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Carmel Hills and The Sharon at SouthPark compared
Two North Carolina communities about 2 miles apart, compared from their own disclosure statements. Tinted rows are where they differ; each page tab opens the filing at the figure.
| Figure | Carmel Hills | The Sharon at SouthPark |
|---|---|---|
| Location | Charlotte, NC | Charlotte, NC |
| Filing used | 2026 statement, fiscal 2026 financesPDF | 2026 statement, fiscal 2025 financesPDF |
| Contract types | Type B (modified), Type C (fee for service) | Type B (modified) |
| Entrance fee, one person | $12,005 to $279,035p. 15 | $26,500 to $907,300p. 100 |
| Monthly fee, independent living | $1,810 to $4,840p. 13 | $3,517 to $6,908p. 25 |
| Refund plans | Maple Declining Refund (0% after 21 months); Magnolia Residency Fee (nonrefundable after 30 days)p. 20p. 21 | Standard Entry Fee (declining to 0% after 365 days); 50% Refundable Entry Fee; 90% Refundable Entry Feep. 162 |
| Highest guaranteed refund | 0% of the feep. 20p. 21 | 90% of the feep. 162 |
| When a refund is paid | When your unit is re-occupied and the new resident has paidp. 20p. 21 | In turn, from a fund of new residents' entrance feesp. 162 |
| Days cash on hand | 199 days (FY2026)p. 2Coverage swings widely (1.33x to 6.85x) because Carmel Hills is paying off small individually held bonds as they mature; debt service is about $56,000 a year (p26, p31). | 496 days (FY2025)p. 2 |
| Its lenders' minimum | Not disclosed in the 2026 filing | At least 150 daysp. 43 |
| Debt service coverage | 6.85x (FY2026)p. 2Coverage swings widely (1.33x to 6.85x) because Carmel Hills is paying off small individually held bonds as they mature; debt service is about $56,000 a year (p26, p31). | 2.70x (FY2025)p. 2 |
| Independent living occupancy | 97.9% (2026)p. 10 | 96.9% (2025)p. 21 |
| Net position | $985,535 (FY2026)p. 39 | $80.9 million (FY2025)p. 55 |
| Whose finances | Carmel Hills, Inc.p. 39 | 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, Foard & Company, P.A.p. 39 | Unmodified (clean) opinion, CliftonLarsonAllen LLPp. 55 |
| Nursing care, CMS rating | No CMS record linked | 4 of 5 (CMS overall) |
What care costs later, in each contract
Carmel Hills
Type B (modified): Guaranteed admission to the on-site assisted living unit at a fixed reduced monthly fee of $4,050 (about 37-39% below the Magnolia rate). For nursing care outside, Carmel Hills pays the facility's basic semi-private charge not covered by insurance, as long as the resident keeps paying the monthly fee.p. 74
Type C (fee for service): Priority over outside applicants for the assisted living unit, but no guaranteed bed and no discount on assisted living fees.p. 84
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