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Sell My Self-Storage Facility
Self-storage is a simple business to explain and a detailed one to sell. Buyers want to know how many units are rented, at what rates, how reliably tenants pay and what it costs to keep the doors working. If you own a smaller or rural facility, the field of buyers looks different from the big portfolio deals you read about. Here is how storage facilities are valued, what buyers check and the ways to sell, including asking us.
- How storage facilities are valued
- What buyers check first
- No broker commission
- Written offer within 24 hours
- Close in as little as 14 to 30 days
- Smaller and rural facilities considered
★★★★★ 4.9 from 14 verified Google reviews — read them · we buy with our own capital and pay all closing costs
Get a cash offer on your land
Written offer within 24 hours. No fee, no obligation, and we pay the closing costs.
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Owners of self-storage facilities thinking about selling
How buyers value a storage facility
Like most income property, a storage facility is usually priced on its net operating income: a full year of rent and fees actually collected, minus taxes, insurance, utilities, repairs, management, software and marketing. A buyer divides that by the return they want, the cap rate, to arrive at a price. In a purely hypothetical example, $80,000 of NOI is worth $1,000,000 at an 8% cap rate and about $800,000 at 10%.
Buyers then look past today’s income. Rents below the local market, units that could be added on extra land, or a mix that could be improved are upside, though most buyers will only pay for income you collect now. Deferred maintenance, roof or door problems and drainage issues come straight off the price.
What buyers check first
Expect questions about the unit mix and sizes, physical and economic occupancy, current rates against nearby competitors, how long tenants stay, delinquency and how auctions of abandoned units are handled. Buyers will want a rent roll, a year or two of monthly income and expenses, and records that match bank deposits.
On the property side they look at roofs, doors, paving, fencing, gate access, cameras and lighting, and whether any units are climate-controlled. Zoning matters too, especially if there is room to expand. A competitor opening down the road can change a buyer’s view quickly, so they will look at what is planned nearby.
Small and rural facilities sell differently
Large storage operators and institutional buyers tend to focus on bigger facilities in growing metro areas. A 60-unit facility on the edge of a small town, a set of buildings on a few acres, or a facility that runs on a padlock and a notebook appeals to a different group: local investors, owner-operators and direct buyers.
Smaller facilities are also harder to finance, which can stretch a listing. Clean records help more than anything else: an up-to-date rent roll, signed rental agreements and a simple monthly income report make a small facility far easier to underwrite.
Ways to sell
You can list with a commercial broker, ideally one who sells storage, and expect marketing, tours, due diligence and buyer financing to take time. You can approach nearby operators directly, since a competitor or a neighbor may value your units more than anyone else. Or you can ask a direct buyer for a cash offer and compare.
If the facility sits on more land than it uses, consider what that land is worth on its own. Our page on selling part of your land covers splitting off acreage.
Asking us about your facility
We consider self-storage facilities, especially smaller and rural ones and those with extra land. Send us the basics, such as unit count, occupancy, rents and the address, and we will tell you plainly whether it fits what we buy. If it does, we review the numbers and the property ourselves and send a written offer within 24 hours.
There is no broker commission, we pay the closing costs, and if we buy we can close in as little as 14 to 30 days.
What to expect when you ask us
Honest fit check
We tell you quickly if it’s not for us.
Land counted
Extra acreage priced in.
Smaller facilities
Rural and older sites considered.
No commission
No broker fee. We pay closing costs.
Fast
Written offer within 24 hours if it fits.
No obligation
Use it as a benchmark.
Getting your answer, step by step
Three steps, no obligation at any point, and no cost to you at any stage.
One call or one form
Tell us the address or APN and the rough size. You do not need a survey, a plat or the tax bill in front of you — we look all of that up.
We value it properly
We research the parcel ourselves, at our cost, before we quote. We price it off recent sales of similar acreage and adjust for access, soil, flood mapping, timber and shape. No cost to you, no commitment.
Written offer, your decision
You have our number in writing within 24 hours. If you take it, a licensed title company closes it and we cover the standard closing costs — typically 14 to 30 days.
Selling to us vs. listing it
Both are legitimate. Listing can bring a higher gross price if you have time, the tract is easy to finance and you can carry the taxes while it sits. Here is the honest comparison.
| Selling to Dreamify | Listing with an agent | |
|---|---|---|
| Who you are dealing with | A direct cash buyer — we are the ones purchasing | An agent marketing it to someone else |
| Commission | None | Typically 6–10% on land |
| Closing costs | We cover them | Usually split or seller-paid |
| Repairs, survey, clean-up | Not your problem | Often requested by retail buyers |
| Financing risk | None — cash | Land loans fall through often |
| Timeline | As little as 14 to 30 days once title work is back | Land can sit on the market for months |
Land we buy
Land we buy
- Vacant, raw and bare land
- Inherited and heir property, including multiple owners
- Land with back taxes or a delinquent tax bill
- Out-of-state and absentee-owned parcels
- Farm, timber and hunting acreage
- Small residential lots and infill parcels
- Landlocked tracts and parcels with access questions
- Land that failed a perc test
- Tracts tied up in an estate or probate
- Property you inherited and have never seen
- Mobile home parks and RV parks
- Self-storage facilities — considered case by case
What we don’t buy
- Houses and other residential buildings
- Land you do not have the authority to sell
- Parcels where a co-owner has not agreed to sell
- Property already under contract with someone else
If we are not the right buyer for your parcel we will say so on the first call rather than waste your time.
We buy with our own money — here is what we have closed
We are a principal buyer using our own capital, not a lead broker collecting details to sell on. A sample of tracts we have bought and closed:
| Tract | Where we closed it |
|---|---|
| 32.3 acres | Perquimans County, North Carolina |
| 72 acres | Pike County, Mississippi |
| 10.7 acres | Morgan County, Georgia |
| 6.24 acres | Jasper County, Georgia |
| 8.5 acres | Pike County, Mississippi |
| 5.05 acres | Dawson County, Georgia |
A sample of tracts we have bought and closed ourselves. We are a principal buyer, not a broker — every one of these was purchased with our own funds through a licensed closing agent.
What sellers say
Every quote below is a real, verified Google review of Dreamify Properties — 4.9 stars across 14 reviews.
“John and his team are top notch investors who know what they are doing, put a plan of action in place and execute. One of the most honest people I have met… an absolute honor and pleasure working with these folks.”
“I had a great experience working with John and Dreamify on the marketing and sale of land in Georgia. John was reasonable, fair, and thorough throughout the transaction, and was very pleasant to work with.”
Questions we get asked
How is a self-storage facility valued?
Usually by its yearly net operating income divided by a buyer’s cap rate.
Who buys small self-storage facilities?
Mostly local investors, owner-operators and direct buyers.
Do you buy self-storage facilities?
We consider them, especially smaller and rural ones; send the basics and we’ll tell you if it fits.
What records do I need to sell a storage facility?
A rent roll, rental agreements and a year or two of monthly income and expenses.
How fast can you close?
We give a written offer within 24 hours and can close in as little as 14 to 30 days. If your timeline is longer, we close on the date that suits you.
What does it cost me to sell to you?
Nothing. No commission, no closing costs, no document fees. We buy with our own capital and pay the closing costs ourselves.
Other situations we buy in
Selling part of your landSell an RV park
Sell a mobile home park
Where we buy
Sell land in North CarolinaSell land in South Carolina
Sell land in Virginia
Find out what your property is worth to a cash buyer
Send the parcel details and we’ll research the property, answer your questions, and put a clear no-obligation offer in writing within 24 hours.
More guides for RV, park and storage owners
How much your RV park is worthRV park cap rates
Who buys RV parks
Selling an older trailer park
What happens when a mobile home park is sold