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Eagleview Landing is the newest senior living community in Exton, Pennsylvania, offering personal care and memory care services in the heart of the vibrant Eagleview neighborhood. The community is managed by Merrill Gardens Senior Living, ensuring unmatched quality of care and a luxurious lifestyle for its residents. Eagleview Landing is designed to provide the ultimate in comfort and luxury, with a full-service restaurant, a wide range of activities, and amenities commonly found in a five-star resort. The community’s dining options feature fresh ingredients, seasonal menus, and personalized service, catering to residents’ tastes and dietary needs.
Residents can enjoy a variety of activities, from events and clubs to educational seminars and outings, all within the lively Eagleview neighborhood, which offers shops, restaurants, and seasonal events. Eagleview Landing also provides on-site amenities, including a movie theater, art studio, concierge services, and a wellness center, allowing residents to live a fulfilling and enriching lifestyle. For those in need of personal care or memory care services, Eagleview Landing offers personalized support, with a highly trained and compassionate staff dedicated to treating each resident like family. The community’s convenient location, exceptional care, and luxurious amenities make it an ideal choice for seniors seeking a comfortable and vibrant retirement experience.
Lower than the Pennsylvania average: 78.7%Eagleview Landing is legally operated by Eagleview Landing Lp.
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.
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.
17 points below the Pennsylvania average for assisted living residences (83/100)
Rank #410 / 460 in Pennsylvania Inspection Score — State benchmarked This home is ranked 410th out of 460 homes in Pennsylvania. Shows this facility's inspection score compared to the Pennsylvania average among 460 comparable communities in the ranking pool. Inspection score: 66 out of 100. Letter grade D. 17 points below the Pennsylvania average for assisted living residences (83/100)
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 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.
Citations
| This Facility | PA Average | vs. PA Avg |
|---|---|---|---|
|
Total citations
Formal regulatory issues recorded by inspectors across all inspection types.
| 350 | 63 | This facility has 456% more total citations than a typical Pennsylvania assisted living residence (350 vs. PA avg 63).↑ 456% worse Rank #476 / 482 Total citations — State benchmarked This home is ranked 476th out of 482 homes in Pennsylvania. Shows this facility's total citations compared to the Pennsylvania average among 482 comparable communities in the ranking pool. |
|
Citations per year
Average citations per year since 2021.
| 70 | 12.6 | This facility has 456% more citations per year than a typical Pennsylvania assisted living residence (70 vs. PA avg 12.6).↑ 456% worse |
|
Citations per inspection
Average citations per inspection.
| 16.7 | 5.7 | This facility has 193% more citations per inspection than a typical Pennsylvania assisted living residence (16.7 vs. PA avg 5.7).↑ 193% worse Rank #470 / 482 Citations per inspection — State benchmarked This home is ranked 470th out of 482 homes in Pennsylvania. Shows this facility's citations per inspection compared to the Pennsylvania average among 482 comparable communities in the ranking pool. |
Inspections
| This Facility | PA Average | vs. PA Avg |
|---|---|---|---|
|
Total inspections
Combined count of all routine and focused inspections. Excludes complaint investigations.
| 21 | 11 | This facility has 91% more total inspections than a typical Pennsylvania assisted living residence (21 vs. PA avg 11).↑ 91% worse |
|
Inspections with citations
Inspections that resulted in at least one regulatory citation.
| 18 | 8 | This facility has 125% more inspections with citations than a typical Pennsylvania assisted living residence (18 vs. PA avg 8).↑ 125% worse |
|
Inspection citation rate
Percentage of inspections that resulted in at least one citation.
| 86% | 73% | This facility has 13 percentage points higher inspection citation rate than a typical Pennsylvania assisted living residence (86% vs. PA avg 73%).↑ 13% worse Rank #420 / 482 Inspection citation rate — State benchmarked This home is ranked 420th out of 482 homes in Pennsylvania. Shows this facility's % of inspections with citations compared to the Pennsylvania average among 482 comparable communities in the ranking pool. |
Complaints & Investigations
| This Facility | PA Average | vs. PA Avg |
|---|---|---|---|
|
Total complaints
Formal expressions of concern made by residents, families, or staff.
| 10 | 4 | This facility has 150% more total complaints than a typical Pennsylvania assisted living residence (10 vs. PA avg 4).↑ 150% worse Rank #459 / 482 Total complaints — State benchmarked This home is ranked 459th out of 482 homes in Pennsylvania. Shows this facility's complaint inspections compared to the Pennsylvania average among 482 comparable communities in the ranking pool. |
|
Complaints per year
Average complaints per year since 2021.
| 2 | 0.8 | This facility has 150% more complaints per year than a typical Pennsylvania assisted living residence (2 vs. PA avg 0.8).↑ 150% worse |
An editor-reviewed summary of the themes and findings across this facility's recent inspection reports.
Pets Allowed
Room Sizes: 443 - 447 / 511 / 626 / 632 / 647 - 758 / 697 / 768 / 926 - 1,024 / 948 sq. ft
Housing Options: Studio / 1 Bed / 2 Bed
Building Type: Mid-rise
Transportation Services
Fitness and Recreation
5.6 miles from city center
Estimated distance in miles from Exton's city center to Eagleview Landing's address, calculated via Google Maps.
— 7.51 miles to nearest hospital (Coatesville VA Medical Center)
Add your location
Eagleview Landing is located in Exton, Pennsylvania.
Here are the financial assistance programs available to residents in Pennsylvania.
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
Facility
121
PA AVG
94
Rank
#122 / 555 | Yes |
31
Facility
31
PA AVG
46
Rank
#457 / 668 | Eagleview Landing LP | 66
Facility
66
PA AVG
83
Rank
#410 / 460 | 21 | 10
Facility
10
PA AVG
4
Rank
#459 / 482 | 85.7%
Facility
85.7%
PA AVG
72.7%
Rank
#420 / 482 | 350
Facility
350
PA AVG
63
Rank
#476 / 482 | 16.7
Facility
16.7
PA AVG
5.7
Rank
#470 / 482 | Profit | 97
Facility
97
PA AVG
76.9
Rank
#107 / 361 | 1.39 |
57.9%
Facility
57.9%
PA AVG
68.8%
Rank
#359 / 485 | 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 (General Warren Village) | 110
Facility
110
PA AVG
94
Rank
#166 / 555 | Yes |
23
Facility
23
PA AVG
46
Rank
#514 / 668 | Welltower Opco Group LLC | 77
Facility
77
PA AVG
83
Rank
#315 / 460 | 14 | 7
Facility
7
PA AVG
4
Rank
#405 / 482 | 71.4%
Facility
71.4%
PA AVG
72.7%
Rank
#288 / 482 | 50
Facility
50
PA AVG
63
Rank
#294 / 482 | 3.6
Facility
3.6
PA AVG
5.7
Rank
#224 / 482 | Profit | - | - |
54.5%
Facility
54.5%
PA AVG
68.8%
Rank
#385 / 485 | Studio / 1 Bed / 2 Bed | A+ |
| Morningside House 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.
HC Home Care Professional care delivered in the person's own home — from companionship and errands to skilled nursing and therapy. Allows seniors to age in place. Medicare covers skilled home health when medically necessary.
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 (Sunrise Boulevard) | 106
Facility
106
PA AVG
94
Rank
#182 / 555 | Yes |
41
Facility
41
PA AVG
46
Rank
#376 / 668 | Al One Pa Investments Opco LLC | 70
Facility
70
PA AVG
83
Rank
#377 / 460 | 17 | 8
Facility
8
PA AVG
4
Rank
#430 / 482 | 88.2%
Facility
88.2%
PA AVG
72.7%
Rank
#443 / 482 | 85
Facility
85
PA AVG
63
Rank
#388 / 482 | 5.0
Facility
5.0
PA AVG
5.7
Rank
#320 / 482 | Profit | - | - |
39.6%
Facility
39.6%
PA AVG
68.8%
Rank
#464 / 485 | Studio / 1 Bed / 2 Bed | - |
| Exton Senior Living |
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 | 100
Facility
100
PA AVG
94
Rank
#203 / 555 | Yes |
42
Facility
42
PA AVG
46
Rank
#367 / 668 | Snh Penn Tenant LLC | 71
Facility
71
PA AVG
83
Rank
#372 / 460 | 14 | 7
Facility
7
PA AVG
4
Rank
#405 / 482 | 85.7%
Facility
85.7%
PA AVG
72.7%
Rank
#420 / 482 | 77
Facility
77
PA AVG
63
Rank
#375 / 482 | 5.5
Facility
5.5
PA AVG
5.7
Rank
#347 / 482 | Profit | 79
Facility
79
PA AVG
76.9
Rank
#162 / 361 | 1.34 |
59.0%
Facility
59.0%
PA AVG
68.8%
Rank
#346 / 485 | Studio / 1 Bed / Semi-Private Rooms | - |
| 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 (Exton Commons) | - | Yes |
52
Facility
52
PA AVG
46
Rank
#261 / 668 | - | - | - | - | - | - | - | - | - | - | - | Studio / 1 Bed / 2 Bed | - |
Eagleview Landing has a walk score of 31. Somewhat walkable. A few nearby services may be reachable on foot, but most trips require transportation.
According to PA state health department records, Eagleview Landing's license number is 146980.
According to PA state health department records, Eagleview Landing's license expires on September 13, 2026.
Eagleview Landing's occupancy is 58%.
Yes — see the floorplan options available at Eagleview Landing on this page.
Eagleview Landing has 121 beds.
Eagleview Landing has had 350 recently reported deficiencies.
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