Sherman & Roylance Brokerage: Your Trusted Partner in Real Estate Services

The Growing Importance of Senior Housing Real Estate

Every day in the United States, nearly 10,000 people turn 65. According to the U.S. Census Bureau, adults aged 65+ will outnumber children under 18 by 2034, marking a demographic tipping point that reshapes housing demand. Senior housing—ranging from independent living to skilled nursing—has therefore become one of the most scrutinized and competitive segments of commercial real estate. Investors pursue stable, needs-based occupancy, operators chase operational efficiency, and families seek quality care. Bridging these interests requires a brokerage partner with deep sector knowledge, absolute discretion, and financial rigor.

That intersection of expertise and trust is where Sherman & Roylance excels. Operating under Cypress West Partners, LLC, the boutique firm has carved a national reputation for matching mission-driven sellers with sophisticated investors while safeguarding resident continuity of care. The following guide explores why specialized representation matters, how Sherman & Roylance delivers value, and what recent transactions reveal about emerging trends.

As the senior population continues to grow, so does the diversity of their housing needs. Many seniors are looking for more than just a place to live; they desire vibrant communities that offer social engagement, wellness programs, and easy access to healthcare services. This shift has prompted developers to innovate, creating environments that blend comfort with modern amenities. For instance, many new senior housing projects now feature communal spaces, fitness centers, and even on-site dining options that rival those of upscale restaurants. Such enhancements not only improve the quality of life for residents but also increase the appeal of these properties to potential investors.

Moreover, the rise of technology in senior housing cannot be overlooked. Smart home features, telehealth services, and digital engagement platforms are becoming integral to the senior living experience. These advancements not only enhance safety and convenience but also foster a sense of independence among residents. As families become more involved in the decision-making process, they are increasingly looking for properties that embrace these technological innovations. This evolving landscape presents both challenges and opportunities for investors and operators alike, making the role of expert brokers like Sherman & Roylance even more critical in navigating this dynamic market.

Sherman & Roylance: A Heritage of Expertise and Discretion

Founded in 2018 by industry veterans John Sherman and Shep Roylance, the brokerage draws on a combined 150+ years of senior living experience among its tight-knit team. That tenure translates into a nuanced understanding of reimbursement mechanics, regulatory pressures, and evolving resident expectations—knowledge that traditional commercial brokers often lack. Over the past decade, this focus has helped facilitate more than $5.5 billion in confidential, off-market sales across independent living, assisted living, memory care, and skilled nursing assets.

Exclusivity sits at the center of the firm’s philosophy. Listings are shared only with a carefully qualified buyer pool of operators, private equity funds, REITs, and mission-aligned nonprofits. This approach preserves seller privacy, limits market disruption for staff and residents, and often accelerates deal timelines by eliminating unqualified inquiries. It also enables Sherman & Roylance to negotiate on a level playing field with parties who genuinely understand complex healthcare operations.

Comprehensive Services Tailored to Client Goals

Valuation, Analysis & Strategy

Whether a client is divesting a single property or repositioning an entire portfolio, the first question is always the same: “What is it worth?” Sherman & Roylance answers with data-driven precision. Their analysts incorporate trailing-twelve-month financials, regional wage pressure, survey-based occupancy forecasts, and replacement-cost modeling to establish defensible valuations. Scenario planning tools simulate varying NOI assumptions, cap-rate environments, and debt structures, giving clients a view of upside potential and downside risk.

Confidential Sales & Buyer Qualification

Senior care transactions affect vulnerable populations, making confidentiality more than a courtesy—it is an ethical imperative. Sherman & Roylance runs each assignment off-market, deploying encrypted data rooms and anonymized offering memorandums to prevent rumor-driven staff turnover or resident anxiety. Potential acquirers must demonstrate adequate capitalization, operational track records, and regulatory compliance history before receiving access. This vetting shortens diligence periods and cultivates competitive yet manageable bidding environments.

Healthcare Bankruptcy and Distressed Advisory

Not every facility transitions under optimal conditions. Rising labor costs and occupancy fluctuations can strain balance sheets, occasionally leading to Chapter 11 filings. The firm’s healthcare bankruptcy specialists coordinate with restructuring attorneys, monitor cash collateral budgets, and identify interim operators to maintain resident welfare. Rapid valuation and targeted marketing often deliver higher recovery values for creditors while safeguarding continuity of care.

Senior Housing Development Support

For sponsors pursuing ground-up or conversion projects, Sherman & Roylance supplies market studies, site acquisition support, and capital-stack consulting. Recent assignments include an eight-acre parcel in Austin, Texas, originally entitled for a 98-unit assisted living and memory care community. When escalating construction costs jeopardized feasibility, the team arranged a transaction with Novak Brothers, who may pivot the site to a general multifamily concept better aligned with local absorption trends. Such agility underscores the brokerage’s commitment to optimal outcomes—even when plans change mid-stream.

Educational Leadership and Industry Engagement

Knowledge sharing is woven into the firm’s DNA. In February 2024, Sherman & Roylance hosted a free webinar dissecting financing strategies for healthcare real estate. Lenders from HUD, regional banks, and debt funds outlined appraisal pitfalls and underwriting hot buttons, helping owners strengthen future loan packages. The session complements the company’s regular thought-leadership articles, such as “Real Estate Trends in Assisted Living Facilities,” which examines technology adoption and care-model integration.

Team members also participate in national conferences like the NIC Spring Conference, where discussions of value-based care and staffing innovation dominate agendas. By staying visible on these stages, Sherman & Roylance gathers real-time market intelligence that flows directly into client strategies.

Recent Transactions Illustrate Market Dynamics

Examining completed deals offers a window into both brokerage capability and broader sector currents.

$8.3 Million Sale in Monterey, California

In February 2024, the firm orchestrated the confidential sale of a 55-bed assisted living and memory care community on California’s Central Coast. The $8.3 million price, reported by Seniors Housing Business, reflected strong demand for boutique coastal assets with value-add upside. The buyer, a regional operator with dementia-care specialization, plans to upgrade common areas and expand programming, illustrating how targeted capital infusion can elevate both resident experience and asset value.

Austin Development Parcel Transaction

In June 2024, Sherman & Roylance represented the seller of an eight-acre site near Austin’s tech corridor. Permitted for senior housing, the property faced delays amid rising construction costs and shifting local labor availability. Marketing materials emphasized flexible zoning and demographic momentum, attracting multifamily developers seeking diversification. Ultimately, Novak Brothers secured the parcel, demonstrating how entitlement value can endure even when building plans pivot.

Portfolio Sales and Confidential Dispositions

Beyond publicized deals, the firm routinely closes multi-state portfolios under nondisclosure. Recent examples include a 300-bed skilled-nursing package transferred to a mission-oriented REIT focused on quality metrics, and the divestiture of boutique residential care homes in Beverly Hills. Each assignment balanced price maximization with uninterrupted resident care, a recurring theme that underscores brokerage stewardship.

Navigating Today’s Market Challenges

The senior housing landscape is evolving rapidly. Labor shortages, reimbursement reforms, and consumer preference for aging in place are reshaping pro formas. Simultaneously, capital markets have tightened, with interest-rate volatility pushing some buyers to the sidelines. Yet, needs-based demand persists: Alzheimer’s diagnoses are projected to double by 2050, and the oldest Boomers are now entering their late 70s—prime age for higher-acuity services.

Sherman & Roylance guides clients through this complexity by stress-testing underwriting assumptions against current headwinds. Skilled-nursing valuations, for instance, hinge on Medicaid rate adequacy and staffing-agency reliance. Assisted-living performance, meanwhile, correlates with footprint optimization and technology adoption. The brokerage’s analytics platform tracks wage trends, occupancy changes, and cap-rate spreads in real time, enabling proactive strategy adjustments rather than reactive damage control.

Key Questions When Choosing a Brokerage Partner

Owners weighing a sale, refinance, or strategic partnership should vet prospective advisors carefully. Consider the following benchmarks:

• Does the firm specialize in senior housing, or is the sector merely an add-on to a larger commercial practice?
• What percentage of listings close within the original pricing guidance?
• How is confidentiality maintained during marketing and due diligence?
• Can the brokerage provide case studies of successful outcomes in both stabilized and turnaround scenarios?
• What is the depth of its buyer network, and how are prospects qualified?
• Does the team offer in-house financial modeling that incorporates healthcare-specific variables such as PDPM reimbursement or wage inflation trends?

Sherman & Roylance’s track record offers transparent answers: a 95 percent historical close rate on priced assignments, a proprietary database of more than 5,000 vetted investors and operators, and a multi-disciplinary staff that includes former facility administrators and CPA-level analysts.

The Future of Senior Housing Real Estate

Looking ahead, several macro forces will shape transaction strategies:

Integrated Care and Value-Based Reimbursement

Medicare Advantage penetration in skilled nursing is increasing, shifting revenue from fee-for-service to outcome-based payments. Facilities with robust clinical data systems and hospital-partnership programs will command premium valuations.

Technology-Driven Resident Engagement

Contact-free vitals monitoring, AI-powered fall detection, and telehealth suites are moving from novelty to necessity. According to a 2023 survey by McKinsey & Company, tech-enabled communities see a 15 percent higher lease-up velocity versus traditional counterparts. Brokerages that can articulate the ROI of such investments add measurable value during negotiations.

Sustainable and ESG-Focused Design

Energy efficiency, indoor air quality, and biophilic elements once relegated to luxury segments are now mainstream expectations. Green retrofits can reduce operating expenses and enhance resident wellness, two factors increasingly highlighted in Sherman & Roylance offering memorandums.

Conclusion: A Proven Ally for Sustainable Success

Senior housing is more than bricks and mortar; it is a nexus of healthcare, hospitality, and heartfelt service to older adults. Successful transactions therefore demand advisors who honor that complexity. Sherman & Roylance marries financial acumen with sector-specific empathy, delivering bespoke strategies that protect residents, reward investors, and strengthen communities. From granular valuation to confidential marketing, from distressed turnarounds to greenfield development, the team’s holistic approach has earned trust throughout a dynamic industry.

Owners, operators, and investors seeking clarity in a shifting market can explore partnership opportunities at srseniorliving.com. In an environment where experience and discretion make all the difference, Sherman & Roylance stands ready to guide the next chapter of senior housing growth.