Nonprofit · EIN 91-1261904
EASTSIDE RETIREMENT ASSOCIATION
Tax-exempt · REDMOND, WA 98052
Financials
| Year ended | Form | Revenue | Expenses | Net income | Total assets | Liabilities | Net assets |
|---|---|---|---|---|---|---|---|
| December 31, 2025 | 990 | $64,141,718 | $51,462,013 | $12,679,705 | $399,968,696 | $263,626,905 | $136,341,791 |
| December 31, 2024 | 990 | $55,444,942 | $40,276,177 | $15,168,765 | $367,807,951 | $252,053,017 | $115,754,934 |
| December 31, 2023 | 990 | $47,341,332 | $35,515,353 | $11,825,979 | $351,659,108 | $252,605,278 | $99,053,830 |
Financial details: 990 for the year ended December 31, 2025
Revenue
- Contributions, gifts and grants
- $505,912
- Program service revenue
- $51,423,116
- Investment income
- $12,004,526
- Net rental income
- $163,224
- Net gain from sales of assets
- $7,297,699
- Tax-exempt bond proceeds
- $368,929
- Other revenue
- $208,164
Expenses
- Grants and similar amounts paid
- $4,133,628
- Other salaries and wages
- $14,571,510
- Salaries, compensation and benefits (total)
- $19,669,566
- Professional fundraising fees
- $0
- Legal fees
- $212,260
- Accounting fees
- $90,626
- Occupancy
- $2,160,068
- Travel
- $41,707
- Depreciation
- $11,625,672
- Program services (functional)
- $44,515,365
- Management and general (functional)
- $6,946,648
Balance sheet and other
- Total assets, start of year
- $367,807,951
- Total assets, end of year
- $399,968,696
- Total liabilities, end of year
- $263,626,905
- Net assets, end of year
- $136,341,791
- Land, buildings and equipment
- $210,436,196
- Publicly traded securities
- $131,052,077
- Net assets without donor restrictions
- $130,094,280
- Net assets with donor restrictions
- $6,247,511
- Gross receipts
- $88,278,355
- Employees
- 412
- Volunteers
- 12
- Year formed
- 1992
- State of legal domicile
- WA
From the e-filed returns the IRS publishes as XML (latest three processing years; amended returns replace the original). PDF copies at the IRS.
Officers, directors and key employees
As listed on the 990 for the year ended December 31, 2025, highest compensation first.
| Name | Title | Hours / week | Compensation | From related orgs | Other / benefits |
|---|---|---|---|---|---|
| LISA HARDY CHIEF | STRATEGY OFFICER (THROUGH MAY 2025) Officer | 15 | $0 | $492,200 | $15,503 |
| DENISA FEDDERSEN | CFO Officer | 15 | $0 | $336,511 | $23,116 |
| RONALD D SCHAEFER PRESIDENT | & CEO (AS OF SEPTEMBER 2025) Officer | 15 | $0 | $304,909 | $4,317 |
| AL CHAMBARD | INTERIM CEO (THROUGH SEPTEMBER 2025) Officer | 15 | $0 | $258,229 | $0 |
| CINDY LEUNG | SALES & MARKETING DIRECTOR Highest-paid employee | 50 | $167,127 | $0 | $36,651 |
| GWENDLELYN DAVID | DIRECTOR OF NURSING SERVICES Highest-paid employee | 50 | $159,834 | $0 | $24,508 |
| ELIZABETH AZCONA | REGISTERED NURSE Highest-paid employee | 50 | $162,068 | $0 | $20,640 |
| KAYLA STEILEN | MARKETING ASSOCIATE Highest-paid employee | 50 | $156,110 | $0 | $12,384 |
| BERNADETTE KAMARI | LICENSED PRACTICAL NURSE Highest-paid employee | 50 | $142,317 | $0 | $14,581 |
| DWIGHT WHITING | CHAIR Trustee or director, Officer | 2 | $0 | $0 | $0 |
| JILL GUERNSEY | VICE CHAIR Trustee or director, Officer | 1 | $0 | $0 | $0 |
| DAPHNE SCHNEIDER | SECRETARY Trustee or director, Officer | 1 | $0 | $0 | $0 |
| DAVID HUDSON | TREASURER Trustee or director, Officer | 1 | $0 | $0 | $0 |
| KAREN COHOE | DIRECTOR Trustee or director | 1 | $0 | $0 | $0 |
| ROBERT CRIST | DIRECTOR (THROUGH APRIL 2025) Trustee or director | 1 | $0 | $0 | $0 |
6 more people on this return
| Name | Title | Hours / week | Compensation |
|---|---|---|---|
| JEFF JONES | DIRECTOR Trustee or director | 1 | $0 |
| STEPHANIE MARSHALL | DIRECTOR Trustee or director | 1 | $0 |
| DEWAYNE MCMULLIN | DIRECTOR Trustee or director | 1 | $0 |
| UCHE OKEZIE | DIRECTOR Trustee or director | 1 | $0 |
| JUDY RICHARDSON | DIRECTOR Trustee or director | 1 | $0 |
| DANNA VANHORN | DIRECTOR Trustee or director | 1 | $0 |
990 for the year ended December 31, 2024: 23 people
| Name | Title | Hours / week | Compensation | From related orgs | Other / benefits |
|---|---|---|---|---|---|
| LISA HARDY | PRESIDENT & CEO (THROUGH DEC 2024) Officer | 15 | $0 | $643,917 | $51,536 |
| DENISA FEDDERSON | CFO (AS OF JANUARY 2024) Officer | 15 | $0 | $291,243 | $12,893 |
| KAY WALLIN VP OF MARKETING | PUBLIC RELATIONS (THROUGH JUNE 2024) Officer | 22.5 | $0 | $273,962 | $22,107 |
| ELIZABETH AZCONA | REGISTERED NURSE/RN Highest-paid employee | 50 | $184,683 | $0 | $21,536 |
| JAMILYNN BLOODWORTH | HEALTH SERVICES ADMINISTRATOR Highest-paid employee | 50 | $165,186 | $0 | $6,215 |
| JOANNE O'NEILL | CERTIFIED NURSING ASSISTANT Highest-paid employee | 50 | $147,199 | $0 | $13,408 |
| CHRISTOPHER SWEDISH | DIRECTOR OF FACILITIES Highest-paid employee | 50 | $150,655 | $0 | $223 |
| BERNADETTE KAMARI | LICENSED PRACTICAL NURSE Highest-paid employee | 50 | $132,853 | $0 | $13,289 |
| DIANA JAMISON | CFO (THROUGH JANUARY 2024) Officer | 20 | $0 | $105,944 | $1,620 |
| SANDRA COOK VP OF MARKETING | & PUBLIC RELATIONS (AS OF JULY 2024) Officer | 22.5 | $0 | $96,305 | $364 |
| AL CHAMBARD | INTERIM CEO (AS OF NOVEMBER 2024) Officer | 15 | $0 | $79,153 | $0 |
| DWIGHT WHITING | CHAIR Trustee or director, Officer | 2 | $0 | $0 | $0 |
| DAPHNE SCHNEIDER | VICE CHAIR Trustee or director, Officer | 1 | $0 | $0 | $0 |
| DANNA VANHORN | SECRETARY Trustee or director, Officer | 1 | $0 | $0 | $0 |
| DAVID HUDSON | TREASURER Trustee or director, Officer | 1 | $0 | $0 | $0 |
| KAREN COHOE | DIRECTOR Trustee or director | 1 | $0 | $0 | $0 |
| ROBERT CRIST | DIRECTOR Trustee or director | 1 | $0 | $0 | $0 |
| JILL GUERNSEY | DIRECTOR Trustee or director | 1 | $0 | $0 | $0 |
| JEFF JONES | DIRECTOR Trustee or director | 1 | $0 | $0 | $0 |
| GARY KING | DIRECTOR Trustee or director | 1 | $0 | $0 | $0 |
| STEPHANIE MARSHALL | DIRECTOR Trustee or director | 1 | $0 | $0 | $0 |
| DEWAYNE MCMULLIN | DIRECTOR Trustee or director | 1 | $0 | $0 | $0 |
| JUDY RICHARDSON | DIRECTOR Trustee or director | 1 | $0 | $0 | $0 |
990 for the year ended December 31, 2023: 20 people
| Name | Title | Hours / week | Compensation | From related orgs | Other / benefits |
|---|---|---|---|---|---|
| LISA HARDY | PRESIDENT & CEO Officer | 15 | $0 | $611,907 | $47,165 |
| DIANA JAMISON | CFO Officer | 20 | $0 | $315,555 | $16,442 |
| KAY WALLIN | VP MARKETING & PUBLIC RELATIONS Officer | 22.5 | $0 | $244,504 | $22,135 |
| ELIZABETH AZCONA | REGISTERED NURSE/RN Highest-paid employee | 50 | $172,517 | $0 | $19,092 |
| JOANNE O'NEILL | CERTIFIED NURSING ASSISTANT Highest-paid employee | 50 | $174,600 | $0 | $16,407 |
| JACQUELINE CLAESSENS | MARKETING DIRECTOR Highest-paid employee | 50 | $154,749 | $0 | $18,191 |
| KRISTINA BOYD | DIRECTOR OF NURSING SERVICES Highest-paid employee | 50 | $146,256 | $0 | $18,521 |
| CHRISTOPHER SWEDISH | DIRECTOR OF FACILITIES Highest-paid employee | 50 | $140,451 | $0 | $237 |
| DWIGHT WHITING | CHAIR Trustee or director, Officer | 2 | $0 | $0 | $0 |
| DAPHNE SCHNEIDER | VICE CHAIR Trustee or director, Officer | 1 | $0 | $0 | $0 |
| DANNA VANHORN | SECRETARY Trustee or director, Officer | 1 | $0 | $0 | $0 |
| DAVID HUDSON | TREASURER Trustee or director, Officer | 1 | $0 | $0 | $0 |
| KAREN COHOE | DIRECTOR Trustee or director | 1 | $0 | $0 | $0 |
| ROBERT CRIST | DIRECTOR Trustee or director | 1 | $0 | $0 | $0 |
| JILL GUERNSEY | DIRECTOR Trustee or director | 1 | $0 | $0 | $0 |
| JEFF JONES | DIRECTOR Trustee or director | 1 | $0 | $0 | $0 |
| GARY KING | DIRECTOR Trustee or director | 1 | $0 | $0 | $0 |
| STEPHANIE MARSHALL | DIRECTOR Trustee or director | 1 | $0 | $0 | $0 |
| DEWAYNE MCMULLIN | DIRECTOR Trustee or director | 1 | $0 | $0 | $0 |
| JUDY RICHARDSON | DIRECTOR Trustee or director | 1 | $0 | $0 | $0 |
Address and contacts
- Address (IRS master file)
- 10901 176TH CIR NE, REDMOND, WA 98052-7218
- In care of
- % ALLAN CHAMBARD
- Principal officer (990 for 2025)
- RONALD D SCHAEFER, 10901 176TH CIRCLE NE, REDMOND, WA 98052
- Signed the 990
- RONALD D SCHAEFER, PRESIDENT & CEO
- Phone
- (425) 556-8100
- Website
- WWW.EMERALDHEIGHTS.COM
- Return prepared by
- CLIFTONLARSONALLEN LLP
Mission
EMERALD HEIGHTS 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 ON THE EASTSIDE OF PUGET SOUND, 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. EMERALD HEIGHTS IS OPERATED TO FULFILL ITS MISSION OF SERVICE WHILE REMAINING TRUE TO ITS CORE VALUES OF INTEGRITY, STEWARDSHIP, EMPOWERMENT, FAITH, CHANGE AND CHOICE. THE ORGANIZATION IS OWNED AND OPERATED BY EASTSIDE RETIREMENT ASSOCIATION. THE ASSOCIATION'S BOARD OF DIRECTORS IS COMPRISED OF LOCAL COMMUNITY MEMBERS, EMERALD HEIGHTS' RESIDENTS AND HERON'S KEY RESIDENT, ALL DEDICATED TO THE MISSION OF EMERALD HEIGHTS AND TO ENSURE IT CONTINUES TO MAINTAIN ITS HIGH STANDARDS OF EXCELLENCE AND REMAINS FINANCIALLY SOUND.
Program accomplishments
- INDEPENDENT LIVING SENIOR HOUSING AND SERVICES: EASTSIDE RETIREMENT ASSOCIATION (DBA: EMERALD HEIGHTS) PROVIDES SAFE AND SECURE SENIOR HOUSING AND SERVICES TO APPROXIMATELY 564 INDEPENDENT LIVING RESIDENTS IN THE ORGANIZATION'S 375 APARTMENTS. THE ORGANIZATION PROVIDES MANY SUPPORT SERVICES, INCLUDING MEAL SERVICES PROVIDED IN A CENTRAL DINING ROOM, FITNESS AND EXERCISE CLASSES, EQUIPMENT AND SWIMMING POOL, WELLNESS PROGRAMS, SOCIAL PROGRAMS, A WIDE VARIETY OF RESIDENT ACTIVITIES, BOTH ON SITE AND OTHER LOCATIONS, TRANSPORTATION TO MEDICAL APPOINTMENTS AND GROCERY STORES, BANKS, AND SPECIAL ACTIVITIES, SPIRITUAL SERVICES, CHAPEL AND AN ON-SITE CHAPLAIN. ALL RESIDENTS HAVE UNLIMITED ACCESS TO ASSISTED LIVING AND SKILLED NURSING HEALTH CARE.(CONTINUED IN SCHEDULE O)EMERALD HEIGHTS WAS FINANCED WITH BONDS ISSUED BY THE WASHINGTON STATE HOUSING FINANCE COMMISSION. THROUGH A SEPARATE REGULATORY AGREEMENT WITH THE WASHINGTON STATE HOUSING FINANCE COMMISSION, EMERALD HEIGHTS HAS SET ASIDE 25% OF ALL UNITS FOR LOWER-INCOME HOUSEHOLDS AS DEFINED BY THE COMMISSION. EMERALD HEIGHTS IS A TYPE A EXTENSIVE CONTRACT LIFE PLAN RETIREMENT COMMUNITY. AS A TYPE A FACILITY IN THE STATE OF WASHINGTON, NO RESIDENT OF EMERALD HEIGHTS MAY UTILIZE TAX-PAYER FUNDED PUBLIC ASSISTANCE PROGRAMS SUCH AS MEDICAID. EMERALD HEIGHTS 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. EMERALD HEIGHTS PROVIDES OPPORTUNITIES FOR RESIDENTS AND STAFF TO INTERACT WITHIN THE EMERALD HEIGHTS COMMUNITY, THE GREATER REDMOND COMMUNITY AND BEYOND BY ESTABLISHING JOINT RESIDENT/STAFF COMMITTEES, ESTABLISHING CLOSE TIES WITH COMMUNITY FACILITIES SUCH AS REDMOND HIGH SCHOOL, AND DEVELOPING COMMUNITY OUTREACH SERVICES AND PROGRAMS CONSISTENT WITH ITS MISSION. EMERALD HEIGHTS 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.Expenses $30,743,098 · grants $4,133,628 · revenue $43,665,421
- SKILLED NURSING HOUSING, SERVICES AND HEALTH CARE: EMERALD HEIGHTS HAS 61 SKILLED NURSING BEDS THAT PROVIDE HOUSING, CARE AND NURSING SERVICES TO RESIDENTS THAT NEED THIS HIGHER LEVEL OF CARE. SERVICES IN THIS AREA MAY BE SHORT TERM TO PROVIDE NEEDED CARE TO REHABILITATE AFTER AN ILLNESS OR INJURY. THE SKILLED NURSING FACILITY ALSO PROVIDES LONG-TERM CUSTODIAL CARE FOR THOSE RESIDENTS NEEDING THIS HIGHER LEVEL OF HEALTH CARE. ROOM AND BOARD ARE PROVIDED AT THE RATE THE RESIDENT WOULD PAY IF THEY REMAINED IN THEIR PRIVATE RESIDENTIAL UNIT PLUS THE COST OF RECEIVING ADDITIONAL MEALS. A WIDE VARIETY OF HEALTH CARE, SUPPORT SERVICES, SOCIAL AND PROGRAM ACTIVITIES ARE AVAILABLE TO ASSIST AND CARE FOR RESIDENTS. SOME OF THESE SERVICES ARE PROVIDED AT ADDITIONAL COST TO THE RESIDENT.Expenses $9,632,574 · revenue $5,411,872
- ASSISTED LIVING HOUSING, SERVICES AND HEALTH CARE: EMERALD HEIGHTS HAS 70 ASSISTED LIVING APARTMENTS THAT PROVIDE LONG-TERM HOUSING AND SERVICES TO RESIDENTS THAT NEED MORE CARE THAN INDEPENDENT LIVING RESIDENTS. ROOM AND BOARD ARE PROVIDED AT THE RATE THE RESIDENT WOULD PAY IF THEY REMAINED IN THEIR PRIVATE RESIDENTIAL UNIT PLUS THE COST OF RECEIVING ADDITIONAL MEALS. A WIDE VARIETY OF SUPPORT SERVICES ARE AVAILABLE TO ASSIST WITH ACTIVITIES OF DAILY LIVING AND MEMORY CARE FOR THOSE RESIDENTS WITH DEMENTIA. SOCIAL AND PROGRAM ACTIVITIES ARE PROVIDED. SOME OF THESE SERVICES ARE PROVIDED AT ADDITIONAL COST TO THE RESIDENT.Expenses $4,139,693 · revenue $2,345,823
What it must file and when
IRS records say it files Form 990 or 990-EZ. Based on its last return; a smaller organization may file the 990-N. Its accounting year ends in December, so each return is due on the 15th day of the 5th month after that.
| Tax year | Year ended | Due | IRS public records |
|---|---|---|---|
| 2025 | December 31, 2025 | May 15, 2026 | 990 on file |
| 2024 | December 31, 2024 | May 15, 2025 | 990 on file |
| 2023 | December 31, 2023 | May 15, 2024 | 990 on file |
IRS record
- EIN
- 91-1261904
- Tax-exempt status
- 501(c)(3): Charitable, religious, educational or scientific organization
- Foundation status
- Publicly supported organization (509(a)(2))
- Donations deductible (Pub 78)
- Public charity, 50% deduction limit
- Exempt since
- 1984
- Accounting year ends
- December
- Files
- Form 990 or 990-EZ
- Category (NTEE)
- Human services (P750)
- Assets (IRS master file)
- $399,968,696
- Income (IRS master file)
- $88,278,355
Filing history
| Form | Year ended | Revenue | Expenses | Assets | Return |
|---|---|---|---|---|---|
| 990 | December 2025 | $64,141,718 | $51,462,013 | $399,968,696 | XML |
| 990 | December 2024 | $55,444,942 | $40,276,177 | $367,807,951 | XML |
| 990 | December 2023 | $47,341,332 | $35,515,353 | $351,659,108 | XML |
| 990 | December 2022 | $40,431,996 | $31,712,035 | $231,812,858 | IRS |
| 990 | December 2021 | – | – | – | IRS |
| 990 | December 2020 | – | – | – | IRS |
| 990 | December 2018 | – | – | – | IRS |
| 990 | December 2017 | – | – | – | IRS |
990-N: the IRS bulk file holds only the latest e-Postcard per organization; earlier years come from archived copies of that file since 2020 and can have gaps (the IRS e-Postcard search lists every one). 990, 990-EZ, 990-PF, 990-T: every e-filed return in the IRS e-file index since 2019; XML for the latest three processing years, amounts from the IRS Statistics of Income extracts before that. PDF copies and determination letters at the IRS (search EIN 91-1261904).
Questions about EASTSIDE RETIREMENT ASSOCIATION
- What is the EIN of EASTSIDE RETIREMENT ASSOCIATION?
- The employer identification number (EIN) of EASTSIDE RETIREMENT ASSOCIATION is 91-1261904.
- Is EASTSIDE RETIREMENT ASSOCIATION tax-exempt?
- Yes. The IRS lists it as tax-exempt under section 501(c)(3) since 1984.
- Are donations to EASTSIDE RETIREMENT ASSOCIATION tax-deductible?
- Yes. It is listed in IRS Publication 78 (Public charity, 50% deduction limit).
- Which annual return does EASTSIDE RETIREMENT ASSOCIATION file?
- Form 990 or 990-EZ. Based on its last return; a smaller organization may file the 990-N.
- When is the next return of EASTSIDE RETIREMENT ASSOCIATION due?
- The return for tax year 2026 (the year ending December 31, 2026) is due May 17, 2027. Form 8868 extends it by six months; the 990-N cannot be extended.
- When did EASTSIDE RETIREMENT ASSOCIATION last file with the IRS?
- The latest return in the IRS public files is the 990 for the year ended December 2025.
- Who is the principal officer of EASTSIDE RETIREMENT ASSOCIATION?
- The 990 for the year ended December 31, 2025 names RONALD D SCHAEFER.
- Who are the officers and directors of EASTSIDE RETIREMENT ASSOCIATION?
- The 990 for the year ended December 31, 2025 lists 21 people; 5 received compensation from the organization.
- How much revenue does EASTSIDE RETIREMENT ASSOCIATION have?
- On its 990 for the year ended December 31, 2025 it reported revenue of $64,141,718, expenses of $51,462,013 and total assets of $399,968,696 at year end.
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