Preparing to Sell Your Assisted Living Community: A 12-Month Plan

1. 12 months out: get clear on goals and value

• Decide what matters most: price, speed, confidentiality, your staff's future, or staying involved after the sale.
• Meet with your CPA and attorney about tax planning, including whether a 1031 exchange fits.
• Get an independent opinion of value so expectations start from market data. See how valuation works.

2. 9 months out: clean up the financials

• Produce consistent monthly P&Ls, separated from personal or other-business expenses.
• Document add-backs clearly so buyers can verify normalized income.
• Reconcile the rent roll, census reports, and bank deposits.
• Organize tax returns, insurance policies, and contracts in one place.

3. 6 months out: strengthen operations

• Focus on occupancy and resident satisfaction; momentum in census is visible to buyers.
• Reduce reliance on agency staff where possible and stabilize key positions.
• Review your most recent state survey and make sure plans of correction are complete.
• Address visible deferred maintenance; first impressions on tours matter.

4. 3 months out: prepare the offering

• Work with your broker on a confidential offering memorandum and data room.
• Decide how and when to tell key staff, and plan how to keep the sale confidential from residents and competitors until appropriate.
• Review licensing requirements for the buyer. Our change-of-ownership guide explains what to expect.

5. Going to market through closing

A confidential process typically involves pre-qualifying buyers, requiring non-disclosure agreements before releasing details, collecting offers, negotiating a letter of intent, and then supporting the buyer through due diligence, financing, and licensing. Responding quickly and completely to diligence requests is one of the best ways to protect the agreed price.

6. Start the conversation

Read more about Haven's approach on our selling page, or request a confidential call with our team.

This article is general information from Haven Senior Investments. It is not legal, tax, or investment advice. Rules and market conditions vary by state and change over time; confirm specifics with your attorney, CPA, and lender.