Small home · Licensed for 6 · San Diego

The Garden Senior Living University Heights

4481 Utah St, San Diego, CA 92116Licensed since 2026

Overview

Estimated starting rate

$5,000 a month

Covelight estimate · likely $4,100–$6,150 See costs

No openings reported

Approved by the state: Wheelchair · Dementia · Hospice · BedriddenState licensing record · October 27, 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 3 residents
Bedriddenup to 1 resident

Approved by the state · State licensing record · October 27, 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 SIX(6) NON-AMBULATORY RESIDENTS, OF WHICH ONE(1) MAY BE BEDRIDDEN IN ANY ROOM, THOUGH THE FACILITY MAY HAVE ONLY ONE(1) BEDRIDDEN RESIDENT AT ANY ONE TIME. WAIVER/GRANTED FOR HOSPICE CARE FOR (3).

983 - RCFE / DEMENTIA

CDSS record, verbatim · October 27, 2026

As needs change

Staying through hospice
Hospice waiver on file · covers up to 3 — care may continue at the end of life
State licensing record · October 27, 2026
If memory loss develops
Dementia-care designation on file
State licensing record · October 27, 2026

We’ll ask for you. Not on file for The Garden Senior Living University Heights: 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

$5,000a month to start

Likely $4,100–$6,150

From 15 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$5,000likely a month

Room

Daily care

Sharing the room

Starting monthly rate$5,000likely $4,100–$6,150
Covelight’s estimate starts from the rates 15 small homes and similar homes within 5 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 $4,100–$6,300: $5,000
First monthWith a one-time move-in fee · likely $4,800–$9,500: $7,500

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 homes15 nearby homes publish starting rates of $2,000 to $6,000

15 homes like this within 5 miles publish starting rates mostly between $3,250–$6,000.

Mission Villa EastSan Diego · 0.7 mi · Small home
$4,500Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Mission Villa WestSan Diego · 0.7 mi · Small home
$4,500Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Emerald Guest HomeSan Diego · 2.2 mi · Small home
$2,000Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Harborview Senior Assisted LivingSan Diego · 2.8 mi · Mid-size home
$6,000Listed on Seniorly · seen September 9, 2026
Twain Residential CareSan Diego · 2.8 mi · Mid-size home
$4,500Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Thrive Elder CareSan Diego · 2.9 mi · Small home
$6,000Listed on Seniorly · assisted living private room · seen September 9, 2026
Mission Carehome NorthSan Diego · 3.3 mi · Small home
$3,800Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Mission Carehome SouthSan Diego · 3.3 mi · Small home
$3,800Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Gold Canyon Care HomeSan Diego · 3.5 mi · Small home
$3,000Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Casa Del CieloSan Diego · 3.9 mi · Small home
$5,000Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Acorn Oaks Manor IIISan Diego · 4.0 mi · Small home
$5,800Listed on its own website · assisted living · seen October 5, 2026
Comfort & Joy LivingSan Diego · 4.1 mi · Small home
$6,000Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Del Cerro Elder CareSan Diego · 4.3 mi · Small home
$5,000Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Seniors Dignity Home and CareSan Diego · 4.5 mi · Small home
$3,500Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Oasis Village CareLa Mesa · 4.9 mi · Small home
$5,000Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026

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

Covelight’s estimate starts from the rates 15 small homes and similar homes within 5 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

4481 Utah St, San Diego, CA 92116Address from the public record · October 27, 2026. Confirm the entrance with the home before visiting.

Opening the neighborhood map…

Kindred Hospital - San DiegoHospital · General acute care, on the state’s list0.7 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 27, 2026 · License #374605089 · See the state’s own record

The full record — 1 document

20261 state visit · 1 document

Oct 1, 2026Facility evaluation reportPrelicensingReport on file

Type of visit: Prelicensing

Licensing Program Analyst (LPA) Arian Golbakhsh conducted a scheduled Pre-Licensing Inspection and Component III Training. The facility file and personnel report was reviewed prior to the visit. LPA was welcomed by, identified themselves to, and discussed the purpose of the visit to Licensee Applicant Alex Limpin, Administrator Francis Limpin, and staff Tyler Smith. The facility's planned capacity is for six (6) non-ambulatory residents, one (1) of which may be bedridden. All bedrooms are approved for bedridden, though the facility may only have one (1) bedridden resident at a time, per the fire clearance. Additionally, the facility has applied for a waiver for three (3) hospice residents. As the facility is not yet licensed, during today’s inspection there were zero (0) clients in care. LPA, Licensee Applicant Limpin, Administrator Limpin, and staff Smith toured the interior and exterior of the facility and inspected each room. Facility sketch was consistent with the current layout of the facility. The facility was clean, sanitary, and in good repair. Pathways were free of obstruction and slip hazards. Client bedrooms contained the required furnishings. Doors, windows, screens, toilets, and showers were in working order. Hot water temperature at taps accessible to clients were all compliant: hall bathroom sink by living room read at 108.9F and the second hall restroom across from room #3 read at 112.6F. Extra linens and hygiene supplies were present. The facility had sufficient space and equipment to facilitate dining, laundry, visitation, meetings, and client activities. The facility was prepared to contain at least two (2) days of perishable food, and at least seven (7) days non-perishable food. Cooking, dining equipment, and utensils were present. LPA observed locked drawers for safe storage of knives and similar sharp objects as well as chemicals. [Continued on LIC 809-C] [Continued from LIC 809] No toxic chemicals or poisons were accessible to clients. Centrally stored medication cabinet was locked, per regulation. No pools or bodies of water exist on the premises. Per Licensee Applicant Limpin, no firearms or ammunition are kept at the facility. Smoke and carbon monoxide detectors and emergency lighting were all in working order. Fire extinguisher was serviced within the last 12 months, dated for March 2026. First aid kit was complete and readily accessible. Required licensing postings were observed in visible areas of the facility. LPA conducted the Component III Training with Licensee Applicant Alex Limpin, Administrator Francis Limpin, and staff Tyler Smith. LPA also answered additional questions regarding regulations and responsibilities and provided resources for Licensing Forms and best practices. No immediate health and/or safety concerns were observed during today's visit and LPA determined the facility is ready for residents. The facility's request for licensure will be forwarded to management and the Centralized Application Bureau (CAB) for final review and approval. If and once granted their license, licensee will notify LPA within seven (7) days of receiving their first client. An exit interview was conducted with Licensee Applicant Limpin to whom a copy of this report and the Licensee/Appeal Rights (LIC 9058) were provided. Their signature below confirms receipt of these documents.the state’s words, verbatim · CDSS document, Oct 1, 2026

License holder

The Garden Senior Living University Heights LLC, licensed since 2026.

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

State visits on file: 1
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.

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 The Garden Senior Living University Heights

Is The Garden Senior Living University Heights licensed?

The state lists this license as “Licensed,” per CDSS records as of October 27, 2026.

How many residents is The Garden Senior Living University Heights licensed for?

6 residents — a small home, per CDSS records as of October 27, 2026.

Has The Garden Senior Living University Heights been cited?

0 Type A and 0 Type B citations since 2026, per CDSS records as of October 27, 2026. Those records count 1 state visit over the same years.

Is The Garden Senior Living University Heights still open?

This license was on the CDSS roster as of November 12, 2026.

What does The Garden Senior Living University Heights cost?

$5,000 a month to start is a Covelight estimate, likely $4,100–$6,150. This home’s own rate is not on file. Ask: “What is the all-in monthly rate, and what would push it higher?”

Among 51 other homes of a similar licensed size in San Diego that publish a starting rate, the middle half runs $4,000 to $6,000 a month, and the middle figure is $5,000 (n = 51 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 The Garden Senior Living University Heights 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 The Garden Senior Living University Heights LLC, per CDSS records as of October 27, 2026.

Is there a hospital nearby?

Kindred Hospital - San Diego is 0.7 miles away in a straight line, per the CDPH licensed-hospital list dated September 16, 2026. See licensed care homes near it.

Can The Garden Senior Living University Heights keep a resident on hospice?

Hospice care is approved on this license, covering up to 3 residents, per CDSS records as of October 27, 2026.