Illustration — no photo of this home on file yet
Primavera Gardens Facility
Mid-size home·Licensed for 20·Morgan Hill, California
- Care approvals on fileWheelchair · Hospice · BedriddenState licensing record · September 27, 2026
- Estimated starting rate$5,400 a monthCovelight estimate · likely $4,250–$7,100
- Home sizeLicensed for 20Mid-size care home · a licensed care home (RCFE)
- Ways to payAsk the homeMedi-Cal ALW participation not on file
- Last state visitApril 28, 2026CDSS inspection record
Primavera Gardens Facility is a mid-size care home in Morgan Hill — a licensed residential care facility for the elderly (RCFE), the licence category behind “assisted living” and “board and care.” It is licensed for 20 residents. Dementia care is not on file.
Built from CDSS public records · September 27, 2026. Every fact below names its source and date.
Quick answers and the state record
A citation does not make a home unsafe, and an empty file does not make a home good.
Quick answers about Primavera Gardens Facility
Is Primavera Gardens Facility licensed?
The state lists this license as “Licensed,” per CDSS records as of September 27, 2026.
How many residents is Primavera Gardens Facility licensed for?
20 residents — a mid-size home, per CDSS records as of September 27, 2026.
Has Primavera Gardens Facility been cited?
0 Type A and 0 Type B citations, per CDSS records as of September 27, 2026.
Is Primavera Gardens Facility still open?
This license was on the CDSS roster as of September 28, 2026.
What does Primavera Gardens Facility cost?
$5,400 a month to start is a Covelight estimate, likely $4,250–$7,100. This home’s own rate is not on file. Ask: “What is the all-in monthly rate, and what would push it higher?”
Covelight’s estimate starts from the rates 11 homes with 7 to 49 beds and similar homes within 15 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.
Among 80 other homes of a similar licensed size across Santa Clara County that publish a starting rate, the middle half runs $3,850 to $5,000 a month, and the middle figure is $4,200 (n = 80 other homes publishing a starting rate).
Each of those is a home’s own published figure, gathered on its own date in September 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 Primavera Gardens Facility take Medi-Cal?
On Medi-Cal’s Assisted Living Waiver: this home is not on the DHCS participation list dated September 23, 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 Primavera Gardens Facility LLC, per CDSS records as of September 27, 2026.
Can Primavera Gardens Facility keep a resident on hospice?
Hospice care is approved on this license, covering up to 20 residents, per CDSS records as of September 27, 2026.
Primavera Gardens Facility license and inspection record
- Name on the license: “PRIMAVERA GARDENS FACILITY LLC”, per the CDSS roster as of June 12, 2026.
- License #435202988. The state lists this license as “Licensed,” per CDSS records as of September 27, 2026.
- Licensed for 20 residents — a mid-size home, per CDSS records as of September 27, 2026.
- Licensed to Primavera Gardens Facility LLC, per CDSS records as of September 27, 2026.
- First licensed: the year is not on file — the roster carries no first-license date for it. Ask: “When did this license start?”
- 2 state inspection visits on file, per CDSS records as of September 27, 2026.
- 0 Type A and 0 Type B citations on file, per CDSS records as of September 27, 2026.
- 0 complaints and 0 substantiated allegations on file, per CDSS records as of September 27, 2026.
- The most recent state visit on file is April 28, 2026, per CDSS records as of September 27, 2026.
California writes these definitions for every licensed home, not for this one. CDSS citation definitions (PDF) ↗
Can they support the care needed?
California licenses a home for specific kinds of care. The state’s record lists what this home is approved for; the home’s own answers fill in what changes as needs change.
- Wheelchair / non-ambulatoryApproved · covers up to 20 residents
- Dementia / memory careNot on file · ask the home
- Hospice careApproved · covers up to 20 residents
- BedriddenApproved · covers up to 20 residents
State licensing record · September 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 20 NON-AMBULATORY OF WHICH ALL MAY BE BEDRIDDEN. WAIVER/GRANTED FOR HOSPICE CARE FOR (20).
935 - ELDERLY
CDSS record, verbatim · September 27, 2026
As needs change
- Staying through hospice
Hospice waiver on file · covers up to 20 — care may continue at the end of life
Ask: “If hospice is needed, can care continue here until the end?”
State licensing record · September 27, 2026
4 more questions to ask the home
- Two-person transfers or a lift
Not on file
Ask: “If two people or a lift are needed to transfer, can the person stay?”
- Someone awake overnight
Not on file
Ask: “Who is awake overnight, and how do residents ask for help?”
- Medicines
Not on file
Ask: “Who manages the medicines, and what happens when a dose is missed?”
- If memory loss develops
Dementia-care designation not on file
Ask: “If memory loss develops, what would change — and when would a move be needed?”
What it costs here
Covelight estimate
$5,400a month to start
Likely $4,250–$7,100
From 11 nearby homes that publish rates · this home’s rate is not on file
Likely monthly total
$5,400a month
Likely $4,250–$7,250
With a shared room and basic help.
An estimate for planning, not a quote. The price is made in the phone call.
See the full cost breakdownRoom, care and fees · how people pay · how this estimate works
Memory care is not priced here: a dementia-care designation is not on file for this home. Ask the home.
Starting monthly rate$5,400likely $4,250–$7,100
Covelight’s estimate starts from the rates 11 homes with 7 to 49 beds and similar homes within 15 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 (45 California homes publish a care-level range, seen in September 2026).
One-time move-in fee$2,000one time · likely $0–$4,000
Homes that list a one-time entry or community fee charge a median of $2,000 (134 California listings; middle half $1,000–$4,000). Many homes list none — ask.
- Likely monthly totalLikely $4,250–$7,250
- $5,400
- First monthWith a one-time move-in fee · likely $5,050–$10,100
- $7,400
How people payPrivate pay, Medi-Cal waiver, SSI/SSP, veterans, insurance
- 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 September 23, 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.
- MedicareDoes not pay for room and board in a care home. It can still cover hospice or home-health visits inside one.
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 community 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.
- What is the full monthly cost for the room and care we need, and what does it include?
- What would the next care level cost, and who decides when it changes?
- What is billed separately, and is there a one-time fee or deposit at move-in?
- Is any private-pay period required before another payment program can begin?
How this estimate worksWithin 25% for 7 in 10 homes in testing
Covelight’s estimate starts from the rates 11 homes with 7 to 49 beds and similar homes within 15 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.
11 homes like this within 15 miles publish starting rates mostly between $3,000–$4,500.
- 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.
Show the 11 nearby homes behind this estimate
- Valley PinesMorgan Hill · 1.6 mi · Mid-size home$4,500Listed on Seniorly · seen September 9, 2026
- Constantin's Care HomeSan Jose · 13 mi · Small home$2,500Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
- Oak Grove Residential Care HomeSan Jose · 13 mi · Small home$3,000Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
- Pendar's Residential CareSan Jose · 13 mi · Small home$4,200Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
- Sandy's Residential Care HomeSan Jose · 14 mi · Small home$4,200Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
- Safe Haven Villa Care HomeSan Jose · 14 mi · Small home$3,200Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
- Saint Michael Residential HomeSan Jose · 14 mi · Small home$2,700Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
- Mayflower Care HomeSan Jose · 14 mi · Small home$4,000Listed on Seniorly · seen September 9, 2026
- Rachelle's Home IFreedom · 14 mi · Mid-size home$4,000Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
- Real Elderly CareSan Jose · 15 mi · Small home$3,000Listed on Seniorly · seen September 9, 2026
- Bonhomie ISan Jose · 15 mi · Small home$4,200Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Where it is
- 16095 Church St, Morgan Hill, CA 95037Address from the public record · September 27, 2026. Confirm the entrance with the home before visiting.
Opening the neighborhood map…
The state record
California inspects every licensed home and publishes what it found. Here are the dated documents and the state’s own words, beside what is typical for homes this size.
Since 2026, the state has filed 2 documents for this home, and its records count 2 visits. The most recent is a facility evaluation report, dated April 28, 2026.
- On file since
- 2026
- State visits
- 2
- Most recent visit
- April 28, 2026
Beside homes the same size
- Type A citations0typical 0
- Type B citations0typical 1
- Substantiated allegations0typical 2
- Total complaints0typical 6
“Typical” is the statewide median across the 1,354 licensed larger communities (16+ beds) in the state record — larger, longer-licensed homes accumulate more visits and reports, so compare like with like. One complaint can contain several allegations.
The last 36 months — 2 of 2 documents
Apr 28, 2026Facility evaluation reportReport on file
Type of visit: Prelicensing
Licensing Program Analyst (LPA) Maria (Mita) Partoza arrived announced to conduct the facility's pre-licensing visit for change of ownership (CHOW). LPA met with current administrator (ADM) and applicant representative Lisa Lanford. There are 19 residents present at the facility. This facility address is currently licensed under Primavera Gardens with license #435202754. The applicant will transfer services to the new license once approved. The facility has approved fire clearance to serve adults 60 and over, capacity of 20 and all may be bedridden. The facility is retaining the same capacity and no changes in the number of resident and services provided. ADM stated that an additional room may be added in the future. During visit, LPA inspected the facility with ADM inside and outside to include the kitchen, activity room, outdoor perimeters, entry way, parking area, 13 residents room, shower rooms, lavatory that are shared, the laundry area and medication room. LPA observed that the facility has posters for the Local Long-Term Care ombudsman (LTCO) and California Compliance poster for assisted living and Residential Care Facilities for the Elderly (RCFE), it includes the emergency telephone numbers, personal rights, and facility sketch, notice of fire inspection from the Fire Department. The entry way has the Personal Protective Equipment (PPEs). Medications, chemicals and sharps are locked in their respective areas and are not accessible to residents in care. The first aid kit are readily available when needed. page 1 of 2 LPA observed that the facility is equipped with lift equipment, and hospital beds that has half body rails and full body rails. Bathrooms were supplied with hygiene products and paper supplies, grab bars, anti slip mats and shower chairs. The resident rooms have sufficient storage to store personal belongings. Resident's room are kept sanitary and organized. LPA observed surveillance camera located at the common area (hallways, activity area and the exterior perimeter). The facility is equipped with fire sprinklers, fire and carbon monoxide alarm system and a wall fire pull alarm system. The facility is equipped with door alarm system. The facility has 4 fire extinguishers. All fire exit routes were free and clear of obstruction and tripping hazards. Water temperature was within regulatory range of 115 to 118 degree F when measured with a digital thermometer. The facility temperature is at 68 to 70 degree F. LPA observed 2 days of perishable and 7 days of non-perishable foods. The refrigerator temperature is at 36 degree F and Freezer is at 0 degree F. The facility is a one story building with no ramps, the parking lot has designated ADA (Americans with Disability Act) compliant parking spaces, the outdoor area is maintained and no hazardous materials were observed. The exterior walkways are free from obstructions. The facility is gated and has perimeter fence for safety of the residents. The gates remains opened during business hours. Component III was presented and discussed with administrator Lisa Lanford. Pre-licensing inspection is complete and this facility has no deficiencies/corrections. Report will be submitted to the Central Application Bureau (CAB) and a final review of the application will be conducted. The license #435202988 for Primavera Gardens Facility LLC is not active as of today's pre-licensing inspection. The application is subject to final approval by Central Application Bureau (CAB) and additional requirements may still be requested to complete the application. An exit interview was conducted with Administrator and applicant's representative Lisa Lanford and a copy of the report was provided. page 2 of 2 end of reportthe state’s words, verbatim · CDSS document, Apr 28, 2026
Mar 10, 2026Facility evaluation reportReport on file
Type of visit: Office
Facility Type: RCFE Application Type: CHOW Capacity: 20 Interview Method: Telephone interview On 3/10/2026, 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 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 Pre-licensing readinessthe state’s words, verbatim · CDSS document, Mar 10, 2026
What the state’s words mean
CDSS citation definitions (PDF) ↗ · CDSS complaint outcomes ↗
Life here
Rooms, meals, the rhythm of a day, faith and language, pets and house rules — as the home describes them. Tap any detail for its source and date; nothing here is graded.
The home has not described daily life anywhere we have reviewed yet — that is the case for most small homes, and it says nothing about the home. These questions fill in the picture; keep the ones that matter to you.
Before you call
Ask every home the same questions — the state’s record does not answer these. Keep the ones that matter and they travel with your saved homes.
- What is included in the monthly rate, and what costs extra?
- Who is awake overnight, and how do residents ask for help?
- Which rooms does the non-ambulatory approval cover, and what transfer support is provided?
- What could change whether someone can stay here?
- Can we see a bedroom and share a meal during a visit?
Other homes nearby
The nearest licensed homes in Santa Clara County, closest first. Every listed home appears on the same terms.
Loma Clara Senior Living
Morgan Hill · Large community · 0.5 mi away
$5,395 a month to start · Listed by the home
Vila Monte
Morgan Hill · Mid-size home · 1.1 mi away
$4,550 a month to start · Covelight estimate
Valley Pines
Morgan Hill · Mid-size home · 1.6 mi away
$4,500 a month to start · Listed by the home
Villa Amor
Morgan Hill · Small home · 2.4 mi away
$3,750 a month to start · Covelight estimate
Westmont of Morgan Hill
Morgan Hill · Large community · 2.9 mi away
$4,250 a month to start · Listed by the home
Elwyn California Ginger Home
Morgan Hill · Small home · 2.9 mi away
$4,450 a month to start · Covelight estimate