Florida Assisted Living Facility Brokerage Specialists

An ALF is usually valued on two things at once: how the business performs and what the real estate is worth. Buyers and lenders look closely at licensed bed capacity, occupancy history, monthly revenue per resident, the mix of private-pay and Medicaid residents, staffing and operating expenses, and the facility's net operating income or cash flow. They also weigh property condition, AHCA inspection history, location, and comparable facility sales. Smaller facilities are often discussed on a price-per-bed or earnings basis, while larger facilities are typically priced on income. A broker's opinion of value is not an appraisal; lenders will usually order their own.

Some ALF acquisitions may qualify for SBA financing. SBA 7(a) can support eligible business acquisitions, real estate and working capital. SBA 504 focuses on eligible fixed assets such as buildings and certain equipment; it is not a general loan for buying business goodwill or funding working capital. Owner-use, transaction structure, credit, equity and cash flow requirements apply. For eligible existing-building financing, the operating business generally must occupy and use at least 51% of the rentable property; new construction and other structures require separate review. A lender or Certified Development Company should evaluate the proposed transaction. Approval is not guaranteed.

The Agency for Health Care Administration (AHCA) licenses assisted living facilities in Florida. A license does not simply transfer with the sale; the buyer applies for licensure through a change of ownership. Under Florida law, the seller must notify AHCA in writing at least 60 days before the anticipated change of ownership, and the buyer's application must be received at least 60 days before that date. The seller remains responsible for operating the facility until the buyer is licensed, and existing license restrictions can carry over. AHCA makes its own licensing decisions, so buyers should work with a health care attorney or licensing consultant. No broker can guarantee approval. These are advance filing requirements, not a guarantee of approval or closing within 60 days. Requirements depend on the transaction structure and should be confirmed with AHCA and the buyer’s licensing and legal advisers.

Yes. Facilities with low occupancy, inspection deficiencies, deferred maintenance, or debt pressure do sell, but buyers price them on current performance and the cost and risk of turning them around. Depending on the situation, options may include a sale to an experienced operator, a sale of the real estate, seller financing, or a lender-involved disposition. Owners facing foreclosure or financial distress should involve their attorney early.

The real estate is the land and building. The operating business includes its contracts, equipment, goodwill and service obligations. Resident rights, employment matters and the handling of records require separate legal and regulatory review. A buyer may acquire both, buy the business and lease the building, or buy the property and lease it to a licensed operator. Each structure changes financing options, licensing steps, due diligence, and tax treatment. Buying the ownership interest in an existing entity is another approach, but a transfer of a controlling interest can still be treated as a change of ownership by AHCA.

License type, licensed bed count, and AHCA inspection and complaint history · financial statements, tax returns, census history, and rent roll · private-pay and Medicaid resident mix and rates · staffing, payroll, and key employees · resident admission contracts and vendor agreements · building condition, fire and life-safety compliance, emergency power, zoning, and environmental items · liens, pending claims or litigation, and existing leases or debt.

Timing depends on the transaction structure, due diligence, financing and licensing. Applicable AHCA change-of-ownership filings require advance planning, including the 60-day filing requirements. Discuss a transaction-specific schedule with your broker, lender and legal or licensing advisers.

Yes. Confidentiality protects residents, staff, and referral relationships. A confidential sale typically uses a summary that does not name the facility, signed non-disclosure agreements, and buyer qualification before any detailed information is released. Showings and staff communication are timed with the owner.