Civic Intelligence

The Givens Estates Inc

EIN 51-0199312 • 501(c)3 • Asheville, NC

Profile

Improving lives through communities, services, and outreach core values our core values are commitment, caring, courage and collaboration.

2360 Sweeten Creek RoadAsheville, NC 28803

www.givensestates.org

Siviq Scores

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

Liabilities / Assets

79th percentile

0.70x

Higher debt load relative to assets than 79% of similar nonprofits.

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

Liabilities / Revenue

88th percentile

2.83x

Higher debt load relative to revenue than 88% of similar nonprofits.

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

Net Margin

80th percentile

20%

Higher net margin than 80% of similar nonprofits.

501(c)3 • $250M-$1B 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

63rd percentile

8.4%

Faster asset growth than 63% of similar nonprofits.

501(c)3 • $250M-$1B nonprofits • Annualized from 2023 to 2024

Revenue Growth

85th percentile

29%

Faster revenue growth than 85% of similar nonprofits.

501(c)3 • $250M-$1B nonprofits • Annualized from 2023 to 2024

Assets

Up

$416,171,400

Up $32,202,953 (+8.4%) from 2023

Liabilities

Up

$292,795,542

Up $10,451,780 (+3.7%) from 2023

Net Assets

Up

$123,375,858

Up $21,751,173 (+21%) from 2023

Revenue

Up

$103,443,220

Up $23,449,664 (+29%) from 2023

Expenses

Up

$82,609,413

Up $13,700,471 (+20%) from 2023

Net Income

Up

$20,833,807

Up $9,749,193 (+88%) from 2023

Trend Graphs

Balance Sheet Trend

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

$600M$400M$200M$0Assets 2010: $140,506,674Liabilities 2010: $127,269,590Net Assets 2010: $13,237,0842010Assets 2011: $139,261,972Liabilities 2011: $122,671,827Net Assets 2011: $16,590,1452011Assets 2012: $169,374,916Liabilities 2012: $158,444,066Net Assets 2012: $10,930,8502012Assets 2013: $173,379,829Liabilities 2013: $158,884,790Net Assets 2013: $14,495,0392013Assets 2014: $177,765,485Liabilities 2014: $161,914,048Net Assets 2014: $15,851,4372014Assets 2015: $182,843,902Liabilities 2015: $168,548,723Net Assets 2015: $14,295,1792015Assets 2016: $202,302,972Liabilities 2016: $181,771,427Net Assets 2016: $20,531,5452016Assets 2017: $214,002,038Liabilities 2017: $185,679,485Net Assets 2017: $28,322,5532017Assets 2018: $223,843,627Liabilities 2018: $190,837,189Net Assets 2018: $33,006,4382018Assets 2019: $241,536,641Liabilities 2019: $196,715,720Net Assets 2019: $44,820,9212019Assets 2020: $262,529,502Liabilities 2020: $202,800,853Net Assets 2020: $59,728,6492020Assets 2021: $338,452,219Liabilities 2021: $259,356,395Net Assets 2021: $79,095,8242021Assets 2022: $353,131,640Liabilities 2022: $269,328,055Net Assets 2022: $83,803,5852022Assets 2023: $383,968,447Liabilities 2023: $282,343,762Net Assets 2023: $101,624,6852023Assets 2024: $416,171,400Liabilities 2024: $292,795,542Net Assets 2024: $123,375,8582024

Highlighted filing

2024

Assets$416,171,400
Liabilities$292,795,542
Net Assets$123,375,858

Operations Trend

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

$150M$100M$50M$0-$50MExpenses 2010: $24,662,3112010Expenses 2011: $24,535,2662011Revenue 2012: $29,535,192Expenses 2012: $27,607,796Net Income 2012: $1,927,3962012Revenue 2013: $44,241,814Expenses 2013: $41,703,745Net Income 2013: $2,538,0692013Revenue 2014: $47,454,466Expenses 2014: $43,113,553Net Income 2014: $4,340,9132014Revenue 2015: $44,698,674Expenses 2015: $44,756,753Net Income 2015: -$58,0792015Revenue 2016: $51,560,710Expenses 2016: $47,609,626Net Income 2016: $3,951,0842016Revenue 2017: $52,564,521Expenses 2017: $46,523,502Net Income 2017: $6,041,0192017Revenue 2018: $58,040,448Expenses 2018: $49,582,568Net Income 2018: $8,457,8802018Revenue 2019: $61,521,897Expenses 2019: $54,296,785Net Income 2019: $7,225,1122019Revenue 2020: $64,590,409Expenses 2020: $53,621,997Net Income 2020: $10,968,4122020Revenue 2021: $72,683,846Expenses 2021: $55,452,723Net Income 2021: $17,231,1232021Revenue 2022: $71,456,797Expenses 2022: $58,352,449Net Income 2022: $13,104,3482022Revenue 2023: $79,993,556Expenses 2023: $68,908,942Net Income 2023: $11,084,6142023Revenue 2024: $103,443,220Expenses 2024: $82,609,413Net Income 2024: $20,833,8072024

Highlighted filing

2024

Revenue$103,443,220
Expenses$82,609,413
Net Income$20,833,807

Filings

Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$416$293$123$103$82.6$20.8
2023Detailed filing. Detailed filing data is available for this year.$384$282$102$80.0$68.9$11.1
2022Detailed filing. Detailed filing data is available for this year.$353$269$83.8$71.5$58.4$13.1
2021Detailed filing. Detailed filing data is available for this year.$338$259$79.1$72.7$55.5$17.2
2020Detailed filing. Detailed filing data is available for this year.$263$203$59.7$64.6$53.6$11.0
2019Detailed filing. Detailed filing data is available for this year.$242$197$44.8$61.5$54.3$7.23
2018Detailed filing. Detailed filing data is available for this year.$224$191$33.0$58.0$49.6$8.46
2017Detailed filing. Detailed filing data is available for this year.$214$186$28.3$52.6$46.5$6.04
2016Detailed filing. Detailed filing data is available for this year.$202$182$20.5$51.6$47.6$3.95
2015Detailed filing. Detailed filing data is available for this year.$183$169$14.3$44.7$44.8$0.06
2014Detailed filing. Detailed filing data is available for this year.$178$162$15.9$47.5$43.1$4.34
2013Detailed filing. Detailed filing data is available for this year.$173$159$14.5$44.2$41.7$2.54
2012Summary only. Only limited summary data is available for this year.$169$158$10.9$29.5$27.6$1.93
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$139$123$16.6$24.5
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$141$127$13.2$24.7
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Nov 13, 2025
Return Version
2024v5.1
Gross Receipts
$103,433,109
Mission and Program Overview

Mission

Givens estates united methodist retirement community is a christian, ecumenical, not-for-profit corporation committed to providing the full continuum of quality care and services to seniors within its community and to providing outreach ministries in the larger community.since its inception in 1975, our goal is to optimize the quality of life for residents and staff by encouraging a healthy and balanced lifestyle. Through our ongoing commitment to wellness--integrating mind, body and spirit--givens estates is dedicated to meeting the emerging needs of current and future residents in finding fulfillment, dignity and purpose in daily living

Vision statement: expanding the possibilities for aging

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$227,196,419$241,961,721▲ $14,765,302
Investments in Publicly Traded Securities$116,413,627$106,327,379▼ $10,086,248
Savings and Temporary Cash Investments$27,051,222$46,326,172▲ $19,274,950
Accounts Receivable$8,406,907$17,895,752▲ $9,488,845
Prepaid Expenses and Deferred Charges$1,165,470$1,099,300▼ $66,170
Intangible Assets$1,365,069$455,023▼ $910,046
Cash and Non-Interest-Bearing Accounts$502,995$332,330▼ $170,665
Pledges and Grants Receivable$380,930$307,780▼ $73,150
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$383,968,447$416,171,400▲ $32,202,953
Other Assets Total$1,485,808$1,465,943▼ $19,865
Liabilities
Deferred Revenue$163,737,954$172,265,070▲ $8,527,116
Tax Exempt Bond Liabilities$87,796,177$84,480,741▼ $3,315,436
Accounts Payable and Accrued Expenses$13,077,163$18,911,922▲ $5,834,759
Mortgage Notes Payable Secured by Investment Property$15,916,130$14,879,449▼ $1,036,681
Other Liabilities$1,816,338$2,258,360▲ $442,022
Total Liabilities$282,343,762$292,795,542▲ $10,451,780
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$89,809,400$109,434,032▲ $19,624,632
Net Assets With Donor Restrictions$11,815,285$13,941,826▲ $2,126,541
Total Net Assets Fund Balance$101,624,685$123,375,858▲ $21,751,173
Total Liabilities and Net Assets / Fund Balance$383,968,447$416,171,400▲ $32,202,953

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$210,416,287$84,925,036$295,341,323
Equipment$7,599,384$16,461,054$24,060,438
Other Land Buildings$13,280,046$1,969,115$15,249,161
Land$10,666,004-$10,666,004
Compensation and Service Providers

Employees

NameTitleFull / Part TimeBaseOtherTotal
Kevin SchwabCEOFT$450,810$136,425$587,235
Allen SquiresCFOFT$341,523$97,838$439,361
Scott FarkasCOOFT$235,853$55,572$291,425
Ken KramerExecutive Director - Givens Highland FarmsFT$202,072$73,028$275,100
Neal LailVP MarketingFT$185,595$26,218$211,813
Christian GrunderVP HrFT$164,740$38,253$202,993
David KerestesControllerFT$161,313$35,358$196,671
Brian GuengerichVP DevelopmentFT$145,476$45,575$191,051
Ricky FoorVP ItFT$156,735$33,840$190,575
Kirsten ConeExecutive Director - GEFT$165,082$21,369$186,451

Highest Paid Contractors

ContractorServicesLocationCompensation
Frank L Blum ConstructionConstructionPO Box 4153, WinstonSalem, NC 27115$21,683,728
US FoodserviceFood ServicePO Box 602292, Charlotte, NC 28260$2,422,403
Functional PathwaysTherapy10133 Sherill Blvd, Knoxville, TN 37932-3347$1,573,255
KatalystSoftwarePO Box 896983, Charlotte, NC 28289-6983$795,155
Rlps IiArchitecture250 Valleybrook Drive, Lancaster, PA 17601$635,380
Revenue and Support

Revenue Composition

Contributions and Grants
$3,107,362
Program Service Revenue
$82,693,125
Investment Income
$8,652,017
Other Revenue
$8,990,716
All Other Contributions
$3,107,362
Change in Net Assets
$20,833,807

Audited Revenue Reconciliation

Revenue per Audited Statements
$103,131,681
Revenue Not Reported on Financial Statements
$311,539
Revenue Not Reported on Form 990
$917,366
Other Revenue Adjustments
$311,539
Total Revenue per Audited Statements
$104,049,047
Total Revenue per Form 990
$103,443,220
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$42,346,438
Salaries, Compensation, and Employee Benefits$38,827,823
Grants and Similar Amounts Paid$1,435,152
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$25,655,726$4,323,767-$29,979,493
Depreciation Depletion$10,824,975--$10,824,975
Other Employee Benefits$3,415,451$779,584-$4,195,035
Occupancy$4,177,215--$4,177,215
Office Expenses$3,731,016$213,533-$3,944,549
Fees for Services Other$3,560,883$53,486$0$3,614,369
Interest$2,904,816--$2,904,816
Payroll Taxes$1,733,342$395,639-$2,128,981
Current Officers, Directors, Trustees, and Key Employees-$1,532,203-$1,532,203
Advertising$116,847$1,356,432-$1,473,279
Information Technology$1,311,006--$1,311,006
Grants to Domestic Orgs$1,123,613--$1,123,613
Pension Plan Contributions$807,742$184,369-$992,111
Insurance$292,133$489,645-$781,778
All Other Expenses$531,793$90,914$0$622,707
Grants to Domestic Individuals$311,539--$311,539
Other Expenses$302,205--$302,205
Travel$176,824$8,085-$184,909
Fees for Services Legal-$23,356-$23,356
Fees for Services Accounting-$2,031-$2,031
Total Functional Expenses$73,156,369$9,453,044$0$82,609,413

Audited Expense Reconciliation

Line ItemAmount
Total Expenses per Form 990$82,609,413
Expenses per Audited Statements$82,297,874
Total Expenses per Audited Statements$82,297,874
Expenses Not Reported on Financial Statements$311,539
Other Expense Adjustments$311,539
Expenses Not Reported on Form 990$0
International Activity

Grant and Assistance Recipients

RecipientLocationCategoryPurposeAmount
Asheville SymphonyAsheville, NC501(c)(3)Symphony in the Park Event Title Sponsorship$15,000
Four Seasons FoundationHendersonville, NC501(c)(3)Tree of Lights Event Platinum Sponsorship$10,000
Haywood Street Community DevelopmentAsheville, NC501(c)(3)General support for community development for vulnerable populations including seniors$10,000
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
Yes
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
Federal Income Taxes$2,183,184
Advance Admission Deposits$75,176
Bond Interest Payable-

Bond Issues

BondIssuerIssuedIssue PricePurpose
BPublic Finance Authority2021-10-06$54,216,248Retirement Facilities Revenue Bonds - Series 2021
APublic Finance Authority2017-04-05$52,980,000Refunding bonds - series 2017

Bond Proceeds

BondTotal ProceedsSpentRetiredIssuance Costs
B$54,261,424--$804,487
A$52,721,348$52,721,348$15,010,000$258,652

Bond Financing Compliance

No rebate due
Yes
Rebate not yet due
No
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
Yes
Key decisions subject to board approval
No
Management duties delegated
No

Governance Explanations

Form 990, Part VI, Line 1A Delegate broad authority to A committee

The executive committee shall consist of the chairperson, vice chairperson, secretary and treasurer of the corporation and the chairperson of such standing committees of the board as the board may from time to time designate as being additional members of the executive committee. Except as to such powers as the board may expressly reserve to itself by formal resolution, the executive committee shall exercise the powers of the board of directors when the board is not in session in accordance with and as limited by the policies and budgets established by the entire board. The executive committee's actions shall be reported to the board of directors at the next regular or special meeting of the board.

Form 990, Part VI, Line 2 Family/business relationships amongst interested persons

Joe McGuire, Doris Loomis and Murphy Fletcher - Business relationship

Form 990, Part VI, Line 7A Members or stockholders electing members of governing body

The affairs of the corporation shall be managed by its board of directors, which shall consist of a minimum of twenty four persons in number from time to time and who shall be approved by the western north carolina annual conference of the united methodist church.

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

The form 990 was reviewed by management and the audit committee. The return was distributed to board members prior to filing and reviewed at a subsequent meeting.

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

The board is required to sign a conflict of interest policy annually. When an individual becomes aware of a new conflict, he or she must fill out another conflict of interest form. If a board member does have a conflict, he or she should acknowledge the conflict and excuse themselves from discussing or voting on an issue where there is a conflict. If anyone becomes aware of a board member not acknowledging a conflict, we make the board chairperson aware of the issue and act accordingly.

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

The givens estates has developed an executive compensation policy that provides a broad-based foundation for a fair, reasonable, and competitive compensation package for the executive leadership. The compensation packages are determined annually commensurate with their performance evaluations. The executive committee reviews job performance and comparative compensation market data to make recommendations to the full board for approval. Outside independent consultants are engaged to ensure reasonableness of the compensation packages.

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

The givens estates has developed an executive compensation policy that provides a broad-based foundation for a fair, reasonable, and competitive compensation package for the executive leadership. The compensation packages are determined annually commensurate with their performance evaluations. The executive committee reviews job performance and comparative compensation market data to make recommendations to the full board for approval. Outside independent consultants are engaged to ensure reasonableness of the compensation packages.

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

The organization's governing documents, financial statements and conflict of interest policy are made available upon request at the administrative office. The financial statements are posted on emma website and guidestar website as well.

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

Life Ministries Revenue - Total Revenue: 299105, Related or Exempt Function Revenue: 299105, Unrelated Business Revenue: , Revenue Excluded from Tax Under Sections 512, 513, or 514: ;

Filing and Contact Details

Filer

Filer Name
The Givens Estates Inc
EIN
51-0199312
Phone
8282744800
Address
2360 SWEETEN CREEK ROAD, Asheville, NC 28803

Signing Officer

Name
Kevin Schwab
Title
CEO
Phone
8282744800
Signed
2025-11-13
Discuss with paid preparer
Yes

Organization Details

Formed
1975
Legal Domicile
Nc
Voting Board Members
28
Independent Board Members
28
Employees
595
Volunteers
140

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 Change of oversight process or selection process

The process has not changed since the prior year.

Financial Statement Notes

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

The Company is exempt from federal income taxes under Section 501 (c) (3) of the Internal Revenue code; accordingly, the accompanying consolidated financial statements do not reflect a provision or liability for federal and state income taxes. The Company has determined that it does not have any material unrecognized tax benefits or obligations as of December 31, 2024.

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IRS990/Desc0Givens Life Ministries serves as the outreach and community impact arm of Givens Communities, extending the organization's mission beyond its campuses to older adults and families across Western North Carolina. In addition to providing housing, support, and health and wellness services for approximately 1,450 seniors across four campuses, Givens Life Ministries reaches thousands of additional individuals annually through community-based programs that promote health, independence, and dignity for people of all economic levels. Through partnerships and charitable support, the ministry offers a broad range of services, including wellness and health education, medication assistance, nutritious meal sites, diabetes and chronic disease management programs, and a community nurse who helps lower-income residents navigate the healthcare system. This work is supported through philanthropic contributions, endowment earnings, and operating revenues, ensuring that Givens' commitment to compassionate service, wellness, and aging with dignity extends well beyond its residential communities.
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