2026-01-29T16:43:18-06:00 2025-06-30 311119890 Barnes Dennig & Co LTD 2617 Legends Way Suite 100 Crestview Hills KY 41017 990 2024-07-01 311535241 Brighton Properties Inc BRIG 8594918303 PO Box 325 Newport KY 410720325 Wonda Winkler President & CEO 8594918303 2026-01-27 1 1 Paula Hume P00537516 8593446400 2026-01-27 2024 2025-03-06 01:10:19Z Wonda Winkler PO Box 325 Newport KY 410720325 3013778 0 X www.brightoncenter.com/programs/housing X 1997 KY To assist individuals and families in obtaining self-sufficiency by developing housing opportunities that bring stability to families, individuals, and communities. 12 12 14 151 0 0 300248 428875 1402481 1529762 54225 84962 0 -453590 1756954 1590009 40377 12500 0 0 648227 690248 0 0 0 753022 807671 1441626 1510419 315328 79590 14086611 14065606 1886657 1788931 12199954 12276675 To assist individuals and families in obtaining self-sufficiency by developing housing opportunities that bring stability to families, individuals, and communities. 0 0 1151928 12500 1529762 PROPERTY MANAGEMENT effectively manages rental properties that ensure decent, safe, high-quality, income-aligned, and accessible living conditions; and develops and maintains quality service environments that assist Brighton Center in achieving its mission. Brighton Properties owns and maintains 9 service facilities housing Brighton Center programs ranging from emergency assistance to emergency shelter, 8 properties with a total of 101 housing units for individuals and families and those with disabilities and oversees 3 additional multi-family properties with a total of 207 units for older adults. 155923 HOUSING DEVELOPMENT is active in convening regional partners to create a strategic response to address housing needs at all income levels, developing housing for both rental and purchase that is income-aligned targeting low to moderate income households, as well as rehabilitating existing housing. 1307851 1 1 0 0 0 0 0 0 0 0 1 1 0 0 0 1 0 1 0 0 0 0 0 0 0 0 0 1 0 1 0 0 0 0 0 0 0 0 1 0 0 0 0 1 1 0 0 0 1 14 0 1 14 1 0 0 0 0 0 0 0 0 0 0 0 0 X 12 12 0 0 0 0 0 1 0 1 1 0 0 1 1 1 1 1 1 0 0 0 KY OH X X June Miller 8594918303 741 Central Ave Newport KY 41071 Julie Schoepf Director 1.00 X 0 0 0 Aaron Anderson Director 1.00 X 0 0 0 Stephanie Bogenschutz Director 1.00 X 0 0 0 Anthony Bradford Director 1.00 X 0 0 0 Kristie Diering Director 1.00 X 0 0 0 Dawn Grace Director 1.00 X 0 0 0 Cheri Padgett Director 1.00 X 0 0 0 Billy Santos Director - Start 07/24 1.00 X 0 0 0 Ken Muth Secretary 1.00 X X 0 0 0 Robert Arnold Treasurer 1.00 X X 0 0 0 Susan McDonald Vice Chair 1.00 X X 0 0 0 Brian Crecco Chair 1.00 X X 0 0 0 Caroline Weltzer Chair - Exit 06/24 1.00 X X 0 0 0 Wonda Winkler President and CEO 6.00 34.00 X 0 135912 40630 June Miller CFAO 10.00 30.00 X 0 128981 22772 0 264893 63402 0 0 1 0 0 75000 219956 133919 100992 428875 Rental Income 531310 990572 990572 Property Management 531310 539190 539190 1529762 87512 87512 1421219 1423769 -2550 -2550 -2550 K-1 flow-through 900099 -453590 -453590 -453590 1590009 1529762 0 -368628 12500 12500 523254 523254 28018 28018 97918 97918 41058 40693 365 167586 167586 226 226 142399 124289 18110 7882 780 7102 161464 158869 2595 43840 43828 12 192685 192685 41787 40710 1077 Renovation & Repair 35219 35219 Miscellaneous 14583 9088 5495 1510419 1307851 202568 0 2158609 1975631 278140 267807 160290 386411 5758 6834 7717179 3431172 4395578 4286007 407679 445988 6614704 6147508 65853 549420 14086611 14065606 68522 111905 1818135 1677026 1886657 1788931 X 11610593 11432371 589361 844304 12199954 12276675 14086611 14065606 X 79590 24025 -10333 -16561 X X 0 1 X 1 0 X 181995 450485 601168 300248 428875 1962771 181995 450485 601168 300248 428875 1962771 394892 1567879 1828 1698 24614 56490 87512 172142 1500 5980 121361 128841 2263754 6613460 0.69260 0.69890 X RESTRICTED RESTRICTED RESTRICTED RESTRICTED RESTRICTED RESTRICTED RESTRICTED RESTRICTED 664769 664769 6776355 3278147 3498208 119590 6570 113020 93975 83965 10010 62490 62490 0 4286007 Investment in LP SPI 490718 C Investment in LP SPII 1199236 C Investment in LP SPIII 654992 C Investment in LP SPIV 439433 C Investment in LP WP 1719792 C Investment in LLC BRC 1643337 C 6147508 X 1571696 24025 -42112 -18087 1589783 226 226 1590009 1520526 10333 10333 1510193 226 226 1510419 Part X, Line 2: Brighton Properties is exempt from income taxes under Section 501 of the Internal Revenue Code and a similar provision of Kentucky law. However, the Organization is subject to federal income tax on any unrelated business taxable income. Brighton Properties's IRS Form 990 is subject to review and examination by federal and state authorities. The Organization believes it has appropriate support for any tax positions taken, and therefore, does not have any uncertain income tax positions that are material to the financial statements. Part XI, Line 2d - Other Adjustments: Change in limited partnership interest -42,112. 1 Northern Kentucky Area Development District 22 Spiral Dr Florence KY 41042 610719369 501c3 12500 0 Program related 1 0 Part I, Line 2: The organization reviews that grant funds are used for their intended purposes regularly. 0 0 0 0 0 0 0 0 0 Wonda Winkler President and CEO 0 130956 0 4553 0 403 0 25678 0 14952 0 176542 0 0 June Miller CFAO 0 114118 0 229 0 14634 0 14314 0 8458 0 151753 0 0 Part I, Line 3 The organization relied on a related organization that used one or more of the methods in Question #3 to establish the top management official's compensation. X 1 100992 Cost 0 0 1 0 Form 990, Part VI, Section A, line 7a The board of directors for Brighton Properties, Inc. is appointed by the board of Brighton Center, Inc. Form 990, Part VI, Section B, line 11b Before filing the IRS form 990, the Chief Financial and Administrative Officer sends the IRS form 990 to the board members for their review. Any concerns that the board members have regarding the 990 are addressed. Form 990, Part VI, Section B, line 12c Annually, members of the board of directors complete an information form that includes listing their place of business, other board/organization affiliations, and disclosure of conflict of interest. New board members attend a board orientation meeting where all policies are reviewed. Board members are asked to abstain on any vote where a possible conflict of interest exists. Decisions that need full board approval are typically reviewed at the executive committee meeting that is held monthly; furthermore, the full board meets quarterly. The Board Chair and the President & CEO are present at the executive committee meetings where items that need board approval are discussed. The Board Chair or President & CEO may identify potential conflicts of interests of other board members during the discussion of the items that needs board approval. This conflict of interest will be stated during the full board meeting. Form 990, Part VI, Section B, line 15 Employee evaluations are completed annually. Each employee is given a merit score based upon his/her performance. The Human Resources Director compiles a confidential report of all employees evaluations which is then given to the Chief Financial and Administrative Officer (CFAO). The CFAO will calculate percentage increases for employees using information from the evaluation report, the agency budget, and the employee's earnings during the fiscal year. The CFAO reviews the percentage increases with the President& CEO and the Vice President. The President & CEO, Vice President and CFAO approve the agency wide percentage increase and employees typically receive their salary increases on July 1 of each year. Typically, the Human Resources Director conducts an executive compensation comparison by reviewing wage and benefit survey reports from a third party. The Human Resources Director creates a confidential executive compensation comparison report for review by the Brighton Center Executive Committee. The Brighton Center Board Chair reports to the Brighton Center Executive Committee of the Board of Directors the compensation comparison review. Form 990, Part VI, Section C, line 18 The 990 is available on Brighton Center's Website www.brightoncenter.com. Form 990, Part VI, Section C, line 19 All staff and board members have access to governing documents, conflict of interest policy, and financial statements at all times. Brighton Center publicizes an annual report that includes the year end program and financial results. This annual report is distributed to the general public. The audited financial statements are sent to funders and the Better Business Bureau. The 990 is available on Brighton Center's Website www.brightoncenter.com. Form 990, Part XI, line 9: Change in limited partnership interest -42,112. Transfer of Net Assets from related party 25,551. Form 990, Part XII, Line 2c: The organization did not change its oversight or selection process during the current tax year. Brighton Center Inc PO Box 325 Newport KY 410720325 610673886 Family and Individual Support Services KY 501(C)(3) Line 7 N/A 0 Saratoga Place LTD PO Box 325 Newport KY 41072 611316726 Housing Rental KY Brighton Center Inc Related -78839 22924 0 1 0.99990 Williams Place Apts LTD PO Box 619 Leitchfield KY 42755 203209505 Housing Rental KY Brighton Center Inc Related -115963 1358183 0 1 0.99900 Saratoga Place II LTD PO Box 325 Newport KY 41072 611352450 Housing Rental KY Brighton Center Inc Related -94301 268576 0 1 0.99900 Saratoga Place III LLLP 741 Central Ave Newport KY 41071 301003109 Housing Rental KY Brighton Center Inc Related -143 729904 0 1 0.00100 Saratoga Place IV LLLP 741 Central Ave Newport KY 41071 320558935 Housing Rental KY Brighton Center Inc Related -103 439487 0 1 0.00100 Brighton Recovery Center LP 741 Central Ave Newport KY 41071 203774493 Housing Rental KY Brighton Center Inc related -135735 834924 0 1 0.99900 Brighton Recovery Inc 741 Central Ave Newport KY 41072 203774558 Housing Rental KY Brighton Properties Inc C -136 1.00000 1 Williams Place INC PO Box 619 Leitchfield KY 42755 204442238 Housing Rental KY Brighton Properties Inc C -116 306317 1.00000 1 Saratoga Place III GP LLC 741 Central Ave Newport KY 41072 371888719 Housing Rental KY Brighton Properties Inc C -143 1324120 1.00000 1 Saratoga Place IV GP LLC 741 Central Ave Newport KY 41072 611855455 Housing Rental KY Brighton Properties Inc C -103 474119 1.00000 1 0 0 0 0 0 0 0 0 0 1 0 0 1 0 0 0 0 0 0 Brighton Center Inc J 744578 Cash Value Brighton Center Inc M 125565 Cash Value