Sunnyside
3935 Sunnyside Drive, Suite A, Harrisonburg, Virginia 22801
- Operator:
- Sunnyside Presbyterian Home (Sunnyside Communities)
- Ownership:
- Nonprofit
- Affiliation:
- Not disclosed in the 2026 filing
- Opened:
- 1955
Non-stock, not-for-profit corporation, 501(c)(3) exempt; owns the 154-acre campus in fee simple (p4).
- Type A (life care)
- Type B (modified)
- Type C (fee for service)
- Rental
Figures from the 2026 disclosure statement (fiscal 2025 finances), filed with the Virginia State Corporation Commission, Bureau of Insurance.PDF
At a glance
Monthly fee, independent living
Refund plans offered
- Type I declining refundCan decline to nothing
- Type II declining refundCan decline to nothing
- Type III 50% refundNever less than 50% of the fee
- Type IV 90% refundNever less than 90% of the fee
- Type V declining refund (less Lifecare Fee)Can decline to nothing
Days cash on hand
Read the note on this figure
Days cash and coverage are for Sunnyside Presbyterian Home's three campuses together (Sunnyside, King's Grant, Summit Square), not this campus alone; most of the corporation's investments sit in its Corporate column, and the Sunnyside campus column holds $1,083,369 cash and $2,352,185 investments (p144). Days cash 419 is the audit note figure (p127); the covenant schedule (Exhibit F, p163) shows 418. Coverage 4.87x is from that management schedule (p161), not the audit. The campus's total assets include a $35,982,769 intercompany 'Due from Other Funds' receivable.
Independent living occupancy
Nursing care, CMS overall rating
What care costs later
How each contract prices assisted living and nursing if you need them. The contract type decides most of what a long stay costs.
- Type A (life care): Moving to assisted living or nursing leaves your monthly fee essentially unchanged.
- Type B (modified): A set number of care days is included, or care is charged at a stated discount.
- Type C (fee for service): Care is charged at market rates when you need it.
- Rental: No entrance fee and no promise of future care.
How the contract types compare
Type C (fee for service)The filing calls it Type I / Type III / Type IV - FFS; we class contracts by how care is priced (our definitions).
Residents get priority admission to Eiland Assisted Living and Pannill Health Care Center and pay the daily rate; their residence's monthly fee stops (except Medicare short-term skilled stays). Type III and IV refunds may be used toward care.p. 5
- Assisted living
- Per diem: $286-$306/day (2026); apartment/cottage monthly fee stops
- Nursing care
- Per diem: $390-$464/day (2026); memory support $357/day
- Priority for a bed
- Yes, residents come before outside admissions
Type B (modified)The filing calls it Type II - Modified; we class contracts by how care is priced (our definitions).
Ninety days of assisted living and/or health care over the life of the plan, for each person in a couple, without an increase to the monthly fee; daily rates apply after that.p. 4
- Assisted living
- Up to 90 days over the life of the plan at no increase to the monthly fee (meal and ancillary adjustments aside)
- Nursing care
- Up to 90 days over the life of the plan at no increase to the monthly fee; per diem after
- Care days included
- 90
Type A (life care)The filing calls it Type V - Lifecare; we class contracts by how care is priced (our definitions).
For $95,000 more in entrance fee and $942 more per month (per person) than Type I, the resident continues paying the monthly fee in assisted living or nursing, plus extra meals and ancillaries. Medical qualification is required.p. 5
- Assisted living
- Resident keeps paying the monthly fee plus additional meals and ancillary supplies
- Nursing care
- Resident keeps paying the monthly fee plus additional meals and ancillary supplies
RentalThe filing calls it Rental; we class contracts by how care is priced (our definitions).
Rental residents pay the applicable daily fee for assisted living or health care.p. 5
- Assisted living
- Applicable daily fee
- Nursing care
- Applicable daily fee
| Independent living | 265 |
|---|---|
| Assisted living | 74 |
| Memory care | Not disclosed in the 2026 filing |
| Nursing care | 77 |
Entrance fees
One-person prices as the filing lists them, by contract. A second person usually pays the extra amount shown.
Type I – Traditional Plan · Type C (fee for service) (25 prices, $68,600 to $539,500)
| Unit | Sq ft | Refund plan | Price, one person | Second person |
|---|---|---|---|---|
| The Highlands — Armstrong (Studio) | 400 | Type I declining refund | from $68,600p. 98 | $26,600 |
| The Highlands — Murray (1 Bdrm/1 Bath) | 576 | Type I declining refund | from $96,700p. 98 | $26,600 |
| The Highlands — One Bdrm Deluxe | 744 | Type I declining refund | from $134,300p. 98 | $26,600 |
| The Highlands — MacGregor (2 Bdrm/1 Bath) | 744 | Type I declining refund | from $134,600p. 98 | $26,600 |
| The Highlands — MacQueen (2 Bdrm/1½ Bath) | 852 | Type I declining refund | from $156,400p. 98 | $26,600 |
| The Highlands — Deluxe Master Suite (2 Bdrm/2 Bath) | 1,152 | Type I declining refund | from $212,200p. 98 | $26,600 |
| The Highlands — Grand Master Suite (2 Bdrm/2 Bath) | 1,320 | Type I declining refund | from $244,300p. 98 | $26,600 |
| The Village — Grattan Price Drive (One Bdrm) | 756 | Type I declining refund | from $109,500p. 98 | $26,600 |
| The Village — Grattan Price Drive (Two Bdrm) | 966 | Type I declining refund | from $139,900p. 98 | $26,600 |
| Woodside Atrium — Studio | 460 | Type I declining refund | from $74,400p. 98 | $26,600 |
| Woodside Atrium — One Bdrm | 707 | Type I declining refund | from $125,000p. 98 | $26,600 |
| Woodside Atrium — One Bdrm/Study | 715 | Type I declining refund | from $127,100p. 98 | $26,600 |
| Woodside Atrium — Two Bdrm | 954 | Type I declining refund | from $169,600p. 98 | $26,600 |
| Woodside Atrium — One Bdrm/Study + 1.5 BA | 1,036 | Type I declining refund | from $186,600p. 98 | $26,600 |
| Woodside Atrium — One Bdrm/Study + 1.5 BA Premium | 1,036 | Type I declining refund | from $193,600p. 98 | $26,600 |
| Village Cottages — Tier I | 925 | Type I declining refund | $179,200 to $272,000p. 100 | $26,600 |
| Village Cottages — Tier II | 1,327 | Type I declining refund | $280,300 to $402,600p. 100 | $26,600 |
| Glen Cottages — Tier I | 1,237 | Type I declining refund | $253,500 to $323,500p. 100 | $26,600 |
| Glen Cottages — Tier II | 1,536 | Type I declining refund | $314,800 to $384,800p. 100 | $26,600 |
| Glen Cottages — Tier III | 1,767 | Type I declining refund | $362,100 to $448,800p. 100 | $26,600 |
| Glen & Village Villas — Melrose | 1,774 | Type I declining refund | from $361,800p. 103 | $26,600 |
| Glen & Village Villas — Hamilton | 1,850 | Type I declining refund | from $377,400p. 103 | $26,600 |
| Glen & Village Villas — Kilmarnock | 1,980 | Type I declining refund | from $403,900p. 103 | $26,600 |
| Glen & Village Villas — Glasgow | 2,095 | Type I declining refund | from $427,300p. 103 | $26,600 |
| Glen & Village Villas — Edinburgh | 2,755 | Type I declining refund | from $539,500p. 103 | $26,600 |
Type II – 90-day Assisted Living/Healthcare · Type B (modified) (25 prices, $90,600 to $561,500)
| Unit | Sq ft | Refund plan | Price, one person | Second person |
|---|---|---|---|---|
| The Highlands — Armstrong (Studio) | 400 | Type II declining refund | from $90,600p. 98 | $48,600 |
| The Highlands — Murray (1 Bdrm/1 Bath) | 576 | Type II declining refund | from $118,700p. 98 | $48,600 |
| The Highlands — One Bdrm Deluxe | 744 | Type II declining refund | from $156,300p. 98 | $48,600 |
| The Highlands — MacGregor (2 Bdrm/1 Bath) | 744 | Type II declining refund | from $157,000p. 98 | $48,600 |
| The Highlands — MacQueen (2 Bdrm/1½ Bath) | 852 | Type II declining refund | from $178,400p. 98 | $48,600 |
| The Highlands — Deluxe Master Suite (2 Bdrm/2 Bath) | 1,152 | Type II declining refund | from $234,100p. 98 | $48,600 |
| The Highlands — Grand Master Suite (2 Bdrm/2 Bath) | 1,320 | Type II declining refund | from $266,300p. 98 | $48,600 |
| The Village — Grattan Price Drive (One Bdrm) | 756 | Type II declining refund | from $131,500p. 98 | $48,600 |
| The Village — Grattan Price Drive (Two Bdrm) | 966 | Type II declining refund | from $161,900p. 98 | $48,600 |
| Woodside Atrium — Studio | 460 | Type II declining refund | from $96,400p. 98 | $48,600 |
| Woodside Atrium — One Bdrm | 707 | Type II declining refund | from $146,900p. 98 | $48,600 |
| Woodside Atrium — One Bdrm/Study | 715 | Type II declining refund | from $149,100p. 98 | $48,600 |
| Woodside Atrium — Two Bdrm | 954 | Type II declining refund | from $191,600p. 98 | $48,600 |
| Woodside Atrium — One Bdrm/Study + 1.5 BA | 1,036 | Type II declining refund | from $208,600p. 98 | $48,600 |
| Woodside Atrium — One Bdrm/Study + 1.5 BA Premium | 1,036 | Type II declining refund | from $215,600p. 98 | $48,600 |
| Village Cottages — Tier I | 925 | Type II declining refund | from $201,000p. 100 | $48,600 |
| Village Cottages — Tier II | 1,327 | Type II declining refund | from $302,300p. 100 | $48,600 |
| Glen Cottages — Tier I | 1,237 | Type II declining refund | from $275,500p. 100 | $48,600 |
| Glen Cottages — Tier II | 1,536 | Type II declining refund | from $336,700p. 100 | $48,600 |
| Glen Cottages — Tier III | 1,767 | Type II declining refund | from $384,100p. 100 | $48,600 |
| Glen & Village Villas — Melrose | 1,774 | Type II declining refund | from $383,800p. 103 | $48,600 |
| Glen & Village Villas — Hamilton | 1,850 | Type II declining refund | from $399,300p. 103 | $48,600 |
| Glen & Village Villas — Kilmarnock | 1,980 | Type II declining refund | from $425,800p. 103 | $48,600 |
| Glen & Village Villas — Glasgow | 2,095 | Type II declining refund | from $449,300p. 103 | $48,600 |
| Glen & Village Villas — Edinburgh | 2,755 | Type II declining refund | from $561,500p. 103 | $48,600 |
Type III – 50% Refund Plan · Type C (fee for service) (25 prices, $103,000 to $809,200)
| Unit | Sq ft | Refund plan | Price, one person | Second person |
|---|---|---|---|---|
| The Highlands — Armstrong (Studio) | 400 | Type III 50% refund | from $103,000p. 98 | $39,900 |
| The Highlands — Murray (1 Bdrm/1 Bath) | 576 | Type III 50% refund | from $145,100p. 98 | $39,900 |
| The Highlands — One Bdrm Deluxe | 744 | Type III 50% refund | from $201,500p. 98 | $39,900 |
| The Highlands — MacGregor (2 Bdrm/1 Bath) | 744 | Type III 50% refund | from $202,500p. 98 | $39,900 |
| The Highlands — MacQueen (2 Bdrm/1½ Bath) | 852 | Type III 50% refund | from $234,600p. 98 | $39,900 |
| The Highlands — Deluxe Master Suite (2 Bdrm/2 Bath) | 1,152 | Type III 50% refund | from $318,200p. 98 | $39,900 |
| The Highlands — Grand Master Suite (2 Bdrm/2 Bath) | 1,320 | Type III 50% refund | from $366,500p. 98 | $39,900 |
| The Village — Grattan Price Drive (One Bdrm) | 756 | Type III 50% refund | from $164,200p. 98 | $39,900 |
| The Village — Grattan Price Drive (Two Bdrm) | 966 | Type III 50% refund | from $209,900p. 98 | $39,900 |
| Woodside Atrium — Studio | 460 | Type III 50% refund | from $111,600p. 98 | $39,900 |
| Woodside Atrium — One Bdrm | 707 | Type III 50% refund | from $187,400p. 98 | $39,900 |
| Woodside Atrium — One Bdrm/Study | 715 | Type III 50% refund | from $190,700p. 98 | $39,900 |
| Woodside Atrium — Two Bdrm | 954 | Type III 50% refund | from $254,400p. 98 | $39,900 |
| Woodside Atrium — One Bdrm/Study + 1.5 BA | 1,036 | Type III 50% refund | from $279,900p. 98 | $39,900 |
| Woodside Atrium — One Bdrm/Study + 1.5 BA Premium | 1,036 | Type III 50% refund | from $290,400p. 98 | $39,900 |
| Village Cottages — Tier I | 925 | Type III 50% refund | $268,500 to $408,000p. 100 | $39,900 |
| Village Cottages — Tier II | 1,327 | Type III 50% refund | $420,500 to $603,900p. 100 | $39,900 |
| Glen Cottages — Tier I | 1,237 | Type III 50% refund | $380,200 to $485,200p. 100 | $39,900 |
| Glen Cottages — Tier II | 1,536 | Type III 50% refund | $472,100 to $577,200p. 100 | $39,900 |
| Glen Cottages — Tier III | 1,767 | Type III 50% refund | $543,100 to $673,200p. 100 | $39,900 |
| Glen & Village Villas — Melrose | 1,774 | Type III 50% refund | from $542,800p. 103 | $39,900 |
| Glen & Village Villas — Hamilton | 1,850 | Type III 50% refund | from $566,000p. 103 | $39,900 |
| Glen & Village Villas — Kilmarnock | 1,980 | Type III 50% refund | from $605,800p. 103 | $39,900 |
| Glen & Village Villas — Glasgow | 2,095 | Type III 50% refund | from $641,000p. 103 | $39,900 |
| Glen & Village Villas — Edinburgh | 2,755 | Type III 50% refund | from $809,200p. 103 | $39,900 |
Monthly fees
What residents pay each month, by contract and level of care. A second person adds the amount shown.
Type I/II/III Occupancy Agreement · Type C (fee for service) (50 prices, $1,520 to $4,253)
| Unit | Level of care | Per month, one person | Second person |
|---|---|---|---|
| The Highlands — Armstrong (Studio) | Independent living | $2,053p. 98 | $851 |
| The Highlands — Murray (1 Bdrm/1 Bath) | Independent living | $3,052p. 98 | $851 |
| The Highlands — One Bdrm Deluxe | Independent living | $3,405p. 98 | $851 |
| The Highlands — MacGregor (2 Bdrm/1 Bath) | Independent living | $3,405p. 98 | $851 |
| The Highlands — MacQueen (2 Bdrm/1½ Bath) | Independent living | $3,750p. 98 | $851 |
| The Highlands — Deluxe Master Suite (2 Bdrm/2 Bath) | Independent living | $4,133p. 98 | $851 |
| The Highlands — Grand Master Suite (2 Bdrm/2 Bath) | Independent living | $4,253p. 98 | $851 |
| The Village — Grattan Price Drive (One Bdrm) | Independent living | $1,520p. 98 | Not listed |
| The Village — Grattan Price Drive (Two Bdrm) | Independent living | $1,602p. 98 | Not listed |
| Woodside Atrium — Studio | Independent living | $1,612p. 98 | $335 |
| Woodside Atrium — One Bdrm | Independent living | $1,776p. 98 | $335 |
| Woodside Atrium — One Bdrm/Study | Independent living | $1,776p. 98 | $335 |
| Woodside Atrium — Two Bdrm | Independent living | $1,871p. 98 | $335 |
| Woodside Atrium — One Bdrm/Study + 1.5 BA | Independent living | $1,904p. 98 | $335 |
| Woodside Atrium — One Bdrm/Study + 1.5 BA Premium | Independent living | $1,904p. 98 | $335 |
| Village Cottages — Tier I | Independent living | $1,876p. 100 | $335 |
| Village Cottages — Tier II | Independent living | $2,120p. 100 | $335 |
| Glen Cottages — Tier I | Independent living | $2,261p. 100 | $335 |
| Glen Cottages — Tier II | Independent living | $2,424p. 100 | $335 |
| Glen Cottages — Tier III | Independent living | $2,585p. 100 | $335 |
| Glen & Village Villas — Melrose | Independent living | $2,828p. 103 | $335 |
| Glen & Village Villas — Hamilton | Independent living | $2,828p. 103 | $335 |
| Glen & Village Villas — Kilmarnock | Independent living | $2,910p. 103 | $335 |
| Glen & Village Villas — Glasgow | Independent living | $2,996p. 103 | $335 |
| Glen & Village Villas — Edinburgh | Independent living | $3,257p. 103 | $335 |
| The Highlands — Armstrong (Studio) | Independent living | $2,053p. 98 | $851 |
| The Highlands — Murray (1 Bdrm/1 Bath) | Independent living | $3,052p. 98 | $851 |
| The Highlands — One Bdrm Deluxe | Independent living | $3,405p. 98 | $851 |
| The Highlands — MacGregor (2 Bdrm/1 Bath) | Independent living | $3,405p. 98 | $851 |
| The Highlands — MacQueen (2 Bdrm/1½ Bath) | Independent living | $3,750p. 98 | $851 |
| The Highlands — Deluxe Master Suite (2 Bdrm/2 Bath) | Independent living | $4,133p. 98 | $851 |
| The Highlands — Grand Master Suite (2 Bdrm/2 Bath) | Independent living | $4,253p. 98 | $851 |
| The Village — Grattan Price Drive (One Bdrm) | Independent living | $1,520p. 98 | Not listed |
| The Village — Grattan Price Drive (Two Bdrm) | Independent living | $1,602p. 98 | Not listed |
| Woodside Atrium — Studio | Independent living | $1,612p. 98 | $335 |
| Woodside Atrium — One Bdrm | Independent living | $1,776p. 98 | $335 |
| Woodside Atrium — One Bdrm/Study | Independent living | $1,776p. 98 | $335 |
| Woodside Atrium — Two Bdrm | Independent living | $1,871p. 98 | $335 |
| Woodside Atrium — One Bdrm/Study + 1.5 BA | Independent living | $1,904p. 98 | $335 |
| Woodside Atrium — One Bdrm/Study + 1.5 BA Premium | Independent living | $1,904p. 98 | $335 |
| Village Cottages — Tier I | Independent living | $1,876p. 100 | $335 |
| Village Cottages — Tier II | Independent living | $2,120p. 100 | $335 |
| Glen Cottages — Tier I | Independent living | $2,261p. 100 | $335 |
| Glen Cottages — Tier II | Independent living | $2,424p. 100 | $335 |
| Glen Cottages — Tier III | Independent living | $2,585p. 100 | $335 |
| Glen & Village Villas — Melrose | Independent living | $2,828p. 103 | $335 |
| Glen & Village Villas — Hamilton | Independent living | $2,828p. 103 | $335 |
| Glen & Village Villas — Kilmarnock | Independent living | $2,910p. 103 | $335 |
| Glen & Village Villas — Glasgow | Independent living | $2,996p. 103 | $335 |
| Glen & Village Villas — Edinburgh | Independent living | $3,257p. 103 | $335 |
Per diem (Type I-IV residents and outside admissions) · Type C (fee for service) (7 prices, $8,699 to $14,113)
| Unit | Level of care | Per month, one person | Second person |
|---|---|---|---|
| Regular Assisted Living Studio | Assisted living | $8,699p. 104 | $4,715 |
| Lakeview Large Studio | Assisted living | $9,034p. 104 | $4,715 |
| Lakeview Two-Room Suite | Assisted living | $9,308p. 104 | $4,715 |
| Terrace Memory Care Studio | Memory care | $10,859p. 104 | Not listed |
| Pannill Semi-Private Room | Nursing care | $11,863p. 104 | Not listed |
| Pannill Regular Private Room | Nursing care | $13,110p. 104 | Not listed |
| Pannill Large Private Room | Nursing care | $14,113p. 104 | Not listed |
Fee increases, year by year
| Year | Level of care | Unit | Increase | Monthly fee, before and after |
|---|---|---|---|---|
| 2026 | Independent living | Village (cottages/villas) | 4.75% | Percent onlyp. 6 |
| 2026 | Independent living | Apartments | 4.75% | Percent onlyp. 6 |
| 2026 | Assisted living | All units | 4.73% | Percent onlyp. 6 |
| 2026 | Memory care | All units | 4.69% | Percent onlyp. 6 |
| 2026 | Nursing care | All units | 4.59% | Percent onlyp. 6 |
| 2025 | Independent living | Village (cottages/villas) | 4.11% | Percent onlyp. 6 |
| 2025 | Independent living | Apartments | 3.89% | Percent onlyp. 6 |
| 2025 | Assisted living | All units | 4.19% | Percent onlyp. 6 |
| 2025 | Memory care | All units | 4.28% | Percent onlyp. 6 |
| 2025 | Nursing care | All units | 4.27% | Percent onlyp. 6 |
| 2024 | Independent living | Village (cottages/villas) | 4.9% | Percent onlyp. 6 |
| 2024 | Independent living | Apartments | 4.5% | Percent onlyp. 6 |
| 2024 | Assisted living | All units | 4.9% | Percent onlyp. 6 |
| 2024 | Memory care | All units | 5.5% | Percent onlyp. 6 |
| 2024 | Nursing care | All units | 5.9% | Percent onlyp. 6 |
| 2023 | Independent living | Village (cottages/villas) | 6.5% | Percent onlyp. 6 |
| 2023 | Independent living | Apartments | 6.5% | Percent onlyp. 6 |
| 2023 | Assisted living | All units | 6.5% | Percent onlyp. 6 |
| 2023 | Memory care | All units | 6.5% | Percent onlyp. 6 |
| 2023 | Nursing care | All units | 6.5% | Percent onlyp. 6 |
| 2022 | Independent living | Village (cottages/villas) | 4.9% | Percent onlyp. 6 |
| 2022 | Independent living | Apartments | 4.9% | Percent onlyp. 6 |
| 2022 | Assisted living | All units | 4.9% | Percent onlyp. 6 |
| 2022 | Memory care | All units | 4.9% | Percent onlyp. 6 |
| 2022 | Nursing care | All units | 4.9% | Percent onlyp. 6 |
| 2021 | Independent living | Village (cottages/villas) | 2.9% | Percent onlyp. 6 |
| 2021 | Independent living | Apartments | 2.9% | Percent onlyp. 6 |
| 2021 | Assisted living | All units | 3% | Percent onlyp. 6 |
| 2021 | Memory care | All units | 3% | Percent onlyp. 6 |
| 2021 | Nursing care | All units | 3% | Percent onlyp. 6 |
| 2020 | Independent living | Village (cottages/villas) | 3% | Percent onlyp. 6 |
| 2020 | Independent living | Apartments | 3% | Percent onlyp. 6 |
| 2020 | Assisted living | All units | 3.25% | Percent onlyp. 6 |
| 2020 | Memory care | All units | 3.25% | Percent onlyp. 6 |
| 2020 | Nursing care | All units | 3.25% | Percent onlyp. 6 |
Refunds
What comes back from the entrance fee when you leave or die, and when it is paid.
Type I declining refundp. 27
If the resident dies or withdraws in the first 50 months, the entrance fee is refunded less 2% per month; nothing after 50 months. Paid after the residence is remarketed or within six months, whichever is first, net of unpaid charges.
- Kept on move-in
- 0% of the fee
- Declines by
- 2% a month for 50 months
- Never less than
- Nothing: it can decline to zero
- Longest wait
- 6 months
- Paid
- When your unit is re-occupied or after 6 months, whichever is first
Type II declining refundp. 27
Same as Type I: refund falls 2% per month to zero after 50 months; paid on remarketing or within six months.
- Kept on move-in
- 0% of the fee
- Declines by
- 2% a month for 50 months
- Never less than
- Nothing: it can decline to zero
- Longest wait
- 6 months
- Paid
- When your unit is re-occupied or after 6 months, whichever is first
Type III 50% refundp. 27
50% of the entrance fee is refunded on death or withdrawal, less unpaid fees; paid on remarketing or within six months.
- Kept on move-in
- Not disclosed in the 2026 filing
- Declines by
- Does not decline
- Never less than
- 50% of the fee
- Longest wait
- 6 months
- Paid
- When your unit is re-occupied or after 6 months, whichever is first
Type IV 90% refundp. 27
90% of the entrance fee is refunded on death or withdrawal, less unpaid fees; paid on remarketing or within six months.
- Kept on move-in
- Not disclosed in the 2026 filing
- Declines by
- Does not decline
- Never less than
- 90% of the fee
- Longest wait
- 6 months
- Paid
- When your unit is re-occupied or after 6 months, whichever is first
Type V declining refund (less Lifecare Fee)p. 27
The entrance fee less the per-resident Lifecare Fee is refunded less 2% per month during the first 50 months; nothing after 50 months. Paid on remarketing or within six months.
- Kept on move-in
- 0% of the fee
- Declines by
- 2% a month for 50 months
- Never less than
- Nothing: it can decline to zero
- Longest wait
- 6 months
- Paid
- When your unit is re-occupied or after 6 months, whichever is first
Refund calculator
Estimated refund: $0 (0% of the fee)
When it is paid: when your unit is re-occupied or after 6 months, whichever is first. This applies the plan terms as recorded from the filing, counting a part month as a whole one. The signed contract governs, and charges you owe or care paid for from the fee can be deducted first.
How entrance-fee refunds work, and why the payment date matters
Finances
Whether the organisation behind the community has the cash and income to keep its promises for decades.
- Sunnyside is part of Sunnyside Presbyterian Home (Sunnyside, King's Grant and Summit Square campuses).
- Balance sheet: Sunnyside Presbyterian Retirement Community division of Sunnyside Presbyterian Home (audited supplementary schedule).
- Ratios: Sunnyside Presbyterian Home (consolidated: Sunnyside, King's Grant, Summit Square).
Days cash on hand
419 days FY2025p. 145
- Its lenders’ minimum: 150 daysp. 132
- Industry median: 321 days Ziegler median for fiscal 2022, 132 bond-financed not-for-profit entrance-fee CCRCs
Debt service coverage
4.87x FY2025p. 145
- Its lenders’ minimum: 1.20xp. 132
- Industry median: 1.80x Ziegler median for fiscal 2022, 132 bond-financed not-for-profit entrance-fee CCRCs
Read with these figuresDays cash and coverage are for Sunnyside Presbyterian Home's three campuses together (Sunnyside, King's Grant, Summit Square), not this campus alone; most of the corporation's investments sit in its Corporate column, and the Sunnyside campus column holds $1,083,369 cash and $2,352,185 investments (p144). Days cash 419 is the audit note figure (p127); the covenant schedule (Exhibit F, p163) shows 418. Coverage 4.87x is from that management schedule (p161), not the audit. The campus's total assets include a $35,982,769 intercompany 'Due from Other Funds' receivable.
How to read these figures: what each one measures and why a lender’s minimum is a floor, not a target.
Balance sheet and trend
| Fiscal year | FY2025p. 145 | FY2024p. 161 | FY2023p. 161 | FY2022p. 161 |
|---|---|---|---|---|
| Days cash on hand | 419 days | 409 days | 453 days | 420 days |
| Debt service coverage | 4.87x | 3.84x | 3.95x | 3.09x |
| Operating margin | 9.4% | Not disclosed | Not disclosed | Not disclosed |
| Total assets | $103.8 million | Not disclosed | Not disclosed | Not disclosed |
| Total liabilities | $70.7 million | Not disclosed | Not disclosed | Not disclosed |
| Long-term debt | $25.9 million | Not disclosed | Not disclosed | Not disclosed |
| Entrance fees not yet earned (deferred revenue) | $38.1 million | Not disclosed | Not disclosed | Not disclosed |
| Refunds owed to residents (refundable fee liability) | $1.9 million | Not disclosed | Not disclosed | Not disclosed |
| Net position (assets minus liabilities) | $33.2 million | Not disclosed | Not disclosed | Not disclosed |
Auditor: CliftonLarsonAllen LLP. Opinion: Unmodified (clean) opinionp. 145
Occupancy
| Level of care | 2025p. 178 |
|---|---|
| Independent living | 94% |
| Assisted living | 97% |
| Memory care | Not disclosed |
| Nursing care | 88% |
Nursing care on campus
From CMS Care Compare, data as of 2026-09-01. These are the federal government’s ratings of the nursing center, not ours.
- Overall
- 5 of 5
- Health inspections
- 5 of 5
- Staffing
- 4 of 5
- Quality measures
- 5 of 5
Fines recorded by CMS: 0. Health citations since 2023-10-16: 1. SUNNYSIDE PRESBYTERIAN RETIREMENT COMMUNITY on Care Compare
In brief
Sunnyside is the original campus of the nonprofit Sunnyside Presbyterian Home, operated since 1955 on 154 acres in Rockingham County near Harrisonburg, with cottages, villas and apartments plus assisted living, memory support and a 77-bed health care center. It offers fee-for-service contracts with declining, 50% or 90% refunds, a modified contract with 90 days of care, a lifecare add-on and rentals; 2026 Type I entrance fees start at $68,600 for a studio. The parent corporation reported 419 days cash on hand and 4.87x debt service coverage for 2025, against lender minimums of 150 days and 1.20x.PDF
Nearest communities in Virginia
- Park Village (VMRC)
Harrisonburg · 6 miles away
Entrance fee: $122,709 to $1,127,549
- Bridgewater Retirement Community
Bridgewater · 7 miles away
Entrance fee: $75,606 to $1,906,566
- Summit Square
Waynesboro · 23 miles away
Entrance fee: $71,000 to $373,900
Sources
- Sunnyside — Continuing Care Provider Disclosure Statement (April 30, 2026)Virginia State Corporation Commission, Bureau of Insurance · filed 2026, fiscal 2025 finances · 178 pages · retrieved 2026-10-15
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