Friendship Village of South Hills

What Friendship Village of South Hills does

Friendship Village of South Hills is a for-profit Continuing Care Retirement Community (CCRC) located on a 73-acre campus at 1290 Boyce Road in Upper St. Clair, Pennsylvania, a suburb of Pittsburgh. Founded in 1984 and owned by Lifespace Communities, the community delivers a full continuum of senior living services — Independent Living, Assisted Living, Memory Care, Skilled Nursing, Rehabilitation, and Homecare — serving older adults (primarily 65+) and their families across the Pittsburgh metropolitan area and Western Pennsylvania.

The business operates under a Life Care model with three contract structures (Type A all-inclusive, Type B modified, Type C fee-for-service). Revenue is generated through two primary mechanisms: large one-time entrance fees at move-in and recurring monthly service fees that cover housing, amenities, and predictable access to higher levels of care. A $39.5 million expansion completed in October 2019 added 50 assisted living apartments and 32 memory care suites, designed by Perkins Eastman and built by LECESSE Construction. The community holds a 5-star CMS skilled nursing rating (August 2025), is the only Center for Successful Aging-certified community in Western Pennsylvania (one of 21 nationwide), and was named to Newsweek's 2025 America's Best CCRCs list.

Distribution is entirely direct-to-consumer: in-person and virtual campus tours, website/phone inquiries, content marketing via blog and social media (Facebook, Twitter/X), and periodic promotional incentives such as the Golden Ticket Savings offer. The primary customer decision journey is led by prospective residents but heavily involves adult children and family caregivers. The community does not employ third-party sales channels or distributors and operates as a single-site asset within the Lifespace Communities network.

Name

Friendship Village of South Hills

Legal name

Friendship Village of South Hills

Website

https://friendshipvillagepa.com

Company type

Private

Founded year

1984

Operating status

Operating

Headcount range

11–50 employees

Short description

Friendship Village of South Hills is a Lifespace Communities-owned, Life Care/CCRC senior living community on a 73-acre campus in Upper St. Clair, PA, offering Independent Living, Assisted Living, Memory Care, Skilled Nursing, Rehabilitation, and Homecare to older adults and their families in the Pittsburgh metro area.

Ownership category

akta.pro rank

Product category

Continuing Care Retirement Community (Senior Living)

NAICS

Continuing Care Retirement Communities (623311), Continuing Care Retirement Communities and Assisted Living Facilities for the Elderly (62331), Assisted Living Facilities for the Elderly (623312)

SIC

Services-Nursing & Personal Care Facilities (8050), Services-Home Health Care Services (8082)

akta.pro primary industry

Rental / Fee-for-Service CCRCs (HLADAEAB)

akta.pro secondary industries

Independent Living with Supportive Services (Light ADL/IADL Support) (HLADAAAE), Luxury/Resort-Style Independent Living Communities (HLADAAAC)

Keywords

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

Headquarters

HQ city

Saint Clair

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. Life Care Contract - Entrance Fees: Residents pay a one-time entrance fee upon joining the community, which provides access to the continuum of care and guarantees future care access at predetermined rates.
2. Monthly Service Fees: Residents pay regular monthly service fees that cover housing, amenities, services, and access to care levels. These fees remain predictable and may not increase significantly even when moving to higher levels of care under Life Care contracts.
3. Health Care Services: Additional health care services including assisted living, skilled nursing, memory care, and rehabilitation are provided as part of the continuum. Costs vary by contract type - Type A (Life Care) offers predictable rates, Type B (Modified) offers discounted market rates, Type C (Fee-for-Service) charges market rates.

Pricing tiers

Go-to-market motion2 records

Distribution channels3 records

Marketing channels5 records

Core offering

Friendship Village of South Hills operates a Life Care (Continuing Care Retirement Community) on a 73-acre campus in Upper St. Clair, PA, selling residential living and care services to older adults. Residents enter through one-time entrance fees plus recurring monthly service fees and gain access to Independent Living, Assisted Living, Memory Care, Skilled Nursing, Rehabilitation, and Homecare services as their needs evolve.

Product overview

Friendship Village of South Hills operates as a Life Care (Continuing Care Retirement Community) offering a full continuum of senior living services. The community provides Independent Living as the foundational product, with seamless access to Assisted Living, Memory Care, Skilled Nursing, and Rehabilitation Services as residents' care needs evolve. Additional offerings include Homecare services. The model enables residents to age in place without relocating, with all care levels available on one campus.

Differentiator

Problem solved

Functional benefit

Products and services

• Independent Living Private living quarters within an active senior community offering maintenance-free living, access to amenities, social activities, dining services, and the ability to transition to higher levels of care on the same campus as needs evolve. Targeted at healthy older adults (typically 65+) seeking a maintenance-free lifestyle and future care security.
• Assisted Living Supportive living option providing scheduled assistance with daily activities such as dressing, bathing, and medication management while preserving independence in a luxurious setting. Targeted at seniors who require regular assistance with activities of daily living but want to maintain independence.
• Memory Care Specialized services for individuals with Alzheimer's disease or other forms of dementia, offering personalized attention, therapeutic engagements, heightened safety, and secure environments. Targeted at individuals with cognitive decline requiring specialized 24-hour care.
• Skilled Nursing 24/7 professional nursing care providing top-tier supervision, continuous medical attention, and support in a nurturing environment for both short-term and long-term care needs. Targeted at residents requiring continuous professional medical care for post-acute recovery or chronic condition management.
• Rehabilitation Services Short-term and extended rehabilitation services including physical, occupational, and speech therapy to aid recovery after illness, injury, or surgery, delivered by dedicated rehabilitation specialists. Targeted at residents recovering from acute medical events requiring therapy-based recovery.
• Homecare In-home assistance services for older adults who prefer to receive care support within their own residence rather than moving into the community. Targeted at older adults aging in place outside the campus who want services delivered to their home.

Quantifiable outcome

• 5-star overall rating from Centers for Medicare & Medicaid Services (CMS) for skilled nursing services
• +2 more outcomes

Named customers5 records

Segments5 records

Ideal customer profiles4 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Partnerships

Three partnerships are on record, tiered minor and core.

• Perkins Eastman ArchitectsminorOthers · 1 January 2019Architecture firm responsible for designing the $39.5 million expansion and redevelopment project, which added 50 assisted living apartments, 32 memory care suites, and various amenities and wellness services.
• LECESSE ConstructionminorOthers · 1 January 2019General contractor for the $39.5 million expansion and redevelopment project completed in 2019.
• Masterpiece LivingcoreStrategic or Co-development Partner · 1 January 2019Organization that partners with senior living organizations to support successful aging initiatives. Awarded Friendship Village the Center for Successful Aging (CSA) certification, recognizing excellence in criteria including leadership, outreach, team member engagement, resident engagement, and purposeful programming. Currently partners with more than 80 senior living organizations nationwide.

Scale indicators7 records

Recent moves6 records

Expansion highlights5 records

Broad incumbents

• Atria Senior Living: Major U.S. senior living provider operating independent living, assisted living, and memory care communities. Competes for the same affluent 65+ demographic but is rental-based and far larger in geographic footprint.
• Brookdale Senior Living: Largest U.S. senior living operator with a national portfolio of independent living, assisted living, and memory care communities. Overlaps with Friendship Village across multiple care levels but operates predominantly rental rather than Life Care.
• Sunrise Senior Living: National senior living operator with a strong assisted living and memory care footprint across the U.S. Comparable in care-level breadth and luxury positioning but at significantly larger scale and primarily rental economics.
• Erickson Senior Living: Large multi-site CCRC operator with multiple master-planned campuses across the U.S. Uses an entrance-fee Life Care model similar to Friendship Village but at materially greater scale and geographic reach.

Direct peers

• Masonic Village at Sewickley: Pennsylvania CCRC operated by the Masonic Villages of the Grand Lodge of Pennsylvania, providing a full continuum from independent living through skilled nursing. Comparable in contract structure, regional draw, and not-for-profit/community orientation.
• Life Care Services: Large third-party manager/operator of CCRCs and senior living communities nationwide. Operates communities with the same entrance-fee + monthly service fee economics as Friendship Village's Lifespace parent; representative peer for valuation and operating benchmarks.
• Senior Lifestyle: Mid-size U.S. senior living operator with a portfolio of independent, assisted, and memory care communities, often including luxury amenity packages. Similar positioning to Friendship Village in tier, branding, and resident demographic.
• Vincentian Collaborative System: Pittsburgh-based Catholic non-profit operating senior living, personal care, and skilled nursing communities (e.g., Vincentian Home, Marian Manor). Direct local competitor with overlapping services and shared regional referral networks.
• Longwood at Oakmont: Pittsburgh-suburb CCRC offering a similar continuum of independent living, assisted living, and skilled nursing on a single campus. Closest geographic competitor with an analogous Life Care / entrance-fee model serving the same Western Pennsylvania market.
• UPMC Canterbury Place: Pittsburgh-based CCRC affiliated with UPMC, offering independent living, personal care, skilled nursing, and rehabilitation. Backed by a major regional health system; competes directly for residents in the same metro.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks6 records

Key highlights7 records

Customer concentration

• Xtwitter.com/LifespaceCareer
• Facebookfacebook.com/FriendshipVillageSouthHills
• LinkedInlinkedin.com/company/friendship-village-of-south-hills

Compliance4 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 Friendship Village of South Hills