Franklin Park

What Franklin Park does

Franklin Park Senior Living is a privately held, family-founded operator of senior living communities headquartered in San Antonio, Texas, operating under parent company Franklin Companies since 1995. The company serves older adults through three wholly-owned communities in the San Antonio metropolitan area — Alamo Heights, Boerne, and Sonterra — across the full care continuum: Independent Living, Assisted Living, and a proprietary Memory Care program branded Refreshing Waters®. Its underlying technology and operating model combine integrated development, construction, and management capabilities through the parent Franklin Companies with person-centered care delivery, structured daily programming, upscale chef-designed dining, and purpose-built physical environments including features such as pathway night lights and shadow boxes for memory care residents.

The company generates revenue through recurring monthly fees charged to residents for housing, dining, amenities, and care services, with pricing tiered by care level and unit type on a quote-based, non-publicly-disclosed basis. Its go-to-market is direct-to-consumer via website content, SEO, on-site community tours, and word-of-mouth referrals; there are no third-party distribution channels. Franklin Park maintains vertical integration across real estate development, construction, and operations through Franklin Companies — which also operates an Artisan multi-family brand — and employs approximately 450 people serving roughly 5,000 residents and staff daily.

Customer segments include active 55+ adults seeking maintenance-free lifestyles, individuals needing assistance with daily living, those living with Alzheimer's and other dementias, and adult family members involved in care decisions. The company emphasizes quality over scale, retaining a tightly concentrated regional footprint, family-led leadership under Chairman/CEO Aubra Franklin and co-founder Susan C. Franklin, and registered trademark protection for both the Franklin Park® and Refreshing Waters® brands.

Name

Franklin Park

Legal name

Franklin Park

Website

https://franklinpark.org

Company type

Private

Founded year

1995

Operating status

Operating

Headcount range

251–500 employees

Short description

Franklin Park Senior Living is a privately held, family-founded operator of three senior living communities in the San Antonio, Texas area offering Independent Living, Assisted Living, and a proprietary Refreshing Waters® Memory Care program, serving older adults and their families through direct, recurring monthly residency agreements.

Ownership category

akta.pro rank

Product category

Senior Living Services

NAICS

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

SIC

Services-Nursing & Personal Care Facilities (8050)

akta.pro primary industry

Active Adult (55+) Independent Living Communities (HLADAAAD)

akta.pro secondary industries

Market-Rate Independent Living (Private Pay) Communities (HLADAAAA), Luxury/Resort-Style Independent Living Communities (HLADAAAC), Senior Living Property Management (BPAJAGAI)

Keywords

• Senior living services
• Assisted living
• Memory care
• Independent living
• Retirement communities

Headquarters

HQ city

San Antonio

HQ country

United States

HQ region

North America

Offices2 records

Markets served

GTM type

B2C

Offering type

Services

Cost components

Personnel, Operations, Supply Chain, Marketing or Sales, Infrastructure

Revenue model

1. Senior Living Residency and Care Services: Monthly rental and service fees charged to residents for housing, dining, amenities, and care services. Revenue is recurring in nature, generated through long-term residency agreements. Different pricing tiers exist based on care level (independent living, assisted living, or memory care) and unit type selected. The model provides predictable recurring revenue with high retention rates as residents age in place.

Pricing tiers

Go-to-market motion2 records

Distribution channels1 record

Marketing channels5 records

Core offering

Franklin Park Senior Living operates three company-owned senior living communities in the San Antonio, Texas metropolitan area (Alamo Heights, Boerne, and Sonterra). The company provides a tiered continuum of residential care — Independent Living, Assisted Living, and the signature Refreshing Waters® Memory Care program — alongside chef-designed upscale dining, health and wellness programming, and integrated safety and security services. Residents and their families contract directly with the communities for long-term residency and care.

Product overview

Franklin Park Senior Living is a family-founded senior living company offering three distinct lifestyle options across multiple Texas communities. The portfolio consists of Independent Living (maintenance-free residences with amenities), Assisted Living (daily activity support while preserving independence), and the signature Refreshing Waters® Memory Care program for Alzheimer's and dementia care. These services are complemented by upscale dining, health and wellness programs, and comprehensive safety features. The company operates communities in the San Antonio, Texas area including Franklin Park® Alamo Heights, Franklin Park® Boerne, and Franklin Park® Sonterra.

Differentiator

Problem solved

Functional benefit

Brands

• Refreshing Waters: Signature memory care program designed to support individuals living with Alzheimer's disease and other forms of dementia, featuring person-centered care, meaningful engagement, and purpose-built environments.

Quantifiable outcome

• Franklin Companies improves the lives of nearly 5,000 people (staff and residents) each day

Named customers1 record

Segments4 records

Ideal customer profiles4 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature2 records

Partnerships

One partnership is on record.

• Franklin CompaniescoreOthersFranklin Companies is the fully integrated parent organization of Franklin Park Senior Living. The parent company provides development, construction, and management capabilities, operating since 1995. It oversees both the Franklin Park senior housing brand and the Artisan multi-family communities brand. Chairman/CEO Aubra Franklin leads the organization with approximately 450 employees serving nearly 5,000 people daily.

Scale indicators4 records

Recent moves5 records

Expansion highlights5 records

Direct peers

• Pegasus Senior Living: Private senior living management and operations company providing IL, AL, and memory care services in mid-sized markets. Comparable in service mix and resident demographic.
• Belmont Village Senior Living: Family-influenced operator of upscale IL, AL, and memory care communities with proprietary Circle of Friends® and memory programs. Comparable premium positioning, founder-led culture, and care continuum.
• Five Star Senior Living: Operator of IL, AL, and memory care communities across the U.S. with comparable service mix and resort-style amenities appealing to private-pay residents.
• Atria Senior Living: Privately held operator of more than 200 senior living communities offering IL, AL, and memory care with a premium, hospitality-driven positioning closely mirroring Franklin Park's upscale market-rate model.
• Sonida Senior Living: Senior living operator with portfolio of IL, AL, and memory care communities targeting private-pay residents. Comparable in service offering and resident profile.
• Watermark Retirement Communities: Private operator of upscale IL, AL, and memory care communities with a strong focus on premium hospitality, chef-driven dining, and lifestyle programming aligned with Franklin Park's model.
• StoryPoint Group: Privately held senior living operator with IL, AL, and memory care communities emphasizing upscale hospitality and lifestyle programming comparable to Franklin Park's positioning.
• Sunrise Senior Living: Premium senior living operator with strong memory care (Reminiscence) program and care continuum across IL/AL/MC. Highly comparable on premium positioning and dementia care specialization.
• Senior Lifestyle: Private senior living operator offering IL, AL, and memory care with a hospitality-focused, mid-to-upscale positioning. Operates a similar community count and target customer profile.

Broad incumbents

• Brookdale Senior Living: Largest U.S. senior living operator offering independent living, assisted living, and memory care across 600+ communities. Directly comparable service mix and customer base, but vastly larger scale and national footprint.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat4 records

Key risks5 records

Key highlights4 records

Customer concentration

• Xx.com/seniorlivingfp
• Facebookfacebook.com/FranklinPark
• LinkedInlinkedin.com/company/franklin-park-senior-living

Revenue estimate

Valuation estimate

Number of profiles

Profiles2 records

Subsidiaries3 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 Franklin Park