The Springs at Carman Oaks

    3800 Carman Dr., Lake Oswego, OR 97035
    • Independent Living
    • Assisted Living
    • Memory Care

    Warm staff, homey apartment living

    I moved into Carman Oaks recently and immediately felt at home. The staff-especially manager Blair-are warm, attentive, and proactive; meals are good, apartments feel homey, and the grounds and amenities (pool, library, frequent movies, exercise classes and weekly outings) keep days engaging. Management and caregivers communicate well, residents are social and happy, and my family has real peace of mind, so I highly recommend it.

    Current/former 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
    • Coordination with health care providers
    • Medication management
    • Mental wellness program

    Healthcare staffing

    • 24-hour call system
    • 24-hour supervision

    Meals and dining

    • Diabetes diet
    • Meal preparation and service
    • Special dietary restrictions

    Room

    • Cable
    • Fully furnished
    • Housekeeping and linen services
    • Kitchenettes
    • Telephone
    • Wifi

    Memory care community services

    • Mild cognitive impairment
    • Specialized memory care programming

    Transportation

    • Transportation arrangement (medical)
    • Transportation to doctors appointments

    Common areas

    • Beauty salon
    • Dining room
    • Garden
    • Outdoor space

    Community services

    • Move-in coordination
    • Swimming pool

    Activities

    • Community-sponsored activities
    • Resident-run activities
    • Scheduled daily activities

    Reviews

    4.55·(49)

    Overall rating

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

      4.4
    • Staff

      4.5
    • Meals

      4.2
    • Amenities

      4.0
    • Value

      2.0

    Pros

    • Scenic, park-like grounds and walking paths
    • Outdoor seating and dining areas with fireplace and grill
    • Indoor and outdoor pools, including saltwater option
    • Comprehensive fitness center and exercise classes (yoga, Tai Chi)
    • Wide daily activity program and regular outings/field trips
    • Arts and entertainment offerings (movie nights, theater outings, guest speakers, concerts)
    • Large library and book-club programming
    • Flexible dining options and meal plans, including room service
    • Good-to-excellent meal quality and remodeled dining spaces
    • Onsite salon/beauty-parlor and wellness services
    • Transportation and shuttle services for appointments
    • Laundry and housekeeping services available
    • Well-maintained, clean common areas and grounds
    • Spacious, light-filled independent-living apartments with kitchens
    • Attentive, welcoming, and resident-centered staff
    • Strong community engagement and social atmosphere
    • Secure, resort-like campus amenities
    • Accommodation for in-room assistance and personal care in assisted living
    • Active admissions/marketing staff and helpful tour process
    • Multiple levels of care offered (independent, assisted, memory care)

    Cons

    • High upfront and ongoing cost structure
    • Variable apartment sizes with some small or basic units
    • Ongoing renovations and temporary dining-room disruptions
    • Inconsistent dining variety and occasional uneven meal seasoning
    • Limited staff availability and intermittent staffing shortages
    • Unclear pricing and care-classification transparency
    • Perceived institutional atmosphere in memory-care areas
    • Pest-control concerns in some units
    • Maintenance-staff conduct and responsiveness
    • Unclear housekeeping and trash-removal protocols
    • Assisted-living amenities and personal-care services less robust than independent-living offerings

    Summary of reviews

    Overall impression: The property presents as a well-appointed, park-like senior community with extensive amenity offerings and an active social program. Grounds and outdoor spaces are frequently described as attractive and conducive to walking and outdoor socializing. Independent-living accommodations are often characterized as spacious and light-filled with full kitchens, while the campus overall offers a resort-like set of amenities, including pools, hot tubs, fitness centers, a theater, and a large library.

    Staff and care quality: Staff are consistently described as warm, welcoming, and resident-centered. Families highlight responsive admissions staff, accommodating caregiving teams, and quick access to medical transportation and on-campus wellness services. There are numerous comments about individualized attention, efficient medical-appointment transport, and staff who engage residents in activities and events. However, reviews also indicate operational concerns around staffing levels at times (limited staff presence and dining-staff shortages) and occasional issues with maintenance-staff communication and responsiveness.

    Dining and housekeeping: Dining is generally considered a strength — many describe good to excellent food, flexible meal plans, and remodeled, accommodating dining rooms. Room service and varied dining options are available in some parts of the community. That said, reviewers also mention inconsistent menu variety and seasoning preferences, renovation-related dining disruptions, and unclear housekeeping or trash-removal protocols; these point to variability in day-to-day service continuity.

    Activities and engagement: Programming is robust across the campus, with frequent daily activities, exercise classes (yoga, Tai Chi), film nights, outings to local theater and bookstores, guest speakers, and music visits that generate visible resident engagement. The mix of social, educational, and fitness opportunities is a clear draw for residents who remain mentally and physically active.

    Facilities and maintenance: Facilities are described as well kept and up-to-date in many areas, with high-end finishes in parts of the campus and strong ground maintenance. At the same time, the community includes a range of unit types and ages — some independent-living apartments are newer and larger, while other units are smaller or more basic. Renovations are ongoing in places, which has led to temporary disruptions. A few reviews point to pest-control concerns and room-specific maintenance issues that affected perceptions of interior upkeep.

    Management, transparency, and pricing: The sales and admissions experience is generally described as thorough and helpful, but there are recurring concerns about pricing transparency, classification of care level at move-in, and the potential for service-related price increases. Several remarks indicate families would have preferred clearer communication around costs and the distinction between independent versus assisted care services. The community's premium positioning and broad amenity set correspond with a higher cost; for some families that price point is prohibitive.

    Notable patterns and guidance: The community appears well suited to active independent-living residents seeking abundant amenities, social programming, and a landscaped campus. Prospective residents and families prioritizing memory-care ambiance or lower-cost options should investigate the appearance and staffing model of memory-care units and confirm pricing, service classification, and housekeeping/waste protocols before committing. Visitors should also ask about current renovation schedules, pest-control practices, and staffing patterns during peak service times to assess continuity of dining and maintenance services.

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    Location

    Map showing location of The Springs at Carman Oaks

    The Springs at Carman Oaks is located at 3800 Carman Dr., Lake Oswego, OR, 97035.

    About The Springs at Carman Oaks

    The Springs at Carman Oaks sits in a quiet neighborhood at the base of Lake Oswego's Mountain Park, tucked among oak and pine trees with paths and rose gardens that make it feel peaceful and relaxed, and when you walk around you'll notice they've got studio, one-bedroom, and two-bedroom residences that are age-restricted and designed to make life easier, especially for folks who want less upkeep and more freedom in their independent years, but there are also options for assisted living and memory care, like Footsteps® Memory Care, with programs made for people with Alzheimer's or dementia, and everything's set up so care can adjust as needs change over time, which is something a lot of people find helpful. The community covers a wide range of services, including help with daily living such as grooming, dressing, and medication management, and there's always trained staff around, including registered nurses who handle care coordination, and you'll see a wireless emergency call system for safety, with health and wellness staff on-site 24/7 if someone needs it, making it a place where physical, emotional, and social wellness are all taken seriously.

    Residents get plenty of ways to stay active and social here, like planned activities, classes, and special events, both on-site and off, including excursions to local shopping or museums and chances to join in on live music, hobby workshops, or hands-on projects, which helps keep days interesting and meaningful, and you'll find amenities like an indoor heated pool and spa, a wellness studio, fitness center, and even a private movie theater for entertainment, while common spaces such as Fancho's Public House, the fireside patio, and other sitting areas invite people to gather and spend time together. There's a pet-friendly policy, which means most pets are welcome to live alongside their owners, and for those who need spiritual support, the community holds devotional services right on site.

    Meals are provided in various dining rooms, including Pacific Ridge and Fancho's Pub, and there's even a beautician on-site if you need a haircut or want to feel a bit more put together, which is nice for those who don't want to travel for appointments. Outdoors, the grounds include walking paths and gardens where residents can relax or go for a stroll, and with amenities like wheelchair accessibility and options for personal training and group fitness classes, people at different ability levels can participate. The facility has 145 beds, offers memory care, assisted living, and independent living, and describes itself as a senior retirement community that supports staying active, building relationships, and leading a life full of interests and connection, all within a setting built by The Springs Living, a family-run company focused on treating aging with dignity.

    People often ask...

    The Springs at Carman Oaks offers competitive pricing, with rates starting at a cost of $3,700 per month.

    The Springs at Carman Oaks offers independent living, assisted living, and memory care.

    There are 30 photos of The Springs at Carman Oaks on Mirador.

    Yes, The Springs at Carman Oaks allows residents to age in place and adjust their level of care as needed.

    The full address for this community is 3800 Carman Dr., Lake Oswego, OR 97035.

    No, The Springs at Carman Oaks 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 Oregon, the Department of Human Services' Aging & People with Disabilities program licenses assisted living and residential care facilities, conducting inspections, complaint investigations, and renewals.

    License number70A012
    StatusActive
    Facility typeAssisted Living Facility
    Capacity21 residents
    LicenseeSprings Carman Oaks Operator, LLC
    EffectiveMay 24th, 1996
    View the official license record

    Inspection Reports

    17

    Reports

    0

    Type A Citations

    0

    Type B Citations

    1

    Complaints

    12

    Years

    26 Jun 2025Kitchen
    Found violations of food sanitation rules due to extensive kitchen cleanliness deficiencies and improper food storage.
    • DeficiencyResident Services Meals, Food Sanitation Rule
    27 Feb 2025Licensure
    Found that a resident's service plan did not reflect current needs or provide clear staff guidance, and was not consistently implemented.
    • DeficiencyService Plan: General
    31 Jan 2025Complaint
    Investigated a complaint and identified a failure to develop and maintain an Acuity-Based Staffing Tool. Resident profiles were not updated in the last quarter.
    • DeficiencyAcuity Based Staffing Tool - Updates & Plan
    30 May 2024Licensure
    Determined substantial compliance with meal service requirements and food sanitation rules.
    • DeficiencyComment
    09 Aug 2023Licensure
    Determined substantial compliance with applicable rules.
    • DeficiencyComment
    21 May 2023Abuse: Neglect
    Found that medication was not available for a resident, resulting in six missed doses of a heart medication and risk of harm.
    • AbuseFailed to have medication available
    10 Mar 2023Inspection
    Found that an updated ABST was not maintained and inconsistencies existed between the roster, care plans, and ABST data.
    • LicensingFailed to use an ABST
    01 Nov 2022Inspection
    Investigated a failure to submit timely or adequate staffing documentation and identified a licensing violation related to weekly reporting of vaccinated individuals, residents, and staff. The noncompliance persisted for about 30 days.
    • LicensingFailed to submit timely or adequate staffing documentation
    21 Jul 2022Licensure
    Identified deficiencies in food sanitation and safety practices, including improper cold holding, unlabeled foods, and inadequate infection control; a follow-up visit found substantial compliance.
    • DeficiencyComment
    • DeficiencyResident Services Meals, Food Sanitation Rule
    26 Apr 2022Inspection
    Investigated and identified a failure to provide appropriate staffing, violating Oregon Administrative Rules.
    • LicensingFailed to provide appropriate staffing
    26 Apr 2022Inspection
    Investigated and determined that medication and treatment orders were not carried out as prescribed. This violated Oregon Administrative Rules.
    • LicensingFailed to provide a safe medication administration system
    24 Apr 2022Abuse: Neglect
    Investigated a medication safety concern and found a failure to provide a safe medication administration system, resulting in abuse and neglect findings and a fine.
    • AbuseFailed to provide a safe medication administration system
    07 Dec 2021Validation
    Determined substantial compliance with applicable regulations after relicensure survey.
    • DeficiencyComment
    23 May 2018Abuse: Neglect
    Found a deficiency for failing to provide a safe environment; a $250 fine was assessed.
    • AbuseFailed to properly plan care
    23 May 2018Inspection
    Found that the provider failed to self-report potential or suspected abuse; a $750 fine was assessed.
    • LicensingFailed to report potential or suspected abuse
    11 Aug 2014Abuse: Financial abuse
    Found a failure to provide a safe environment.
    • AbuseFailed to provide safe environment
    24 Jun 2014Abuse: Financial abuse
    Investigated the allegation of financial abuse and found residents were not protected from thefts.
    • AbuseFailed to provide safe environment

    Disclaimer

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

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