Buy or Sell

The US marketplace for buying, selling and valuing care homes.

BedHub connects serious acquirers with motivated sellers across the United States. Confidential, professional, and sector-specialist.

247
Active listings
183
Sold this year
48 days
Average days on market
$2.4B
GCI handled
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Search Care Homes for Sale
7.1k
Properties sold
8.4k
Operators on platform
$2.4B
Property value transacted
4.6★
Agent rating
For Sale

Care homes for sale across the United States.

All listings are verified, confidentiality-protected, and managed by our specialist care home agents.

🏠
Sunrise Manor
Hampshire, South East the United States
Beds
24
State License Rating
Good ★★★★
Occupancy
91%
Weekly Fee
$950–$1,200
Freehold Trading
$1,200,000
🌿
FEATURED
The Willows Care Home
Surrey, South East the United States
Beds
18
State License Rating
Outstanding ★★★★★
Occupancy
95%
Weekly Fee
$1,100–$1,450
Freehold Trading
$2,100,000
🌾
Meadow View
Yorkshire, North the United States
Beds
32
State License Rating
Good ★★★★
Occupancy
78%
Weekly Fee
$750–$950
Leasehold
$850,000
🏡
Lakeside Lodge
Kent, South East the United States
Beds
12
State License Rating
Req. Improvement
Occupancy
65%
Weekly Fee
$700–$850
Freehold Vacant
$480,000
🏛️
Heritage House
Dorset, South West the United States
Beds
20
State License Rating
Good ★★★★
Occupancy
88%
Weekly Fee
$875–$1,050
Freehold
$1,400,000
🌳
Elm Court
Cheshire, North West the United States
Beds
15
State License Rating
Good ★★★★
Occupancy
82%
Weekly Fee
$780–$950
Leasehold
$720,000
Sell with BedHub

Ready to sell? We'll guide you, confidentially.

Selling a care home is a significant transaction. Our specialist agents handle everything discreetly — from valuation to completion — protecting your staff, residents, and reputation throughout.

🔒

Fully Confidential

Your listing is never made public without your consent. Buyers are pre-qualified and sign NDAs before receiving details.

💰

Maximum Valuation

We value on EBITDA, occupancy potential, and state licensing trajectory — not just bricks and mortar. Get the best possible price.

🏆

Sector Specialist Agents

Every one of our agents has direct care sector experience. They speak the language — and buyers trust them.

📅

48 Days Average Sale

Our qualified buyer network means properties sell faster than the national average for specialist care assets.

Confidential Selling Enquiry
Tell us about your property. All information is strictly confidential.
All enquiries are treated with complete confidentiality. Your details will not be shared with any third party without your express permission.
Lease Valuations

What is your RCFE or care home lease actually worth?

Most care home operators don't know the true value of their lease — or the hidden risks buried within it. Our specialist lease reviewers analyze your OPCO/PROPCO structure, rent review mechanisms, and break clauses to give you a clear picture.

The value of a care home lease is determined by the unexpired term, the passing rent relative to market rate (often called the "rent-to-revenue" ratio), the rent review mechanism (RPI, fixed, or open market), the strength of the covenant on both sides, and any break clause provisions. A lease with a favourable below-market rent and a long unexpired term can represent significant hidden value.
Many care home portfolios split the operational business (OPCO) from the property (PROPCO). The OPCO holds the state licensing and employs staff; the PROPCO owns the freehold and receives rent. This structure can offer significant tax efficiency and estate planning advantages, but requires careful lease structuring to protect both parties on exit.
Retail Price Index (RPI) rent reviews link your annual rent increase to inflation. In recent years, with RPI running at 5–10%, this has dramatically impacted care home operators. Understanding whether your lease caps RPI increases (e.g., "collared and capped" at 1–4%), or applies uncapped RPI, can mean hundreds of thousands of pounds difference over a 20-year term.
Break clauses can be either operator-friendly (giving you flexibility to exit) or landlord-friendly (creating uncertainty for your business). Correctly timed, a landlord break clause can materially reduce the value of your leasehold interest. Our team assesses the impact of break provisions and advises on negotiation strategies to protect or enhance your position.
Get a Free Lease Assessment
Upload your lease and we'll provide a full written assessment within 5 working days.
Drop your lease here or click to upload
PDF, DOC, DOCX — up to 20MB
Valuation Factors

The 8 factors that determine
your care home's value.

Understanding these factors before you sell — or buy — can mean a significant difference in final price.

⭐
State License Rating
Outstanding-rated homes command 15–25% premium over equivalent Good-rated properties. Drives buyer confidence and bank lending terms.
High Impact
🛏️
Occupancy Rate
Buyers value on stabilised EBITDA. A home running at 70% occupancy is valued far below its 95% potential — representing opportunity for acquirers.
High Impact
📄
Lease Terms
Unexpired lease length, rent review mechanism, and break clauses all directly affect value. A 25-year lease is worth significantly more than 10 years.
High Impact
👥
Local Demographics
Ageing population concentration, Medicaid/state funding fee rates, and competition density all affect long-term demand and sustainable occupancy.
Medium Impact
🔄
Staff Turnover
High staff turnover is a red flag for buyers and regulators. Homes with stable, experienced teams attract premium offers and smoother transitions.
Medium Impact
💷
Revenue Per Bed
The blended weekly fee per occupied bed is the most direct driver of EBITDA. Specialist care (dementia, nursing) commands significantly higher rates.
High Impact
🏗️
Building Condition
Recent refurbishment, fire safety compliance, and care-specific adaptations all affect both state license rating and buyer appetite. Deferred maintenance is discounted heavily.
Medium Impact
📐
Planning Potential
Ability to add beds, convert outbuildings, or develop grounds can significantly uplift freehold value beyond the trading business alone.
Medium Impact
Get Matched

Find your care home investment. Pre-qualified, verified.

Tell us what you're looking for and we'll match you with the right agent and opportunities within 24 hours.

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No
New to the sector
Process

From listing to keys — how it works.

Our structured process protects both buyers and sellers, ensuring smooth transactions and regulatory continuity.

1
Initial Consultation
Meet your specialist agent. We understand your goals, timeline, and criteria — whether buying or selling.
2
Valuation & Matching
Sellers receive a full EBITDA-based valuation. Buyers are matched with pre-screened opportunities within 48 hours.
3
Due Diligence
We manage the full information exchange. NDA signed buyers receive detailed financial packs, state licensing reports, and staff information.
4
Offer & Heads of Terms
We negotiate on your behalf and structure heads of terms that protect both parties through the transaction period.
5
Completion & Handover
We coordinate legal completion, state licensing notification, staff TUPE transfers, and resident continuity of care.

Ready to buy, sell, or get a valuation?

Our specialist agents are available now. No obligation. Fully confidential.

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