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The Overall CMS Rating is scored from 1 to 5 stars and combines results from health inspections, staffing levels, and quality measures. Health inspections carry the most weight. Staffing and quality scores can increase or decrease the final rating based on performance compared to state and national standards.
The Overall CMS Rating is scored from 1 to 5 stars and combines results from health inspections, staffing levels, and quality measures. Health inspections carry the most weight. Staffing and quality scores can increase or decrease the final rating based on performance compared to state and national standards.
Oakbridge Terrace at Southampton Estates is a 57-bed personal care community at 238 Street Road in Southampton, Pennsylvania, operated by non-profit ACTS Retirement-Life Communities. The facility provides assisted living, memory care, rehabilitation, and respite services. Medicare and private pay are accepted, with 24-hour staffing and a 33-bed special care memory unit in Bucks County.
The facility is rated 5 stars by CMS, with all four sub-ratings above Pennsylvania’s average. Across three inspections since 2021, the facility averaged 4 deficiencies per year, 15 percent better than the 4.7 state average, without substantiated complaints, fines, and enforcement actions. Deficiencies have been limited to food storage, documentation, and training hours, with no resident-harm findings. On-site clinical resources include a full-time nurse practitioner, licensed therapists, and a licensed clinical social worker. Occupancy is at 58 percent, below Pennsylvania’s 78.7 percent average, with the special care memory unit operated at 14 of 33 beds in the latest inspection, indicating current availability in personal and memory care. Nurse hours run 4h 36m per resident per day, essentially matching the 4h 35m state average.
The community fits older adults seeking assisted living or memory care in an ACTS non-profit campus in Bucks County. It has current availability across care levels.
The Overall CMS Rating combines results from health inspections, staffing levels and quality measures. Health inspections carry the most weight. Staffing and quality scores can increase or decrease the final rating based on performance compared to state and national standards.
Based on the results of the facility's three most recent standard inspections and any complaint investigations. CMS reviews the number, scope, and severity of deficiencies, with more recent findings weighted more heavily.
Measures average nursing staff hours per resident per day, including Registered Nurses (RNs) and total nursing staff. Ratings are adjusted based on the level of care residents require and are compared to state and national benchmarks.
Based on clinical and physical health indicators reported to CMS, such as hospital readmissions, falls, pressure ulcers, and improvements in mobility. These measures reflect how well residents' health needs are being managed.
Daily nursing hours per resident by staff type, reported to CMS. Higher is generally better — compare this facility to state and national averages to see where staffing stands.
This home is ranked 69th out of 203 homes in Pennsylvania. Total adjusted nursing hours per resident per day, combining RN, LPN, and aide time. CMS adjusts this for case-mix so facilities can be fairly compared.
| Staff type | Hours / Day / Resident | vs state avg |
|---|---|---|
|
Weekend Total Nursing
Combined nursing hours (RN + LPN + Nurse Aide) per resident per day on weekends. Staffing often drops on weekends — this figure reveals whether the facility maintains adequate coverage outside of weekday hours.
| 4h 0m per day | ▲ 13% State avg: 3h 32m per day · National avg: 3h 25m per day |
Lower than the Pennsylvania average: 78.7%Oakbridge Terrace at Southampton Estates is legally operated by Acts Retirement Life Communities Inc.
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. See the nursing homes benchmark below for the typical Pennsylvania score; higher is better.
Well above the Pennsylvania average for nursing homes.
Pennsylvania nursing homes benchmark: C+ 77/100
Inspection score: 91 out of 100. Letter grade A-. Well above the Pennsylvania average for nursing homes.
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.
| 12 | 63 | This facility has 81% fewer total citations than a typical Pennsylvania nursing home (12 vs. PA avg 63).↓ 81% better |
|
Citations per year
Average citations per year since 2021.
| 2.4 | 12.6 | This facility has 81% fewer citations per year than a typical Pennsylvania nursing home (2.4 vs. PA avg 12.6).↓ 81% better |
|
Citations per inspection
Average citations per inspection.
| 2.4 | 5.7 | This facility has 58% fewer citations per inspection than a typical Pennsylvania nursing home (2.4 vs. PA avg 5.7).↓ 58% better |
Inspections
| This Facility | PA Average | vs. PA Avg |
|---|---|---|---|
|
Total inspections
Combined count of all routine and focused inspections. Excludes complaint investigations.
| 5 | 11 | This facility has 55% fewer total inspections than a typical Pennsylvania nursing home (5 vs. PA avg 11).↓ 55% better |
|
Inspections with citations
Inspections that resulted in at least one regulatory citation.
| 3 | 8 | This facility has 63% fewer inspections with citations than a typical Pennsylvania nursing home (3 vs. PA avg 8).↓ 63% better |
|
Inspection citation rate
Percentage of inspections that resulted in at least one citation.
| 60% | 73% | This facility has 13 percentage points lower inspection citation rate than a typical Pennsylvania nursing home (60% vs. PA avg 73%).↓ 13% better |
Complaints & Investigations
| This Facility | PA Average | vs. PA Avg |
|---|---|---|---|
|
Total complaints
Formal expressions of concern made by residents, families, or staff.
| 0 | 4 | This facility has 100% fewer total complaints than a typical Pennsylvania nursing home (0 vs. PA avg 4).↓ 100% better |
|
Complaints per year
Average complaints per year since 2021.
| 0 | 0.8 | This facility has 100% fewer complaints per year than a typical Pennsylvania nursing home (0 vs. PA avg 0.8).↓ 100% better |
An editor-reviewed summary of the themes and findings across this facility's recent inspection reports.
Pennsylvania average 6.7
Last Health inspection on Mar 2023
Pennsylvania average 31.3
Pennsylvania average 4.4
Health citations are formal notices following inspections when they fail to comply with safety and care standards.
All 1 citation resulted from standard inspections.
100% better than Pennsylvania averagePennsylvania average: 0.3
100% better than Pennsylvania averagePennsylvania average: 0.6
Corrected
Reporting period: October 1 – December 31, 2025 (Q4 2025). Source: CMS Payroll-Based Journal report.
178% better than Pennsylvania average
63% worse than Pennsylvania average
This data comes from the CMS Payroll-Based Journal report covering October 1 – December 31, 2025.
Manages medical care and health needs.
All 25 RN Staff are full-time employees. No contractors work on this role.
25
Average shift length. Calculated as total hours divided by days worked and average staff per day.
2.7 hoursAssists with medical care and medications.
All 14 LPN Staff are full-time employees. No contractors work on this role.
14
Average shift length. Calculated as total hours divided by days worked and average staff per day.
2.7 hoursHelps with daily care and mobility.
All 37 CNA Staff are full-time employees. No contractors work on this role.
37
Average shift length. Calculated as total hours divided by days worked and average staff per day.
2.6 hours
This data comes from the CMS Payroll-Based Journal report covering October 1 – December 31, 2025.
This data comes from the CMS Payroll-Based Journal report covering October 1 – December 31, 2025.
| Certified Nursing Assistant | 37 | 0 | 37 | 4,117 | 92 | 100% | 2.6 |
| Registered Nurse | 25 | 0 | 25 | 2,071 | 92 | 100% | 2.7 |
| Licensed Practical Nurse | 14 | 0 | 14 | 815 | 92 | 100% | 2.7 |
| Respiratory Therapy Technician | 6 | 0 | 6 | 802 | 72 | 78% | 5 |
| Physical Therapy Assistant | 4 | 0 | 4 | 793 | 80 | 87% | 6.4 |
| Clinical Nurse Specialist | 3 | 0 | 3 | 316 | 64 | 70% | 2.7 |
| Speech Language Pathologist | 1 | 0 | 1 | 305 | 59 | 64% | 5.2 |
| Other Dietary Services Staff | 2 | 0 | 2 | 287 | 77 | 84% | 2.8 |
| Qualified Social Worker | 2 | 0 | 2 | 223 | 58 | 63% | 3.8 |
| Mental Health Service Worker | 2 | 0 | 2 | 214 | 62 | 67% | 2.7 |
| Dietitian | 1 | 0 | 1 | 172 | 63 | 68% | 2.7 |
| Nurse Practitioner | 1 | 0 | 1 | 164 | 59 | 64% | 2.8 |
| Administrator | 1 | 0 | 1 | 151 | 55 | 60% | 2.7 |
| Occupational Therapy Aide | 1 | 0 | 1 | 34 | 13 | 14% | 2.6 |
| Medical Director | 1 | 0 | 1 | 9 | 13 | 14% | 0.7 |
| Occupational Therapy Assistant | 1 | 0 | 1 | 9 | 33 | 36% | 0.3 |
Federal penalties imposed by CMS for regulatory violations, including civil money penalties (fines) and denials of payment for new Medicare/Medicaid admissions.
Source: CMS Penalties Database
No penalties in the past 3 years
No civil money penalties or payment denials were reported in the last 3 years.
These measures show how residents usually do over time at this home, based on health outcomes and preventive care.
A composite score based on pressure ulcers, falls with injury, weight loss, walking ability decline, and activities of daily living decline.
6.0
45% better than Pennsylvania averagePennsylvania average: 11.0
A composite score based on activities of daily living decline, walking ability decline, and incontinence.
10.6
52% better than Pennsylvania averagePennsylvania average: 22.2
Percent of long-stay residents whose need for help with daily activities has increased
10.5%
45% better than Pennsylvania averagePennsylvania average: 19.0%
Percent of long-stay residents whose ability to move independently worsened
0.0%
100% better than Pennsylvania averagePennsylvania average: 21.1%
Percent of low risk long-stay residents who lose control of their bowels or bladder
21.2%
21% better than Pennsylvania averagePennsylvania average: 26.7%
Percent of long-stay residents experiencing one or more falls with major injury
4.4%
39% worse than Pennsylvania averagePennsylvania average: 3.2%
Percent of long-stay high risk residents with pressure ulcers
6.8%
24% worse than Pennsylvania averagePennsylvania average: 5.5%
Percent of long-stay residents with a urinary tract infection
0.0%
100% better than Pennsylvania averagePennsylvania average: 1.8%
Percent of long-stay residents who lose too much weight
8.3%
26% worse than Pennsylvania averagePennsylvania average: 6.6%
Percent of long-stay residents who have depressive symptoms
0.0%
100% better than Pennsylvania averagePennsylvania average: 5.5%
Percent of long-stay residents who received an antipsychotic medication
4.4%
74% better than Pennsylvania averagePennsylvania average: 17.1%
Percent of long-stay residents assessed and appropriately given the pneumococcal vaccine
100.0%
15% better than Pennsylvania averagePennsylvania average: 86.9%
Percent of short-stay residents assessed and appropriately given the pneumococcal vaccine
100.0%
45% better than Pennsylvania averagePennsylvania average: 68.8%
Percent of short-stay residents who newly received an antipsychotic medication
0.0%
100% better than Pennsylvania averagePennsylvania average: 1.5%
Percent of short-stay residents assessed and appropriately given the seasonal influenza vaccine
100.0%
46% better than Pennsylvania averagePennsylvania average: 68.7%
Quality measures are calculated from Minimum Data Set (MDS) assessments. For most measures, lower percentages indicate better care quality.
39% of new residents, usually for short-term rehab.
61% of new residents, often for short stays.
Source: CMS Long-Term Care Facility Characteristics (Data as of Jan 2026)
Total residents
20Residents meet regularly to discuss policies, care quality, and activities
Part of a Continuing Care Retirement Community offering multiple care levels
Organized group of residents that meets regularly to discuss facility policies, quality of life, and activities.
Data sourced from CMS Long-Term Care Facility Characteristics quarterly report. Payer mix reflects the current resident census by primary payment source.
Historical financial and operational data for Oakbridge Terrace at Southampton Estates based on CMS SNF Cost Reports.
The portion of the home's budget spent on staff, including nurses, caregivers, and other employees who support care and operations.
Rank #85 / 205Payroll — State benchmarkedThis home is ranked 85th out of 205 homes in Pennsylvania. Shows total annual staff payroll benchmarked to the Pennsylvania average. Higher payroll investment relative to peers often signals better staffing and less reliance on cheaper contract labor.Click the rank badge to see the full State ranking.Click here to see the full State ranking.
All remaining costs needed to run the home, such as food, utilities, building maintenance, supplies and administrative expenses.
Residents typically stay for brief periods, with frequent admissions and discharges throughout the year.
0.0 miles from city center
Estimated distance in miles from Southampton's city center to Oakbridge Terrace at Southampton Estates's address, calculated via Google Maps.
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Oakbridge Terrace at Southampton Estates is located in SOUTHAMPTON, Pennsylvania.
Here are the financial assistance programs available to residents in Pennsylvania.
The legal owner and operator of Oakbridge Terrace at Southampton Estates is Acts Retirement Life Communities Inc.
Oakbridge Terrace at Southampton Estates has a walk score of 71. Very walkable. Most errands can be accomplished on foot, and many essentials are within a short walk.
According to PA state health department records, Oakbridge Terrace at Southampton Estates's license number is 138870.
According to PA state health department records, Oakbridge Terrace at Southampton Estates's license expires on May 7, 2027.
Oakbridge Terrace at Southampton Estates's occupancy is 58%.
Oakbridge Terrace at Southampton Estates is registered as a non-profit in PA.
Oakbridge Terrace at Southampton Estates has 57 beds.
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