Pricing ranges from
    $3,700 – 7,800/month

    The Springs at Carman Oaks

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

    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

    4.56·(50)

    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

    • Compassionate, attentive staff
    • Wide variety of activities and outings
    • Onsite wellness amenities (pools, fitness center, hot tub)
    • Well‑maintained, park‑like grounds and walking paths
    • Flexible dining options and room service
    • Transportation and doctor‑visit shuttle services
    • Cleanliness and regular housekeeping/laundry service
    • Strong social community and resident engagement
    • Large library and cultural programming (films, guest speakers, theater outings)
    • Secure, resort‑style independent living options

    Cons

    • High price point and value concerns
    • Inconsistent staffing and service coverage
    • Small or modestly furnished apartment units
    • Active renovations causing temporary amenity disruption
    • Limited personal‑care services within some independent‑living offerings
    • Clinical, institutional‑feeling memory‑care environment
    • Pest‑control concerns in some units
    • Sales and pricing transparency concerns
    • Unclear communication about routine operational services

    Summary of reviews

    Overall impression: Reviewers portray the community as well cared for, social, and amenity‑rich, particularly for independent living. The campus and grounds receive consistent praise for landscaping, walking paths, and outdoor seating; multiple comments highlight a park‑like setting and attractive common spaces. Independent living areas are described as spacious, bright, and resort‑like in many cases, with extensive wellness resources including pools, hot tubs, and a well‑equipped exercise center.

    Staff and care quality: Staff are repeatedly characterized as warm, helpful, and resident‑centered. Families and residents emphasize compassionate attention, proactive communication, and responsiveness to questions and needs. There are positive notes about timely medical‑care coordination and transportation to appointments. At the same time, reviewers cite variability in staffing levels and occasional service gaps (including dining‑staff shortages and limited on‑floor visibility), which suggests uneven operational coverage across shifts or locations.

    Dining and housekeeping: Dining is generally seen as a strength—many reviewers describe good to excellent meals, flexible meal plans, room service, and special dining events. A few comments point to limited seasoning or desire for more menu variety, indicating that culinary quality can vary by meal or dining room. Housekeeping and laundry services are noted as regular and effective, and overall cleanliness and upkeep of public areas are commonly praised.

    Activities and social life: Activity programming is a prominent positive. The community offers a broad schedule—fitness classes (Tai Chi, yoga), film nights, book clubs, guest speakers, local theater outings, concerts, and frequent trips—supporting an engaged social environment. Reviewers frequently describe happy, singing, and participatory residents, which suggests successful community engagement and culturally active programming.

    Facilities and unit quality: Facilities range from high‑end, amenities‑rich offerings to more modestly furnished apartments. The property offers strong independent‑living amenities; however, some units are described as small or simply furnished, and a subset of reviewers found unit furnishings or finishes less satisfactory. Ongoing renovations were mentioned and can lead to temporary disruptions in dining or common spaces.

    Management and transactional issues: While many families commend management for attentiveness and accommodating tours, there are recurring concerns about sales and pricing transparency—examples include misclassification between levels of care, rebate or pricing communications that families found misleading, and notices of price increases tied to advised services. These indicate a need for clearer contract and fee communication at move‑in and over time.

    Notable patterns and cautions: The dominant themes are strong staff engagement, rich activity offerings, and attractive grounds—particularly favorable for independent living residents seeking social and fitness amenities. Conversely, prospective residents and families should assess whether staffing levels and the specific level of personal care they require are consistently available, confirm the exact scope of care included in contracts and fee schedules, and inspect individual units for furnishing and pest‑control status. Memory‑care areas were described by some as having a more clinical or institutional feel, so families seeking homelike memory care may wish to tour those neighborhoods carefully.

    Bottom line: The community scores highly for social life, amenities, and staff warmth, making it appealing for active independent‑living seniors. Prospective residents should conduct targeted inquiries about staffing patterns, care scope in independent versus assisted units, unit condition, ongoing renovation timelines, and contractual pricing to ensure the community’s operational practices align with their care and budget expectations.

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    Location

    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 42 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.
    • Deficiency—Resident 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.
    • Deficiency—Service 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.
    • Deficiency—Acuity Based Staffing Tool - Updates & Plan
    30 May 2024Licensure
    Determined substantial compliance with meal service requirements and food sanitation rules.
    • Deficiency—Comment
    09 Aug 2023Licensure
    Determined substantial compliance with applicable rules.
    • Deficiency—Comment
    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.
    • Abuse—Failed 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.
    • Licensing—Failed 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.
    • Licensing—Failed 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.
    • Deficiency—Comment
    • Deficiency—Resident Services Meals, Food Sanitation Rule
    26 Apr 2022Inspection
    Investigated and identified a failure to provide appropriate staffing, violating Oregon Administrative Rules.
    • Licensing—Failed 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.
    • Licensing—Failed 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.
    • Abuse—Failed to provide a safe medication administration system
    07 Dec 2021Validation
    Determined substantial compliance with applicable regulations after relicensure survey.
    • Deficiency—Comment
    23 May 2018Inspection
    Found that the provider failed to self-report potential or suspected abuse; a $750 fine was assessed.
    • Licensing—Failed to report potential or suspected abuse
    23 May 2018Abuse: Neglect
    Found a deficiency for failing to provide a safe environment; a $250 fine was assessed.
    • Abuse—Failed to properly plan care
    11 Aug 2014Abuse: Financial abuse
    Found a failure to provide a safe environment.
    • Abuse—Failed to provide safe environment
    24 Jun 2014Abuse: Financial abuse
    Investigated the allegation of financial abuse and found residents were not protected from thefts.
    • Abuse—Failed 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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