Harborlight Community Partners dba Harborlight Homes

Building Stability and Opportunity

Beverly, MA   |


Harborlight Community Partners (HCP), is a\nnon-profit, Massachusetts-certified Community Development\nCorporation. We develop manage and advocates for quality, service-enriched housing that is affordable and inclusive, collaborating with communities to cultivate just, equitable and sustainable housing opportunities\nvital to the health and strength of our entire region. By focusing on the housing needs of under-served populations and creating, preserving and ing, safe, affordable housing with supplemental supportive services, HCP strives to make homes available to all, because everyone deserves a home.

Ruling year info


Principal Officer

Mr. Andrew DeFanza

Main address

PO Box 507

Beverly, MA 01915 USA

Show more contact info

Formerly known as

Harborlight House Properties, Inc.



NTEE code info

Public Housing (L21)

Housing Rehabilitation (L25)

Senior Continuing Care Communities (P75)

IRS filing requirement

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Programs and results

What we aim to solve

SOURCE: Self-reported by organization

MA is the third most expensive in the nation to live; Essex County among the most expensive regions. We are working within a region in which overt exclusionary zoning has perpetuated racial and economic inequity. Ours is a tale of two regions; concentrated wealth and racial segregation lie contiguous to cities with concentrated economic challenges. Affluent communities use zoning and policies to discriminate and exclude by prohibiting multifamily development. Other cities or neighborhoods reveal a places where families struggle with extremely high housing costs, wage gaps, and lack of access to affordable housing. This is by segregation by design. This is the backdrop of our region that we intentionally seek to impact.

Our programs

SOURCE: Self-reported by organization

What are the organization's current programs, how do they measure success, and who do the programs serve?

Senior Supportive Housing

Senior Housing is one of the main components of HCP, and is fact, the reason for its founding. HCP offers a range of senior housing through affordable supportive living. Harborlight House offers affordable housing for very low income seniors in need 24 hour supportive care in a comfortable, compassionate and affordable setting; H.E.A.R.T. Homes, in conjunction with Associated Health Care, offers a unique alternative to nursing home care in a private home setting; and Beverly's Turtle Creek and Turtle Woods offer affordable senior housing with services on site to meet a variety of needs for our seniors. Pigeon Cove Ledges, Rockport High School Apartments, both of Rockport, and Whipple Riverview House of Ipswich, also offer affordable senior housing in a service enriched environment.  Finally, we have projects that have met permitting and zoning requirements for senor housing development in Rockport (Granite Street Crossing, for seniors and families) and Maple Woods in Wenham (to be 45 senior units).

Population(s) Served

HCP is dedicated to ensuring affordable housing remains available in our communities for low-income families residing. The number of homeless families has reached an all-time high, with too many being sheltered in motels across the region.  HCP hopes to directly impact this through expanding its family housing portfolio.  Currently, through a merger with several smaller organizations, HCP has in its portfolio family housing of 24 rental units of family housing and 49 first-time buyer homes (HCP holds the land asset to ensure long-term affordability). Family housing is of utmost importance to the mission of HCP; we maintain unique connections to our residents, serving more than property managers.  Staff take a sincere interest in the well-being and housing success of all our families, and go above and beyond to ensure each family transitions well, understands their rights and responsibilities as renters, and has the supports and community connections they need to be successful. HCP is also, in collaboration, supporting First Time Home Buyer Courses, which are MAHousing approved.

Population(s) Served
Economically disadvantaged people

Affordable Housing Development is the cornerstone to the long-term sustainability of HCP, as well as what will be critical in the coming two to three years. HCP seeks to ensure that expiring-use affordable housing is not lost to the market, leaving families and elders on fixed-incomes with nowhere to turn. Through our Affordable Housing Development, HCP seeks ensure that many of these affordable units remain affordable. HCP also seeks out opportunities to develop new units and establish HCP as the property manager and in this capacity will partner directly with towns or developers to develop contextually sensitive affordable housing projects. In addition, HCP seeks to either merge with other existing affordable housing projects in need of stabilization through the leverage of HCP’s experience, or will pursue management contracts with existing affordable developments.

Population(s) Served
Older adults
Low-income people
Homeless people

Nonprofit Facilities Management and Contracting allows HCP to bring its nonprofit facilities management and understanding of contextually sensitive project development to other organizations within the affordable housing and human services arena. HCP’s Facilities Director, facilities staff and COO are experienced in the unique needs of nonprofit organizations which represent a variety of human services, and in this capacity is able to work from this perspective when meeting the needs of such organizations. In just the past two years, HCP has worked with at least six nonprofits in this capacity and consequently has determined there is greater need for this kind of assistance. The goal of this program is to both bring our expertise to bear to assist fellow nonprofits and generate modest revenue for HCP which supports our own new project development.

Population(s) Served
Homeless people

Where we work


Affiliations & memberships

Associated Grant Makers 2012

Greater Beverly Chamber of Commerce 2009

Citizens’ Housing and Planning Association 2012

Massachusetts Association of Community Development Corporations (MACDC) 2009

LeadingAge MA 2009

North Shore Chamber of Commerce 2015

NAACP, North Shore Branch 2023

Greater Lynn Chamber of Commerce 2019

Peabody Chamber of Commerce 2019

Cape Ann Chamber of Commerce 2019

Our results

SOURCE: Self-reported by organization

How does this organization measure their results? It's a hard question but an important one.

Number of housing units built

This metric is no longer tracked.
Totals By Year
Related Program

Affordable Housing Development

Type of Metric

Output - describing our activities and reach

Direction of Success


Number of people housed as a result of our work.

This metric is no longer tracked.
Totals By Year
Related Program

Affordable Housing Development

Type of Metric

Outcome - describing the effects on people or issues

Direction of Success


Our Sustainable Development Goals

SOURCE: Self-reported by organization

Learn more about Sustainable Development Goals.

Learn about the organization's key goals, strategies, capabilities, and progress.

Charting impact

Four powerful questions that require reflection about what really matters - results.

Harborlight Homes 9HH) provides housing, on-site management and supportive services for low-income elders, families at risk, those who are disabled and families and individuals who have experienced homelessness, across 12 communities on Boston’s North Shore. We have 459 homes and 409 in the project pipeline.

HH roots were planted in 1968 when First Baptist Church of Beverly opened "Harborlight House" for low-income seniors. Forty years later, in 2008, First Baptist and other smaller housing organizations sought a stronger infrastructure through merger, becoming Harborlight.

HH builds stability and opportunity. Multiple partnerships and the HH team provide supportive services (in addition to our own team), ensuring elders age in place as long as possible and families not just maintain housing, but thrive, with special attention for those most at risk.

We are fervently committed to pushing back on systems in our region that exacerbate racial, economic and health inequities. This has long been in our organizational DNA. Constructive conversations and housing education in communities and with local leaders is intended to break through barriers contributing to this segregation in the many of the communities in our footprint.

This is where we stand apart. HH is unyielding in getting this work done, expertly engineering community engagement, submissions to various funding vehicles (state and federal), balancing these with local resources (leveraging fallow resources and local philanthropy), to bring projects, often with impossible odds, to fruition.

HH projects are contextually competent, listening to the community while standing firm that all must do their part in helping resolve the housing crisis. We also know what it means to be an affordable home service provider, wanting the best for all our residents and meeting their needs, while meeting them where they are.

Each of our properties offers supportive services for health and personal care, as well as life enrichment activities and social connections. For families and seniors, works with varying social service organizations in tandem with our own Resident Service Coordinators, to ensure residents have the nutritional food, resources, and the support they need. For elders in a variety of our locations, on-site exercise and art classes, author talks, group celebrations, and van trips all lend to a comfortable, full resident experience. This comprehensive approach allows seniors to age in place for as long as possible, offering an environment that encourages activity, connection, and engagement. For families, HH is committed to breaking the cycle of poverty. Toward this end, we supports families in myriad ways as they work to maintain independence and stability, and eventually moving toward economic mobility.

Harborlight Homes is a trusted leader in affordable housing development and respected state-wide.

• HH supports fair housing policies and approaches and will actively resist any form of formal or informal housing discrimination
• HH creates, preserves, operates, and supports quality, economically accessible, community-rooted housing
• HH creates safe, service-enriched, affordable housing that promotes stability while diminishing fear and vulnerability to suffering
• HH creates safe, affordable housing promoting long-term, generational, economic upward mobility to break the cycle of poverty
• HH influences long-term change for sustainable housing at the micro level, such as specific households, and at the macro level, related to systems causing or exacerbating housing hardship and the associated decrease of opportunity for people of modest and limited means

How we listen

SOURCE: Self-reported by organization

Seeking feedback from people served makes programs more responsive and effective. Here’s how this organization is listening.

done We shared information about our current feedback practices.
  • How is your organization using feedback from the people you serve?

    To identify and remedy poor client service experiences, To identify bright spots and enhance positive service experiences, To make fundamental changes to our programs and/or operations, To inform the development of new programs/projects, To identify where we are less inclusive or equitable across demographic groups, To strengthen relationships with the people we serve, To understand people's needs and how we can help them achieve their goals

  • Which of the following feedback practices does your organization routinely carry out?

    We collect feedback from the people we serve at least annually, We take steps to get feedback from marginalized or under-represented people, We aim to collect feedback from as many people we serve as possible, We take steps to ensure people feel comfortable being honest with us, We look for patterns in feedback based on demographics (e.g., race, age, gender, etc.), We look for patterns in feedback based on people’s interactions with us (e.g., site, frequency of service, etc.), We engage the people who provide feedback in looking for ways we can improve in response, We act on the feedback we receive, We share the feedback we received with the people we serve, We ask the people who gave us feedback how well they think we responded

  • What challenges does the organization face when collecting feedback?

    We don't have any major challenges to collecting feedback


Harborlight Community Partners dba Harborlight Homes

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The people, governance practices, and partners that make the organization tick.


Connect with nonprofit leaders


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Connect with nonprofit leaders


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  • Analyze a variety of pre-calculated financial metrics
  • Access beautifully interactive analysis and comparison tools
  • Compare nonprofit financials to similar organizations

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Harborlight Community Partners dba Harborlight Homes

Board of directors
as of 08/25/2023
SOURCE: Self-reported by organization
Board chair

Mr. Robert Gillis

Retired - President, Cape Ann Savings Bank

Term: 2021 - 2024

Jack Alves


Tracey Armstrong

CEO, Copyright Clearance Center

Pam Constantine

Retired, Stephen Phillips Memorial Fund

Bob Gillis

Retired, President, Cape Ann Savings Bank

Kurt James

Attorney, KJP Partners

Michael Schaaf

Owner, Community Investment Associates

John Thomson


William Scanlon

Retired, former Mayor of Beverly

Alan Temkin

Owner, Temkin Financial Group

Cynthia Nina-Soto

RE Broker/owner

Kevin Noyes

VP, Newburyport Bank

Dane Poeske

VP, Force of Nature

Isis Patterson

Grad Student, Harvard University

Abu Toppin

Owner, Reliance Sports Management

Board leadership practices

SOURCE: Self-reported by organization

GuideStar worked with BoardSource, the national leader in nonprofit board leadership and governance, to create this section.

  • Board orientation and education
    Does the board conduct a formal orientation for new board members and require all board members to sign a written agreement regarding their roles, responsibilities, and expectations? Yes
  • CEO oversight
    Has the board conducted a formal, written assessment of the chief executive within the past year ? Yes
  • Ethics and transparency
    Have the board and senior staff reviewed the conflict-of-interest policy and completed and signed disclosure statements in the past year? Yes
  • Board composition
    Does the board ensure an inclusive board member recruitment process that results in diversity of thought and leadership? Yes
  • Board performance
    Has the board conducted a formal, written self-assessment of its performance within the past three years? Yes

Organizational demographics

SOURCE: Self-reported; last updated 8/25/2023

Who works and leads organizations that serve our diverse communities? Candid partnered with CHANGE Philanthropy on this demographic section.


The organization's leader identifies as:

Race & ethnicity
Gender identity
Male, Not transgender
Sexual orientation
Decline to state
Disability status
Person without a disability

Race & ethnicity

Gender identity

Transgender Identity

Sexual orientation

No data


No data

Equity strategies

Last updated: 08/25/2023

GuideStar partnered with Equity in the Center - an organization that works to shift mindsets, practices, and systems to increase racial equity - to create this section. Learn more

  • We review compensation data across the organization (and by staff levels) to identify disparities by race.
  • We ask team members to identify racial disparities in their programs and / or portfolios.
  • We analyze disaggregated data and root causes of race disparities that impact the organization's programs, portfolios, and the populations served.
  • We disaggregate data to adjust programming goals to keep pace with changing needs of the communities we support.
  • We employ non-traditional ways of gathering feedback on programs and trainings, which may include interviews, roundtables, and external reviews with/by community stakeholders.
  • We disaggregate data by demographics, including race, in every policy and program measured.
  • We have long-term strategic plans and measurable goals for creating a culture such that one’s race identity has no influence on how they fare within the organization.
Policies and processes
  • We use a vetting process to identify vendors and partners that share our commitment to race equity.
  • We have a promotion process that anticipates and mitigates implicit and explicit biases about people of color serving in leadership positions.
  • We seek individuals from various race backgrounds for board and executive director/CEO positions within our organization.
  • We have community representation at the board level, either on the board itself or through a community advisory board.
  • We help senior leadership understand how to be inclusive leaders with learning approaches that emphasize reflection, iteration, and adaptability.
  • We measure and then disaggregate job satisfaction and retention data by race, function, level, and/or team.
  • We engage everyone, from the board to staff levels of the organization, in race equity work and ensure that individuals understand their roles in creating culture such that one’s race identity has no influence on how they fare within the organization.