Civic Intelligence

Samaritan Housing Foundation Inc

EIN 31-1644805 • 501(c)3 • Cary, NC

Profile

Life care for residents of sixty-two plus (62+) years of age, while emphasizing an active lifestyle, individual independence, personal dignity, designed to meet their special needs for housing, healthcare, and financial security.

Refreshing map…

17001 Searstone DriveCary, NC 27513

www.searstone.com

Siviq Scores

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

Liabilities / Assets

97th percentile

1.31x

Higher debt load relative to assets than 97% of similar nonprofits.

501(c)3 • $250M-$1B nonprofits • Source year 2024

Liabilities / Revenue

98th percentile

15.29x

Higher debt load relative to revenue than 98% of similar nonprofits.

501(c)3 • $250M-$1B nonprofits • Source year 2024

Net Margin

9th percentile

-18%

Higher net margin than 9% of similar nonprofits.

501(c)3 • $250M-$1B nonprofits • Source year 2024

Top Officer Pay

14th percentile

$298,195

Higher top officer pay than 14% of similar nonprofits.

Top officer pay equals 1.1% of source-year revenue.

501(c)3 • $250M-$1B nonprofits • Source year 2024

Asset Growth

30th percentile

1.4%

Faster asset growth than 30% of similar nonprofits.

501(c)3 • $250M-$1B nonprofits • Annualized from 2022 to 2024

Revenue Growth

88th percentile

39%

Faster revenue growth than 88% of similar nonprofits.

501(c)3 • $250M-$1B nonprofits • Annualized from 2022 to 2024

Balance Sheet
Liabilities / Assets97th percentile

Assets

Up

$325,212,213

Up $8,623,179 (+2.7%) from 2022

Liabilities

Up

$425,575,075

Up $22,480,597 (+5.6%) from 2022

Net Assets

Down

-$100,362,862

Down $13,857,418 (-16%) from 2022

Operations
Liabilities / Revenue98th percentileNet Margin9th percentile

Revenue

Up

$27,836,580

Up $13,343,943 (+92%) from 2022

Expenses

Up

$32,815,986

Up $12,490,675 (+61%) from 2022

Net Income

Up

-$4,979,406

Up $853,268 (+15%) from 2022

Trend Graphs

Balance Sheet Trend

Asset Growth30th percentile

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

$600M$400M$200M$0-$200MAssets 2013: $177,088,122Liabilities 2013: $204,621,017Net Assets 2013: -$27,532,8952013Assets 2020: $137,509,038Liabilities 2020: $213,400,327Net Assets 2020: -$75,891,2892020Assets 2021: $309,375,809Liabilities 2021: $389,208,617Net Assets 2021: -$79,832,8082021Assets 2022: $316,589,034Liabilities 2022: $403,094,478Net Assets 2022: -$86,505,4442022Assets 2024: $325,212,213Liabilities 2024: $425,575,075Net Assets 2024: -$100,362,8622024

Highlighted filing

2024

Assets$325,212,213
Liabilities$425,575,075
Net Assets-$100,362,862
Open 2024 Filing

Operations Trend

Revenue Growth88th percentile

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

$40M$30M$20M$10M$0-$10MRevenue 2013: $404,984Expenses 2013: $2,551,470Net Income 2013: -$2,146,4862013Revenue 2020: $13,730,529Expenses 2020: $18,171,029Net Income 2020: -$4,440,5002020Revenue 2021: $14,744,618Expenses 2021: $18,969,886Net Income 2021: -$4,225,2682021Revenue 2022: $14,492,637Expenses 2022: $20,325,311Net Income 2022: -$5,832,6742022Revenue 2024: $27,836,580Expenses 2024: $32,815,986Net Income 2024: -$4,979,4062024

Highlighted filing

2024

Revenue$27,836,580
Expenses$32,815,986
Net Income-$4,979,406
Open 2024 Filing

Filings

Most recent year

2024 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$325,212,213
Liabilities
$425,575,075
Net assets
-$100,362,862
Revenue
$27,836,580
Expenses
$32,815,986
Net income
-$4,979,406
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Detailed filing. Detailed filing data is available for this year.$325$426$100$27.8$32.8$4.98
2022Facts available. Structured filing facts are available, but richer extracted sections are limited.$317$403$86.5$14.5$20.3$5.83
2021XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$309$389$79.8$14.7$19.0$4.23
2020XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$138$213$75.9$13.7$18.2$4.44
2013Detailed filing. Detailed filing data is available for this year.$177$205$27.5$0.40$2.55$2.15
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
$47,450,232
Mission and Program Overview

Mission

Life care for residents of sixty-two plus (62+) years of age, while emphasizing an active lifestyle, individual independence, personal dignity, designed to meet their special needs for housing, healthcare, and financial security.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$238,688,778$253,076,732▲ $14,387,954
Investments in Publicly Traded Securities$71,279,232$62,489,540▼ $8,789,692
Cash and Non-Interest-Bearing Accounts$809,979$3,051,140▲ $2,241,161
Prepaid Expenses and Deferred Charges$236,526$291,002▲ $54,476
Accounts Receivable$541,330$271,436▼ $269,894
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$317,862,620$325,212,213▲ $7,349,593
Other Assets Total$6,306,775$6,032,363▼ $274,412
Liabilities
Other Liabilities$120,171,646$190,356,334▲ $70,184,688
Tax Exempt Bond Liabilities$265,148,738$189,777,271▼ $75,371,467
Deferred Revenue$12,265,678$31,874,942▲ $19,609,264
Accounts Payable and Accrued Expenses$15,063,896$13,566,528▼ $1,497,368
Total Liabilities$412,649,958$425,575,075▲ $12,925,117
Net Assets / Fund Balance
Net Assets With Donor Restrictions$480,922$580,340▲ $99,418
Net Assets Without Donor Restrictions$-95,268,260$-100,943,202▼ $5,674,942
Total Net Assets Fund Balance$-94,787,338$-100,362,862▼ $5,575,524
Total Liabilities and Net Assets / Fund Balance$317,862,620$325,212,213▲ $7,349,593

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$185,394,529$29,806,066$215,200,595
Leasehold Improvements$39,004,547$6,270,801$45,275,348
Land$21,257,868-$21,257,868
Equipment$6,375,351$1,024,972$7,400,323
Other Land Buildings$1,044,437$167,915$1,212,352
Compensation and Service Providers
Top Officer Pay14th percentile

Employees

NameTitleFull / Part TimeBaseOtherTotal
W Derrick MooreFormer Executive DirectorFT$248,987$49,208$298,195
Stanley G BradingPresidentPT$286,072$2,472$288,544
Kenneth L BullockCFOFT$181,573$50,650$232,223
Allie LigayDirector of MarketingFT$83,134$139,416$222,550
Sue CottonSales ManagerFT$50,309$112,949$163,258
Sivaprasad ParnamNursing Home AdministratorFT$123,490$8,256$131,746
Scott EvansEnvironmental Service DirectorFT$101,928$19,116$121,044
Matthew T TowlerExecutive DirectorFT$43,886$3,067$46,953
James PierceDirector-$10,334-$10,334
Tom BeebeDirector-$10,000-$10,000
Linda ColemanDirector-$9,300-$9,300
Mack LeathDirector-$9,000-$9,000
Charles NormanDirector-$8,000-$8,000
Darryl MillsSpecial Advisor-$5,950-$5,950

Board Members and Trustees

NameTitle
Mark HewittDirector
Roger HeiserSpecial Advisor

Highest Paid Contractors

ContractorServicesLocationCompensation
Clancy & Theys Construction CompanyConstruction Contractor516 W Cabarrus St, Raleigh, NC 27603$18,970,970
Morrison LivingFood ServicesPO Box 102289, Atlanta, GA 30368$2,124,728
Bridget Bohacz & AssociatesInterior Design1743 Dorsey Road, Hanover, MD 21076$1,176,847
Grreenbrier Development LLCProject Management3232 McKinney Avenue, Dallas, TX 75204$766,827
K&L Gates LLPLegal ServicesPO Box 830304, Philadelphia, PA 19182$731,619
Revenue and Support

Revenue Composition

Contributions and Grants
$105,418
Program Service Revenue
$23,696,911
Investment Income
$4,026,151
Other Revenue
$8,100
All Other Contributions
$105,418
Change in Net Assets
$-4,979,406

Audited Revenue Reconciliation

Revenue per Audited Statements
$27,836,580
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$-596,118
Other Revenue Adjustments
$0
Total Revenue per Audited Statements
$27,240,462
Total Revenue per Form 990
$27,836,580
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$24,135,346
Salaries, Compensation, and Employee Benefits$7,482,485
Grants and Similar Amounts Paid$1,198,155
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Interest$8,895,049--$8,895,049
Depreciation Depletion$6,292,123--$6,292,123
Other Salaries and Wages$5,355,393--$5,355,393
Fees for Services Other$1,478,960$369,740$0$1,848,700
Occupancy$976,994$244,248-$1,221,242
Grants to Domestic Orgs$1,198,155--$1,198,155
Office Expenses$950,348$237,587-$1,187,935
Fees for Services Legal-$961,234-$961,234
Current Officers, Directors, Trustees, and Key Employees-$825,518-$825,518
Other Employee Benefits$574,986$143,746-$718,732
Fees for Services Management-$615,858-$615,858
Advertising-$541,769-$541,769
Payroll Taxes$411,704$102,926-$514,630
Insurance$511,622--$511,622
Other Expenses$235,263$58,816-$294,079
Information Technology$229,131$57,283-$286,414
Travel$134,661$33,665-$168,326
Fees for Services Accounting-$97,575-$97,575
Pension Plan Contributions$54,570$13,642-$68,212
Fees for Service Investment Mgmnt Fees-$42,286-$42,286
Conferences and Meetings$29,235$7,309-$36,544
Total Functional Expenses$28,462,784$4,353,202$0$32,815,986

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$32,815,986
Total Expenses per Audited Statements$32,815,986
Total Expenses per Form 990$32,815,986
Expenses Not Reported on Financial Statements$0
Expenses Not Reported on Form 990$0
Other Expense Adjustments$0
International Activity

Grant and Assistance Recipients

RecipientLocationCategoryPurposeAmount
Lutheran Services CarolinasSalisbury, NC501(c)(3)Assistance to Other Not for Profits That Meet Our Charitable Purpose$1,198,155
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
Subordinate Obligations$171,715,534
Resident Deposits$16,105,475
Federal Income Taxes$2,535,325
Refundable Advance Fees-
Resident Deposits-
Subordinate Obligations-
Refundable Advance Fees-

Bond Issues

BondIssuerIssuedIssue PricePurpose
APublic Finance Authority2021-11-10$172,635,237Revenue bonds (searstone ccrc project) series 2021 a-b and refunding
CPublic Finance Authority2023-03-03$77,797,207Revenue Bonds (SearStone CCRC Project) Series 2017
BPublic Finance Authority2022-03-03$8,499,510Revenue bonds (searstone ccrc project) series 2022a

Bond Proceeds

BondTotal ProceedsSpentRetiredIssuance Costs
A$172,635,237$15,620,294$73,875,000$5,037,944
C$77,797,207$77,797,207$1,315,000-
B$8,499,510$8,499,510$50,000$135,187

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
Yes
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 3 Delegation of management duties

“Samaritan housing foundation delegated its usual management duties to searstone-rla the tax year. The total amount of the transaction is $”

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

“The 990-preparation file is completed by the cfo. The cfo reviews it and provides it to the board, ssrla, management and the corporate attorney for comment. The final 990 is distributed to the board and filed with the irs.”

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

“Yearly, the policy is issued to the board at a regular board meeting. The members are asked to review and then complete the yearly statement. The statements are kept by the administrative assistant.”

Form 990, Part VI, Line 15A Process to establish compensation of top management official

“The President and Chief Executive Officer's Compensation is fixed pursuant to an Employment Agreement approved by the Compensation Committee of the organization's Board of Directors, which is comprised of independent members of the organization's Board of Directors.”

Form 990, Part VI, Line 15B Process to establish compensation of other employees

“The hr manager obtains pay information for all positions including top personnel. She reviews our salaries and makes recommendations to searstone-rla and senior management for adjustments to the pay band. Searstone-rla and management reviews the recommendations and make appropriate changes. The changes are made in the next fiscal year budget.”

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

“The organization provides copies of its financial statements and governing documents upon request at its offices.”

Filing and Contact Details

Filer

Filer Name
Samaritan Housing Foundation Inc
EIN
31-1644805
Phone
8662611814
Address
17001 Searstone Drive, Cary, NC 27513

Signing Officer

Name
Stanley Brading
Title
President
Phone
8662611814
Signed
2025-11-10
Discuss with paid preparer
Yes

Organization Details

Legal Domicile
Nc
Voting Board Members
7
Independent Board Members
7
Employees
346
Volunteers
20

Preparer

Firm
Forvis Mazars LLP
Address
500 Ridgefield Court, Asheville, NC 28806
Preparer
Amy Bibby
Phone
8282542254
Supplemental Narrative

Additional Explanations

Form 990, Part XII, Line 2C

“The process has not changed since the prior year.”

Financial Statement Notes

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

“The Corporation is exempt from federal income taxes under Section 501(c)(3) of the Internal Revenue Code; accordingly, the accompanying financial statements do not reflect a provision or liability for federal and state income taxes. The Corporation has determined that it does not have any material unrecognized tax benefits or obligations as of 2024 or 2023.”

Raw XML AppendixShowing 400 of 910 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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