Quick Answer
AFH Club is Real Property Planning's section for adult family homes in Washington State. It has two audiences: families looking for a licensed home, and operators who want to open, buy, sell, license, or run one. It includes a directory of all 4,000+ licensed adult family homes in King, Pierce, and Snohomish counties from DSHS records, current NWMLS listings of adult family homes for sale, plain-language guides to DSHS licensing, WABO building inspections, costs, and compliance, and a network of brokers, appraisers, business brokers, and management companies who work in this niche.
An adult family home is a regular house licensed by Washington State DSHS to care for up to six adults. Buying, selling, or opening one involves a real estate transaction and a DSHS licensing process that have to move together, and most brokers, lenders, and inspectors have never handled one. AFH Club exists to close that gap with reference material written from transaction experience and a directory built from state licensing data.
Find every licensed adult family home in your city, with capacity, specialty designations for dementia, mental health, and developmental disabilities, Medicaid status, and a link to the home's DSHS inspection record. Learn how to read inspection reports and what the enforcement levels mean.
Guides to who can open an adult family home, DSHS licensing and Home Care Aide certification, training requirements, the WABO building inspection checklist, startup and annual costs, whether to buy as an individual or through an LLC, and how a Change of Ownership (CHOW) works. Current listings of adult family homes for sale across Western Washington.
What transfers and what does not when an adult family home is sold, why the license never transfers, how to value the business separately from the real estate, and how to plan a retirement sale around the DSHS approval timeline.
Real estate brokerage, independent appraisal, business brokerage for the operation itself, management companies that run the day-to-day, and introductions to investors backing qualified buyers. Appraisal and brokerage are kept on separate transactions.
More than 4,000 in King, Pierce, and Snohomish counties alone, according to DSHS licensing records. AFH Club's directory lists every one by city. Most are licensed for six residents and most accept Medicaid.
Yes. The real estate transfers like any home sale, but the DSHS license does not — the buyer must qualify for a new license through the Change of Ownership (CHOW) process before operating. Specialty contracts also do not transfer.
No. Real Property Planning is an independent educational resource. It does not own, operate, or manage any adult family home. Brokerage and appraisal services are provided by David Stein through his own licensed practice, not by the site.
Independent hub for probate, estate & senior transition real estate in Washington State
David Stein — Washington State Licensed Real Estate Broker — David Stein's real estate license is held under eXp Realty
Washington State Certified Residential Appraiser — Stein Appraisal
Phone: (206) 900-3015
Email: info@realpropertyplanning.com
Mailing Address: PO Box 1462, Woodinville, WA 98072
Office: 1455 NW Leary Way, Seattle, WA 98107
Serving clients throughout Washington State, with especially strong experience in Western Washington and the Puget Sound region.