
Compare Assisted Living around Exton
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.
| Sunrise of Paoli | AL MC RC | Malvern (General Warren Village) | 110
Facility
110
PA AVG
94
Rank
#164 / 553 | Yes |
23
Facility
23
PA AVG
46
Rank
#513 / 667 | Welltower Opco Group LLC | 77
Facility
77
PA AVG
83
Rank
#315 / 460 | 14 | 7
Facility
7
PA AVG
4
Rank
#401 / 478 | 71.4%
Facility
71.4%
PA AVG
72.7%
Rank
#286 / 478 | 50
Facility
50
PA AVG
63
Rank
#291 / 478 | 3.6
Facility
3.6
PA AVG
5.7
Rank
#221 / 478 | Profit | - | - | 54.5% | Studio / 1 Bed / 2 Bed |
| Exton Senior Living | AL MC RC | Exton | 100
Facility
100
PA AVG
94
Rank
#202 / 553 | Yes |
42
Facility
42
PA AVG
46
Rank
#366 / 667 | Snh Penn Tenant LLC | 71
Facility
71
PA AVG
83
Rank
#372 / 460 | 14 | 7
Facility
7
PA AVG
4
Rank
#401 / 478 | 85.7%
Facility
85.7%
PA AVG
72.7%
Rank
#417 / 478 | 77
Facility
77
PA AVG
63
Rank
#372 / 478 | 5.5
Facility
5.5
PA AVG
5.7
Rank
#345 / 478 | Profit | 79
Facility
79
PA AVG
76.9
Rank
#161 / 356 | 1.34 | 59.0% | Studio / 1 Bed / Semi-Private Rooms |
| Eagleview Landing | AL MC | Exton | 121
Facility
121
PA AVG
94
Rank
#121 / 553 | Yes |
30
Facility
30
PA AVG
46
Rank
#467 / 667 | Eagleview Landing LP | 66
Facility
66
PA AVG
83
Rank
#410 / 460 | 21 | 10
Facility
10
PA AVG
4
Rank
#455 / 478 | 85.7%
Facility
85.7%
PA AVG
72.7%
Rank
#417 / 478 | 350
Facility
350
PA AVG
63
Rank
#472 / 478 | 16.7
Facility
16.7
PA AVG
5.7
Rank
#467 / 478 | Profit | 97
Facility
97
PA AVG
76.9
Rank
#106 / 356 | 1.39 | - | Studio / 1 Bed / 2 Bed |
| Morningside House of Exton | AL HOS MC RC | Exton (Sunrise Boulevard) | 106
Facility
106
PA AVG
94
Rank
#181 / 553 | Yes |
41
Facility
41
PA AVG
46
Rank
#375 / 667 | Al One Pa Investments Opco LLC | 70
Facility
70
PA AVG
83
Rank
#377 / 460 | 17 | 8
Facility
8
PA AVG
4
Rank
#426 / 478 | 88.2%
Facility
88.2%
PA AVG
72.7%
Rank
#440 / 478 | 85
Facility
85
PA AVG
63
Rank
#385 / 478 | 5.0
Facility
5.0
PA AVG
5.7
Rank
#317 / 478 | Profit | - | - | 39.6% | - |
| Sunrise of Exton | AL MC RC | Exton (Sunrise Boulevard) | 106
Facility
106
PA AVG
94
Rank
#181 / 553 | Yes |
47
Facility
47
PA AVG
46
Rank
#319 / 667 | Al One Pa Investments Opco LLC | 70
Facility
70
PA AVG
83
Rank
#377 / 460 | 17 | 8
Facility
8
PA AVG
4
Rank
#426 / 478 | 88.2%
Facility
88.2%
PA AVG
72.7%
Rank
#440 / 478 | 85
Facility
85
PA AVG
63
Rank
#385 / 478 | 5.0
Facility
5.0
PA AVG
5.7
Rank
#317 / 478 | Profit | - | - | - | - |
| Eagleview Landing | AL MC | Exton | 121
Facility
121
PA AVG
94
Rank
#121 / 553 | Yes |
31
Facility
31
PA AVG
46
Rank
#456 / 667 | Eagleview Landing LP | 66
Facility
66
PA AVG
83
Rank
#410 / 460 | 21 | 10
Facility
10
PA AVG
4
Rank
#455 / 478 | 85.7%
Facility
85.7%
PA AVG
72.7%
Rank
#417 / 478 | 350
Facility
350
PA AVG
63
Rank
#472 / 478 | 16.7
Facility
16.7
PA AVG
5.7
Rank
#467 / 478 | Profit | 97
Facility
97
PA AVG
76.9
Rank
#106 / 356 | 1.39 | 57.9% | Studio / 1 Bed / 2 Bed |
Sunrise of Paoli is a senior living community located in the heart of Willistown Township, Pennsylvania, surrounded by nature and helping residents enjoy the local area as well as a robust slate of programs and social events. The community offers room rates starting at $2,827 per month and provides personalized care from a compassionate team in an intimate and warm setting. Residents find serenity in the community courtyard and walking paths, which are surrounded by wooded grounds, and are encouraged to do what they love, whether it’s joining a weekly lunch outing, taking a trip to Valley Forge Casino, or cuddling with the rescue dog, Oreo. Sunrise of Paoli’s most popular activity is SingFit, a stimulating program that incorporates singing and movement for an engaging mind and body workout, and the community offers a Terrace Club neighborhood for residents living with the early stages of memory loss, as well as a Reminiscence Neighborhood for those experiencing more advanced memory loss.
Sunrise of Paoli works closely with residents and families to create personalized plans that meet their needs, wants, and preferences, while offering a wide variety of activities tailored to residents’ interests, such as music, bowling club, volleyball, trivia, and socials. The in-house chef serves up fresh, seasonal meals tailored to residents’ tastes and preferences, and the Reminiscence and Terrace Club neighborhoods provide specialized support for residents navigating life with memory loss at any stage. Nestled in Malvern, PA, a residential neighborhood in Chester County, PA, situated on wooded grounds, Sunrise of Paoli is located in the heart of Willistown Township, just minutes from Route 202 and near various attractions for convenient outings. The community is across the street from Main Line Health: Paoli Hospital and close to several medical facilities and specialists, ensuring comprehensive care for its residents.
Exton Senior Living is a trusted haven set amidst Exton, Pennsylvania. This residence extends a dependable hand, providing an array of services including memory care, personal care, and respite care. The ambiance of the home speaks of well-appointed spaces, curated to offer not just comfort but also a tranquil refuge for individuals requiring support, particularly those with memory impairments.
Here, residents are treated to restaurant-style dining that stands as a testament to culinary excellence. The presence of a library and the convenience of community transportation add to the overall appeal. Amidst the charming interiors, the home’s commitment to quality is evident in every detail, offering a dining experience that mirrors a fine restaurant. Beyond the indoors, residents can explore lush outdoor spaces and walking paths, further elevating the sense of family-like comfort.
Eagleview Landing, by Merrill Gardens, prioritizes seniors’ needs in their golden years through a range of services, including personal and memory care services. The luxury senior living home in Exton is committed to fostering meaningful connections and creating a vibrant culture within the home. Residents can also benefit from specialized assisted living for dementia patients, ensuring their unique needs are met with compassion and expertise.
Located amongst breathtaking scenery, the community boasts an array of amenities such as a game room, a library, and an inviting living room. The beautifully designed outdoor spaces, salon services, and garage parking enhance the luxurious living experience. Moreover, the community offers many enriching activities catering to the residents’ diverse interests.
Operated by AL One PA Investments, Morningside House of Exton is a 106-bed assisted living community located on Sunrise Boulevard in Exton, Pennsylvania. The three-story community currently has 42 residents, reflecting a 40 percent occupancy rate. In addition to assisted living, it offers rehabilitation services, respite care, hospice coordination, nursing services, and 24-hour staffing to support older adults with both short-term and long-term care needs.
Furthermore, chef-prepared meals are served daily in a welcoming dining setting that encourages both nutrition and social interaction. Residents also have access to a fitness center, wellness programs, outdoor spaces, a library, a salon, Wi-Fi, emergency response systems, scheduled transportation, housekeeping, laundry services, and regular social activities that promote engagement and connection.
The surrounding neighborhood is somewhat walkable, allowing access to some nearby services on foot, while most errands and appointments are more conveniently reached with a short drive. This location provides residents with reasonable access to local shopping, dining, and other essential amenities.
Operated by Al One Pa Investments Opco LLC, Sunrise of Exton is an assisted living community in the Sunrise Boulevard neighborhood of Exton, Pennsylvania. The community offers assisted living, memory care, and respite care. Residents can stay in one community if their care needs change over time.
The three-story community has 106 beds, giving it a moderate size compared with larger mid-rise and campus-style communities in the area. Residents receive weekly housekeeping and laundry services and daily meals. They can also join in regular outings and activities. Transportation services, along with fitness and recreation programs, help residents stay active and travel to appointments or errands without relying entirely on family members for rides.
Sunrise of Exton welcomes pets, allowing residents to keep a companion animal after they move in. The area has a Walk Score of 47 out of 100, which is considered somewhat walkable. A few nearby errands may be completed on foot, but most trips require a car or the community’s transportation service. That balance between on-site transportation and a largely car-dependent area is worth considering when planning daily routines and family visits.
Eagleview Landing is a 121-bed assisted living community located on Stockton Drive in Exton, Pennsylvania. Operated by Eagleview Landing LP, the mid-rise community accommodates 70 residents, reflecting a 58% occupancy rate, and offers studio, one-bedroom, and two-bedroom apartments with pricing starting at $3,950 per month to suit a variety of living preferences.
Additionally, licensed nursing services and 24-hour staffing provide ongoing support for older adults, while enhanced personal care, hospice coordination, and life enrichment programs address changing care needs. Residents can also participate in outings to local restaurants and shopping destinations, encouraging social engagement beyond the community.
Three nutritious meals are served daily with consideration for individual preferences. Furthermore, residents have access to transportation services, complimentary Wi-Fi, an on-site salon and barber shop, and a pet-friendly environment that welcomes animal companions.
The surrounding neighborhood is somewhat walkable, allowing access to a few nearby services on foot, while most errands and appointments are more easily reached by car.
Ranking Methodology
How we rank these assisted living communities
Every community above is evaluated across six weighted categories using public data including state inspection records, review platforms, BBB profiles, and operator-published materials.
Weighting overview
- 35%Resident Experience
- 25%Regulatory
- 15%Visual Media
- 10%Website
- 10%Stability
- 5%Environment
01
Resident & Family Experience 35%
The single largest share of every ranking. Aggregated review sentiment and volume from major platforms — the closest signal to real resident experience.
- Includes
- Review Sentiment
- Review Volume
02
Regulatory & Safety Record 25%
State inspection records, citations, and complaint visits. We weight per-inspection rates more heavily than raw counts.
- Includes
- State Inspections
- Citations/Inspection
- % Inspections w/ Citations
- Complaint Visits
- Accreditations
- BBB Rating
03
Visual Media & Transparency 15%
Communities that publish high-quality visuals give families a real preview. No photos or tours = a negative transparency signal.
- Includes
- Video Tours
- Virtual Walkthroughs
- Photo Quantity
- Photo Quality
04
Website & Operator Transparency 10%
Site quality and whether the operator publishes basic accountability information — staff names, contact details, ownership.
- Includes
- Website Content
- Mobile Usability
- Staff Info Available
- Owner Info Available
05
Community Stability 10%
Operational signals indicating whether a community is well-run and meeting demand.
- Includes
- Occupancy Rate
- Bed Options
06
Environment & Pricing 5%
Walkability and pricing transparency. Walk Score is weighted higher for Independent Living than for Memory Care, where most residents do not leave unaccompanied.
- Includes
- Walk Score
- Pricing Transparency
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Frequently Asked Questions about Assisted Living in Exton, PA
What is the average cost of assisted living in Exton, PA?
The average monthly cost of assisted living in Exton, PA is approximately $4,800. Actual rates vary by community, level of care, and floorplan.
What is the price range for assisted living in Exton, PA?
Assisted living in Exton, PA typically ranges from $4,300–$6,900 per month, depending on the community, room type, and care needs.
What is the typical staff-to-resident ratio at assisted living facilities in Exton, PA?
Assisted living facilities in Exton, PA typically operate with a staff-to-resident ratio in the range of 1:6 to 1:12.
What's the difference between assisted living and memory care in Pennsylvania?
Assisted living in Pennsylvania supports residents with daily activities (bathing, dressing, medication management) while preserving independence. Memory care is a specialized form of assisted living for residents living with Alzheimer's or dementia, and adds 24/7 secured environments, dementia-trained staff, and structured routines designed to reduce confusion and wandering.
What's the difference between assisted living and a nursing home in Pennsylvania?
Assisted living in Pennsylvania is a residential model focused on housing, hospitality, and help with daily activities. Nursing homes (skilled nursing facilities) provide 24/7 medical care from licensed nurses for residents with significant health needs, and are regulated more strictly under both state and federal CMS rules.
Does Pennsylvania Medicaid cover assisted living?
Pennsylvania Medicaid does not directly pay room-and-board for assisted living, but most states (including Pennsylvania) offer Home and Community-Based Services (HCBS) waivers that can offset the cost of care services delivered inside a licensed community. Eligibility, waitlists, and covered services vary — check directly with the state Medicaid agency.
What is assisted living?
Assisted living combines private or semi-private apartments with help on activities of daily living (meals, bathing, dressing, medication management) and a social calendar — for residents who need some support but do not need 24/7 medical care.









