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Memory Care Home

Arbor Terrace Exton

Memory Care Home

Arbor Terrace Exton

100 Oaklands Blvd, Exton, PA 19341 View map
Overview of Arbor Terrace Exton

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.

(484) 292-2910

Managed by Sue Haines

Executive Director

28 years in senior living

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.

Staffing hours breakdown

Info Hours of care per resident per day, broken down by staff type. Data from CMS Medicare.
Staff type Facility State avg National avg
Registered Nurse (RN) Info Registered nurse hours per resident per day. 1h 4m per day 41m per day 41m per day
Nurse Aide Info Nurse aide hours per resident per day. 2h 41m per day 2h 14m per day 2h 21m per day
Total Nursing (Weekend) Info Total number of nurse staff hours per resident per day on weekends. 3h 53m per day 3h 27m per day 3h 26m per day
Physical Therapist Info Physical therapist staff hours per resident per day. 2m per day 6m per day 4m per day
RN (Weekend) Info Registered nurse hours per resident per day on weekends. 51m per day 29m per day 29m per day

Capacity and availability

Smaller home

May offer a more intimate, personalized care environment.

Total beds 99

This home usually has availability

Lower occupancy suggests more openings may be available.

Lower demand than the Pennsylvania average
Occupancy rate 84.8%
Residents per day 84
Occupancy rate
84.8%
Residents per day
84
Bed community size
99-bed community
A larger shared setting that may offer more common spaces and organized community services.
Walk Score
Walk Score: 34 / 100
Somewhat walkable. A few nearby services may be reachable on foot, but most trips require transportation.

About this community

Occupancy

Occupancy rate
85%
In line with Pennsylvania average
Occupied beds
84 / 99
Average residents 103 per day

License details

Facility type
Personal Care Homes
Status Licensed
Issuance July 27, 2025
Expiration July 27, 2026
County: CHESTER

Additional licensing details

License number: 147930

Ownership & operating entity

Arbor Terrace Exton is legally operated by CSH EXTON LESSEE LLC.

Profit status: PROFIT

Safety & Compliance

Care Services

Respite Care
Memory Care
Independent Living

All Levels of Care

Independent Living
Personal Care
Memory Care

State Inspection Report (April 2, 2025)

111 Total Daily Staff
83 Waking Staff
0 Resident Support Staff
84 Residents Served

Secured Dementia Care Unit — Evergreen

32 Capacity
27 Residents Served

Resident Conditions

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

Additional Policies & Features

Amenities & Lifestyle

Dining Options
Concierge Services
Exercise and Wellness Programs
Personal Linen and Laundry Services
Housekeeping Services
Full Range of Activities for Engaging Residents

Programs & Activities

Specific Programs
Bridges Neighborhood, Memory Care

Pricing & Financial Information

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

What does this home offer?

Pets allowed icon
Pets allowed icon

Pets Allowed: Yes, 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
Transportation services icon

Transportation Services

Fitness and recreation icon
Fitness and recreation icon

Fitness and Recreation

Types of Care at Arbor Terrace Exton

Assisted Living Memory Care
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.

24 visits/inspections

7 visits/inspections triggered by complaints

Results

22 with citations

2 without citations

Pennsylvania average: 4 complaint visits

Pennsylvania average: 8 inspections with citations

7 complaints

Formal expressions of dissatisfaction or concern made by residents, or their families regarding various aspects of the care, services, and environment provided.

Pennsylvania average: 4 complaints

Latest inspection

Date:April 2, 2025
Type:Renewal

120 total citations

Citations indicate regulatory violations. A higher number implies the facility had several areas requiring improvement.

Pennsylvania average: 66 citations

134 deficiencies

Deficiencies indicate regulatory issues. A higher number implies the facility had several areas requiring improvement.

1 enforcement action

Penalties or interventions imposed by state regulators when facilities do not comply with quality, safety or regulatory standards.

Waivers: 3

Compare Memory Care around Exton The information below is reported by the Pennsylvania Department of Human Services and Department of Health.

Eagleview Landing
AL

Assisted Living A licensed, long-term care setting for seniors or individuals with disabilities who need help with daily activities — like bathing, dressing, and medication management — but not 24-hour skilled nursing. Offers housing, meals, and around-the-clock support while aiming to maximize resident independence.

MC

Memory Care Secured, specialized care for people living with Alzheimer's or dementia. Staff trained in cognitive impairment, with higher staff-to-resident ratios and an environment designed to reduce confusion and wandering risk.

Exton
121
Yes
-
30
Studio / 1 Bed / 2 Bed
Sunrise of Paoli
AL

Assisted Living A licensed, long-term care setting for seniors or individuals with disabilities who need help with daily activities — like bathing, dressing, and medication management — but not 24-hour skilled nursing. Offers housing, meals, and around-the-clock support while aiming to maximize resident independence.

MC

Memory Care Secured, specialized care for people living with Alzheimer's or dementia. Staff trained in cognitive impairment, with higher staff-to-resident ratios and an environment designed to reduce confusion and wandering risk.

Malvern
110
Yes
A+
23
Studio / 1 Bed / 2 Bed
Sunrise of Exton
AL

Assisted Living A licensed, long-term care setting for seniors or individuals with disabilities who need help with daily activities — like bathing, dressing, and medication management — but not 24-hour skilled nursing. Offers housing, meals, and around-the-clock support while aiming to maximize resident independence.

MC

Memory Care Secured, specialized care for people living with Alzheimer's or dementia. Staff trained in cognitive impairment, with higher staff-to-resident ratios and an environment designed to reduce confusion and wandering risk.

Exton
106
Yes
-
47
Studio / 1 Bed / 2 Bed
Arbor Terrace Exton
AL

Assisted Living A licensed, long-term care setting for seniors or individuals with disabilities who need help with daily activities — like bathing, dressing, and medication management — but not 24-hour skilled nursing. Offers housing, meals, and around-the-clock support while aiming to maximize resident independence.

MC

Memory Care Secured, specialized care for people living with Alzheimer's or dementia. Staff trained in cognitive impairment, with higher staff-to-resident ratios and an environment designed to reduce confusion and wandering risk.

Exton
99
Yes
-
34
Studio / 1 Bed / 2 Bed
Visiting Angels – Exton
AL

Assisted Living A licensed, long-term care setting for seniors or individuals with disabilities who need help with daily activities — like bathing, dressing, and medication management — but not 24-hour skilled nursing. Offers housing, meals, and around-the-clock support while aiming to maximize resident independence.

MC

Memory Care Secured, specialized care for people living with Alzheimer's or dementia. Staff trained in cognitive impairment, with higher staff-to-resident ratios and an environment designed to reduce confusion and wandering risk.

Exton
-
Yes
-
52
Studio / 1 Bed / 2 Bed

Living Spaces & Floor Plans

Arbor Terrace Exton P2
Arbor Terrace Exton P3
Arbor Terrace Exton P1

Places of interest near Arbor Terrace Exton

Address 2.2 miles from city center — 6.78 miles to nearest hospital (Bryn Mawr Rehab Hospital)

Address 100 Oaklands Blvd, Exton, PA 19341

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Quality of care over time

These measures show how residents usually do over time at this home, based on health outcomes and preventive care.

Long-stay resident measures
Significantly below average Info CMS star rating based on long-stay quality measure performance. 5 stars = significantly above average, 1 star = significantly below average.
Hospitalizations per 1,000 days Info Number of hospitalizations per 1,000 long-stay resident days. 2.35
13% worse than Pennsylvania average

Pennsylvania average: 2.08

ED visits per 1,000 days Info Number of outpatient emergency department visits per 1,000 long-stay resident days. 1.62
45% worse than Pennsylvania average

Pennsylvania average: 1.12

Short-stay resident measures
Significantly above average Info CMS star rating based on short-stay quality measure performance. 5 stars = much above average, 1 star = much below average.
Re-hospitalized after SNF stay Info Percentage of short-stay residents who were re-hospitalized after their nursing home admission. 23.4%
8% better than Pennsylvania average

Pennsylvania average: 25.4%

Emergency department visits Info Percentage of short-stay residents who had an outpatient emergency department visit. 5.8%
29% better than Pennsylvania average

Pennsylvania average: 8.2%

Falls with major injury Info Percentage of SNF residents who experience falls with major injury during their stay. 1.2%
60% worse than Pennsylvania average

Pennsylvania average: 0.8%

Ability to care for self at discharge Info Percentage of residents at or above expected ability to care for themselves at discharge. 73.9%
38% better than Pennsylvania average

Pennsylvania average: 53.7%

Successful return to home or community Info Rate of successful return to home or community from a skilled nursing facility. 61.6%
22% better than Pennsylvania average

Pennsylvania average: 50.6%

Guides for Better Senior Living

Care Cost Calculator: See Prices in Your Area

Nursing Home Data 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

Financial Aid for Pennsylvania Seniors

Get financial aid guidance

Community HealthChoices (CHC)

PA Medicaid CHC

Age 65+ or disabled, Pennsylvania resident, Medicaid-eligible, nursing home-level care need.

~$2,829/month (300% FBR, individual).

$2,000 (individual), $3,000 (couple) (excludes home, car).

Managed care model; high urban demand (e.g., Philadelphia, Pittsburgh).

Pennsylvania OPTIONS Program

PA OPTIONS

Age 60+, Pennsylvania resident, at risk of nursing home placement.

~$2,000/month (individual, varies by region).

$8,000 (individual).

Cost-sharing required above certain income; rural/urban balance.

Living Independence for the Elderly (LIFE)

Pennsylvania LIFE (PACE)

Age 55+, PA resident (specific counties), NFLOC, safe with LIFE support.

~$2,829/month (Medicaid-eligible); private pay option available.

$2,000 (individual), $3,000 (couple) for Medicaid enrollees.

16 providers in 25 counties (e.g., Allegheny, Luzerne); LIFE branding unique to PA.

Medicare Savings Program (MSP)

Pennsylvania Medicare Savings Program

Age 65+ or disabled, PA resident, Medicare Part A/B.

~$2,510/month (QMB), ~$3,380/month (SLMB), ~$3,598/month (QI)—individual.

$9,430 (individual), $14,130 (couple).

Three tiers; includes Extra Help for Part D; no waitlist.

Low-Income Home Energy Assistance Program (LIHEAP)

Pennsylvania LIHEAP

Age 60+ prioritized, PA resident, low-income household.

~$3,970/month (individual, 185% FPL).

Not assessed; income-focused.

Cash grants and crisis aid; serves ~600,000 households annually.

Family Caregiver Support Program (FCSP)

Pennsylvania Family Caregiver Support Program

Caregivers of 60+ needing care or 55+ caregivers of others; PA resident; functional needs (2+ ADLs).

No strict cap; reimbursements up to $600/month if care recipient income < ~$2,322/month (185% FPL).

Not assessed; need-based.

High demand; includes grandparent caregivers.

Senior Community Service Employment Program (SCSEP)

Pennsylvania SCSEP

Age 55+, unemployed, low-income, PA resident.

~$1,983/month (125% FPL).

Not specified; income-focused.

Priority for veterans, rural residents; AARP partnership.

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

Pennsylvania VA Aid and Attendance/Housebound

Age 65+ or disabled veteran/spouse, PA resident, wartime service, need for ADL help (A&A) or homebound.

Net income < ~$1,984/month (veteran with dependent, A&A); pension offsets income.

~$155,356 (net worth limit).

High veteran population; supports rural/urban care needs.

Property Tax/Rent Rebate Program (PTRR)

Pennsylvania Property Tax/Rent Rebate Program

Age 65+, PA resident, homeowner/renter (or widow/er 50+, disabled 18+).

~$45,000/year (individual or couple, excludes half of Social Security).

Not assessed; income-focused.

Rebates up to $1,000; ~600,000 eligible annually.

Senior Farmers’ Market Nutrition Program (SFMNP)

Pennsylvania SFMNP

Age 60+, PA resident, low-income.

~$2,322/month (individual, 185% FPL).

Not assessed.

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

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