Civic Intelligence

Kiawah Life Plan Village Inc

EIN 86-1250842 • 501(c)3 • Johns Island, SC

Profile

To establish, support, maintain, and operate, on a non-profit basis, aretirement center for people over the age of 62, together with related services that is located on kiawah island, south carolina

130 Gardeners Circle Pmb 124Johns Island, SC 29455

seafields.com

Siviq Scores

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

Liabilities / Assets

91st percentile

0.99x

Higher debt load relative to assets than 91% of similar nonprofits.

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

Liabilities / Revenue

Score unavailable

No value available

Liabilities-to-revenue requires both liabilities and revenue on the latest valid filing.

Source year 2024

Net Margin

Score unavailable

No value available

Net margin requires both revenue and expenses on the latest valid filing.

Source year 2024

Top Officer Pay

51st percentile

$495,471

Higher top officer pay than 51% of similar nonprofits.

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

Asset Growth

49th percentile

5.7%

Faster asset growth than 49% of similar nonprofits.

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

Revenue Growth

Score unavailable

No value available

A valid growth rate could not be computed from the available filing history.

Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets91st percentile

Assets

Up

$229,758,510

Up $12,337,200 (+5.7%) from 2023

Liabilities

Up

$226,758,510

Up $9,337,200 (+4.3%) from 2023

Net Assets

Up

$3,000,000

Up $3,000,000 from 2023

Operations
Liabilities / RevenueScore unavailableNet MarginScore unavailable

Revenue

Flat

$0

Flat from 2023

Expenses

Flat

$0

Flat from 2023

Net Income

Flat

$0

Flat from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth49th percentile

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

$300M$200M$100M$0Assets 2021: $24,640,319Liabilities 2021: $24,640,319Net Assets 2021: $02021Assets 2022: $32,741,113Liabilities 2022: $32,741,113Net Assets 2022: $02022Assets 2023: $217,421,310Liabilities 2023: $217,421,310Net Assets 2023: $02023Assets 2024: $229,758,510Liabilities 2024: $226,758,510Net Assets 2024: $3,000,0002024

Highlighted filing

2024

Assets$229,758,510
Liabilities$226,758,510
Net Assets$3,000,000
Open 2024 Filing

Operations Trend

Revenue GrowthScore unavailable

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

$0Revenue 2021: $0Expenses 2021: $0Net Income 2021: $02021Revenue 2022: $0Expenses 2022: $0Net Income 2022: $02022Revenue 2023: $0Expenses 2023: $0Net Income 2023: $02023Revenue 2024: $0Expenses 2024: $0Net Income 2024: $02024

Highlighted filing

2024

Revenue$0
Expenses$0
Net Income$0
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
$229,758,510
Liabilities
$226,758,510
Net assets
$3,000,000
Revenue
$0
Expenses
$0
Net income
$0
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$230$227$3.00$0.00$0.00$0.00
2023Detailed filing. Detailed filing data is available for this year.$217$217$0.00$0.00$0.00$0.00
2022Detailed filing. Detailed filing data is available for this year.$32.7$32.7$0.00$0.00$0.00$0.00
2021Detailed filing. Detailed filing data is available for this year.$24.6$24.6$0.00$0.00$0.00$0.00
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Oct 15, 2025
Return Version
2024v5.2
Gross Receipts
$0
Mission and Program Overview

Mission

To establish, support, maintain, and operate, on a non-profit basis, aretirement center for people over the age of 62, together with related services that is located on kiawah island, south carolina

To maintain, and operate, on a non-profit basis, a retirement center for people over the age of 62.

Balance Sheet Detail
LineBeginningEndChange
Assets
Savings and Temporary Cash Investments$174,966,347$114,804,626▼ $60,161,721
Land, Buildings, and Equipment, Net$42,454,963$113,697,137▲ $71,242,174
Prepaid Expenses and Deferred Charges-$1,256,747-
Total Assets$217,421,310$229,758,510▲ $12,337,200
Liabilities
Tax Exempt Bond Liabilities$190,983,763$192,657,887▲ $1,674,124
Unsecured Notes Loans Payable$19,460,000$19,460,000→ $0
Accounts Payable and Accrued Expenses$6,977,547$7,879,412▲ $901,865
Other Liabilities$0$6,761,211▲ $6,761,211
Total Liabilities$217,421,310$226,758,510▲ $9,337,200
Net Assets / Fund Balance
Net Assets Without Donor Restrictions-$3,000,000-
Total Net Assets Fund Balance$0$3,000,000▲ $3,000,000
Total Liabilities and Net Assets / Fund Balance$217,421,310$229,758,510▲ $12,337,200

Asset Categories

AssetBook ValueDepreciationBasis
Other Land Buildings$105,293,092-$105,293,092
Land$8,404,045-$8,404,045
Compensation and Service Providers
Top Officer Pay51st percentile

Board Members and Trustees

NameTitle
Patrick J Kelly MdBoard Chair
Sarah Eh TiptonCEO/president
Joanne HillBoard Vice Chair
Aaron D RoopSr. Vice President
Mark PermarBoard Member
Robert VingiBoard Member
Todd LillibridgeBoard Member
Arthur BaronBoard Member (until 11/24)
Brian HussainBoard Secretary/treasurer
Kimberly BortsExecutive Director
Lynne L KerrisonEvp/CFO
Walter BoomerSecretary (until 11/24)
Barbara McduffieTreasurer (until 11/24)

Highest Paid Contractors

ContractorServicesLocationCompensation
Brp Senior Housing Management LLCConstruction Management/development Fees315 SOUTH BEVERLY DR, Beverly Hills, CA 90212$2,283,673
Balfour Beatty ConstructionContractor Fee1930 CAMDEN RD SUITE 280, Charlotte, NC 28203$1,248,909
Ssp Kiawah Holdings Llckiawah Real EstMarketing1 KIAWAH ISLAND PKWY, Kiawah Island, SC 29455-5650$396,761
Burr & Forman LLPLegal FeesPO BOX 11390, Columbia, SC 29211-1390$277,076
Webster Rodgers LLPAccounting/bookkeeping/audit/tax1411 2ND LOOP RD, Florence, SC 29505-2801$117,315
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$0
Investment Income
$0
Other Revenue
$0
Change in Net Assets
$0

Audited Revenue Reconciliation

Revenue per Audited Statements
$0
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$0
Total Revenue per Audited Statements
$0
Total Revenue per Form 990
$0
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Grants and Similar Amounts Paid$0
Other Expenses$0
Professional Fundraising Fees$0
Salaries, Compensation, and Employee Benefits$0
Total Fundraising Expense$0

Audited Expense Reconciliation

Line ItemAmount
Expenses Not Reported on Financial Statements$0
Expenses Not Reported on Form 990$0
Expenses per Audited Statements$0
Total Expenses per Audited Statements$0
Total Expenses per 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
Refundable Deposits$6,752,728
Due to Affiliates$8,483

Bond Issues

BondIssuerIssuedIssue PricePurpose
ASouth Carolina Jobs-economic Development Authority2023-11-15$197,240,000TO FINANCE STARTUP COSTS

Bond Proceeds

BondTotal ProceedsSpentRetiredIssuance Costs
A$194,778,950$190,883,371-$3,895,579

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
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
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
No
Other officer compensation reviewed
No
Conflict-of-interest policy
Yes
Audited financial statements prepared
No
Key decisions subject to board approval
No
Management duties delegated
No

Governance Explanations

Form 990, Part VI, Section A, Line 4

“The composition of the board of directors will be no less than three, nor more than seven. Directors shall be elected for a term of office of three years and may be re-elected for an additional term of three years. The directors shall be appointed by the board of directors of bishop gadsden episcopal retirement community, a south carolina 501(c)(3) nonprofit corporation.”

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

“An internal review was performed by the organization's administrative team. A copy of form 990 was provided to the governing body for their review before filing the form 990 with the internal revenue service.”

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

“All members of the board of trustees are required to complete a conflict of interest statement annually. The policy covers families and business relationships as potential sources of conflict. After the statements are turned in, they are reviewed by the chairman of the board and the president/ceo. Should a conflict be noted, the chairman and president/ceo either ask the board member to resolve the conflict or recuse him or herself from voting on matters where the conflict exists.”

Form 990, Part VI, Section C, Line 19

“The conflict of interest policy and the financial statements are made available to the public upon request. The financial statements are also posted on the organization's website.”

PART VII: COMPENSATION FROM RELATED ORGANIZATION

“Compensation reported on part vii, columns (e) and (f) are paid from the related organization, bishop gadsden episcopal retirement community ("bgerc"). Bgerc files all required employment tax returns under its ein 57-0337132.”

Filing and Contact Details

Filer

Filer Name
Kiawah Life Plan Village Inc
EIN
86-1250842
Phone
8434066298
Address
130 GARDENERS CIRCLE PMB 124, JOHNS ISLAND, SC 29455
Doing Business As
Seafields by Bishop Gadsden

Signing Officer

Name
Sarah Tipton
Title
President/CEO
Phone
8434066298
Signed
2025-10-15
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Sarah Tipton
Formed
2020
Legal Domicile
Sc
Voting Board Members
6
Independent Board Members
6
Employees
0
Volunteers
6

Preparer

Firm
Baker Tilly Advisory Group Lp
Address
1570 FRUITVILLE PIKE SUITE 400, LANCASTER, PA 17601
Preparer
Kerri N Bogda
Phone
7177404863
Supplemental Narrative

Additional Explanations

FORM 990, PART XI, LINE 9:

“Transfer from affiliate 3,000,000.”

Financial Statement Notes

PART X, LINE 2:

“Seafields is exempt from federal income taxes under section 501(c)(3) of the internal revenue code except on net income derived from unrelated business income for the year ending december 31, 2024. Seafields is generally not exposed to interest and penalties related to income taxes. When applicable, seafields recognizes interest and penalties paid related to tax obligations and benefits in general and administrative expenses. Seafields files information returns in the u.s. Federal jurisdiction and the state of south carolina.”

Raw XML AppendixShowing 400 of 575 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/Desc0KIAWAH LIFE PLAN VILLAGE, INC. (SEAFIELDS) WAS FORMED FOR THE PURPOSE OF LAND ACQUISTION, INITIAL SITE WORK, MARKETING, AND DEVELOPMENT WITH RESPECT TO A LIFE-PLAN OR CONTINUING CARE RETIREMENT COMMUNITY (CCRC) ON APPROXIMATELY 8 ACRES LOCATED IN THE TOWN OF KIAWAH ISLAND, SOUTH CAROLINA. BISHOP GADSDEN EPISCOPAL COMMUNITIES (BGEC), A TAX-EXEMPT NOT-FOR-PROFIT CORPORATION, EFFECTIVE NOVEMBER 8, 2024, BECAME THE CONTROLLING AND SUPPORTING ORGANIZATION OF SEAFIELDS, AS A RESULT OF AN AFFILIATION. SEAFIELDS WILL CONSIST OF 88 INDEPENDENT LIVING UNITS, 16 ASSISTED LIVING UNITS AND PROVIDE SKILLED NURSING SERVICES FOR ITS RESIDENTS THROUGH AN AGREEMENT WITH BISHOP GADSDEN EPISCOPAL RETIREMENT COMMUNITY (BISHOP GADSDEN). SEAFIELDS COMMENCED PROJECT CONSTRUCTION OPERATIONS ON AUGUST 16, 2021 WITH CONSTRUCTION ANTICIPATED TO BE COMPLETED IN NOVEMBER 2025 AND IS MARKETED AS "SEAFIELDS BY BISHOP GADSDEN".
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IRS990/Form990PartVIISectionAGrp/TitleTxt4BOARD MEMBER
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IRS990/MissionDesc0TO ESTABLISH, SUPPORT, MAINTAIN, AND OPERATE, ON A NON-PROFIT BASIS, A RETIREMENT CENTER FOR PEOPLE OVER THE AGE OF 62, TOGETHER WITH RELATED SERVICES THAT IS LOCATED ON KIAWAH ISLAND, SOUTH CAROLINA.
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IRS990ScheduleD/SupplementalInformationDetail/ExplanationTxt0SEAFIELDS IS EXEMPT FROM FEDERAL INCOME TAXES UNDER SECTION 501(C)(3) OF THE INTERNAL REVENUE CODE EXCEPT ON NET INCOME DERIVED FROM UNRELATED BUSINESS INCOME FOR THE YEAR ENDING DECEMBER 31, 2024. SEAFIELDS IS GENERALLY NOT EXPOSED TO INTEREST AND PENALTIES RELATED TO INCOME TAXES. WHEN APPLICABLE, SEAFIELDS RECOGNIZES INTEREST AND PENALTIES PAID RELATED TO TAX OBLIGATIONS AND BENEFITS IN GENERAL AND ADMINISTRATIVE EXPENSES. SEAFIELDS FILES INFORMATION RETURNS IN THE U.S. FEDERAL JURISDICTION AND THE STATE OF SOUTH CAROLINA.
IRS990ScheduleD/SupplementalInformationDetail/FormAndLineReferenceDesc0PART X, LINE 2:
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IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/PersonNm0SARAH EH TIPTON
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/PersonNm1LYNNE L KERRISON
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/PersonNm2AARON D ROOP
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/PersonNm3KIMBERLY BORTS
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TitleTxt0CEO/PRESIDENT
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IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TitleTxt2SR. VICE PRESIDENT
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TitleTxt3EXECUTIVE DIRECTOR
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IRS990ScheduleJ/SupplementalInformationDetail/ExplanationTxt0TO ENSURE COMPENSATION IS WITHIN FAIR MARKET VALUE FOR THE SENIOR LIVING INDUSTRY, THE BOARD OF TRUSTEES REVIEWS 990 DATA AND ASSOCIATION PUBLICATIONS. THE BOARD ALSO QUESTIONS LEADING CONSULTANTS IN OUR INDUSTRY AND PERFORMS SALARY REVIEWS. A FORMAL COMPENSATION STUDY WAS PERFORMED FOR TOP EXECUTIVES IN 2022, WITH BOARD APPROVAL FOR COMPENSATION THAT WENT INTO EFFECT ON JANUARY 1, 2023. ALL DISCUSSIONS REGARDING COMPENSATION ARE DOCUMENTED IN BOARD MINUTES. SARAH E.H. TIPTON IS THE CHIEF EXECUTIVE OFFICER/PRESIDENT OF BISHOP GADSDEN EPISCOPAL RETIREMENT COMMUNITY ("BGERC") AND IS COMPENSATED BY BGERC WHICH IS A RELATED ENTITY OF KIAWAH LIFE PLAN, INC. LYNNE L. KERRISON IS THE CHIEF FINANCIAL OFFICER/EVP OF BISHOP GADSDEN EPISCOPAL RETIREMENT COMMUNITY ("BGERC") AND IS COMPENSATED BY BGERC WHICH IS A RELATED ENTITY OF KIAWAH LIFE PLAN, INC. BGERC FILES ALL REQUIRED EMPLOYMENT TAX RETURNS UNDER ITS EIN 57-0337132.
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