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John Mack Newtown

Court Approves $14.9 Million Chandler Hall Sale: What Happens to Its Quaker Mission and Community Services?

October 19, 2026 | Newtown Township, Pennsylvania

The Bucks County Orphans’ Court approved the $14.9 million sale and transfer of Chandler Hall Health Services’ operations to a for-profit buyer on October 19, following testimony that the longtime nonprofit senior-care community could otherwise face closure.

Key takeaway: Judge C. Theodore Fritsch Jr. granted the petition. The buyer committed to honoring existing resident agreements and continuing senior-care operations. Questions remain about community amenities and the disposition of donor-restricted charitable funds.

Why the Court Had to Approve the Sale

The case, Orphans’ Court No. 2026-E0610, concerns Chandler Hall Health Services Inc., a nonprofit continuing care retirement community on nearly 10 acres at 99 Barclay Street in Newtown Township. Because the transaction involves charitable assets, it required judicial review as well as review by the Pennsylvania Attorney General’s Charitable Trusts and Organizations Section.

Judge Fritsch referenced a September 2026 letter of no objection from the Attorney General’s office. The hearing summary lists September 15 in its transaction details and September 16 in its opening overview.

Financial Problems Behind the Sale

Chief Financial Officer Christine Landenberger testified that Chandler Hall was struggling with cash-flow constraints, recurring quarterly bond defaults, and substantial deferred capital improvements to facilities.

  • An eight-bed inpatient hospice facility produced significant losses and closed in 2023.
  • Post-COVID temporary nursing agency rates reportedly increased from about $45 to $90 per hour. Ms. Landenberger said that agency staffing usage has since returned to normal levels.
  • Without a sale, Landenberger testified, Chandler Hall lacked the resources to continue operating and would face closure.

How the $14.9 Million Deal Came Together

Chandler Hall’s board decided to pursue a sale in January 2025 and retained Continuum Advisors the following month. The marketing process reached more than 1,300 prospective buyers, generating more than 100 expressions of interest, five campus tours, and three letters of intent.

Citrine Investment Group initially offered $15.6 million. The final price fell to $14.9 million after tours identified further renovation needs. The summary identifies 99 Barclay PropCo, LLC as a real-estate holding entity and State 99 Barclay Op LLC as the purchasing/operating entity; the transaction involves Citrine and the transfer of operations. Attorney Peter Wilson said bondholders would accept a loss on outstanding debt in a short sale.

Citrine has engaged SilverWave Life Management, led by CEO Katie Klein-Smith, to manage operations after the sale.

What About Residents and Staff?

The court accepted the buyer’s commitments to honor existing resident agreements and entrance fees and continue senior-care services. Landenberger testified that leadership had not terminated any staff and that residents with active agreements would be protected under the transaction terms.

Reported occupancy at the hearing:
Facility Occupied / Total
Personal care units 35 / 38
Memory care beds Approximately 25 / 36
Independent living cottages 6 / 6
Lofts 1 / 4 (three need renovation)
Apartment building 15 / 21

Community Concerns: YMCA and Quaker Mission

Former Newtown Township Supervisor John Mack questioned the loss of community amenities and the preservation of Chandler Hall’s historic Quaker mission. The YMCA fitness and childcare operations have been told to vacate by December 31, 2026.

Landenberger said the YMCA lease required six months’ notice of nonrenewal by July 1 ahead of its December 31 expiration. The space is intended for campus resident amenities and expansion of independent living.

Newtown resident Charles Feuer asked the court to impose explicit restrictions on the for-profit buyer to preserve senior-care services and prevent commercial redevelopment.

What the Judge Decided

Judge Fritsch granted the petition approving the asset sale and operations transfer. According to the hearing summary, the order includes language intended to prevent improper diversion of charitable assets. The judge was to sign the submitted form of order.

What Happens to Donor-Restricted Funds?

The handling of donor-restricted charitable assets is a separate future court matter. Judge McGuffin is expected to preside. Judge Fritsch recused himself from that issue because his wife is a vice chair of the board of proposed recipient Pennswood Village.

The hearing summary states that remaining charitable assets, including restricted gifts and endowment funds, cannot simply pass to a private for-profit buyer and must be addressed consistently with their charitable purposes. Pennswood Village is identified as a proposed recipient, not as a court-approved final recipient.

Landenberger is expected to assist with the operational transition and dissolution of the existing Chandler Hall Health Services corporation.

Related Reading

Source: Chandler Hall Sale Court Hearing Summary, October 19, 2026, Orphans’ Court Case No. 2026-E0610. This article reports the hearing summary and does not independently establish final closing or execution of the court order.