The AI blueprint for
senior living investing.
Houston is short thousands of senior beds and almost none are being built. That gap is the opportunity. We give you the paperwork free, find and finance the property, then run the whole business on AI — the back office that would cost a senior living operator $400k+ a year in salaries, built once and handed to you.
Buy at residential value, license it, and own a healthcare asset that trades on its income. Then AI runs the whole business →
~90%
occupancy — a 20-year high (NIC)
550k+
beds the U.S. is short by 2030
~$5,250
avg revenue / resident / month
~$340
gov’t cost to start the simplest path
Your 6 paths, at a glance
Every Texas senior living license in one view — who it serves, whether you need a license, the exact government fee, and the income each one throws off per resident. Tap any row for the full breakdown.
| License type | Residents | State license | Gov’t fee | Revenue / resident | |
|---|---|---|---|---|---|
| Adult Foster Care Care for 1–3 adults in your own home | 1–3 | None | $340 | $1,200–$3,500/mo | Full details → |
| Boarding Home Room & board for 3+ seniors — no personal care required | No state cap | None | $340 | $800–$2,500/mo | Full details → |
| HCS Group Home Medicaid-funded home for 3–4 adults with intellectual disabilities | 1–4 | None | $1,090 | $3,000–$8,000/mo | Full details → |
| Type A ALF Up to 16 ambulatory seniors with a state license | 4–16 | Required | $760 | $2,500–$5,500/mo | Full details → |
| Type B ALF Memory care & higher-acuity seniors — 24/7 awake staff required | 4–16 | Required | $760 | $3,500–$7,500/mo | Full details → |
| ICF/IID Dual-licensed Medicaid group home for high-support IDD individuals | No state cap | Required | $1,360 | $4,000–$12,000/mo | Full details → |
Adult Foster Care
No licenseCare for 1–3 adults in your own home
Residents
1–3
Gov’t fee
$340
Revenue/mo
$1,200+
Full details →
Boarding Home
No licenseRoom & board for 3+ seniors — no personal care required
Residents
No state cap
Gov’t fee
$340
Revenue/mo
$800+
Full details →
HCS Group Home
No licenseMedicaid-funded home for 3–4 adults with intellectual disabilities
Residents
1–4
Gov’t fee
$1,090
Revenue/mo
$3,000+
Full details →
Type A ALF
License requiredUp to 16 ambulatory seniors with a state license
Residents
4–16
Gov’t fee
$760
Revenue/mo
$2,500+
Full details →
Type B ALF
License requiredMemory care & higher-acuity seniors — 24/7 awake staff required
Residents
4–16
Gov’t fee
$760
Revenue/mo
$3,500+
Full details →
ICF/IID
License requiredDual-licensed Medicaid group home for high-support IDD individuals
Residents
No state cap
Gov’t fee
$1,360
Revenue/mo
$4,000+
Full details →
The rule everyone gets wrong
Do you even need a license?
1–3 residents
No state license
You enroll with HHSC as Adult Foster Care and live in the home. Your only hard costs are a $300 LLC and a $39.75 background check. The fastest, cheapest way to start.
4 or more residents
License required
The 4th resident triggers a Type A or Type B assisted living license ($300 + $15/bed). Texas no longer issues the old Type C. Bigger lift, bigger income.
What it really costs to start
~$340 to truly begin.
For the no-license path, the government cost to open is tiny — a Texas LLC and a background check. Everything bigger (the property, any modifications, insurance) is variable, and we help you handle it.
Model your real numbers →Texas LLC filing (Secretary of State)
Exact — every path
Background check (IdentoGO + DPS + FBI)
Exact — per person
Adult Foster Care enrollment (1–3 residents)
Exact — no license fee
Type A / Type B ALF license (16-bed)
Exact — $300 + $15/bed
HHSC inspections (Life Safety + Health)
Exact — state inspects free
More ways to get paid than you think
Who pays you in a Texas senior living business
Most operators only know about private pay, so their beds sit empty waiting for it. There are far more payer rails — and stacking them is how you hold occupancy near full and protect the income the asset is valued on.
Private pay
Texas assisted living averages ~$5,250/resident/month; memory care 10–30% more.
Medicaid (STAR+PLUS)
Pays a service rate for qualifying residents; you bill the state.
VA Aid & Attendance
~$2,424/month for a single veteran — the most overlooked payer.
Re-entry placements
Aging returning citizens whose care bills to Medicaid — an underserved niche.
SSI Residential Care
Resident pays room & board from SSI; HHSC pays you a service rate on top.
Long-term care insurance
Often ~$130–$160/day toward assisted living — bill the insurer directly.
Go deeper — pick your next step
Every tool you need, free. Start with the quiz, or jump straight to what you need.
Start here
Take the 30-Second Quiz
Answer 4 questions, find the exact path you qualify for.
Start the quiz →Personalized
Build My Roadmap
Match your property to the right license and get the exact steps, costs, and the income it throws off.
Build my roadmap →Investor-grade
Score Your Deal
Feed any deal. Get an instant go / no-go with full underwriting — NOI, DSCR, levered IRR — plus whether it is strong enough for Erika to co-invest. Works in any metro.
Score a deal →Start simple
Quick Revenue Calculator
New to this? Beds + rates → monthly revenue, expenses, break-even, and a simple GO / STOP read.
Run the numbers →Done for you
Let AI Run Every Department
You own the business. AI runs sales, marketing, billing, hiring, compliance, and makes AI itself recommend you — the work a $400k back-office payroll does, for a fraction of one salary.
See your AI staff →Funding
How to Get Paid
Every payer beyond private pay — VA, re-entry, Medicaid, SSI, and more.
See the payers →Real estate
List a Property — Instant AI Read
Drop your address or your empty portfolio homes. AI reads the deal in seconds, then Vanda calls you with the numbers.
Get my AI read →Financing
Finance It
SBA, construction, HUD, bridge — a private intro to a licensed lender.
See loan options →Ready to use
Free Templates
Admission agreement, P&P outline, referral letter, rate sheet — copy and use.
Get templates →Deep dive
Compare All 6 Types
Side-by-side fees, licensing, capacity, and income — the full breakdown.
Compare types →Want it done for you?
The free tools get you the plan. A 16-bed assisted living at ~$5,250/resident runs close to a million a year in revenue — and the back office to run it would cost $400k+ in salaries. Here is how you get that back office for a fraction of one hire.
Start now · 2 hours
AI Partner Intensive
Pay up front, sit with Erika two hours, and walk out with a personalized AI agent built for your exact deal. The fastest way to start. $1,500.
Book 2 hours — $1,500 →Build it once · you run it
The $3,500 buildout
Erika builds your full HHSC package and your AI operating system — the back office a senior living business pays $400k+/year in salaries to run — hands it over running, and teaches you to drive it. $3,500 once, yours to keep. It pays for itself before your first resident moves in.
See the $3,500 buildout →We run it · you own it
AI Department Staff
Sales, marketing, billing, hiring, compliance, and the agent that makes AI recommend your business. The full department for a fraction of a single salary, billed monthly. From $1,500/mo.
See your AI staff →