Baywoods of Annapolis

What Baywoods of Annapolis does

Baywoods of Annapolis is a resident-owned, resident-governed continuing care retirement community (CCRC) established in 2003 and located directly on the Chesapeake Bay waterfront at 7101 Bay Front Drive, Annapolis, Maryland. It is one of only 35 licensed CCRCs in Maryland and one of just two structured as a resident cooperative (the BayWoods Cooperative Housing Corporation). The community serves seniors aged 60 and over through a full continuum of on-site care spanning independent living apartments, assisted living, memory care (delivered via a Montessori-Inspired Lifestyle methodology), and skilled nursing/short-term rehabilitation, eliminating the need for residents to relocate as acuity increases. Residents hold equity shares in the cooperative, participate in governance through an elected Board of Directors, and have access to eight apartment floor plans ranging from approximately 1,000 to 2,480 square feet.

The community's commercial model combines one-time share purchases in the cooperative with recurring monthly fees that bundle rent, meals, housekeeping, taxes, cable, maintenance, and care services. Monthly fees range from approximately $3,000 to $8,700 depending on unit size and care level, with 2026 assisted living starting around $4,000–$4,300/month and specialized memory care reaching $6,000–$7,000+/month. The current resident base exceeds 190 individuals (up from 147 in 2016), generating an estimated $12M–$18M in annual run-rate revenue on top of episodic share-turnover proceeds (2016 record apartment sales exceeded $9.5M across 30 units). Marketing is conducted directly to consumers through on-site tours, phone/email inquiries, a content-driven blog, and organic social channels; the community maintains partnerships with CRISP (Chesapeake Regional Information System for our Patients) for health information exchange and with St. John's College for educational programming.

The underlying technology stack is operationally standard for senior living: the TabSafe medication management system and CRISP HIE integration are the only named proprietary or third-party platforms. There is no disclosed AI, machine learning, or proprietary software. Leadership comprises Executive Director Frank McGovern (MHA, NHA) and Director of Business Development Jim Harrington. Recognition includes Great Place to Work Certification (2022), Best of Annapolis (2025), and Best of Anne Arundel County (2025). The competitive position rests on three structural advantages: irreplaceable waterfront real estate, cooperative ownership economics with estate-transferable shares, and an aging-in-place care continuum.

Name

Baywoods of Annapolis

Legal name

BayWoods Cooperative Housing Corporation

Website

https://baywoodsofannapolis.com

Company type

Private

Founded year

2003

Operating status

Operating

Headcount range

51–100 employees

Short description

Baywoods of Annapolis is a resident-owned cooperative CCRC on the Chesapeake Bay waterfront, serving 190+ seniors aged 60+ with a full continuum of independent living, assisted living, Montessori-inspired memory care, and skilled nursing in Annapolis, Maryland.

Ownership category

akta.pro rank

Product category

Continuing Care Retirement Community

NAICS

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

SIC

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

akta.pro primary industry

Single-Site CCRCs (HLADAEAE)

akta.pro secondary industry

Continuing Care Retirement Communities (CCRC) with Memory Care (HLADACAD)

Keywords

• Continuing care retirement
• Senior living services
• Independent living apartments
• Assisted living care
• Memory care services

Headquarters

HQ city

Annapolis

HQ country

United States

HQ region

North America

Offices1 record

Markets served

GTM type

B2C

Offering type

Services

Cost components

Personnel, Operations, Infrastructure, Technology or R&D, Marketing or Sales, Supply Chain, Others

Revenue model

1. Monthly Residence Fees: Residents pay monthly fees that include meals, housekeeping, real estate taxes, cable, and maintenance services. Fees range from $3,000 to $8,700 per month depending on apartment size and care level.
2. Entrance/Share Purchase: As a cooperative community, residents purchase shares in the Baywoods Cooperative Housing Corporation (BCHC), providing equity ownership and potential appreciation. Shares can be included in and sold as part of an estate.
3. Healthcare Services Revenue: On-site healthcare services including assisted living, memory care, and skilled nursing generate additional revenue as residents transition through care levels.

Pricing tiers

Go-to-market motion1 record

Distribution channels3 records

Marketing channels9 records

Core offering

Baywoods of Annapolis operates a resident-owned and resident-governed cooperative Continuing Care Retirement Community (CCRC) on the Chesapeake Bay waterfront in Annapolis, Maryland. The community provides a full continuum of on-site care including Independent Living apartments, Assisted Living, Memory Care delivered via a Montessori-Inspired Lifestyle approach, and Skilled Nursing / Short-Term Rehabilitation, all within a single campus so residents can transition across care levels without relocating.

Product overview

Baywoods of Annapolis is a resident-owned and resident-run cooperative continuing care retirement community (CCRC) located on the Chesapeake Bay waterfront. The community provides a full continuum of care including Independent Living apartments, Assisted Living services, Memory Care with Montessori-Inspired Lifestyle approach, and Skilled Nursing/Short-Term Rehabilitation. The community offers eight distinct apartment models (The Chester, The Severn, The Magothy, The Wye, The Wye II, The Sassafras, The Tred Avon, and The Penthouse) ranging from approximately 1,000 to 2,480 square feet, providing seniors with options as their care needs evolve. Residents hold cooperative ownership shares and participate in community governance through an elected board of directors.

Differentiator

Problem solved

Functional benefit

Products and services

• Independent Living Full-service independent living apartments for seniors aged 60 and over, with resident ownership and governance through the BayWoods Cooperative Housing Corporation. Includes meals, housekeeping, utilities, covered parking, and access to community amenities such as fitness center, indoor pool, putting green, and waterfront pier.
• Assisted Living Supportive care services helping seniors with Activities of Daily Living (ADLs) such as bathing, dressing, grooming, and medication management while maintaining independence in private apartments. Basic assisted living starts around $4,000-$4,300 per month.
• Memory Care (Montessori-Inspired Lifestyle) Specialized long-term care for seniors with Alzheimer's, vascular dementia, or other cognitive impairments. Uses a Montessori-Inspired Lifestyle approach that focuses on remaining abilities, purposeful engagement, and a prepared environment with 24/7 supervision. Documented outcomes include 94% reduction in physical restraints and 66% reduction in psychotropic medication use.
• Skilled Nursing / Short-Term Rehabilitation On-site health care services providing skilled nursing care and short-term rehabilitation for residents requiring intensive medical attention, allowing aging in place without relocation.
• The Chester Apartment Luxurious single bedroom unit with large living space, walk-in closet, and balcony. Approximately 1,000 sq. ft.
• The Severn Apartment Luxurious two bedroom, two bathroom unit with large living space and walk-in closets. Approximately 1,380 sq. ft.
• The Magothy Apartment Luxurious two bedroom, two bathroom unit with large living spaces, private den, and walk-in closets. Approximately 1,600 sq. ft.
• The Wye Apartment One bedroom, one and a half bathroom unit with den and balcony. Approximately 1,300 sq. ft.
• The Wye II Apartment One bedroom, one and a half bathroom unit with den and balcony. Approximately 1,100 sq. ft.
• The Sassafras Apartment Two bedroom, two bathroom unit with dining room and balcony. Approximately 1,380 sq. ft.
• The Tred Avon Apartment

Quantifiable outcome

• 68% of employees rated Baywoods as a great place to work - 9 points higher than average U.S. company
• +2 more outcomes

Named customers1 record

Segments3 records

Ideal customer profiles2 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Integration2 records

Partnerships

One partnership is on record.

• CRISP (Chesapeake Regional Information System for our Patients, Inc.)coreTechnology or IntegrationBaywoods participates in CRISP, a regional health information exchange serving Maryland and D.C. As permitted by law, health information is shared with this exchange to provide faster access, better coordination of care, and to assist providers and public health officials in making more informed decisions.

Scale indicators5 records

Recent moves6 records

Expansion highlights5 records

Broad incumbents

• Erickson Senior Living: Major U.S. CCRC operator with multiple large campuses including several in the Mid-Atlantic (e.g., Charlestown, Riderwood). Closest large-scale competitor offering the full CCRC continuum, including communities within driving distance of Baywoods' Maryland prospect base.
• Acts Retirement-Life Communities: One of the largest nonprofit CCRC operators in the U.S. with multiple campuses across the Mid-Atlantic and Southeast. Comparable in service model (full continuum CCRC) but operates at much greater scale with multiple sites versus Baywoods' single campus.
• Brookdale Senior Living: Largest U.S. senior living operator with hundreds of communities offering independent living, assisted living, and memory care. Overlaps with Baywoods on core service lines but operates at massive scale across geographies.
• Presbyterian Senior Living: Nonprofit CCRC operator with multiple locations across Pennsylvania and Maryland. Directly competes for the same Mid-Atlantic senior population as Baywoods but with multi-site scale and broader geographic reach.
• Asbury Communities: Nonprofit operator of multiple CCRCs across Maryland and Pennsylvania. Directly competes with Baywoods in the same Mid-Atlantic market for residents, though with a multi-site operating model rather than a single campus.
• Sunrise Senior Living: Large national senior living operator offering assisted living and memory care services. Comparable in the assisted living and memory care product lines Baywoods offers, but operates a portfolio model across many sites rather than a single CCRC.

Direct peers

• Ingleside at King Farm: CCRC located in Rockville, MD (Montgomery County). Directly comparable as a full-continuum CCRC serving affluent DC-metro seniors in a similar upscale positioning to Baywoods' Maryland clientele.
• Broadmead: Mid-Atlantic CCRC located in Cockeysville, MD (Baltimore County). Directly comparable as a single-site, full-continuum CCRC serving higher-income Maryland seniors, similar in scale and resident profile to Baywoods.
• Seabrook Retirement Community: Continuing care retirement community in Tinton Falls, NJ. Comparable as a single-site CCRC with full continuum of care (independent living, assisted living, memory care, skilled nursing) serving active, affluent seniors on the Mid-Atlantic coast.
• Roland Park Place: Continuing care retirement community located in Baltimore, MD. Directly comparable as a Maryland-based single-site CCRC serving affluent seniors with a full continuum of care in an urban/regional setting — closest geographic peer to Baywoods.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks6 records

Key highlights6 records

Customer concentration

• Xx.com/BayWoods21403
• Facebookfacebook.com/BayWoods-of-Annapolis-126155094105703
• LinkedInlinkedin.com/company/baywoods-of-annapolis

Compliance3 records

Revenue estimate

Valuation estimate

Number of profiles

Profiles2 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 Baywoods of Annapolis