Pricing ranges from
    $6,287 – 8,173/month

    Seaton Springwood

    2321 Freedom Way, York, PA 17402
    • Assisted Living
    • Memory Care

    Caring staff, clean facility, engaged

    I placed my mom here and I'm very pleased. The staff are professional, caring, and know residents by name-nurses, aides, housekeeping and dining staff are attentive. The building is beautiful, clean and home-like, meals are restaurant-style, and activities (trips, music, socials) keep her engaged. Communication is responsive and management is collaborative; I feel my loved one is safe, well cared for, and getting good value - I recommend this community.

    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
    • 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

    4.00·(152)

    Overall rating

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

      3.5
    • Staff

      3.9
    • Meals

      3.7
    • Amenities

      3.9
    • Value

      2.6

    Pros

    • Compassionate, attentive caregiving staff
    • Clean, bright, well‑maintained interior
    • Restaurant‑style dining and chef‑prepared meals
    • Varied daily activities and themed events
    • Regular housekeeping and room maintenance
    • Friendly, social resident community
    • Rehabilitation and therapy services
    • Wanderguard/GPS safety system
    • Multiple indoor and outdoor common spaces
    • Professional nursing and medical presence
    • Supportive admissions and placement assistance
    • Scheduled transportation and community outings
    • Personalized attention to resident preferences
    • Spacious, modern bathrooms in many units
    • Strong pandemic‑safety practices
    • Staff familiarity with residents’ names and personalities
    • Hotel‑like dining and communal areas
    • 24‑hour supervision available in memory care

    Cons

    • Inconsistent staffing levels and coverage
    • Gaps in medication administration and clinical incident response
    • Poor family communication about care changes and hospitalizations
    • Weak coordination during level‑of‑care transitions
    • Billing, refund, and fee‑transparency problems
    • Variable food quality and inconsistent meal personalization
    • Management responsiveness and leadership inconsistency
    • Admission‑screening and placement process weaknesses
    • Memory‑care programming and unit design limitations
    • Housekeeping and maintenance reliability variability
    • Inadequate authorization and resident release controls
    • Limited weekend and memory‑unit activity availability
    • Allegations of theft and financial misconduct

    Summary of reviews

    Seaton Springwood presents a mixed but instructive picture for prospective residents and families. Many reviewers highlight the facility’s strengths: a bright, modern building with clean, well‑maintained common areas; a restaurant‑style dining room with chef‑prepared meals; and a broad activities program that includes live music, themed events, bus trips and fitness offerings. Families frequently praise the caregiving staff as compassionate and attentive, noting staff who know residents by name and who provide regular housekeeping, social engagement, and rehabilitation services. Safety features such as Wanderguard/GPS are cited positively, and several accounts describe successful admissions experiences supported by placement partners and a helpful sales team.

    At the same time, recurring operational weaknesses appear in the reviews and merit attention. Staffing levels are described as inconsistent, with short‑staffing linked to delayed responses to calls, missed routine care tasks, and constrained weekend programming. Several reviews describe medication delays and lapses in clinical incident response; these items together suggest gaps in medication‑management processes and emergency escalation protocols. Family communication is another frequent concern: reviewers report delayed or absent notifications for medication changes, hospital transfers, and other care transitions, and some describe frustration with how level‑of‑care changes are handled between assisted living and memory care.

    Dining and activities are generally strengths but with variability. Many residents enjoy the food, the dining atmosphere, and special meals; however, some accounts describe inconsistent food quality, limited condiment/meal personalization at times, and an occasional reliance on pre‑prepared items. The activities program is broad and well‑staffed in the assisted‑living areas, with frequent outings and themed events, but memory‑care programming and weekend activity levels are described as more limited in some units.

    Facility design and maintenance attract praise for airy, hotel‑like public spaces and large bathrooms in many apartments. Conversely, a subset of reviews note confusing layouts, inconsistent seating in common areas, and unit‑level maintenance lapses. Memory‑care unit design and staffing are called out repeatedly as a weaker area: reviewers cite smaller, darker spaces and fewer visible activities compared with the broader community.

    Management and administrative practice are areas of polarized feedback. Several families commend individual leaders and frontline teams for responsiveness and personal attention; others describe delayed callbacks, disputed billing, unclear contract or fee communication, and at least one allegation of theft and financial misconduct. Admission processes are sometimes described as high‑pressure or insufficiently rigorous around care‑level screening, which has led to subsequent transfers or short stays for some residents. A few reviews also raised concerns about end‑of‑life care coordination and timely clinical responses in hospice situations.

    Overall, Seaton Springwood may be a strong fit for individuals seeking an active, social community with robust dining and visible caregiving staff, provided families confirm operational details up front. Prospective families should prioritize on‑site checks of current staffing levels, medication‑administration protocols, weekend and memory‑care activity schedules, and written billing/fee policies. Visiting the memory‑care unit during activity hours and asking for recent quality or inspection summaries can help assess whether clinical coordination and leadership responsiveness meet a specific resident’s needs.

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    Location

    Map showing location of Seaton Springwood

    Seaton Springwood is located at 2321 Freedom Way, York, PA, 17402.

    About Seaton Springwood

    Seaton Springwood sits as a pet-friendly senior living community meant for people who want help while staying as active and independent as possible, where residents can pick from private rooms, studios, or private suites with large windows and small kitchenettes, and live in furnished apartments, with care types that span assisted living, memory care for dementia and Alzheimer's, skilled nursing, and continuing care retirement community services, all on one campus that keeps things easy to manage as care needs change. The SHINE® Memory Care neighborhood takes special care of those with memory needs by using special programs, and staff provide personalized help with activities of daily living like bathing, dressing, cooking, laundry, and housekeeping, along with medication management and health checks, while there's a locked unit for safety and security for people who need extra protection. Seaton Springwood always has professional care staff ready and offers short stay and respite options, physical and occupational therapy on-site, plus an emergency response team, which is reassuring to many folks.

    The community serves three chef-prepared meals a day with snacks, using restaurant-style dining and table service, with the Sensations Dining program, but there's also a bistro for casual bites, a spacious dining area for groups, and private dining rooms for special gatherings like birthday parties or holidays. Everyday life brings planned activities, daily wellness classes, and social events-folks can find live music, movies in the theater, daily devotionals, and nondenominational religious services, with access to a library, game room with billiards, and a fitness room. Residents can spend time in the multi-purpose activity room, well-kept courtyards, a terrace, or the community garden, and there are lodge-style living rooms with fireplaces for relaxing and chatting.

    Seaton Springwood offers scheduled trips for shopping, medical appointments, and outings with their Connections Transportation program, and their Impressions Housekeeping & Maintenance staff keep things tidy, while Expressions Concierge assists with dining reservations, travel, and package handling. There's high-speed Wi-Fi, wheelchair accessibility, and pet-friendly rules throughout the grounds. Military Veterans Program support and educational podcasts about dementia give resources to those who want to learn, and the community places a big focus on health and wellness through their Dimensions Health & Wellness and Celebrations Activities & Events signature programs. Amenities also include a beauty salon and barber shop, spa and massage services, a movie room, a comfortable lobby, accessible parking, and an enclosed patio, so residents have many places to relax or visit with family, and outdoor spaces invite gardening or picnics in summer. The staff use personalized care plans to meet each resident's needs, and the SHINE® Memory Care neighborhood stands out for those with higher memory care needs.

    About Discovery Senior Living

    Seaton Springwood is managed by Discovery Senior Living.

    Founded in 1991 and headquartered in Bonita Springs, Florida, Discovery Senior Living has grown to become the largest privately held senior housing operator in the United States. Under the leadership of co-founder and CEO Richard J. Hutchinson, the company operates an extensive portfolio of nearly 350 communities across 40 states, serving approximately 35,000 residents with over 17,000 dedicated employees. Discovery has established itself as a top-10 industry leader through strategic growth and acquisition, recently ranking as the second-largest senior housing provider nationally with 33,692 units. The company operates through a family of brands including Aston Gardens, Lakehouse, Morada, and Rittenhouse Village, utilizing a brand-managed organizational structure that allows for regional customization and market-specific services.

    Discovery Senior Living offers a comprehensive continuum of care including independent living, assisted living, memory care, skilled nursing, and respite care services. The company's signature SHINE® Memory Care program received National Certificate of Recognition from the Alzheimer's Association in 2020, distinguishing it as part of an elite group of US memory care providers. Discovery's proprietary lifestyle programs include Sensations Dining, Celebrations Activities & Events, Dimensions Health & Fitness, FitCamp®, Expressions Concierge, Impressions Housekeeping & Maintenance, and Connections Transportation. These programs are designed to provide restaurant-quality dining, comprehensive wellness initiatives, and personalized concierge services that support residents' independence while ensuring access to necessary care and support.

    The company's core philosophy centers on "Experiential Living," a choice-driven lifestyle approach that emphasizes living a full life rather than merely focusing on healthcare needs. Discovery's mission prioritizes integrity, teamwork, performance, accountability, compassion, and creativity while maintaining a "right-sized" balance between large corporation resources and small company personal attention. The company leverages modern technology and innovative management practices to deliver personalized, customized lifestyle experiences. Their FlexChoice℠ program allows residents to customize how their money is spent on amenities, while their 100% Satisfaction Guarantee and Be Our Guest trial program demonstrate their commitment to resident satisfaction and confidence in their services.

    Discovery Senior Living has achieved remarkable industry recognition, with 148 communities named "Best in Senior Living" in 2025, earning 454 total awards and marking four consecutive years of prestigious rankings. The company ranks among the top three operators overall in the industry and maintains Great Place to Work certification. Recent strategic developments include partnerships with ECP for advanced clinical technology implementation, the launch of new regional operating companies like Arvum Senior Living and LakeHouse Senior Living, and continued expansion through horizontal growth strategies. Discovery's consistent focus on innovation, quality care, and resident-centered experiences has established it as a benchmark leader in the senior living industry.

    People often ask...

    Seaton Springwood offers competitive pricing, with rates starting at a cost of $6,287 per month.

    Seaton Springwood offers assisted living and memory care.

    There are 52 photos of Seaton Springwood on Mirador.

    The full address for this community is 2321 Freedom Way, York, PA 17402.

    No, Seaton Springwood 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 Pennsylvania, the Department of Human Services licenses personal care homes and assisted living residences and publishes its licensing inspection summaries.

    License number335030
    Facility typeFull
    License classLicensed
    Capacity123 residents
    LicenseeHAVEN AT SPRINGWOOD OPCO LLC
    Care servedPersonal Care Homes
    EffectiveNovember 4th, 2025
    ExpiresNovember 4th, 2026
    Special certificationSpecial Care Unit (capacity 13)
    View the official license record

    Inspection Reports

    16

    Reports

    2

    Type A Citations

    1

    Type B Citations

    0

    Complaints

    6

    Years

    19 Jan 2026Inspection
    Identified multiple deficiencies related to access to records, medication handling, and recordkeeping. Violations included delays in providing records, unsafe medication storage, and illegible or altered records.
    • 2600.DHS Access to home, residents and records
    • 2600.100bRemoval Snow/Obstructions
    • 2600.121aUnobstructed Egress
    • 2600.141aMedical Evaluation Information
    • 2600.184aResident's Meds Labeled
    • 2600.185aImplement Storage Procedures
    • 2600.187.dFollow Prescriber's Orders
    • 2600.251.bRecord Entries Legible
    10 Sept 2025Inspection
    Investigated multiple deficiencies related to medical evaluations, medication management, and bedside mobility device documentation.
    • 2600.141b1Annual medical evaluation
    • 2600.183.eStoring medications
    • 2600.184.aMedication labeling
    • 2600.187.bDate/Time of Medication Administration
    • 2600.227.dSupport Plan Medical/Dental
    08 Jul 2025Inspection
    Regulatory findings identified multiple deficiencies across licensing posting, sanitary conditions, medication management, medical evaluations, resident assessments, and support plans, with numerous specific violations cited during inspections.
    • 55 Pa.Code Ch. 2600Post Current License
    • 55 Pa.Code Ch. 2600Locking Poisonous Materials
    • 55 Pa.Code Ch. 2600Sanitary Conditions
    • 34 Pa.Code Chapter 405Elevators/Lifting Devices
    • 55 Pa.Code Ch. 2600Food Protected
    • 55 Pa.Code Ch. 2600Medical Evaluation Information
    • 55 Pa.Code Ch. 2600Prescription Current
    • 55 Pa.Code Ch. 2600Storing Medications
    • 55 Pa.Code Ch. 2600Implement Storage Procedures
    • 55 Pa.Code Ch. 2600Medication Record
    • 55 Pa.Code Ch. 2600Date/Time of Medication Admin.
    • 55 Pa.Code Ch. 2600Refusal of Medication
    • 55 Pa.Code Ch. 2600Follow Prescriber's Orders
    • 55 Pa.Code Ch. 2600Assessment 15 Days
    • 55 Pa.Code Ch. 2600Additional Assessment
    • 55 Pa.Code Ch. 2600Support Plan Medical/Dental
    • 55 Pa.Code Ch. 2600Record Content
    • 55 Pa.Code Ch. 2600Annual Medical Evaluation
    • 55 Pa.Code Ch. 2600Resident's Meds Labeled
    • 55 Pa.Code Ch. 2600Date/Time of Medication Admin.
    • 55 Pa.Code Ch. 2600Assessment 15 Days
    • 55 Pa.Code Ch. 2600Additional Assessment
    • 55 Pa.Code Ch. 2600Support Plan Medical/Dental
    • 55 Pa.Code Ch. 2600Record Content
    • 55 Pa.Code Ch. 2600Annual Medical Evaluation
    • 55 Pa.Code Ch. 2600Storing Medications
    • 55 Pa.Code Ch. 2600Resident's Meds Labeled
    • 55 Pa.Code Ch. 2600Date/Time of Medication Admin.
    22 Apr 2025Inspection
    Found multiple deficiencies related to resident confidentiality, safety, smoking management, and medication storage and administration.
    • 2600.17Record Confidentiality
    • 2600.121aUnobstructed Egress
    • 2600.144cSmoking Area Guidelines
    • 2600.183bMeds and Syringes Locked
    • 2600.185aImplement Storage Procedures
    • 2600.187dFollow Prescriber's Orders
    12 Mar 2025Inspection
    Observed no deficiencies found during the licensing inspection.
    10 Dec 2024Inspection
    Identified numerous regulatory deficiencies across safety, health care, and administrative areas, including incident reporting, medication management, and resident protections.
    • 55 Pa.Code § 2600.16cWritten Incident Reporting
    • 55 Pa.Code § 2600.18Applicable Health and Safety Laws
    • 55 Pa.Code § 2600.25.bContract Signatures
    • 55 Pa.Code § 2600.51Criminal History Checks
    • 55 Pa.Code § 2600.65.aFS Orientation 1st Day
    • 55 Pa.Code § 2600.65.bRights/Abuse
    • 55 Pa.Code § 2600.81.bResident Personal Equipment
    • 55 Pa.Code § 2600.82.cLocking Poisonous Materials
    • 55 Pa.Code § 2600.85.aSanitary Conditions
    • 55 Pa.Code § 2600.85.dTrash Receptacles
    • 55 Pa.Code § 2600.85.eTrash Outside Home
    • 55 Pa.Code § 2600.91Emergency Telephone Numbers
    • 55 Pa.Code § 2600.96.aFirst Aid Kit
    • 55 Pa.Code § 2600.102.iSoap Dispenser
    • 55 Pa.Code § 2600.105.gLint Removal and Duct Cleaning
    • 55 Pa.Code § 2600.121.aUnobstructed Egress
    • 55 Pa.Code § 2600.125.aCombustible Storage
    • 55 Pa.Code § 2600.141.b.1Annual Medical Evaluation
    • 55 Pa.Code § 2600.183.dPrescription Current
    • 55 Pa.Code § 2600.183.eStoring Medications
    • 55 Pa.Code § 2600.184.aMeds Labeled
    • 55 Pa.Code § 2600.185.aImplement Storage Procedures
    • 55 Pa.Code § 2600.187.dFollow Prescriber's Orders
    • 55 Pa.Code § 2600.225.aAssessment 15 Days
    • 55 Pa.Code § 2600.231.cPreadmission Screening
    • 55 Pa.Code § 2600.233.cKey-Locking Devices
    • 55 Pa.Code § 2600.51Criminal History Checks (Second)
    10 Sept 2024Inspection
    Investigated multiple deficiencies in safety, health, and medication practices, resulting in citations during a partial licensing review.
    • 55 Pa.Code § 2600.16cWritten Incident Report
    • 55 Pa.Code Chapter 2600Applicable Health and Safety Laws - Carbon Monoxide
    • 55 Pa.Code § 2600.25(b)Contract Signatures
    • 55 Pa.Code § 2600.51Criminal History Checks
    • 55 Pa.Code § 2600.65(a)FS Orientation - 1st Day
    • 55 Pa.Code § 2600.65(b)Rights/Abuse - 40 Hours
    • 55 Pa.Code § 2600.81(b)Resident Personal Equipment
    • 55 Pa.Code § 2600.82(c)Locking Poisonous Materials
    • 55 Pa.Code § 2600.85(a)Sanitary Conditions
    • 55 Pa.Code § 2600.85(d)Trash Receptacles
    • 55 Pa.Code § 2600.85(e)Trash Outside Home
    • 55 Pa.Code § 2600.91Emergency Telephone Numbers
    • 55 Pa.Code § 2600.96(a)First Aid Kit
    • 55 Pa.Code § 2600.102(i)Soap Dispenser
    • 55 Pa.Code § 2600.105(g)Lint Removal and Duct Cleaning
    • 55 Pa.Code § 2600.121(a)Unobstructed Egress
    • 55 Pa.Code § 2600.125(a)Combustible Storage
    • 55 Pa.Code § 2600.141(b)(1)Annual Medical Evaluation
    • 55 Pa.Code § 2600.183(d)Prescription Current
    • 55 Pa.Code § 2600.183(e)Storing Medications
    • 55 Pa.Code § 2600.184(a)Meds Labeled
    • 55 Pa.Code § 2600.185(a)Implement Storage Procedures
    • 55 Pa.Code § 2600.187(d)Follow Prescriber's Orders
    • 55 Pa.Code § 2600.225(a)Assessment
    • 55 Pa.Code § 2600.231(c)Preadmission Screening
    • 55 Pa.Code § 2600.233(c)Key-Locking Devices
    12 Jan 2024Inspection
    Identified deficiencies in incident reporting, medication management, and updates to assessments and care plans.
    • 2600.16.cWritten Incident Report
    • 2600.186.aAuthorized Prescriber
    • 2600.187.dFollow Prescriber's Orders
    • 2600.225.cAdditional Assessment
    • 2600.227.dSupport Plan Medical/Dental
    25 Jul 2023Inspection
    Identified deficiencies in medication storage, glucometer recordkeeping, and insulin-related training. Unsecured medications were found in a resident’s room, discrepancies existed between glucometer readings and MAR, and staff had not completed required diabetes education.
    • 2600.181.dStoring Medication
    • 2600.185.aImplement Storage Procedures
    • 2600.190.bInsulin Injections
    06 Jun 2023Inspection
    Identified multiple regulatory deficiencies across medical evaluation, medication management, staff training, incident reporting, emergency egress, and resident records.
    • 2600. 15.a.Resident Abuse Report
    • 2600. 16.c.Written Incident Report
    • 2600. 26.b.Quality Management Plan Content
    • 2600. 63.a.First Aid/CPR Training
    • 2600. 65.g.Annual Training Content
    • 2600. 121.a.Unobstructed Egress
    • 2600. 141.a.Medical Evaluation
    • 2600. 141.b.1.Annual Medical Evaluation
    • 2600. 171.b.First Aid Kit
    • 2600. 185.a.Safe Storage of Medications and Equipment
    • 2600. 187.d.Follow Prescriber's Orders
    • 2600. 191.Resident Right to Refuse
    • 2600. 225.a.Assessment 15 Days
    • 2600. 225.c.Additional Assessment
    • 2600. 231.c.Preadmission Screening
    • 2600. 231.e.No Objection Statement
    • 2600. 233.c.Key-Locking Devices
    • 2600. 252.Record Content
    • 2600. 252.Record Content
    09 May 2023Inspection
    Investigated an abuse allegation; found failures in reporting within 24 hours, abuse-related concerns, and medication administration by an unqualified staff member.
    • Type A2600.16cWritten Incident Report
    • Type B2600.42bAbuse
    • Type A2600.190aCompletion Medication Course
    28 Sept 2022Inspection
    Identified several deficiencies in health and safety practices, medication management, food handling, and resident documentation.
    • Contract Signatures
    • Trash Outside Home
    • Left Overs
    • Storing Food
    • Outdated Food
    • Lint Removal and Duct Cleaning
    • Unobstructed Egress
    • Medical Evaluation
    • Medical Evaluation Information
    • Annual Medical Evaluation
    • Meds and Syringes Locked
    • Prescription Current
    • Meds Labeled
    • Implement Storage Procedures
    • Meds Admin Time
    • Follow Prescriber's Orders
    • Support Plan Signatures
    • Key Locking Devices
    • Resident Right to Refuse
    23 Mar 2022Inspection
    Found no deficiencies.
    25 Jan 2021Inspection
    Issued a regular license following renewal; will conduct an onsite inspection within the next twelve months.
    04 Aug 2020Inspection
    Found deficiencies related to chemical restraint use and failure to implement an admission support plan within 72 hours.
    • 2600.202Prohibitions
    • 2600.234aAdmission Support Plan
    12 Feb 2020Inspection
    Found substantial compliance overall, but citations were issued requiring correction by specified dates.

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

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