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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 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 |
|
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 |
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 |
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 |
|
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.
The most recent inspection on July 31, 2025, found deficiencies related to resident mistreatment, unqualified staff, fire hazards from lint accumulation, and incomplete support plan documentation. Earlier inspections showed a pattern of issues involving medication management, staff training deficiencies, resident abuse or improper treatment, and sanitary conditions. Complaint investigations substantiated several abuse allegations leading to staff termination, but enforcement actions such as fines or license suspensions were not listed in the available reports. Most complaints were substantiated, particularly those involving resident care and staff qualifications. The facility has shown some efforts to implement corrective actions, but deficiencies have persisted over time without a clear pattern of sustained improvement.
Read the full inspection reports for this facility, including detailed findings and corrective actions.
Show 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)
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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 | Yes | 31 | Eagleview Landing LP | 21 | 10 | 85.7% | 350 | 16.7 | Profit | 97 | 1.39 | 57.9% | Studio / 1 Bed / 2 Bed | - |
| Sunrise of Paoli |
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.
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. | Malvern (General Warren Village) | 110 | Yes | 23 | Welltower Opco Group LLC | 14 | 7 | 71.4% | 50 | 3.6 | Profit | - | - | 54.5% | 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 | Yes | 41 | Al One Pa Investments Opco LLC | 17 | 8 | 88.2% | 85 | 5.0 | Profit | - | - | 39.6% | 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 | Yes | 42 | Snh Penn Tenant LLC | 14 | 7 | 85.7% | 77 | 5.5 | Profit | 79 | 1.34 | 59.0% | 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 | - | - | - | - | - | - | - | - | - | - | 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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