Nobody publishes this table, so we did. Below is every entrance fee and monthly fee number that Greater Philadelphia’s major continuing care and 55+ communities have made public, in their own disclosure statements, rate sheets, and pricing pages, or in the University of Pennsylvania emeriti association’s independent guide, gathered in one place with sources and dates. Fees change annually and vary by floor plan, occupancy, and contract; treat every figure as orientation for shortlisting, not a quote. Each community links to our full profile of that specific move.
What this table is and how it was built
- Primary sources only. State-filed disclosure statements (Pennsylvania Insurance Department, New Jersey Department of Community Affairs), the communities’ own published rate sheets and pricing pages, and the PASEF Guide to CCRCs compiled by Penn’s emeriti faculty association. No aggregator estimates, no lead-generation sites.
- Each row is dated. A 2024 disclosure figure and a 2026 rate sheet figure are not the same vintage; the source year column says which you are reading.
- Single occupancy, base plans, unless noted. Second-person entrance and monthly fees add meaningfully at most communities; the profiles carry the details.
The master table: every published number
| Community | Location | Model | Published entrance fee (single) | Monthly fee (single) | Refund options | Source, year |
|---|---|---|---|---|---|---|
| Kendal at Longwood / Crosslands | Kennett Square, Chester Co. | Lifecare (Type A); Modified (Type B) offered | Studio $99,000; 1BR $198,000; 2BR $323,000; expanded 2BR $382,000 | $3,988 to $6,672 | 90% / 50% / 0% | Community pricing page, 2026 |
| Coniston / Cartmel | Kennett Square, Chester Co. | Independent cottage neighborhoods | 2BR-with-den cottages from about $500,000 | About $3,467 | Per agreement | Disclosure statement, 2026 |
| White Horse Village | Edgmont Twp., Delaware Co. | Lifecare; Traditional and Modified plans | Standard plan $131,500 (studio) to $783,000 (carriage home); 80% refundable plan $223,250 to $1,331,000 | $3,937 to $7,866 | Declining (2%/mo, 50 mo) or 80% | Disclosure statement, fees effective 2024 |
| Dunwoody Village | Newtown Square, Delaware Co. | CCRC; monthly fee continues in Care Center | 2BR sample: $320,700 non-refundable; $481,100 under 50% refundable | $5,528 (2BR sample) | Declining (2%/mo, 50 mo) or 50% | Community disclosure/annual report, 2025 fees |
| Pine Run Village | Doylestown Twp., Bucks Co. | Life Plan; life-lease cottages | $93,300 to $886,300 (50 Month plan); $139,900 to $1,329,700 (50% refund plan) | From $1,431 | 50 Month declining or 50% | Community rate sheet, 2026 |
| Ann’s Choice (Erickson) | Warminster, Bucks Co. | Fee-for-service; 90% refundable deposit | Studios about $117,000 to $179,000; 1BR about $184,000 to $429,000; 2BR about $257,000 to $900,000+ | About $2,500 to $3,900 | 90% refundable | PASEF independent guide, 2024 |
| Shannondell at Valley Forge | Audubon, Montgomery Co. | Fee-for-service | 90% plan: studios from about $199,000; 1BR about $295,000 to $350,000; 2BR about $385,000 to $575,000 (80% plan roughly 10% less) | About $2,100 to $4,200 | 90% or 80% | PASEF independent guide, 2024 |
| Foulkeways at Gwynedd | Lower Gwynedd, Montgomery Co. | Quaker lifecare (age 65+) | From about $89,000 (efficiency) to the mid six figures (largest 2BR) | See disclosure | Five-year amortization; refund only within first 5 years | Disclosure statement, 2026 fees |
| Fort Washington Estates (Acts) | Fort Washington, Montgomery Co. | Type A life care; five Acts plans | Freedom apartment: $112,900 to $124,900 (Balanced Plan); $144,900 to $159,900 (Life Care Premier) | See disclosure | Varies by Acts plan | Disclosure statement, current filing |
| Riddle Village | Middletown Twp., Delaware Co. | LifeCare (Type A) | Full price list via sales office; refund schedules published | Via sales office | Declining / 50% / 90% (published schedules) | Community FAQ, current |
| Meadowood | Worcester Twp., Montgomery Co. | Life Care or Fee-for-Service | Via sales office and disclosure statement | Via sales office | Declining / 50% / 90% | Community contract page, current |
| Stonebridge at Montgomery (Springpoint) | Skillman, Somerset Co., NJ | Lifecare option | Via sales office and NJ disclosure statement | Via sales office | Refundable and traditional plans | Community materials, current |
| Meadow Lakes (Springpoint) | East Windsor, Mercer Co., NJ | Lifecare framework; NJ’s first CCRC | Via sales office and NJ disclosure statement | Via sales office | Non-refundable, 50%, or 90% | Community materials, current |
| Princeton Windrows | Plainsboro, Middlesex Co., NJ | Resident-owned 55+ condominium (no entrance fee) | Purchase price: about $400,000s (1BR) to $600,000s+ (2BR), villas above | About $2,800 to $3,650 HOA | Not applicable; you own and resell the deed | Recent listing data, 2026 |
| Hershey’s Mill | East Goshen Twp., Chester Co. | 55+ ownership community, 25 villages (no entrance fee) | Open-market resale prices by village | Village HOA fees vary | Not applicable; open-market resale | Community and resale market, current |
How to read it without fooling yourself
- Match contract types before comparing prices. A lifecare fee prepays future care; a fee-for-service fee does not. Shannondell’s $199,000 studio and Kendal’s $99,000 studio are not answering the same question, because one community will bill care later at market rates and the other has already priced it in. The CCRC funding guide explains the Type A, B, and C mechanics.
- Match refund plans too. The spread inside one community is bigger than the spread between communities: White Horse Village’s two-bedroom is $333,500 or $566,500 depending solely on the refund plan. Comparing Community A’s declining-plan fee against Community B’s 90% refundable fee tells you nothing.
- Monthly fees decide affordability; entrance fees decide access. The house sale usually clears the entrance fee, but the monthly fee is forever and rises annually; retirement income has to carry it comfortably, including the second-person charge.
- Ownership models are a different animal. Princeton Windrows and Hershey’s Mill involve deeds, property taxes, and market risk, with no entrance fee and no contractual care promise; the capital stays yours. The three-way decision guide runs that structural comparison.
The communities that quote privately, and your disclosure rights
Meadowood, Meadow Lakes, Stonebridge, and Riddle Village (for full price lists) quote through their sales offices. That is a marketing choice, not a warning sign, and the numbers are still your right to see:
- In Pennsylvania, every CCRC must file an annual disclosure statement and provide it to prospective residents, including fee schedules and a five-year fee history; the Insurance Department explains the requirement and posts many filings.
- In New Jersey, the same duty runs through the Department of Community Affairs under the CCRC Regulation and Financial Disclosure Act.
- Ask for the disclosure statement on the first serious visit. A community that hesitates to produce it is telling you something more important than any fee.
The house math that makes the table useful
Nearly every row of this table gets funded the same way: a Delaware Valley house owned for decades. Which is why the practical use of the table starts at home:
- 01Value the house. The free valuation turns the biggest unknown into a number.
- 02Run the net. The net proceeds calculator subtracts commissions, transfer taxes (including New Jersey’s senior schedule), and your municipality’s certifications, from the fee index.
- 03Filter the table. Proceeds against entrance fees, insurance against contract types, estate intentions against refund plans. Fourteen options become three tours.
- 04Sequence the sale. Reserve first, list on a coordinated calendar, close at or just before move-in; the sell-first-or-buy-first guide and each community profile cover the specifics.
Samantha, SRES®, sells the houses that fund these moves across Bucks, Montgomery, Chester, and Delaware counties and Mercer County in New Jersey, and built this table the way she built the municipal fee index: because families deserve the numbers before the sales pitch. If a community on this table is on your shortlist, ask her how your house and your township’s timeline fit that community’s calendar. This page is reviewed as communities publish new rate sheets; figures carry their source years for exactly that reason.