The Mather
7929 Westpark Dr., Tysons, Virginia 22102
- Operator:
- Tysons LPC, LLC d/b/a The Mather (managed by Virginia Mather Management, LLC)
- Ownership:
- Mixed nonprofit and for-profit
- Affiliation:
- Not disclosed in the 2025 filing
- Opened:
- 2024
Provider Tysons LPC, LLC is wholly owned by Tysons LPC Holdings, LLC, a 50/50 equity partnership of Virginia Mather LPC, LLC (sole member Mather Investments, NFP, a 501(c)(3)) and Virginia LPC LLC, a for-profit entity owned by Westminster Virginia LP (p3, p12, p88). The provider is taxed as a partnership.
- Type A (life care)
- Type B (modified)
Figures from the 2025 disclosure statement (fiscal 2024 finances), filed with the Virginia State Corporation Commission, Bureau of Insurance.PDF The finances describe fiscal 2024; this is the newest statement we have for The Mather, and a later one may have been filed since.
At a glance
Entrance fee, one person, every plan
Monthly fee, independent living
Refund plans offered
- 90% RefundableNever less than 90% of the fee
Days cash on hand
Read the note on this figure
Computed by us from the audit: cash $34.6M over (total expenses $40.3M less depreciation $10.5M)/365. FY2024 was the first, partial year of operation (opened March 2024; the Life Centre was scheduled to open May 2025), so the expense base is not a full year's.
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.
How the contract types compare
Type A (life care)The filing calls it Type A, the Life Care Benefit plan; we class contracts by how care is priced (our definitions).
Unlimited days of assisted living, memory support or skilled nursing at virtually the same Monthly Service Fee the resident would have paid in independent living; the fee itself remains subject to increases.p. 30
- Assisted living
- Virtually the same Monthly Service Fee as in the independent living home, plus Additional and Ancillary Charges
- Nursing care
- Virtually the same Monthly Service Fee as in the independent living home, plus Additional and Ancillary Charges
- Priority for a bed
- Yes, residents come before outside admissions
Type B (modified)The filing calls it Type B, the 90 Day Life Care Benefit plan; we class contracts by how care is priced (our definitions).
Ninety total days of assisted living, memory support or skilled nursing at virtually the same Monthly Service Fee, used in whole days; after that the resident pays the then-current market rate. 2025 proposed market rates: assisted living $9,696/month, memory support $11,424/month, skilled nursing $527/day.p. 30
- Assisted living
- Same Monthly Service Fee for 90 total days of care, then current market rates (2025 proposed: $9,696/month)
- Nursing care
- Same Monthly Service Fee for 90 total days of care, then current market rates (2025 proposed: $527/day)
- Care days included
- 90
- Priority for a bed
- Yes, residents come before outside admissions
| Independent living | 293 |
|---|---|
| Assisted living | 16 |
| Memory care | 20 |
| Nursing care | 42 |
Entrance fees
One-person prices as the filing lists them, by contract. A second person usually pays the extra amount shown.
Life Care Benefit Plan · Type A (life care) (6 prices, $698,500 to $4,783,800)
| Unit | Refund plan | Price, one person | Second person |
|---|---|---|---|
| One-BR/1 BA | 90% Refundable | $698,500 to $1,124,700p. 100 | $72,200 |
| One-BR/1 BA/Den | 90% Refundable | $1,045,900 to $1,115,000p. 100 | $72,200 |
| One-BR/1.5 BA/Den | 90% Refundable | $1,028,600 to $1,376,300p. 100 | $72,200 |
| Two-BR/2 BA | 90% Refundable | $1,202,800 to $1,970,500p. 100 | $72,200 |
| Two-BR/2 BA/Den | 90% Refundable | $1,803,000 to $2,232,700p. 100 | $72,200 |
| Two-BR/2.5 BA/Den | 90% Refundable | $2,007,500 to $4,783,800p. 100 | $72,200 |
90-Day Benefit Plan · Type B (modified) (6 prices, $698,500 to $4,783,800)
| Unit | Refund plan | Price, one person | Second person |
|---|---|---|---|
| One-BR/1 BA | 90% Refundable | $698,500 to $1,124,700p. 100 | $72,200 |
| One-BR/1 BA/Den | 90% Refundable | $1,045,900 to $1,115,000p. 100 | $72,200 |
| One-BR/1.5 BA/Den | 90% Refundable | $1,028,600 to $1,376,300p. 100 | $72,200 |
| Two-BR/2 BA | 90% Refundable | $1,202,800 to $1,970,500p. 100 | $72,200 |
| Two-BR/2 BA/Den | 90% Refundable | $1,803,000 to $2,232,700p. 100 | $72,200 |
| Two-BR/2.5 BA/Den | 90% Refundable | $2,007,500 to $4,783,800p. 100 | $72,200 |
Monthly fees
What residents pay each month, by contract and level of care. A second person adds the amount shown.
Life Care Benefit Plan · Type A (life care) (6 prices, $5,003 to $12,636)
| Unit | Level of care | Per month, one person | Second person |
|---|---|---|---|
| One-BR/1 BA | Independent living | $5,003 to $6,398p. 100 | $2,528 |
| One-BR/1 BA/Den | Independent living | $6,035 to $6,623p. 100 | $2,528 |
| One-BR/1.5 BA/Den | Independent living | $6,500 to $7,275p. 100 | $2,528 |
| Two-BR/2 BA | Independent living | $6,756 to $8,809p. 100 | $2,528 |
| Two-BR/2 BA/Den | Independent living | $8,472 to $9,226p. 100 | $2,528 |
| Two-BR/2.5 BA/Den | Independent living | $9,119 to $12,636p. 100 | $2,528 |
90-Day Benefit Plan · Type B (modified) (6 prices, $3,656 to $11,289)
| Unit | Level of care | Per month, one person | Second person |
|---|---|---|---|
| One-BR/1 BA | Independent living | $3,656 to $5,051p. 100 | $1,181 |
| One-BR/1 BA/Den | Independent living | $4,688 to $5,276p. 100 | $1,181 |
| One-BR/1.5 BA/Den | Independent living | $5,153 to $5,928p. 100 | $1,181 |
| Two-BR/2 BA | Independent living | $5,409 to $7,462p. 100 | $1,181 |
| Two-BR/2 BA/Den | Independent living | $7,125 to $7,879p. 100 | $1,181 |
| Two-BR/2.5 BA/Den | Independent living | $7,772 to $11,289p. 100 | $1,181 |
Fee increases, year by year
| Year | Level of care | Unit | Increase | Monthly fee, before and after |
|---|---|---|---|---|
| 2025 | Independent living | All units | 6.9% | Percent onlyp. 100 |
Refunds
What comes back from the entrance fee when you leave or die, and when it is paid.
90% Refundablep. 15
After the 7-day rescission period the refund is the greater of 98% of the entrance fee less 1% per month of occupancy, or 90% of the entrance fee, less any Adjustments. It is paid 30 days after termination if the home has been reoccupied by a new resident, otherwise 180 days after termination. With two residents, nothing is refunded until the agreement ends for both.
- Kept on move-in
- 2% of the fee
- Declines by
- 1% a month for 8 months
- 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
Refund calculator
Estimated refund: $628,650 (90% 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.
- Balance sheet and ratios: Tysons LPC, LLC.
- Days cash on hand was calculated by us from the audited statements using the standard formula. The formula
Days cash on hand
424 days FY2024p. 86
- Its lenders’ minimum: Not disclosed in the 2025 filing
- Industry median: 321 days Ziegler median for fiscal 2022, 132 bond-financed not-for-profit entrance-fee CCRCs
Debt service coverage
Not disclosed in the 2025 filing
- Its lenders’ minimum: Not disclosed in the 2025 filing
- Industry median: 1.80x Ziegler median for fiscal 2022, 132 bond-financed not-for-profit entrance-fee CCRCs
Read with these figuresComputed by us from the audit: cash $34.6M over (total expenses $40.3M less depreciation $10.5M)/365. FY2024 was the first, partial year of operation (opened March 2024; the Life Centre was scheduled to open May 2025), so the expense base is not a full year's.
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 | FY2024p. 85 | FY2023p. 85 |
|---|---|---|
| Days cash on hand | 424 days | Not disclosed |
| Total assets | $477.7 million | $441.2 million |
| Total liabilities | $443.8 million | $379.3 million |
| Long-term debt | $0 | Not disclosed |
| Entrance fees not yet earned (deferred revenue) | $36.4 million | Not disclosed |
| Refunds owed to residents (refundable fee liability) | $340.7 million | Not disclosed |
| Net position (assets minus liabilities) | $33.9 million | $61.9 million |
Auditor: Grant Thornton LLP. Opinion: Unmodified (clean) opinionp. 85
Occupancy
The 2025 filing does not report occupancy.
Events the filing reports
Dated facts the disclosure statement states, such as bond issues, missed covenants or changes of ownership.
- 2024-03 Community opened in March 2024 (Phase 1); Phase 2 opened September 2024 and the Life Centre was scheduled to open May 2025.p. 75
- 2024 The $300M construction loan was paid off and terminated in 2024; $20M of an 11% subordinated loan from affiliate Mather Investments NFP remained outstanding at Dec 31, 2024, with $21.1M of accrued sub-debt interest.p. 91
Nursing care on campus
We have not linked this community’s nursing center to a CMS record. Nursing centers certified by Medicare can be looked up on CMS Care Compare.
In brief
The Mather is a high-rise life plan community in Tysons, Virginia, that opened in March 2024 with 293 independent living apartments plus assisted living, memory support and skilled nursing in its Life Centre. Residents pay a 90% refundable entrance fee (2025: $698,500 to $4,783,800) and choose either a life-care plan or a 90-day care benefit plan. The provider is a 50/50 partnership of a Mather nonprofit affiliate and a for-profit investor, and reported a $28.0M net loss in its first operating year.PDF
Nearest communities in Virginia
- Vinson Hall Retirement Community
McLean · 4 miles away
Entrance fee: $106,180 to $1,230,633
- The Virginian
Fairfax · 5 miles away
Entrance fee: None: rental
- Goodwin House Bailey's Crossroads
Falls Church · 7 miles away
Entrance fee: $92,830 to $1,832,425
Sources
- The Mather — Disclosure Statement (2025)Virginia State Corporation Commission, Bureau of Insurance · filed 2025, fiscal 2024 finances · 104 pages · retrieved 2026-10-15
Each page tab above opens this PDF at the page the figure came from. Spotted a figure that does not match its page? Tell us and it is checked against the filing.