I moved my mom into Parkview Estates and have been very pleased - the staff are friendly, attentive, and quick to answer questions. The brand-new, bright facility is spotless with great food, varied activities, plentiful amenities, and the nearby hospital gives me peace of mind. My mom is happy, social, and well cared for; I'd definitely recommend Parkview Estates.
Loved one of resident
Jul 2026
Pricing
Prices shown are estimates and subject to change. Contact your senior living advisor for current pricing.
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Amenities
Healthcare services
Activities of daily living assistance
Assistance with bathing
Assistance with dressing
Assistance with transfers
Medication management
Mental wellness program
Physical therapy
Respite program
Healthcare staffing
12-16 hour nursing
24-hour call system
24-hour supervision
Meals and dining
Diabetes diet
Meal preparation and service
Restaurant-style dining
Special dietary restrictions
Room
Air-conditioning
Cable
Fully furnished
Housekeeping and linen services
Kitchenettes
Private bathrooms
Spa
Telephone
Wifi
Memory care community services
Mild cognitive impairment
Specialized memory care programming
Transportation
Community operated transportation
Located close to restaurants
Located close to shopping centers
Transportation arrangement
Transportation arrangement (medical)
Transportation arrangement (non-medical)
Common areas
Beauty salon
Computer center
Dining room
Fitness room
Gaming room
Garden
Outdoor patio
Outdoor space
Small library
Wellness center
Community services
Concierge services
Fitness programs
Move-in coordination
Activities
Community-sponsored activities
Planned day trips
Resident-run activities
Scheduled daily activities
Reviews
4.17·(72)
Overall rating
5
4
3
2
1
Care
3.5
Staff
4.1
Meals
4.3
Amenities
4.2
Value
3.8
Pros
brand-new, resort-like facilities
clean, bright, and airy interiors
chef-prepared, restaurant-style dining
helpful, friendly, and caring staff
personalized staff attention and name recognition
transportation for appointments and outings
in-unit washer and dryer with weekly laundry service
spacious, well-appointed apartments with utilities included
competitive pricing and buy-down program options
safe and secure environment with visitor screening
Cons
inconsistent staffing and high employee turnover
understaffing resulting in delayed or limited personalized care
variability in medication administration and documentation
management and leadership instability
inconsistent communication from admissions and leadership
limited or uneven activity programming
gaps in emergency-call systems and pendant policy
inconsistent housekeeping and room maintenance
questions about clinical oversight and Medical Director independence
additional fees for essential safety or assistance services
limited availability of promised amenities during early occupancy
Summary of reviews
Park View Estates presents as a modern, newly opened assisted living and memory-care community with many physical and service strengths alongside recurring operational concerns. Reviewers consistently praise the facility’s new construction and resort-like atmosphere: wide, bright hallways, large windows, multiple courtyards, theaters, salon space, and well-appointed apartments. The location near a hospital is valued for rapid access to care, and the property offers practical conveniences such as in-unit washers/dryers, weekly laundry, transportation for appointments and outings, and a pet-friendly policy. Many families cite high marks for the dining program when the chef and kitchen are functioning as intended, describing restaurant-style meals and ample portions.
Care and staffing evoke mixed impressions. Numerous accounts highlight caring, personable caregivers and leadership who know residents by name, provide personalized attention, and create a welcoming environment. At the same time, a clear pattern emerges around inconsistent staffing levels and elevated turnover. That instability correlates with episodes of delayed or limited one-on-one assistance, variability in housekeeping and room maintenance, and uneven execution of personal-care routines. Reviewers frequently describe the same staff members as excellent while noting that changes in personnel can materially affect a resident’s day-to-day experience.
Clinical-operations strengths and weaknesses are similarly mixed. Several families praised effective prescription management and an organized medication director; however, there are also recurrent concerns about variability in medication administration, incomplete medication lists, and missed or delayed doses. These issues appear to be driven by staffing variability, onboarding gaps, and evolving workflows in a new community. Additionally, some reviewers raised questions about clinical oversight and the perceived independence of the Medical Director; this is best interpreted as an area for facility clarification and stronger visible governance.
Programming and amenities are a prominent theme. The property offers a range of activities and social events including live music, themed parties, and outings; these are appreciated when fully staffed and scheduled. That said, several reviewers found daily activity options limited or inconsistent, especially during initial occupancy and early hours after opening — some amenities such as the salon or day-trip programming were not always available. Families should expect programming to mature as occupancy grows but be aware of current variability.
Management, communication, and safety operations show a mixed pattern that prospective families should weigh. Positive reports describe responsive executive leadership and helpful admissions or concierge support; negative reports point to slow admissions communication, intermittent maintenance follow-through, and leadership turnover. Safety-system gaps were mentioned, including concerns about the functionality and policy around in-room call systems and optional pendants that may carry extra cost. These are operational-level issues rather than universal failings, but they bear confirming during a tour and contract review.
Bottom line: Park View Estates offers many tangible advantages — new, well-designed facilities, robust amenity potential, welcoming communal spaces, and staff members who demonstrate caring and personalized attention. However, recurring themes of staffing instability, inconsistent medication practices, variable activity availability, and episodic communication or management lapses indicate operational areas that require due diligence. Prospective residents and families should tour during active hours, ask for current staffing ratios, clarify emergency-call and pendant policies, review medication-management procedures, and confirm which amenities and activities are currently running versus planned as occupancy increases.
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Location
Park View Estates Assisted Living & Memory Care is located at 11360 Warner Ave, Fountain Valley, CA, 92708.
About Park View Estates Assisted Living & Memory Care
Park View Estates Assisted Living & Memory Care sits in Fountain Valley, California, and is part of the Sunshine Retirement Living group, and this place offers both assisted living and memory care right in one spot, so you'll find suites designed for seniors, with choices like studios, one-bedroom, and two-bedroom layouts in a two-story building, so folks can pick what feels right for them, and the community's got a Spanish-style look outside and modern, bright spaces inside that make it feel open and welcoming, and there's a focus here on helping people keep their independence in a safe, private setting where the staff pays attention to each person's needs, with licensed nursing folks on hand all day and night, every day of the week.
This place has a strong commitment to keeping residents as independent and engaged as possible, with programs based on the Montessori method to encourage activity and personal choice, and there's the Sunshine six Pillars of Wellness-stuff like physical engagement, sensory activities, spiritual support, chances for socializing, ways to learn, and emotional expression-all mixed into daily life through things like fitness classes, creative and spiritual programs, and outings to restaurants and local spots, plus there's a Blue Zones Inspired Community, VR Bucket List Program, HOPE BLOOMS™ Life Enrichment, and a Sensory Spa to give folks something different to look forward to, and if someone needs memory care, the place has a secure wing with safety features and custom care for people with Alzheimer's or dementia, including extra cleaning, air filtering, and frequent COVID-19 tests for new arrivals.
Meals are included here, and the dining's all-day with chef-prepared options, fresh salad bars, and produce from close by, and all utilities are paid for in the care package, plus weekly housekeeping and laundry help, and if you don't drive anymore, there's door-to-door transportation for appointments or errands, plus weekly outings for shopping or fun, and if you like to stay busy, there are two movie theaters, a gym, a hair salon, a computer center, libraries, games, and even an enclosed heated pool, so there's always something to do or someone to talk to, and for folks who need a little more help, staff can lend a hand with bathing, dressing, grooming, hygiene, moving around, medication management, and keeping the place clean.
You can bring your pet if you want, and the grounds are set up with walking paths, garden spaces, and safe spots to sit outside and enjoy the weather, and there are private rooms if that's what you like, with Wi-Fi all over the building, and everything's set up for people with mobility problems, so the community works for wheelchairs and walkers just fine, and there are safety alarms and emergency systems in every suite and throughout the common spaces, so people and their families know they're in good hands, and there are options for month-to-month rent, no big buy-in fees, and short-term or respite stays if you're just looking for a break or need to recover from something, and they make paying simple, accepting checks and credit cards, so you don't have to fuss about the bills.
Park View Estates is near the Fountain Valley Regional Hospital, and it's a good choice for those looking for both assisted living or memory care with different care levels all on one campus, whether you're still pretty active but need some help, or if you're dealing with early or more advanced memory problems, since the staff here adapts the care plans regularly and aims to help everyone stay engaged, comfortable, and secure as they age.
Founded in 2007 by Luis Serrano and May Hasso, Sunshine Retirement Living is a family-owned company headquartered in Bend, Oregon. Operating 39+ communities across 18 states, they specialize in affordable middle-market senior living with independent living, assisted living, and innovative memory care services.
People often ask...
Park View Estates Assisted Living & Memory Care offers competitive pricing, with rates starting at a cost of $6,965 per month.
Park View Estates Assisted Living & Memory Care offers independent living, assisted living, and memory care.
There are 50 photos of Park View Estates Assisted Living & Memory Care on Mirador.
Yes, Park View Estates Assisted Living & Memory Care allows residents to age in place and adjust their level of care as needed.
The full address for this community is 11360 Warner Ave, Fountain Valley, CA 92708.
No, Park View Estates Assisted Living & Memory Care does not offer respite care.
Respite care in assisted living communities provides temporary, short-term relief for primary caregivers by offering professional care for their loved ones. It allows individuals to stay in an assisted living community for a limited time, giving caregivers a break while ensuring residents receive necessary support and assistance with daily activities.
Safety & Compliance
In California, the Department of Social Services' Community Care Licensing Division licenses residential care facilities for the elderly, conducting inspections and investigating complaints.
License number
306005798
Status
Licensed
Facility type
Residential Care Elderly
Capacity
170 residents
Licensee
FOUNTAIN VALLEY OPCO LLC;SUNSHINE RETIREMENT ET AL
Found deficiencies in medication management and in reporting; the billing allegation was unsubstantiated.
Type BCCR 87465(c)(2)Incidental Medical and Dental Care
02 Jun 2026Complaint
02 Jun 2026Complaint
Investigated the allegation of delayed medical attention; concluded the evidence did not prove the violation.
02 Jun 2026Complaint
02 Jun 2026Complaint
Investigated the complaint and found the allegations unsubstantiated.
02 Jun 2026Complaint
02 Jun 2026Complaint
Investigated the allegation and concluded it is unsubstantiated.
02 Jun 2026Complaint
02 Jun 2026Complaint
Investigated the complaint and concluded that the allegation of resident pressure injuries due to lack of staff supervision is unsubstantiated.
02 Jun 2026Complaint
02 Jun 2026Complaint
Investigated the allegations and found no deficiencies.
02 Jun 2026Complaint
02 Jun 2026Complaint
Investigated the complaint and found all allegations unsubstantiated. No violations were cited.
18 May 2026Inspection
18 May 2026Inspection
Confirmed the memory care call system was installed and tested in memory care areas; no deficiencies were observed.
Type A87303(i)(1)(A)
18 May 2026Inspection
18 May 2026Inspection
Identified missing home health and hospice documentation for residents with suprapubic catheters. Found insufficient communication with medical providers about catheter care, and the plan of operation was not readily available on-site.
Type B87609(a)(4)
Type B87613(a)(1)
Type B87633(h)(4)
Type B87208(a)
18 May 2026Inspection
18 May 2026Inspection
Amended findings for two complaints were delivered and discussed with the administrator.
13 Apr 2026Inspection
13 Apr 2026Inspection
Observed that no deficiencies were cited; a continuation visit was needed to address insufficient emergency food and water for residents and staff.
26 Mar 2026Complaint
26 Mar 2026Complaint
Investigated five allegations about COVID isolation, falls, scabies, ringworm, and medication management. Findings showed isolation was implemented for a COVID-positive resident, a fall occurred requiring hospital evaluation, no scabies or ringworm diagnoses were found, and medications were handled correctly.
26 Mar 2026Inspection
26 Mar 2026Inspection
Conducted a case-management visit to address a prior complaint, with entry granted by the executive director.
20 Mar 2026Complaint
20 Mar 2026Complaint
Investigated allegations that staff did not prevent inappropriate behaviors between residents, did not provide adequate food service, did not meet residents' toileting needs, and that walls and floors were dirty.
12 Mar 2026Complaint
12 Mar 2026Complaint
Identified a kitchen equipment issue, including a leaking dishwasher and a freezer in disrepair, with repair delays supported by records and staff interviews.
Type B87303(a)
17 Feb 2026Complaint
17 Feb 2026Complaint
Investigated allegations of neglect leading to death, medication errors, falsified medication charts, delayed response to call lights, and administration of insulin by unqualified staff; found insufficient evidence to prove the violations.
30 Dec 2025Inspection
30 Dec 2025Inspection
Identified amended findings for a complaint and discussed them with staff at the site.
05 Dec 2025Inspection
05 Dec 2025Inspection
Found full access to paper and electronic resident records; no deficiencies were cited.
12 Nov 2025Inspection
12 Nov 2025Inspection
Identified that full access to electronic resident records was not granted, resulting in a deficiency.
Type B87506(d)(1)
12 Nov 2025Inspection
12 Nov 2025Inspection
Observed an unannounced case management visit during which hard copies of resident progress notes and related records, including staff rosters and hospice documents, were collected.
04 Nov 2025Inspection
04 Nov 2025Inspection
Investigated a complaint case; access to records in Point Click Care was limited and a follow-up visit was planned.
29 Oct 2025Complaint
29 Oct 2025Complaint
Investigated the complaint about pendant call button responses; found repeated delays in responding to calls over a 90-day period.
CCR 87464(f)(1)Basic services - Care and supervision
29 Oct 2025Inspection
29 Oct 2025Inspection
Investigated two complaints and interviewed staff and the administrator.
27 Oct 2025Inspection
27 Oct 2025Inspection
Investigated an amended complaint related to a prior investigation.
17 Oct 2025Complaint
17 Oct 2025Complaint
Investigated a complaint about a resident's injuries and related care issues, including assessment of change in condition, medical attention, shower equipment, laundry, and bathroom cleanliness; found no preponderance of evidence to prove the allegations.
17 Oct 2025Complaint
17 Oct 2025Complaint
Investigated an allegation of unlawful eviction and found the claim unfounded.
14 Oct 2025Complaint
14 Oct 2025Complaint
Investigated allegations that staff did not meet residents' care needs, restricted access to water and cleaning supplies, mishandled medications, kept records unsecured, and did not update menus; found no preponderance of evidence to support violations.
13 Oct 2025Complaint
13 Oct 2025Complaint
Investigated a complaint that a memory care resident was not allowed to eat in the dining room as agreed. Found deficiencies in the memory care call system and dining access that created safety concerns.
Type ACCR 87303(i)(1)(A)Maintenance and Operation
Type BCCR 87464(f)(1)Basic Services – Care and supervision
06 Oct 2025Complaint
06 Oct 2025Complaint
Investigated an allegation that staff retaliated by adding unnecessary one-on-one care and charging the resident's responsible party, and that a change in condition was not reported to the physician or responsible party. Found insufficient evidence to prove either allegation.
06 Oct 2025Complaint
06 Oct 2025Complaint
Investigated the allegations of unnecessary care services and unlawful eviction and concluded there were not enough findings to support violations.
06 Oct 2025Complaint
06 Oct 2025Complaint
Investigated an allegation that staff retaliated against a resident and an allegation that a change in condition was not reported to the physician. Findings did not demonstrate that the allegations occurred.
06 Oct 2025Complaint
06 Oct 2025Complaint
Investigated the complaint alleging staff retaliation and failure to report changes in condition; found no deficiencies.
21 Aug 2025Complaint
21 Aug 2025Complaint
Investigated a complaint about a resident's eviction; found the eviction notice lacked required information about alternative housing and care options, and about the resident's rights to file a complaint and contest the eviction.
Type A87224(a)(1)
Type A87224(a)(2)
Type A87224(a)(3)
Type A87224(a)(4)
Type A87224(a)(5)
Type A87468(a)(4)
Type A87468.1(a)(4)
Type A15696.683(a)(4)
19 Aug 2025Complaint
19 Aug 2025Complaint
Investigated an allegation that staff represented themselves as the resident to authorize a bank to issue a check to the facility. Findings did not establish that the allegation occurred.
03 Jul 2025Inspection
03 Jul 2025Inspection
Observed no health and safety issues and adequate staffing during the visit. All reviewed records were in compliance with the agreements made with CCL.
28 May 2025Complaint
28 May 2025Complaint
Investigated the allegation that staff did not provide authorized representatives with a 30 day eviction notice, and found the allegation had no basis.
23 May 2025Complaint
23 May 2025Complaint
Investigated allegations that a resident sustained two femur fractures due to staff neglect, that the resident fell multiple times due to neglect, unlawful eviction, failure to provide itemization of fee increases to the authorized representative, and internet service disrepair; there was no evidence to corroborate these claims.
20 May 2025Complaint
20 May 2025Complaint
Investigated a complaint and found call pendants were not always answered promptly; most responses were 15-45 minutes, with some delays up to two hours.
Type A87464(f)(1)
20 May 2025Complaint
20 May 2025Complaint
Investigated a complaint that the resident call system was not operational. Testing showed pendants and the call system functioned and staff responded promptly.
13 May 2025Complaint
13 May 2025Complaint
Investigated an allegation that staff did not meet a resident's catheter and incontinence needs. Findings showed insufficient catheter care and no clear evidence that medical needs were neglected.
Type B87468.2(a)(4)
11 Apr 2025Complaint
11 Apr 2025Complaint
Investigated the allegation that staff did not ensure residents took medications as prescribed; evidence indicated residents received medications as prescribed and staff documented administration.
24 Feb 2025Complaint
24 Feb 2025Complaint
Investigated a complaint alleging staff hit and pushed residents and did not treat residents with dignity and respect. Evidence from interviews and record review did not establish the allegations.
24 Feb 2025Complaint
24 Feb 2025Complaint
Investigated a December 2021 staffing complaint; interviews indicated residents were cared for and staff were not asked to work seven days a week or while sick.
24 Feb 2025Complaint
24 Feb 2025Complaint
Investigated allegations that residents' rights were violated, that staff restrained residents to coerce vaccination, and that PPE was lacking; interviews showed PPE was available and residents denied coercion.
30 Jan 2025Inspection
30 Jan 2025Inspection
Residents were observed participating in activities. No deficiencies were noted in safety, care, or medication administration.
30 Dec 2024Complaint
30 Dec 2024Complaint
Investigated the allegation that staff failed to adequately supervise a resident and found there was not a preponderance of evidence to support the allegation.
18 Nov 2024Inspection
18 Nov 2024Inspection
Conducted an unannounced case management visit to deliver amendments.
18 Nov 2024Complaint
18 Nov 2024Complaint
Investigated and found insufficient evidence to support the allegation that staff failed to provide supervision resulting in residents' needs being unmet.
01 Nov 2024Complaint
01 Nov 2024Complaint
Investigated a complaint alleging staff were not trained to properly respond to emergencies and that staffing levels were insufficient to meet residents' needs. There was not a preponderance of evidence to prove the allegations.
10 Oct 2024Inspection
10 Oct 2024Inspection
Identified that the elevator issue was tested and resolved, and the cited deficiency was cleared.
Type A87303(a)
25 Sept 2024Complaint
25 Sept 2024Complaint
Investigated a complaint that staff did not ensure the elevator was working properly; the elevator remained nonfunctional and required repair.
Type B87303(a)
06 May 2024Inspection
06 May 2024Inspection
Observed clean, safe living areas, proper medication storage, and compliant records; no deficiencies were found.
18 Apr 2024Inspection
18 Apr 2024Inspection
Observed that the activity room temperature was 80–82°F and the thermostat was locked, with control reportedly managed from another department. Ten residents reported the room is always hot and not comfortable.
Type B87303(b)
05 Mar 2024Inspection
05 Mar 2024Inspection
Observed no health and safety concerns and found the site clean and organized with a two-day supply of perishables and a seven-day supply of non-perishables.
11 Sept 2023Inspection
11 Sept 2023Inspection
Investigated a September 6 incident in which a resident was found in a bathroom and transported to the hospital; follow-up interviews with staff and collection of documents occurred.
27 Jul 2023Complaint
27 Jul 2023Complaint
Investigated the allegations of insufficient incontinence supplies, absence of resident call buttons, and inadequate staffing; found conflicting information and determined the allegations unfounded.
21 Jul 2023Inspection
21 Jul 2023Inspection
Investigated complaint follow-ups, interviewed staff, and observed the premises during a site visit. An exit interview was conducted with management.
23 Jun 2023Complaint
23 Jun 2023Complaint
Investigated the allegation that a resident was being illegally evicted; determined there was no eviction and no eviction notice issued.
11 Apr 2023Inspection
11 Apr 2023Inspection
Observed residents in dining areas with staff supervision. No hazards or safety concerns were noted, and no deficiencies were issued.
04 Apr 2023Complaint
04 Apr 2023Complaint
Determined that staff training did not meet regulatory requirements. The allegations about failing to seek medical attention for a resident and not following a resident's prescribed diet did not have sufficient evidence.
Type B1569.625(a-e)
12 Dec 2022Inspection
12 Dec 2022Inspection
Identified that private interviews were not kept confidential, after a senior manager admitted to listening to a private interview.
Type B87755(b)
21 Sept 2022Inspection
21 Sept 2022Inspection
Investigated a failure to report an epidemic outbreak within 24 hours after 14 COVID-19 cases occurred between 7/25/2022 and 8/9/2022.
Type B87211(a)(2)
17 May 2022Complaint
17 May 2022Complaint
Investigated a complaint about a memory care resident’s falls and delayed medical treatment. Found concerns about fall monitoring, supervision, and timely care.
Type A87464(f)(1)
Type A87705(c)(4)
22 Mar 2022Complaint
22 Mar 2022Complaint
Investigated the allegation that a resident sustained an injury due to a fall or improper care; video showed a staff member yanking on the resident’s limbs and shoving to stand, contributing to a pelvic fracture.
Type A87468.1(a)(1)
22 Mar 2022Inspection
22 Mar 2022Inspection
Identified several deficiencies: missing personnel records on site for a staff member, failure to transfer that staff member's criminal background clearance, and failure to provide timely medical care after a resident's fall.
Type A87355(e)(2)
Type A87465(a)(2)
Type A87412(a)
22 Feb 2022Inspection
22 Feb 2022Inspection
Observed hot water temperatures in resident bathrooms exceeded the allowed range, ranging from 125.2 to 138.0 degrees Fahrenheit. This presented an immediate health and safety risk.
Type A87303(e)(2)
06 Jan 2021Inspection
06 Jan 2021Inspection
Found the building met Title 22 requirements and recommended licensure. Pre-licensing was completed with licensure anticipated upon approval by the Central Application Bureau.
Disclaimer
Mirador Living is not affiliated with the owner or operator(s) of Park View Estates Assisted Living & Memory Care. The information above has not been verified or approved by the owner or operator. For exact information, please contact Park View Estates Assisted Living & Memory Care directly. There is no cost for this service. We are compensated by the community you select.
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