Small home · Licensed for 6 · Lathrop

Vista Bella Residence Care

17901 Farm House Rd, Lathrop, CA 95330Licensed since 2026

Overview

Typical starting rate

$4,000 a month

Typical in San Joaquin County · likely $3,000–$5,000 See costs

No openings reported

Approved by the state: Wheelchair · Dementia · BedriddenState licensing record · October 26, 2026
Licensed for 6: a small care homeThe state license record

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Care and support

Wheelchairup to 6 residents
Dementia
Bedriddenup to 1 resident

Not on file: hospice approval.

Approved by the state · State licensing record · October 26, 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 OF WHICH ONE MAY BE BEDRIDDEN IN BEDROOM #2.

983 - RCFE / DEMENTIA

CDSS record, verbatim · October 26, 2026

Care services

These are the home’s own statements about its day-to-day practice — they are not part of the state licensing record, and the state has not approved or reviewed them.

Help with bathing or showering
Reported on vistabellaresidencecare.com · seen October 5, 2026.
Works with residents’ own health care providers
Reported on vistabellaresidencecare.com · seen October 5, 2026.
Toileting assistance
Reported on vistabellaresidencecare.com · seen October 5, 2026.
Help with dressing and grooming
Reported on vistabellaresidencecare.com · seen October 5, 2026.
Activities of daily living the home lists help withDaily routines · Bathing · Dressing · Grooming · Toileting · Other routines
Reported on vistabellaresidencecare.com · seen October 5, 2026.

As needs change

Medicines
Level of medication service: assistance with self administration
vistabellaresidencecare.com · October 5, 2026
If memory loss develops
Dementia-care designation on file
State licensing record · October 26, 2026

We’ll ask for you. Not on file for Vista Bella Residence Care: two-person transfers or a lift, who is awake overnight and staying through hospice. When we check availability, we ask about these too.

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What it costs here

Typical starting rate

$4,000a month to start

Likely $3,000–$5,000

Covelight’s researched range for San Joaquin County · this home’s rate is not on file

Costs & moving in

Assessment before move-in
Reported on vistabellaresidencecare.com · seen October 5, 2026.

Monthly cost breakdownWith a shared room and basic help · room, care and fees$4,000likely a month

Room

Daily care

Sharing the room

Starting monthly rate$4,000likely $3,000–$5,000
Too few homes publish a rate here, so this is the middle of Covelight’s researched range for small care homes in San Joaquin County (compiled June 2026). 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 $3,000–$5,200: $4,000
First monthWith a one-time move-in fee · likely $3,800–$8,400: $6,500

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

How this estimate worksWhy this is a county figure

Too few homes publish a rate here, so this is the middle of Covelight’s researched range for small care homes in San Joaquin County (compiled June 2026). 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

Rooms, meals, activities and house rules, in the home’s own words. Open any detail to see where it came from.

Search the home’s details

Rooms & the spaces they will use (7)Private rooms · Outdoor space · Shared / companion rooms

Private rooms
Reported on vistabellaresidencecare.com · seen October 5, 2026.
Outdoor spaceCovered patio
Reported on vistabellaresidencecare.com · seen October 5, 2026.
Shared / companion roomsReported no
Reported on vistabellaresidencecare.com · seen October 5, 2026.
Common areasShared gathering spaces · Kitchen · Dining area · Great room
Reported on vistabellaresidencecare.com · seen October 5, 2026.
Room typesIndividual bedrooms · Private bedrooms · Primary suite · Private resident bedrooms
Reported on vistabellaresidencecare.com · seen October 5, 2026.
LaundryDone by staff
Reported on vistabellaresidencecare.com · seen October 5, 2026.
Housekeeping
Reported on vistabellaresidencecare.com · seen October 5, 2026.

Meals, preferences & familiar food (3)Snacks available · Meals provided · Dining atmosphere

Snacks available
Reported on vistabellaresidencecare.com · seen October 5, 2026.
Meals provided
Reported on vistabellaresidencecare.com · seen October 5, 2026.
Dining atmosphereA bright, connected place for meals and company.
Reported on vistabellaresidencecare.com · seen October 5, 2026.

Activities & the rhythm of a day (2)Activity types offered · Activities tailored to the individual

Activity types offeredSimple activities · Recreation · Companionship · Activities shaped around resident interests and abilities
Reported on vistabellaresidencecare.com · seen October 5, 2026.
Activities tailored to the individual
Reported on vistabellaresidencecare.com · seen October 5, 2026.

Visiting & staying involved (1)Setting

SettingResidential neighborhood
Reported on vistabellaresidencecare.com · seen October 5, 2026.

Where it is

17901 Farm House Rd, Lathrop, CA 95330Address from the public record · October 26, 2026. Confirm the entrance with the home before visiting.

A map position is not on file for this address.

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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 26, 2026 · License #392701789 · See the state’s own record

The full record — 1 document

20261 state visit · 1 document

Aug 7, 2026Facility evaluation reportPrelicensingReport on file

Type of visit: Prelicensing

On 08/07/2026, Licensing Program Analyst (LPA) Melina Oropeza arrived announced to conduct a Pre-Licensing visit. LPA was greeted by applicants, Francis Chan and Angela Chan and explained the purpose of the visit. The purpose of this visit was to conduct a Pre-Licensing Visit. This facility will be licensed to hold 6 residents, of which 5 may be non-ambulatory and 1 bedridden. Current census was 0 residents. A tour of the facility was conducted. Smoke detectors and carbon monoxide detectors were tested and are in good repair. The facility has a has a working telephone in the common area and the facility has the required posters posted. A tour of the kitchen area was toured. A review of food supply was conducted and some perishable and non-perishable food supply was available. Linen closet, located in the facility hallway, was reviewed and observed to contain a sufficient supply of towels, sheets, and bedding able to meet the needs of the residents at this time. A washer and dryer was identified in the laundry room. Detergent, toxins and other cleaning supplies were observed to be locked and made inaccessible in the laundry room. A storage room was inside the laundry room where sharps were locked and made inaccessible. Medications will be locked and stored there. A first aid kit was observed and had all the required components. Fire extinguisher was located in kitchen area and serviced on 05/20/26. Central heating and air in the facility. A tour of the family room was conducted. Furniture and furnishings were observed to be in good repair. A tour of garage was conducted. The garage will be used for the administrator's office where staff and residents files will be stored and locked. A tour of the six resident bedrooms were conducted. Furniture and furnishing were observed to meet the residents needs. All bedrooms were clean and sanitary. A tour of three resident restrooms were toured. Hot water temperature was taken to ensure that it was in within 105-120 degrees. Temperature was within range at 106 degrees. A tour of the backyard was conducted with no hazards present. Perimeter gate was observed to be in good repair. There is a outdoor patio area that provides adequate shade and is furnished with seating for residents' use. The applicants have passed the pre-licensing component of the application process. LPA Oropeza conducted Component III with applicants. LPA Oropeza will notify the Central Application Bureau (CAB) that the pre-licensing has been completed and passed. An exit interview was conducted, and a copy of this report was provided to the applicants, Francis Chan and Angela Chan.the state’s words, verbatim · CDSS document, Aug 7, 2026

License holder

Kinsun Ventures 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 Vista Bella Residence Care

Is Vista Bella Residence Care licensed?

The state lists this license as “Licensed,” per CDSS records as of October 26, 2026.

How many residents is Vista Bella Residence Care licensed for?

6 residents — a small home, per CDSS records as of October 26, 2026.

Has Vista Bella Residence Care been cited?

0 Type A and 0 Type B citations since 2026, per CDSS records as of October 26, 2026. Those records count 1 state visit over the same years.

Is Vista Bella Residence Care still open?

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

What does Vista Bella Residence Care cost?

$4,000 a month to start is typical in San Joaquin County, likely $3,000–$5,000. This home’s own rate is not on file. Ask: “What is the all-in monthly rate, and what would push it higher?”

Too few homes publish a rate here, so this is the middle of Covelight’s researched range for small care homes in San Joaquin County (compiled June 2026). This home’s own rate is not on file.

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 Vista Bella Residence Care 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 Kinsun Ventures LLC, per CDSS records as of October 26, 2026.

Can Vista Bella Residence Care keep a resident on hospice?

Not on file — the state’s record does not list hospice care on this license. Ask: “Can a resident stay here on hospice, and under what conditions?”