Resources
Buying & selling assisted living, explained
Practical guides on acquiring, selling, valuing, and financing assisted living facilities and residential care homes — written by specialists who do these deals every day.
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Buying an Assisted Living Facility
View the buying guide →How to find, evaluate, finance, and close on an assisted living or residential care home.
Buying an Assisted Living Facility With Partners or Investors
How group ownership of a care home actually works, from who holds the licence to the operating agreement terms and lender questions you must settle before closing.
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Staffing an Assisted Living Home After You Buy It
The first ninety days of staffing a care home you have just bought: who you inherit, the administrator question, coverage math, wage compression, and the effect on value.
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What to Inspect in a Care Home Building (Beyond a Home Inspection)
What a standard residential inspection misses in a licensed care home, from life-safety systems and egress to emergency power, and why physical defects become licensing problems.
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Zoning and the Residential Care Home: What Buyers Get Wrong
Why zoning is a separate permission from your licence, how municipalities allow care homes in residential zones, and what buyers must confirm before closing.
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Residential Assisted Living License Requirements: What Buyers Need to Know
What an assisted living licence controls, the five requirement categories states impose, and exactly what a buyer should verify in the regulator's file before closing.
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How to Run a Market Study Before Buying an Assisted Living Facility
Before you underwrite a facility, underwrite its market. Demand, competing supply, private-pay capacity, labor, and regulation — with the data sources for each.
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Residential Assisted Living vs. Large Facility: Which Should You Buy?
A 6-to-16-bed care home and a 60-bed community are different businesses with different capital, staffing, and exit profiles. Here is how to pick.
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Owner Financing for Assisted Living Facilities: How It Works
How seller financing works on a care-home purchase — structure, down payments, and how owner financing compares to an SBA loan.
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How to Find Off-Market Assisted Living Facilities for Sale
Why the best care homes sell quietly, and the four ways to reach off-market assisted living facilities for sale before other buyers do.
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Assisted Living Facilities for Sale: How to Find the Right One
Where assisted living facilities for sale are really listed, how to reach off-market care homes, and how to vet a facility before you buy.
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Questions to Ask When Buying an Assisted Living Facility
The questions that separate a clean, cash-flowing care home from one with hidden problems — on financials, occupancy, staffing, licensing, and more.
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The CHOW: Transferring a Care Home License When You Buy
A change of ownership (CHOW) is the state approval that transfers a facility''s license to you. Here''s how it works and how to protect your purchase.
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How Much Does It Cost to Buy an Assisted Living Facility?
What it costs to buy an assisted living facility as a business — how income and cap rate set the price, plus down payment, closing costs, and reserves.
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SBA Loans for Assisted Living Facilities: A 2026 Guide
An SBA 7(a) loan can finance up to $5M of an assisted living purchase with as little as 10% down. How the terms, rates, and eligibility work.
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Buy vs. Build an Assisted Living Facility: Which Is Smarter?
Buying gives you immediate cash flow, a license, and staff; building gives control but takes 18–36 months and higher upfront cost. A clear framework for choosing.
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Assisted Living Due Diligence Checklist for Buyers
A category-by-category due-diligence checklist for buying an assisted living facility — licensing, financials, census, staffing, physical plant, and legal, plus the deal-killers.
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How to Buy an Assisted Living Facility
A step-by-step guide to buying an assisted living facility — finding deals, valuing the business, financing with an SBA loan, running due diligence, and transferring the license.
Read more →Selling Your Assisted Living Facility
View the selling guide →How to prepare, value, market, and confidentially sell your care home to the right buyer.
Your Assisted Living Facility Isn't Selling. Here's Why.
A diagnostic for owners whose care home has sat on the market, covering the six causes of a stalled listing and what to fix first in each case.
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Sell the Building, or Keep It and Lease to the Operator?
Two exits for an owner leaving operations: sell property and business together, or sell the business and stay on as landlord under a lease to the operator.
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Selling an Assisted Living Facility That's Losing Money
Why a loss-making care home still has value, how buyers underwrite a turnaround, whether to fix it first, and how to price and present an unprofitable facility.
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From LOI to Closing: What Actually Happens When You Sell a Care Home
The real sequence of a care home sale: what an LOI binds, how due diligence and the licence application run, and why regulatory approval sets the timeline.
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What Happens to Your Staff When You Sell an Assisted Living Facility
Whether caregivers transfer to the buyer, when to tell your team, how retention agreements work, and the employment-law issues that surface before closing.
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How to Prepare Your Care Home's Financials for Buyers
The financial package a care home buyer expects, why trailing-twelve-month statements beat tax returns, how to document add-backs and census, and what clean books earn.
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Asset Sale vs. Stock Sale for an Assisted Living Facility
How asset sales and equity sales differ in a care home transaction, what transfers in each, why buyers prefer asset deals, and how structure changes seller proceeds.
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Selling to an Operator vs. an Investor: Which Buyer Is Right?
Operator-buyers and investor-buyers pay differently, close differently, and treat your staff and residents differently. Know which one you are courting.
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What Paperwork You Need to Sell an Assisted Living Facility
The document checklist buyers expect when you sell a care home — financials, license, operations, and real estate — and why organizing it early pays off.
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How to Sell Your Assisted Living Facility Confidentially
How to sell a care home without staff, residents, or families finding out early — blind profiles, NDAs, and a discreet, price-protecting process.
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Selling an Assisted Living Facility With Residents in Place
Yes, you can sell with residents in place — and buyers prefer it. The keys are confidentiality, continuity of care, and the license transfer.
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How Long Does It Take to Sell an Assisted Living Facility?
Most care-home sales take several months to over a year across three stages — including the license transfer. What speeds it up and what slows it down.
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How to Increase Your Assisted Living Facility Value Before Selling
Because value is set by income and cap rate, raising NOI and de-risking the operation before you sell can add hundreds of thousands to the price.
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Assisted Living Business Brokers: How to Choose One
What an assisted living business broker does, how they price and market your facility, what they charge, and how to choose the right specialist.
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How to Sell an Assisted Living Facility
How to sell an assisted living facility — value it, prepare it, market it confidentially, vet buyers, avoid the deal-killers, and transfer the license.
Read more →Assisted Living Facility Valuation
View the valuation guide →What assisted living facilities are worth, how they're valued, and how to fund a purchase.
How to Read a Care Home P&L Before You Make an Offer
A guide to interrogating the profit and loss statement a care home seller hands you: what is understated, what is missing, and what to request alongside it.
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Care Home Appraisal vs. Broker Opinion of Value
What separates a certified going-concern appraisal from an agent's opinion of value, which one a lender will actually rely on, and when a seller needs each.
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Private Pay vs. Medicaid Census: What It Does to Your Value
How payer mix moves the value of an assisted living facility, why buyers discount heavy Medicaid census, and how to present a mixed census honestly.
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Why Two Identical Care Homes Sell for Very Different Prices
Same bed count, very different price: how census, payer mix, rates, licence history, staffing, books, lease terms, and buyer depth explain the gap.
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Add-Backs and Owner Compensation in a Care Home Valuation
How add-backs work in a care home recast, which ones survive buyer and lender scrutiny, and why owner labour must be replaced with a market-rate salary.
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Real Estate Value vs. Business Value in a Care Home Sale
How to separate the building from the operating business when pricing a care home, why each is valued differently, and what the split means for financing and tax.
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How to Value a Residential Assisted Living Home (6-16 Beds)
Small care homes get valued badly because owners use house comps and buyers use business math. Here is how the number is actually built.
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How Occupancy Rate Affects Your Assisted Living Facility's Value
Occupancy is a top driver of care-home value. The NOI math, what a few points are worth, 2026 benchmarks, and how to lift it before you sell.
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EBITDA Multiples for Assisted Living Facilities
What EBITDA multiples mean for care homes, how they differ from SDE and cap-rate pricing, and why any single multiple is only a starting point.
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Assisted Living Price Per Bed (and Why It Misleads)
Price per bed is a quick rule of thumb, but it ignores income — the thing that actually sets a care home''s value. Use it only as a sanity check.
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How to Calculate NOI for an Assisted Living Facility
Net operating income is revenue minus operating expenses — the number your facility''s value is built on. Here''s how to calculate and normalize it.
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Assisted Living Cap Rates: What They Are & Where They Stand
What a cap rate is, current assisted living cap-rate ranges, and how a lower cap rate turns the same income into a higher sale price.
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Assisted Living Facility Valuation: How Much Is It Worth?
How assisted living facilities are valued — cap rates, EBITDA and revenue multiples, price per bed, the drivers that move value, and a worked example.
Read more →Assisted Living Real Estate Agents
View the agents & experts guide →Why a specialized RAL agent matters and how our national referral network connects you locally.
Mistakes Agents Make on Their First Assisted Living Deal
The errors that derail an agent's first care home transaction, from missing the licence transfer timeline to public marketing, comp-based pricing and a thin listing package.
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How to Talk to a Care Home Owner About Selling
How agents open a credible conversation with a care home owner: what to research first, what the owner actually worries about, and the long timeline this listing takes.
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What a Real Estate Referral Agreement Actually Covers
A receiving agent's guide to the referral agreement: what it defines, why it is signed before contact, how the fee is calculated, and what the term clause does.
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Building an Assisted Living Niche: Your First 90 Days
A month-by-month plan for agents entering the assisted living niche: what to learn first, how to map licensed facilities, who buyers and sellers are, and what to avoid.
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How to Find an Assisted Living Real Estate Agent in Your State
Care home specialists are thin on the ground and hard to search for. Five ways to find a real one in your state — and how to verify them in ten minutes.
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Business Broker vs. Real Estate Agent for Selling a Care Home
One sells the building, one sells the business, and a care home is both. How to tell which you need — and why the best answer is often one person who does both.
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How Commissions Work on an Assisted Living Facility Sale
Who pays, what the typical range looks like, how the fee splits when a business sale rides along with the real estate, and where referral fees fit.
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How to Become an Assisted Living Real Estate Agent
What it actually takes to work assisted living and residential care home deals as a real estate agent — the license, the knowledge gap, and how the money works.
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How Assisted Living Referrals Work
How a referral connects a buyer or seller with a vetted local specialist through a network — and why it beats finding a care-home agent on your own.
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Questions to Ask an Assisted Living Real Estate Agent
The questions that reveal whether an agent is a true care-home specialist — on valuation, experience, confidentiality, licensing, and buyers.
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Why Use an Assisted Living Specialist Agent (Not a Regular Realtor)
A specialist sells the facility as a business — income-based pricing, confidential operator-buyer marketing, and the license transfer. Here''s why it matters.
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Assisted Living Real Estate Agents: How to Choose a Specialist
Why buying or selling a care home needs a specialized assisted living real estate agent — what they do, how to find and vet one, and the questions to ask.
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