7BR Home | Former 6-Bed ALF | Active License | 2.27 Acres
Senior Living | 2,854 SqFt
Marketing description
Executive Summary: Heidi’s Haven Residential Assisted Living Facility – Lady Lake, Florida
Heidi’s Haven is a well-established residential assisted living facility at 39106 Grays Airport Rd, Lady Lake, FL 32159. Operational since 1997—nearly 30 years of proven care—the facility enjoys a strong reputation in Lake County and near The Villages. Current owners have operated it continuously since 2015. Following relocation, residents were consolidated to their larger Belleview facility. Heidi’s Haven is now offered for sale vacant (no residents included), with an active assisted living license, real estate, and all FF&E included.
The property features a spacious 2.27-acre lot with great visibility on Grays Airport Road, offering ample parking, outdoor space, and expansion potential. The home-like building includes 7 bedrooms (6 private resident rooms + 1 staff live-in) and 4 bathrooms, providing every resident a private room—a premium, highly desirable feature for dignity and personalized care. As a grandfathered existing facility, it is not required to have fire sprinklers under Florida regulations (per §429.41, F.S., for small facilities like this with ≤8 residents). It is fully equipped with an automatic backup propane whole-house generator—a critical compliance feature required for assisted living in Florida to ensure reliable power and safe indoor temperatures during outages.
Benefits of Small Residential Assisted Living
Heidi’s Haven delivers a warm, family-style alternative to large facilities:
Cozy, home-like environment that reduces stress and supports emotional well-being, ideal for seniors including those with cognitive needs.
Low resident-to-caregiver ratios for individualized attention, strong relationships, proactive health monitoring, and quick responses to needs.
Personalized care with tailored meals, consistent routines, meaningful interactions, and a calm setting that fosters community and higher satisfaction.
This rare turn-key opportunity lets buyers acquire a fully licensed, equipped operation with decades of history—at real estate + FF&E value, without paying a business premium. Ideal for healthcare professionals or investors to start or expand an assisted living, group home, or similar venture with minimal startup barriers.
Financing is accessible: Qualify for SBA loans with ~10% down (approx. $45,000—confirm with lenders). Conventional loans typically require 25-35% down with favorable terms. The ~90-day closing process includes due diligence and AHCA/local license transfer. Buyers take possession with an active license ready for immediate admissions. The property also suits APD group homes for adults with disabilities, foster care, or other congregate living uses.
Before the expiration of the due diligence period and closing, the buyer is responsible for verifying room measurements, licensing requirements, permits, zoning, and any other details pertaining to the buyer’s intended use of the property.
Investment highlights
2.27-acre property with NO HOA restrictions
2,574 SF single-family home
7 bedrooms | 4 bathrooms
Former licensed 6-bed Assisted Living Facility (ALF)
Partially furnished – furniture, fixtures & business equipment included
Approximately 15 minutes from The Villages
NO HOA! The property sits on a 2.27-acre lot and offers 2,574 SF of living space with 7 bedrooms and 4 bathrooms. It comes partially furnished with furniture, fixtures, and business equipment included.
The home has operated as a licensed 6-bed Assisted Living Facility (ALF) for over a decade. The property will be delivered vacant; the seller intends to keep the ALF license active for the next buyer if requested.
With NO HOA in place, the next owner may choose to continue operating the home as a residential ALF or explore other permitted uses such as adult day care, a halfway home, or other congregate living arrangements.
Safety features include a fire alarm system and a generator.
Conveniently located approximately 15 minutes from The Villages. The home is competitively priced at comparable real estate values, offering an opportunity for investors, operators, or homeowners alike.
Before the expiration of the due diligence period and closing, the buyer is responsible for verifying room measurements, licensing requirements, permits, zoning, and any other details pertaining to the buyer’s intended use of the property.
Listing Contacts
Valuation Calculator
Valuation Metrics
Broker Selected Comps View More Comps
Property History
Tax History
Similar Properties
Additional Information
Is there information that looks off?
