Senior housing demand is not the population over seventy-five; it is the part of that population that is age-qualified, income-qualified and needs the level of care being offered. This report measures the qualified base in a service area, the units already serving it by care level, what those units charge, and what is being built.
Supply is inventoried community by community and by care level, since a building with sixty assisted living units and twenty memory care units serves two different markets. Each community is profiled for unit count and type, vintage and condition, care levels licensed, ownership and operator, and current rate structure. The pipeline comes from permits, certificate-of-need filings where the state requires them, and announced projects, with an assessment of which will be delivered.
Demand is computed from the age-qualified population in the primary market area, narrowed to households meeting the income and asset threshold for the rate being charged, then adjusted for the care-need incidence at each level. Adult-child geography matters and is examined, because assisted living decisions are frequently made by a family member who lives nearby. The report states the penetration rate implied by existing supply and by supply plus pipeline.
Rate is reported by care level, with the difference between all-inclusive and level-of-care fee structures made explicit, since two communities quoting similar base rents can differ materially in realised revenue per occupied unit. Occupancy is reported by care level and by community age. Absorption evidence is drawn from how recently opened communities in comparable markets filled, including the concessions used to do it.
The competitive set is defined by care level, price point and the distance families actually travel, which is usually shorter than developers assume. Operator quality is recorded, since a well-run community holds rate through a soft market. Where transactions have occurred they are summarised, including whether the sale was of real estate, the operation, or both.
Saturation is assessed as penetration against the qualified base rather than against total elderly population. Risks include staffing availability and wage inflation, which is the sector's dominant operating risk; regulatory and licensure change; concentration of demand in a narrow income band; pipeline that would push penetration beyond what the market has sustained; and reliance on private pay in an area with limited wealth.
Developers and operators testing a site or an expansion, lenders underwriting construction or acquisition, and investors comparing markets. SBA, USDA and conventional construction files normally require a feasibility study built on this market work.
A market intelligence report describes the market. It tells you how many qualified households the service area holds and what the existing communities already capture. A feasibility study goes further: it takes one project, applies the market findings to its capital cost and operating model, and reaches a conclusion on whether it works — which is what SBA and USDA programmes require. An appraisal develops an opinion of value for a specific property under professional valuation standards. Many files need more than one, and the market work is common to all three.
See Market Intelligence for the research method, or market research consulting where the question does not fit a package.
Reports are commissioned for a named market and this asset type. Geography runs from a single county to several states, the fee is fixed and agreed with the reports desk once the market and scope are confirmed, and delivery is 3 to 5 business days for standard geographies. Where the project also falls inside one of the seven purchasable property-type families — office, retail, multifamily, warehouse and industrial, mixed-use, hospital and ASC, and gas station and truck stop — the published packages from $1,950 apply and can be priced in the builder on market reports.
Last reviewed September 2026. Every figure in a delivered report carries its source and date; where a figure could not be verified, the report says so.
Independent, commissioned research for your market. Fixed fee, delivered in 3 to 5 business days.
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Wert-Berater, Inc. is an independent provider of feasibility studies and other related services. The firm does not provide financing or equity investment advice, and does not arrange, broker, or place debt or equity capital of any kind.
All appraisal assignments are performed by Bruce E. Jones, MAI, ASA-GC, BCA, CMEA, a member of the Appraisal Institute since 2006, a staff member of Wert-Berater, Inc. and owner of Special Purpose Realty Valuation.