2025-11-03T08:05:24-00:00 2024-12-31 990 2024-01-01 381387145 Presbyterian Villages of Michigan PRES 25200 Telegraph Rd Suite 400 Southfield MI 48033 Tyler Luce Sr VP of Finance 2025-10-30 false 2024 2025-03-06 01:10:19Z Tyler Luce 25200 Telegraph Rd Suite 400 Southfield MI 48033 22413422 false X pvm.org X 1945 MI Guided by our Christian heritage, we serve seniors of all faiths creating new possibilities for quality living. 21 20 927 50 0 12594717 15271161 5330820 5373599 326014 683324 709352 404465 18960903 21732549 0 0 5478809 5432833 0 0 4649882 6593191 10128691 12026024 8832212 9706525 49284700 44240487 8903718 11571338 40380982 32669149 Guided by our Christian heritage, we serve seniors of all faiths creating new possibilities for quality living. false false 4052766 21732549 A non-profit faith-based organization that sponsors, develops, advocates, operates and manages diverse services, programs, care and facilities for older adults touching the lives of approximately 10,000 persons 4052766 true false false false false false false false false false true false true true true true false true false false false false false false false false false false false true true false false false false false false false false false false false false false false true true false false false true X 137 0 true 927 true false false false false false false false false false false false false X 21 20 false false false false false false false true true false false true true true true true true true true false MI X X Presbyterian Villages of Michigan 2482812020 25200 Telegraph Rd Suite 400 Southfield MI 48033 Roger Myers President and CEO 040.00 X X X 449285 0 0 Bruce Blalock SVP of Finance OG 040.00 X X 264847 0 0 LaDonna Holley Sr VP of Human Resources 040.00 X 248826 0 0 Ian Wiesner VP of Facilities Dev 040.00 X 186842 0 0 Mark Kronner Chief Technology Officer 040.00 X 178499 0 0 William Lane VP of Finance 040.00 X X 150084 0 0 Katrina Summersett Dir of Risk Management 040.00 X 147030 0 0 Kevin Petru Dir of Real Estate 040.00 X 146636 0 0 Brian Carnaghi Treasurer and CFO 040.00 X X 142457 0 0 Audra Frye Director of Sales and Marketing 040.00 X 129729 0 0 Kesha Daniels Dir of Housing Oper 040.00 X 123204 0 0 Anjuree Moore Dir of HR 040.00 X 116146 0 0 Yvette Aline Meke Tchonang Director 001.00 X 0 0 0 Johnnie Jackson Vice Chair 001.00 X X 0 0 0 Wendy Brightman Director 001.00 X 0 0 0 Dr Gwendolyn Graddy-Dansby Director 001.00 X 0 0 0 David Frauenheim Director 001.00 X 0 0 0 Dr Geneva J Williams Director 001.00 X 0 0 0 Kenneth Hollowell Vice Chair 001.00 X X 0 0 0 Dr Lynda Jeffries Vice Chair 001.00 X X 0 0 0 Dr Aaron Lundgaard Director 001.00 X 0 0 0 Roshunda Price Director 001.00 X 0 0 0 Gary Ley Director 001.00 X X 0 0 0 Carolyn Hastings Director 001.00 X X 0 0 0 James Gompers Ex Officio 001.00 X 0 0 0 Martha Nield Secretary 001.00 X X 0 0 0 Rev Dr Louis Prues Chair 001.00 X X 0 0 0 Nathan Sheffer Director 001.00 X 0 0 0 David Imesch Vice Chair 001.00 X 0 0 0 Charles Tommasulo Director 001.00 X 0 0 0 Amy Rinkle Director 001.00 X 0 0 0 Dr Thomas Jankowski Vice Chair 001.00 X 0 0 0 John Lovegren Director 001.00 X 0 0 0 2283585 19 true true false Onecare 1945 Heide Dr Suite A Troy MI 48084 Pharmacy 645884 Healthpro Heritage PO Box 69268 Baltimore MD 21264 Therapy services 957467 Morrison Community Living PO Box 102289 Atlana GA 30368 dietary management 1364399 Gordon Food Service PO Box 88029 Chicago IL 60680 food 1020253 Bruce Dietz Developer 100 N Ripley St Alpena MI 49707 construction 1797369 26 10036081 5235080 15271161 Management fees 531310 3680889 3680889 Development fees 533110 1217465 1217465 EJNP management fees 533110 9000 9000 EJNP rental income 533110 466245 466245 5373599 80160 80160 1881 1881 1282156 680873 601283 601283 misc 900099 404465 404465 404465 21732549 5860105 0 0 0 0 2283584 333478 1950106 0 2235777 133951 2101826 120625 12476 108149 484057 50065 433992 308790 33291 275499 18488 18488 298498 5414 293084 321083 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21732549 21732549 12706899 680875 680875 12026024 12026024 X 1 The Obligated Group members are not-for-profit corporations and are exempt under the provisions of Internal Revenue Code Section 501c3. Accordingly, no tax provision is recorded in the special purpose combined financial statements. XI 2d 680,875 cost of goods sold for technology equipment XII 2d 680,875 cost of goods sold for technology equipment X true true X X X X false false false false false false false false false Roger Myers President and CEO 439908 9377 6169 18242 473696 Brian Carnaghi Treasurer and CFO 141511 946 2882 8201 153540 LaDonna Holley Sr VP of Human Resources 247443 1383 3762 3788 256376 Mark Kronner Chief Technology Officer 177473 1026 3559 574 182632 Bruce Blalock SVP of Finance OG 264039 808 3938 549 269334 Ian Wiesner VP of Facilities Dev 186738 104 3550 27535 217927 William Lane VP of Finance 149459 625 814 4939 155837 A Michigan Finance Authority 800596186 59447TDG5 2015-07-01 30275000 redeem previous bond issue and obtain additional funds false false false B Public Finance Authority of Wisconsin 74442PQC2 2020-09-30 18180000 obtain funds for new construction and repay various loans/notes false false false C Public Finance Authority of Wisconsin 2020-09-30 20000000 funds for new construction false false false A 29165563 2030944 138269 1259714 false true true true B 17552675 1099050 1129586 351054 7983126 false false true true C 20000000 400000 19600000 false false true true A false false false false false true 0.22900 true true B false false false false false false C false false false false false false A false true false false false false false true B false true false false false true Presbyterian Villages of Michigan 0000000007.000000000000 false false false false true C false true false false false false false false true A false B false C false Part V Presbyterian Village of Michigan PVM has not adopted written procedures which expressly address remediating nonqualified bonds or identifying and correcting violations of federal tax law requirements through the voluntary disclosure agreement program with respect to the Michigan Finance Authority, series 2015 the Bonds. However, PVM has agreed in the Loan Agreement to take, on behalf of itself and the Authority, all action necessary to ensure ongoing compliance with federal tax law requirements relating to the Bonds. Furthermore, PVM is aware of the need to monitor post-issuance compliance with federal tax law requirements relating to the Bonds and the projects financed by the Bonds, based on the documentation it delivered and received upon the issuance of the Bonds. These documents include the Non arbitrage and Tax Compliance Certificate executed and delivered by PVM. The certificate sets forth the reasonable expectation regarding the amount and use of the gross proceeds as required by Treasury Regulations 1.148-2b2 for compliance with arbitrage requirements. true false Form 990, Part V, Line 2a PVM acts as a common pay master for all entities within the PVM system, therefore this Organization files W-2 forms for all employees of the system. The Organization reported here has approximately 30 employees. Form 990, Part VI, Section B, Line 11 A copy of the completed form and all related schedules was distributed to the board members via e-mail for their review, comment and questions prior to filing Form 990, Part VI, Section B, Line 12 Presbyterian Villages of Michigan annually distributes conflict of interest forms to all board members and senior staff. Forms are returned to the PVM offices. Form 990, Part VI, Section B, Line 15b A biannual salary study is conducted by an independent compensation consultant/analyst who reports to the PVM Executive Committee acting in their capacity as the PVM Compensation Committee. Compensation rates are also routinely surveyed and evaluated for all employee positions. Form 990, Part VI, Section C, Line 19 The Organization has not yet established a process for publicly disclosing its governing documents or conflict of interest policy. Such items, as well as Form 990, are available upon request. Form 990, Part X, Line 20 Tax exempt bond issues were completed in 2005 and 2020 in order to refund two previous bond issues and to provide new money for a variety of capital projects at Redford, East Harbor, Westland, Weinberg Green Houses, Harbor Inn and the corporate office. Each bond issue was done in the name of Presbyterian Villages of Michigan for the benefit of these entities the Obligated Group. Funds were loaned to these entities and are reported as unsecured debt on their Form 990. Form 990, Part XI, Line 9 Other changes in net assets includes a drop in value of PVMs investment in PACE Southeast Michigan of 2,151,403. In addition, audit adjustments of 15,206,630 were made to the 2023 fund balance after filing of that 990 return. Form 990, Part XII, Line 2b The financials of the Organization are audited as part of the Presbyterian Villages of Michigan Obligated Group and published in that document. A separate audit is not published for this Organization. Form 990, Part IV, Line 34 Section 168h Election PVM E Court Street, LLC. Presbyterian Villages of Michigan holds an interest in 800 E Court Street Village Limited Dividend Housing Association Limited Partnership through its wholly owned taxable subsidiary, disregarded entity, PVM E Court Street, LLC EIN 87-3259057. PVM E Court Street, LLC owns an interest in 800 E Court Street GP, LLC the GP. The GP is classified as a corporation for federal income tax purposes and, effective for the 2023 tax year, made an irrevocable election under IRC Section 168h6Fii not to be treated as a tax-exempt entity for purposes of Section 168h. As a result, dividends/interest paid by the subsidiary to Presbyterian Villages of Michigan are treated as unrelated business taxable income UBI and, when applicable, are reported on Form 990-T MLK Gibson Devel Co LLC 25200 Telegraph Rd Suite 400 Southfield MI 48033 200467567 development of senior housing MI Presbyterian Villages of Michigan Opdyke Kirkman Devel Co LLC 25200 Telegraph Rd Suite 400 Southfield MI 48033 203529634 development of senior housing MI Presbyterian Villages of Michigan Garfield Six Devel Co LLC 25200 Telegraph Rd Suite 400 Southfield MI 48033 421597893 development of senior housing MI Presbyterian Villages of Michigan PVM EJNP Development CO LLC 25200 Telegraph Rd Suite 400 Southfield MI 48033 460970880 development of senior housing MI Presbyterian Villages of Michigan PV North LLC 25200 Telegraph Rd Suite 400 Southfield MI 48033 382204058 development of senior housing MI Presbyterian Villages of Michigan 5221 Lakeshore LLC 25200 Telegraph Rd Suite 400 Southfield MI 48033 381387145 development of senior housing MI Presbyterian Villages of Michigan PVM Jeffries LLC 25200 Telegraph Rd Suite 400 Southfield MI 48033 201297666 development of senior housing MI Presbyterian Villages of Michigan PV West LLC 25200 Telegraph Rd Suite 400 Southfield MI 48033 205648863 development of senior housing MI Presbyterian Villages of Michigan PVM University Meadows LLC 25200 Telegraph Rd Suite 400 Southfield MI 48033 842664472 development of senior housing MI Presbyterian Villages of Michigan PV North II LP LLC 25200 Telegraph Rd Suite 400 Southfield MI 48033 843466012 development of senior housing MI Presbyterian Villages of Michigan Redford Manor LP LLC 25200 Telegraph Rd Suite 400 Southfield MI 48033 843461332 development of senior housing MI Presbyterian Villages of Michigan Lake Huron Woods LP LLC 25200 Telegraph Rd Suite 400 Southfield MI 48033 843783876 development of senior housing MI Presbyterian Villages of Michigan PVM E Court St LLC 25200 Telegraph Rd Suite 400 Southfield MI 48033 873259057 development of senior housing MI Presbyterian Villages of Michigan Presbyterian Village Redford 25330 W Six Mile Rd Redford MI 48240 383098398 senior housing MI 501-C-3 10 N/A false Presbyterian Village East 33875 Kiely Dr Chesterfield MI 48047 383098399 senior housing MI 501-C-3 10 N/A false Presbyterian Village Westland 32001 Cherry Hill Rd Westland MI 48186 382302090 senior housing MI 501-c-3 10 N/A false Presbyterian Villages of Michigan Foundation 25200 Telegraph Rd Suite 400 Southfield MI 48033 202559884 foundation MI 501-c-3 10 N/A false Presbyterian Village North 420 S Opdyke Pontiac MI 48341 382204058 senior services MI 501-c-3 10 N/A false Presbyterian Village Holly 3325 Grange Hall Rd Holly MI 48442 382588668 senior housing MI 501-c-3 10 N/A false Presbyterian Village Holly Phase II 3325 Grange Hall Rd Holly MI 48442 383277536 senior housing MI 501-c-3 10 N/A false Peace Presbyterian Village 17275 15 Mile Rd Clinton Twp MI 48034 382893099 senior housing MI 501-c-3 10 N/A false Bethany Presbyterian Village 8737 14th St Detroit MI 48206 383218138 senior housing MI 501-c-3 10 N/A false Hillside Apartments Phase II 311 W Main St Harbor Springs MI 49740 383276170 senior housing MI 501-c-3 10 N/A false Perry Farm Development Co 4241 Village Circle Dr Harbor Springs MI 49740 352183523 senior housing MI 501-c-3 10 N/A false Harbor Area Housing 311 W Main St Harbor Springs MI 49740 382088325 senior housing MI 501-c-3 10 N/A false First Presbyterian Church Housing Corp 2950 E 12 Mile Rd Warren MI 48092 383405663 senior housing MI 501-c-3 10 N/A false Harmony Village Senior NP Housing 15050 Birwood St Detroit MI 48227 300036447 senior housing MI 501-c-3 10 N/A false Oakman Village Senior Housing Dev 14000 Woodrow Wilson Detroit MI 48238 562438797 senior housing MI 501-c-3 10 N/A false Hampton Farms Senior Housing 700 N Pine Rd Bay City MI 48708 204633178 senior housing MI 501-c-3 10 N/A false Mill Creek Senior Housing 300 Carl Ave Battle Creek MI 49015 204633288 senior housing MI 501-c-3 10 N/A false St Martha's Senior Housing 15875 Joy Detroit MI 48228 208088875 senior housing MI 501-c-3 10 N/A false Spring Meadows II Senior Non Profit Housing Corp 3201 Trillium Ln Jackson MI 49201 261795340 senior housing MI 501-c-3 10 N/A false PVM Kalamazoo Senior Non Profit Housing 214 S Sage St Kalamazoo MI 49008 264194584 senior housing MI 501-c-3 10 N/A false Rivertown Neighborhood Senior Non Profit Housing 25200 Telegraph Rd Suite 400 Southfield MI 48033 454963459 senior housing MI 501-c-3 10 N/A false Harry & Jeanette Weinberg Green Houses at Rivertown Neighborhood 250 McDougall St Detroit MI 48207 371748152 senior housing MI 501-c-3 10 N/A false Hartford Village 25200 Telegraph Rd Suite 400 Southfield MI 48033 471404100 senior housing MI 501-c-3 10 N/A false Harbor Inn 33875 Keily Dr Chesterfield Twp MI 48047 842483072 senior housing MI 501-c-3 10 N/A false Pontiac ILF LDHA LP 420 S Opdyke Rd 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Middle St Chelsea MI 48118 274332152 senior housing MI UMRC Detroit AAL Inc Related false false 0.00010 PVM Detroit AAL Inc 25200 Telegraph Rd Suite 400 Southfield MI 48033 274536083 senior housing MI N/A Related 650000 false true 1.00000 Hartford-PVM LLC 25200 Telegraph Rd Suite 400 Southfield MI 48033 273719111 senior housing MI N/A Related -1713 29453 false false 0.50000 PVM EJNP AAL LLC 25200 Telegraph Rd Suite 400 Southfield MI 48033 274536656 senior housing MI N/A Related -38 1052281 false true 0.99990 Redford Cottages LDHA LP 25200 Telegraph Rd Suite 400 Southfield MI 48033 462927154 senior housing MI Redford Cottages LLC Related -260250 2892174 false true 0.00010 Redford Cottages LLC 25200 Telegraph Rd Suite 400 Southfield MI 48033 462948256 senior housing MI N/A Related false false 1.00000 Hillside LDHA LP 25200 Telegraph Rd Suite 400 Southfield MI 48033 471957866 senior housing MI Hillside Development LLC Related -41 3453822 false true 0.00010 Hillside Development LLC 25200 Telegraph Rd Suite 400 Southfield MI 48033 471923681 senior housing MI N/A Related false false 1.00000 Redford Manor LLC 25200 Telegraph Rd Suite 400 Southfield MI 48033 844555566 senior housing MI N/A Related false true 1.00000 PV North LP LLC 25200 Telegraph Rd Suite 400 Southfield MI 48033 883775033 senior housing MI N/A Related false false 1.00000 PVM Jeffries LP LLC 25200 Telegraph Rd Suite 400 Southfield MI 48033 884070419 senior housing MI N/A Related false false 1.00000 LHW 9 LDHA LP 25200 Telegraph Rd Suite 400 Southfield MI 48033 881887064 senior housing MI LHW 9 GP LLC Related -1 2256204 false false 0.00010 LHW 4 LDHA LP 25200 Telegraph Rd Suite 400 Southfield MI 48033 881910340 senior housing MI LHW 4 GP LLC Related 5234668 false false 0.00010 5221 Lakeshore II LLC 25200 Telegraph Rd Suite 400 Southfield MI 48033 851532584 senior housing MI N/A Related false false 1.00000 LHW 9 GP LLC 25200 Telegraph Rd Suite 400 Southfield MI 48033 922969848 senior housing MI N/A Related false false 1.00000 LHW 4 GP LLC 25200 Telegraph Rd Suite 400 Southfield MI 48033 932225332 senior housing MI N/A Related false false 1.00000 PV West LP LLC 25200 Telegraph Rd Suite 400 Southfield MI 48033 920819382 senior housing MI N/A Related false false 1.00000 PVM E Court Street LLC 25200 Telegraph Rd Suite 400 Southfield MI 48033 873259057 senior housing MI N/A Related false false 1.00000 Alpena Village LLC 25200 Telegraph Rd Suite 400 Southfield MI 48033 320090735 senior housing MI N/A Related false false 1.00000 Alpena Pines LDHA LP 202 Woods Circle Alpena MI 49707 260236982 senior housing MI Alpena Village LLC Related false false 0.00010 4 Westland LDHA LP 25200 Telegraph Rd Suite 400 Southfield MI 48033 920338146 senior housing MI 4 Westland GP LLC Related false false 0.00010 4 Westland GP LLC 25200 Telegraph Rd Suite 400 Southfield MI 48033 923288440 senior housing MI N/A Related false false 1.00000 9 Westland LDHA LP 25200 Telegraph Rd Suite 400 Southfield MI 48033 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