How to sell a assisted living and memory care facility. Assisted Living & Memory Cares transact at 6-10x EBITDA. This guide walks the full process — preparation, valuation, buyer outreach, diligence, and close.
Step 1 — Understand The Assisted Living & Memory Care Market
Assisted Living & Memory Cares transact at 6-10x EBITDA with net margins of 20-35% NOI margin. silver-tsunami demand, real estate value, recurring resident fees. Boomer ownership at 50%+ means a sustained owner-exit wave. Active acquirers: Brookdale, Atria, Sunrise Senior Living, senior-housing REITs.
Step 2 — Optimize Your Value Drivers
The five drivers that move a assisted living and memory care facility multiple inside the 6-10x EBITDA band: recurring revenue percentage (monthly resident fees, high occupancy stickiness), owner dependency, customer concentration, financial hygiene, and team retention. Owners who optimize these 12-24 months pre-sale routinely realize 30-50% premium.
Step 3 — Run The Process
WETYR runs a structured sell-side process to Brookdale, Atria, Sunrise Senior Living, senior-housing REITs and other acquirers, or executes a direct operator-buyer acquisition (60-120 day close, no commission).
Step 4 — Engage WETYR
WETYR provides sell-side advisory and direct acquisition for assisted living and memory care facility owners and operators across all 50 states. Start with the free Exit Score or book a call.
How To Sell A Assisted Living & Memory Care
Authoritative Sources & Further Reading
WETYR works alongside primary sources, regulators, and industry data providers when advising owners and operators. The references below are the same sources our advisory team uses when modeling deals, benchmarking multiples, and stress-testing assumptions. We encourage every owner, buyer, and operator to verify any data point that materially affects their decision against the underlying primary source.
Primary Federal Sources
- U.S. SBA — 7(a) Loan Program for acquisition financing eligibility, terms, and lender list.
- SEC EDGAR for public-company comparables, 10-K disclosures, and recent strategic acquirer filings.
- IRS — Sale of a Business on Section 1060 asset-allocation reporting and tax treatment of asset vs stock sales.
- U.S. Bureau of Labor Statistics — Industries at a Glance for wage, employment, and growth data by NAICS code.
- U.S. Census Economic Census for industry size, firm counts, and revenue distributions.
- Federal Reserve Economic Data for prevailing rate environment underwriting.
Standards & Reference Bodies
- AICPA for Quality of Earnings methodology and CPA standards governing transaction-related financial work.
- FINRA Rules and Guidance for understanding when a transaction crosses into broker-dealer territory.
- NACVA business valuation credentialing body and standards (CVA designation).
- USPAP — Uniform Standards of Professional Appraisal Practice for valuation engagement standards.
- Investopedia — EBITDA reference page for definitional alignment with our glossary.
- Harvard Business Review — Mergers and Acquisitions archive on integration and post-close value creation.
For deeper transaction-specific data, the GF Data and PitchBook private-company transaction databases publish quarterly multiple ranges by industry size band that we cross-reference against our own pipeline benchmarks. Owners considering a sale should also review the Pepperdine Private Capital Markets Report (free, annual) for current cost-of-capital and lender appetite data across the lower middle market. Buyers underwriting search-fund or holdco theses commonly pair Stanford GSB's Search Fund Study with the IBBA Market Pulse report, which tracks multiples for sub-$50M transactions quarterly. None of these sources replace deal-specific advisory, but they give owners and operators the same reference points professional acquirers are using on the other side of the table.
Related WETYR Resources
Every WETYR resource ladders into a structured engagement framework. Whether you are diagnosing readiness, modeling a number, or preparing for a specific transaction phase, the resources below cover the most common owner and operator workflows. All tools are free; all guides are operator-written; all engagements start with a confidential conversation.
Engagement Pillars
Decision Tools
Operator-Written
Glossary & FAQ
Checklists & Templates
Niche Coverage
If you are not sure where to start, the Exit Readiness Score takes about four minutes and produces a one-page diagnostic on the value drivers most likely to compress your multiple. From there the natural next step is either a long-form guide covering your specific situation, a focused glossary term lookup, or a confidential introductory call with our team to discuss whether WETYR's advisory or operator-buyer engagement is a fit. Our team responds to every inbound inquiry within one business day.