Civic Intelligence

Heron'S Key

EIN 46-2710915 • 501(c)3 • Redmond, WA

Profile

Heron's key is a not-for-profit, non-denominational life plan retirement community providing a continuum of living accommodations, supportive services, and health care for residents 55 years of age and older. As a life plan retirement community in gig harbor, the organization offers a wide range of quality programs, services, and facilities to meet the health, social, spiritual, and intellectual needs of its residents and to serve the broader community. Heron's key is operated to fulfill its mission of service while remaining true to its core values of integrity, stewardship, empowerment, faith, change, and choice. The association's board of directors is comprised of local community members and heron's key residents, all dedicated to the mission of emerald heights and to ensure it continues to maintain its high standards of excellence and remain financially sound.

Refreshing map…

10901 176th Circle NERedmond, WA 98052

www.heronskey.org

Siviq Scores

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

Liabilities / Assets

97th percentile

1.27x

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

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

Liabilities / Revenue

95th percentile

6.99x

Higher debt load relative to revenue than 95% of similar nonprofits.

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

Net Margin

39th percentile

1.4%

Higher net margin than 39% of similar nonprofits.

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

Top Officer Pay

67th percentile

$695,453

Higher top officer pay than 67% of similar nonprofits.

Top officer pay equals 2.7% of source-year revenue.

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

Asset Growth

42nd percentile

4.2%

Faster asset growth than 42% of similar nonprofits.

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

Revenue Growth

24th percentile

-1.4%

Faster revenue growth than 24% of similar nonprofits.

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

Assets

Up

$139,770,393

Up $8,308,402 (+6.3%) from 2022

Liabilities

Up

$177,985,089

Up $4,572,347 (+2.6%) from 2022

Net Assets

Up

-$38,214,696

Up $3,736,055 (+8.9%) from 2022

Revenue

Up

$25,470,139

Up $11,573,893 (+83%) from 2022

Expenses

Up

$25,107,762

Up $1,055,240 (+4.4%) from 2022

Net Income

Up

$362,377

Up $10,518,653 (+104%) from 2022

Trend Graphs

Balance Sheet Trend

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

$300M$200M$100M$0-$100MAssets 2017: $187,327,085Liabilities 2017: $205,006,584Net Assets 2017: -$17,679,4992017Assets 2018: $155,993,217Liabilities 2018: $177,699,405Net Assets 2018: -$21,706,1882018Assets 2020: $137,125,251Liabilities 2020: $167,906,956Net Assets 2020: -$30,781,7052020Assets 2021: $136,208,870Liabilities 2021: $169,945,303Net Assets 2021: -$33,736,4332021Assets 2022: $131,461,991Liabilities 2022: $173,412,742Net Assets 2022: -$41,950,7512022Assets 2024: $139,770,393Liabilities 2024: $177,985,089Net Assets 2024: -$38,214,6962024

Highlighted filing

2024

Assets$139,770,393
Liabilities$177,985,089
Net Assets-$38,214,696

Operations Trend

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

$30M$20M$10M$0-$10M-$20MRevenue 2017: $1,654,210Expenses 2017: $7,294,592Net Income 2017: -$5,640,3822017Revenue 2018: $12,858,227Expenses 2018: $20,668,302Net Income 2018: -$7,810,0752018Revenue 2020: $20,479,553Expenses 2020: $22,995,550Net Income 2020: -$2,515,9972020Revenue 2021: $21,024,453Expenses 2021: $23,728,156Net Income 2021: -$2,703,7032021Revenue 2022: $13,896,246Expenses 2022: $24,052,522Net Income 2022: -$10,156,2762022Revenue 2024: $25,470,139Expenses 2024: $25,107,762Net Income 2024: $362,3772024

Highlighted filing

2024

Revenue$25,470,139
Expenses$25,107,762
Net Income$362,377

Filings

Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Jun 13, 2025
Return Version
2024v5.1
Gross Receipts
$25,470,139
Mission and Program Overview

Mission

Heron's key is a not-for-profit, non-denominational life plan retirement community providing a continuum of living accommodations, supportive services, and health care for residents 55 years of age and older. As a life plan retirement community in gig harbor, the organization offers a wide range of quality programs, services, and facilities to meet the health, social, spiritual, and intellectual needs of its residents and to serve the broader community. Heron's key is operated to fulfill its mission of service while remaining true to its core values of integrity, stewardship, empowerment, faith, change, and choice. The association's board of directors is comprised of local community members and heron's key residents, all dedicated to the mission of emerald heights and to ensure it continues to maintain its high standards of excellence and remain financially sound.

Heron's key is a life plan retirement community.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$107,530,244$105,538,099▼ $1,992,145
Investments in Publicly Traded Securities$15,496,488$22,997,257▲ $7,500,769
Cash and Non-Interest-Bearing Accounts$8,853,922$7,146,505▼ $1,707,417
Accounts Receivable$363,905$531,454▲ $167,549
Prepaid Expenses and Deferred Charges$133,433$150,065▲ $16,632
Savings and Temporary Cash Investments$109,446--
Inventories for Sale or Use$60,267$45,013▼ $15,254
Total Assets$134,165,705$139,770,393▲ $5,604,688
Other Assets Total$1,618,000$3,362,000▲ $1,744,000
Liabilities
Mortgage Notes Payable Secured by Investment Property$72,806,174$72,202,528▼ $603,646
Escrow Account Liability$55,305,939$56,682,373▲ $1,376,434
Deferred Revenue$36,489,029$38,890,651▲ $2,401,622
Other Liabilities$8,426,886$8,699,890▲ $273,004
Accounts Payable and Accrued Expenses$1,458,016$1,509,647▲ $51,631
Total Liabilities$174,486,044$177,985,089▲ $3,499,045
Net Assets / Fund Balance
Net Assets With Donor Restrictions$315,244$382,624▲ $67,380
Net Assets Without Donor Restrictions$-40,635,583$-38,597,320▲ $2,038,263
Total Net Assets Fund Balance$-40,320,339$-38,214,696▲ $2,105,643
Total Liabilities and Net Assets / Fund Balance$134,165,705$139,770,393▲ $5,604,688

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$96,634,022$21,552,534$118,186,556
Equipment$1,933,225$4,135,351$6,068,576
Land$4,203,334-$4,203,334
Leasehold Improvements$2,484,759$1,433,895$3,918,654
Other Land Buildings$282,759-$282,759
Compensation and Service Providers

Employees

NameTitleFull / Part TimeBaseOtherTotal
Karen RoseHealth Services AdministratorFT$152,038$32,496$184,534
Stacy EdwardsMarketing DirectorFT$82,464$91,803$174,267
Angela MccloskeyDirector of NursingFT$140,238$21,373$161,611
Holly PhillipsHealth Services AdministratorFT$114,974$13,720$128,694
Dawn EmerichRegistered NurseFT$108,516$12,881$121,397
Diana JamisonCFO (through January 2024)PT-$107,564$107,564
Sandra Cook Vp of Marketing& Public Relations (as of July 2024)PT-$96,669$96,669
Al ChambardInterim CEO (as of November 2024)PT-$79,153$79,153

Board Members and Trustees

NameTitle
Dwight WhitingChair
Lisa HardyPresident & CEO (through Dec 2024)
Daphne SchneiderVice Chair
Dewayne McmullinDirector
Gary KingDirector
Jeff JonesDirector
Jill GuernseyDirector
Judy RichardsonDirector
Karen CohoeDirector
Robert CristDirector
Stephanie MarshallDirector
Denisa FeddersenCFO (as of January 2024)
Kay Wallin Vp of MarketingPublic Relations (through June 2024)
Danna VanhornSecretary
David HudsonTreasurer

Highest Paid Contractors

ContractorServicesLocationCompensation
Emerald CommunitiesManagement Services10901 176TH CIRCLE NE, Redmond, WA 98052$1,535,945
Angell MarketingMarketing Services5353 N 16TH STREET SUITE 300, Phoenix, AZ 85016$518,791
E&j RenovationsConstruction Services20602 86TH AVENUE COURT E, Spanaway, WA 98387$417,608
Gly ConstructionConstruction ServicesPO BOX 672, Bellevue, WA 98008$390,587
Rice Fergus MillerArchitectural Services275 FIFTH ST 100, Bremerton, WA 98337$372,221
Revenue and Support

Revenue Composition

Contributions and Grants
$63,664
Program Service Revenue
$24,500,021
Investment Income
$906,454
Other Revenue
$0
All Other Contributions
$63,664
Change in Net Assets
$362,377

Audited Revenue Reconciliation

Revenue per Audited Statements
$25,348,126
Revenue Not Reported on Financial Statements
$122,013
Revenue Not Reported on Form 990
$11,619
Other Revenue Adjustments
$114,011
Total Revenue per Audited Statements
$25,359,745
Total Revenue per Form 990
$25,470,139
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$15,148,117
Salaries, Compensation, and Employee Benefits$9,959,645
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$6,351,665$1,016,112-$7,367,777
Interest$4,194,015$3,804-$4,197,819
Depreciation Depletion$3,867,033--$3,867,033
Other Employee Benefits$1,675,404$226,563-$1,901,967
Fees for Services Other$429,301$1,176,369-$1,605,670
Fees for Services Management-$1,535,945-$1,535,945
Occupancy$806,692--$806,692
Payroll Taxes$525,601$77,686-$603,287
Office Expenses$368,117$233,533-$601,650
Advertising$65,685$527,269-$592,954
Insurance-$277,487-$277,487
Information Technology$24,943$151,248-$176,191
Pension Plan Contributions$72,668$13,946-$86,614
Conferences and Meetings$34,205$49,576-$83,781
Fees for Services Legal-$78,215-$78,215
Fees for Services Accounting-$62,449-$62,449
Travel$25,985$9,808-$35,793
Other Expenses$35,000$102-$35,000
Fees for Service Investment Mgmnt Fees-$8,002-$8,002
Total Functional Expenses$19,653,486$5,454,276$0$25,107,762

Audited Expense Reconciliation

Line ItemAmount
Total Expenses per Form 990$25,107,762
Expenses per Audited Statements$25,064,760
Total Expenses per Audited Statements$25,064,760
Expenses Not Reported on Financial Statements$43,002
Other Expense Adjustments$35,000
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
Loan Due to Related Organization$8,491,061
Due to Related Organizations$208,829
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
Yes
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
Yes

Governance Explanations

Form 990, Part VI, Section A, Line 1A

The executive committee consists of the officers of the board and one at-large board member. The executive committee is responsible for (a) the development and proposal of the board's annual work plan for review and adoption by the board, (b) the review and action upon any urgent issues as may arise for the board between the regularly scheduled board meetings, except as may be limited by the bylaws, (c) the review and preparation of any actions or policies for consideration by the board at its regularly scheduled meetings, (d) the call for a special meeting and/or action of the board as may be needed, in the judgment of the executive committee, between regularly scheduled board meetings, (e) any appropriation or expenditure outside the approved operations budget not in excess of 1% of the approved operating budget for any fiscal year, subject to reporting any such appropriation or expenditure to the board meeting next following the decision, and (f) any such matter or matters as the board may from time to time deem it expedient to delegate its authority to the executive committee. Between meetings of the board, the executive committee has the authority to act for the board in any matter for which the board has power to act, except that the executive committee does not have the authority to (a) amend, alter or repeal the bylaws; (b) elect, appoint or remove any member of any committee, any director or officer; (c) amend the articles of incorporation; (d) adopt a plan of merger or consolidation; (e) authorize the sale, lease or exchange of all or substantially all the organization's property and assets outside of the ordinary course of business; (f) authorize the organization's voluntary dissolution or revoke proceedings therefore; (g) adopt a plan for the distribution of the organization's assets; or (h) amend, alter or repeal any resolution of the board. All such acts of the executive committee are reported to the board at its next regularly scheduled meeting, except where a non-written report may be given in an executive session of the board due to the confidential nature of the matter.

Form 990, Part VI, Section A, Line 3

Management services are provided by emerald communities, the sole member.

Form 990, Part VI, Section A, Line 4

The organization's bylaws were amended in may 2024 to clarify directors' voting rights on committees.

Form 990, Part VI, Section A, Line 6

The sole member of heron's key is emerald communities.

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

The election of directors must be approved by emerald communities, the sole member.

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

As the sole member, emerald communities has the right to vote on (a) the admission of new members, (b) the election and removal of directors and filling any vacancies on the board, (c) any financings of the organization for amounts in excess of $1,000,000, (d) the disposition of substantially all of the organization's assets, (e) any merger with another entity, (f) any election to dissolve the organization and (g) any amendment of the bylaws or the articles of incorporation. In addition, the member has all rights afforded members under the washington nonprofit corporation act.

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

The controller and cfo reviewed the form 990 with the ceo. All members of the board of directors received a copy of the form 990 for review and input before it was filed with the irs.

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

The organization's conflict of interest policy applies to all board members, officers, committee members, and employees designated as covered by the ceo. Every covered individual is required to complete a conflict of interest questionnaire annually. If a board or committee member has a potential conflict of interest related to a transaction, the individual discloses the material facts to the board or committee members. If it is unclear whether a board or committee member or the ceo has a conflict of interest, the governance committee of the board makes the determination and may evaluate alternatives that do not involve a conflict. After disclosing material facts, the individual with the conflict recuses themself from all other discussions and votes on the matter. The board or committee members without conflicts may vote on whether to enter the transaction. If an employee other than the ceo has a potential conflict of interest, they disclose the material facts to the ceo. If it's unclear whether a conflict exists, the ceo makes the determination. The ceo may work with the board's governance committee to evaluate alternatives that do not involve a conflict.

Form 990, Part VI, Section B, Line 15

The emerald communities executive committee is responsible for the annual performance review of the president/ceo and establishing the salary for the position. These independent board members consider comparable data from surveys or studies and appropriate input from compensation professionals. The results of these deliberations and decisions are contemporaneously substantiated. Compensation reviews are conducted annually. The process for determining compensation for other officers and key employees includes overall budget compensation criteria for the organization that are approved by the board of directors. All employees of the organization receive annual performance evaluations which are conducted at the same time and become a key factor in compensation decisions. Salary surveys and market compensation information is also considered. The performance evaluation and compensation determination include review and approval by the ceo and director of human resources. The performance evaluations, compensation decisions, comparability data and comparisons to approved budgets are documented as part of the process. The process described here was last completed in 2024.

Form 990, Part VI, Section C, Line 19

Governing documents, conflict of interest policy and audited financial statements are available upon request.

Filing and Contact Details

Filer

Filer Name
HERON'S KEY
EIN
46-2710915
Phone
4255568100
Address
10901 176TH CIRCLE NE, REDMOND, WA 98052

Signing Officer

Name
Denisa Feddersen
Title
VP of Finance & CFO
Phone
4255568100
Signed
2025-06-13
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Al Chambard
Formed
2013
Legal Domicile
Wa
Voting Board Members
12
Independent Board Members
12
Employees
234
Volunteers
12

Preparer

Firm
Cliftonlarsonallen Llp
Address
10700 NORTHUP WAY SUITE 200, BELLEVUE, WA 98004
Preparer
Kurt Bennion CPA
Phone
4252506100
Supplemental Narrative

Additional Explanations

FORM 990, PART XI, LINE 9:

Change in fair value of interest rate swap agreements 1,743,266.

FORM 990, PART XII, LINE 2C:

The organization's process for selecting the financial statement auditor and for overseeing the financial statement audit did not change during the fiscal year.

Financial Statement Notes

PART IV, LINE 2B:

The organization holds unit reservation deposits for individuals waiting to enter residency at heron's key. Resident funds are held in trust for the convenience of residents. Residents can access their funds upon request. Resident funds are held in a separate interest-bearing bank account.

PART X, LINE 2:

The organization has been granted exemption from federal taxes on income under section 501(c)(3) of the internal revenue code as an organization formed to establish and operate a charitable, nonprofit home for the aging. The organization files federal tax return form 990 with the u.s. Government. There are tax years that may be subject to review by the internal revenue service; however, management has determined that no provision for uncertain tax positions was required as of december 31, 2024 and 2023.

PART XI, LINE 2D - OTHER ADJUSTMENTS:

Net assets released from restrictions 11,619.

PART XI, LINE 4B - OTHER ADJUSTMENTS:

Realized gains of investments and assets limited as to use 12. Contributions with donor restrictions 63,664. Bad debt expense 35,000. Net investment gain on benevolence fund 15,335.

PART XII, LINE 4B - OTHER ADJUSTMENTS:

BAD DEBT EXPENSE 35,000.

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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/Desc0HERON'S KEY PROVIDES SAFE AND SECURE SENIOR HOUSING AND SERVICES TO APPROXIMATELY 252 INDEPENDENT LIVING RESIDENTS IN THE ORGANIZATION'S 194 APARTMENTS. THE ORGANIZATION PROVIDES MANY SUPPORT SERVICES, INCLUDING MEAL SERVICES PROVIDED IN A CENTRAL DINING ROOM, FITNESS AND EXERCISE CLASSES, EQUIPMENT, AN ON-SITE CLINIC, WELLNESS PROGRAMS, SOCIAL PROGRAMS, A WIDE VARIETY OF RESIDENT ACTIVITIES, BOTH ON SITE AND OTHER LOCATIONS, AND TRANSPORTATION TO MEDICAL APPOINTMENTS AND GROCERY STORES, BANKS, AND SPECIAL ACTIVITIES. ALL LIFE PLAN RESIDENTS HAVE UNLIMITED ACCESS TO ASSISTED LIVING AND SKILLED NURSING HEALTH CARE. (CONTINUED IN SCHEDULE O)HERON'S KEY WAS FINANCED WITH BONDS ISSUED BY THE WASHINGTON STATE HOUSING FINANCE COMMISSION. AS A TYPE A FACILITY IN THE STATE OF WASHINGTON, NO RESIDENT OF HERON'S KEY MAY UTILIZE TAX-PAYER FUNDED PUBLIC ASSISTANCE PROGRAMS SUCH AS MEDICAID. HERON'S KEY PROVIDES FINANCIAL ASSISTANCE TO RESIDENTS WHO, FOR REASONS BEYOND THEIR CONTROL, BECOME UNABLE TO PAY THEIR MONTHLY SERVICE FEES. AS A NOT-FOR-PROFIT, MISSION-DRIVEN ORGANIZATION, REVENUES GENERATED IN EXCESS OF EXPENSES ARE INVESTED AND HELD AS RESERVES TO ENSURE ALL CURRENT AND FUTURE CONTRACTUAL OBLIGATIONS CAN BE FULLY MET, TO REPLACE FACILITY AND PROGRAM ASSETS AS NEEDED, AND TO ALLOW PRUDENT EXPANSION OF THE MISSION. HERON'S KEY PROVIDES OPPORTUNITIES FOR RESIDENTS AND STAFF TO INTERACT WITHIN THE HERON'S KEY COMMUNITY, THE GREATER GIG HARBOR COMMUNITY AND BEYOND BY ESTABLISHING CLOSE TIES WITH COMMUNITY FACILITIES SUCH AS GIG HARBOR CHAMBER OF COMMERCE, AND BY DEVELOPING COMMUNITY OUTREACH PROGRAMS CONSISTENT WITH ITS MISSION. HERON'S KEY RECRUITS, DEVELOPS AND RETAINS COMPETENT AND CARING STAFF WHO SHARE THE ORGANIZATION'S PRINCIPLES, VALUES AND STANDARDS BY MAINTAINING OPEN COMMUNICATION AND STRESSING TEAM WORK THAT BUILDS UP THE SPIRIT OF COMMUNITY, AND DEVELOPING STANDARDS OF PERFORMANCE FOR EVALUATION BASED ON POSITION DESCRIPTIONS, AND PROVIDING FAIR, COMPETITIVE COMPENSATION AND BENEFITS.
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IRS990/Form990PartVIISectionAGrp/TitleTxt2SECRETARY
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IRS990/Form990PartVIISectionAGrp/TitleTxt4DIRECTOR
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IRS990/Form990PartVIISectionAGrp/TitleTxt6DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt7DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt8DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt9DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt10DIRECTOR
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IRS990/Form990PartVIISectionAGrp/TitleTxt12PRESIDENT & CEO (THROUGH DEC 2024)
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IRS990/Form990PartVIISectionAGrp/TitleTxt16& PUBLIC RELATIONS (AS OF JULY 2024)
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IRS990/Form990PartVIISectionAGrp/TitleTxt18HEALTH SERVICES ADMINISTRATOR
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IRS990/Form990PartVIISectionAGrp/TitleTxt20DIRECTOR OF NURSING
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IRS990/MissionDesc0HERON'S KEY IS A NOT-FOR-PROFIT NON-DENOMINATIONAL LIFE PLAN RETIREMENT COMMUNITY PROVIDING A CONTINUUM OF LIVING ACCOMMODATIONS, SUPPORTIVE SERVICES, AND HEALTH CARE FOR RESIDENTS 55 YEARS OF AGE AND OLDER. (CONTINUED IN SCHEDULE O)AS A LIFE PLAN RETIREMENT COMMUNITY IN GIG HARBOR, THE ORGANIZATION OFFERS A WIDE RANGE OF QUALITY PROGRAMS, SERVICES, AND FACILITIES TO MEET THE HEALTH, SOCIAL, SPIRITUAL, AND INTELLECTUAL NEEDS OF ITS RESIDENTS AND TO SERVE THE BROADER COMMUNITY. HERON'S KEY IS OPERATED TO FULFILL ITS MISSION OF SERVICE WHILE REMAINING TRUE TO ITS CORE VALUES OF INTEGRITY, STEWARDSHIP, EMPOWERMENT, FAITH, CHANGE, AND CHOICE. THE ASSOCIATION'S BOARD OF DIRECTORS IS COMPRISED OF LOCAL COMMUNITY MEMBERS AND HERON'S KEY RESIDENTS, ALL DEDICATED TO THE MISSION OF HERON'S KEY AND TO ENSURE IT CONTINUES TO MAINTAIN ITS HIGH STANDARDS OF EXCELLENCE AND REMAINS FINANCIALLY SOUND.
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