Commercial senior housing for sale in 2026 includes assisted living facilities, memory care communities, skilled nursing facilities (nursing homes), independent living communities and multi-property portfolios. Haven Senior Investments represents commercial properties with 16 or more beds in all 50 states. You can browse current listings by state, but most of the best opportunities trade off-market and go first to registered buyers who have signed an NDA.
Commercial senior housing is a licensed community with 16 or more beds that is bought and sold as an income-producing business. Buyers price it on net operating income (NOI), cap rate and price per bed or unit, and they review occupancy, payor mix, staffing and licensing history. Homes with fewer than 16 beds, such as small residential care homes and adult family homes, are a separate market that Haven does not serve.
Assisted living makes up the largest share of Haven's commercial senior housing for sale. These communities provide housing, meals and help with daily activities, and most of their revenue comes from private-pay residents. When buyers evaluate a commercial assisted living facility, they focus on:
Communities of 16 to about 40 beds often sell to owner-operators and regional operators who run them hands-on.
Larger assisted living communities, purpose-built with dozens of units, a commercial kitchen and on-site management, draw the widest pool of buyers: REITs, private equity firms, regional operators and 1031 exchange investors. They are usually marketed confidentially with an offering memorandum, and pricing centers on trailing 12-month NOI and the cap rate buyers apply to it. See senior housing cap rates by state for current ranges.
An assisted living sale can take three forms:
Whenever the operator changes, the new operator must be licensed through the state's change-of-ownership process. Learn more in our guides to buying an assisted living business and change of ownership and licensing.
Memory care communities serve residents with Alzheimer's disease and other forms of dementia. They sell as standalone buildings or as secured wings within assisted living communities. Most states license memory care under their assisted living rules, with added requirements for secured units, dementia training and staffing. Buyers review those compliance records closely, along with staffing ratios and private-pay rates, which typically run higher than standard assisted living. For how the economics compare, see assisted living vs. memory care profitability. Many memory care opportunities are shared only with registered buyers.
Skilled nursing facilities (nursing homes) trade differently from assisted living because most of their revenue comes from Medicare and Medicaid. Buyers review payor mix, state Medicaid rates, CMS star ratings and inspection history. A nursing home sale requires both a state licensing change and a Medicare and Medicaid change of ownership (CHOW), so closings usually take longer than assisted living sales. Our multi-state due diligence checklist covers the CHOW review, and our change of ownership and licensing guide explains the process.
California licenses assisted living as Residential Care Facilities for the Elderly (RCFEs) through the Department of Social Services' Community Care Licensing Division. Haven represents commercial RCFEs with 16 or more beds. In January 2026, Haven closed a 35-bed community in Antioch, California, for $5,150,000. See RCFEs for sale and assisted living for sale in California.
Pennsylvania's Department of Human Services licenses personal care homes under 55 Pa. Code Chapter 2600 and assisted living residences under Chapter 2800. Most Pennsylvania senior communities are licensed as personal care homes, so "personal care home for sale" is the term buyers there search for. Haven represents personal care homes and assisted living residences with 16 or more beds. See assisted living for sale in Pennsylvania, or, if you own one, selling your community in Pennsylvania.
A portfolio is two or more communities sold together, usually by the same owner or operator. Portfolios attract buyers who want scale, including REITs, private equity firms and regional operators. They can be sold whole or split into smaller packages to reach more buyers. Haven markets portfolios confidentially, so register as a buyer to see portfolio opportunities.
Four communities Haven closed between January and June 2026 show how widely pricing varies:
| Location | Beds | Units | Sale price | Price per bed | Closed |
|---|---|---|---|---|---|
| Kansas City, MO | 49 | 46 | $6,650,000 | About $136,000 | June 2026 |
| Antioch, CA | 35 | 19 | $5,150,000 | About $147,000 | January 2026 |
| Bourbon, MO | 47 | 26 | $2,838,000 | About $60,000 | February 2026 |
| Gregory, SD | 32 | 32 | $1,300,000 | About $41,000 | March 2026 |
Price per bed depends on location, building age, occupancy, payor mix and, above all, NOI. Nationally, JLL puts the average price per unit at $182,800 (see our 2026–2027 outlook). For an estimate on a specific property, use What's My Property Worth.
Owners usually sell confidentially to protect residents, staff and referral relationships. Haven shares these opportunities with qualified buyers first:
For more on sourcing, see how to find off-market senior housing deals.
If you own an assisted living, memory care or skilled nursing community with 16 or more beds, Haven can tell you what it's worth and who is buying. Start with selling senior housing and assisted living facilities or request a confidential valuation.
Haven's listings page shows current public listings by state. Most commercial opportunities are off-market and go first to registered buyers who have signed an NDA.
No. Haven represents commercial senior housing with 16 or more beds, including RCFEs and personal care homes of that size.
Yes. Haven represents assisted living, memory care and skilled nursing communities, as well as multi-property portfolios, in all 50 states.
Yes. Haven markets portfolios of two or more communities confidentially to registered buyers.
Pricing depends mostly on net operating income. Four communities Haven closed in 2026 sold for about $41,000 to $147,000 per bed, and JLL puts the national average at $182,800 per unit.
Buying the business gets you the operations, and buying the real estate gets you the building. Many sales include both. If the operator changes, the new operator must be licensed through the state's change-of-ownership process.
Tell us what you're looking for, or what you own, and an advisor will follow up confidentially.
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