Nevada guide
How Occupancy Affects Care Home Valuation
Occupancy is the first thing a buyer asks about and the number most often presented misleadingly. What matters is not how many beds are full today, but how many have been full, month after month, and why any were empty.
Census history beats census today
A home that is full on the day of the enquiry but averaged four of six beds over the last two years will be valued on the average, not the snapshot. Buyers ask for a month-by-month census history, and sellers who can produce one immediately are taken more seriously.
An empty bed is not automatically a problem
A vacancy following a recent resident move-out, in a home with a waiting list, reads as upside. A vacancy that has persisted for a year reads as a marketing or reputation issue. The explanation, evidenced, is what determines which one the buyer believes.
Rate and occupancy together
Full census at below-market rates can be worth less than partial census at strong rates, because the buyer can fill beds more easily than they can raise rates on existing residents. Both numbers are read together.
This guide is general information about Nevada care home transactions and is not legal, tax or licensing advice. Confirm current requirements with the State of Nevada and your own advisers.
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