State plate · PA
Assisted living in Pennsylvania
Pennsylvania licenses assisted living through DHS, Office of Long-Term Living / Bureau of Human Services Licensing, under the license types Personal Care Home; Assisted Living Residence. The state's own list, as of October 24, 2026, counts 991 licensed facilities with 61,866 beds; 795 of them have 20 or more, the smallest size HUD's Section 232 program insures. HUD's active-loan file shows 17 FHA-insured assisted living loans in Pennsylvania with $151.2 million outstanding as of September 30, 2026.
Licensing
- Licensing agency
- DHS, Office of Long-Term Living / Bureau of Human Services Licensing
- License types
- Personal Care Home; Assisted Living Residence
- Official program page
- pa.gov
- Facility list
- CSV (2026-10-22)
Licensing details checked against each agency's site on 2026-10-24. HUD requires a Section 232 assisted living project to be licensed or regulated by the state and have at least 20 beds.
Licensed supply, from the state's list
| Facilities on the list | 991 |
|---|---|
| Licensed beds | 61,866 |
| Facilities with 20 or more beds | 795 (80% of facilities, 97% of beds) |
| Homes with 6 or fewer beds | 24 |
| Median size | 54 beds |
Covers: Personal care homes (assisted living residences not included). Source: data.pa.gov, as of October 24, 2026.
CDC survey profile (2020)
The National Post-acute and Long-term Care Study, run by CDC's National Center for Health Statistics, estimates residential care communities with four or more beds. 2020 is its latest wave with state figures, so these numbers differ from the state's own list.
| Measure | Pennsylvania | US |
|---|---|---|
| Communities | 940 | 30,600 |
| Beds | 57,500 | 1,197,600 |
| Average beds per community | 61 | 39 |
| For-profit | n/a% | 81.9% |
| Chain affiliated | 62.6% | 61.4% |
| Medicaid certified | n/a% | 43.6% |
| Dementia-only communities | n/a | 10.5% |
| Dementia-only or with a dementia unit | 28.0% | 20.5% |
| Residents 85 and older | 48.4% | 49.9% |
| Residents with Alzheimer disease or other dementias | 37.2% | 42.1% |
Source: CDC/NCHS, Biennial Overview of Post-acute and Long-term Care (data.cdc.gov). Percentages are of communities, except the resident rows.
HUD Section 232 assisted living loans
- Active FHA loans
- 17
- Outstanding
- $151.2 million
- Median note rate
- 3.75%
- Endorsed since FY2001
- 63
Since fiscal 2001 HUD has endorsed 63 FHA-insured assisted living loans in Pennsylvania for $531.9 million of original principal, 8 of them for new construction or substantial rehabilitation, and 5 since fiscal 2021. 3 of today's active loans carry a note rate of 5% or more. The active file also lists 3 board and care loans in the state.
| Property (HUD name) | City | Units | Endorsed | Rate | Balance | Matures |
|---|---|---|---|---|---|---|
| Country Meadows of Leader HeightsFHA 03422181 | York | 169 | Jun 2022 | 3.99% | $21,518,767 | Jul 2057 |
| Oak Leaf Manor NorthFHA 03422151 | Landisville | 232 | Aug 2019 | 3.53% | $13,969,175 | Sep 2054 |
| Country Meadows of BethlehemFHA 03422113 | Bethlehem | 368 | Jul 2014 | 3.10% | $13,614,811 | Aug 2049 |
| The Fountains & Gardens at IndianaFHA 03322160 | Indiana | 42 | Mar 2026 | 5.98% | $12,851,173 | Apr 2061 |
| Country Meadows of WyomissingFHA 03422182 | Wyomissing | 197 | Jun 2022 | 3.99% | $11,947,922 | Jul 2057 |
| Providence Place of PottsvilleFHA 03422116 | Pottsville | 178 | Feb 2015 | 3.05% | $8,915,100 | Mar 2050 |
| Autumn House EastFHA 03422147 | York | 278 | Dec 2018 | 3.75% | $8,885,616 | Jan 2049 |
| Amoroso Wellness at YorkFHA 03422202 | York | 200 | Sep 2025 | 6.21% | $7,895,253 | Oct 2060 |
| Oak Leaf Manor SouthFHA 03422152 | Millersville | 122 | Aug 2019 | 3.53% | $7,193,453 | Sep 2054 |
| Grand Resid of Upper St.clairFHA 03322076 | Pittsburgh | 70 | Oct 2011 | 3.94% | $6,846,016 | Nov 2046 |
| Sayre Personal Care CenterFHA 03410014 | Sayre | 50 | Sep 2020 | 3.50% | $6,434,223 | Jan 2062 |
| Mountain View Senior LivingFHA 03322138 | Greensburg | 65 | Sep 2023 | 6.00% | $6,254,144 | Oct 2058 |
| Autumn House WestFHA 03422148 | York | 236 | Dec 2018 | 3.75% | $6,084,897 | Jan 2049 |
| Oakwood TerraceFHA 03422130 | Moosic | 58 | Sep 2017 | 3.49% | $6,080,069 | Oct 2052 |
| Providence Place of HazletonFHA 03422052 | Drums | 138 | Jun 2011 | 3.05% | $4,963,652 | Jul 2046 |
| Fritzingertown Senior LivingFHA 03422032 | Drums | 182 | Feb 2010 | 4.75% | $4,065,853 | Mar 2045 |
| Serenity Gardens at Mount CarmelFHA 03422153 | Kulpmont | 124 | Aug 2019 | 3.53% | $3,660,448 | Sep 2054 |
Active loans: HUD FHA insured mortgages, active, as of September 30, 2026. Endorsements: HUD Office of Healthcare Programs database, data run July 8, 2026. Facility type comes from HUD's endorsement records.
Own or are buying an assisted living or memory care building in Pennsylvania? See what HUD, Fannie Mae and Freddie Mac would lend against your NOI.
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