The
senior housing market is in the midst of profound change. Demographic waves, evolving healthcare models, and heightened investor interest have converged to create unprecedented demand for specialized brokerage expertise. Sherman & Roylance (S&R) has positioned itself at the center of this movement, employing more than a century and a half of combined experience to navigate complex transactions and deliver measurable value for owners, operators, and investors.
This guide explains what distinguishes the boutique firm, highlights its most recent transactions, and examines why an ever-growing number of stakeholders are turning to S&R for tailored advisory services in the skilled nursing and senior housing arenas.
The Evolving Landscape of Senior Housing
The United States adds roughly 10,000 seniors to its population every single day, a figure documented by the
U.S. Census Bureau. By 2034, adults aged 65 and older will outnumber children under 18 for the first time in history. This demographic reversal, coupled with longer life expectancy, is fueling sustained demand for
assisted living, memory care, and skilled nursing facilities.
Operators, however, must also contend with shifting resident preferences. Integrated care delivery, technology-driven clinical oversight, and hospitality-level amenities are now baseline expectations. For investors, the ability to identify properties that can adapt to these consumer trends—and operators capable of delivering superior outcomes—has become paramount.
In addition to the growing demand for various types of senior housing, there is an increasing emphasis on creating communities that foster social engagement and well-being. Many facilities are now incorporating wellness programs that include fitness classes, art therapy, and social events designed to enhance the quality of life for residents. These initiatives not only address physical health but also combat the loneliness and isolation that can accompany aging, ultimately leading to better mental health outcomes.
Moreover, the integration of technology in senior housing is revolutionizing the way care is delivered. Smart home features, telehealth services, and wearable health monitors are becoming commonplace, allowing for real-time health tracking and communication between residents and caregivers. This tech-savvy approach not only improves the efficiency of care but also empowers seniors to maintain a sense of independence, making it an attractive option for both residents and their families.
Sherman & Roylance at a Glance
Sherman & Roylance is a national
brokerage firm dedicated solely to the sale, acquisition, and development of senior housing and skilled nursing assets. The company’s founders and
senior advisors combine more than 150 years of sector-specific experience and have participated in transactions totaling over $5.5 billion. While the firm is headquartered in California, its deal flow spans the entire country. This extensive reach allows Sherman & Roylance to tap into diverse markets, adapting to regional trends and demands, which is crucial in the ever-evolving landscape of senior care.
S&R operates almost exclusively off-market. Listings are distributed to only a select pool of pre-qualified investors and operators, preserving confidentiality for sellers and limiting competitive pressures for buyers. This highly curated approach is instrumental in maintaining pricing integrity and fostering trust among all stakeholders. By focusing on off-market transactions, Sherman & Roylance ensures that its clients benefit from unique opportunities that are not available to the broader market, thus enhancing their investment potential.
In addition to its brokerage services, Sherman & Roylance offers comprehensive advisory services that include market analysis, financial modeling, and strategic planning. This holistic approach empowers clients to make informed decisions based on thorough research and insights tailored to their specific needs. The firm’s commitment to education and transparency is reflected in its regular publications and webinars, which cover industry trends, regulatory changes, and best practices in senior housing investment. By equipping clients with the knowledge they need, Sherman & Roylance not only facilitates successful transactions but also fosters long-term partnerships built on mutual growth and understanding.
Furthermore, the firm is deeply committed to the communities it serves. Sherman & Roylance actively seeks to align its business practices with social responsibility, ensuring that the senior housing and skilled nursing facilities they work with uphold high standards of care and quality of life for residents. By prioritizing ethical considerations alongside financial performance, the firm positions itself as a leader not only in brokerage but also in promoting sustainable practices within the senior living sector.
Core Services That Set S&R Apart
Valuation and Analysis
S&R supplies complimentary, confidential valuations that benchmark a facility’s performance against prevailing market metrics. Underwriting teams review census trends, Medicaid/Medicare reimbursement rates, expense ratios, and regional labor costs to distill an accurate picture of net operating income. This rigorous analysis frequently uncovers untapped operational upside, informing acquisition strategies and debt structuring.
Buyer and Seller Representation
Whether orchestrating a $1.7 million sale of a six-bed residential care home or a $100 million multi-state portfolio, S&R negotiates on behalf of clients with an eye toward discretion and speed to close. The firm maintains robust relationships with lenders, REITs, and private equity groups, accelerating due-diligence timelines and smoothing regulatory approvals.
Senior Housing Development
Development specialists within S&R help clients source land, conduct feasibility studies, and structure joint-venture agreements for projects of 35 units or more. From concept through certificate-of-occupancy, advisors coordinate architect selection, entitlement approvals, and pro-forma modeling to manage both cost escalation and projected returns.
Healthcare Bankruptcy & Distressed Asset Advisory
Operational disruptions—particularly during periods of reimbursement uncertainty—can push otherwise viable facilities toward distress. S&R’s bankruptcy advisory team provides rapid valuation, creditor negotiation, and asset disposition services that safeguard resident welfare and preserve the property’s intrinsic value.
Signature Approach: Confidentiality and Exclusivity
In an industry where reputational risk can erode census overnight, confidentiality is more than courteous—it is essential. S&R’s deal rooms are invitation-only, populated by investors and operators who have undergone extensive vetting. Financial statements and operating data remain sealed behind non-disclosure agreements that exceed industry norms, protecting sellers from adverse publicity and buyers from inflated bidding frenzies.
The result is a transaction environment in which each party receives information precisely calibrated to its decision-making needs, without sacrificing competitive pricing or operational integrity. For institutional investors tasked with deploying capital quickly while satisfying fiduciary mandates, that exclusivity is a compelling differentiator.
Recent Spotlight Transactions
Three-Facility Portfolio in Northern California
In March 2025, S&R represented a private equity buyer in the $10 million purchase of a 205-unit, 242-bed senior housing portfolio encompassing assisted living, memory care, and independent living. The acquisition capitalized on strong demographic tailwinds in Northern California and an operator eager to expand its regional footprint.
Whittier Assisted Living & Memory Care Portfolio
July 2024 saw S&R facilitate the $4.4 million sale of a three-building, 32-bed portfolio in Whittier, California. The assets garnered multiple offers within a compressed marketing window—testament to pent-up investor appetite for stabilized memory care product in Los Angeles County.
Custom RCFE in Sonoma
Earlier, in April 2024, the firm brokered a $1.75 million transaction for a six-bed Residential Care Facility for the Elderly. Generating nearly $50,000 per month in gross revenue and commanding average rents of $8,000, the Sonoma property exemplified the profitability possible in boutique luxury care homes.
Why Investors Gravitate Toward S&R
Capital allocators cite several reasons for selecting S&R over larger brokerage houses. Chief among them is the firm’s ability to pair granular healthcare-operations knowledge with traditional real-estate finance acumen. Advisors regularly attend industry forums such as the
NIC Spring Conference, extracting insights into reimbursement reforms, staffing models, and integrated care strategies—intelligence that directly informs underwriting assumptions.
Moreover, S&R maintains one of the nation’s most robust datasets on licensed-bed inventory, occupancy trends, and per-bed pricing. Access to such data empowers clients to benchmark prospective acquisitions against thousands of similar facilities, significantly de-risking
investment decisions.
Navigating a Deal With Sherman & Roylance
The transaction journey typically begins with a confidential conversation during which an advisor gathers high-level objectives, capital constraints, and geographic preferences. For sellers, financial statements are reviewed under NDA; for buyers, proof-of-funds and relevant licensure history are verified to ensure alignment and seriousness.
Next comes targeted marketing. Only investors whose operational and financial profiles match the asset’s requirements receive offering memoranda. This controlled release limits premature market awareness and positions the property for maximum pricing leverage.
Finally, S&R coordinates due diligence, working hand-in-hand with attorneys, lenders, and state regulators to shepherd the transaction to closing. Post-close, the firm often remains engaged to assist with transition planning—particularly crucial in skilled nursing deals where change of ownership (CHOW) processes can be intricate.
The Bigger Picture: Trends Influencing Senior Housing Investments
Beyond the demographic surge, three macro forces are reshaping the sector. First, value-based reimbursement is nudging operators to improve clinical outcomes while controlling costs. According to
Centers for Medicare & Medicaid Services press releases, skilled nursing facilities increasingly face payment adjustments tied to hospital readmission rates, infection control, and resident satisfaction. Investors now scrutinize operators’ care coordination protocols as closely as they evaluate EBITDA margins.
Second, labor is the new battleground. The American Health Care Association reported that 96% of nursing homes grappled with staffing shortages in 2023. Properties located in labor-friendly metros or those offering innovative retention programs—tuition reimbursement, flexible scheduling, on-site childcare—command premium pricing in today’s marketplace.
Third, technological integration is accelerating. Real-time EHR platforms, predictive analytics for fall prevention, and telehealth partnerships are no longer “nice-to-have” features; they are decisive competitive advantages. Brokerages like S&R that understand the capex implications and revenue-enhancement potential of these technologies are better positioned to advise clients on fair market valuations.
How to Engage With S&R
Parties interested in learning more about acquisition opportunities, receiving a no-obligation facility valuation, or exploring development partnerships can contact Sherman & Roylance at
srseniorliving.com. A senior advisor will arrange a brief introductory call to establish objectives and outline next steps under full confidentiality.
