Ann's Choice
Mid-level
30000 Ann's Choice Way, Warminster, PA 18974
Warminster, PA · Bucks County
Phone: (215) 443-3900
Care: Assisted Living, Memory Care, Independent Living
Starting price: Not published
Erickson CCRC: entrance fee plus monthly package; no published AL starting rate found
Rating: 4.0★ (103 Google)
License: 129010 — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
- license type inferred from PA operator norms — confirm on PA DHS recheck Jan 2027
- Address variants in directories: seniorguidance.org lists 16000 Ann's Choice Way; senioradvice.com lists 10000 Ann's Choice Way; operator uses 30000 Ann's Choice Way
Brookdale Dublin
Mid-level
160 Elephant Rd, Dublin, PA 18917
Dublin, PA · Bucks County
Phone: (215) 249-1700
Care: Memory Care
Starting price: $6,470/mo
Seniorly/seniorhomes.com starting $6,470/mo, Oct 2026 (Seniorly FAQ cites $5,000 — conflicting)
Rating: 5.0★ (9 Google)
License: 127350 — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
- license type inferred from PA operator norms — confirm on PA DHS recheck Jan 2027
- Thin review base (9 Google reviews)
- assistedlivingmagazine.com reports 28 citations / 2 complaints; latest inspection 10/23/2024 — enforcement-adjacent
- Conflicting price: Seniorly starting $6,470 vs $5,000 cited in Seniorly FAQ
Chandler Hall
Mid-level
99 Barclay St, Newtown, PA 18940
Newtown, PA · Bucks County
Phone: (215) 860-4000
Care: Assisted Living
Starting price: $3,969/mo
Seniorly average monthly cost $3,969 (not a starting rate), Oct 2026 (seniors.fyi range $1,995–$6,600)
Rating: 4.0★ (102 seniors.fyi)
License: 129871 — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
- license type inferred from PA operator norms — confirm on PA DHS recheck Jan 2027
- Multiple PA license numbers associated with the same address (126890, 129871, 129890)
Pine Run Lakeview
Mid-level
2425 Lower State Rd, Doylestown, PA 18901
Doylestown, PA · Bucks County
Phone: (215) 489-7117
Care: Personal Care
Starting price: $6,870/mo
Seniorly from $6,870/mo, Oct 2026 (seniors.fyi range $3,990–$6,780)
Rating: 4.4★ (25 seniors.fyi)
License: 127340 — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
Sunrise of Lower Makefield
Mid-level
631 Stony Hill Rd, Yardley, PA 19067
Yardley, PA · Bucks County
Phone: (215) 372-2205
Care: Personal Care, Memory Care
Starting price: $4,134/mo
Operator website $4,134+/mo, Oct 2026 (page variants show $4,200+)
Rating: 4.4★ (107 seniors.fyi)
License: 138090 — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
The Solana Doylestown
Mid-level
1621 Easton Rd, Warrington, PA 18976
Warrington, PA · Bucks County
Phone: (215) 343-0123
Care: Personal Care, Memory Care
Starting price: $4,658/mo
Seniorly from $4,658/mo, Oct 2026 (seniorcarefinder range $5,495–$9,395)
Rating: 4.4★ (0 SeniorCareFinder)
License: 141210 — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
- Review count not published by SeniorCareFinder
Wesley Enhanced Living Doylestown (Heritage Towers)
Mid-level
200 Veterans Ln, Doylestown, PA 18901
Doylestown, PA · Bucks County
Phone: (267) 895-1100
Care: Independent Living, Personal Care
Starting price: Not published
No published personal-care starting rate found; Caring.com lists IL from $1,683/mo
Rating: 4.2★ (21 Caring.com)
License: 127180 — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
- seniorhomereview.com reports 4 health deficiencies at last standard inspection 2026-03-05 (CMS) — enforcement-adjacent
Arden Courts of Yardley
Luxury
493 Stony Hill Rd, Yardley, PA 19067
Yardley, PA · Bucks County
Phone: (215) 321-6166
Care: Memory Care
Starting price: $5,700/mo
Seniorly from $5,700/mo Jul 2026 (seniors.fyi $7,695; elderlifefinancial $8,500–$9,743 — conflicting)
Rating: 4.7★ (137 seniors.fyi)
License: 129970 — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
- License number corroborated by a PA DHS Bureau of Human Services Licensing inspection summary (Dec 2024, expiry 04/30/2025) republished on assistedlivingmagazine.com; FAQ cites expiry 04/30/2027 — verify on PA DHS recheck Jan 2027
- PA DHS inspection (Apr 27–29, 2020 renewal) recorded 14 deficiencies under 55 Pa. Code Ch. 2600 (missing signatures, unlocked poisonous materials, hot-water temperature, medication management); plans of correction implemented
- Seniorly lists Morrisville PA 19067 as city variant
- Conflicting price points: Seniorly $5,700 (Jul 2026) vs seniors.fyi $7,695 vs elderlifefinancial $8,500–$9,743
The Bridges at Warwick
Luxury
1600 Almshouse Rd, Jamison, PA 18929
Jamison, PA · Bucks County
Phone: (215) 600-3747
Care: Personal Care, Memory Care
Starting price: $5,800/mo
Seniorly from $5,800/mo, Oct 2026 (seniors.fyi range $6,140–$6,990)
Rating: 4.6★ (175 seniors.fyi)
License: 142350 — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
- license type inferred from PA operator norms — confirm on PA DHS recheck Jan 2027
- U.S. News 2025 Best Assisted Living and Best Memory Care
Kendal-Crosslands Communities
Value
1660 East State Street
Kennett Square, PA · Chester County
Phone: (610) 388-1441
Care: Personal Care, Independent Living
Starting price: $2,686/mo
AL monthly rate range $2,686–$9,429 per ElderLife Financial (partner directory), Oct 2026; CCRC entrance fee required; varies by contract and care level.
Rating: 4.4★ (10 Caring.com)
License: Not recorded — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
- Combined CCRC campus (Crosslands + Kendal at Longwood); personal care listed under Kendal-Crosslands in county directory
- Thin review base (10 reviews)
Sunrise of Westtown
Value
1045 Wilmington Pike
West Chester, PA · Chester County
Phone: (610) 399-4464
Care: Personal Care, Memory Care
Starting price: $2,979/mo
Starting room rate per operator site, Oct 2026; care services charged separately based on assessment; Seniorly verified from $5,320/mo.
Rating: 4.4★ (34 Google)
License: Not recorded — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
The Hickman
Value
400 North Walnut Street
West Chester, PA · Chester County
Phone: (484) 760-6300
Care: Personal Care, Memory Care
Starting price: $3,620/mo
Starting rate per Seniorly (verified), Oct 2026; memorycare.com lists base $4,740 AL / $6,240 MC.
Rating: 4.4★ (13 Google)
License: Not recorded — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
- Thin review base (13 Google reviews); memorycare.com shows 4.51 (47 reviews)
Arbor Terrace Exton
Mid-level
100 Oaklands Boulevard
Exton, PA · Chester County
Phone: (484) 292-2910
Care: Personal Care, Memory Care
Starting price: $5,195/mo
Starting rate per Seniorly (verified), Oct 2026; memorycare.com lists base $3,995 AL / $6,250 MC.
Rating: 4.8★ (104 Google)
License: Not recorded — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
Bellingham at West Chester
Mid-level
1615 East Boot Road
West Chester, PA · Chester County
Phone: (610) 436-6663
Care: Personal Care, Memory Care, Independent Living
Starting price: $3,800/mo
Starting rate per Seniorly (verified), Oct 2026; varies by room type and care level.
Rating: 3.9★ (26 Google)
License: Not recorded — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
- Google rating below 4.0
Brightview Devon
Mid-level
301 East Conestoga Road
Wayne, PA · Chester County
Phone: (610) 978-8684
Care: Personal Care, Memory Care, Independent Living
Starting price: $4,400/mo
Starting rate per Seniorly (verified), Oct 2026; varies by room type and care level.
Rating: 4.8★ (62 Google)
License: Not recorded — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
Hemsley House of Paoli
Mid-level
324 Lancaster Avenue
Malvern, PA · Chester County
Phone: (610) 251-9994
Care: Assisted Living, Memory Care
Starting price: $5,502/mo
Starting rate per Seniorly (verified), Oct 2026; memorycare.com lists base $3,420 AL / $7,230 MC.
Rating: 4.0★ (62 MemoryCare.com)
License: Not recorded — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
- Rebranded from Sunrise of Paoli in early 2026 (A Place for Mom review responses, Mar 2026); still listed as Sunrise of Paoli in Chester County's Apr 2026 licensed PCH directory
- No current Google rating found under new name
Wellington at Hershey's Mill
Luxury
1361 East Boot Road
West Chester, PA · Chester County
Phone: (484) 653-1200
Care: Personal Care, Memory Care, Independent Living
Starting price: $5,760/mo
Assisted Living (Personal Care) starting rate per seniorhomes.com, Oct 2026; Independent Living from $4,690; Memory Care from $8,620.
Rating: 4.2★ (122 Google)
License: 141360 — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
- License number 141360 from assistedlivingmagazine.com (claims PA state health dept records; expires Mar 23, 2027) — third-party, not DHS-confirmed
- Not listed in Chester County's Apr 2026 licensed PCH directory despite reported state license
Sunrise of Haverford
Value
217 W Montgomery Avenue
Haverford, PA · Delaware County
Phone: (610) 896-9777
Care: Personal Care, Memory Care
Starting price: $2,888/mo
Starting room rate per operator site, Oct 2026; care services charged separately based on assessment; all-in estimates ~$5,685+/mo (Seniorly).
Rating: 5.0★ (4 Google)
License: Not recorded — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
- Thin review base (4 Google reviews)
Sunrise of Newtown Square
Value
333 South Newtown Street Road
Newtown Square, PA · Delaware County
Phone: (610) 325-5400
Care: Personal Care, Memory Care
Starting price: $3,300/mo
Starting room rate per operator site, Oct 2026; care services charged separately based on assessment. Seniorly verified from $5,746/mo; seniors.fyi range $5,940–$8,100.
Rating: 4.2★ (75 Google)
License: Not recorded — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
Truewood by Merrill Gardens
Value
263 Glen Riddle Rd
Media, PA · Delaware County
Phone: (610) 312-2936
Care: Personal Care, Memory Care, Independent Living
Starting price: $2,750/mo
Starting rate per Seniorly (verified), Oct 2026; varies by room type and care level.
Rating: 4.9★ (7 Google)
License: 190310 — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
- License number 190310 from seniorcare.com (third party, states it does not verify license status)
- Thin review base (7 Google reviews)
Lima Estates
Mid-level
411 N Middletown Rd
Media, PA · Delaware County
Phone: (610) 565-7020
Care: Assisted Living, Memory Care, Independent Living
Starting price: Not published
CCRC entrance-fee model (ACTS); monthly assisted living pricing not published — quote on request.
Rating: 4.3★ (59 Google)
License: Not recorded — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
Riddle Village
Mid-level
1048 W Baltimore Pike
Media, PA · Delaware County
Phone: (610) 595-4969
Care: Assisted Living, Independent Living
Starting price: Not published
CCRC entrance-fee model; assisted living pricing on request (mycaringplan estimates studio ~$4,767/mo).
Rating: 3.9★ (19 Google)
License: Not recorded — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
- Google rating below 4.0
Sunrise of Granite Run
Mid-level
247 North Middletown Road
Media, PA · Delaware County
Phone: (610) 566-3535
Care: Personal Care, Memory Care
Starting price: $4,100/mo
Starting room rate per operator site, Oct 2026; care services charged separately based on assessment. Seniorly/Caring.com all-in estimates start ~$6,019/mo.
Rating: 4.6★ (10 Google)
License: Not recorded — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
- Operator-displayed rating; Caring.com shows 3.8 (42 reviews)
Dunwoody Village
Luxury
3500 West Chester Pike
Newtown Square, PA · Delaware County
Phone: (610) 359-4400
Care: Personal Care, Memory Care, Independent Living
Starting price: $11,880/mo
Derived monthly equivalent ($396/day x 30 days) from the Personal Care daily rate in the CCRC disclosure statement filed with the PA Insurance Dept (Jan 2026); Memory Care $465/day; CCRC entrance fee required.
Rating: 4.1★ (156 Google)
License: Not recorded — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
Maris Grove
Luxury
200 Maris Grove Way
Glen Mills, PA · Delaware County
Phone: (610) 459-1090
Care: Assisted Living, Memory Care, Independent Living
Starting price: $12,080/mo
Memory care monthly service fee starts at $12,080 per operator site (Oct 2026); AL/IL monthly rates are pricing-on-request; a $150,000 refundable entrance fee applies to nonresident memory care.
Rating: 4.8★ (6 Google)
License: Not recorded — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
- Thin review base (6 Google reviews)
Sunrise of Abington
Value
1801 Susquehanna Rd, Abington, PA 19001
Abington, PA · Montgomery County
Phone: (215) 372-2186
Care: Personal Care, Memory Care, Independent Living
Starting price: $2,859/mo
Operator website $2,859+/mo, Oct 2026; room rates exclude care levels
Rating: 4.0★ (149 MemoryCare.com)
License: 128280 — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
Sunrise of Blue Bell
Value
795 Penllyn Pike, Blue Bell, PA 19422
Blue Bell, PA · Montgomery County
Phone: (215) 619-2777
Care: Personal Care, Memory Care
Starting price: $3,300/mo
Starting price per Seniorly, Oct 2026; operator does not publish pricing (mycaringplan estimates studio $5,225)
Rating: 4.2★ (88 SeniorAdvisor)
License: 128420 — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
Sunrise of Lafayette Hill
Value
429 Ridge Pike, Lafayette Hill, PA 19444
Lafayette Hill, PA · Montgomery County
Phone: (484) 821-3173
Care: Personal Care, Memory Care
Starting price: $3,700/mo
Operator website $3,700+/mo, Oct 2026; excludes care levels (Caring.com starting estimate $5,928)
Rating: 4.2★ (23 Caring.com)
License: 128250 — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
Blue Bell Place
Mid-level
777 Dekalb Pike, Blue Bell, PA 19422
Blue Bell, PA · Montgomery County
Phone: (610) 277-6443
Care: Assisted Living, Memory Care
Starting price: $3,950/mo
Seniorly from $3,950/mo, Oct 2026 (seniors.fyi range $4,145–$6,495)
Rating: 4.4★ (97 seniors.fyi)
License: 132800 — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
- license type inferred from PA operator norms — confirm on PA DHS recheck Jan 2027
Brandywine Living at Dresher Estates
Mid-level
1405 N Limekiln Pike, Dresher, PA 19025
Dresher, PA · Montgomery County
Phone: (215) 591-4000
Care: Assisted Living, Memory Care
Starting price: $5,200/mo
Seniorly 'from $5,200/mo', Oct 2026; operator publishes no pricing
Rating: 4.2★ (66 seniors.fyi)
License: 128300 — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
- license number variant 144240 appears on assistedlivingmagazine.com FAQ vs 128300 on seniorguidance.org and assistedlivingforcouples.com — confirm Jan 2027
- PA DHS licensing inspection documents republished on assistedlivingmagazine.com show past deficiencies with plans of correction accepted and implemented
Brandywine Living at Upper Providence
Mid-level
1133 Black Rock Rd, Phoenixville, PA 19460
Phoenixville, PA · Montgomery County
Phone: (610) 933-3250
Care: Assisted Living, Memory Care
Starting price: $5,300/mo
Seniorly 'From $5,300/mo', Oct 2026 (FAQ on same page says $5,749 — conflicting)
Rating: 4.8★ (107 seniors.fyi)
License: 141450 — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
- license type inferred from PA operator norms — confirm on PA DHS recheck Jan 2027
- Conflicting price: Seniorly 'From $5,300/mo' vs $5,749 in FAQ on the same page
Holy Redeemer St Joseph Manor
Mid-level
1616 Huntingdon Pike, Meadowbrook, PA 19046
Meadowbrook, PA · Montgomery County
Phone: (215) 938-4000
Care: Assisted Living, Memory Care, Independent Living
Starting price: $5,040/mo
APFM starting $5,040/mo, Oct 2026
Rating: 4.4★ (155 Mirador Living)
License: 127940 — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
The Birches at Arbour Square
Mid-level
691 Main St, Harleysville, PA 19438
Harleysville, PA · Montgomery County
Phone: (215) 541-3700
Care: Personal Care, Memory Care
Starting price: $4,390/mo
seniorhomes.com starting $4,390/mo (seniors.fyi range $3,990–$5,990)
Rating: 4.6★ (86 seniors.fyi)
License: 134520 — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
Wesley Enhanced Living Upper Moreland
Mid-level
2815 Byberry Rd, Hatboro, PA 19040
Hatboro, PA · Montgomery County
Phone: (215) 675-0103
Care: Personal Care, Independent Living
Starting price: $6,840/mo
seniorhomes.com 'Assisted Living $6,840 Starting Price', Oct 2026 (Seniorly $1,661/mo is IL/CCRC rate)
Rating: 4.5★ (96 seniors.fyi)
License: 127910 — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
- assistedlivingmagazine.com FAQ (citing PA state health records) shows license 127910 expiring 02/27/2027, occupancy 59.6%, non-profit — corroboration only, not a PA DHS lookup
Arden Courts of King of Prussia
Luxury
620 W Valley Forge Rd, King of Prussia, PA 19406
King of Prussia, PA · Montgomery County
Phone: (610) 337-1214
Care: Memory Care
Starting price: $10,051/mo
Caring.com Verified Partner starting $10,051/mo (memory care), Oct 2026
Rating: 4.5★ (5 Caring.com)
License: 129950 — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
- license type inferred from PA operator norms and the Yardley sister facility's PA DHS inspection summary (55 Pa. Code Ch. 2600, Personal Care Homes) — confirm on PA DHS recheck Jan 2027
- Thin review base (5 Caring.com reviews; APFM 9.2/10 from 36 reviews)
Waverly Heights
Luxury
1400 Waverly Rd, Gladwyne, PA 19035
Gladwyne, PA · Montgomery County
Phone: (610) 645-8600
Care: Assisted Living, Memory Care, Independent Living
Starting price: $6,200/mo
APFM studio starting $6,200/mo, Oct 2026 (familyassets Feb-2026 page listed AL 1BR from $11,860 — wide variance)
Rating: 4.53★ (83 Mirador Living)
License: 127820 — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
- license type inferred from PA operator norms — confirm on PA DHS recheck Jan 2027
- Wide price variance: APFM $6,200/mo studio starting vs familyassets Feb-2026 AL 1BR from $11,860
Oakwood Residence
Value
2109 Red Lion Rd, Philadelphia, PA 19115
Philadelphia, PA · Philadelphia County
Phone: (215) 673-7000
Care: Personal Care
Starting price: $2,900/mo
seniorhomes.com: 'Starting at 2,900/mo', captured Oct 2026.
Rating: 4.9★ (28 assistedlivingcenter.com)
License: 13256 — Personal Care Home
Verified on a PA DHS source
Research flags:- Skilled-nursing facility (Oakwood Healthcare & Rehabilitation Center, 148 beds) shares the 2109 Red Lion Rd address; Oakwood Residence is the personal care component
The Lafayette
Value
8580 Verree Rd, Philadelphia, PA 19111
Philadelphia, PA · Philadelphia County
Phone: (215) 214-2800
Care: Assisted Living, Memory Care, Independent Living
Starting price: $2,311/mo
Seniorly facility page: 'Pricing starts from $2,311/mo', captured Oct 2026 (varies by room type and care level).
Rating: Not reported
License: 101920 — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
- No aggregate review score found (A Place for Mom lists 15 unaggregated reviews); nonprofit Redeemer Health community
Vine Street Manor
Value
230 N 65th St, Philadelphia, PA 19139
Philadelphia, PA · Philadelphia County
Phone: (215) 921-5792
Care: Assisted Living, Memory Care
Starting price: $2,500/mo
seniors.fyi published rate: semi-private $2,500/mo; one-bedroom $3,000/mo. Seniorly estimates start at $3,800/mo — wide range, treat as approximate, Oct 2026.
Rating: 2.8★ (6 seniors.fyi)
License: 142340 — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
- Possible rebrand to 'Brittany Manor' per Caring.com copy describing 230 N 65th St
- Low/weak review profile: 2.8/5 from 6 seniors.fyi reviews
Wesley Enhanced Living at Stapeley
Value
6300 Greene St, Philadelphia, PA 19144
Philadelphia, PA · Philadelphia County
Phone: (215) 844-0700
Care: Assisted Living, Memory Care, Independent Living
Starting price: $2,937/mo
Caring.com starting price $2,937/mo, captured Oct 2026; SeniorSite breaks out assisted living studio from $2,937/mo.
Rating: 4.2★ (40 Caring.com)
License: 14017 — Personal Care Home
Verified on a PA DHS source
Research flags:- DHS enforcement history: provisional license period, fines ($5/resident/day), 22 citations at May 2024 renewal inspection; Feb 2025 DHS letter — plan of correction not fully implemented
Atria Center City
Mid-level
150 N 20th St, Philadelphia, PA 19103
Philadelphia, PA · Philadelphia County
Phone: (215) 564-5455
Care: Assisted Living, Memory Care, Independent Living
Starting price: $4,895/mo
Seniorly facility page: 'Pricing starts from $4,895/mo' (varies by room type and care level), captured Oct 2026. Operator site lists apartments from $4,495/mo.
Rating: 4.1★ (93 Google)
License: 136570 — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
Broad Street Residence
Mid-level
5224 N Broad St, Philadelphia, PA 19141
Philadelphia, PA · Philadelphia County
Phone: Not listed
Care: Assisted Living, Memory Care
Starting price: Not published
Conflicting published figures: Seniorly shows a generic $3,400/mo estimate used identically across many Philadelphia PCH listings (placeholder); ElderLife Financial shows $6,178/mo 'average price before discounts'. No operator rates — set null pending recheck Jan 2027.
Rating: Not reported
License: 176360 — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
- Memory-care-focused personal care home; ~24 licensed beds per CareListings
Deer Meadows Residences
Mid-level
8301 Roosevelt Blvd, Philadelphia, PA 19152
Philadelphia, PA · Philadelphia County
Phone: (215) 624-7575
Care: Assisted Living, Memory Care, Independent Living
Starting price: Not published
No published rates found — genuinely unfindable, set null.
Rating: 2.9★ (10 SeniorSite)
License: 182730 — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
- Mixed/low review profile: 2.9/5 from 10 SeniorSite reviews
Fountain View at Logan Square
Mid-level
2 Franklin Town Blvd, Philadelphia, PA 19103
Philadelphia, PA · Philadelphia County
Phone: (215) 563-1800
Care: Assisted Living, Memory Care, Independent Living
Starting price: Not published
Operator publishes no rates. Seniorly listed an estimated starting price of ~$3,500/mo during Oct 2026 research, but the facility page URL was not captured verbatim — set null pending recheck Jan 2027.
Rating: 3.8★ (31 Google)
License: 14963 — Personal Care Home
Verified on a PA DHS source
Research flags:- Rebranded from The Watermark at Logan Square after ~$62.3M ownership change (LOGAN OPERATOR LLC, d/b/a Logan Square Enhanced Senior Living)
- Most recent DHS Certificate of Compliance on file expired 2/19/2026 — recheck Jan 2027
- DHS certificate covers 101 personal care beds plus a 14-bed secured dementia unit
Kaysim Court Manor
Mid-level
5919 Wayne Ave, Philadelphia, PA 19144
Philadelphia, PA · Philadelphia County
Phone: (215) 651-5908
Care: Personal Care
Starting price: Not published
No published rates found — genuinely unfindable, set null.
Rating: 3.1★ (7 chamberofcommerce.com)
License: 109660 — Personal Care Home
Verified on a PA DHS source
Research flags:- May 2025 DHS letter — plan of correction for Oct 2024 inspection not fully implemented
- Also serves mentally/physically disabled adults and veterans per operator site (kaysim-court.com)
- Weak review profile: 3.1/7 on chamberofcommerce.com
McCallum Assisted Life
Mid-level
7141 McCallum St, Philadelphia, PA 19119
Philadelphia, PA · Philadelphia County
Phone: (215) 242-2991
Care: Personal Care
Starting price: Not published
Operator publishes no rates. ElderLife Financial showed a ~$2,000/mo starting-price listing (care level unspecified) during Oct 2026 research, but the facility page URL was not captured verbatim — set null pending recheck Jan 2027.
Rating: Not reported
License: 14445 — Personal Care Home
Verified on a PA DHS source
Research flags:- Provisional license Jan-Jul 2025; regular DHS license issued 7/31/2025
- 48 licensed beds per CareListings
Paul's Run
Mid-level
9896 Bustleton Ave, Philadelphia, PA 19115
Philadelphia, PA · Philadelphia County
Phone: (215) 934-3000
Care: Assisted Living, Independent Living
Starting price: Not published
Operator and directories list 'pricing on request' only — genuinely unfindable, set null.
Rating: 4.7★ (42 Google)
License: 176990 — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
- Liberty Lutheran CCRC; offers independent living, personal care, and nursing/rehab
Roxborough Home for Women
Mid-level
601 Leverington Ave, Philadelphia, PA 19128
Philadelphia, PA · Philadelphia County
Phone: (215) 482-6615
Care: Personal Care
Starting price: Not published
No operator rates published. Seniorly shows a generic $3,400/mo estimated starting price that appears identically across many Philadelphia PCH listings (placeholder) — not reliable; set null.
Rating: 4.4★ (12 CareListings)
License: 14156 — Personal Care Home
Verified on a PA DHS source
Research flags:- Complaint investigations 2023-2025, incl. Aug 2025 allegation of staff misconduct toward a resident (staff member terminated)
- Address published as '601 Leverington Ave' (DHS documents) and '601 East Leverington Avenue' (directories)
- Nonprofit, women-only personal care home; 30 licensed beds
Simpson House
Mid-level
2101 Belmont Ave, Philadelphia, PA 19131
Philadelphia, PA · Philadelphia County
Phone: (215) 878-3600
Care: Assisted Living, Memory Care, Independent Living
Starting price: Not published
Operator and directories list 'pricing on request' only — genuinely unfindable, set null.
Rating: 4.6★ (20 Google)
License: 189210 — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
Taylor's Personal Care Home
Mid-level
2113-15 W Hunting Park Ave, Philadelphia, PA 19140
Philadelphia, PA · Philadelphia County
Phone: (215) 221-9033
Care: Assisted Living
Starting price: Not published
No operator rates published. Seniorly shows a generic $3,400/mo estimated starting price used identically across many Philadelphia PCH listings (placeholder) — not reliable; set null.
Rating: Not reported
License: 138540 — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
The Philadelphia Protestant Home
Mid-level
6401 Martins Mill Road, Philadelphia, PA 19111
Philadelphia, PA · Philadelphia County
Phone: (215) 697-8000
Care: Assisted Living, Memory Care, Independent Living
Starting price: Not published
Monthly rates not published. seniorhomes.com shows a $48,000 entry fee (not monthly) and 'Pricing not available' — set null, not to be confused with the entry fee.
Rating: 4.6★ (541 Google)
License: 144500 — Personal Care Home
Verified on a PA DHS source
Research flags:- PCH component is Midway Manor, 6500 Tabor Rd; campus marketed at 6401 Martins Mill Rd
- seniorhomes.com 'State Licenses: 681002' is the skilled-nursing (Dept. of Health) license, not the PCH license
Viva Senior Living at Chestnut Hill
Mid-level
495 E Abington Ave, Philadelphia, PA 19118
Philadelphia, PA · Philadelphia County
Phone: (215) 253-8133
Care: Assisted Living, Memory Care
Starting price: $3,900/mo
Operator rate sheet: studios starting at $3,900/mo plus $3,500 one-time community fee; rates effective 1/1/2026 (Viva Senior Living PDF). Caring.com lists a lower starting price ($3,215) — see research_flags.
Rating: 4.1★ (37 Caring.com)
License: 14157 — Personal Care Home
Verified on a PA DHS source
Research flags:- Rebranded from The Terrace at Chestnut Hill to Viva Senior Living at Chestnut Hill
- Operator rate sheet ($3,900 studio, eff. 1/1/2026) differs from Caring.com starting price ($3,215)
Walnut Manor
Mid-level
5032 Walnut St, Philadelphia, PA 19139
Philadelphia, PA · Philadelphia County
Phone: (215) 528-5297
Care: Assisted Living, Memory Care
Starting price: Not published
No operator rates published. mycaringplan.com estimates ~$4,179/mo studio (estimate, not operator rate); Seniorly shows a generic $3,400/mo placeholder estimate — set null.
Rating: Not reported
License: 117190 — Personal Care Home
Not yet verified on PA DHS — recheck queued for the Jan 2027 refresh
Research flags:- license unverified — recheck Jan 2027
- 27 licensed beds per CareListings; assisted living and memory care per continuingcarecommunities.org
Wesley Enhanced Living Pennypack Park
Mid-level
8401 Roosevelt Blvd, Philadelphia, PA 19152
Philadelphia, PA · Philadelphia County
Phone: (215) 624-5800
Care: Assisted Living, Memory Care, Independent Living
Starting price: Not published
Operator model is entry fee plus all-inclusive monthly; no published starting rates found — set null.
Rating: 3.75★ (99 Mirador)
License: 176380 — Personal Care Home
Verified on a PA DHS source
Cathedral Village
Luxury
600 E Cathedral Rd, Philadelphia, PA 19128
Philadelphia, PA · Philadelphia County
Phone: (215) 487-1300
Care: Assisted Living, Independent Living
Starting price: $6,021/mo
ElderLife Financial starting-price listing: $6,021/mo, captured Oct 2026 (care level unspecified).
Rating: 4.1★ (64 Mirador)
License: 12953 — Personal Care Home
Verified on a PA DHS source
Research flags:- Nonprofit (Presbyterian Senior Living); 50 licensed personal care beds per CareListings