Smaller home · May offer a more intimate, personalized care environment.
The Springs at Happy Valley
Overlooking the tranquil area in Clackamas County, Happy Valley, OR, The Springs at Happy Valley is a vibrant senior living community that offers independent living, assisted living, and memory care. Residents can comfortably retire in bright and accommodating apartments that come in variations of one-, two-, and three-bedroom apartments. Every day is an opportunity to relax with home maintenance handled and an array of interesting activities and amenities offered.
At The Springs at Happy Valley, residents live a full and happy life built around their interests and hobbies with an array of enriching activities. Residents also enjoy access to a broad range of amenities, including a heated indoor pool & spa, a wellness center with a full-service salon & day spa, and a fully equipped fitness center for group workout classes or personal training. Designed to delight and inspire, The Springs at Happy Valley offers an environment that encourages residents to live vibrant and fulfilling lives.
Community insights.
About this community
The Springs at Happy Valley is legally operated by Hsre-Springs VIII Trs, LLC, and administered by Timothy Watson.
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
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.
• Deficiencies per inspection (46% above) 1 Better Metrics better than Oregon average:
• Total deficiencies (56% below)
Deficiencies
| This Facility | OR Average | vs. OR Avg |
|---|---|---|---|
|
Total deficiencies
| 14 | 32 | This facility has 56% fewer total deficiencies than a typical Oregon assisted living residence (14 vs. OR avg 32).↓ 56% better |
|
Deficiencies per inspection
| 7.0 | 4.81 | This facility has 46% more deficiencies per inspection than a typical Oregon assisted living residence (7 vs. OR avg 4.81).↑ 46% worse |
Inspections
| This Facility | OR Average | vs. OR Avg |
|---|---|---|---|
|
Total inspections
| 2 | 7 | This facility has had 71% fewer total inspections than the Oregon average (2 vs. OR avg 7). More inspections can mean more regulatory scrutiny rather than worse care.↓ 71% fewer |
What does this home offer?
Pets Allowed
Room Sizes: 299 / 571-908 / 980 / 989 / 1415 sq. ft
Housing Options: Studio / 1 Bed / 2 Bed
Building Type: Mid-rise
Transportation Services
Fitness and Recreation
Living Spaces & Floor Plans for The Springs at Happy Valley
Places of interest near The Springs at Happy Valley
2.3 miles from city center
Estimated distance in miles from Happy Valley's city center to The Springs at Happy Valley's address, calculated via Google Maps.
Calculate Travel Distance to The Springs at Happy Valley
Add your location
Compare Assisted Living around Happy Valley
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-ranked to lowest-ranked based on our 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.
NH (Nursing Home):
24/7 skilled nursing care for residents with complex, ongoing medical needs.
MC (Memory Care):
Secured, specialized care for people living with Alzheimer's or dementia.
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.
| |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| The Springs at Happy Valley | AL IL MC | Happy Valley (Rock Creek) | 92
Facility
92
OR AVG
62
Rank
#41 / 247 | Yes |
42
Facility
42
OR AVG
54
Rank
#203 / 297 | Studio / 1 Bed / 2 Bed | 3
Facility
3
OR AVG
23
Rank
#253 / 264 | - | 2 | 14
Facility
14
OR AVG
31
Rank
#55 / 247 | 7.0
Facility
7.0
OR AVG
4.4
Rank
#192 / 247 | Hsre-Springs Viii Trs, LLC | Timothy Watson |
| The Forum at Town Center | AL IL NH | Happy Valley | 87
Facility
87
OR AVG
62
Rank
#48 / 247 | Yes |
72
Facility
72
OR AVG
54
Rank
#79 / 297 | Studio / 1 Bed / 2 Bed | 37
Facility
37
OR AVG
23
Rank
#21 / 264 | - | 4 | 15
Facility
15
OR AVG
31
Rank
#62 / 247 | 3.8
Facility
3.8
OR AVG
4.4
Rank
#93 / 247 | Snh Al Trs, Inc | Sylvie Zotoff |
| Monterey Court Memory Care | AL MC | Happy Valley | 48
Facility
48
OR AVG
62
Rank
#152 / 247 | No |
68
Facility
68
OR AVG
54
Rank
#98 / 297 | Semi-Private Studio | 27
Facility
27
OR AVG
23
Rank
#95 / 264 | A+ | 5 | 43
Facility
43
OR AVG
31
Rank
#195 / 247 | 8.6
Facility
8.6
OR AVG
4.4
Rank
#225 / 247 | Well Frontier Tenant LLC | Jewell White |
| MorningStar Assisted Living & Memory Care of Happy Valley | AL MC | Happy Valley (Rock Creek) | - | Yes |
81
Facility
81
OR AVG
54
Rank
#40 / 297 | Suite | - | - | - | - | - | - | - |
Rank badges are statewide and care-type specific: each assisted living community is ranked against every other OR assisted living community we track that reports that metric, not just the 4 on this page. See how we rank facilities
Financial Assistance for
Assisted Living in Oregon
The Springs at Happy Valley is located in Happy Valley, Oregon.
Here are the financial assistance programs available to residents in Oregon.
Frequently Asked Questions about The Springs at Happy Valley
What neighborhood is The Springs at Happy Valley in?
The Springs at Happy Valley is in the Rock Creek neighborhood of Happy Valley.
Who is the owner of The Springs at Happy Valley?
The Springs at Happy Valley is legally operated by Hsre-Springs VIII Trs, LLC, and administered by Timothy Watson.
Is The Springs at Happy Valley in a walkable area?
The Springs at Happy Valley has a walk score of 42. Car-dependent. A few nearby services may be reachable on foot, but most trips require transportation.
How long has The Springs at Happy Valley been in business?
The Springs at Happy Valley has been operating for approximately 3 years, based on available licensing and registration records.
Are pets allowed at The Springs at Happy Valley?
Yes, The Springs at Happy Valley allows residents to bring their pets.
What is the best email address for The Springs at Happy Valley?
The team at The Springs at Happy Valley can be reached at twatson@thespringsliving.com.
Who is the administrator of The Springs at Happy Valley?
Timothy Watson is the administrator of The Springs at Happy Valley.
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




