How to 1031 Exchange Nursing Homes into Mineral Rights and Royalties


Nursing homes are a critical part of our society. However, that does not mean that everyone is capable of running one. Despite their crucial role in the life cycle of humanity, nursing homes are rarely profitable businesses. This is due to their ongoing expensive upkeep. This is when 1031 Exchange Nursing Homes come in.

Are you a business owner of a nursing home? Selling may become a more attractive option in each year of operation. Today, there are more resources than ever available for nursing homeowners. This makes it easier to find a buyer and sell their property for a large sum of money. Of course, that sale is taxable, so don’t start celebrating too early.

In this quick guide, we will show you how to maximize the sale of a nursing home. We will share it step by step with a 1031 exchange.  A 1031 exchange is useable to minimize capital gains taxes paid when investing in a new property asset. This is whether you are an individual taxpayer or an operating business entity.

How to Sell A Nursing Home

To start, selling your nursing home is likely going to be the most difficult part of the 1031 exchange process. It is very rare that individual investors will approach a nursing homeowner in order to acquire the property and business. This is even while some businesses don’t go a day without someone asking to buy them out. Nursing homes are sellable through outbound marketing techniques. This usually includes the help of an intermediary or private equity firm.

Selling a nursing home is typically not a quick process. Most nursing homes remain on the market for months and sometimes years, depending on the location. While some property developers may be able to convert the nursing home into a profitable entity, there are also many local restrictions that prevent nursing homes from changing forms so as to ensure the health of seniors in the area.

Determining the Value of Nursing Homes

You can determine the initial selling price that is likely by a third-party intermediary. Still, there are a few things to consider when trying to find the approximate value of a nursing home. In most cases, nursing homes change hands while continuing to operate as a business and residence for those living onsite. While you can’t put a price on human life, the following should be considered when determining the initial value of a nursing home:

  • Building size and condition
  • Property size, condition, and zoning laws
  • Number of current tenants, and/or waiting list
  • Pay, ownership, or leasing structure
  • Asset quantity and condition (furniture, appliances, etc.)
  • Strategic vendor partnerships
  • And more

In many ways, selling a nursing home is like selling an apartment building, community center, and hospital all at the same time. With this in mind, nursing homes are typically sold for over a million dollars in most major cities. Today, nursing homes are much more likely to be sold B2B rather than to an individual taxpayer.

Taxes Paid on Selling Nursing Homes

Upon selling a nursing home for a considerable amount of money, large taxes are applied to both individual sellers and businesses liquidizing such a large asset. In fact, total taxation is likely to reach up to 40% of the initial selling price in some parts of the country. Once sold, the following are typically applied to nursing home transactions:

  • Federal Income Taxes
  • Capital Gains Taxes
  • Sales Taxes
  • Local Taxes
  • And More

Of course, smart investors know a few ways to minimize taxation with completely legal methods offered by the IRS. For instance, 1031 exchanges can be utilized to completely defer capital gains taxes that would otherwise be applied to the sale of a nursing home.

Selling Nursing Homes with a 1031 Exchange

A 1031 exchange makes it possible to lower taxes on the sale of a nursing home with the acquisition of a new like-kind property. If the new property is of equal or greater value than the nursing home, all capital gains taxes will be deducted. In the same vein, lower-valued assets make it possible to mitigate a portion of the capital gains taxes otherwise paid.

Nursing Homes Like-Kind Properties

When it comes time to explore new properties, taxpayers and businesses have a lot of freedom to choose many different types of assets to purchase in the 1031 exchange. The IRS has designated in the 1031 exchange code that new properties must be of “like-kind,” however arguments can be made for most personal property types. Both physical and intangible assets like the following can be purchased after the sale of a nursing home in a 1031 exchange:

  • Mineral rights and royalties
  • Water and ditch rights
  • Apartment buildings and condos
  • Hospital equipment
  • Office furniture
  • Farmland, livestock, etc.
  • Wetland mitigations credits
  • And much more

Of course, highly-valued assets like nursing homes have an enormous amount of potential when considering the tax-free acquisition of a new large asset.

Nursing Homes 1031 Exchange Timeline

Like we said earlier, nursing homes can take a considerable amount of time to sell. Once the deed of sale has been signed, however, the clock begins ticking on a [person or entity’s eligibility for the 1031 exchange. In order for the new acquisition to be valid in a 1031 exchange, a new asset must be purchased within 180 days (approximately 6 months) of the sale.

1031 Exchange Intermediaries for Selling A Nursing Home

With pressing deadlines and endless paperwork (most of which we are afraid to mention), most nursing home sellers use a specialty 1031 exchange intermediary to facilitate the sale and tax process. In doing so, investors can spend more time and less money on their business transition.

Why Purchase Mineral Rights and Royalties?

Despite only being available in a handful of countries, many American investors are unaware of the unique opportunity they have in owning mineral rights. By purchasing mineral rights in a 0131 exchange, former nursing homeowners can develop a steady stream of passive royalty payments in exchange for leasing their rights to an oil and gas company. As a drastically different business model than a nursing home, mineral rights are a great way to retain the most from a sale while paving a path for ongoing financial freedom.

If you have further questions about 1031 Exchange Nursing Homes, feel free to reach out to us here.

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