What types of senior housing does Haven transact in Pennsylvania?+
Haven works across all Pennsylvania senior housing asset types licensed as Personal Care Home (PCH) / Assisted Living Residence (ALR) by Pennsylvania Department of Health (DOH). We handle single assets, small portfolios, and multi-facility transactions across all major Pennsylvania markets.
Does Haven list off-market Pennsylvania properties?+
Yes. A significant portion of Haven's Pennsylvania deal flow is off-market — sourced through our operator relationships and advisor network. Registered buyers get early access before public listing. Sign up for our free monthly listing alerts to hear about new opportunities as they become available.
What is the licensing process for senior housing in Pennsylvania?+
Pennsylvania has a dual licensing system: Personal Care Homes (PCHs, basic services) and Assisted Living Residences (ALRs, skilled services) are licensed by DOH with distinct requirements. Haven guides buyers through Pennsylvania's licensing structure to ensure the right track for their intended operations. Pennsylvania Department of Health (DOH) change-of-ownership processing typically takes 75–105 days after a complete application.
What cap rates should I expect in Pennsylvania?+
Pennsylvania stabilized senior housing assets typically trade at 6–9% cap rates. Philadelphia suburban premium communities (Montgomery, Chester counties) compress to 5.5–7%; Pittsburgh, Allentown, and rural Pennsylvania assets trade at 7.5–10%. Haven provides free preliminary valuations.
How long does a Pennsylvania senior housing transaction take?+
Pennsylvania Department of Health (DOH) change-of-ownership processing typically takes 75–105 days after a complete application. Most senior housing sales close in 90–150 days from engagement. The full change-of-ownership process, from application to new license, typically takes 90–180 days, so it starts early in the sale.
Can Haven help with financing for a Pennsylvania acquisition?+
Yes. Haven's Capital Solutions team provides lender introductions for Pennsylvania senior housing acquisitions — including bridge financing, conventional commercial loans, and HUD-insured loans for qualified larger facilities. We prepare lender-ready financial packages that account for Pennsylvania's specific regulatory and market context.
