Arbor Terrace South Forsyth

    3180 Karen White Dr, Suwanee, GA 30024
    • Assisted Living
    • Memory Care

    Seamless move-in, welcoming caring staff

    I moved my mom in and have been very pleased - the staff is warm, kind, and genuinely caring. From Darlene at the front desk to Stephanie and Chef Roy, everyone was helpful and professional; the seamless move-in, personalized care, lovely apartments, chef-prepared meals, and engaging activities gave our family real peace of mind. The community is welcoming, spotless, and responsive - I recommend scheduling a tour with Kristen or Ashton to see if it's the right fit.

    Loved one of resident
    Jul 2026

    Pricing

    Prices shown are estimates and subject to change. Contact your senior living advisor for current pricing.

    Schedule a Tour

    Date of Tour
    Time Window
    Tour Type

    You selected in-person tour on in the

    Amenities

    Healthcare services

    • Activities of daily living assistance
    • Assistance with bathing
    • Assistance with dressing
    • Assistance with transfers
    • Coordination with health care providers
    • Hospice waiver
    • Medication management
    • Mental wellness 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
    • Telephone
    • Wifi

    Memory care community services

    • Dementia waiver
    • Mild cognitive impairment
    • Specialized memory care programming

    Transportation

    • Community operated transportation
    • Transportation arrangement
    • Transportation arrangement (medical)
    • Transportation arrangement (non-medical)
    • Transportation to doctors appointments

    Common areas

    • Beauty salon
    • Computer center
    • Dining room
    • Fitness room
    • Gaming room
    • Garden
    • 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

    4.74·(116)

    Overall rating

    1. 5
    2. 4
    3. 3
    4. 2
    5. 1
    • Care

      4.8
    • Staff

      4.8
    • Meals

      4.6
    • Amenities

      4.4
    • Value

      2.0

    Pros

    • Compassionate, family-like caregiving
    • Knowledgeable memory-care programming
    • Engaging activities and live-music offerings
    • Structured Bridge and assessment programs for cognition
    • Chef-driven dining with varied menu options
    • Well-maintained, modern common areas
    • Attractive outdoor courtyards and grounds
    • Resident amenities (theater, library, salon, gym)
    • Timely maintenance and responsive front-desk staff
    • Strong admissions and transition support
    • Rehabilitation and wellness services (OT/PT)
    • Consistent infection-control communication
    • Active family involvement and community atmosphere

    Cons

    • Inconsistent meal quality and service
    • Unreliable hydration and snack provision
    • Understaffing and elevated caregiver turnover
    • Inconsistent sanitation and incontinence-care processes
    • Inefficient laundry processes with loss of personal items
    • Waste-handling and odor-control shortcomings in service areas
    • Unreliable emergency-response systems
    • Gaps in management continuity and limited on-site leadership hours
    • Variability in memory-care leadership affecting care consistency
    • Activity availability subject to staffing and infection-control interruptions

    Summary of reviews

    Arbor Terrace South Forsyth presents as a well-appointed, modern community with many aspects that families and residents praise. The campus and common spaces are frequently described as attractive and well maintained: fresh interiors, theater and library spaces, a salon and gym for therapy, and pleasant outdoor courtyards. Many accounts emphasize a warm, family-like atmosphere and active family involvement in programming.

    Care quality and staff are among the community's strongest themes. Numerous families describe compassionate, attentive caregivers and knowledgeable memory-care personnel who prioritize dignity and autonomy. Staff members — from dining teams to nurses and wellness staff — receive repeated positive remarks for responsiveness, personalized attention, and for creating a reassuring environment for residents and families. The admissions and transition process is frequently characterized as supportive and well managed.

    Dining and activities are also notable strengths. When operating at full capacity, the community offers chef-driven menus, varied selections, themed events such as monthly jazz brunches, and a broad activities calendar that includes arts and crafts, live music, walking programs, interactive games, and outings. Memory-support programming such as the Bridge curriculum and formal cognitive assessments were called out as thoughtful, structured offerings that help engage residents across function levels.

    Despite the many positives, there are consistent operational concerns that prospective residents and families should evaluate. Several reviewers described variability in dining delivery (temperature, portions, utensils) and inconsistent provision of hydration and snacks. Staffing shortfalls and turnover were cited as drivers of care continuity issues, occasional delays in assistance, and intermittent reductions in activity availability. A subset of comments raised sanitation and incontinence-care process concerns as well as problems with laundry management and loss of personal items; waste-handling and odor control in service areas were also mentioned.

    Safety and management continuity are additional areas to review in person. Some families reported problems with emergency-response systems and noted periods of reduced management presence or leadership changes that affected consistency of operations. Other accounts describe corrective actions taken by leadership (including refunds or staffing changes) and improvements over time, indicating variable performance linked to recent staffing and management transitions.

    In summary, Arbor Terrace South Forsyth offers many hallmark positives of an upscale senior community: engaging programming, strong memory-care frameworks, a robust amenities package, and many staff members who create a warm, personalized care environment. At the same time, recurring operational themes — inconsistent dining service, hydration/snack provision, staffing stability, sanitation processes, laundry controls, and emergency-system reliability — merit specific questions during a tour. Prospective families should observe staffing levels at meal and activity times, ask about emergency-equipment maintenance and management coverage, and request written protocols for laundry, sanitation, and hydration to confirm that the facility’s strengths are matched by consistent operational practices.

    Reviews written on Mirador

    We have no reviews to show about Arbor Terrace South Forsyth.

    Help other families by writing a review about your experience with this community.

    Location

    Map showing location of Arbor Terrace South Forsyth

    Arbor Terrace South Forsyth is located at 3180 Karen White Dr, Suwanee, GA, 30024.

    About Arbor Terrace South Forsyth

    Arbor Terrace South Forsyth sits in Suwanee, Georgia, as a licensed assisted living community run by The Arbor Company, and it's got 125 beds, with staff around 24 hours a day, including awake staff, nurses, LPNs, medication care managers, and medication technicians who all help residents with things like bathing, grooming, using the toilet, and taking medicine, and they're always ready to help with one-person or two-person transfers or even using a mechanical lift if somebody needs that kind of thing. The place takes pride in taking care of older adults who have Alzheimer's disease and other kinds of dementia, and they've really focused on making it safe for folks who might wander, with a secured property and alarm bracelets, so if someone tries to leave, staff know right away, plus there's a whole separate memory care building that keeps things calm and well-watched. There's a Bridges Neighborhood program for people in the early stages of memory issues, too, and they do an initial assessment to be sure each resident gets exactly the help they need and is living where it suits them best. Arbor Terrace South Forsyth doesn't take Medicare for care unless they've gotten that special CMS certification, but they do keep costs lower than a full-time nursing home would and they're licensed by Georgia, with checks on their licensing twice a year.

    Residents get meals in a restaurant-style setting, in their rooms if they want, or even in a private room, and there are guest meals, special diet options for folks needing low or no salt and sugar, and meals are made to be both healthy and tasty, and the dining area is just one of many common areas, since they've got both inside and outside spots to enjoy, plus landscaped gardens where folks sometimes like to gather or just breathe the fresh air. People who need to worship can join onsite or offsite devotional services, and those who like to keep busy can take art or yoga classes, cook with others, join community service projects, sing karaoke, do trivia, or go wine tasting, with trips and outings, too, all managed by a full-time activity director so there's always something to do and ways to stay connected with others. Pets are allowed-cats and dogs both-with pet care and even some pet programs, which can be a comfort for many.

    Healthcare professionals stop by-nurses, podiatrists, dentists, therapists of all kinds-and Arbor Terrace South Forsyth can help with behavioral care and handle residents who sometimes have major behavioral problems, making sure safety and care go hand in hand. People who need different amounts of help, whether light or medium care, can stay as their needs change, and the place focuses on keeping seniors as independent as possible while still safe and engaged, always trying for a dignified life even when memory loss is present. Residents have all sorts of amenities like beautician services, wheelchair-accessible showers, high-speed internet, and plenty of ways to make the space their own, and hospice is available if someone needs it. Arbor Terrace South Forsyth has won awards such as Best of Senior Living and Best of Senior Living All Star, and folks notice how clean the place stays, which matters when you're looking for long-term care. The staff know the goal's to build trust with the residents and their families, to do things honestly and professionally, and they use technology not just for safety but also to add comfort and engagement for those living there, which is especially important for anybody facing memory challenges.

    The whole idea is to make sure seniors, whether they need independent living, assisted living, or memory care, feel respected, supervised, and able to keep enjoying life in a setting that fits their needs, with licensed nurses and caregivers always there and transportation provided for appointments or outings if needed, and with pet-friendly and accessible spaces throughout. Meals, activities, safety measures, and different care levels are all part of what's offered, always aiming for quality care and peace of mind for residents and their families.

    About The Arbor Company

    Arbor Terrace South Forsyth is managed by The Arbor Company.

    Founded in 1988, The Arbor Company has established itself as a leading senior living operator with over 35 years of experience in the industry. Headquartered in Atlanta, Georgia, the company has grown from its origins to become a respected provider of senior care services across the southeastern and mid-Atlantic regions of the United States. Under the leadership of President Judd Harper, who has guided the organization for over 25 years, The Arbor Company operates 48 senior living communities across 11 states, including Florida, Georgia, Illinois, Maryland, New Jersey, North Carolina, Pennsylvania, South Carolina, Tennessee, Texas, and Virginia.

    People often ask...

    Arbor Terrace South Forsyth offers competitive pricing, with rates starting at a cost of $3,795 per month.

    Arbor Terrace South Forsyth offers assisted living and memory care.

    There are 30 photos of Arbor Terrace South Forsyth on Mirador.

    The full address for this community is 3180 Karen White Dr, Suwanee, GA 30024.

    No, Arbor Terrace South Forsyth 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 Georgia, the Department of Community Health's Healthcare Facility Regulation division licenses personal care homes and assisted living communities and posts their health and complaint surveys.

    License numberALC000197
    StatusActive
    Facility typeAssisted Living Community
    Capacity125 residents
    LicenseeKaren McHenry
    EffectiveJanuary 22nd, 2026

    Inspection Reports

    23

    Reports

    19

    Citations

    17

    Complaints

    9

    Years

    04 Feb 2026Complaint
    Found no deficiencies. No rule violations were cited.
    29 Apr 2025Revisit
    Identified deficiencies in governance oversight, care planning, resident rights, and incident reporting.
    • 111-8-63-.07(1)Owner Governance.
    • 111-8-63-.17(3)(c)Written Care Plan.
    • 111-8-63-.25(1)(a)Supporting Residents' Rights.
    • 111-8-63-.30(2)(a)Reports to the Department.
    18 Feb 2025Complaint
    Investigated found multiple governance and operation deficiencies. These included poor oversight of elopement risk, inadequate care planning for at-risk behaviors, and failure to report a serious incident within 24 hours.
    • 111-8-63-.07(1)Owner Governance
    • 111-8-63-.17(3)(c)Written Care Plan
    • 111-8-63-.25(1)(a)Supporting Residents' Rights
    • 111-8-63-.30(2)(a)Reports to the Department
    04 Jun 2024Complaint
    Concluded that no deficiencies were identified related to the stated allegation. The investigation addressed the allegation and found no rule violations.
    16 Jan 2024Complaint
    Found no deficiencies after reviewing intake cases related to the inquiry. No rule violations were cited.
    21 Feb 2023Complaint
    Investigated a complaint and found no deficiencies.
    13 Oct 2022Complaint
    Investigated intake GA00227552 and found no deficiencies.
    10 Oct 2022Complaint
    Investigated intake GA00228108 and found no deficiencies.
    05 May 2022Complaint
    Investigated the two intakes and found no rule violations.
    08 Mar 2022Complaint
    Investigated the specified intakes and found no deficiencies.
    05 Jan 2022Complaint
    Investigated intake; found no deficiencies.
    30 Aug 2021Inspection
    Found no deficiencies.
    10 Feb 2021Complaint
    Investigated intake; found no deficiencies. No violations were cited.
    04 Jan 2021Complaint
    Found no deficiencies.
    11 Dec 2020Complaint
    Found no deficiencies. The intake investigation regarding intake GA00209721 concluded with no violations cited.
    25 Sept 2020Complaint
    Found no deficiencies.
    17 Sept 2020Complaint
    Investigated an elopement incident and found inadequate supervision and safety devices for a memory care resident.
    • Supervision inadequate for resident with elopement risk
    • Protective care and oversight not provided
    • Inadequate safety devices for elopement risk
    06 Aug 2020Complaint
    Found deficiencies in medication management and resident care, including missed dose communication with physicians, delays in refills, and lack of physician contact when a medication was unavailable.
    • Medication management—notify physician for missed doses
    • Medication availability and prescription renewal
    • Resident care compliance with state law and regulations
    23 Apr 2020Complaint
    Investigated intake and found no rule violations.
    07 Apr 2020Inspection
    Found no deficiencies.
    08 Aug 2019Inspection
    Found no deficiencies.
    14 Dec 2017Inspection
    Found no deficiencies. Conducted as a follow-up to the prior annual and complaint.
    05 Jul 2017Inspection
    Identified deficiencies in emergency preparedness, resident care planning, CMA oversight, and incident reporting, including non-rotating quarterly fire drills, lack of quarterly care plan updates, missing CMA registry checks and annual competencies, and delayed reporting of a serious injury.
    • 111-8-63-.14(7)Emergency Preparedness
    • 111-8-63-.19(1)(g)Individual Written Care Plan and Reviews
    • 111-8-63-.20(5)(a)Certified Medication Aide Requirements (registry check)
    • 111-8-63-.20(5)(f)Certified Medication Aide Requirements (annual competency)
    • 111-8-63-.30(2)(b)Reports to the Department

    Disclaimer

    Mirador Living is not affiliated with the owner or operator(s) of Arbor Terrace South Forsyth. The information above has not been verified or approved by the owner or operator. For exact information, please contact Arbor Terrace South Forsyth directly. There is no cost for this service. We are compensated by the community you select.

    Are you an owner or operator of this community?

    Claim this listing to receive messages from prospective customers and manage your community page.

    Nearby Communities

    Assisted Living in Nearby Cities

    1. 97 facilities$4,665/mo
    2. 79 facilities$4,340/mo
    3. 52 facilities$4,466/mo
    4. 120 facilities$4,587/mo
    5. 73 facilities$4,424/mo
    6. 29 facilities$4,060/mo
    7. 67 facilities$4,281/mo
    8. 66 facilities$4,747/mo
    9. 51 facilities$4,331/mo
    10. 85 facilities$4,251/mo
    11. 51 facilities$4,600/mo
    12. 127 facilities$4,435/mo
    © 2026 Mirador Living