

Care Cost Calculator: See Prices in Your Area

Assisted Living Explorer

Don’t Wait Too Long: 7 Red Flag Signs Your Parent Needs Assisted Living Now

The True Cost of Assisted Living in 2025 – And How Families Are Paying For It

Understanding Senior Living Costs: Pricing Models, Discounts & Financial Assistance