Small home · Licensed for 6 · Mission Viejo

Granny's Place #5

24606 Saturna Drive, Mission Viejo, CA 92691Licensed since 2026

Overview

Estimated starting rate

$5,350 a month

Covelight estimate · likely $4,350–$6,550 See costs

No openings reported

Approved by the state: Wheelchair · Dementia · HospiceState licensing record · October 25, 2026
Licensed for 6: a small care homeThe state license record

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Care and support

Wheelchairup to 6 residents
Dementia
Hospiceup to 6 residents

Not on file: bedridden approval.

Approved by the state · State licensing record · October 25, 2026. An approval may cover specific rooms or residents; it does not establish an opening.

Read the state’s own wording

AGE RANGE 60 AND OVER. APPROVED FOR 6 NON-AMBULATORY. WAIVER/GRANTED FOR HOSPICE CARE FOR (6).

983 - RCFE / DEMENTIA

CDSS record, verbatim · October 25, 2026

As needs change

Staying through hospice
Hospice waiver on file · covers up to 6 — care may continue at the end of life
State licensing record · October 25, 2026
If memory loss develops
Dementia-care designation on file
State licensing record · October 25, 2026

We’ll ask for you. Not on file for Granny's Place #5: two-person transfers or a lift, who is awake overnight and help with medicines. When we check availability, we ask about these too.

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What it costs here

Covelight estimate

$5,350a month to start

Likely $4,350–$6,550

From 24 nearby homes that publish rates · this home’s rate is not on file

Monthly cost breakdownWith a shared room and basic help · room, care and fees$5,350likely a month

Room

Daily care

Sharing the room

Starting monthly rate$5,350likely $4,350–$6,550
Covelight’s estimate starts from the rates 24 small homes within 2 miles publish, then adjusts for this home’s size, state care approvals, Medi-Cal waiver participation, years licensed and the area’s prices. In testing, the likely range held the real rate for 6 in 10 homes. This home’s own rate is not on file.
Basic help with daily careUsually includedup to $600
Basic help is usually part of the starting rate. Homes that price care by level start around $600 a month (44 California homes publish a care-level range, seen in September 2026).
One-time move-in fee$2,500one time · likely $0–$4,000
Homes that list a one-time entry or community fee charge a median of $2,500 (133 California listings; middle half $1,000–$4,000). Many homes list none — ask.

Likely monthly totalLikely $4,350–$6,700: $5,350
First monthWith a one-time move-in fee · likely $5,150–$9,900: $7,850

How people payPrivate pay, Medi-Cal waiver, SSI/SSP, veterans, insurance

MedicareDoes not pay for room and board in a care home. It can still cover hospice or home-health visits inside one.
Private payMost residents pay from savings, a home sale or family help. Ask for the rate and what it includes in writing.
Medi-Cal Assisted Living WaiverThis home is not on the DHCS participation list dated October 1, 2026. Ask the program about current options. The waiver pays for care services, not room and board.
SSI/SSPCalifornia’s 2026 standard is $1,626.07 a month; $1,444.07 of it goes to the home and $182 stays with the resident. Whether this home accepts it is not on file — ask.
VeteransVA Aid & Attendance can add to a veteran’s or surviving spouse’s pension. Ask whether residents here have used it.
Long-term care insuranceMost policies pay for licensed care homes. Ask what paperwork the home provides for claims.

If the money runs out, what Medi-Cal covers

Rates at nearby homes24 nearby homes publish starting rates of $3,700 to $8,500

24 homes like this within 2 miles publish starting rates mostly between $3,900–$5,500.

St. Joseph's HomeMission Viejo · 0.1 mi · Small home
$4,000Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Pacific Sun Senior CareMission Viejo · 0.1 mi · Small home
$5,500Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Port ViejoMission Viejo · 0.2 mi · Small home
$4,500Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Vividus Senior LivingMission Viejo · 0.3 mi · Small home
$5,250Listed on Seniorly · seen September 9, 2026
Aegean Hills Senior LivingMission Viejo · 0.3 mi · Small home
$5,000Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Loving Elderly Care HomeLaguna Hills · 0.4 mi · Small home
$3,700Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Pacifica CottageMission Viejo · 0.4 mi · Small home
$5,500Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Rainbow CottageMission Viejo · 0.4 mi · Small home
$4,300Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Golden Years Residential CareMission Viejo · 0.5 mi · Small home
$5,500Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Adelanto Covenant Care 2Laguna Hills · 0.5 mi · Small home
$6,000Listed on Seniorly · assisted living private room · seen September 9, 2026
Rainbow Cottage IILaguna Hills · 0.5 mi · Small home
$4,200Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Aaa Laguna Hills Assistance Care HomeLaguna Hills · 0.5 mi · Small home
$3,900Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Paradise Residential Senior Care 2Lake Forest · 0.5 mi · Small home
$4,200Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Mission Viejo Care Cottages 2Mission Viejo · 0.5 mi · Small home
$4,500Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Oasis Home for the Elderly IIMission Viejo · 0.5 mi · Small home
$4,500Listed on Seniorly · seen September 9, 2026
A Pericles Elderly Care HomeMission Viejo · 0.5 mi · Small home
$5,000Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Ak and David Senior CareLake Forest · 0.6 mi · Small home
$3,800Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Comfort Cottages #1Laguna Hills · 0.7 mi · Small home
$5,500Listed on A Place for Mom · seen September 9, 2026
Chapters RCFEMission Viejo · 0.9 mi · Small home
$8,500Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Soleil Senior LivingMission Viejo · 0.9 mi · Small home
$4,700Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Infinity Home CareMission Viejo · 1.0 mi · Small home
$6,000Listed on Seniorly · assisted living private room · seen September 9, 2026
A Faithful HomeMission Viejo · 1.3 mi · Small home
$4,500Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Comfort and Care for the ElderlyMission Viejo · 1.3 mi · Small home
$4,000Listed on A Place for Mom · seen September 9, 2026
Grand View VillaMission Viejo · 1.3 mi · Small home
$3,800Listed on Seniorly · seen September 9, 2026

How this estimate worksWithin 25% for 7 in 10 homes in testing

Covelight’s estimate starts from the rates 24 small homes within 2 miles publish, then adjusts for this home’s size, state care approvals, Medi-Cal waiver participation, years licensed and the area’s prices. In testing, the likely range held the real rate for 6 in 10 homes. This home’s own rate is not on file.

Only prices a home put out itself count: its own website, a listing it supplied, or a price Seniorly says the home confirmed. Prices a listing site shows without saying where they came from are left out.
Nearby homes are the nearest of the same size that publish a rate, widening from 3 to 40 miles until at least 8 do. The estimate starts from what they charge, then adjusts for this home’s size, state care approvals, Medi-Cal waiver participation, years licensed and the area’s prices.
Room, care-level, second-person and move-in lines come from what California homes publish on listing sites. Memory care uses Covelight’s researched premium over assisted living.
Totals add each line’s figure and combine the lines’ ranges as separate charges, because a home is rarely at the top, or the bottom, of every line at once.
We tested this estimate on 1,546 California homes that publish their own starting rate. It was within 10% of the real rate for 3 in 10 homes and within 25% for 7 in 10; the likely range held the real rate for 6 in 10 (September 12, 2026).
It cannot see this home’s specials, how it assesses care, or which rooms are open.

Avoid surprises on the billWhat changes the price, and what to ask

The care level
Some homes charge one all-inclusive rate. Others add levels or points as needs grow. Ask how the level is set, who decides, and what the next level costs.
What is billed separately
Medication management, incontinence supplies, transportation and a second person in the room are often extra. Ask for the list in writing.
Move-in costs
A one-time move-in fee or deposit is common. Ask what it covers and whether any of it comes back if the stay is short.
Increases
California requires at least 90 days’ written notice, with reasons, before a rate rises (Health & Safety Code §1569.655). A change in the resident’s care level is the section’s own exception and can be billed sooner.

Ask for the price

An estimate for planning, not a quote. A home sets the price after hearing about the care needed.

Daily life

Daily life here is not on file yet. Most small homes haven’t published it, and that says nothing about the home.

The best way to see it is a visit.

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Where it is

24606 Saturna Drive, Mission Viejo, CA 92691Address from the public record · October 25, 2026. Confirm the entrance with the home before visiting.

Opening the neighborhood map…

Memorialcare Saddleback Medical CenterHospital · General acute care, on the state’s list1.3 mi

Straight-line distances; check the drive or the walk. Hospital: the nearest general acute care hospital on the state’s list (CDPH, September 16, 2026).

Open directions

The state record

California inspects every licensed home and publishes what it found. A citation does not make a home unsafe, and an empty file does not make a home good.

CDSS public record, read October 25, 2026 · License #306006721 · See the state’s own record

The last 36 months — 2 of 2 documents

20262 state visits · 2 documents

May 5, 2026Facility evaluation reportPrelicensingReport on file

Type of visit: Prelicensing

Licensing Program Analyst (LPA) Samer Haddadin conducted an announced pre-licensing visit to the above-mentioned facility. Upon arrival, LPA Haddadin was greeted by Compliance Manager (CM) Michalle Nesbitt, who granted entry into the facility. The facility is a single-story residence consisting of seven bedrooms and six restrooms. The facility also has a one-car garage. During the visit, LPA Haddadin conducted a comprehensive inspection of the physical plant, which included the interior and exterior portions of the facility. LPA Haddadin and the CM tested the kitchen appliances, and all appliances were observed to be operational. Smoke detectors were tested and found to be operational. Hot water temperatures were measured in both restrooms and ranged from 116.5 degrees Fahrenheit to 117.9 degrees Fahrenheit. A fire extinguisher was observed to be fully charged, with a last inspection date of April 8, 2026. LPA Haddadin inspected the exterior of the facility and observed no bodies of water on the premises. Adequate outdoor space was available for residents’ activities. Emergency exits were observed to be clear and unobstructed. Although no residents were currently in care, the facility’s food supply was reviewed, and a seven-day supply of nonperishable food items was available. Knives and other sharps were secured in a locked kitchen drawer. Chemicals and cleaning supplies were secured in a locked cabinet located in the laundry room next to the kitchen. LPA Haddadin observed that the PUB 475 complaint poster was posted in the required 20-inch by 26-inch size. {***CONTINUE809C*** The first aid kit was inspected and contained the required components. Facility staff files were stored in a cabinet located in the kitchen. Medications were observed secured in the same cabinet and will be inaccessible to future residents. Component III of the licensing process was conducted with Compliance Manager Michalle Nesbitt. LPA Haddadin informed the Licensee that final licensure approval will be determined and issued by the Centralized Applications Bureau (CAB) in Sacramento. An exit interview was conducted, and a copy of this report was provided to the CM.the state’s words, verbatim · CDSS document, May 5, 2026

Apr 17, 2026Facility evaluation reportOfficeReport on file

Type of visit: Office

Facility Type: Residential Care Facility for the Elderly Application Type: Change of Ownership Capacity: 6 Census (if any clients in care): 0 COMP II Participants: KIMBERLY ARNETT, ANGELICA KUTNERIAN Interview Method: Telephone interview On April 17, 2026, applicant/administrator participated in COMP II. Identification of the applicant and administrator was verified through interview questions based on photo ID and other identifying personal information. During COMP II, applicant and administrator confirmed the understanding of the California Code Title 22 Regulations. Signed LIC 809 with copy of photo ID have been obtained. During COMP II, CAB analyst confirmed Applicant/Administrator’s understanding of following areas: 1. Facility operation: License type, client/resident populations, and program 2. Admission Policies 3. Staffing requirements & Training 4. Restricted/Prohibited Health Conditions 5. General provisions 6. Emergency Preparedness 7. Complaints & Reporting 8. Pre-licensing readinessthe state’s words, verbatim · CDSS document, Apr 17, 2026

License holder

Irvine Cottages LLC, licensed since 2026.

Operates 2 licensed homes in California. Running more than one home is common and is neither good nor bad on its own.

Granny's Place #7 · Mission Viejo

The state’s totals for this licenseSince 2026, as the state’s facility page counts them

State visits on file: 2
Total complaints: 0
Substantiated allegations: 0
Type A citations: 0
Type B citations: 0

These are the state’s own totals for this license since 2026, per CDSS records. The state counts them apart from the documents above, and they can differ from what those documents show; the documents say what each visit found. One complaint can contain several allegations.

Compare with homes the same size

	This home	Typical
Type A citations	0	0
Type B citations	0	0
Substantiated allegations	0	0
Total complaints	0	0

“Typical” is the statewide median for licensed homes this size. It does not adjust for years licensed, and older licenses have had more visits and reports. The median is across the 6,916 licensed small board-and-care homes (6 or fewer beds) in the state record. The figures compared are the state’s totals, not the documents.

What the state’s words mean

Routine visita visit the state records as “Required” — a scheduled visit, not one made in answer to a complaintSubstantiatedthe state found the allegation more likely true than notUnsubstantiatedthere was not enough evidence to prove a violation occurred — not a finding of wrongdoingUnfoundedthe evidence showed the allegation was false, could not have happened, or had no reasonable basisType A citationa violation that poses an immediate risk to health, safety or personal rights if it is not correctedType B citationa violation that could become a risk if not corrected, or one involving records, resources or required services

CDSS citation definitions (PDF) ↗ · CDSS complaint outcomes ↗

An “unsubstantiated” complaint is not a finding of wrongdoing — it means the state investigated and could not confirm the allegation. Outcome words are the state’s own; we never grade, score, or color a record, and we publish no reviews — the state’s dated documents stand in their place.

The earlier licenseFormerly Alpine B (license #306002440), a change of ownership the state recorded on April 17, 2026.

The state’s report of April 17, 2026, filed under license #306006721, records this license’s application as a change of ownership: “Application Type: Change of Ownership”. The state lists license #306002440 as “Closed, Change of Ownership” as of October 26, 2026. Inspections and reports filed under license #306002440 are on the state’s record of that license.

The state’s record for license #306002440 The state’s record for license #306006721

Open CDSS facility search ↗Report a record error Operate this home? Respond or correct, free →

Frequently asked questions

A citation does not make a home unsafe, and an empty file does not make a home good.

Quick answers about Granny's Place #5

Is Granny's Place #5 licensed?

The state lists this license as “Licensed,” per CDSS records as of October 25, 2026.

How many residents is Granny's Place #5 licensed for?

6 residents — a small home, per CDSS records as of October 25, 2026.

Has Granny's Place #5 been cited?

0 Type A and 0 Type B citations since 2026, per CDSS records as of October 25, 2026. Those records count 2 state visits over the same years.

Is Granny's Place #5 still open?

This license was on the CDSS roster as of November 11, 2026.

What does Granny's Place #5 cost?

$5,350 a month to start is a Covelight estimate, likely $4,350–$6,550. This home’s own rate is not on file. Ask: “What is the all-in monthly rate, and what would push it higher?”

Among 28 other homes of a similar licensed size in Mission Viejo that publish a starting rate, the middle half runs $4,500 to $5,500 a month, and the middle figure is $5,000 (n = 28 other homes publishing a starting rate).

Each of those is a home’s own published figure, gathered on its own date between September and October 2026 — not an average of ours, and not a survey. Similar size means small and mid-size homes counted together, and large communities counted on their own, because they are different markets.

A home outside the band is not overcharging or underpricing: a starting rate covers different things in different homes, which is the first thing to ask about.

The price is made in the phone call. Nothing here is a quote, an offer or a discount.

A starting rate is the room and the base care. California homes commonly bill care levels, medication management, supplies, transport and a second person in the room as extras. Many also charge a one-time fee at move-in. Ask for that list in writing before anything is signed.

Only prices a home put out itself count here: its own website, a listing it supplied, or a price a listing site says the home confirmed. Prices a site shows without saying where they came from are left out.

Does Granny's Place #5 take Medi-Cal?

On Medi-Cal’s Assisted Living Waiver: this home is not on the DHCS participation list dated October 1, 2026. Ask the program about current options. The waiver pays for care services, not room and board.

Who holds the license?

The license is held by Irvine Cottages LLC, per CDSS records as of October 25, 2026. See the homes licensed to Irvine Cottages, LLC — at least 17 on the state roster.

Is there a hospital nearby?

Memorialcare Saddleback Medical Center is 1.3 miles away in a straight line, per the CDPH licensed-hospital list dated September 16, 2026. See licensed care homes near it.

Can Granny's Place #5 keep a resident on hospice?

Hospice care is approved on this license, covering up to 6 residents, per CDSS records as of October 25, 2026.

Granny's Place #5 license and inspection record

Name on the license: “GRANNY'S PLACE #5”, per the CDSS roster as of June 12, 2026.
License #306006721. The state lists this license as “Licensed,” per CDSS records as of October 25, 2026.
Licensed for 6 residents — a small home, per CDSS records as of October 25, 2026.
Licensed to Irvine Cottages LLC, per CDSS records as of October 25, 2026.
First licensed in 2026, per CDSS records as of October 25, 2026.
2 state inspection visits since 2026, per CDSS records as of October 25, 2026.
0 Type A and 0 Type B citations on file since 2026, per CDSS records as of October 25, 2026. The same records count 2 state visits in that period.
0 complaints and 0 substantiated allegations on file since 2026, per CDSS records as of October 25, 2026.
The most recent state visit on file is May 5, 2026, per CDSS records as of October 25, 2026.

Type A citationa violation that poses an immediate risk to health, safety or personal rights if it is not correctedType B citationa violation that could become a risk if not corrected, or one involving records, resources or required services

California writes these definitions for every licensed home, not for this one. CDSS citation definitions (PDF) ↗

See the state’s own record

Nearby

Other homes nearby

Licensed homes near this one in Orange County, most information on file first. Every listed home appears on the same terms.

Map
Mission Viejo · 0.1 mi
Maximus Cottage
Small home · licensed for 6
Estimated starting rate
$5,500 a month to start
Covelight estimate · likely $4,500–$6,800
On the state record
Wheelchair: on the state record
Dementia: on the state record
Hospice: on the state record
Bedridden: on the state record
Map
Mission Viejo · under 0.1 mi
Adult Care OC Saturna
Small home · licensed for 6
Estimated starting rate
$5,250 a month to start
Covelight estimate · likely $4,300–$6,450
On the state record
Wheelchair: on the state record
Dementia: on the state record
Hospice: on the state record
Map
Mission Viejo · under 0.1 mi
Ever Care
Small home · licensed for 6
Estimated starting rate
$5,250 a month to start
Covelight estimate · likely $4,300–$6,450
On the state record
Wheelchair: on the state record
Hospice: on the state record
Bedridden: on the state record
Map
Mission Viejo · 0.1 mi
Meison La Paz IV Elderly Care Home
Small home · licensed for 6
Estimated starting rate
$4,850 a month to start
Covelight estimate · likely $4,000–$6,000
On the state record
Wheelchair: on the state record
Hospice: on the state record
Map
Mission Viejo · 0.1 mi
Arbor View II
Small home · licensed for 6
Estimated starting rate
$5,050 a month to start
Covelight estimate · likely $4,150–$6,250
On the state record
Wheelchair: on the state record
Hospice: on the state record
Bedridden: on the state record
Map
Mission Viejo · 0.1 mi
Radiant Hearts
Small home · licensed for 6
Estimated starting rate
$5,500 a month to start
Covelight estimate · likely $4,500–$6,800
On the state record
Wheelchair: on the state record
Dementia: on the state record
Hospice: on the state record
Bedridden: on the state record

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