Civic Intelligence

Mayflower Retirement Center Inc

EIN 59-2617174 • 501(c)3 • Winter Park, FL

View Organization Page

Profile

To provide a quality retirement community which includes continuing life care consisting of basic services, amenities, security, nutrition and health care, all necessary to meet the needs of its residents.

1620 Mayflower CourtWinter Park, FL 32792-2500

www.themayflower.com

Siviq Scores

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

Liabilities / Assets

87th percentile

0.91x

Higher debt load relative to assets than 87% of similar nonprofits.

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

Liabilities / Revenue

92nd percentile

5.09x

Higher debt load relative to revenue than 92% of similar nonprofits.

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

Net Margin

30th percentile

-0.6%

Higher net margin than 30% of similar nonprofits.

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

Top Officer Pay

37th percentile

$395,750

Higher top officer pay than 37% of similar nonprofits.

Top officer pay equals 1.0% of source-year revenue.

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

Asset Growth

33rd percentile

2.0%

Faster asset growth than 33% of similar nonprofits.

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

Revenue Growth

82nd percentile

27%

Faster revenue growth than 82% of similar nonprofits.

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

Balance Sheet
Liabilities / Assets87th percentile

Assets

Up

$218,920,963

Up $4,303,422 (+2.0%) from 2023

Liabilities

Up

$199,051,646

Up $2,813,769 (+1.4%) from 2023

Net Assets

Up

$19,869,317

Up $1,489,653 (+8.1%) from 2023

Operations
Liabilities / Revenue92nd percentileNet Margin30th percentile

Revenue

Up

$39,143,404

Up $8,276,825 (+27%) from 2023

Expenses

Up

$39,377,055

Up $1,761,262 (+4.7%) from 2023

Net Income

Up

-$233,651

Up $6,515,563 (+97%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth33rd percentile

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

$300M$200M$100M$0Assets 2010: $77,423,492Liabilities 2010: $59,600,457Net Assets 2010: $17,823,0352010Assets 2011: $77,806,949Liabilities 2011: $60,164,043Net Assets 2011: $17,642,9062011Assets 2012: $79,199,556Liabilities 2012: $61,814,786Net Assets 2012: $17,384,7702012Assets 2013: $79,522,426Liabilities 2013: $60,284,696Net Assets 2013: $19,237,7302013Assets 2014: $80,883,802Liabilities 2014: $61,101,780Net Assets 2014: $19,782,0222014Assets 2015: $83,681,840Liabilities 2015: $64,895,881Net Assets 2015: $18,785,9592015Assets 2016: $85,272,384Liabilities 2016: $65,035,625Net Assets 2016: $20,236,7592016Assets 2017: $87,584,592Liabilities 2017: $64,417,551Net Assets 2017: $23,167,0412017Assets 2018: $89,250,522Liabilities 2018: $67,653,632Net Assets 2018: $21,596,8902018Assets 2019: $88,870,083Liabilities 2019: $67,980,177Net Assets 2019: $20,889,9062019Assets 2020: $150,395,456Liabilities 2020: $124,843,378Net Assets 2020: $25,552,0782020Assets 2021: $223,794,807Liabilities 2021: $194,957,831Net Assets 2021: $28,836,9762021Assets 2022: $221,592,860Liabilities 2022: $198,290,543Net Assets 2022: $23,302,3172022Assets 2023: $214,617,541Liabilities 2023: $196,237,877Net Assets 2023: $18,379,6642023Assets 2024: $218,920,963Liabilities 2024: $199,051,646Net Assets 2024: $19,869,3172024

Highlighted filing

2024

Assets$218,920,963
Liabilities$199,051,646
Net Assets$19,869,317
Open 2024 Filing

Operations Trend

Revenue Growth82nd percentile

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

$40M$20M$0-$20MExpenses 2010: $18,363,1082010Expenses 2011: $19,133,3552011Expenses 2012: $20,733,0292012Revenue 2013: $20,243,239Expenses 2013: $20,153,673Net Income 2013: $89,5662013Revenue 2014: $23,204,474Expenses 2014: $20,548,053Net Income 2014: $2,656,4212014Revenue 2015: $21,794,678Expenses 2015: $21,485,356Net Income 2015: $309,3222015Revenue 2016: $22,384,467Expenses 2016: $22,420,016Net Income 2016: -$35,5492016Revenue 2017: $24,537,711Expenses 2017: $23,333,048Net Income 2017: $1,204,6632017Revenue 2018: $24,253,082Expenses 2018: $24,176,132Net Income 2018: $76,9502018Revenue 2019: $21,696,029Expenses 2019: $24,040,426Net Income 2019: -$2,344,3972019Revenue 2020: $27,155,118Expenses 2020: $23,510,127Net Income 2020: $3,644,9912020Revenue 2021: $27,498,707Expenses 2021: $25,527,409Net Income 2021: $1,971,2982021Revenue 2022: $25,996,509Expenses 2022: $26,837,369Net Income 2022: -$840,8602022Revenue 2023: $30,866,579Expenses 2023: $37,615,793Net Income 2023: -$6,749,2142023Revenue 2024: $39,143,404Expenses 2024: $39,377,055Net Income 2024: -$233,6512024

Highlighted filing

2024

Revenue$39,143,404
Expenses$39,377,055
Net Income-$233,651
Open 2024 Filing

Filings

Most recent year

2024 • Form 990Facts available. Structured filing facts are available, but richer extracted sections are limited.

Open filing
Assets
$218,920,963
Liabilities
$199,051,646
Net assets
$19,869,317
Revenue
$39,143,404
Expenses
$39,377,055
Net income
-$233,651
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$219$199$19.9$39.1$39.4$0.23
2023Detailed filing. Detailed filing data is available for this year.$215$196$18.4$30.9$37.6$6.75
2022Detailed filing. Detailed filing data is available for this year.$222$198$23.3$26.0$26.8$0.84
2021Detailed filing. Detailed filing data is available for this year.$224$195$28.8$27.5$25.5$1.97
2020Detailed filing. Detailed filing data is available for this year.$150$125$25.6$27.2$23.5$3.64
2019Detailed filing. Detailed filing data is available for this year.$88.9$68.0$20.9$21.7$24.0$2.34
2018Detailed filing. Detailed filing data is available for this year.$89.3$67.7$21.6$24.3$24.2$0.08
2017Detailed filing. Detailed filing data is available for this year.$87.6$64.4$23.2$24.5$23.3$1.20
2016Detailed filing. Detailed filing data is available for this year.$85.3$65.0$20.2$22.4$22.4$0.04
2015Detailed filing. Detailed filing data is available for this year.$83.7$64.9$18.8$21.8$21.5$0.31
2014Detailed filing. Detailed filing data is available for this year.$80.9$61.1$19.8$23.2$20.5$2.66
2013Detailed filing. Detailed filing data is available for this year.$79.5$60.3$19.2$20.2$20.2$0.09
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$79.2$61.8$17.4$20.7
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$77.8$60.2$17.6$19.1
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$77.4$59.6$17.8$18.4
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Nov 3, 2025
Return Version
2024v5.1
Gross Receipts
$40,243,828
Mission and Program Overview

Mission

To provide a quality retirement community which includes continuing life care consisting of basic services, amenities, security, nutrition and health care, all necessary to meet the needs of its residents.

To provide housing, healthcare and personal services for the elderly.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$146,652,825$145,816,163▼ $836,662
Investments Other Securities$50,937,336$45,268,153▼ $5,669,183
Prepaid Expenses and Deferred Charges$6,196,799$10,171,209▲ $3,974,410
Cash and Non-Interest-Bearing Accounts$2,522,558$2,763,507▲ $240,949
Accounts Receivable$1,115,520$984,637▼ $130,883
Inventories for Sale or Use$30,218$40,467▲ $10,249
Receivable From Disqualified Prsn$0$0→ $0
Receivables From Officers Etc$0$0→ $0
Investments Program Related$0--
Loans From Officers Directors$0$0→ $0
Total Assets$214,617,541$218,920,963▲ $4,303,422
Other Assets Total$7,162,285$13,876,827▲ $6,714,542
Liabilities
Tax Exempt Bond Liabilities$117,324,887$116,349,194▼ $975,693
Deferred Revenue$52,904,939$65,538,620▲ $12,633,681
Other Liabilities$22,161,135$11,995,003▼ $10,166,132
Accounts Payable and Accrued Expenses$2,380,755$4,418,829▲ $2,038,074
Unsecured Notes Loans Payable$1,466,161$750,000▼ $716,161
Total Liabilities$196,237,877$199,051,646▲ $2,813,769
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$18,166,639$19,604,852▲ $1,438,213
Net Assets With Donor Restrictions$213,025$264,465▲ $51,440
Total Net Assets Fund Balance$18,379,664$19,869,317▲ $1,489,653
Total Liabilities and Net Assets / Fund Balance$214,617,541$218,920,963▲ $4,303,422

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$104,000,720$49,066,987$153,067,707
Land$24,829,017-$24,829,017
Equipment$10,937,165$5,160,097$16,097,262
Other Land Buildings$6,049,261-$6,049,261
Other Assets Org$2,641,801--
Other Securities$1,081,399--

Endowment Activity

PeriodBeginningContrib.Gain/LossOther UsesEnd
2024$633,464-▲ $68,220$23,166$670,408
2023$592,481-▲ $71,366$22,798$633,464
2022$718,607-▼ $95,592$22,442$592,481
2021$652,668-▲ $96,702$21,172$718,607
2020$603,710-▲ $77,279$20,812$652,668
Compensation and Service Providers
Top Officer Pay37th percentile

Employees

NameTitleFull / Part TimeBaseOtherTotal
Steve KramerPresident/CEOFT$326,349$69,401$395,750
Candace BowlingCFO/assistant TreasurerFT$190,590$26,283$216,873
Ron BranomDirector of Facilities OperationsFT$156,829$37,579$194,408
Ben AndersonDirector of Health ServicesFT$133,800$42,646$176,446
Elvis BurrowsDining Services DirecctorFT$132,198$23,777$155,975
Brian DevineDirector of NursingFT$145,724$3,845$149,569
Taylor WomackDirector of MarketingFT$143,151$3,434$146,585
Erwin GeronMds/util ReviewFT$127,106$3,744$130,850

Board Members and Trustees

NameTitle
Shawn GarveyBoard Chair
Aubrey DuckerBoard Vice-chair
Barry BloomBoard Member
Dr Tracy RhodesBoard Member
Ed KaniaBoard Member
Ken BradleyBoard Member
Michelle StrenthBoard Member
Rhonda ChesmoreBoard Member
Steve LearyBoard Member
Jackie CarlinBoard Secretary
Dean ShaheenBoard Treasurer

Highest Paid Contractors

ContractorServicesLocationCompensation
Quinco Electrical INCElectrical Services4224 METRIC DRIVE, SUITE 300, Winter Park, FL 32792$2,691,368
Ring Power CorporationGenerator RentalPO BOX 735004, Atlanta, GA 31193-5004$1,417,180
S&s Roofing Systems INCRoofing Replacement Services2949 STATE RD 434 WEST, Longwood, FL 32779$1,400,837
Quality Care Rehab INCTherapy Services For Patients8477 S SUNCOAST BLVD, Homosassa, FL 34446$1,211,350
Environmental Painting Alternatives INCPainting Services765 BIG TREE DRIVE, Longwood, FL 32750$879,724
Revenue and Support

Revenue Composition

Contributions and Grants
$607,713
Program Service Revenue
$37,528,671
Investment Income
$1,007,020
Other Revenue
$0
All Other Contributions
$607,713
Change in Net Assets
$-233,651

Audited Revenue Reconciliation

Revenue per Audited Statements
$38,942,171
Revenue Not Reported on Financial Statements
$201,233
Revenue Not Reported on Form 990
$1,914,907
Other Revenue Adjustments
$0
Total Revenue per Audited Statements
$40,857,078
Total Revenue per Form 990
$39,143,404
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$22,917,844
Salaries, Compensation, and Employee Benefits$16,442,745
Grants and Similar Amounts Paid$16,466
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$12,347,789$756,710-$13,104,499
Depreciation Depletion$5,978,346$450,649-$6,428,995
Interest$4,902,063$369,519-$5,271,582
Occupancy$3,120,801$161,521-$3,282,322
Other Employee Benefits$1,199,307$147,642-$1,346,949
Insurance$1,148,982$86,432-$1,235,414
Payroll Taxes$952,420$93,512-$1,045,932
Current Officers, Directors, Trustees, and Key Employees-$786,742-$786,742
Advertising$27,403$453,054-$480,457
Fees for Services Other$367,066$71,503$0$438,569
Office Expenses$184,642$251,467-$436,109
Information Technology$113,339$113,376-$226,715
Fees for Service Investment Mgmnt Fees-$203,091-$203,091
Pension Plan Contributions$129,791$28,832-$158,623
Conferences and Meetings$135,005$13,428-$148,433
Other Expenses$41,350$95,573-$136,923
Fees for Services Legal-$127,129-$127,129
Fees for Services Accounting-$124,823-$124,823
All Other Expenses$36,842$57,682$0$94,524
Travel$17,753$30,070-$47,823
Grants to Domestic Individuals$16,466--$16,466
Total Functional Expenses$34,942,911$4,434,144$0$39,377,055

Audited Expense Reconciliation

Line ItemAmount
Total Expenses per Form 990$39,377,055
Total Expenses per Audited Statements$39,367,425
Expenses per Audited Statements$39,159,356
Expenses Not Reported on Financial Statements$217,699
Expenses Not Reported on Form 990$208,069
Other Expense Adjustments$16,466
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
Entrance Fee Refunds Payable$9,230,774
Entrance Fee Deposits$1,525,062
Federal Income Taxes$1,239,167
Refundable Entrance Fees-

Bond Issues

BondIssuerIssuedIssue PricePurpose
BFlorida Development Finance Corporation2021-08-01$80,000,000See Supplemental Information
AFlorida Development Finance Corporation2020-11-10$60,135,000See Supplemental Information

Bond Proceeds

BondTotal ProceedsSpentRetiredIssuance Costs
B$87,264,203-$27,720,000$1,745,284
A$61,286,543$15,829,253$215,000$1,225,731

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 11B Review of form 990 by governing body

“At the direction of the board of directors, the form 990 is reviewed via email in its entirety, and questions and answers related to the return are communicated via email before the return is filed with the internal revenue service.”

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

“Each board member completes a conflict of interest form annually. The completed forms are reviewed and maintained on file at the direction of the board. Where a conflict of interest is identified, a conflicted board member will be excluded from discussions and votes on the conflicted issue. Conflict of interest issues are reviewed by the board's counsel.”

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

“Review and approval of the compensation package of the executive director has been assigned by the board of directors to the board's executive committee. The executive committee consists of the board chair, vice-chair, and treasurer, all of which are independent regarding the compensation issues. Compensation is based on comparability surveys and performance evaluations. All decisions regarding compensation are documented in meeting minutes.”

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

“The organization makes its governing documents, conflict of interest policy, and audited financial statements available to the public upon request.”

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

“HOME HEALTH CARE SERVICES - Total Revenue: 459255, Related or Exempt Function Revenue: 459255, Unrelated Business Revenue: , Revenue Excluded from Tax Under Sections 512, 513, or 514: ;”

Filing and Contact Details

Filer

Filer Name
Mayflower Retirement Center Inc
EIN
59-2617174
Phone
4076721620
Address
1620 Mayflower Court, Winter Park, FL 32792-2500

Signing Officer

Name
Steve Kramer
Title
Chief Executive Officer
Phone
4076721620
Signed
2025-11-03
Discuss with paid preparer
Yes

Organization Details

Formed
1973
Legal Domicile
Fl
Voting Board Members
12
Independent Board Members
11
Employees
476
Volunteers
100

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 III, Line 4D Description of other program services

“(Expenses $ 1,950,118 including grants of $)(Revenue $ 2,094,426) OTHER PROGRAM SERVICES: MEMORY SUPPORT - THE ORGANIZATION OFFERS 24 PRIVATE ROOMS IN A SECURE ENVIRONMENT DESIGNED TO SUPPORT INDIVIDUALS WITH VARIOUS MEMORY ISSUES UNDER AN ASSISTED LIVING LICENCE. DURING 2024, THERE WERE 6,985 RESIDENT DAYS. ALSO INCLUDES MISCELLANEOUS PROGRAM SERVICE REVENUE AND EXPENSES FROM MAYFLOWER HOME HEALTH AGENCY. THE HOME HEALTH AGENCY PROVIDES REHABILITATION THERAPY AND OTHER HOME HEALTH SERVICES TO THE RESIDENTS OF MAYFLOWER.”

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

“CHANGE IN BENEFICIAL INTEREST IN ASSETS HELD BY COMMUNITY FOUNDATION - 43031; HHA NET INCOME RECLASS - -45308; Total - -2277;”

Form 990, Part XII, Line 2C

“Oversight of the audit process has been delegated by the board of directors to the finance committee. The committee addresses the selection of the audit firm, approves the fees and reviews the audit results with the audit firm. This process is consistent with prior years.”

Financial Statement Notes

Schedule D, Part V, Line 4 Intended uses of endowment funds

“The endowment's investment policy is designed to allow the funds to be invested on a total return basis to maintain and, if possible, increase the real value of the funds, while at the same time providing a relatively steady level of distributions to the organization.”

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

“Mayflower is organized as a not-for-profit corporation under the laws of the state of florida and has been granted recognition of its tax-exempt status under section 501(c)(3) of the internal revenue code. Accordingly, income earned in furtherance of mayflower's tax-exempt purpose is exempt from federal and state income taxes. Mayflower home health is classified as a partnership for federal income tax purposes and provides services in collaboration with mayflower's tax exempt purpose. As such, income attributed to mayflower from the home health operations is tax-exempt. Accordingly, these consolidated financial statements include no provision or liability for income taxes.”

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

“Change in value of beneficial interest in community foundation - 43031 released from restricitions - -16466 hha revenue reclass - 162761”

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

“Hha expense reclass - 208069”

Schedule D, Part XII, Line 4(B) Other expenses in form 990 not in audited financial statements

“Released from restrictions - 16466”

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IRS990/ContractorCompensationGrp/ContractorName/BusinessName/BusinessNameLine1Txt0QUINCO ELECTRICAL INC
IRS990/ContractorCompensationGrp/ContractorName/BusinessName/BusinessNameLine1Txt1RING POWER CORPORATION
IRS990/ContractorCompensationGrp/ContractorName/BusinessName/BusinessNameLine1Txt2S&S ROOFING SYSTEMS INC
IRS990/ContractorCompensationGrp/ContractorName/BusinessName/BusinessNameLine1Txt3QUALITY CARE REHAB INC
IRS990/ContractorCompensationGrp/ContractorName/BusinessName/BusinessNameLine1Txt4ENVIRONMENTAL PAINTING ALTERNATIVES INC
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IRS990/Desc0INDEPENDENT LIVING - THE ORGANIZATION OFFERS 218 RESIDENTIAL APARTMENT UNITS RANGING FROM ONE BEDROOM TO TWO BEDROOM "GRANDES", 28 SINGLE-FAMILY VILLAS, AND 50 HYBRID APARTMENTS. THE MAYFLOWER OPERATES UNDER THE "CONTINUING CARE" CONCEPT IN WHICH RESIDENTS ENTER INTO AN OCCUPANCY AGREEMENT, WHICH REQUIRES PAYMENT OF A ONE-TIME ENTRANCE FEE AND A MONTHLY SERVICE FEE. GENERALLY, THESE PAYMENTS ENTITLE RESIDENTS TO THE USE AND PRIVILEGES OF THE MAYFLOWER FOR LIFE, INCLUDING CERTAIN NURSING SERVICES IN THE MAYFLOWER'S SKILLED NURSING FACILITY. THE OCCUPANCY AGREEMENT DOES NOT ENTITLE THE RESIDENTS TO AN INTEREST IN THE REAL ESTATE OR ANY PROPERTY OWNED BY THE MAYFLOWER. DURING THE CURENT YEAR, THERE WERE 104,271 RESIDENT DAYS. IN ADDITION, THE MAYFLOWER OFFERS AN EARLY ACCEPTANCE CONTRACT, WHICH ALLOWS THE RESIDENT TO REMAIN IN THEIR OWN HOME BUT HAVE THE GUARANTEE OF HEALTHCARE. DURING 2024, THERE WERE 5,666 RESIDENT DAYS UNDER THIS CONTRACT.
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