Assisted Living Facility broker serving Virginia, Washington D.C., Maryland, and West Virginia — sales, acquisitions, valuations, and strategic consulting for ALF operators, owners, and investor groups across the four-state region. The Bailey Team is the official regional representative for My ALF Consultant in VA, DC, MD, and WV, bringing together 50+ years of family-owned real estate experience with industry-leading ALF advisory tools.

Considering selling your facility? Call (571) 240-4495 for a confidential conversation. Acquiring an ALF or memory care property? We work both sides of the table across the Mid-Atlantic.

Currently Representing

The ALF Brokerage You Won't Find at Most Real Estate Teams

Selling or acquiring an Assisted Living Facility is not a residential transaction with a bigger price tag. ALF sales involve licensure transfer, occupancy disclosure, regulatory review across multiple state agencies, resident continuity-of-care obligations, staffing transitions, EBITDA-based valuation, and a buyer pool that operates almost entirely off-market. Most real estate teams — even commercial brokerages — don't have the playbook.

The Bailey Team does. Through our exclusive Mid-Atlantic partnership with My ALF Consultant, we offer the only fully integrated ALF brokerage service in the four-state region. We bring:

• Family-owned real estate experience since 1970, in Northern Virginia since 1988
• 7,500+ closed transactions across residential, commercial, and specialty real estate
• Full licensure in Virginia, Maryland, Washington D.C., and West Virginia
• KW Commercial designation through Keller Williams Commercial — with Gayle T. Bailey II as Senior Director
• Active relationships with regional ALF operator groups, institutional buyers, and family-office investor groups
• Confidential, NDA-first transaction process — your residents, staff, and competitors don't have to know you're considering a sale

ALF Property Types We Represent

"Assisted Living" is an umbrella term that covers several distinct property types, each with its own buyer pool, valuation logic, and regulatory profile. We work across the full range:

• Assisted Living Facilities (ALFs) — Licensed facilities providing housing plus assistance with daily activities (medication management, personal care, dressing). The core asset class.
• Memory Care — Specialized assisted living for residents with Alzheimer's, dementia, and related cognitive conditions. Higher staff ratios, secured units, premium per-bed pricing.
• Independent Living — Senior housing without the licensed care component. Often part of larger continuing care campuses.
• Continuing Care Retirement Communities (CCRCs) — Multi-tier campuses combining independent living, assisted living, memory care, and skilled nursing under one ownership.
• Group Homes / Small Residential Care — Smaller-scale licensed care facilities, often in residential settings, serving 4-20 residents.
• Skilled Nursing Facilities (SNF) / Nursing Homes — Higher-acuity care with state licensing and Medicare/Medicaid eligibility considerations.
• Adult Day Care Centers — Day programs for seniors needing supervision while family members work. Real estate plus operating business.
• Senior Apartments / Active Adult — Age-restricted (typically 55+) housing without medical care services.

Our Services

Confidential off-market sales

Most ALF sales happen off-market. Public listings can spook residents, staff, families, and referral sources. We operate confidentially by default — under NDA with qualified buyers only. Your residents and competitors don't have to know you're exploring a sale until you decide they should.

Acquisitions and 1031 exchanges

For investor groups, operator-acquirers, and 1031 buyers, we surface both listed inventory and pre-marketed off-market opportunities. We coordinate with qualified intermediaries on 1031 timing, run preliminary due diligence on operations, and help acquirers underwrite real cash flow — not just stated cap rates.

Broker opinions of value (BOVs) and strategic valuations

If you're not selling but want to know what your facility is worth — for estate planning, partnership decisions, refinancing, succession planning, or just to have the number — we provide written broker opinions of value using ALF-specific methodology (cap rate, EBITDA multiples, per-bed pricing, occupancy-adjusted comparables).

Strategic consulting

Through our My ALF Consultant partnership, we provide operational consulting, regulatory compliance support, marketing strategy, and operator training. Not every conversation has to be about a transaction.

Cross-state transactions

Operators in our four-state region often own facilities across state lines. Different state licensure regimes, different occupancy disclosure rules, different transfer requirements. We coordinate across VA, MD, DC, and WV in a single transaction process.

How ALF Valuations Actually Work

ALF valuation is fundamentally different from valuing a commercial building. The real estate is one input — the operating business is another. We use a combination of:

• Cap rate on NOI — Net operating income divided by capitalization rate (varies 7-12% depending on facility type, size, location, and condition)
• EBITDA multiples — Earnings before interest, taxes, depreciation, and amortization, with multiples typically running 5-10x depending on stabilization and market
• Per-bed pricing — $50K-$200K+ per licensed bed depending on facility type, with memory care commanding premium per-bed pricing
• Occupancy-adjusted comparables — Recent transactions adjusted for the facility's current and stabilized occupancy
• Real estate value floor — The standalone value of the property if it weren't licensed for ALF use

For most stabilized facilities, we triangulate between these methods to arrive at a defensible value range. For distressed or under-occupied facilities, the methodology shifts toward turnaround projection and operator-acquirer underwriting.

Where We Work

The Bailey Team is fully licensed in Virginia, Maryland, Washington D.C., and West Virginia. ALF transactions sometimes require us to travel:

Virginia

From the DC Metro corridor (Fairfax, Loudoun, Prince William, Arlington, Alexandria) through the Richmond region, Tidewater (Virginia Beach, Norfolk, Hampton Roads), the Shenandoah Valley, and southwest Virginia. ALF demand is highest in the inner-NoVA corridor and the I-95 corridor between Fredericksburg and Richmond.

Maryland

Montgomery County, Prince George's County, Howard County, Anne Arundel, Baltimore Metro, plus the Eastern Shore. Maryland has some of the more stringent ALF licensure requirements in the region, which we know how to navigate.

Washington D.C.

Premium pricing per bed reflects DC's high cost of land and labor. Mostly larger multi-tier campuses and memory care.

West Virginia

Eastern Panhandle (Jefferson, Berkeley, Morgan counties) plus Morgantown and Charleston regions. Lower price points, less competition, growing investor interest.

Why Sell with The Bailey Team

Exclusive My ALF Consultant partnership

We are the official regional representative for My ALF Consultant in VA, DC, MD, and WV. My ALF Consultant specializes in training, marketing, real estate, and operational consulting for the assisted living industry — and their tools and buyer network become yours when you work with us.

Three generations of family-owned real estate

Operators considering selling want a broker who will honor confidentiality, treat staff and residents with respect, and bring legitimate buyers — not tire-kickers. The Bailey Team is family-owned, three generations deep, and our reputation in the broker community is the asset that opens doors on quiet transactions.

Cross-state coverage in one transaction

For operators with facilities in multiple states, working with one broker who's licensed across the entire Mid-Atlantic eliminates the complexity of coordinating multiple state-specific brokerages.

Buyer-side reach

Our buyer pool includes regional ALF operator groups, family-office investors, REIT acquirers, and individual operator-acquirers. We screen buyers before we bring them — proof of funds, operational track record, regulatory standing.

Average ALF Monthly Costs (For Family Decision-Makers)

Families researching ALF options for a parent or loved one often arrive here too. Average monthly costs in our service area:

• Virginia: approximately $5,250 per month
• Maryland: approximately $4,900 per month
• Washington D.C.: approximately $6,978 per month
• West Virginia: approximately $4,160 per month

These figures reflect base monthly fees for typical assisted living care. Memory care typically runs $1,000-$2,500 higher per month. Additional services, level-of-care adjustments, and one-time community fees are common. If you're researching for a family member rather than a property transaction, we're happy to point you toward placement professionals and operator resources who specialize in family-side guidance.

Frequently Asked Questions for Operators

How do you maintain confidentiality during a sale process?

Our default is off-market with strict NDAs. We don't disclose the facility's identity to potential buyers until they've signed an NDA and provided proof of funds or operator credentials. Residents, staff, families, and competitors aren't notified — that's the operator's call to make when and if a sale becomes likely.

How long does an ALF sale typically take?

From initial broker engagement to closing, expect 6-12 months for a typical stabilized facility. Distressed or complicated transactions can run longer. Off-market sales can sometimes close faster than public listings because the buyer is pre-qualified.

What documents will I need to share with a serious buyer?

Trailing 12 months of operating financials (with monthly breakdown), current rent roll / resident census, staffing roster and payroll summary, state survey and inspection reports, license certificates, building documents (CofO, recent capital improvements), and a service agreement summary. We prepare a confidential investment memorandum (CIM) that packages these professionally.

Can I sell my facility while continuing to operate it?

Yes. Most ALF sales involve a transition period where the seller continues to operate while licensure transfers and the buyer onboards. Some sellers also negotiate management agreements or rollover equity arrangements with the acquirer.

What's the typical cap rate or EBITDA multiple for ALF sales in this region?

Cap rates typically run 7-12% depending on facility type and condition. EBITDA multiples typically run 5-10x. Memory care commands tighter cap rates and higher multiples than standard assisted living. The actual range for your specific property depends on size, location, occupancy, financial performance, and physical condition.

Can you handle a multi-state portfolio sale?

Yes. We routinely handle transactions involving facilities in multiple states across VA, MD, DC, and WV.

Do you work with non-profits as well as for-profit operators?

Yes. We have experience with both non-profit and for-profit ALF transactions. The buyer pool, valuation approach, and tax considerations differ between the two — we know the playbooks for each.

What if I'm not ready to sell but want to understand my facility's value?

We provide written broker opinions of value (BOVs) for strategic planning, partnership decisions, estate planning, and refinancing scenarios. For active or near-active sellers, BOVs are no-cost as part of our listing engagement. For strategic-purpose BOVs, we quote a flat fee based on facility complexity.

Ready for a Confidential Conversation?

Whether you're considering selling in the next six months or just want to understand your facility's value, our default is a confidential phone conversation. No commitment, no listing pressure, no signage.

Call us: (571) 240-4495
Email: Gayle@GayleBailey.com
Request a confidential broker opinion of value: Click here