How is my Arkansas ALF valued?+
Arkansas ALFs typically trade at 8–11% cap rates. These ranges are Haven estimates for stabilized assets; your community's rate depends on occupancy, payor mix, building age and survey history. Northwest Arkansas assets trend toward the lower end due to the Walmart economy's high-income demographics. Rural Arkansas and Medicaid-heavy operations trade at higher yields. Haven's free BOV gives you an accurate market estimate.
How long does an Arkansas ALF sale take?+
Arkansas Department of Human Services (ADHS) change-of-ownership processing typically takes 45–75 days after a complete application. Most senior housing sales close in 90–150 days from engagement. Haven’s general CHOW planning range is 90–180 days; the state-specific estimate on this page controls, and regulator approval is not guaranteed. California RCFE CHOW can take 3–12 months.
Do I need to disclose my Medicaid census when selling?+
Your community is introduced to qualified buyers with an anonymous summary first. The name, financials and licensing details are shared only after a buyer signs an NDA. Staff, residents and families are told only when you decide to tell them, usually around closing.
What operational improvements should I make before selling?+
Haven provides pre-sale consulting to identify high-ROI operational improvements — including occupancy optimization, expense reduction, and compliance remediation — that can meaningfully increase your sale price. We offer this guidance as part of our seller engagement at no additional cost.
Do I need to disclose my intent to sell to my staff?+
No — and Haven specifically designs its process to prevent premature disclosure. We use NDA-gated marketing exclusively. Your staff, residents, and competitors are never informed of a potential sale until you choose to disclose — typically at or after closing. This protects your census, your staff stability, and your community's reputation throughout the process.
How does Haven ensure I get the best price for my Arkansas community?+
Haven combines accurate market pricing (based on current Arkansas cap rates and comparable sales), strategic positioning (presenting your community's strengths to the right buyer profile), and competitive marketing (creating buyer competition where possible) to maximize your final sale price. We also advise on pre-sale operational improvements that can meaningfully increase proceeds before going to market.
How much is my assisted living facility worth in Arkansas?+
Most assisted living facilities are valued on stabilized net operating income divided by a market cap rate. Stabilized Arkansas senior housing typically trades at 8–11% cap rates. For example, $500,000 of NOI is worth about $7.14 million at a 7.0% cap rate. Haven's Broker Opinion of Value is free and takes 5–7 business days.
Do I need a specialized broker to sell my Arkansas assisted living facility?+
No law requires one, but buyers value senior housing on occupancy, NOI, staffing and survey history, not just the real estate. A senior-housing-only broker knows the active buyers and manages the ADHS change of ownership, which keeps the sale on schedule.
What taxes will I owe when I sell?+
Gain on the real estate may be deferred with a 1031 exchange if you reinvest in other real estate. Gain on the business, furniture and equipment is taxable, and equipment depreciation recapture is taxed as ordinary income. This is general information, not tax or legal advice. Talk to your CPA and attorney.
Can I sell the building and keep operating my community?+
Yes. In a sale-leaseback, you sell the real estate to an investor and lease it back, usually on a triple-net lease, while your operating company keeps the license, staff and residents.
