A complete reference guide to financing options for assisted living, memory care, skilled nursing, independent living, and CCRC acquisitions, refinances, and construction — as a capital broker, Haven matches you to the right program and lender for your deal.
Each choice takes you directly to its eligibility, terms, and best-use details below.
Haven Senior Investments is a capital broker, not a lender. We do not originate loans or hold capital positions; we match senior housing borrowers to appropriate lenders across the programs listed here. Learn how we work.
SBA-guaranteed loans are among the most accessible financing options for smaller assisted living and senior housing acquisitions — particularly for owner-operators purchasing a business alongside the real estate. Haven connects borrowers to SBA-preferred lenders with senior housing experience.
HUD/FHA-insured loans are the gold standard for permanent senior housing financing — offering the longest terms, lowest fixed rates, and non-recourse structures available in the market. Best suited for stabilized communities seeking cost-effective permanent debt.
GSE senior housing programs offer competitive permanent financing for stabilized communities — faster than HUD with more flexibility, and well-suited for independent living and market-rate assisted living assets.
The USDA B&I loan guarantee program supports rural business development — including senior housing in eligible rural areas. For communities located in qualifying rural communities, USDA B&I can provide meaningful leverage at competitive terms.
Short-term capital for acquisitions, ownership transitions, census recovery, value-add repositioning, and ground-up development. Bridge and construction loans are the entry point before permanent financing is placed.
When traditional debt isn't sufficient, private equity and structured capital fill the gap — providing additional leverage, working capital, or growth equity alongside senior debt.
Neither is better for every deal. HUD Section 232 is typically the stronger choice for a stabilized, licensed community that wants long-term, fixed-rate, non-recourse permanent debt and can wait for a longer approval process. SBA 504 and 7(a) loans are typically the better fit for owner-operators buying a smaller community, especially when the purchase includes the operating business and a faster close matters.
| Factor | HUD (Section 232) | SBA (504 / 7(a)) |
|---|---|---|
| Eligible property types | Licensed assisted living, memory care, skilled nursing, and board and care facilities | Owner-occupied senior housing real estate and operating businesses, including assisted living |
| Typical use | Acquisition, refinance, new construction, and substantial rehabilitation | Acquisition and refinance; 7(a) also covers business acquisition, working capital, and equipment |
| Owner-occupancy requirements | For-profit and non-profit borrowers; no owner-operator requirement noted | Built for owner-occupants: an operator buying real estate they operate (504) or a business plus real estate (7(a)) |
| Loan term and amortization | Long, fully amortizing fixed-rate terms (longer for new construction); no balloon | 25-year amortization on real estate; shorter terms on business and equipment portions of 7(a) |
| Timeline to close | Typically longer; HUD is the slowest-closing option | Typically shorter than HUD |
| Best fit | Stabilized communities seeking cost-effective permanent debt with a long hold horizon | Owner-operators and smaller acquisitions, including purchases that include business goodwill |
See full details on the HUD 232 program, the SBA 504 loan, and the SBA 7(a) loan.
It depends on the property and the buyer. HUD Section 232 typically offers the longest fixed-rate, non-recourse terms for stabilized, licensed communities, but it takes the longest to close. SBA 504 and 7(a) loans typically suit owner-operators buying smaller communities, and 7(a) can finance the operating business as well as the real estate. Haven can help compare both for your deal.
Key terms at a glance — speak with Haven to determine which program fits your specific deal.
Tell Haven about your property, deal type, and financing goals. As a senior housing capital broker, we'll identify the right program and connect you to the appropriate lender — at no cost, no obligation.
HAVEN IS A CAPITAL BROKER — NOT A LENDER · NO OBLIGATION · SENIOR HOUSING SPECIALISTS
