Civic Intelligence

Highland Community Development

EIN 22-3154715 • 501(c)3 • Pittsford, NY

Profile

Highland community development corporation (d/b/a the highlands at pittsford, laurelwood at the highlands) ('the highlands') is a not-for-profit senior living community experienced in delivering distinctive services within a continuum of living. We are committed to providing residents with the freedom to strive for their personal best. The highlands offers the opportunity for a fulfilled lifestyle by encouraging continued personal growth in an environment of mutual respect.

100 Hahnemann TrailPittsford, NY 14534

www.highlandsatpittsford.org

Siviq Scores

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

Liabilities / Assets

89th percentile

0.86x

Higher debt load relative to assets than 89% of similar nonprofits.

501(c)3 • $25M-$50M nonprofits • Source year 2024

Liabilities / Revenue

90th percentile

2.87x

Higher debt load relative to revenue than 90% of similar nonprofits.

501(c)3 • $25M-$50M nonprofits • Source year 2024

Net Margin

45th percentile

2.8%

Higher net margin than 45% of similar nonprofits.

501(c)3 • $25M-$50M nonprofits • Source year 2024

Top Officer Pay

Score unavailable

No value available

No filing with officer rows is available for this organization yet.

Asset Growth

48th percentile

5.0%

Faster asset growth than 48% of similar nonprofits.

501(c)3 • $25M-$50M nonprofits • Annualized from 2023 to 2024

Revenue Growth

58th percentile

11%

Faster revenue growth than 58% of similar nonprofits.

501(c)3 • $25M-$50M nonprofits • Annualized from 2023 to 2024

Assets

Up

$47,287,994

Up $2,237,851 (+5.0%) from 2023

Liabilities

Up

$40,879,722

Up $848,248 (+2.1%) from 2023

Net Assets

Up

$6,408,272

Up $1,389,603 (+28%) from 2023

Revenue

Up

$14,251,279

Up $1,361,574 (+11%) from 2023

Expenses

Up

$13,853,681

Up $615,978 (+4.7%) from 2023

Net Income

Up

$397,598

Up $745,596 (+214%) from 2023

Trend Graphs

Balance Sheet Trend

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

$60M$40M$20M$0Assets 2010: $43,193,244Liabilities 2010: $34,647,379Net Assets 2010: $8,545,8652010Assets 2011: $44,185,596Liabilities 2011: $33,732,121Net Assets 2011: $10,453,4752011Assets 2012: $44,775,345Liabilities 2012: $33,261,282Net Assets 2012: $11,514,0632012Assets 2013: $43,887,207Liabilities 2013: $31,137,614Net Assets 2013: $12,749,5932013Assets 2014: $44,127,382Liabilities 2014: $29,718,487Net Assets 2014: $14,408,8952014Assets 2015: $44,441,244Liabilities 2015: $28,490,357Net Assets 2015: $15,950,8872015Assets 2016: $44,491,719Liabilities 2016: $26,478,110Net Assets 2016: $18,013,6092016Assets 2017: $44,838,513Liabilities 2017: $24,240,505Net Assets 2017: $20,598,0082017Assets 2018: $44,172,879Liabilities 2018: $41,960,280Net Assets 2018: $2,212,5992018Assets 2019: $45,159,697Liabilities 2019: $41,346,033Net Assets 2019: $3,813,6642019Assets 2020: $45,884,062Liabilities 2020: $40,625,934Net Assets 2020: $5,258,1282020Assets 2021: $48,042,607Liabilities 2021: $41,077,881Net Assets 2021: $6,964,7262021Assets 2022: $44,740,393Liabilities 2022: $40,250,370Net Assets 2022: $4,490,0232022Assets 2023: $45,050,143Liabilities 2023: $40,031,474Net Assets 2023: $5,018,6692023Assets 2024: $47,287,994Liabilities 2024: $40,879,722Net Assets 2024: $6,408,2722024

Highlighted filing

2024

Assets$47,287,994
Liabilities$40,879,722
Net Assets$6,408,272

Operations Trend

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

$15M$10M$5.0M$0-$5.0MExpenses 2010: $9,489,5712010Expenses 2011: $9,260,2462011Expenses 2012: $9,885,0362012Revenue 2013: $11,373,582Expenses 2013: $9,875,764Net Income 2013: $1,497,8182013Revenue 2014: $11,914,200Expenses 2014: $10,131,218Net Income 2014: $1,782,9822014Revenue 2015: $12,284,320Expenses 2015: $10,297,331Net Income 2015: $1,986,9892015Revenue 2016: $12,430,684Expenses 2016: $10,334,859Net Income 2016: $2,095,8252016Revenue 2017: $12,589,272Expenses 2017: $10,568,805Net Income 2017: $2,020,4672017Revenue 2018: $11,377,578Expenses 2018: $11,225,153Net Income 2018: $152,4252018Revenue 2019: $12,056,327Expenses 2019: $11,162,250Net Income 2019: $894,0772019Revenue 2020: $11,633,838Expenses 2020: $11,338,709Net Income 2020: $295,1292020Revenue 2021: $11,392,541Expenses 2021: $11,426,749Net Income 2021: -$34,2082021Revenue 2022: $11,935,086Expenses 2022: $12,249,624Net Income 2022: -$314,5382022Revenue 2023: $12,889,705Expenses 2023: $13,237,703Net Income 2023: -$347,9982023Revenue 2024: $14,251,279Expenses 2024: $13,853,681Net Income 2024: $397,5982024

Highlighted filing

2024

Revenue$14,251,279
Expenses$13,853,681
Net Income$397,598

Filings

Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$47.3$40.9$6.41$14.3$13.9$0.40
2023Detailed filing. Detailed filing data is available for this year.$45.1$40.0$5.02$12.9$13.2$0.35
2022Detailed filing. Detailed filing data is available for this year.$44.7$40.3$4.49$11.9$12.2$0.31
2021Detailed filing. Detailed filing data is available for this year.$48.0$41.1$6.96$11.4$11.4$0.03
2020Detailed filing. Detailed filing data is available for this year.$45.9$40.6$5.26$11.6$11.3$0.30
2019Detailed filing. Detailed filing data is available for this year.$45.2$41.3$3.81$12.1$11.2$0.89
2018Detailed filing. Detailed filing data is available for this year.$44.2$42.0$2.21$11.4$11.2$0.15
2017Detailed filing. Detailed filing data is available for this year.$44.8$24.2$20.6$12.6$10.6$2.02
2016Detailed filing. Detailed filing data is available for this year.$44.5$26.5$18.0$12.4$10.3$2.10
2015Detailed filing. Detailed filing data is available for this year.$44.4$28.5$16.0$12.3$10.3$1.99
2014Detailed filing. Detailed filing data is available for this year.$44.1$29.7$14.4$11.9$10.1$1.78
2013Detailed filing. Detailed filing data is available for this year.$43.9$31.1$12.7$11.4$9.88$1.50
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$44.8$33.3$11.5$9.89
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$44.2$33.7$10.5$9.26
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$43.2$34.6$8.55$9.49
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Nov 5, 2025
Return Version
2024v5.2
Gross Receipts
$14,251,279
Mission and Program Overview

Mission

Highland community development corporation (d/b/a the highlands at pittsford, laurelwood at the highlands) ('the highlands') is a not-for-profit senior living community experienced in delivering distinctive services within a continuum of living. We are committed to providing residents with the freedom to strive for their personal best. The highlands offers the opportunity for a fulfilled lifestyle by encouraging continued personal growth in an environment of mutual respect.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$21,109,877$20,687,438▼ $422,439
Investments Other Securities$14,152,106$15,634,477▲ $1,482,371
Savings and Temporary Cash Investments$6,147,215$7,026,661▲ $879,446
Cash and Non-Interest-Bearing Accounts$1,882,613$2,392,463▲ $509,850
Other Notes and Loans Receivable, Net$950,000$781,932▼ $168,068
Prepaid Expenses and Deferred Charges$496,597$544,364▲ $47,767
Accounts Receivable$55,469$46,499▼ $8,970
Total Assets$45,050,143$47,287,994▲ $2,237,851
Other Assets Total$256,266$174,160▼ $82,106
Liabilities
Deferred Revenue$38,281,830$38,982,750▲ $700,920
Accounts Payable and Accrued Expenses$824,223$1,396,058▲ $571,835
Other Liabilities$925,421$500,914▼ $424,507
Total Liabilities$40,031,474$40,879,722▲ $848,248
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$4,825,161$6,170,549▲ $1,345,388
Net Assets With Donor Restrictions$193,508$237,723▲ $44,215
Total Net Assets Fund Balance$5,018,669$6,408,272▲ $1,389,603
Total Liabilities and Net Assets / Fund Balance$45,050,143$47,287,994▲ $2,237,851

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$15,182,034$24,689,916$39,871,950
Equipment$2,617,017$11,337,897$13,954,914
Other Land Buildings$881,079$4,615,106$5,496,185
Land$2,007,308-$2,007,308
Other Securities$15,634,477--
Compensation and Service Providers

Employees

NameTitleFull / Part TimeBaseOtherTotal
Elizabeth NessleSr Director of Ltc Financial Serv (through 12/4/24FT$128,595$32,293$160,888
Elizabeth NessleSr Director of Ltc Financial Serv (t-$128,595$32,293$160,888
Paul TrepanierAdministrator (from 5/6/24)FT$128,303$10,604$138,907
Lloyd TheissFormer Administrator (through 5/3/24)FT$100,907$13,737$114,644

Board Members and Trustees

NameTitle
Michael P RiordanBoard Chair
Steven I GoldsteinPresident & CEO
Betsy GarrettBoard Member
Gerald Van StrydonkBoard Member
Robbie MageeBoard Member
Robert LatellaBoard Member
Robert Mccann MdBoard Member
Valerie C BenjaminBoard Member
William J Hall MdBoard Member
Carrie Fuller-spencerCFO

Highest Paid Contractors

ContractorServicesLocationCompensation
Messner FlooringConstruction1344 UNIVERSITY AVENUE, Rochester, NY 14607$239,250
Quality KitchensConstruction1049 CULVER ROAD, Rochester, NY 14609$237,528
Steven Ashby Dba Ashby's ExteriorConstruction6232 LAKESIDE DRIVE, Ontario, NY 14519$206,730
Mg PaintingConstruction88 GLEN IRIS DRIVE, Rochester, NY 14623$187,650
Bath FitterConstruction39 VANTAGE POINT DR, Rochester, NY 14624$171,724
Revenue and Support

Revenue Composition

Contributions and Grants
$185,537
Program Service Revenue
$13,219,636
Investment Income
$844,325
Other Revenue
$1,781
All Other Contributions
$185,537
Change in Net Assets
$397,598

Audited Revenue Reconciliation

Revenue per Audited Statements
$14,251,279
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$992,005
Total Revenue per Audited Statements
$15,243,284
Total Revenue per Form 990
$14,251,279
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$7,463,607
Salaries, Compensation, and Employee Benefits$6,390,074
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$3,600,688$1,499,795-$5,100,483
Depreciation Depletion$1,995,727$174,848-$2,170,575
Occupancy$1,717,761$150,495-$1,868,256
Other Employee Benefits$512,280$262,906-$775,186
Office Expenses$708,914--$708,914
Payroll Taxes$320,095$137,183-$457,278
Other Expenses$456,492--$456,492
Advertising-$448,170-$448,170
Fees for Services Other$423,936--$423,936
Fees for Services Management-$225,763-$225,763
Insurance$68,314$8,984-$77,298
Pension Plan Contributions$39,989$17,138-$57,127
Information Technology$39,183$16,793-$55,976
Travel$33,043--$33,043
Fees for Services Accounting-$31,466-$31,466
Fees for Services Legal-$12,413-$12,413
Conferences and Meetings$5,160--$5,160
Total Functional Expenses$10,867,727$2,985,954$0$13,853,681

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$13,853,681
Total Expenses per Audited Statements$13,853,681
Total Expenses per Form 990$13,853,681
Expenses Not Reported on Financial Statements$0
Expenses Not Reported on Form 990$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
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Longterm Accrued Workers Compensation$271,881
Deposits on Unocuppied Units$101,210
Due to Related Party$78,336
Short Term Accrued Workers Compensation$49,487
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Annual disclosure for covered persons
Yes
Audit committee
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
Yes
Key decisions subject to board approval
Yes
Management duties delegated
No

Governance Explanations

Form 990, Part VI, Section A, Line 6

The sole member of highland community development corporation ("hcdc")is strong partners health system, inc. ("sphs"). Sphs, acting through its board of directors, has the authority to elect the governing body of hcdc, and certain decisions of the hcdc board are subject to the approval of the sphs board. Such decisions include appointment of the hcdc president and ceo, amendment of the certificate of incorporation and bylaws, approval of extraordinary corporate actions such as merger or dissolution, and approval of capital and operating budgets, strategic plans, and incurrence of certain debt.

Form 990, Part VI, Section A, Line 7A

The sole member of highland community development corporation ("hcdc")is strong partners health system, inc. ("sphs"). Sphs, acting through its board of directors, has the authority to elect the governing body of hcdc, and certain decisions of the hcdc board are subject to the approval of the sphs board. Such decisions include appointment of the hcdc president and ceo, amendment of the certificate of incorporation and bylaws, approval of extraordinary corporate actions such as merger or dissolution, and approval of capital and operating budgets, strategic plans, and incurrence of certain debt.

Form 990, Part VI, Section A, Line 7B

The sole member of highland community development corporation ("hcdc")is strong partners health system, inc. ("sphs"). Sphs, acting through its board of directors, has the authority to elect the governing body of hcdc, and certain decisions of the hcdc board are subject to the approval of the sphs board. Such decisions include appointment of the hcdc president and ceo, amendment of the certificate of incorporation and bylaws, approval of extraordinary corporate actions such as merger or dissolution, and approval of capital and operating budgets, strategic plans, and incurrence of certain debt.

Form 990, Part VI, Section B, Line 11B

Form 990 review process the form 990 of highland community development corporation ("hcdc") is prepared by independent accountants and reviewed by senior management prior to filing. The form 990 was provided to hcdc's board of directors review prior to filing.

Form 990, Part VI, Section B, Line 12C

Directors, committee members, officers and key employees are required to disclose a conflict of interest: (a) prior to voting on or otherwise discharging their duties with respect to any matter involving the conflict which comes before the board or any committee; (b) prior to entering into any contract or transaction involving the conflict; (c) as soon as possible after the director, committee member or officer learns of the conflict; and (d) on an annual conflict of interest disclosure form. The form is distributed annually and requires disclosure of all conflicts of interest, including specific information concerning the terms of any contract or transaction with highland community development corporation that involves a potential conflict of interest for the individual. The forms are reviewed by the board chair and legal counsel, and conflicts disclosed on the forms or on an ad hoc basis are reviewed by a board committee. The committee considers the material facts concerning any proposed contract or transaction, including the process by which the decision was made to approve or recommend entering into the arrangement if the terms are fair and reasonable to hcdc and the arrangements are consistent with the best interests of hcdc.

Form 990, Part VI, Section B, Line 15

Compensation review process written self-evaluations and performance evaluations for highland community development corporation ("hcdc") officers and the executive director annually are reviewed by the committee on compliance and compensation of the university of rochester medical center board. The committee has available evaluations from the ceo of urmc health system for the officers, and from the hcdc ceo for the executive director. The committee reviews and approves total compensation for officers and the executive director and considers, in addition to the evaluations, the scope of the individual's job responsibilities, previous compensation and comparable compensation paid to people with similar responsibilities at comparable institutions. The comparable information is provided by an independent consultant and is based on local, regional and national compensation surveys.

Form 990, Part VI, Section C, Line 18

Highland community development corporation's ("hcdc") form 1023 and form 990 are available upon request. Hcdc's governing documents, conflict of interest policy and audited financial statements are not routinely made available to the public.

Form 990, Part VI, Section C, Line 19

Highland community development corporation's ("hcdc") form 1023 and form 990 are available upon request. Hcdc's governing documents, conflict of interest policy and audited financial statements are not routinely made available to the public.

Filing and Contact Details

Filer

Filer Name
Highland Community Development
EIN
22-3154715
Phone
5855867600
Address
100 HAHNEMANN TRAIL, PITTSFORD, NY 14534
Doing Business As
The Highlands at Pittsford

Signing Officer

Name
Carrie Fuller-spencer
Title
Associate VP & CFO
Phone
5852753033
Signed
2025-11-05
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Carrie Fuller-spencer
Formed
1991
Legal Domicile
Ny
Voting Board Members
8
Independent Board Members
7
Employees
229
Volunteers
7

Preparer

Firm
Bonadio & Co Llp
Address
171 SULLYS TRAIL, PITTSFORD, NY 14534
Preparer
Richard Leicht
Phone
5853811000
Supplemental Narrative

Additional Explanations

Part XII, Line 2C

No changes from prior year

Raw XML AppendixShowing 400 of 1,310 raw XML fields

This appendix keeps the raw XML leaves available for debugging and edge-case review. The human report above is the primary experience.

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IRS990/ActivityOrMissionDesc0HIGHLAND COMMUNITY DEVELOPMENT CORPORATION (D/B/A THE HIGHLANDS AT PITTSFORD, LAURELWOOD AT THE HIGHLANDS) ('THE HIGHLANDS') IS A NOT-FOR-PROFIT SENIOR LIVING COMMUNITY EXPERIENCED IN DELIVERING DISTINCTIVE SERVICES WITHIN A CONTINUUM OF LIVING. WE ARE COMMITTED TO PROVIDING RESIDENTS WITH THE FREEDOM TO STRIVE FOR THEIR PERSONAL BEST. THE HIGHLANDS OFFERS THE OPPORTUNITY FOR A FULFILLED LIFESTYLE BY ENCOURAGING CONTINUED PERSONAL GROWTH IN AN ENVIRONMENT OF MUTUAL RESPECT.
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IRS990/Desc0THE PURPOSE OF HIGHLAND COMMUNITY DEVELOPMENT CORPORATION (D/B/A THE HIGHLANDS AT PITTSFORD, LAURELWOOD AT THE HIGHLANDS) ("THE HIGHLANDS") IS TO MEET THE SPECIAL HOUSING NEEDS OF ELDERLY PERSONS BY OPERATING A FACILITY CONSISTING OF 236 UNITS SPECIFICALLY DESIGNED TO MEET THE PHYSICAL, INTELLECTUAL,EMOTIONAL, PSYCHOSOCIAL AND SPIRITUAL NEEDS OF ELDERLY PERSONS,INCLUDING, BUT NOT LIMITED TO, HOUSING, EQUIPMENT, FURNISHINGS,MEALS, PROGRAMS AND RELATED SERVICES CONTRIBUTING TO THEIR HEALTH AND WELL-BEING.36 COTTAGES AND 135 APARTMENTS ARE OCCUPIED BY PEOPLE WHO FUNCTION INDEPENDENTLY BUT BENEFIT FROM THE SECURITY, COMPANIONSHIP, EDUCATIONAL AND RECREATIONAL OPPORTUNITIES AVAILABLE AT OUR COMMUNITY. RESIDENTS ENJOY RESTAURANT-STYLE MEALS, TRANSPORTATION TO SHOPPING AND APPOINTMENTS, CULTURAL AND EDUCATIONAL PROGRAMMING, FITNESS CLASSES, HOUSEKEEPING AND HOME MAINTENANCE SERVICES, WALKING TRAILS AND GARDENS, AS WELL AS INDIVIDUALIZED ASSISTANCE WITH MEETING ADDITIONAL NEEDS AS THEY ARISE. IN 2024, THE HIGHLANDS PROVIDED 20,121 DAYS OF CARE TO 59 COTTAGE RESIDENTS AND 55,190 DAYS OF CARE TO 176 APARTMENT RESIDENTS.75 ENRICHED HOUSING APARTMENTS ARE ALSO AVAILABLE, WHICH INCLUDE ALL OF THE SERVICES AND AMENITIES PROVIDED TO INDEPENDENT APARTMENT RESIDENTS, AS WELL AS ADDITIONAL HELP WITH MEDICATION MANAGEMENT, SHOWERING, DRESSING, AND OTHER PERSONAL SERVICES. THESE PERSONAL SERVICES ARE PROVIDED BY PERSONAL CARE AIDES AND NURSES, AND ARE DESIGNED TO ALLOW RESIDENTS TO FUNCTION AS INDEPENDENTLY AS POSSIBLE. RESIDENTS ARE AFFORDED DIGNITY AND PRIVACY, WITHIN AN ENVIRONMENT OF COMPANIONSHIP AND RECREATIONAL OPPORTUNITIES. IN 2024, THE HIGHLANDS PROVIDED 22,925 DAYS OF CARE TO 75 ENRICHED HOUSING AND MEMORY CARE APARTMENT RESIDENTS.
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IRS990/DoingBusinessAsName/BusinessNameLine1Txt0THE HIGHLANDS AT PITTSFORD
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IRS990/Form990PartVIISectionAGrp/PersonNm0MICHAEL P RIORDAN
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IRS990/Form990PartVIISectionAGrp/PersonNm3ROBERT LATELLA
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IRS990/Form990PartVIISectionAGrp/TitleTxt8PRESIDENT & CEO
IRS990/Form990PartVIISectionAGrp/TitleTxt9CFO
IRS990/Form990PartVIISectionAGrp/TitleTxt10SR DIRECTOR OF LTC FINANCIAL SERV (THROUGH 12/4/24
IRS990/Form990PartVIISectionAGrp/TitleTxt11FORMER ADMINISTRATOR (THROUGH 5/3/24)
IRS990/Form990PartVIISectionAGrp/TitleTxt12ADMINISTRATOR (FROM 5/6/24)
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IRS990/MissionDesc0HIGHLAND COMMUNITY DEVELOPMENT CORPORATION (D/B/A THE HIGHLANDS AT PITTSFORD, LAURELWOOD AT THE HIGHLANDS) ('THE HIGHLANDS') IS A NOT-FOR-PROFIT SENIOR LIVING COMMUNITY EXPERIENCED IN DELIVERING DISTINCTIVE SERVICES WITHIN A CONTINUUM OF LIVING. WE ARE COMMITTED TO PROVIDING RESIDENTS WITH THE FREEDOM TO STRIVE FOR THEIR PERSONAL BEST. THE HIGHLANDS OFFERS THE OPPORTUNITY FOR A FULFILLED LIFESTYLE BY ENCOURAGING CONTINUED PERSONAL GROWTH IN AN ENVIRONMENT OF MUTUAL RESPECT.
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