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Brookdale Carriage Club Providence and The Sharon at SouthPark compared
Two North Carolina communities about 3 miles apart, compared from their own disclosure statements. Tinted rows are where they differ; each page tab opens the filing at the figure.
| Figure | Brookdale Carriage Club Providence | The Sharon at SouthPark |
|---|---|---|
| Location | Charlotte, NC | Charlotte, NC |
| Filing used | 2026 statement, fiscal 2025 financesPDF | 2026 statement, fiscal 2025 financesPDF |
| Contract types | Rental | Type B (modified) |
| Entrance fee, one person | None: rental | $26,500 to $907,300p. 100 |
| Monthly fee, independent living | $4,285 to $7,530p. 22p. 23 | $3,517 to $6,908p. 25 |
| Refund plans | None: rental contract | Standard Entry Fee (declining to 0% after 365 days); 50% Refundable Entry Fee; 90% Refundable Entry Feep. 162 |
| Highest guaranteed refund | None: rental contract | 90% of the feep. 162 |
| When a refund is paid | None: rental contract | In turn, from a fund of new residents' entrance feesp. 162 |
| Days cash on hand | 429 days (FY2025)p. 2Counts $24.2M of cash (p30): $12.5M cash plus $11.7M the balance sheet shows as restricted cash (the DOI operating reserve and lender reserves, p48). Cash alone would cover about 221 days of the same expenses. The provider keeps no operating cash of its own; operations are funded through the parent, which took $5.4M in net member distributions in 2025 (p46, p48). | 496 days (FY2025)p. 2 |
| Its lenders' minimum | Not disclosed in the 2026 filing | At least 150 daysp. 43 |
| Debt service coverage | 2.40x (FY2025)p. 2Counts $24.2M of cash (p30): $12.5M cash plus $11.7M the balance sheet shows as restricted cash (the DOI operating reserve and lender reserves, p48). Cash alone would cover about 221 days of the same expenses. The provider keeps no operating cash of its own; operations are funded through the parent, which took $5.4M in net member distributions in 2025 (p46, p48). | 2.70x (FY2025)p. 2 |
| Independent living occupancy | 85.8% (2025)p. 19 | 96.9% (2025)p. 21 |
| Net position | $27.3 million (FY2025)p. 43 | $80.9 million (FY2025)p. 55 |
| Whose finances | ARCLP – Charlotte, LLC d/b/a Brookdale Carriage Club Providence (stand-alone); ratios for ARCLP – Charlotte, LLC (provider only)p. 43 | The Presbyterian Home at Charlotte, Inc. d/b/a The Sharon at SouthPark and The Sharon Foundation (consolidated); ratios for The Presbyterian Home at Charlotte, Inc. d/b/a The Sharon at SouthPark (provider; sole member of the obligated group)p. 55 |
| Audit opinion | Unmodified (clean) opinion, LBMC, PCp. 43 | Unmodified (clean) opinion, CliftonLarsonAllen LLPp. 55 |
| Nursing care, CMS rating | 5 of 5 (CMS overall) | 4 of 5 (CMS overall) |
What care costs later, in each contract
Brookdale Carriage Club Providence
Rental: Assisted living (Coach House), memory care (the Arbors) and the healthcare center are on campus and available at an additional fee to the extent space is available. No care days, discount or priority are promised in the contract.p. 20
The Sharon at SouthPark
Type B (modified): No free days are included. Residents who move permanently to nursing pay a published permanent transfer rate that the statement says is historically discounted from the direct-admission rate ($10,835-$12,070 vs $15,087-$16,184 a month in 2026); temporary stays are $274 a day on top of the monthly fee for the first 90 days. Existing residents have priority for the Medicare-certified beds.p. 107