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The Manor at Market Square
Assisted Living, Independent Living & Memory Care · Reading, PA
The Manor at Market Square The Manor at Market Square, assisted living in Reading, PA — Dining area in a senior living apartment with kitchenette

The Manor at Market Square

Assisted Living, Independent Living & Memory Care · Reading, PA
803 Penn St, Reading, PA 19601 View map Calculator: See prices in your area
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Overview of The Manor at Market Square

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Set in Reading, PA, The Manor at Market Square is a reliable senior living community, offering an extensive array of assisted living, independent living, and memory care services. Residents here are welcomed into cozy and beautiful accommodations that foster a maintenance free lifestyle with access to an array of services. The community features their FOX Therapy Rehabilitation that features a state of the art fitness program designed to help resident maintain their physical well-being.

Days are filled with fun with endless activities and events happening day-in and day-out. A phenomenal dining experience is guaranteed with an array of well-balanced meals that are carefully prepared to satisfy both residents’ dietary needs and tastes. At Manor at Market Square residents are guaranteed to enjoy a comfortable living experience with convenient access to the care and services they need to thrive.

Facility Direct Line (484) 258-2522
Facility Direct Line (484) 258-2522
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Bed community size
80-bed community Rank #293 / 555Bed count — State benchmarkedThis home is ranked 293rd out of 555 homes in Pennsylvania. 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.Rankings are based only on facilities in Pennsylvania that report data for that category. Facilities without available data are excluded from the ranking.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.
Walk Score
Walk Score: 93 / 100 Rank #18 / 668Walk Score — State benchmarkedThis home is ranked 18th out of 668 homes in Pennsylvania. Shows how walkable this facility's neighborhood is compared to the average Walk Score across Pennsylvania facilities. Higher scores benefit residents, families, and staff.Rankings are based only on facilities in Pennsylvania that report data for that category. Facilities without available data are excluded from the ranking.Click the rank badge to see the full State ranking.Click here to see the full State ranking.
Walker's paradise. Daily errands do not require a car, with many shops and services nearby.
BBB Rating
BBB Rating: A+ (Not Accredited)
An independent rating from the Better Business Bureau based on factors such as complaint history, transparency, and business practices.
How BBB ratings work

About this community

Occupancy

Occupancy rate
91%
Rank #45 / 518Occupancy rate — State benchmarkedThis home is ranked 45th out of 518 homes in Pennsylvania. Shows this facility's occupancy rate versus the Pennsylvania average, with its Statewide rank out of 518. Higher occupancy signals strong local demand and financial stability.Rankings are based only on facilities in Pennsylvania that report data for that category. Facilities without available data are excluded from the ranking.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
73 / 80
Average occupied beds in Pennsylvania homes 103 beds

License Details

Facility TypePersonal Care Homes
StatusLicensed
IssuanceOctober 20, 2025
ExpirationOctober 20, 2026
CountyBerks
License Number205890

Ownership & Operating Entity

The Manor at Market Square is legally operated by Three Reading, Lp.

Profit StatusFor-profit

Therapy & Rehabilitation

1 service
Rehabilitation Services

Staffing & Medical

1 service
24-Hour Staffing

Memory & Specialized Care

1 service
No Alzheimer's certification

State Inspection Report (PA)

December 5, 2025
103 Total Daily Staff PA avg: 76.9 Rank #90 / 361 Total Daily Staff — State benchmarked This home is ranked 90th out of 361 homes in Pennsylvania. Shows this facility's total daily staff compared to the Pennsylvania average among 361 comparable communities in the ranking pool. Rankings are based only on facilities in Pennsylvania that report data for that category. Facilities without available data are excluded from the ranking.
77 Waking Staff
0 Resident Support Staff
72 Residents Served
13 Current Residents

Secured Dementia Care Unit (PA)

n/a
18 Capacity
15 Residents Served

Resident Conditions (PA)

Age 60+ 71 (99%)
Mobility Need 31 (43%)

Additional Policies & Features

Pets Allowed
HousekeepingYes
Linen ServiceYes
Utilities IncludedYes

Amenities & Lifestyle

Delicious Meals
Housekeeping
Laundry Services
Social Events
Transportation To Local Outings
Salon Services
Outdoor Courtyard
Library
Computer Station
Activity Areas
Private Dining Room
All-Day Dining Menu
No-Charge Laundry Facilities
On-Site Therapy Services
On-Site Physician Visits
On-Site Podiatry Visits
Structured Programs And Activities
Regular Exercise Classes
Specific ProgramsPersonal Care, Therapy Services

Contact The Manor at Market Square

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 38 citations 1 complaint 14 inspections 1 waiver
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.

7 points above the Pennsylvania average for assisted living residences (83/100)

Rank #132 / 460 in Pennsylvania Inspection Score — State benchmarked This home is ranked 132nd 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. Rankings are based only on facilities in Pennsylvania that report data for that category. Facilities without available data are excluded from the ranking. Inspection score: 90 out of 100. Letter grade A-. 7 points above 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.
    1
    vs 0.9 avg
    ↑ 11% 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 2 Worse Metrics worse than Pennsylvania average:
• Total inspections (27% above)
• Inspections with citations (13% above) 6 Better Metrics better than Pennsylvania average:
• Total citations (40% below)
• Citations per year (40% below)
• Citations per inspection (53% below)
• Inspection citation rate (12% below)
• Total complaints (75% below)
• Complaints per year (75% below)
Latest Inspection September 3, 2025 Other An inspection that falls outside standard annual surveys and formal complaint investigations. May include administrative compliance checks, documentation reviews, focused surveys on specific concerns, or revisit surveys to verify prior corrections.

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

This Facility PA Average vs. PA Avg
Total citations Info Formal regulatory issues recorded by inspectors across all inspection types. 38 63 This facility has 40% fewer total citations than a typical Pennsylvania assisted living residence (38 vs. PA avg 63).↓ 40% better Rank #237 / 482 Total citations — State benchmarked This home is ranked 237th 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. Rankings are based only on facilities in Pennsylvania that report data for that category. Facilities without available data are excluded from the ranking.
Citations per year Info Average citations per year since 2021. 7.6 12.6 This facility has 40% fewer citations per year than a typical Pennsylvania assisted living residence (7.6 vs. PA avg 12.6).↓ 40% better
Citations per inspection Info Average citations per inspection. 2.7 5.7 This facility has 53% fewer citations per inspection than a typical Pennsylvania assisted living residence (2.7 vs. PA avg 5.7).↓ 53% better Rank #156 / 482 Citations per inspection — State benchmarked This home is ranked 156th 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. Rankings are based only on facilities in Pennsylvania that report data for that category. Facilities without available data are excluded from the ranking.

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

This Facility PA Average vs. PA Avg
Total inspections Info Combined count of all routine and focused inspections. Excludes complaint investigations. 14 11 This facility has 27% more total inspections than a typical Pennsylvania assisted living residence (14 vs. PA avg 11).↑ 27% worse
Inspections with citations Info Inspections that resulted in at least one regulatory citation. 9 8 This facility has 13% more inspections with citations than a typical Pennsylvania assisted living residence (9 vs. PA avg 8).↑ 13% worse
Inspection citation rate Info Percentage of inspections that resulted in at least one citation. 64% 73% This facility has 9 percentage points lower inspection citation rate than a typical Pennsylvania assisted living residence (64% vs. PA avg 73%).↓ 9% better Rank #219 / 482 Inspection citation rate — State benchmarked This home is ranked 219th 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. Rankings are based only on facilities in Pennsylvania that report data for that category. Facilities without available data are excluded from the ranking.

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

This Facility PA Average vs. PA Avg
Total complaints Info Formal expressions of concern made by residents, families, or staff. 1 4 This facility has 75% fewer total complaints than a typical Pennsylvania assisted living residence (1 vs. PA avg 4).↓ 75% better Rank #110 / 482 Total complaints — State benchmarked This home is ranked 110th 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. Rankings are based only on facilities in Pennsylvania that report data for that category. Facilities without available data are excluded from the ranking.
Complaints per year Info Average complaints per year since 2021. 0.2 0.8 This facility has 75% fewer complaints per year than a typical Pennsylvania assisted living residence (0.2 vs. PA avg 0.8).↓ 75% better

Inspection Reports Summary Info An editor-reviewed summary of the themes and findings across this facility's recent inspection reports.

  • The most recent inspection on September 3, 2025 found no deficiencies or regulatory citations during a licensing inspection.
  • The October 16, 2024 renewal inspection found nine deficiencies including fire safety training failures, medication storage errors, and incomplete fire drill evacuations.
  • A substantiated complaint investigation on October 1, 2024 found neglect related to fall prevention and documentation deficiencies in the secured dementia care unit.
Show Inspection Reports

What does this home offer?

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Room sizes icon

Room Sizes: 408 / 576 / 768 sq. ft

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Housing Options: Studio / 1 Bed / 2 Bed

Building type icon
Building type icon

Building Type: Mid-rise

Living Spaces & Floor Plans for The Manor at Market Square

Places of interest near The Manor at Market Square

Address 0.3 miles from city center Info Estimated distance in miles from Reading's city center to The Manor at Market Square's address, calculated via Google Maps.

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The information below is reported by the Pennsylvania Department of Human Services and Department of Health.
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Facility 57.6%
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Private Rooms / Semi-Private Rooms A+
The Manor at Market Square
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Facility 80
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Facility 90
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Financial Assistance for
Assisted Living in Pennsylvania

The Manor at Market Square is located in Reading, 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 The Manor at Market Square

Who is the owner of The Manor at Market Square?

The Manor at Market Square is legally operated by Three Reading, Lp.

Is The Manor at Market Square in a walkable area?

The Manor at Market Square has a walk score of 93. Walker's paradise. Daily errands do not require a car, with many shops and services nearby.

What is the license number of The Manor at Market Square?

According to PA state health department records, The Manor at Market Square's license number is 205890.

When does The Manor at Market Square's license expire?

According to PA state health department records, The Manor at Market Square's license expires on October 20, 2026.

What is the occupancy rate at The Manor at Market Square?

The Manor at Market Square's occupancy is 91%.

Does The Manor at Market Square operate as a for-profit or non-profit?

The Manor at Market Square is registered as a for-profit in PA.

How many beds does The Manor at Market Square have?

The Manor at Market Square has 80 beds.

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