How is my California RCFE valued?+
California RCFEs are valued using cap rate methodology (typically 5–8%) or a per-bed/real-estate-plus-business basis for small 6-bed homes. Bay Area and LA premium markets often achieve sub-6% cap rates. These ranges are Haven estimates for stabilized assets; your community's rate depends on occupancy, payor mix, building age and survey history. Haven's free BOV gives you an accurate, current market estimate.
How does CDSS change-of-ownership work?+
Haven manages every step — application preparation, inspection coordination, administrator sourcing if needed — to protect your occupancy and revenue through close. California RCFE change of ownership through CDSS Community Care Licensing typically takes 3 to 12 months. 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 have my RCFE administrator in place before selling?+
The new owner must have a CDSS-certified administrator in place before the new license is issued. Haven helps sellers and buyers coordinate administrator placement as part of the transaction process, including connecting buyers with our network of California-certified RCFE administrators.
What is my 6-bed California RCFE worth?+
Small California RCFEs (6-bed) are typically valued on a combined real estate and business basis — the real estate component reflects current market value, while the business premium reflects the CDSS license and established care operations. Haven has extensive experience valuing small RCFEs across California markets.
Do I need to disclose my intent to sell to my staff?+
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.
How does Haven ensure I get the best price for my California community?+
Haven combines accurate market pricing (based on current California 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 California?+
Most assisted living facilities are valued on stabilized net operating income divided by a market cap rate. Stabilized California senior housing typically trades at 5–8% 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 California 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 CDSS 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.
