How is my New York ACF or ALP valued?+
NY ACF/ALP assets typically trade at 5–7% cap rates. These ranges are Haven estimates for stabilized assets; your community's rate depends on occupancy, payor mix, building age and survey history. NYC Metro and Westchester compress to 4.5–6%; Upstate NY and value-add assets trade at 7–9.5%. Haven provides free BOVs.
How does New York's dual-track licensing system affect my sale?+
New York licenses Adult Care Facilities (ACFs) and Assisted Living Programs (ALPs) under different NYSDOH frameworks. The designation significantly affects valuation, buyer pool, and COO requirements. Haven ensures sellers understand their classification.
How long does a New York senior housing sale take?+
New York State Department of Health (NYSDOH) change-of-ownership processing typically takes 90–150 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.
Who buys New York senior housing?+
NY attracts NYC Metro operators, national institutional buyers, and family offices. Haven's network spans all profiles including specific expertise in foreign capital targeting premium NYC-adjacent senior housing.
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 New York community?+
Haven combines accurate market pricing (based on current New York 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 New York?+
Most assisted living facilities are valued on stabilized net operating income divided by a market cap rate. Stabilized New York senior housing typically trades at 5–7% 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 New York 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 NYSDOH 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.
