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BedHub Real Estate
The marketplace for buying, selling and valuing care homes.
BedHub connects serious acquirers with motivated sellers across the United States. Confidential, professional, and sector-specialist.
ConfidentialSector SpecialistBuyer MatchingValuations
How It Works
From listing to keys — a structured process that protects both sides.
- Initial consultation to understand your goals, timeline, and criteria
- Sellers receive a full EBITDA-based valuation
- Buyers are matched with pre-screened opportunities
- We manage due diligence, offers, and letters of intent
- Coordinated closing with licensing continuity and staff transition
Services
Buy, sell, or get a valuation.
Three ways BedHub Real Estate can help you. Each starts with a confidential conversation.
Buy
Find your next care home.
Tell us what you're looking for — location, size, budget, care type — and we'll match you with verified opportunities. Pre-qualified listings, NDA-protected details, and specialist agent support throughout.
Find PropertiesSell
List your property confidentially.
Selling a care home is a significant transaction. We handle everything discreetly — from valuation to completion — protecting your staff, residents, and reputation throughout. Buyers sign NDAs before receiving details.
Sell My PropertyValue
Know what your care home is worth.
We value on EBITDA, occupancy potential, licensing trajectory, and lease terms — not just the building. Whether you're selling, refinancing, or just want to know, we'll give you a clear picture.
Get a ValuationFor Sale
Care homes for sale across the United States.
All listings are verified, confidentiality-protected, and managed by our specialist care home agents.
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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 drives premium.
Outstanding-rated homes command 15–25% premium over equivalent Good-rated properties. Drives buyer confidence and bank lending terms.
Occupancy
Stabilized EBITDA matters.
A home running at 70% occupancy is valued far below its 95% potential — representing opportunity for acquirers and a discount for sellers.
Lease Terms
Length and structure.
Unexpired lease length, rent review mechanism, and break clauses all directly affect value. A 25-year lease is worth significantly more than 10 years.
Demographics
Local demand and competition.
Aging population concentration, state funding fee rates, and competition density all affect long-term demand and sustainable occupancy.
Staff Retention
Stability signals quality.
High staff turnover is a red flag for buyers and regulators. Homes with stable, experienced teams attract premium offers and smoother transitions.
Revenue Per Bed
The direct EBITDA driver.
The blended weekly fee per occupied bed is the most direct driver of EBITDA. Specialist care (dementia, nursing) commands significantly higher rates.
Building Condition
Deferred maintenance costs.
Recent refurbishment, fire safety compliance, and care-specific adaptations all affect both licensing outcomes and buyer appetite. Deferred maintenance is discounted heavily.
Planning Potential
Room to grow.
Ability to add beds, convert outbuildings, or develop grounds can significantly uplift property value beyond the trading business alone.
Ready to buy, sell, or get a valuation?
Our specialist agents are available now. No obligation. Fully confidential.