Mt. San Antonio Gardens

What Mt. San Antonio Gardens does

Mt. San Antonio Gardens is a nonprofit Life Plan Community (Continuing Care Retirement Community) located on a 31-acre campus in Pomona, California, founded in 1961 and operated by Congregational Homes, Inc., a 501(c)(3) organization. The community serves approximately 450 residents across a full continuum of care that includes 288 independent living homes, 71 assisted living units, 10 memory care studios, 10 high-acuity assisted living units, and 48 skilled nursing rooms. The campus is notable for housing Taylor Villa and Harrison Villa — among the only Green House model skilled and memory care households operating in California — and for the Evergreen Commons Center for Wellness & Community Life, a central amenity hub opened in 2022.

The community generates revenue through a combination of upfront entrance fees (ranging from approximately $113,000 to $587,000 depending on contract type and unit selection) and recurring monthly service fees (averaging roughly $5,034 for a studio apartment), with residents able to elect either Life Care (Type A) or Modified (Type B) contracts that differ in the breadth of healthcare coverage included. The Cedars, a 53-apartment independent living expansion that opened in October 2023, added approximately 12% to community capacity and reflects ongoing reinvestment in the existing campus.

Mt. San Antonio Gardens maintains a BBB- senior debt rating with stable outlook and approximately 490 days cash on hand, providing capital flexibility for ongoing capital projects. The community is differentiated by longstanding intergenerational programming with the Claremont Colleges consortium (notably the Napier Initiative established in 2010 and the University Connection program) and by an unusually active resident-led governance structure with more than 70 committees. Leadership is headed by CEO Patricia Williams, COO Lisa Atilano, and CFO Jennifer Osborne, with Dan Jepson serving as Director of Technology and Innovation. The organization's strategic posture is focused on deepening its existing single-site continuum of care rather than geographic expansion.

Name

Mt. San Antonio Gardens

Legal name

Congregational Homes, Inc.

Website

https://msagardens.org

Company type

Private

Founded year

1961

Operating status

Operating

Headcount range

251–500 employees

Short description

Mt. San Antonio Gardens is a nonprofit Life Plan Community in Pomona, California, serving approximately 450 residents across independent living, assisted living, memory care, and skilled nursing on a 31-acre campus with entrance fees and recurring monthly service fees.

Ownership category

akta.pro rank

Product category

Continuing Care Retirement Community (Life Care / Senior Living)

NAICS

Continuing Care Retirement Communities (623311), Continuing Care Retirement Communities and Assisted Living Facilities for the Elderly (6233), Assisted Living Facilities for the Elderly (623312), Nursing Care Facilities (Skilled Nursing Facilities) (62311)

SIC

Services-Skilled Nursing Care Facilities (8051), Services-Nursing & Personal Care Facilities (8050)

akta.pro primary industry

Life Plan / Entrance-Fee CCRCs (HLADAEAA)

akta.pro secondary industries

Single-Site CCRCs (HLADAEAE), Independent Living within CCRC Campuses (IL Component) (HLADAAAF)

Keywords

• Continuing care retirement community
• Senior living services
• Assisted living care
• Memory care facility
• Skilled nursing community

Headquarters

HQ city

Pomona

HQ country

United States

HQ region

North America

Offices1 record

Markets served

GTM type

B2C

Offering type

Services

Cost components

Personnel, Operations, Infrastructure, Marketing or Sales, Others

Revenue model

1. Entrance/Founders Fee: One-time upfront fees paid upon entry, varying based on age at entry, residence type, and contract option selected. The entry fee provides access to the full continuum of care. A portion is considered an allowable medical expense by the IRS and may reduce tax liability.
2. Monthly Service Fees: Recurring monthly fees covering comprehensive services including three meals daily, bi-weekly housekeeping, utilities (except phone/internet/cable), complete home maintenance, groundskeeping, security, health and wellness programs, exercise facilities, pool/spa, social services, chaplain, and medical transportation. Fees vary by residence type and contract selection.
3. Life Care Contract Benefits: Life Care contract guarantees future care at the same monthly fee regardless of care level needed, covering Medicare co-pays/deductibles after out-of-pocket threshold, pharmaceuticals, in-home services, and unlimited assisted living, memory care, and skilled nursing.
4. Healthcare Services Revenue: Assisted living, memory care, high acuity care, and skilled nursing services provided to both internal residents and external community members on a fee-for-service basis.

Pricing tiers

Go-to-market motion3 records

Distribution channels4 records

Marketing channels8 records

Core offering

Mt. San Antonio Gardens is a non-profit Life Care retirement community (CCRC) operating on a single 31-acre campus in Pomona, California. It delivers a full continuum of care that includes independent living residences (studios, apartments, cottages, homes), assisted living (Oak Tree Lodge), memory care (Taylor Villa), high acuity assisted living (Harrison Villa), and skilled nursing (Magnolia Grove), supported by an on-site wellness center (Evergreen Commons). Residents contract under Life Care (Type A) or Continuing Care (Type B) agreements that bundle housing, dining, services, and guaranteed future healthcare access for a recurring monthly fee plus an upfront entry fee.

Product overview

Mt. San Antonio Gardens is a non-profit Life Care retirement community (CCRC) offering a full continuum of care on a single 31-acre campus. The community provides Independent Living through various residences (studios, apartments, cottages, and homes) and higher levels of care including Assisted Living (Oak Tree Lodge), Memory Care (Taylor Villa), High Acuity Assisted Living (Harrison Villa in Evergreen Villas), and Skilled Nursing (Magnolia Grove). Recent additions include The Cedars (53 new independent living apartments) and the Evergreen Commons Center for Wellness. Residents choose between Life Care Contract (Type A) or Continuing Care Contract (Type B) for financial planning. The community also offers educational programming through Gardens University and partnerships with local colleges via The University Connection.

Differentiator

Problem solved

Functional benefit

Brands

• Oak Tree Lodge: Assisted living community offering gracious living with studio apartments, private baths, and welcoming common areas and courtyards.
• Taylor Villa
• Harrison Villa
• Magnolia Grove
• Evergreen Villas
• Evergreen Commons Center for Wellness & Community Life
• The Cedars

Products and services

• Independent Living Residences
• Oak Tree Lodge Assisted Living
• Taylor Villa Memory Care
• Harrison Villa High Acuity Assisted Living
• Magnolia Grove Skilled Nursing
• Evergreen Commons Center for Wellness & Community Life
• The Evergreen Villas (Green House Homes)
• Residences (Studios, Apartments, Cottages, Homes)
• Gardens University Educational Program
• The University Connection Program

Quantifiable outcome

• BBB- debt rating with stable outlook indicating long-term financial viability
• +4 more outcomes

Named customers8 records

Segments6 records

Ideal customer profiles3 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature3 records

Partnerships

14 partnerships are on record, tiered core and supporting.

• Claremont Graduate UniversitycoreStrategic or Co-development PartnerMultiple partnerships including Positive Organizational Psychology and Evaluation program, Grad Student-in-Residence Program placing students in the community, and Game Lab ReConnect Program for intergenerational gaming and technology connection. Residents benefit from student energy while students gain real-world experience.
• Pomona CollegecoreStrategic or Co-development PartnerResidents audit courses and access cultural events. Napier Initiative connects residents with undergraduate courses. Claremont McKenna College Roberts Environmental Center conducts energy audits. SOURCE program provides consulting for non-profit organizations.
• Claremont McKenna CollegecoreStrategic or Co-development PartnerRoberts Environmental Center conducts campus energy audits; Kravis Leadership Institute SOURCE program connects students with consulting projects at the Gardens.
• Scripps CollegecoreStrategic or Co-development PartnerLife Stories Neuro-Psychology class partners residents with students for intergenerational learning and research on memory, aging, and life narratives.
• Pitzer CollegecoreStrategic or Co-development PartnerStudy of Lives Psychology class creates opportunities for intergenerational engagement between students and residents.
• Azusa Pacific UniversitysupportingStrategic or Co-development PartnerSocial Work class provides student learning opportunities in gerontology while residents benefit from student engagement and programmatic support.
• Cal Poly PomonasupportingStrategic or Co-development PartnerUnited Culinarian Club connects culinary students with dining services for experiential learning and menu collaboration.
• Chaffey Community CollegesupportingStrategic or Co-development PartnerNursing and Gerontology Program students gain clinical experience in senior living settings while providing wellness support to residents.
• Keck Graduate InstitutesupportingStrategic or Co-development PartnerPharmacy class provides education on medication management and senior health while students engage with residents.
• Mt. San Antonio Community CollegesupportingStrategic or Co-development PartnerNursing Program students gain practical experience in senior care environments at the Gardens.
• Napier Initiative (Pilgrim Place)coreStrategic or Co-development PartnerEstablished 2010 in cooperation with faculty and administration of five undergraduate colleges. Recognizes and encourages students demonstrating leadership promise through intergenerational co-education. Residents (elder co-learners) participate in courses, complete readings, engage in discussions, and work with student teams on projects.
• Claremont After-School Programs (CLASP)supportingStrategic or Co-development PartnerThrough partnership with Mt. San Antonio Gardens, CLASP offers a two-week summer camp for 24 students. Residents engage with youth through mentoring and programmatic activities.
• Claremont Museum of ArtsupportingStrategic or Co-development PartnerPartnership hosting Elizabeth Turk's 'Look Up' immersive art exhibition. Residents participated in creating the artwork featuring illuminated umbrellas spreading hope during pandemic. Joint programming connects art community with senior living residents.
• Claremont Meals on WheelssupportingStrategic or Co-development PartnerVolunteer opportunities for residents to pack meals for homebound seniors in the community, supporting food security and intergenerational connection.

Scale indicators7 records

Recent moves5 records

Expansion highlights5 records

Direct peers

• HumanGood: Largest nonprofit senior living provider in California (formed from the merger of ABHOW and Presby's Inspired Life), operating multiple Life Plan/CCRC communities across the state including similar entrance-fee, full-continuum models. Directly comparable in product offering, contract structure, and California geographic footprint.
• Front Porch (Covia Communities): California-based nonprofit operator of multiple Life Plan Communities offering the full continuum of care (independent living through skilled nursing) with entrance-fee contracts. Direct comparable in mission, regulatory regime, and resident profile.
• Eskaton: Northern California nonprofit senior living provider operating CCRCs and assisted living communities with full continuum of care. Comparable in nonprofit structure, contract offerings, and California regulatory environment, though primarily Northern California.
• Life Care Services (LCS): Largest manager of Life Plan Communities / CCRCs in the U.S., providing management, consulting, and development services to over 140 communities. Comparable in the CCRC/Life Care business model, though operates as a third-party manager rather than owner-operator.
• Pacific Retirement Services: West Coast-based nonprofit operator of multiple Life Plan Communities, including similar California properties with entrance-fee Life Care contracts and full care continuums. Directly comparable in product, geography, and nonprofit governance.
• Belmont Village Senior Living: Private, founder-led senior living operator with 30+ communities focused on assisted living, memory care, and independent living, including California properties. Comparable in continuum-of-care service model and California presence, though primarily for-profit rental rather than entrance-fee CCRC.
• Watermark Retirement Communities: Operator of 70+ senior living communities nationwide including Life Plan/CCRC communities with full care continuums. Comparable in CCRC business model and continuum of care, though national rather than California-focused.

Broad incumbents

• Sunrise Senior Living: National senior living operator with a broad portfolio spanning assisted living, memory care, skilled nursing, and independent living across 200+ communities. Comparable in service lines but operates at significantly greater scale and as a for-profit incumbent.
• Brookdale Senior Living: Largest U.S. senior living operator with 650+ communities across independent living, assisted living, memory care, and skilled nursing. Comparable in continuum-of-care offerings but operates at far greater scale and as a public for-profit company.
• Atria Senior Living: Large national senior living operator with 200+ communities primarily in assisted living and memory care, including a recently expanded independent living platform. Comparable in senior care services and target demographic but not a CCRC/Life Care operator.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks6 records

Key highlights7 records

Customer concentration

Revenue estimate

Valuation estimate

Number of profiles

Profiles20 records

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Mt. San Antonio Gardens