Small home · Licensed for 6 · Millbrae

Hearts at Millwood Care Home

416 Millwood Dr, Millbrae, CA 94030Licensed since 2026

Overview

Estimated starting rate

$6,050 a month

Covelight estimate · likely $5,000–$7,500 See costs

No openings reported

Approved by the state: Wheelchair · Dementia · HospiceState 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
Hospiceup to 4 residents

Not on file: bedridden 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 OVR. FIRE CLEARANCE APPROVED FOR SIX (6) NON-AMBULATORY RESIDENTS. HOSPICE WAIVER APPROVED FOR FOUR (4) RESIDENTS.

983 - RCFE / DEMENTIA · 985 - RCFE / HOSPICE

CDSS record, verbatim · October 26, 2026

As needs change

Staying through hospice
Hospice waiver on file · covers up to 4 — care may continue at the end of life
State licensing record · October 26, 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 Hearts at Millwood Care Home: 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

$6,050a month to start

Likely $5,000–$7,500

From 11 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$6,050likely a month

Room

Daily care

Sharing the room

Starting monthly rate$6,050likely $5,000–$7,500
Covelight’s estimate starts from the rates 11 small homes and similar homes within 3 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 $5,000–$7,650: $6,050
First monthWith a one-time move-in fee · likely $5,800–$10,750: $8,550

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 homes11 nearby homes publish starting rates of $5,500 to $7,500

11 homes like this within 3 miles publish starting rates mostly between $5,500–$7,150.

Elle's Care Home 2Millbrae · 0.4 mi · Small home
$5,800Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Millbrae Paradise Care HomeMillbrae · 0.5 mi · Small home
$7,500Listed on Seniorly · assisted living studio · seen September 9, 2026
Advent Residential Home IIMillbrae · 1.3 mi · Mid-size home
$6,500Listed on Seniorly · assisted living studio · seen September 9, 2026
San Bruno Care HomeSan Bruno · 1.3 mi · Small home
$5,500Listed on Seniorly · assisted living studio · seen September 9, 2026
Ahau Boarding Care HomeSan Bruno · 1.4 mi · Small home
$5,500Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Mills Estate VillaBurlingame · 1.7 mi · Mid-size home
$6,795Listed on Seniorly · seen September 9, 2026
Araville Residential Care Home IISan Bruno · 2.2 mi · Small home
$5,500Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Home at CrestmoorSan Bruno · 2.3 mi · Small home
$5,500Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Access Care CenterSan Bruno · 2.3 mi · Small home
$5,500Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Westborough Manor 6San Bruno · 2.3 mi · Small home
$6,500Listed on Seniorly · seen September 9, 2026
Bougainvilleas Care HomeSouth San Francisco · 2.7 mi · Mid-size home
$5,750Listed on Seniorly · assisted living · seen September 9, 2026

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

Covelight’s estimate starts from the rates 11 small homes and similar homes within 3 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

416 Millwood Dr, Millbrae, CA 94030Address from the public record · October 26, 2026. Confirm the entrance with the home before visiting.

Opening the neighborhood map…

Sutter Mills Peninsula Medical Center, Burlingame CampusHospital · General acute care, on the state’s list1.7 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 26, 2026 · License #415601228 · See the state’s own record

The last 36 months — 2 of 2 documents

20262 state visits · 2 documents

Apr 8, 2026Facility evaluation reportPrelicensingReport on file

Type of visit: Prelicensing

On 04/08/2026, Licensing program Analyst (LPA) Jaime Vado conducted an announced prelicensing inspection visit. LPA met with Administrator/Licensee Sopiha Chen and explained the purpose of today’s visit. Currently there are 6 residents and 3 staff present. One of which is the administrator. This is a single level facility with 7 bedrooms, 6 are for residents, and one are for staff. There is a storage located above the garage. LPA observed this room and it is not being lived in and did not see any indications of anyone living in the space. The facility is licensed for age 60 and over. All may be non-ambulatory. With a hospice waiver for 4 residents. At this time there is 1 resident under hospice care. LPA Vado toured the facility both inside and outside. All outdoor and indoor passageway are free and clear of obstructions for emergency exit routes in case of fire or emergency. Facility's ambient temperature is comfortable for residents and LPA. No pools or bodies of water were observed during today's visit on the premises. LPA observed fresh food supplies and emergency one week of nonperishable and two (2) days of perishable foods as in place. Dry goods/can goods are stored in a cabinet located in the garage. Knives are locked in a drawer adjacent to kitchen sink. Toxic chemicals/cleaning supplies are also observed to be locked in the garage of the facility and below the kitchen sink. Both the washer and dryer are observed as functional. There is are an additional drop in freezer in the garage for resident food supplies. There is also a full refrigerator in the garage for residents and staff. Medications are observed to be locked in a hallway closet. Each resident room observed contained the required furniture as outlined in regulations. All resident room also have a half bathroom with exception of bedroom 5, which has a full bathroom with a walk in shower. There is an additional full bathroom that located near the front of the facility adjacent to the kitchen with a walk in shower and shower chairs. Water is tested at 110F in this . Non-skid flooring is present in both walk in showers. Resident bathrooms are observed as clean and in good worker order. Continued on next page... Page 2 All resident room also have a half bathroom with exception of bedroom 5, which has a full bathroom with a walk in shower. There is an additional full bathroom that located near the front of the facility adjacent to the kitchen with a walk in shower and shower chairs. Water is tested at 110F in this . Non-skid flooring is present in both walk in showers. Resident bathrooms are observed as clean and in good worker order. Facility has functioning smoke detectors within the facility as well as carbon monoxide detectors located in the main hallway. Fire extinguishers are observed with inspection dates of 03/06/2025. LPA observed resident linen supplies stored in a hallway closet at the end of the main hallway. LPA inspected the medications and files of 6 residents in care at the facility. Based on review of all resident files, and medications all items are current and logged accurately. 4 staff files are reviewed and they are observed as current. Disaster/fire drill log is reviewed. Disaster drill observed as conducted on 03/06/2026 per training records reviewed. Facility administrator certificate is current expiring 08/15/2027. The following updated forms are requested to be submitted to CCLD by 04/15/2026: • Copy of facility's liability insurance • LIC308 Designation of responsible staff person • LIC500 Staff Schedule No citations issued. LPA will inform CAB recommending licensure. Report is reviewed with administrator/licensee Sophia Chen and a copy is provided.the state’s words, verbatim · CDSS document, Apr 8, 2026

Mar 30, 2026Facility evaluation reportOfficeReport on file

Type of visit: Office

Component II completion: Successful Facility Type: Residential Care Facility for the Elderly (RCFE) Application Type: Change in Ownership (CHOW) Interview Method: Virtual interview (Microsoft Teams) On March 30, 2026, Applicant/Administrator participated in COMP II. Identification of the Applicant/ Administrator was verified through interview questions based on photo ID and other identifying personal information.During COMP II, Applicant/Administrator confirmed that they have read and understand community care facility licensing laws included in the Health and Safety Codes and the California Code of Regulations Title 22. 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. Restrictive/Prohibited Health Conditions 5. General Provisions 6. Emergency Preparedness 7. Complaints & Reporting 8. Pre-licensing Readinessthe state’s words, verbatim · CDSS document, Mar 30, 2026

License holder

Szb 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.

Millbrae Paradise Care Home · Millbrae

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 Hearts at Millwood Assisted Living (license #415601085), a change of ownership the state recorded on March 30, 2026.

The state’s report of March 30, 2026, filed under license #415601228, records this license’s application as a change of ownership: “Application Type: Change in Ownership (CHOW)”. The state lists license #415601085 as “Closed, Change of Ownership” as of October 25, 2026. Inspections and reports filed under license #415601085 are on the state’s record of that license.

The state’s record for license #415601085 The state’s record for license #415601228

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 Hearts at Millwood Care Home

Is Hearts at Millwood Care Home licensed?

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

How many residents is Hearts at Millwood Care Home licensed for?

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

Has Hearts at Millwood Care Home been cited?

0 Type A and 0 Type B citations since 2026, per CDSS records as of October 26, 2026. Those records count 2 state visits over the same years.

Is Hearts at Millwood Care Home still open?

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

What does Hearts at Millwood Care Home cost?

$6,050 a month to start is a Covelight estimate, likely $5,000–$7,500. This home’s own rate is not on file. Ask: “What is the all-in monthly rate, and what would push it higher?”

Among 56 other homes of a similar licensed size across San Mateo County that publish a starting rate, the middle half runs $5,775 to $7,250 a month, and the middle figure is $6,500 (n = 56 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 Hearts at Millwood Care Home 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 Szb LLC, per CDSS records as of October 26, 2026. See the homes licensed to Szb LLC — at least 2 on the state roster.

Is there a hospital nearby?

Sutter Mills Peninsula Medical Center, Burlingame Campus is 1.7 miles away in a straight line, per the CDPH licensed-hospital list dated September 16, 2026. See licensed care homes near it.

Can Hearts at Millwood Care Home keep a resident on hospice?

Hospice care is approved on this license, covering up to 4 residents, per CDSS records as of October 26, 2026.