How is my Florida ALF valued?+
Florida stabilized ALFs typically trade at 6–8% cap rates. These ranges are Haven estimates for stabilized assets; your community's rate depends on occupancy, payor mix, building age and survey history. Miami-Dade and Palm Beach premium assets compress to 5.5–6.5%. AHCA licensing, occupancy trends, monthly revenue per resident, and local market comparables all factor into Haven's free BOV.
How does AHCA's change-of-ownership process work?+
AHCA COO requires Level 2 background checks for all new principals, administrator credential verification, and a compliance inspection. Haven manages the full process to protect your census and revenue through close. Florida Agency for Health Care Administration (AHCA) change-of-ownership processing typically takes 60–90 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.
What is my Florida ALF worth in today's market?+
Florida ALF values vary significantly by market, size, and payer mix. A 20-bed private-pay Palm Beach community may trade at 5.5x–6.5x NOI, while a 40-bed mixed Medicaid/private-pay Tampa community trades differently. Haven provides free, market-specific BOVs to help Florida sellers make informed decisions.
Can I sell my Florida ALF if I have AHCA citations?+
Yes. AHCA compliance history affects valuation and buyer pool, but does not prevent a sale. Haven advises sellers on how to address outstanding citations before going to market and identifies experienced operator-buyers capable of managing existing regulatory relationships.
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 Florida community?+
Haven combines accurate market pricing (based on current Florida 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 Florida?+
Most assisted living facilities are valued on stabilized net operating income divided by a market cap rate. Stabilized Florida senior housing typically trades at 6–8% 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 Florida 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 AHCA 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.
