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Willamette View
Nursing Home, Assisted Living, Home Care, Independent Living, Memory Care, Residential Care & Skilled Nursing · Portland, OR
CMS overall rating Info CMS (the Centers for Medicare & Medicaid Services) is the federal agency that rates nursing home quality. Its Overall Rating runs from 1 to 5 stars, combining health inspections, staffing, and quality measures, with inspections weighted most heavily.
Exterior view of Willamette View facility surrounded by greenery Outdoor garden area with water feature and building in background Exterior view of a senior living facility with landscaping View of the facility overlooking a scenic lake

Willamette View

Nursing Home, Assisted Living, Home Care, Independent Living, Memory Care, Residential Care & Skilled Nursing · Portland, OR
CMS overall rating Info CMS (the Centers for Medicare & Medicaid Services) is the federal agency that rates nursing home quality. Its Overall Rating runs from 1 to 5 stars, combining health inspections, staffing, and quality measures, with inspections weighted most heavily.
12705 Se River Rd, Portland, OR 97222 View map
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Willamette View accepts Medicare.
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Willamette View accepts Medicare.

Overview of Willamette View

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Discover lasting communications, vibrant activities, and comprehensive care services at Willamette View in Clackamas County, Portland, OR, a reliable senior living community, offering independent living, assisted living, memory care, and skilled care. Choose from an array of 140 floor plans across a wide range of housing styles and settings, from one one-bedroom apartments to three-bedroom residences. With a round-the-clock team and nurses that provide medication management, daily bedmaking and laundry service are available to make residents’ lives safe and easier. With most of the chores handled, residents are able to spend more time for themselves and participate in a wide range of vibrant and interesting community activities and events. With access to in-patient physical, speech and occupational therapies, residents needing it after a hospital stay are guaranteed to live a full and active lifestyle. Residents also enjoy deliciously prepared meals served in various dining spaces, providing them the nourishment they need to live an active and productive day to day life.

Facility Direct Line (503) 654-6581
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Quality ratings

Measured by Centers for Medicare & Medicaid Services (CMS)

Overall rating Info 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.
▲ 58.7% Above OR avg. ▲ 58.7% Above OR avg.OR average: 3.2Click the badge to see the full State ranking.Click here to see the full State ranking.
Health Inspection Info 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.
▲ 77.9% Above OR avg. ▲ 77.9% Above OR avg.OR average: 2.8Click the badge to see the full State ranking.Click here to see the full State ranking.
Staffing Info 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.
▲ 30.8% Above OR avg. ▲ 30.8% Above OR avg.OR average: 3.8Click the badge to see the full State ranking.Click here to see the full State ranking.
Quality Measures Info 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.
▲ 34.8% Above OR avg. ▲ 34.8% Above OR avg.OR average: 3.7Click the badge to see the full State ranking.Click here to see the full State ranking.

Staffing Info Nursing care per resident per day and state rankings: CMS Provider Information.

Total nursing care per resident / day Info This nursing home is ranked 1st out of 79 nursing homes we track in Oregon for nurse hours. 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.
↑ 106% · OR 5h 31mThis facility: 11h 24m per resident per day, 106% above the Oregon average of 5h 31m (among Oregon facilities reporting a recent figure).Green: 5% or more better than the state average. Yellow: within 5%. Red: 5% or more worse. Rank #1 / 79Nurse hours — State benchmarked This nursing home is ranked 1st out of 79 nursing homes we track in Oregon for nurse hours. Shows adjusted nurse hours per resident per day benchmarked to the Oregon average, with a ranking across 79 Oregon facilities. More hours mean more direct care. The national average is about 3.5 hrs; below 3.0 is a red flag. Communities with the same value for a metric share the same rank. Rankings compare like with like: every nursing home we track in Oregon that reports data for that category. Nursing homes without available data are excluded, so the pool size varies from metric to metric.
11h 24m

Standout metric: Physical therapist is +358% above Oregon average

0 of 4 metrics below Oregon average

By The Numbers

Community insights.

Bed count Info A smaller, more intimate setting that may offer a quieter environment and closer staff-resident interactions. 6 Rank #89 / 89Bed count — State benchmarked This nursing home is ranked 89th out of 89 nursing homes we track in Oregon for bed count. Shows this facility's certified or reported bed count compared to other Oregon facilities. Larger communities may offer more amenities, programs, and on-site services for residents and families. Communities with the same value for a metric share the same rank. Rankings compare like with like: every nursing home we track in Oregon that reports data for that category. Nursing homes without available data are excluded, so the pool size varies from metric to metric.

Smaller home · May offer a more intimate, personalized care environment.

Years of operating Info A longer operating history, which may indicate experience navigating regulations and delivering ongoing care. This is the number of years in operation under current management. Rank #12 / 81Years in operation — State benchmarked This nursing home is ranked 12th out of 81 nursing homes we track in Oregon for years in operation. Shows how long this facility has been in operation compared to other Oregon facilities. Longer operating histories may benefit residents, families, and staff. Communities with the same value for a metric share the same rank. Rankings compare like with like: every nursing home we track in Oregon that reports data for that category. Nursing homes without available data are excluded, so the pool size varies from metric to metric.
32 years
Walk Score Info Car-dependent. A few nearby services may be reachable on foot, but most trips require transportation. Rank #74 / 95Walk Score — State benchmarked This nursing home is ranked 74th out of 95 nursing homes we track in Oregon for walk score. Shows how walkable this facility's neighborhood is compared to the average walk score across Oregon facilities. Higher scores benefit residents, families, and staff. Communities with the same value for a metric share the same rank. Rankings compare like with like: every nursing home we track in Oregon that reports data for that category. Nursing homes without available data are excluded, so the pool size varies from metric to metric.
45 / 100
Occupancy rate Info Occupancy between 85% and 95% suggests balanced demand. Rank #2 / 67Occupancy rate — State benchmarked This nursing home is ranked 2nd out of 67 nursing homes we track in Oregon for occupancy. Shows this facility's occupancy rate versus the Oregon average, with its Statewide rank out of 67. Higher occupancy signals strong local demand and financial stability. Communities with the same value for a metric share the same rank. Rankings compare like with like: every nursing home we track in Oregon that reports data for that category. Nursing homes without available data are excluded, so the pool size varies from metric to metric.
93.3% This home usually has limited availability
Higher than the Oregon average: 74.1%

About This Community

License Details

StatusActive
IssuanceNovember 26, 1993
CountyClackamas
CMS Certification Number385200
AccreditationsCARF International

Certifications & Programs

CARF International accreditation — CARF InternationalAccreditation from CARF International, an independent nonprofit that surveys aging-services providers on site against international quality standards, with a focus on person-centered care and continuous improvement.

Ownership & Operating Entity

Willamette View is legally operated by Willamette View, Inc., and administered by Nicole Glimpse.

Owner NameWillamette View, Inc.
Profit StatusNonprofit

Type Of Units

Total
7 units
Total beds
6 units

Safety & Compliance

Wheelchair Accessible

Therapy & Rehabilitation

4 services
Massage Therapy
Physical Therapy
Occupational Therapy
Speech TherapyListed as: Speech language therapy

Additional Services

8 services
Respite CareRespite care provides families and unpaid caregivers with short-term relief from caregiving duties. Care can range from a few hours to a few weeks.
Optional Personal Alert Device
Professional Referral Service (Blue Heron Foundation)
Accompaniment To Appointments
Individual and Group Counseling
Postal Services and Secure Package Delivery Lockers
24-Hour SecurityListed as: 24/7 safety and security staff
TransportationListed as: Scheduled transportation (Willamette View bus) · Shuttle service to performing arts events · On-campus shuttle service

Contact Information

Email nicoleg@willametteview.org
Fax(503) 652-6255

Additional Policies & Features

Pets Allowed
Smoking not allowed
Minimum Age55

Amenities & Lifestyle

Beauty Salon
Library
Electric Vehicle Charging Stations
Guest Rooms
Harmony Garden
Activities
Creative Arts Groups
Discussion Groups
Pickleball
Volunteering
Art TherapyA therapeutic activity that uses drawing, painting, or other art to support emotional expression, coping, and engagement. It can be led by a trained therapist or activity professional.

Dining & Nutrition

InfoSourced directly from the team at Willamette View.
  • Multiple dining venues.

Room Accommodations

Room Sizes
880-1505 sq. ft 886-1788 sq. ft 1222-1604 sq. ft 1770-2293 sq. ft
Room Types
Private Room Cottage / Villa

Contact Willamette View

This profile shows two inspection records, and their totals often differ. Inspection History and the Inspection Scorecard below are state data — the figures the state publishes and the state inspection reports we hold on file — covering the entire facility. CMS Health Inspection History covers only this home's Medicare and Medicaid-certified nursing beds, from federal certification surveys.

Inspection History

In Oregon, the Department of Human Services, Aging and People with Disabilities performs unannounced surveys and regular inspections to ensure resident safety in all care settings.

Inspection Scorecard Info This scorecard compares key inspection, deficiency, and complaint metrics at this facility against the Oregon state average. Metrics rated ≥15% worse than average are highlighted in red; those ≥15% better are highlighted in green.

Overall vs. OR average 0 Worse No metrics in this bucket. 2 Better Metrics better than Oregon average:
• Total deficiencies (67% below)
• Deficiencies per inspection (50% below)

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

This FacilityOR Averagevs. OR Avg
Total deficiencies Info Formal regulatory issues recorded by inspectors across all inspection types. 1133.0 This facility has 67% fewer total deficiencies than a typical Oregon nursing home (11 vs. OR avg 33).↓ 67% better
Deficiencies per inspection Info Average deficiencies per inspection. 2.24.4 This facility has 50% fewer deficiencies per inspection than a typical Oregon nursing home (2.2 vs. OR avg 4.4).↓ 50% better

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

This FacilityOR Averagevs. OR Avg
Total inspections Info Combined count of all inspections conducted at this facility. 58.0 This facility has had 38% fewer total inspections than the Oregon average (5 vs. OR avg 8). More inspections can mean more regulatory scrutiny rather than worse care.↓ 38% fewer
Show Inspection Reports
Inspections

CMS Health Inspection History

Since 2024 · 2 years of data · Last health inspection Jun 2026

Federal inspection data published by CMS, covering this home's Medicare and/or Medicaid-certified skilled-nursing/nursing beds only.

Total health inspections
3 ↓ 42% · OR 5.2This facility: 3, 42% below the Oregon average of 5.2 (among Oregon facilities reporting a recent figure).Green: 5% or more better than the state average. Yellow: within 5%. Red: 5% or more worse.
Total health citations
5 Rank #1 / 78Health citations — State benchmarked This nursing home is ranked 1st out of 78 nursing homes we track in Oregon for health citations. Shows this facility's total health deficiency citations benchmarked to the Oregon State average, with a ranking across all 78 OR facilities. Lower citation counts earn a better rank. Communities with the same value for a metric share the same rank. Rankings compare like with like: every nursing home we track in Oregon that reports data for that category. Nursing homes without available data are excluded, so the pool size varies from metric to metric.↓ 85% · OR 34.1This facility: 5, 85% below the Oregon average of 34.1 (among Oregon facilities reporting a recent figure).Green: 5% or more better than the state average. Yellow: within 5%. Red: 5% or more worse.
Citations per inspection
1.67 Rank #1 / 78Citations per inspection — State benchmarked This nursing home is ranked 1st out of 78 nursing homes we track in Oregon for citations per inspection. Shows average deficiency citations per CMS inspection for this facility versus the Oregon mean across 78 facilities with citation data. Lower is better. Communities with the same value for a metric share the same rank. Rankings compare like with like: every nursing home we track in Oregon that reports data for that category. Nursing homes without available data are excluded, so the pool size varies from metric to metric.↓ 74% · OR 6.53This facility: 1.67, 74% below the Oregon average of 6.53 (among Oregon facilities reporting a recent figure).Green: 5% or more better than the state average. Yellow: within 5%. Red: 5% or more worse.
Citation severity
100% corrected 5 of 5 citations corrected
Bar = mix of this home's 5 citations, not a state comparison

Lighter shade = corrected

Critical J–L
0 ↓ 100% · OR 0.4This facility: 0, 100% below the Oregon average of 0.4 (among Oregon facilities reporting a recent figure).Green: 5% or more better than the state average. Yellow: within 5%. Red: 5% or more worse.
Immediate jeopardy
Serious G–I
0 ↓ 100% · OR 1.1This facility: 0, 100% below the Oregon average of 1.1 (among Oregon facilities reporting a recent figure).Green: 5% or more better than the state average. Yellow: within 5%. Red: 5% or more worse.
Actual harm
Moderate D–F
4 ↓ 88% · OR 32.4This facility: 4, 88% below the Oregon average of 32.4 (among Oregon facilities reporting a recent figure).Green: 5% or more better than the state average. Yellow: within 5%. Red: 5% or more worse.
No harm, more than minimal risk
Minor A–C
1 ↑ 233% · OR 0.3This facility: 1, 233% above the Oregon average of 0.3 (among Oregon facilities reporting a recent figure).Green: 5% or more better than the state average. Yellow: within 5%. Red: 5% or more worse.
No harm, minimal risk

Latest inspection: Jun 17, 2026 · 1 citation (Quality of Care, moderate), corrected

Most cited category: Resident Rights, 1 of 5 citations · 5 categories in total

Citations history
Most recent first
Jun 17, 2026 1 citation
Quality of Care moderate citation Corrected
Mar 12, 2025 3 citations
Nursing Services minor citation Corrected
Pharmacy moderate citation Corrected
Resident Rights moderate citation Corrected
Jan 03, 2024 1 citation
Nutrition moderate citation Corrected
Top deficiency categories
Share of 5 citations
Resident Rights 1 deficiency (20%)
Quality of Life & Care 1 deficiency (20%)
Nutrition & Dietary 1 deficiency (20%)
Nursing & Physician Services 1 deficiency (20%)
Pharmacy Services 1 deficiency (20%)
How citations are counted

Health citations are formal notices following inspections when they fail to comply with safety and care standards.

All 5 citations resulted from standard inspections.

Includes all CMS health inspection records for this property, which could include management/ownership changes.

Source

Data sourced from CMS Health Deficiencies reports, which cover the Medicare and/or Medicaid-certified skilled-nursing and nursing beds and no other part of the community. Citation severity codes range from A (least serious) to L (most serious). Immediate Jeopardy (J-L) citations indicate situations where the facility's noncompliance has placed residents at risk of death or serious harm.

Enforcement

Penalties and fines About penalties and fines 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 · Data as of Aug 2026

No penalties in the past 3 years

No civil money penalties or payment denials on record since Aug 2023.

Clean record
Total fines
$0 OR avg $56KOregon average: $55,747. Average among the 66 Oregon facilities with a penalty on record.US avg $67KUS average: $67,417, among the 6,775 US facilities with a penalty on record.
Number of fines
0 OR avg 1.55Oregon average: 1.55. Average among the 66 Oregon facilities with a penalty on record.US avg 1.96US average: 1.96, among the 6,775 US facilities with a penalty on record.
Payment denials What is a payment denial? Serious action where Medicare and/or Medicaid temporarily stops payments for new residents until issues are fixed.
0 OR avg 0.09Oregon average: 0.09. Average among the 66 Oregon facilities with a penalty on record.US avg 0.36US average: 0.36, among the 6,775 US facilities with a penalty on record.
Health Outcomes

Quality of care over time

How residents at this home fare on health outcomes and preventive care, compared with the Oregon average.

Data as of Aug 2026 · CMS Care Compare

Short-stay quality rating Info CMS star rating for the care of short-stay residents, mostly people recovering after a hospital stay for under 100 days. It is built from the short-stay quality measures below. 5 stars is the best. 5 / 5 Significantly above average

2 short-stay measures: 2 better

Financials

Money and staffing.

Willamette View’s finances from its CMS cost report for the fiscal year ending 2021. Includes all financial data for this property, which could include management/ownership changes.

FY 2021

Latest cost report is for the fiscal year ending 2021, older than most Oregon homes. Rankings are not shown because peers report different years.

Is it financially stable?

Profitable on care

57.1% operating margin

+15.6 pts vs prior year

Positive margin in 8 of the last 8 reported years. Net income $1.0M after other income.

Does it invest in staff?

Spends less on payroll than most Oregon homes

12.2% payroll share of revenue

OR average 53.4%

Payroll fell $0.5M while revenue fell $0.9M. A low share can mean leaner staffing; check hours per resident in the staffing section.

This home is administered by Nicole Glimpse.

This home is owned by Willamette View, Inc.

Certified by the Centers for Medicare & Medicaid Services authority — CMS Certification Number: 385200

Show certification details

Living Spaces & Floor Plans for Willamette View

Places of interest near Willamette View

Address 7.0 miles from city center Info Estimated distance in miles from Portland's city center to Willamette View's address, calculated via Google Maps.

Calculate Travel Distance to Willamette View

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Address

Financial Assistance for
Independent Living in Oregon

Willamette View is located in Portland, Oregon.
Here are the financial assistance programs available to residents in Oregon.

Get Financial aid guidance

Oregon Project Independence (OPI)

OPI

Age 60+
General Oregon resident, at risk of nursing home but not Medicaid-eligible.
Income Limits ~$2,000/month individual, varies
Asset Limits $5,000 individual
OR

Cost-sharing required; 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)

Oregon Medicaid Community-Based Care

OR Medicaid CBC

Age 65+ or disabled
General Oregon 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).
OR

High demand in urban areas (e.g., Portland).

Benefits
Personal care (5-7 hours/day) Respite (240 hours/year) Adult day care ($70/day) Home modifications ($1,500 avg.)

Program of All-Inclusive Care for the Elderly (PACE)

Oregon PACE (e.g., Providence ElderPlace)

Age 55+
General OR resident (specific counties), NFLOC, safe with PACE support.
Income Limits (2025) ~$2,829/month (Medicaid-eligible); private pay option available.
Asset Limits $2,000 (individual), $3,000 (couple) for Medicaid enrollees.
OR

Available in 11 counties (e.g., Multnomah, Washington); Providence ElderPlace dominant provider.

Benefits
Personal care (5-7 hours/day) Medical care Meals Transportation Respite Therapies

Medicare Savings Program (MSP)

Oregon Medicare Savings Program

Age 65+ or disabled
General OR 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).
OR

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)

Oregon Family Caregiver Support Program

Age —
General Caregivers of 60+ needing care or 55+ caregivers of others; OR resident; functional needs (2+ ADLs).
Income Limits (2025) No strict cap; prioritizes low-income ~$24,980/year
Asset Limits Not assessed; need-based.
OR

15 regions; rural priority; includes grandparent caregivers.

Benefits
Respite (4-6 hours/week or 5 days/year) Adult day care ($60/day) Training Supplies (~$500/year)

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

Oregon VA Aid and Attendance/Housebound

Age 65+ or disabled veteran/spouse
General OR 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
OR

High veteran demand; Oregon Veterans’ Homes option.

Benefits
Cash (~$1,433-$2,642/month veteran, ~$951-$1,318 spouse) for care costs (e.g., in-home, assisted living)

Senior Property Tax Deferral Program

Oregon Property Tax Deferral for Disabled and Senior Citizens

Age 62+
General OR resident, homeowner 5+ years, low-income.
Income Limits (2025) ~$58,000/year household, adjusted annually
Asset Limits Home value < county median; equity > 15%.
OR

Deferred taxes accrue 6% interest; repaid upon sale/death.

Benefits
Tax deferral (~$1,000-$3,000/year avg., varies by county)

Elderly Nutrition Program (ENP)

Oregon Elderly Nutrition Program

Age 60+
General OR resident (or spouse of any age); no income limit.
Income Limits (2025) None; donations encouraged.
Asset Limits Not assessed.
OR

Includes Meals on Wheels; prioritizes homebound/low-income.

Benefits
Home-delivered or congregate meals (~$5-$7/meal value, 5 meals/week avg.)

Frequently Asked Questions about Willamette View

Is Willamette View in a walkable area?

Willamette View has a walk score of 45. Car-dependent. A few nearby services may be reachable on foot, but most trips require transportation.

What is the occupancy rate at Willamette View?

Willamette View's occupancy is 93.3%.

How long has Willamette View been in business?

Willamette View has been operating for approximately 32 years, based on available licensing and registration records.

Does Willamette View have different floorplan options?

Yes — see the floorplan options available at Willamette View on this page.

Are pets allowed at Willamette View?

Yes, Willamette View allows residents to bring their pets.

What is the best email address for Willamette View?

The team at Willamette View can be reached at nicoleg@willametteview.org.

Does Willamette View operate as a for-profit or non-profit?

Willamette View is registered as a non-profit in OR.

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