Discount brokers charge less but typically offer a listing-style, lower-touch process. Full-service senior housing advisors run a confidential, competitive sale to a targeted buyer pool and manage valuation, diligence, licensing coordination, and closing. For most operating facilities, the outcome depends far more on buyer competition and execution than on the fee alone.
When you sell an assisted living, memory care, or other senior housing facility, you are selling an operating healthcare business, not just a building. That changes almost every part of the process:
These differences are the starting point for any senior housing broker comparison.
Discount brokers usually charge lower or flat fees. In exchange, the process tends to look more like a standard property listing:
For some owners and some properties, that trade-off is reasonable. Services vary from firm to firm, so ask exactly what is and is not included.
Facility sale advisory services from a full-service advisor typically cover the whole transaction:
A summary of discount broker vs full service advisor approaches. Services vary by firm, so treat this as a typical picture rather than a rule.
| Factor | Discount broker | Full-service senior housing advisor |
|---|---|---|
| Transaction expertise | Typically general commercial real estate | Typically senior housing–specific |
| Buyer network and reach | Typically public listing platforms | Typically targeted outreach to qualified senior housing buyers |
| Valuation approach | Typically limited pricing guidance | Typically based on operations and market data |
| Marketing and positioning | Typically a basic listing | Typically a confidential offering memorandum |
| Confidentiality | Typically more public exposure | Typically NDAs and vetted buyers before details are shared |
| Fee structure | Typically lower or flat fee | Typically a success fee, negotiated up front |
| Diligence and negotiation support | Typically limited; seller handles more | Typically managed by the advisor |
| Licensing/CHOW coordination | Typically left to the seller | Typically coordinated with counsel and regulators |
| Seller time commitment | Typically higher | Typically lower |
| Best fit for | Identified buyers, small or non-operating properties, experienced sellers | Most operating facilities seeking a competitive, confidential sale |
Fee arrangements vary. Common structures include:
Fees are usually negotiated and disclosed up front in an engagement or listing agreement. When comparing an assisted living sale broker with an advisor, look at likely net proceeds and certainty of close, not just the fee rate.
It can, but it is not guaranteed. The main drivers are more qualified buyers competing for the same asset, accurate positioning that supports the price, fewer re-trades during diligence, and higher certainty of closing. Results depend on the asset, its operations, and market conditions at the time of sale.
Haven represents owners of facilities of every size, in all 50 states. From your first conversation to the day you close, Haven provides comprehensive support at every stage of the sale — including confidential business valuations, targeted buyer outreach, offer and negotiation management, transition consulting, and CHOW and regulatory support.
Haven offers a Complimentary Valuation: a detailed Broker Opinion of Value (BOV) based on financials, market conditions, and occupancy history. Learn more about selling your community with Haven or contact our team.
For most operating facilities, a full-service advisor is the stronger fit because the outcome depends on buyer competition, confidentiality, and execution through licensing and closing. A discount broker can make sense when a buyer is already identified, the property is very small or non-operating, or the owner is experienced in senior housing sales.
They can be in specific situations, such as a sale with terms mostly agreed. Because the seller usually handles more of the screening, diligence, and negotiation, owners should weigh the lower fee against their own time and the likely net proceeds.
Typically a valuation based on operations and market data, a confidential offering memorandum, targeted buyer outreach, NDAs and buyer vetting, a competitive bid process, LOI negotiation, diligence management, licensing/CHOW coordination, and support through closing. Services vary by firm.
Discount brokers typically charge lower or flat fees, while full-service advisors typically charge a success fee negotiated up front. Compare likely net proceeds and certainty of close, not just the fee rate.
Success fees are usually based on the sale price and paid at closing. Some are tiered or incentive-based, tied to price thresholds, and some engagements also include a retainer. Terms are disclosed up front in the engagement or listing agreement.
It can, but results are not guaranteed. The main drivers are more qualified buyers competing, accurate positioning, fewer re-trades during diligence, and higher certainty of closing, and outcomes depend on the asset and the market.
Ask about their senior housing transaction experience, typical buyers and how they reach them, confidentiality, valuation method, process and timeline, who will handle your deal, fee structure, how they manage diligence, re-trades, and CHOW coordination, and whether they can provide seller references.
Start with a confidential conversation with Haven's sell-side team.
Request a Confidential Conversation