The Springs at Happy Valley
Assisted Living, Independent Living & Memory Care · Happy Valley, OR

The Springs at Happy Valley

Assisted Living, Independent Living & Memory Care · Happy Valley, OR

Overview of 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.

By The Numbers

Community insights.

Bed count Info A smaller, more intimate setting that may offer a quieter environment and closer staff-resident interactions. 92 Rank #41 / 247Bed count — State benchmarkedThis assisted living community is ranked 41st out of 247 assisted living communities 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 compare like with like: every assisted living community we track in Oregon that reports data for that category. Assisted living 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 An established community with some operational experience and growing routines. This is the number of years in operation under current management. Rank #253 / 264Years in operation — State benchmarkedThis assisted living community is ranked 253rd out of 264 assisted living communities 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 compare like with like: every assisted living community we track in Oregon that reports data for that category. Assisted living 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.
3 years
Walk Score Info Car-dependent. A few nearby services may be reachable on foot, but most trips require transportation. Rank #203 / 297Walk Score — State benchmarkedThis assisted living community is ranked 203rd out of 297 assisted living communities 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 compare like with like: every assisted living community we track in Oregon that reports data for that category. Assisted living 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.
42 / 100

About this community

License Details

Facility TypeAssisted Living Facility
StatusActive
IssuanceJanuary 30, 2023
CountyClackamas

Ownership & Operating Entity

The Springs at Happy Valley is legally operated by Hsre-Springs VIII Trs, LLC, and administered by Timothy Watson.

Contact Information

Additional Policies & Features

Smoking not allowed

Contact The Springs at Happy Valley

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 1 Worse Metrics worse than Oregon average:
• Deficiencies per inspection (46% above)
1 Better Metrics better than Oregon average:
• Total deficiencies (56% 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. 1432 This facility has 56% fewer total deficiencies than a typical Oregon assisted living residence (14 vs. OR avg 32).↓ 56% better
Deficiencies per inspection Info Average deficiencies per inspection. 7.04.81 This facility has 46% more deficiencies per inspection than a typical Oregon assisted living residence (7 vs. OR avg 4.81).↑ 46% worse

Inspections 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. 27 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 icon
Pets allowed icon

Pets Allowed

Room sizes icon
Room sizes icon

Room Sizes: 299 / 571-908 / 980 / 989 / 1415 sq. ft

Housing options icon
Housing options icon

Housing Options: Studio / 1 Bed / 2 Bed

Building type icon
Building type icon

Building Type: Mid-rise

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 Happy Valley

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

Places of interest near The Springs at Happy Valley

Address 2.3 miles from city center Info 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

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Address

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, LLCTimothy 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, IncSylvie 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 LLCJewell 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.

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 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.

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