Warwick Forest
1004 Old Denbigh Blvd., Newport News, Virginia 23602
- Operator:
- Riverside Retirement Services, Inc. (subsidiary of Riverside Healthcare Association, d/b/a Riverside Health)
- Ownership:
- Nonprofit
- Affiliation:
- Not disclosed in the 2025 filing
- Opened:
- 1988
Riverside Retirement Services is a nonprofit nonstock 501(c)(3) whose sole member is Riverside Healthcare Association; Riverside Health has no responsibility for its obligations. The ~20-acre site is leased from Patrick Henry Hospital, Inc.; buildings are owned by Riverside Retirement Services (p3, p23-24).
- Type B (modified)
- Type C (fee for service)
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 Warwick Forest, 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
- BASE Plan (Declining Refund)Can decline to nothing
- Plan 90Never less than 90% of the fee
- Plan 50Never less than 50% of the fee
Days cash on hand
Read the note on this figure
Computed by us from Riverside Health's divisional schedule (p176-178): Warwick Forest's $26.0M of investments and $1K cash over cash operating expenses. The same column shows a net $14.9M due to Riverside affiliates; net of that, cash and investments cover about 260 days.
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 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.
How the contract types compare
Type B (modified)The filing calls it LifeCare; we class contracts by how care is priced (our definitions).
LifeCare residents get 10 free days of assisted living or nursing over the life of the contract, then pay a flat monthly Health Services Resident Rate ($4,282 in 2025) that the agreement calls a discounted rate; during temporary stays they also keep paying their apartment's monthly fee.p. 50
- Assisted living
- 10 lifetime 'Benefit' days of temporary care at no additional charge; after that a flat Health Services Resident Rate ($4,282/month in 2025) for an assisted living suite; independent-living monthly fee stops on a permanent move
- Nursing care
- Same flat Health Services Resident Rate ($4,282/month in 2025) for a semi-private bed at Lifelong Health and Rehabilitation Warwick Forest, including nursing care and meals
- Care days included
- 10
- Priority for a bed
- Yes, residents come before outside admissions
Type C (fee for service)The filing calls it LifePlan; we class contracts by how care is priced (our definitions).
LifePlan residents have priority access to assisted living and the nursing center but pay the published daily market rates. The market rates are not stated in the document.p. 89
- Assisted living
- Current published daily market rate
- Nursing care
- Current published daily market rate
- Priority for a bed
- Yes, residents come before outside admissions
| Independent living | 127 |
|---|---|
| Assisted living | 137 |
| Memory care | Not disclosed in the 2025 filing |
| Nursing care | Not disclosed in the 2025 filing |
Entrance fees
One-person prices as the filing lists them, by contract. A second person usually pays the extra amount shown.
LifeCare Agreement · Type B (modified) (8 prices, $191,748 to $377,659)
| Unit | Sq ft | Refund plan | Price, one person | Second person |
|---|---|---|---|---|
| Cottage - Poplar (1BR/1BA) | 680 | BASE Plan (Declining Refund) | from $191,748p. 127 | $44,715 |
| Cottage - Dogwood (2BR/2BA) | 816 | BASE Plan (Declining Refund) | from $230,499p. 127 | $44,715 |
| Cottage - Sycamore (2BR/2BA, sunroom) | 1,100 | BASE Plan (Declining Refund) | from $282,280p. 127 | $44,715 |
| Cottage - Maple (2BR or BR+den/2BA, two patios) | 1,350 | BASE Plan (Declining Refund) | from $307,678p. 127 | $44,715 |
| Apartment - Birch (1BR/2BA) | 930 | BASE Plan (Declining Refund) | from $253,948p. 127 | $44,715 |
| Apartment - Willow (BR + second BR/den, 2BA) | 1,221 | BASE Plan (Declining Refund) | from $300,954p. 127 | $44,715 |
| Apartment - Cypress (BR + second BR/den, 2BA) | 1,320 | BASE Plan (Declining Refund) | from $313,834p. 127 | $44,715 |
| Apartment - Oaks (2BR + den/2BA, breakfast room) | 1,581 | BASE Plan (Declining Refund) | from $377,659p. 127 | $44,715 |
LifePlan Agreement · Type C (fee for service) (8 prices, $148,328 to $273,666)
| Unit | Sq ft | Refund plan | Price, one person | Second person |
|---|---|---|---|---|
| Cottage - Poplar (1BR/1BA) | 680 | BASE Plan (Declining Refund) | from $148,328p. 127 | $4,064 |
| Cottage - Dogwood (2BR/2BA) | 816 | BASE Plan (Declining Refund) | from $186,320p. 127 | $4,064 |
| Cottage - Sycamore (2BR/2BA, sunroom) | 1,100 | BASE Plan (Declining Refund) | from $219,885p. 127 | $4,064 |
| Cottage - Maple (2BR or BR+den/2BA, two patios) | 1,350 | BASE Plan (Declining Refund) | from $236,180p. 127 | $4,064 |
| Apartment - Birch (1BR/2BA) | 930 | BASE Plan (Declining Refund) | from $204,525p. 127 | $4,064 |
| Apartment - Willow (BR + second BR/den, 2BA) | 1,221 | BASE Plan (Declining Refund) | from $226,491p. 127 | $4,064 |
| Apartment - Cypress (BR + second BR/den, 2BA) | 1,320 | BASE Plan (Declining Refund) | from $236,811p. 127 | $4,064 |
| Apartment - Oaks (2BR + den/2BA, breakfast room) | 1,581 | BASE Plan (Declining Refund) | from $273,666p. 127 | $4,064 |
Monthly fees
What residents pay each month, by contract and level of care. A second person adds the amount shown.
LifeCare Agreement · Type B (modified) (10 prices, $3,388 to $4,486)
| Unit | Level of care | Per month, one person | Second person |
|---|---|---|---|
| Cottage - Poplar (1BR/1BA) | Independent living | from $3,388p. 127 | $1,522 |
| Cottage - Dogwood (2BR/2BA) | Independent living | from $3,493p. 127 | $1,522 |
| Cottage - Sycamore (2BR/2BA, sunroom) | Independent living | from $3,741p. 127 | $1,522 |
| Cottage - Maple (2BR or BR+den/2BA, two patios) | Independent living | from $3,908p. 127 | $1,522 |
| Apartment - Birch (1BR/2BA) | Independent living | from $3,498p. 127 | $1,522 |
| Apartment - Willow (BR + second BR/den, 2BA) | Independent living | from $3,918p. 127 | $1,522 |
| Apartment - Cypress (BR + second BR/den, 2BA) | Independent living | from $4,104p. 127 | $1,522 |
| Apartment - Oaks (2BR + den/2BA, breakfast room) | Independent living | from $4,486p. 127 | $1,522 |
| Assisted living or semi-private nursing (Health Services Resident Rate) | Assisted living | from $4,282p. 127 | Not listed |
| Assisted living or semi-private nursing (Health Services Resident Rate) | Nursing care | from $4,282p. 127 | Not listed |
LifePlan Agreement · Type C (fee for service) (8 prices, $3,388 to $4,486)
| Unit | Level of care | Per month, one person | Second person |
|---|---|---|---|
| Cottage - Poplar (1BR/1BA) | Independent living | from $3,388p. 127 | $1,522 |
| Cottage - Dogwood (2BR/2BA) | Independent living | from $3,493p. 127 | $1,522 |
| Cottage - Sycamore (2BR/2BA, sunroom) | Independent living | from $3,741p. 127 | $1,522 |
| Cottage - Maple (2BR or BR+den/2BA, two patios) | Independent living | from $3,908p. 127 | $1,522 |
| Apartment - Birch (1BR/2BA) | Independent living | from $3,498p. 127 | $1,522 |
| Apartment - Willow (BR + second BR/den, 2BA) | Independent living | from $3,918p. 127 | $1,522 |
| Apartment - Cypress (BR + second BR/den, 2BA) | Independent living | from $4,104p. 127 | $1,522 |
| Apartment - Oaks (2BR + den/2BA, breakfast room) | Independent living | from $4,486p. 127 | $1,522 |
Fee increases, year by year
| Year | Level of care | Unit | Increase | Monthly fee, before and after |
|---|---|---|---|---|
| 2025 | Independent living | All units | 5% | Percent onlyp. 28 |
| 2024 | Independent living | All units | 5% | Percent onlyp. 28 |
| 2023 | Independent living | All units | 6% | Percent onlyp. 28 |
| 2022 | Independent living | All units | 4% | Percent onlyp. 28 |
| 2021 | Independent living | All units | 2% | Percent onlyp. 28 |
| 2020 | Independent living | All units | 3% | Percent onlyp. 28 |
| 2019 | Independent living | All units | 3% | Percent onlyp. 28 |
Refunds
What comes back from the entrance fee when you leave or die, and when it is paid.
BASE Plan (Declining Refund)p. 45
After the first 30 days the refund falls 2% per calendar month of occupancy and nothing is refunded after 50 months. Paid within six weeks after the agreement ends, the residence is vacated and it is occupied by a new resident.
- 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
- No limit stated
- Paid
- When your unit is re-occupied and the new resident has paid
Plan 90p. 45
Full refund within the first 30 days; after that 90% of the entrance fee is refunded regardless of how long you lived there. Age-rated: higher price if anyone is 81-85, not available at 86+. Paid within six weeks after your residence is re-occupied.
- Kept on move-in
- 0% of the fee
- Declines by
- Does not decline
- Never less than
- 90% of the fee
- Longest wait
- No limit stated
- Paid
- When your unit is re-occupied and the new resident has paid
Plan 50p. 46
Full refund within the first 30 days; after that the refund falls 2% per month of occupancy but never below 50%. Age-rated like Plan 90. Paid within six weeks after your residence is re-occupied.
- Kept on move-in
- 0% of the fee
- Declines by
- 2% a month for 25 months
- Never less than
- 50% of the fee
- Longest wait
- No limit stated
- Paid
- When your unit is re-occupied and the new resident has paid
Refund calculator
Estimated refund: $0 (0% of the fee)
When it is paid: when your unit is re-occupied and the new resident has paid. 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.
- Warwick Forest is part of Riverside Health (Riverside Healthcare Association, Inc.).
- Balance sheet: Warwick Forest (division of Riverside Retirement Services, Inc.; supplementary consolidating schedule in Riverside Health's audit).
- Ratios: Warwick Forest division.
- Days cash on hand was calculated by us from the audited statements using the standard formula. The formula
Days cash on hand
609 days FY2024p. 40
- 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 Riverside Health's divisional schedule (p176-178): Warwick Forest's $26.0M of investments and $1K cash over cash operating expenses. The same column shows a net $14.9M due to Riverside affiliates; net of that, cash and investments cover about 260 days.
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. 40 | FY2023p. 40 |
|---|---|---|
| Days cash on hand | 609 days | Not disclosed |
| Total assets | $34.7 million | $35.7 million |
| Total liabilities | $20.1 million | $21.1 million |
| Long-term debt | $0 | $0 |
| Entrance fees not yet earned (deferred revenue) | $18.8 million | $18.2 million |
| Refunds owed to residents (refundable fee liability) | Not disclosed | Not disclosed |
| Net position (assets minus liabilities) | $14.6 million | $14.6 million |
Auditor: KPMG LLP. Opinion: Unmodified (clean) opinionp. 40
Occupancy
| Level of care | 2024p. 40 |
|---|---|
| Independent living | 93% |
| Assisted living | 85% |
| Memory care | Not disclosed |
| Nursing care | Not disclosed |
Events the filing reports
Dated facts the disclosure statement states, such as bond issues, missed covenants or changes of ownership.
- 2024-11Credit rating S&P Global Ratings affirmed parent Riverside Health's long-term credit rating at A- with a stable outlook.p. 4
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
- 2 of 5
- Health inspections
- 2 of 5
- Staffing
- 2 of 5
- Quality measures
- 3 of 5
Fines recorded by CMS: 1 totalling $10,358. Health citations since 2023-10-16: 33. RIVERSIDE LIFELONG H & R WARWICK FOREST on Care Compare
CARF-accredited since 2023. Check on CARF’s site
In brief
Warwick Forest is a nonprofit continuing care community in Newport News run by Riverside Retirement Services, part of Riverside Health, with 127 independent-living cottages and apartments and 137 assisted living units; nursing care is at the on-campus Lifelong Health and Rehabilitation Warwick Forest. A LifeCare contract includes 10 free care days and then a flat monthly health-services rate ($4,282 in 2025), while a LifePlan contract costs less up front and pays market rates. 2025 entrance fees run from $148,328 to $377,659 for one person, with declining, 50% and 90% refund options.PDF
Nearest communities in Virginia
- The Chesapeake
Newport News · 5 miles away
Entrance fee: $149,000 to $855,000
- Williamsburg Landing
Williamsburg · 13 miles away
Entrance fee: $48,067 to $1,054,547
- Patriots Colony
Williamsburg · 18 miles away
Entrance fee: $177,629 to $912,827
Sources
- Warwick Forest — 2025 Disclosure StatementVirginia State Corporation Commission, Bureau of Insurance · filed 2025, fiscal 2024 finances · 179 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.