Preparing to Sell Your Assisted Living Community: A 12-Month Plan
The months before a sale have an outsized effect on price and on how smoothly the deal closes. Here is a practical timeline for owners who want to go to market prepared.
Haven Senior Investments · August 2026 · 10 min read
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.
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.
Haven perspective: Owners who prepare a year ahead tend to field stronger offers and fewer renegotiations, because buyers can see exactly what they are buying.
6. Start the conversation
Read more about Haven's approach on our selling page, or request a confidential call with our team.
Thinking about selling?
Start with a free, confidential opinion of value and a conversation about timing. There is no obligation.
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.
