Cost to Build an Assisted Living Facility in Utah
Building an assisted living facility in Utah requires careful financial planning and understanding of all cost components. As one of the fastest-growing states in the nation, Utah presents unique opportunities and challenges for ALF development.
Total Development Cost Overview
Cost Summary by Facility Size
| Facility Size |
Total Cost Range |
Cost Per Bed |
| Small (20-30 beds) |
$3.5M-$6.5M |
$130,000-$195,000 |
| Medium (40-60 beds) |
$6.5M-$12.0M |
$120,000-$180,000 |
| Large (80-100 beds) |
$11.0M-$18.0M |
$110,000-$165,000 |
| Memory Care (30-50 beds) |
$6.0M-$11.0M |
$150,000-$220,000 |
Regional Cost Variations
| Region |
Cost Multiplier |
Notes |
| Salt Lake County |
1.15-1.25x |
Highest costs, strong market |
| Utah County |
1.10-1.20x |
Growing market, premium costs |
| Davis County |
1.05-1.15x |
Above average costs |
| Washington County |
1.05-1.15x |
St. George premium |
| Weber County |
1.00-1.10x |
Baseline costs |
| Rural Areas |
0.85-0.95x |
Lower costs, limited labor |
Land Acquisition Costs
Land Prices by Region
| Region |
Price Per Acre |
Typical Site Size |
Total Land Cost |
| Salt Lake County |
$400,000-$1,200,000 |
3-5 acres |
$1,200,000-$6,000,000 |
| Utah County |
$300,000-$800,000 |
3-5 acres |
$900,000-$4,000,000 |
| Davis County |
$250,000-$600,000 |
3-5 acres |
$750,000-$3,000,000 |
| Washington County |
$200,000-$500,000 |
3-5 acres |
$600,000-$2,500,000 |
| Weber County |
$150,000-$400,000 |
3-5 acres |
$450,000-$2,000,000 |
| Rural Areas |
$50,000-$150,000 |
3-5 acres |
$150,000-$750,000 |
Site Selection Factors
Location Considerations:
- Proximity to hospitals and medical services
- Access to major roads
- Visibility and accessibility
- Neighborhood demographics
- Future development plans
Site Requirements:
- Adequate acreage (3-5 acres typical)
- Proper zoning or variance potential
- Utility availability
- Suitable topography
- Environmental clearance
Site Development Costs
| Item |
Cost Range |
Notes |
| Site clearing |
$20,000-$60,000 |
Varies by condition |
| Grading |
$40,000-$120,000 |
Topography dependent |
| Utilities |
$60,000-$180,000 |
Distance to connections |
| Parking lot |
$100,000-$250,000 |
Size dependent |
| Landscaping |
$50,000-$150,000 |
Design complexity |
| Stormwater |
$40,000-$100,000 |
Local requirements |
| Total Site Work |
$310,000-$860,000 |
|
Construction Costs
Hard Construction Costs
Building Shell:
| Component |
Cost Per SF |
60-Bed Facility (38,000 SF) |
| Foundation |
$10-$15 |
$380,000-$570,000 |
| Structural |
$22-$32 |
$836,000-$1,216,000 |
| Exterior walls |
$15-$22 |
$570,000-$836,000 |
| Roofing |
$10-$15 |
$380,000-$570,000 |
| Windows/doors |
$8-$12 |
$304,000-$456,000 |
| Subtotal |
$65-$96 |
$2,470,000-$3,648,000 |
Interior Construction:
| Component |
Cost Per SF |
60-Bed Facility |
| Interior walls |
$10-$15 |
$380,000-$570,000 |
| Flooring |
$8-$12 |
$304,000-$456,000 |
| Ceilings |
$5-$8 |
$190,000-$304,000 |
| Millwork |
$6-$10 |
$228,000-$380,000 |
| Painting |
$4-$6 |
$152,000-$228,000 |
| Subtotal |
$33-$51 |
$1,254,000-$1,938,000 |
Mechanical, Electrical, Plumbing (MEP):
| System |
Cost Per SF |
60-Bed Facility |
| HVAC |
$18-$28 |
$684,000-$1,064,000 |
| Electrical |
$15-$22 |
$570,000-$836,000 |
| Plumbing |
$12-$18 |
$456,000-$684,000 |
| Fire protection |
$6-$10 |
$228,000-$380,000 |
| Subtotal |
$51-$78 |
$1,938,000-$2,964,000 |
Total Hard Costs Summary
| Category |
Cost Per SF |
60-Bed Facility |
| Building shell |
$65-$96 |
$2,470,000-$3,648,000 |
| Interior |
$33-$51 |
$1,254,000-$1,938,000 |
| MEP systems |
$51-$78 |
$1,938,000-$2,964,000 |
| Total Hard Costs |
$149-$225 |
$5,662,000-$8,550,000 |
Construction Cost Factors
Cost Drivers:
- Building quality level
- Design complexity
- Site conditions
- Market conditions
- Timeline requirements
Cost Savings Opportunities:
- Value engineering
- Efficient design
- Competitive bidding
- Phased construction
- Local materials
Soft Costs
Professional Services
| Service |
Cost Range |
% of Hard Costs |
| Architecture |
$280,000-$550,000 |
5-7% |
| Engineering |
$140,000-$280,000 |
2-4% |
| Interior design |
$70,000-$200,000 |
1-3% |
| Legal fees |
$40,000-$100,000 |
1-2% |
| Accounting |
$20,000-$50,000 |
0.5-1% |
| Total Professional |
$550,000-$1,180,000 |
9.5-17% |
Permits and Fees
| Item |
Cost Range |
| Building permits |
$35,000-$100,000 |
| Impact fees |
$40,000-$120,000 |
| Utility connection fees |
$25,000-$75,000 |
| Plan review fees |
$15,000-$45,000 |
| Inspection fees |
$8,000-$25,000 |
| Total Permits/Fees |
$123,000-$365,000 |
Financing Costs
| Item |
Cost Range |
Notes |
| Loan origination |
$70,000-$200,000 |
1-2% of loan |
| Appraisal |
$10,000-$20,000 |
Required |
| Environmental |
$4,000-$10,000 |
Phase I minimum |
| Survey |
$6,000-$15,000 |
ALTA survey |
| Title insurance |
$20,000-$55,000 |
Loan amount based |
| Legal (closing) |
$25,000-$65,000 |
Transaction complexity |
| Total Financing |
$135,000-$365,000 |
|
Other Soft Costs
| Item |
Cost Range |
| Insurance (construction) |
$40,000-$100,000 |
| Marketing/pre-leasing |
$35,000-$100,000 |
| Contingency |
$280,000-$650,000 |
| Developer fee |
$200,000-$550,000 |
| Total Other |
$555,000-$1,400,000 |
Total Soft Costs Summary
| Category |
Cost Range |
| Professional services |
$550,000-$1,180,000 |
| Permits and fees |
$123,000-$365,000 |
| Financing costs |
$135,000-$365,000 |
| Other soft costs |
$555,000-$1,400,000 |
| Total Soft Costs |
$1,363,000-$3,310,000 |
Furniture, Fixtures & Equipment (FF&E)
Resident Room FF&E
| Item |
Cost Per Room |
60 Rooms |
| Bed (hospital-style) |
$1,800-$3,500 |
$108,000-$210,000 |
| Mattress |
$500-$1,000 |
$30,000-$60,000 |
| Dresser |
$500-$1,000 |
$30,000-$60,000 |
| Nightstand |
$250-$500 |
$15,000-$30,000 |
| Chair |
$400-$800 |
$24,000-$48,000 |
| Lighting |
$250-$500 |
$15,000-$30,000 |
| Window treatments |
$200-$400 |
$12,000-$24,000 |
| Per Room Total |
$3,900-$7,700 |
$234,000-$462,000 |
Common Area FF&E
| Area |
Cost Range |
| Dining room |
$65,000-$150,000 |
| Living room/lounge |
$40,000-$100,000 |
| Activity room |
$25,000-$65,000 |
| Reception/lobby |
$35,000-$85,000 |
| Outdoor furniture |
$20,000-$55,000 |
| Total Common Areas |
$185,000-$455,000 |
Equipment
| Category |
Cost Range |
| Commercial kitchen |
$180,000-$380,000 |
| Laundry equipment |
$40,000-$100,000 |
| Medical equipment |
$30,000-$80,000 |
| Office equipment |
$20,000-$55,000 |
| Technology/IT |
$55,000-$130,000 |
| Emergency systems |
$25,000-$65,000 |
| Total Equipment |
$350,000-$810,000 |
Total FF&E Summary
| Category |
Cost Range |
| Resident rooms |
$234,000-$462,000 |
| Common areas |
$185,000-$455,000 |
| Equipment |
$350,000-$810,000 |
| Total FF&E |
$769,000-$1,727,000 |
Pre-Opening and Startup Costs
Licensing and Certification
| Item |
Cost Range |
| DHHS license application |
$600-$1,200 |
| Fire marshal inspection |
$500-$1,500 |
| Health department |
$400-$1,000 |
| Consultant fees |
$15,000-$40,000 |
| Total Licensing |
$16,500-$43,700 |
Staff Recruitment and Training
| Item |
Cost Range |
| Recruitment costs |
$30,000-$75,000 |
| Pre-opening wages |
$100,000-$200,000 |
| Training programs |
$20,000-$55,000 |
| Background checks |
$4,000-$12,000 |
| Total Staffing |
$154,000-$342,000 |
Marketing and Sales
| Item |
Cost Range |
| Branding/identity |
$15,000-$40,000 |
| Website development |
$12,000-$35,000 |
| Marketing materials |
$20,000-$55,000 |
| Advertising |
$35,000-$100,000 |
| Sales staff |
$40,000-$85,000 |
| Total Marketing |
$122,000-$315,000 |
Working Capital
| Item |
Cost Range |
| Operating reserves |
$200,000-$500,000 |
| Debt service reserve |
$150,000-$350,000 |
| Initial supplies |
$35,000-$80,000 |
| Total Working Capital |
$385,000-$930,000 |
Total Pre-Opening Costs
| Category |
Cost Range |
| Licensing |
$16,500-$43,700 |
| Staffing |
$154,000-$342,000 |
| Marketing |
$122,000-$315,000 |
| Working capital |
$385,000-$930,000 |
| Total Pre-Opening |
$677,500-$1,630,700 |
Complete Development Budget
60-Bed Facility Example
| Category |
Low Estimate |
High Estimate |
| Land acquisition |
$750,000 |
$3,000,000 |
| Site development |
$310,000 |
$860,000 |
| Hard construction |
$5,662,000 |
$8,550,000 |
| Soft costs |
$1,363,000 |
$3,310,000 |
| FF&E |
$769,000 |
$1,727,000 |
| Pre-opening |
$677,500 |
$1,630,700 |
| Total Development |
$9,531,500 |
$19,077,700 |
| Cost Per Bed |
$158,858 |
$317,962 |
Budget Allocation
| Category |
% of Total |
| Land and site |
10-18% |
| Hard construction |
45-55% |
| Soft costs |
12-18% |
| FF&E |
8-12% |
| Pre-opening |
7-10% |
Cost Reduction Strategies
Design Efficiency
Recommendations:
- Efficient floor plans
- Standardized room sizes
- Minimize corridors
- Multi-purpose spaces
- Value engineering
Potential Savings: 10-15%
Construction Strategies
Recommendations:
- Competitive bidding
- Local contractors
- Phased construction
- Pre-fabricated components
- Bulk purchasing
Potential Savings: 5-10%
Operational Efficiency
Recommendations:
- Energy-efficient systems
- Durable materials
- Low-maintenance finishes
- Technology integration
- Flexible spaces
Long-term Savings: Significant operating cost reduction
Financing the Development
Financing Options
| Source |
Typical Terms |
| SBA 504 |
10% down, 25-year term |
| SBA 7(a) |
10-20% down, 25-year term |
| HUD 232 |
15% down, 40-year term |
| Conventional |
20-30% down, 5-10 year term |
| Bridge loans |
Higher rates, short term |
Equity Requirements
| Loan Type |
Equity Required |
60-Bed Example |
| SBA 504 |
10% |
$950,000-$1,900,000 |
| SBA 7(a) |
10-20% |
$950,000-$3,800,000 |
| HUD 232 |
15% |
$1,430,000-$2,860,000 |
| Conventional |
20-30% |
$1,900,000-$5,700,000 |
Return on Investment
Pro Forma Analysis
60-Bed Facility at Stabilization:
| Metric |
Amount |
| Monthly revenue |
$285,000 |
| Annual revenue |
$3,420,000 |
| Operating expenses |
$2,390,000 |
| NOI |
$1,030,000 |
| Debt service |
$650,000 |
| Cash flow |
$380,000 |
Investment Returns
| Metric |
Value |
| Cap rate |
8.0-10.0% |
| Cash-on-cash |
14-20% |
| IRR (5-year) |
18-25% |
| Equity multiple |
2.0-2.8x |
Next Steps
Ready to develop an assisted living facility in Utah? Our team specializes in financing ALF construction projects throughout the Beehive State.
Get Started:
- Apply for Construction Financing
- Explore SBA Loan Options
- Review HUD Programs
- Check Market Trends
Contact us today for a detailed cost analysis and financing consultation for your Utah ALF project.