ALF Sales
Stoic Estates • Assisted Living Division
Florida Assisted Living Facility Brokerage Specialists
Experience. Strategy. Results.
Specialized representation for assisted living facility owners, buyers, operators, and investors throughout Florida. Navigate the business and real estate sides of your ALF transaction with a clear strategy.
A specialized approach
ALF sales, acquisitions & investment
An assisted living facility is both a property and an operating business. We bring real estate, operational, financing, and licensing considerations together to help clients make informed decisions.
ALF Owners & Sellers
Confidential sale strategies, market positioning, valuation considerations, qualified buyer outreach, and transaction negotiation.
ALF Buyers & Operators
Acquisition opportunities, facility evaluations, financing coordination, and due diligence support.
Investors & Developers
Investment opportunities, value-add strategies, portfolio acquisitions, and facility repositioning.
Distressed ALF Opportunities
Underperforming facilities, foreclosure-related transactions, complex dispositions, and creative acquisition structures.
Transaction expertise
Understand the details that move a deal forward
AHCA & Regulatory Considerations
Florida’s Agency for Health Care Administration (AHCA) licenses assisted living facilities, and a sale usually requires the buyer to obtain a new license through AHCA’s change-of-ownership process. We understand licensing considerations, ownership transitions, and regulatory due diligence, and we build those timelines into the deal from the start.
Successful transactions require coordination with licensing, regulatory, and legal professionals. We work alongside them; we do not replace them.
Commercial Lending & SBA Financing
We help coordinate with commercial lenders on ALF acquisition financing. Depending on the transaction, SBA 7(a), SBA 504, conventional, or seller financing may be considered. Available programs and terms depend on the buyer, operating business, property, proposed use of funds, and lender review.
- Buyer qualifications and operating experience
- Lender underwriting and cash-flow coverage
- Transaction structure and equity requirements
- Financing coordination through closing
ALF Valuation & Operational Performance
Price is driven by how the facility performs as a business and what the property is worth on its own.
- Licensed bed capacity
- Occupancy rates
- Revenue and operating expenses
- Facility profitability
- Property condition
- Business goodwill
- Real estate value
- Comparable facility transactions
Complex Acquisition & Sale Structures
Many ALF deals are not a simple purchase of a building. We have working knowledge of:
- Real estate and operating-business acquisitions
- Ownership-interest transfers
- Seller financing
- Distressed acquisitions
- Multi-party negotiations
- Business and real estate due diligence
Selected closed transactions
ALF transaction experience
Palm Beach • 29 beds
Sold — $3,500,000
Hollywood • 32 beds
Sold — $3,792,000
Plantation
Sold — $2,000,000
Past transactions do not guarantee future results.
From planning to closing
A clear process for a complex transaction
01
Understand the Opportunity
Discuss the client’s objectives, facility characteristics, and transaction goals.
02
Evaluate the Asset
Review relevant real estate, financial, operational, licensing, and market considerations.
03
Develop the Strategy
Establish pricing, acquisition criteria, marketing approach, financing considerations, and transaction structure.
04
Execute the Transaction
Coordinate negotiations, due diligence, lender requirements, and closing activities with the appropriate professionals.
Common questions
How is an assisted living facility valued?
An ALF is usually valued on two things at once: how the business performs and what the real estate is worth. Buyers and lenders look closely at licensed bed capacity, occupancy history, monthly revenue per resident, the mix of private-pay and Medicaid residents, staffing and operating expenses, and the facility's net operating income or cash flow. They also weigh property condition, AHCA inspection history, location, and comparable facility sales. Smaller facilities are often discussed on a price-per-bed or earnings basis, while larger facilities are typically priced on income. A broker's opinion of value is not an appraisal; lenders will usually order their own.
What is the difference between buying ALF real estate and purchasing the operating business?
The real estate is the land and building. The operating business includes its contracts, equipment, goodwill and service obligations. Resident rights, employment matters and the handling of records require separate legal and regulatory review. A buyer may acquire both, buy the business and lease the building, or buy the property and lease it to a licensed operator. Each structure changes financing options, licensing steps, due diligence, and tax treatment. Buying the ownership interest in an existing entity is another approach, but a transfer of a controlling interest can still be treated as a change of ownership by AHCA.
Can an ALF owner sell confidentially?
Yes. Confidentiality protects residents, staff, and referral relationships. A confidential sale typically uses a summary that does not name the facility, signed non-disclosure agreements, and buyer qualification before any detailed information is released. Showings and staff communication are timed with the owner.
Start a confidential conversation
Let’s discuss your ALF goals
Whether you are considering selling, acquiring your next facility, or evaluating an investment, begin with a conversation about your objectives.
Jason Davis · Licensed Real Estate Broker
Stoic Estates LLC · Florida license BK3306876
1801 NE 123rd St, Suite 314, North Miami, FL 33181
Information is general and is not legal, tax, financial, or regulatory advice. Licensing and financing decisions are made by the relevant agencies and lenders; approvals are not guaranteed. Consult qualified advisers for your specific transaction.