Many physicians assume the right time to sell real estate for ambulatory surgical centers is just before or during retirement. But waiting that long often limits your options. Buyers prefer long-term leases and stable operations—two factors that decline as you get closer to leaving practice. At ASC Realty Advisors, we help physician-owners sell at the right time by building a strategy well before retirement is on the horizon.
Why Timing Is Critical in Real Estate for Ambulatory Surgical Centers
The market for ASC real estate depends heavily on timing. Investors want predictable returns, and they view long-term lease agreements as the best way to reduce risk. When your lease only has a few years left or your retirement timeline is public knowledge, you lose leverage in negotiations. Buyers know they’ll need to renew or renegotiate the lease soon, and that makes them cautious—or leads them to lower their offers.
Interest rates and market conditions also affect pricing. Waiting for the “perfect” time rarely works. Instead, planning a sale while your ASC is still in full operation allows you to shape the lease, choose the buyer pool, and set the terms. That’s the kind of control most sellers want but don’t have if they wait too long.
Benefits of Selling While Still Practicing
Selling real estate for ambulatory surgical centers while still managing your practice offers multiple advantages. First, your operating history becomes part of your value. Buyers like to see consistency, and that’s easier to show when the ASC is still active under your leadership.
You also retain the ability to set the lease terms. That includes rent, length, renewal options, and control provisions. All of these directly affect the price investors are willing to pay. If you wait until you’re about to leave, you may have fewer choices—and buyers may push for terms that don’t work in your favor.
Finally, selling earlier gives you access to capital. You can reinvest the proceeds into growing your ASC, funding other investments, or preparing for retirement at your own pace. You don’t need to stop practicing to benefit from the sale. Learn more about how all of this works by reading our Frequently Asked Questions.
What a Sale-Leaseback Looks Like in Practice
A sale-leaseback is one of the most effective ways to sell your ASC property while keeping full control of operations. Here’s how it works: you sell the building to an investor and immediately lease it back under terms that both you and the buyer agree on. You continue to run your ASC in the same location, under a long-term lease that supports your business and gives the buyer a reliable return.
This approach offers several benefits. It turns locked-in equity into usable capital without disrupting your practice. You remain in control of day-to-day operations, building access, staff, and services. In many cases, there are also tax advantages to this type of transaction, depending on how the deal is structured.
How ASC Realty Advisors Structures These Transactions
We guide physicians through every part of the process. Our work begins with a detailed property and lease review. We analyze your current position, evaluate market conditions, and help you decide if it’s the right time to move forward. If the timing looks good, we help you design lease terms that appeal to investors while protecting your control.
From there, we introduce your property to a curated network of qualified buyers who specialize in real estate for ambulatory surgical centers. These buyers understand the value of ASC operations and look for properties that offer long-term, stable income.
We handle competitive bidding, letters of intent, and all negotiation steps. Throughout the process, you work directly with senior advisors—not junior agents. We stay involved from the first meeting to closing and provide support even after the sale if needed.
What Happens When You Wait Too Long
Waiting too close to retirement has real consequences. We’ve worked with physician-owners who delayed planning until their lease had only a few years left. In those cases, buyers were less willing to pay a premium. Some deals required lease restructuring, which added months to the timeline and created uncertainty.
Other doctors received unsolicited offers and accepted them without testing the market. While those offers may have seemed convenient, they often left money on the table because the sellers didn’t have the leverage that comes with proactive planning.
Selling late also limits your ability to build a succession plan or use the sale to support expansion or personal financial goals. The longer you wait, the fewer options you may have.
Plan Early. Sell Strong. Stay in Control.
If you own real estate for an ambulatory surgical center, the best time to start planning your sale is not when you’re ready to retire—it’s five to ten years before that. Selling while you’re still practicing gives you more control, stronger negotiating power, and access to a broader buyer pool.
At ASC Realty Advisors, we help physicians structure these sales with confidence. Our process protects your goals and maximizes value, whether you’re looking to sell the real estate only or combine it with a business transaction.
If you’re starting to think about retirement or want to explore your options, we’re ready to help. Reach out for a confidential consultation and see how early planning can lead to better results.