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Arbor Terrace Exton
Exterior view of Arbor Terrace Exton facility with landscaped grounds Exterior view of Arbor Terrace Exton with parking area Bright interior view of a common area with a staircase Bright common area with seating and dining space Common area with seating and decorative shelves Bright interior of a cozy living area with kitchenette

Arbor Terrace Exton

100 Oaklands Blvd, Exton, PA 19341 View map Calculator: See prices in your area
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Overview of Arbor Terrace Exton

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An elegant and luxurious home steeped in excellence, Arbor Terrace at Exton has raised the standard of senior living. Their dedicated team of professional staff strives to provide care that is nothing short of extraordinary. The luxurious community practices a results-driven lifestyle that aims to provide quality service for its personal care and memory care seniors.

They offer an array of opportunities to be discovered–through its activities and programs, allowing for a mentally and physically stimulating environment for residents. Supportive living is given for individuals with specific care in terms of helping with daily living and dementia care– that is, assistance with bathing, grooming, dressing, medication management, and activities for physical and mental stimulation activities.

Facility Direct Line (484) 292-2910
Facility Direct Line (484) 292-2910
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Capacity and availability

Residents per day
84
Bed community size
99-bed community Rank #225 / 552Bed count — State benchmarkedThis home is ranked 225th out of 552 homes we track in Pennsylvania for bed count. Shows this facility's certified or reported bed count compared to other Pennsylvania 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 Pennsylvania 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.
A larger shared setting that may offer more common spaces and organized community services.
Years in operation
1 year in operation
A newer community that may feature more recent facilities and programs.
Walk Score
Walk Score: 34 / 100 Rank #425 / 657Walk Score — State benchmarkedThis home is ranked 425th out of 657 homes we track in Pennsylvania for walk score. Shows how walkable this facility's neighborhood is compared to the average walk score across Pennsylvania 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 Pennsylvania 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.
Somewhat walkable. A few nearby services may be reachable on foot, but most trips require transportation.

About this community

Occupancy

Occupancy rate
85%
Rank #105 / 494Occupancy rate — State benchmarkedThis home is ranked 105th out of 494 homes we track in Pennsylvania for occupancy. Shows this facility's occupancy rate versus the Pennsylvania average, with its Statewide rank out of 494. Higher occupancy signals strong local demand and financial stability.Communities with the same value for a metric share the same rank. Rankings cover every community we track in Pennsylvania 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.
Higher than the Pennsylvania average: 78.7%
Occupied beds
84 / 99
Average occupied beds in Pennsylvania homes 103 beds

License Details

Facility TypePersonal Care Homes
IssuanceJuly 27, 2025
CountyChester
License LevelFULL
License Number147930

Ownership & Operating Entity

Arbor Terrace Exton is legally operated by Csh Exton Lessee LLC.

Profit StatusFor-profit

Type Of Units

Alzheimer's
32 units
Total beds
99 units

Therapy & Rehabilitation

1 service
Respite Care

Additional Services

1 service
Personal Care

State Inspection Report (PA)

April 2, 2025
111 Total Daily Staff PA avg: 76.9 Rank #69 / 357 Total Daily Staff — State benchmarked This home is ranked 69th out of 357 homes we track in Pennsylvania for total daily staff. Shows this facility's total daily staff compared to the Pennsylvania average among 357 comparable communities in the ranking pool. Communities with the same value for a metric share the same rank. Rankings cover every community we track in Pennsylvania that reports data for that category. Communities without available data are excluded, so the pool size varies from metric to metric.
83 Waking Staff
0 Resident Support Staff
84 Residents Served
0 Current Residents

Secured Dementia Care Unit (PA)

Evergreen
32 Capacity
27 Residents Served

Resident Conditions (PA)

Age 60+ 84 (100%)
Mobility Need 27 (32%)
Physical Disability 3 (4%)
Intellectual Disability 1 (1%)

Amenities & Lifestyle

Dining
Concierge
Fitness Center
Wellness Center
Laundry
Housekeeping
Activities
Specific ProgramsBridges Neighborhood

Pricing & Financial Information

Starting Price$5,195 per month
Starting Price$6,700 per month
Starting Price$6,950 per month

Contact Arbor Terrace Exton

Inspection History

In Pennsylvania, the Department of Human Services (for assisted living facilities) and the Department of Health (for nursing homes) conduct unannounced inspections to verify adherence to state regulations.

Since 2021 · 5 years of data These figures come from state-published inspection data. 120 citations 7 complaints 24 inspections 3 waivers
Inspection Score Info A composite 0–100 score combining this facility's inspections, citations, complaints, and enforcement actions relative to the Pennsylvania state average. The score below shows how many points this facility sits above or below the typical Pennsylvania assisted living residence score (the benchmark); higher is better.This is a proprietary Assisted Living Magazine score.

21 points below the Pennsylvania average for assisted living residences (83/100)

Rank #445 / 468 in Pennsylvania Inspection Score — State benchmarked This home is ranked 445th out of 468 homes we track in Pennsylvania for inspection score. Shows this facility's inspection score compared to the Pennsylvania average among 468 comparable communities in the ranking pool. Communities with the same value for a metric share the same rank. Rankings cover every community we track in Pennsylvania that reports data for that category. Communities without available data are excluded, so the pool size varies from metric to metric. This is a proprietary Assisted Living Magazine score. Inspection score: 62 out of 100. Letter grade D-. 21 points below the Pennsylvania average for assisted living residences (83/100)

Waivers Info 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.
    3
    vs 0.9 avg
    ↑ 233% higher than PA avg
Data reflects the most recent 5 years (since 2021).

Inspection Scorecard Info 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 2021 vs. Pennsylvania state average
Overall vs. PA average 5 Worse Metrics worse than Pennsylvania average:
• Total citations (90% above)
• Inspections with citations (175% above)
• Inspection citation rate (26% above)
• Total complaints (75% above)
• Complaints per year (75% above) 1 Better Metrics better than Pennsylvania average:
• Citations per inspection (12% below)

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

This FacilityPA Averagevs. PA Avg
Total citations Info Formal regulatory issues recorded by inspectors across all inspection types. 12063 This facility has 90% more total citations than a typical Pennsylvania assisted living residence (120 vs. PA avg 63).↑ 90% worse Rank #417 / 478 Total citations — State benchmarked This home is ranked 417th out of 478 homes we track in Pennsylvania for total citations. Shows this facility's total citations compared to the Pennsylvania average among 478 comparable communities in the ranking pool. Communities with the same value for a metric share the same rank. Rankings cover every community we track in Pennsylvania that reports data for that category. Communities without available data are excluded, so the pool size varies from metric to metric.
Citations per inspection Info Average citations per inspection. 5.05.7 This facility has 12% fewer citations per inspection than a typical Pennsylvania assisted living residence (5 vs. PA avg 5.7).↓ 12% better Rank #312 / 478 Citations per inspection — State benchmarked This home is ranked 312th out of 478 homes we track 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. Communities with the same value for a metric share the same rank. Rankings cover every community we track in Pennsylvania that reports data for that category. Communities without available data are excluded, so the pool size varies from metric to metric.

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

This FacilityPA Averagevs. PA Avg
Total inspections Info Combined count of all inspections conducted at this facility. 2411 This facility has had 118% more total inspections than the Pennsylvania average (24 vs. PA avg 11). More inspections can mean more regulatory scrutiny rather than worse care.↑ 118% more
Inspections with citations Info Inspections that resulted in at least one regulatory citation. 228 This facility has 175% more inspections with citations than a typical Pennsylvania assisted living residence (22 vs. PA avg 8).↑ 175% worse
Inspection citation rate Info Percentage of inspections that resulted in at least one citation. 92%73% This facility has 19 percentage points higher inspection citation rate than a typical Pennsylvania assisted living residence (92% vs. PA avg 73%).↑ 19% worse Rank #446 / 478 Inspection citation rate — State benchmarked This home is ranked 446th out of 478 homes we track 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. Communities with the same value for a metric share the same rank. Rankings cover every community we track in Pennsylvania that reports data for that category. Communities without available data are excluded, so the pool size varies from metric to metric.

Complaints & Investigations Info Complaints are formal concerns filed by residents, families, or staff. Investigations are on-site follow-ups.

This FacilityPA Averagevs. PA Avg
Total complaints Info Formal expressions of concern made by residents, families, or staff. 74 This facility has 75% more total complaints than a typical Pennsylvania assisted living residence (7 vs. PA avg 4).↑ 75% worse Rank #403 / 478 Total complaints — State benchmarked This home is ranked 403rd out of 478 homes we track in Pennsylvania for complaint inspections. Shows this facility's complaint inspections compared to the Pennsylvania average among 478 comparable communities in the ranking pool. Communities with the same value for a metric share the same rank. Rankings cover every community we track in Pennsylvania that reports data for that category. Communities without available data are excluded, so the pool size varies from metric to metric.
Complaints per year Info Average complaints per year since 2021. 1.40.8 This facility has 75% more complaints per year than a typical Pennsylvania assisted living residence (1.4 vs. PA avg 0.8).↑ 75% worse
Show Inspection Reports

What does this home offer?

Pets allowed icon
Pets allowed icon

Pets Allowed

Housing options icon
Housing options icon

Housing Options: Studio / 1 Bed / 2 Bed

Building type icon
Building type icon

Building Type: 3-story

Transportation services icon
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Transportation Services

Fitness and recreation icon
Fitness and recreation icon

Fitness and Recreation

Managed by Sue Haines

Executive Director

35 years of experience

Sue Haines is the Executive Director at Arbor Terrace Exton, bringing 35 years of experience including 28 years in senior living. She has served as a Nursing Home Administrator and Personal Care Home Administrator, licensed in Pennsylvania and Delaware. Sue is passionate about working with seniors and enjoys gardening, repurposing antique furniture, and spending time with her family and pets.

Living Spaces & Floor Plans for Arbor Terrace Exton

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Places of interest near Arbor Terrace Exton

Address 2.2 miles from city center Info Estimated distance in miles from Exton's city center to Arbor Terrace Exton's address, calculated via Google Maps.

Calculate Travel Distance to Arbor Terrace Exton

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Address

Compare Memory Care 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.

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. SNF (Skilled Nursing Facility): Round-the-clock nursing care, often for recovery after surgery, injury, or illness. 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. HOS (Hospice Care): Comfort-focused care for those with a terminal illness, prioritizing quality of life over treatment. PC (Palliative Care): Comfort-focused care for serious illness at any stage, including alongside curative treatment.
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.
Name of the licensed owner, operator, or managing entity as filed with the state. Useful for grouping facilities under the same organization.
A composite 0–100 score combining this facility's inspections, citations, complaints, and enforcement actions relative to the Pennsylvania state average. See the benchmark below for the typical Pennsylvania score; higher is better. This is a proprietary Assisted Living Magazine score.
Count of regulatory inspections in the reporting window. Higher volume can reflect more oversight visits, complaint-driven surveys, or routine licensure cycles.
Number of inspections triggered by complaints or allegations. Useful for spotting facilities that receive frequent complaint-driven scrutiny.
Share of inspections that resulted in citations, expressed as a percentage of total inspections in the window.
Total count of citations (cited regulatory issues) recorded in the selected reporting period. Read alongside inspection counts for context.
The average number of citations this facility receives each time it's inspected, calculated as total citations ÷ total inspections. A lower number suggests more consistent compliance with safety and care standards.
Reported profit orientation for the operator or facility (e.g. for-profit vs nonprofit), as provided in state licensing or disclosure data.
Total daily staff count from Pennsylvania inspection/licensing data (headcount snapshot), when reported.
The total number of staff employed per resident. A number greater than or = to 1 is a positive care signal.
Reported or derived occupancy for the facility—typically how fully licensed capacity is utilized. Compare across peers in the same market.
Housing or bed configuration options (e.g. studio, shared), often from facility-reported amenities and licensing details.
Better Business Bureau grade for the operating company. Reflects complaint handling and business practices, not clinical care quality.
Eagleview Landing
MC
AL
Exton
121
Facility 121
PA AVG 94
Rank #121 / 552
Yes
30
Facility 30
PA AVG 47
Rank #467 / 657
Eagleview Landing LP
66
Facility 66
PA AVG 83
Rank #418 / 468
21
10
Facility 10
PA AVG 4
Rank #459 / 478
86%
Facility 86%
PA AVG 72.7%
Rank #410 / 478
350
Facility 350
PA AVG 63
Rank #472 / 478
16.7
Facility 16.7
PA AVG 5.7
Rank #467 / 478
For-Profit
97
Facility 97
PA AVG 76.9
Rank #106 / 357
1.39-Studio / 1 Bed / 2 Bed-
St. Martha Center for Rehabilitation & Healthcare
MC
HOS
NH
PC
SNF
Downingtown
120
Facility 120
PA AVG 94
Rank #126 / 552
No
34
Facility 34
PA AVG 47
Rank #425 / 657
---------- 90.7% --
Sunrise of Paoli
MC
AL
RC
Malvern (General Warren Village)
110
Facility 110
PA AVG 94
Rank #164 / 552
Yes
23
Facility 23
PA AVG 47
Rank #513 / 657
Welltower Opco Group LLC
77
Facility 77
PA AVG 83
Rank #320 / 468
14
7
Facility 7
PA AVG 4
Rank #403 / 478
71%
Facility 71%
PA AVG 72.7%
Rank #273 / 478
50
Facility 50
PA AVG 63
Rank #286 / 478
3.6
Facility 3.6
PA AVG 5.7
Rank #213 / 478
For-Profit-- 54.5% Studio / 1 Bed / 2 BedA+
Exton Senior Living
MC
AL
RC
Exton
100
Facility 100
PA AVG 94
Rank #202 / 552
Yes
42
Facility 42
PA AVG 47
Rank #366 / 657
Snh Penn Tenant LLC
71
Facility 71
PA AVG 83
Rank #380 / 468
14
7
Facility 7
PA AVG 4
Rank #403 / 478
86%
Facility 86%
PA AVG 72.7%
Rank #410 / 478
77
Facility 77
PA AVG 63
Rank #372 / 478
5.5
Facility 5.5
PA AVG 5.7
Rank #341 / 478
For-Profit
79
Facility 79
PA AVG 76.9
Rank #161 / 357
1.34 59.0% Studio / 1 Bed / Semi-Private Rooms-
Arbor Terrace Exton
MC
Exton
99
Facility 99
PA AVG 94
Rank #225 / 552
Yes
34
Facility 34
PA AVG 47
Rank #425 / 657
Csh Exton Lessee LLC
62
Facility 62
PA AVG 83
Rank #445 / 468
24
7
Facility 7
PA AVG 4
Rank #403 / 478
92%
Facility 92%
PA AVG 72.7%
Rank #446 / 478
120
Facility 120
PA AVG 63
Rank #417 / 478
5.0
Facility 5.0
PA AVG 5.7
Rank #312 / 478
For-Profit
111
Facility 111
PA AVG 76.9
Rank #69 / 357
1.32 84.8% Studio / 1 Bed / 2 Bed-
View all Nearby Homes

Financial Assistance for
Memory Care in Pennsylvania

Arbor Terrace Exton is located in Exton, Pennsylvania.
Here are the financial assistance programs available to residents in Pennsylvania.

Get Financial aid guidance

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).
PA

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
PA

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.
PA

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).
PA

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.
PA

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
PA

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.
PA

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.
PA

Vouchers (~$50/season) via 52 AAAs; serves ~200,000 annually.

Benefits
Vouchers (~$50/season) for fresh produce at approved markets

Frequently Asked Questions about Arbor Terrace Exton

Who is the owner of Arbor Terrace Exton?

Arbor Terrace Exton is legally operated by Csh Exton Lessee LLC.

Is Arbor Terrace Exton in a walkable area?

Arbor Terrace Exton has a walk score of 34. Somewhat walkable. A few nearby services may be reachable on foot, but most trips require transportation.

What is the license number of Arbor Terrace Exton?

According to PA state health department records, Arbor Terrace Exton's license number is 147930.

What is the occupancy rate at Arbor Terrace Exton?

Arbor Terrace Exton's occupancy is 85%.

How long has Arbor Terrace Exton been in business?

Arbor Terrace Exton has been operating for approximately 1 year, based on available licensing and registration records.

Are pets allowed at Arbor Terrace Exton?

Yes, Arbor Terrace Exton allows residents to bring their pets.

Does Arbor Terrace Exton operate as a for-profit or non-profit?

Arbor Terrace Exton is registered as a for-profit in PA.

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