AFH Club
Washington State Adult
Family Home Resource Network
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Get the Real Plan app
Real Property Planning on your Home Screen, with phone alerts when an adult family home lists, changes price, or sells in the cities you choose. Free, and not in the App Store: you add it from this site.
On your phone, open realpropertyplanning.com/afh-club. On iPhone tap Share, then Add to Home Screen; on Android use the Chrome menu, then Install app.
Then pick your area under “Get a phone alert” on any AFH listings page.
Buying, selling, and leasing in Washington State
More ways of doing business
AFH Club explains how Washington adult family home transactions work and lists independent professionals that owners, buyers, and operators can contact directly.
Selling
Sell the home and the business together, or separate them and sell each to the buyer best suited to it.
Retiring
Step back without selling. A management company can handle the day-to-day under a written agreement while the home stays in your name. As the licensed owner you keep legal responsibility, and still meet with the manager monthly and visit at least quarterly.
Buying
Being new is not a disqualifier. A management company can support day-to-day operations, though it does not replace the provider's own licensing, training, or legal responsibilities, and financing paths exist for qualified buyers.
Investing
Owners often talk to a broker long before they are ready to list, so homes become available before they reach the public market.
Leasing
Keep the property in your name and collect income while a licensed operator runs the business inside it.
Managing
An independent management company can take on staffing, compliance, and daily operations, whether you own one home or several.
AFH Resources
Licensing, training, building requirements, costs, regulations, and more.
AFH Listings
Adult Family Homes currently available for sale throughout Washington State.
AFH Professionals
People who work with adult family homes, each one met with personally: a real estate broker, a bookkeeper, and more to come.
AFH Calculators
Property score, ROI calculator, valuation estimator, and occupancy & financing calculator for Adult Family Home buyers, sellers, and investors.
New to adult family homes? Start with Washington Adult Family Homes: The Complete Guide and the AFH Glossary
Free download
The AFH Club Handbook
Buying, owning, operating and selling an adult family home in Washington, in one place: licensing, how homes get paid, what transfers in a sale, financing, and what to verify before you buy.
Download the handbook (PDF)Professionals in the directory
Five professional categories, independently engaged
Explore the directory and contact the independent professionals appropriate for your needs. Each operates through a separate business and is responsible for their own services, fees, advice, and client relationships.
Residential real estate brokerage
Independent real estate broker
Listing, marketing, and sale of the real property itself, including homes the broker markets quietly to buyers they already know.
Appraisal and valuation
Independent certified appraiser
Independent valuation of the real estate. Appraisal and brokerage are kept on separate transactions — the same property is never both appraised and brokered by the same person.
Business and lease brokerage
Independent commercial broker
Represents buyers and sellers of the business itself, and negotiates commercial leases. This is what makes it possible to treat the operation and the building as two separate, separately sellable assets.
Adult family home management
Independent management company
Runs the day-to-day operation. For sellers, a way to keep the asset without the work. For buyers, operational support while they build experience. It does not replace the provider's own licensing, training, or legal responsibilities.
Capital partners
Independent investors
There are investors interested in backing qualified buyers of adult family homes. Availability, structure, and terms vary by deal and are discussed individually. Nothing about these arrangements is offered or described on this site.
How this works, and how people are paid. Real Property Planning is an educational hub. It is not a brokerage, a management company, or an investment firm, and it does not employ the professionals described above. Each is an independent business that you engage directly and on your own terms.
Real estate brokerage services are provided by David Stein, a licensed Washington broker, through eXp Realty. Appraisal services are provided by David Stein through Stein Appraisal. David Stein is paid a commission through eXp Realty only when he represents a buyer or seller and the property sells. No one else described on this page pays or is paid through Real Property Planning. You are always free to work with professionals of your own choosing.
Nothing on this page is an offer to sell or a solicitation of an offer to buy any security, nor is it financial, legal, or tax advice. Any financing or investment arrangement is negotiated solely between you and that party, and you should consult your own attorney and accountant before entering into one.
Buy · Sell · Invest
AFH Marketplace
A dedicated Washington marketplace for buying and selling Adult Family Homes — property, business, or both.
Or browse every licensed adult family home in Washington by city →
Browse Listings by City
Explore AFH Club
AFH Resources
Licensing, training, building requirements, costs, regulations, and more.
ExploreAFH Listings
Adult Family Homes currently available for sale throughout Washington State.
ExploreAFH Professionals
People who work with adult family homes, each one met with personally: a real estate broker, a bookkeeper, and more to come.
ExploreAFH Calculators
Property score, ROI calculator, valuation estimator, and occupancy & financing calculator for Adult Family Home buyers, sellers, and investors.
ExploreBackground
What Is an Adult Family Home?
An Adult Family Home (AFH) is a private residence licensed by the Washington State Department of Social and Health Services (DSHS) to provide personal care, room, and board for two to six adults who are unrelated to the service provider, although qualified homes may be approved by DSHS for up to eight residents.
AFHs are permitted in all single-family residential zoning districts throughout Washington State and are regulated under WAC 388-76 and RCW 70.128.
DSHS licensors conduct unannounced inspections on a regular cycle. Providers must maintain continuous compliance with licensing, training, building, and care standards — which is precisely why organized, reliable information matters.
Ready to Buy or Sell an AFH?
Browse Adult Family Homes for sale — property, business, or both. A dedicated Washington AFH buy/sell marketplace.
Professional Disclosure
Real Property Planning is an educational and connection hub. It does not provide legal, tax, accounting, financial, brokerage, or appraisal services. Professionals referenced on this site are independently licensed and operate through their own separate businesses. Real estate brokerage services are provided by David Stein, a licensed Washington broker, through eXp Realty. Appraisal services are provided by David Stein through Stein Appraisal. Read the full disclaimer.