Civic Intelligence

Ccrc Development Corporation Inc

EIN 20-3537708 • 501(c)3 • Oviedo, FL

Profile

To provide housing, healthcare and assistive services to the elderly through the development of and operation of a continuing care retirement community for seniors whereby they can find enrichment through life-long learning, state-of-the art wellness, and participation in the daily activities of the university of central florida ("ucf") by integrating the services of ucf colleges within the ccrc and providing internship opportunities for students. We will bring the life experiences of the members of the ccrc to the students of the university through mentoring and the development of other intergenerational programs to facilitate the creation of a multi-generational university campus. We will partner with the learning institute for elders (life) group at ucf, which will provide educational programming for the members of the ccrc.

2110 Hestia LoopOviedo, FL 32765

n/A

Siviq Scores

Precomputed percentiles relative to similar nonprofits. These scores are descriptive rather than judgmental.

Liabilities / Assets

96th percentile

1.21x

Higher debt load relative to assets than 96% of similar nonprofits.

501(c)3 • $100M-$250M nonprofits • Source year 2024

Liabilities / Revenue

96th percentile

8.68x

Higher debt load relative to revenue than 96% of similar nonprofits.

501(c)3 • $100M-$250M nonprofits • Source year 2024

Net Margin

6th percentile

-30%

Higher net margin than 6% of similar nonprofits.

501(c)3 • $100M-$250M nonprofits • Source year 2024

Top Officer Pay

8th percentile

$156,092

Higher top officer pay than 8% of similar nonprofits.

Top officer pay equals 0.7% of source-year revenue.

501(c)3 • $100M-$250M nonprofits • Source year 2024

Asset Growth

28th percentile

1.2%

Faster asset growth than 28% of similar nonprofits.

501(c)3 • $100M-$250M nonprofits • Annualized from 2023 to 2024

Revenue Growth

92nd percentile

77%

Faster revenue growth than 92% of similar nonprofits.

501(c)3 • $100M-$250M nonprofits • Annualized from 2023 to 2024

Assets

Down

$169,621,186

Down $42,365,608 (-20%) from 2022

Liabilities

Down

$205,867,531

Down $26,723,243 (-11%) from 2022

Net Assets

Down

-$36,246,345

Down $15,642,365 (-76%) from 2022

Revenue

Up

$23,715,681

Up $17,480,392 (+280%) from 2022

Expenses

Up

$30,894,981

Up $18,802,208 (+155%) from 2022

Net Income

Down

-$7,179,300

Down $1,321,816 (-23%) from 2022

Trend Graphs

Balance Sheet Trend

Grouped bars show assets, liabilities, and net assets across loaded filings.

$300M$200M$100M$0-$100MAssets 2015: $579,139Liabilities 2015: $536,133Net Assets 2015: $43,0062015Assets 2016: $15,659,851Liabilities 2016: $15,337,557Net Assets 2016: $322,2942016Assets 2017: $17,948,106Liabilities 2017: $17,625,812Net Assets 2017: $322,2942017Assets 2018: $21,291,651Liabilities 2018: $24,590,617Net Assets 2018: -$3,298,9662018Assets 2019: $171,112,721Liabilities 2019: $177,679,865Net Assets 2019: -$6,567,1442019Assets 2020: $177,040,822Liabilities 2020: $185,639,443Net Assets 2020: -$8,598,6212020Assets 2021: $180,986,624Liabilities 2021: $191,832,120Net Assets 2021: -$10,845,4962021Assets 2022: $211,986,794Liabilities 2022: $232,590,774Net Assets 2022: -$20,603,9802022Assets 2024: $169,621,186Liabilities 2024: $205,867,531Net Assets 2024: -$36,246,3452024

Highlighted filing

2024

Assets$169,621,186
Liabilities$205,867,531
Net Assets-$36,246,345

Operations Trend

Revenue, expenses, and net income by year, with the latest filing highlighted.

$40M$30M$20M$10M$0-$10MRevenue 2015: $43,006Expenses 2015: $0Net Income 2015: $43,0062015Revenue 2016: $15,000Expenses 2016: $2,000Net Income 2016: $13,0002016Revenue 2017: $0Expenses 2017: $0Net Income 2017: $02017Revenue 2018: $0Expenses 2018: $1,998,773Net Income 2018: -$1,998,7732018Revenue 2019: $0Expenses 2019: $2,678,985Net Income 2019: -$2,678,9852019Revenue 2020: $0Expenses 2020: $2,031,477Net Income 2020: -$2,031,4772020Revenue 2021: $4,252Expenses 2021: $2,250,432Net Income 2021: -$2,246,1802021Revenue 2022: $6,235,289Expenses 2022: $12,092,773Net Income 2022: -$5,857,4842022Revenue 2024: $23,715,681Expenses 2024: $30,894,981Net Income 2024: -$7,179,3002024

Highlighted filing

2024

Revenue$23,715,681
Expenses$30,894,981
Net Income-$7,179,300

Filings

Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Nov 10, 2025
Return Version
2024v5.1
Gross Receipts
$23,715,681
Mission and Program Overview

Mission

To provide housing, healthcare and assistive services to the elderly through the development of and operation of a continuing care retirement community for seniors whereby they can find enrichment through life-long learning, state-of-the art wellness, and participation in the daily activities of the university of central florida ("ucf") by integrating the services of ucf colleges within the ccrc and providing internship opportunities for students. We will bring the life experiences of the members of the ccrc to the students of the university through mentoring and the development of other intergenerational programs to facilitate the creation of a multi-generational university campus. We will partner with the learning institute for elders (life) group at ucf, which will provide educational programming for the members of the ccrc.

To promote education, research and community service through operation of a retirement community.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$145,713,598$143,614,216▼ $2,099,382
Savings and Temporary Cash Investments$19,052,597$12,149,784▼ $6,902,813
Investments in Publicly Traded Securities-$9,252,975-
Accounts Receivable$903,509$2,267,995▲ $1,364,486
Cash and Non-Interest-Bearing Accounts$682,980$1,643,968▲ $960,988
Prepaid Expenses and Deferred Charges$409,437$517,383▲ $107,946
Inventories for Sale or Use$26,681$70,693▲ $44,012
Receivable From Disqualified Prsn$0$0→ $0
Receivables From Officers Etc$0$0→ $0
Investments Other Securities$0--
Investments Program Related$0--
Loans From Officers Directors$0$0→ $0
Total Assets$167,664,067$169,621,186▲ $1,957,119
Other Assets Total$875,265$104,172▼ $771,093
Liabilities
Tax Exempt Bond Liabilities$129,398,113$124,156,302▼ $5,241,811
Other Liabilities$6,239,105$53,752,115▲ $47,513,010
Deferred Revenue$58,639,662$22,128,672▼ $36,510,990
Accounts Payable and Accrued Expenses$1,075,178$2,936,423▲ $1,861,245
Unsecured Notes Loans Payable$2,847,182$2,847,182→ $0
Escrow Account Liability$290,452$46,837▼ $243,615
Total Liabilities$198,489,692$205,867,531▲ $7,377,839
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$-30,825,625$-36,246,345▼ $5,420,720
Total Net Assets Fund Balance$-30,825,625$-36,246,345▼ $5,420,720
Total Liabilities and Net Assets / Fund Balance$167,664,067$169,621,186▲ $1,957,119

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$133,241,973$8,118,937$141,360,910
Land$7,821,056-$7,821,056
Equipment$2,444,949$1,249,897$3,694,846
Other Land Buildings$106,238-$106,238
Leasehold Improvements$0-$0
Compensation and Service Providers

Employees

NameTitleFull / Part TimeBaseTotal
Gina Doyongan AmpongSkilled Nursing MDS CoordinatorFT$156,092$156,092
Kevin J SmaageDirector of Health ServicesFT$128,858$128,858
Norris PattySales CounselorFT$125,298$125,298
Margaret ChalarcaDirector of Business DevelopmentFT$118,807$118,807
Jennifer A GiddingsAssisted Living Nurse ManagerFT$106,143$106,143

Board Members and Trustees

NameTitle
Bert FrancisBoard Preisdent
Adrienne FrameDirector
Dean Cynthia MejiaDirector
Jorge AmaroDirector
Patricia LaffertyDirector
Terry BangsDirector
Todd BowersDirector
Tracy FaganDirector
Yunying ZhongDirector
David KramerExecutive Director
Philip AndersonExecutive VP/treasurer

Highest Paid Contractors

ContractorServicesLocationCompensation
GMSC Florida LLCDevelopment Advisory Services220 E Las Colinas Blvd, Irving, TX 75039$965,535
Anstey Hodge Advertising GroupMarketing Agency120 Commonwealth Ave, Roanoke, VA 24016-1919$732,952
Superior Medical Staffing LLCStaffing and recruiting agencyPO Box 4729, Winter Park, FL 32793-4729$683,440
Quality Care Rehab IncHome Health Agency8477 S Suncoast Blvd, Homosassa, FL 34446$653,588
Sysco Central Florida IncFood Vendor200 West Story Road, Ocoee, FL 34761$581,065
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$22,890,157
Investment Income
$825,524
Other Revenue
$0
Change in Net Assets
$-7,179,300

Audited Revenue Reconciliation

Revenue per Audited Statements
$23,715,681
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$1,758,580
Other Revenue Adjustments
$0
Total Revenue per Audited Statements
$25,474,261
Total Revenue per Form 990
$23,715,681
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$21,432,922
Salaries, Compensation, and Employee Benefits$9,462,059
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$6,931,182$843,094-$7,774,276
Interest$7,235,475$142,904-$7,378,379
Depreciation Depletion$3,967,149$94,968-$4,062,117
Fees for Services Other$2,772,655$307,252$0$3,079,907
Occupancy$2,260,220$65,706-$2,325,926
Other Employee Benefits$985,770$119,907-$1,105,677
Office Expenses$683,856$271,250-$955,106
Advertising$165,512$659,299-$824,811
Insurance$542,960$128,055-$671,015
Payroll Taxes$518,979$63,127-$582,106
Fees for Services Management$470,301$65,814-$536,115
Travel$2,015$142,908-$144,923
Information Technology$21,917$87,669-$109,586
Other Expenses$1,179$24-$1,203
Total Functional Expenses$27,838,070$3,056,911$0$30,894,981

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$30,894,981
Total Expenses per Audited Statements$30,894,981
Total Expenses per Form 990$30,894,981
Expenses Not Reported on Financial Statements$0
Expenses Not Reported on Form 990$0
Other Expense Adjustments$0
Fundraising, Events, and Gaming
Fundraising activities
No
Gaming activities
No
Professional fundraiser used
No

Fundraising and Gaming Totals

Line ItemAmount
Professional Fundraising Fees$0
Political and Lobbying Activity
Political campaign activity
No
Lobbying activity
No
Subject to proxy tax
No
Insider Transactions and Loans

Loans and Receivables

Line ItemBeginningEndChange
Loans from Officers, Directors, Trustees, and Key Employees$0$0→ $0
Receivables from Disqualified Persons$0$0→ $0
Receivables from Officers, Directors, Trustees, and Key Employees$0$0→ $0
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Future Service Obligation$49,257,096
Accrued Interest$3,620,000
Federal Income Taxes$875,019
Refundable Entrance Fees-

Bond Issues

BondIssuerIssuedIssue PricePurpose
ASeminole County Industrial Development2019-12-30$172,885,000See Part VI

Bond Proceeds

BondTotal ProceedsSpentRetiredIssuance Costs
A$172,885,000$2,565,660$45,290,000$3,234,139

Bond Financing Compliance

No rebate due
No
Rebate not yet due
Yes
Form 8038-T filed
No
Gross proceeds invested
No
Gross proceeds invested in GIC
No
Exception to rebate
No
Corrective action procedures
Yes
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Annual disclosure for covered persons
Yes
Audit committee
Yes
Backup withholding compliance
Yes
Business relationship with 35% controlled entity
No
Business relationship with family members
No
Business relationship with organization members
No
Material changes to governing documents
No
Compensation from other sources disclosed
No
CEO compensation reviewed
Yes
Other officer compensation reviewed
Yes
Conflict-of-interest policy
Yes
Audited financial statements prepared
No
Key decisions subject to board approval
No
Management duties delegated
Yes

Governance Explanations

Form 990, Part VI, Line 15 PROCESS FOR ESTABLISHING COMPENSATION

The management company regularly monitors compensation levels of similar organizations and developments pay ranges for employee positions, including the ceo and other top management officials. Employee contracts are reviewed and approved by the board.

Form 990, Part VI, Line 3 Delegation of management duties

The organization has engaged greystone management company to perform management duties. The organization's executive director is employed by the management company. During the 2024 calendar year, the executive director received $ 199,822 in compensation from greystone management company, respectively.

Form 990, Part VI, Line 11B Review of form 990 by governing body

The finance committee conducts a comprehensive review of the form 990 before it is filed. A copy of the return, as ultimately filed, is made available to each voting member of the board of directors before it is filed with the irs.

Form 990, Part VI, Line 12C Conflict of interest policy

No member of the board of directors shall have a material personal interest, either directly or indirectly, in conflict with the interests of the corporation, unless the interest is disclosed and approved. If a conflict of interest does occur, it must be disclosed to the board of directors, who may require the director involved to abstain from voting with respect to matters involvng the conflict. The board of directors shall decide what action, if any, to take in light of a conflict of interest. Such action may include accepting the director's abstention, requiring the director to terminate the conflict of interest or causing the director's appointment to be terminated. In addition to the limitations on conflicts of interest, no director shall enter into a transaction with or have any dealing with the corporation unless the transaction or dealing is disclosed fully to all members of the board of directors, and the board of directors approves the transaction by a vote of three-fourths of all directors (excluding the interested directors) attending the meeting.

Form 990, Part VI, Line 19 Required documents available to the public

The organization makes its governing documents, conflict of interest policy, and financial statements available for public inspection upon request.

Form 990, Part VIII, Line 2F Other Program Service Revenue

OTHER REVENUE - Total Revenue: 234540, Related or Exempt Function Revenue: 234540, Unrelated Business Revenue: , Revenue Excluded from Tax Under Sections 512, 513, or 514: ;

Filing and Contact Details

Filer

Filer Name
CCRC Development Corporation Inc
EIN
20-3537708
Phone
4075436350
Address
2110 HESTIA LOOP, OVIEDO, FL 32765
Doing Business As
Legacy Pointe at Ucf

Signing Officer

Name
Albert Francis
Title
President
Phone
4075436350
Signed
2025-11-10
Discuss with paid preparer
Yes

Organization Details

Formed
2005
Legal Domicile
Fl
Voting Board Members
10
Independent Board Members
10
Employees
394
Volunteers
40

Preparer

Firm
Forvis Mazars LLP
Address
255 South Orange Avenue Suite 600, Orlando, FL 32801
Preparer
Harry Harp
Phone
4077405400
Supplemental Narrative

Additional Explanations

Form 990, Part XI, Line 9 Other changes in net assets or fund balances

CHANGE IN ESTIMATED FUTURE SERVICE OBLIGATIONS - 1715000; Total - 1715000;

Form 990, Part XII, Line 2C

The board of directors is responsible for the selection, monitoring and evaluation of an independent audit firm and oversight of the audit of its financial statements. The board of directors has established an audit committee to facilitate the execution of its audit oversight responsibilities.

Financial Statement Notes

Schedule D, Part IV, Line 2B Explanation of escrow agreement

The organization's escrow account contains deposits received from prospective future residents and entrance fees paid by current residents that must be held for 7 days. Deposits received from prospective residents are required to be maintained in separate escrow accounts for their benefit and are not available for other uses.

Schedule D, Part X, Line 2 FIN 48 (ASC 740) footnote

The organization has been recognized by the internal revenue service as a not-for-profit organization and is exempt from federal income taxes under internal revenue code section 501(c)(3). Accordingly, no provision or liability for income taxes has been included in these financial statements.

Schedule D, Part XI, Line 2(D) Other revenues in audited financial statements not in form 990

Change in estimated future service obligations - 1715000

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