Are you a mobile home owner that wants to Sell?

 

This page concerns mobile homes inside private parks [on rented land]. If you are selling a mobile home attached to private land please click this sentence.

If you in fact are wanting to sell your mobile home inside a park then you have come to the right place. Please read below to gain a better understanding of the steps needed to complete a fast sale on your own and keep all the profits.

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Follow the steps below.

Comment any questions below on this page.

If you would like our team of nationwide mobile home investors to make you a fast and fair purchase offer on your property please click this sentence.

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1. Understand the current used mobile home selling market.

The goal of this page is to give you the real-world tools and info you will need to sell your home fast! With that said I would love to tell you that mobile home buyers will be lining up to pay you all-cash for your used mobile home. In reality this will not likely be the case unless the mobile home you are offering for sale is 1.) more attractive than any other in the park and 2.) less expensive than any other mobile home for sale in the park.

Used mobile home buyers will likely take 2 forms: cash buyers and payment buyers.

A cash buyer that is interested in a used mobile home for sale will be the minority of buyers you speak with. A buyer that has $15,000-$50,000+ for a used mobile home will be downsizing, using tax refund money, cashing out their 401k, or using some other form of savings to purchase a mobile home. Anyone spending all-cash has their pick of any mobile home as buyers with cash are KING.

Cash example: Sale price is $20,000. Buyer pays you $20,000 cash and you give them 100% ownership via transfer of Title(s).

A payment buyer is any buyer that has a “Down Payment” and monthly income to pay you over-time for the sales price of your mobile home. When you sell to a payment buyer you will want to make certain you collect a large enough down payment to help ensure the buyers do not default on you and leave your home. Plus a buyer with cash to put “down” shows much higher quality, interest, and responsibility than a buyer with zero dollars in savings. Buyers that will make you payments are everywhere. Think about this – most people that are renting would love to own a home for market rent – this is essentially what you are offering.

Payment example: Sales price is $20,000. Buyer pays you $5,000 down and makes you 36 monthly payments of $416.67. The day the buyer gives you the $5,000 you will sell the home to the buyer – however you will add yourself as Lien holder to the Title(s). When selling a mobile home for payments you can charge a premium for the home. Consider selling this home for $25,000 in this example.

 

2. Understand you have options when it comes to how you sell your property.

If you have been  trying to sell your mobile home with less than stellar results you may have trouble believing that your mobile home is valuable. In most cases you still have options to sell your home fast and make a substantial profit.

Now that you understand that cash-buyers are few and far between – I have to ask you how fast do you need to sell your mobile home?

I need to sell in less than 90 days! If this is the case then you are most likely being evicted by a mobile home park for non-payment, you will be leaving the state/country very soon, or you have already moved and cannot afford 2 homes. If this fits your description then time-is-of-the-essence and you need to sell fast or you risk losing the home and giving it away to the park for free.

Your options are as follows:

If the property is clean and in fairly good working order you may be able to sell this home for cash to 1.) the current mobile home park the mobile resides in 2.) a different mobile home park that will pay cash for this home 3.) a local mobile home repo dealer or 4.) a buyer that has all cash and is looking for a great deal. You may also be able to sell the home to a payment buyer for cash down and monthly payments for your equity.

If the property is not clean and needs repairs then you are looking for a buyer that is willing to make repairs and spend repair-related-costs after they buy. This buyer will be coming out of pocket for repairs so you had better advertise the home for a low-cash-price or you can offer to accept monthly-payments with minimal cash-down due to the repairs needed. Accepting monthly payments will allow you to resell the home quickly and make a profit over time.

I need to sell between 90 days to 6 months. Consider yourself fortunate that you have the time and resources to market your home for a cash seller and wait. Seeing that you have time to wait to sell you can advertise for sale all-cash and even list your home in the MLS for 60 days with a Realtor. If the home is not sold in 60 days for a fair price then consider the option of lowering the price again or selling the home for payments. If you sell your home for payments you will be able to charge a higher sales price opposed to selling for all-cash.

Additional remarks:

I own my mobile home free and clear: This is preferred. If you own your mobile home free and clear this means there is no Lien or mortgage on the home and you should have in your possession mobile home Title(s) [unless in TX, VT, or NH]. Since you own the home you may sell the Title and add yourself as Lien holder to protect your interests.

I have a mortgage on my home: This will cause a problem. You will have to pay off the Lien before you can sell the home for payments and add yourself as lien holder.

Example 1: Your asking price is $20,000. Seller is interested and has some money. Your lien (loan, mortgage) payoff is $4,000. It is good that your lien is low. It is now possible to close on the home and have your buyer pay-off the lien of $4,000. Once the lien is paid-off you will give them ownership and add yourself as lien holder while collecting the remaining $16,000 (payable monthly as agreed).

Example 2: Your asking price is $60,000. Your lien (loan, mortgage) payoff is $40,000. This is not good. Most buyers will not have $40,000 to pay-off this lien. Most banks will not lend to used mobile homes inside parks. If you cannot find any cash buyers within a few weeks or months – contact your bank to ask for their help providing you with Short Sale information. A Short Sale is when a bank agrees to take less then what it is owed. A short sale will negatively affect your credit, may not always go through to completion, and you will still be required you to find a cash-buyer for the home (who is also approved by the park). During a short sale all payments to the park should be made.

 

3. Advertise to find buyers.

Now that you understand what types of buyers are in the market, it is time to decide how you would like to sell and start advertising for buyers.

FSBO Sign: Make sure you always have a “For Sale By Owner” sign in your front window. A valid number should be on the sign.

Online: Use sites like Craigslist.com, Backpage.com, Zillow.com, and Kajiji.com to advertise your mobile home for sale. These are free sites that buyers look at. If selling for all-cash then make sure to advertise in the “For Sale” sections of the websites. If you are trying to sell the home for payments then make sure to advertise in the “For Rent” sections of the websites.

Newspapers: Advertise in the local community newspapers. If selling for all-cash then make sure to advertise in the “For Sale” sections of the newspapers. If you are trying to sell the home for payments then make sure to advertise in the “For Rent” sections of the newspapers.

Yard Signs: You can buy these 12″x24″white or yellow plastic (disposable) yard signs at your local home-improvement store. Use a 1 inch, chisel tip, permanent black sharpie.

Sign example 1: Selling for all-cash.

3/2 mobile home

for sale.

$10,000 cash.

Must sell.

123-456-7890

Sign example 2: Selling for payments.

Owner Finance

3/2 mobile home.

Low-down.

123-456-7890

 

4. Do not be Bullied. Know what your home is worth?

It is important to not be bullied when you are trying to sell a mobile home for a fair price. On the other hand it is import to not OVER demand what your home is worth. You are seeking a fair – Win/Win offer that allows both parties to get what they want.

If you are willing to hold payments then understand this is very valuable to a honest, hard-working payment buyer. You are allowing this buyer to own a home without qualifying at a bank – you are the bank.

When you are selling for payments you have most of the control – be fair and make sure to prescreen every buyer that says they want the home. Your mobile home park will also likely prescreen this buyer but it is important for you to verify this seller’s background personally. Use inexpensive tenant-screening online websites to check for criminal history, negative credit history, eviction history, and sexual predator status of each adult applicant. Ideally you will find “0 results” to all the searches above. It is my advice to not sell to anyone that has had an eviction, ever.

When you are selling for all-cash you are in less control – be sure to know the minimum amount you will accept for a fast cash-sale and what you will not accept. If a buyer really wants your home but only has “X” dollars in their saving, you can offer they pay you monthly for the balance.

When you will only sell for cash and no other way you are not in the driver’s seat and you should take the first “fair” cash offer that comes along.

 

5. Verify buyer has funds.

If you are selling a mobile home in a park for all cash then you will want to verify the seller has all his/her funds available to close. This also makes certain the buyer is serious and not wasting your time.

 

6. Follow up with your buyer.

Within 48 hours of you and the buyer(s) verbally-agreeing to a purchase price your buyer(s) should be getting approved at the park. Most likely all non-minors living in the home will need to be approved. If this is not done within 48 hours your buyer may be stalling.

Whether or not the buyer plans to move-in now or in 90 days they will need to be approved at the park before you will stop advertising and showing the home. Again, keep advertising the home and talking to prospective buyers until the day the park manager lets you know your buyer(s) have been approved.

 

7. Prepare closing documents.

You will need…

Seller’s Information Sheet: Only if accepting monthly payments. This is a general information sheet regarding the seller’s information. You will want to collect everything from names, date of births, social security numbers, job history, current job info, past 2 years W-2’s, bank account info, etc. This form is similar to the information needed to perform your background check. You keep original and your buyer does not receive a copy.

Bill of Sale: A Bill of Sale is the mobile home (in a park) version of a HUD-1 closing statement.  A Bill of Sale describes the terms of the sale? How much was paid today? If there will be any liens for the purchaser? If the home is warranted? Which fixtures or appliances are included in purchase of the home? The Bill of Sale also includes the mobile home year, vehicle registration number, serial numbers, address, dimensions, make and model of home. You keep an original and your buyer keeps an original.

Promissory Note: Only if accepting monthly payments. This form is optional and is to specify in detail the payment instructions, seller financed amount, and payback terms.  When selling a mobile home with payments it is vitally important to follow SAFE act and other TIL (Truth in Lending) practices or use a licensed Loan Originator in your state. You keep an original and your buyer keeps a copy.

Agreement After Closing: Only use if you will be remaining in the property for a short while after the buyer purchases the home. This is used in rare examples if you need to stay in the home for 30-90 days after the purchaser pays for the home. This “Agreement After Closing” states that 1.) you will be remaining in the home after purchase 2.) that you have “X” number of days to leave 3.) when you leave you will leave the home clean and in broom-swept condition and 4.) that the buyer will pay you the remaining balance when you leave and they take the keys. You keep a copy and your buyer keeps the original.

Example of Agreement After Closing: The buyer does not need to move in for 90 days so you agree to live in the home and pay lot rent for those 90 days [this is a win-win deal]. The agreement states that the buyer will pay you [at the closing] 90% of the money they owe you and you will give them a signed Title(s). In 90 days or less you must be out of the home. At this point you and the buyer will meet again and they will hand you the remaining 10% of the money they owe you and you will hand them all the keys to the property.

 

8. Appointment to close

This is the time you will be signing all the paperwork and giving the Title(s) to the buyers. If they are making you payments make sure to go with them to the DMV [DOT, HCD, or other mobile home titling authority in your state] to ensure the buyer(s) add your name as “Lien holder” to the new Title. This is done at the time you are talking to the clerk and they are about to Print a new Title with the new Owner’s names… this is when your name and address will be added as “Lien holder” to the new Title(s). In addition to being named as “Lien holder” you will also need to give the DMV [DOT, HCD, or other mobile home titling authority in your state] your address to mail you the original Title(s). You will hold onto the original Title(s) until you are paid every dime in full. Be aware it may be wise to have a Notary available at the closing location or you can drive to a local bank for their free Notary services.

Hazard Insurance: If you will be accepting monthly payments it is important make sure the buyers have insurance on the mobile home in case of fire or other damages. Your new buyers will want to pay for a Homes Owner’s policy and add you as “Additionally Insured” to the policy. A mobile home hazard insurance policy will likely run less than $50 per month. Make sure you are insured for every dime you are owned.

349 Comments

  • Sue Macco

    Reply Reply January 17, 2013

    Dear Jon,

    This is EXACTLY what I have been looking for!!! Me and my husband can not thank you enough for this great knowledge and the easy steps.

    We have been trying to sell my home for weeks and now I have another way to sell.

    We TOTALLY understand what you mean by selling for cash verses selling and taking some money now and waiting until later.

    I know my husband and me will have many questions for you, so look out. (:

    Sincerely,
    Sue Macco

    • John Fedro

      Reply Reply January 17, 2013

      Hi Sue,

      Sounds great and happy to have your hear. I have already responded to one of your emails already… keep em’ coming. 🙂

      Best,
      John Fedro

      • Glory 2 God

        Reply Reply October 9, 2015

        My husband and I have land in another state while residing in another. We are trying to 1. sell our trailer for cash & just purchase another one in the state where we have land, or 2. get a loan, pay the trailer off, and then move it.
        Either way, we want to move it, or sell it & buy another one.

        Can you help us?

        • John Fedro

          Reply Reply October 9, 2015

          Hi Glory 2 God,

          Thanks for commenting and reaching out concerning your issues. I do not have any idea what quality of home you live in now or the current value so I cannot say whether it is best to move your existing home or simply purchase another one in the state where you own land. Moving a mobile home is not cheap in most areas, and it gets more and more expensive the further you transport the home. If you decide to sell your home I suggest you sell for 10% to 20% below the competitions price and make sure your home is prettier than the competitions. This should help to ensure a quick sale when you find a serious buyer with the cash or credit to purchase your home. Now that the home and prices are attractive you will have to market the home to his many possible buyers as you can. I suggest you market online (at websites such as sellfastbyowner.com, Craigslist.com, and mhvillage.com) also make sure to be in your small local newspaper and even hanging yard signs around town with your home information and phone number. Get as many serious buyers to walk through your property as possible and aim to sell it as quickly as you can. The winter months are coming up so depending on where you live you may experience a bit of a slow down with regards to how many buyers are currently in the market. You’ll most likely have questions moving forward. Don’t hesitate to reach out anytime with any follow-up questions or concerns you may have. Always here to help.

          Talk soon,
          John

        • cindy

          Reply Reply January 29, 2016

          Have you found mobile home
          I’m in texas
          Where are u?

      • Renee

        Reply Reply November 19, 2015

        I have my ’88 mobile home for sale right now. someone is coming to look at it in 3 days after only having posted for 5 day-So I am pretty excited except I’m extremly stumpped because this was my first home & I have no help with moving on :/
        I paid cash in full, so i do not have a mortgage, I do how ever pay montly lot rent in the mobile home community that it is located in.
        THEY how ever want to move it, I do have concerns that it is to old but I know it is possible & they understood they may have things to fix once it is moved. The mangers at my park are not being very helpful however because this is one of the nicer trailers on the lot & they don’t want it moving out, coorprate strongly prohibits it but it is obviously our choice. how ever I have been stressing more over the moving part than the whole sale proccess, a neighbor calmed me down tonight saying “sell the home as is & it isn’t your problem!! they want to move it they will figure it all out” is the correct??
        also they were wondering if they could do a land contract type payment deal – obviously it is not land so what else could I consider it? should I go to my bank & talk to them about that maybe? as they want to put a big down payment on it & then pay monthly until it’s paid off…

        • John Fedro

          Reply Reply November 19, 2015

          Hi Renée,

          Thank you so much for reaching out concerning your questions. First things first, congratulations on having a home that is desirable enough to have a win-win offer made on it within just three days. With that said, if you do not sell to this buyer you may likely find another buyer that can pay you cash, will keep the home in the park, will get approved by the park, and will pay you in full quickly.

          I mostly agree with your neighbor about the situation moving forward. Some mobile home parks will require that you give a 30 or 60 day written notice to the office, this verbiage may or may not be written into your lease agreement or the park rules and regulations. With that said, make sure that you tell the park manager you may be selling the home to somebody that wants the move the home out. Once this is done make sure to collect every dime you are owed from your buyer and then you may hand over the free and clear title to the home. At this point your buyer will not have to get approved by the park because they are not living there. They will have to however organize things between the mover and the current park manager. (I say current park manager because most park managers will want to be there when the home is being removed so they can make sure the lot is cleaned up afterwards.)

          You mentioned about some sort of “land contract”. This would be more of a “contract for title”, which would be approximately the same thing as a land contract. The only problem with this is that the title would remain in your name until the buyer has paid you in full. If you decide to sell this home for payments I would highly encourage you to not have the home moved out of the park until you are paid in full. Additionally, if you do decide to take payments absolutely make sure you accept at least 70% of the purchase price as a down payment. If you are keeping the home in the park I would say you could lower this to 30%, however because the home will be moved I want you to receive as much money as possible at closing to prove that this buyer is the real deal. However, if possible try to take all cash for the home. If you go to your bank I am not sure at what advice they can tell you. They may have a program that lends on mobile homes however due to the age it may not be possible for your property.

          I hope this all makes sense and at least point you in the right direction. If you have any follow-up questions or concerns never hesitate to reach out to me anytime. Always here to help.

          Talk soon,
          John

          • Sebastian

            September 13, 2016

            Hi there guys..john i need help .. Plz let me know how can i get to my family fast and safe..this are the details ….GOING BACK TO SOUTH AMERICA AND NEED TO SALE IT ALL…

            MOBILE HOME ON A M.H.PARK ;

            3 bed. 
            2 bath.
            ,full kitchen,
            deck area,
            laundry room,
            Private back room
            Patio tile
            2 storages
            2 ac units
            2 coolers
            Rv gate
            Walking gate
            Main entrance 
            Side double door ent. 
            And back ent.
            Private concerted Garage(6cars)
            Giant awnning
            3 granite tables. $10.000 for the house.

            Also; 97 ford explorer sport 4.0 6 cilinders autimatic ,engine very strong.working well no issues.
            190.××× miles $2.000.

            And; 2016 utility trailer, 13’x 7′ ramp door $ 600

            LOT OF SPACE !!!

            4202 w van buren st #65 
            Ask for SEBASTIAN BERNARDI.
            (the Argentinean) 

            Need to sale fast and simple so… 
            THROW ME AN OFFER FOR ALL OR SEPARATE. Thanks 

            Serious buyers only plz.

          • John Fedro

            September 14, 2016

            Hi Sebastian,

            Thank you so much for commenting and reaching out. I hope that your move back to South America is a pleasant one and for good reasons. Your home certainly sounds nice and the asking price is certainly not out of the question. What is the age of your mobile home and what city and state is this located in?

            Talk soon,
            John

      • Tim

        Reply Reply January 8, 2016

        Hello John,
        I have a question regarding mobile home investing and more specifically how much would it cost to start the business in the state of CA. The reason why I have asked this question is based upon the fact that I have viewed one of your videos where you stated you can start for $5000, but would it still work in the State of CA considering the mobile homes are much more expensive and the market out here is more competitive.

        Sincerely,
        Timothy LeFlore
        Cell:(909) 489-1401
        E-Mail:t.leflore46@gmail.com

        • John Fedro

          Reply Reply January 9, 2016

          Hi Tim,

          Thanks much for reaching out and commenting with regards to your question. You are correct, I suggest the people begin with around $5000 to get their foot into this business and close on their first and possibly second homes and pre-existing parks. In California you will spend roughly $2,000 obtaining your manufactured home dealers license. Please check out more information that can be found at this link http://www.hcd.ca.gov/codes/occupational-licensing/dlrlic.htm. With that said the remaining $3000 will be able to be used to help local motivated mobile home sellers in your area. This answer does not get too descriptive so if you have any more specific questions or concerns about the dealer licensing program or investing in your state never hesitate to reach out back anytime. Always here to help. Keep in touch.

          Talk soon,
          John

      • casey

        Reply Reply February 17, 2016

        I sold my Mobil home 2 months ago the buyer still haven’t moved it off my property and I did say anything about when it had to be moved on the title or anything what is the law on when the buyer has to move it

        • John Fedro

          Reply Reply February 18, 2016

          Hi Casey,

          Thank you for reaching out and commenting with regards to your question. Not putting a date for the home to be removed from your land can definitely be an easy oversight many sellers can make. After all, you figure that you resell a mobile home and the buyer gives you money, they are going to want it removed and on their property ASAP. As you have just found out this is not always the case and I’m curious if this buyer is simply dragging his feet or if he is not returning your phone calls and MIA completely. Hopefully you still have a copy of the previous title or the been or serial numbers around. As the land owner you can certainly file for an abandoned title or even place a lien on the mobile home. I would only do this as a last resort or if the buyer is MIA you feel you may need to resell the mobile home to a new buyer. If you go this route than I would highly suggest you keep the money the first buyer gave to you so you can refund it to him when he eventually shows up. Concerning your question about state laws and timeline with regards to moving homes off land, I do not believe that this is written anywhere into law, however I could be very wrong about this. There is a time limit when you should get the home transferred into the new buyer’s name to avoid penalty, however this is obviously not the same thing. With that said, I am curious if the new buyers transfer the ownership into his name yet. I hope this helps and at least point you in the right directions. If you have any follow-up questions or concerns please never hesitate to reach out anytime.

          In short, moving a mobile home with a qualified mover should take only a few days to prep the home (at most, depending on weather) and then it is removed from your land. It certainly sounds like the seller is delaying for some reason. I encourage you to find out what this reason is and come to a logical conclusion about if the buyer has hired a mover, saving up money for this expense, doesn’t even have somewhere to pull it, or some other time excuse. Keep in touch. Hope this helps a bit.

          Talk soon,
          John

      • Jess

        Reply Reply July 3, 2016

        I bought a trailer it was disgusting and roach invested my fiance and i agreed to make payments after signing a paper stating we would do so the previous owner signed over the title to the trailer.we bought as is but having to put more money into it then we were told we would have to so some we have the title do we still have to make payments

        • John Fedro

          Reply Reply July 7, 2016

          Hi Jess,

          Thank you for reaching out and connecting. Additionally, thank you for your transparency and honesty in your comment. While it seems that the title is yours free and clear, if you did sign an agreement to pay the seller extra money and you are legally bonded to do so. The seller cannot evict you or foreclose on the mobile home as they do not have any security interest on the title, however they can proceed with suing you for “nonperformance” to pay your promissory note as agreed. You obviously know how your seller will react you do not continue paying moving forward. With that said I encourage you to pay if that was already agreed to. The home absolutely sounds like you needed repairs however what is in writing is typically what will be required of you. I hope this helps and starts to point you in the right direction. If you have any follow-up questions or concerns please never hesitate to reach out any time.

          Talk soon,
          John

    • bill

      Reply Reply August 23, 2015

      The problem is you can never move a mobil home from the park. That is so not fair. If you found a piece of land and wanted to move it three your out of luck.

      So really it is like and apartment that you buy but must pay space rent forever!!

      • John Fedro

        Reply Reply August 24, 2015

        Hi Bill,

        Thanks for reaching out and commenting. I love when readers have different points of view to bring to the table. In most areas of the country it will cost around $3000-$5000 to move a single wide mobile home and set it up in a new location approximately 50 or so miles away. With that said, it is true that many mobile home owners may not have that type of available capital to pay to move their home from one park to another. However if the mobile home owner also owns a piece of land then they may be able to refinance the land to obtain the money for the move and set up in the new location. Additionally, this land has to be set up and be ready for a mobile home. This means that the infrastructure such as the well, septic, city water or sewer must be installed as well as electric going to the property.

        With all that said I have seen many mobile home owners move their mobile homes from a park to another park, or to their own piece of land. I can think of over 10 of my own tenant buyers that have moved their home from the current mobile home park to their own land once they were done paying off the home. I hope this helps and make some sense. There is certainly no law or requirement forcing the mobile home owner to be and remain in the park.

        I will add that moving a double wide mobile home is typically more than double the cost of moving a single wide. Keep in mind that in different areas of the country I’ve seen moving and set up cost as little as $1500 for a single wide inasmuch as $8000 in other parts of the country. If you have any follow-up questions or concerns never hesitate to reach back out. Always here to help.

        Talk soon,
        John

        • Darcy

          Reply Reply September 10, 2015

          I am looking to purchase a manufactured home in a 55+ community in Valrico, FL. The prices vary so much from $15,000 to $88,000 however I have a budget of $20,000 how do I know if what these folks are asking really is the value of the home? Can I present a low cash offer?

          Thank you.

          Darcy

          • John Fedro

            September 11, 2015

            Hi Darcy,

            thank you for reaching out concerning this issue. Congratulations on looking for a mobile home that you and your family will love. You can absolutely make any purchase offer (price and terms) to any sellers you wish. With that said you may insult some sellers if you offer too low for their mobile homes. With your budget of $20,000 you really do not have too much wiggle room if a seller is asking more than this and will not lower their price. You can potentially make them payments in addition to giving them some money as a down payment however this will be negotiated between you and the seller. My advice would be to walk through as many mobile homes as you can and find a seller that is motivated to leave their home within the next 30 to 60 days. Feel free to email me personally with any pictures or questions you have about any specific mobile homes. I am familiar with the Valrico area and there are a number of senior parks in this area. Keep me in the loop and I hope you find exactly what you like.

            Talk soon,
            John
            support@mobilehomeinvesting.net

          • Kathie

            November 27, 2015

            Hi Darcy,

            I found your post on mobile home investing indicating you are looking for a mobile home in Valrico. My mom and brother have one that will be put on the market soon pending my mom moving into an assisted living facility. It is in the Featherock Adult Mobile Home Park which is a very nicely maintained park. It is a 1980 Sherman or Redman double wide with a Florida room, shed and carport. It had a $6,000 roof over installed a few years ago which is a nice upgrade. It also has central a/c.

            This home sits on a very nice lot with a swimming pool, tennis courts and a bbq and picnic pavillion area next to the pool. We will include most of the furnishings as well. It has a washer and dryer in the shed too. My brother was looking to get around $28k for it, but may be somewhat flexible.

            Let me know if you might be interested or know if someone else that might be if you have already found a place. My number is 813-766-5962.

            Thank you.

          • Edward

            February 11, 2016

            Hi, I am trying to sell my double wide mobile home in a 55+ park in Dade City, located on Rt 98 off of 301, not far from you! I am a motivated seller, as we are purchasing another home in the same park, that will better serve my wife who has MS.
            We will be completing that purchase March 15th, so are motivated to sell our current place, all appliances, furniture that is here etc. 2 bedroom, 1.5 bath, 24×32 large kitchen with LOTS of cabinet space, a glassed and screened florida room, with laundry room with W&D therein. A large newer shed out back with a golf cart roof attached and a small patio with table and chairs etc! Feel free to contact me soon for a great deal, priced like a single wide on a bigger lot in park….asking 15K OBO.

          • John Fedro

            February 13, 2016

            Hi Edward,

            Thank you so much for commenting and reaching out with regards to your home for sale and questions. Congratulations concerning the new home purchase! I hope you are both in love with this property. My primary residence is currently no longer in Florida, however I am working with a local investor that are actively investing in manufactured homes. With that said I believe your asking price may be a bit high for us. Your home sounds very large from the size of the dimensions and I have no doubt that this park is top-notch. Due to the homes price (although negotiable) and fact that the home is currently within a age restricted community, will typically eliminate most “investors”. The reason I mention above the age restricted communities is due to the fact that during the reselling process this will eliminate many of the potential buyers that we typically may otherwise be able to sell to in Dade city. Additionally, the gentleman I am working with locally is not yet 55 years old. Some parks do not mind this, however some parks will not allow anyone under the age of 55 to become approved or own property within the community.

            Please keep in mind that with all this said your home is still very valuable and likely worth the $15,000 you are asking for it. Additionally, tax time is coming up so there may be a benefit to selling the home quickly at this time as well. If an eager and Park approved seller comes by wanting the home for $10,000, I would still encourage you to take the money and run. If you are looking for an all-cash sale then you will be competing with most other sellers in the local market. I encourage you to have your home price to 10% to 20% below the competitions and prettier than the competition’s homes as well. In addition to making the price and condition of the home attractive, make sure you are marketing the home so that every potential senior buyer has the opportunity to see your message. Make sure to be advertising online, off-line, and even with yard signs around the area advertising your home for sale and phone number to reach you. Additionally, advertising at local clubs such as the American Legion, VFW, Eagles, etc. maybe a wise idea as well. I hope this all helps and makes sense. If you have any follow-up questions or concerns please never hesitate to reach out anytime. Keep in touch.

            Talk soon,
            John

      • Sue

        Reply Reply September 10, 2015

        Thank you

        • Savannah Martinez

          Reply Reply September 18, 2015

          I have a question for you.. we have a contract to sell our mobile home to the listing agents company to get rid of it fast..however it is contingent on us putting a new roof on.. we had cash buyers come by and seem interested..if we sell to them without using the agent we could get some money out of it but I would have to break the contract with the company who is buying it from us for less.. can I do this is it legal

          • John Fedro

            September 20, 2015

            Hi Savannah,

            Thank you for reaching out concerning this issue. Congratulations on finding a buyer that wants to purchase your home and raise their family there. You have already signed a likely legally binding agreement with the listing agents company to buy your mobile home. Legally speaking, the agreement will clearly state what the repercussions are should you want to default or backout of the agreement. Sometimes you will have to pay a small fee and other times a written notice is needed. With that said you mentioned that the listing company would not purchase the home if a new roof was not installed. This makes me believe that if you do not install a roof than the company will be forced to backout of the agreement. If I was you I would contact the listing agreement company and states that you do not have the funds or ability to have a new roof installed, and that you would like to back out of the listing arrangement. Assuming you can drop the listing agreement and contract, then you will be able to resell legally to these cash buyers.

            What I have described above is the correct thing to do to obtain your goals legally, maybe not ethically, but legally. With that said I feel I would be giving you a disservice if I did not fully let you know all your options. If your mobile home is inside of a park and you decide to sell to somebody else, the deal will be done and the title will be transferred before the listing agent’s company likely ever finds out. Concerning mobile homes in parks a listing agreement or purchase and sale agreement does not hold much weight with regards to cloud in the title and preventing the title from being transferred to a new buyer. With that said you could be sued for “specific performance” and your failure to sell to the buyer as legally agreed. By this time the deal will have been done and there is little recourse the buyers actually have. I say this option to you only so that you know what may happen moving forward if you decide to go this route. It is certainly not the most ethical or morally sound since you have obviously agreed to sell to party A.

            I hope this helps and makes sense. If you have any follow-up questions or concerns never hesitate to reach back out.

            Talk soon,
            John

        • Edward

          Reply Reply February 11, 2016

          my phone# which I forgot to include is 508-560-6239 Thanks!

    • Debra warner

      Reply Reply August 28, 2015

      John, I need to sell my mobile home asap I hate this park the lady next door has tormented me for 3 yrs. I thought I had it sold the other day then when my perspective buyer went to the office to see what he needed to do they raised the rent so much now he doesn’t want it. I bought it for 100.00 and I’ve put quite a bit of money in it now they want me to sign some right of refusal. They want my house but I need money so I can move what can I do I just want out of here

      • John Fedro

        Reply Reply August 31, 2015

        Hi Debra,

        I regret to hear about your neighbor and your dissatisfaction with the park. It sounds like your buyer was interested however got scared due to the new lot rent. Because you had a very interested buyer I would suggest you call this buyer back and renegotiate the purchase price and terms. There is at some price that this buyer is still interested in your property. Perhaps you can offer to pay the difference for the next two years. So if the lot rent increase $20 you would multiply $20 by 24 months. In this example you would reduce the purchase price by $480. This sounds like a win-win to me for a fast sale. If this does not work and continue marketing the home online and off-line until you find a qualified buyer. I hope this helps and elites points you in the right direction. Keep me in the loop.

        Talk soon,
        John

    • Dovie Cabral

      Reply Reply October 26, 2015

      I live in a mobilehome that my mother bought for 10,000.00. She passed away in 2010 and i still live in it. I am 58 years old and live in this 55plus mobilehome park. I have continued to pay monthly and the taxes yearly. My sisters name is on the paperwork but she will remove her name and put mine on. Is this legal?

      • John Fedro

        Reply Reply October 26, 2015

        Hi Dovie,

        Thank you for commenting. I regret to hear about your mother’s passing. With regards to your question about the paperwork being changed and whether this is legal or not, the answer is “it depends”. Technically you will be changing the agreement which may constitute as contract fraud however this is being done within the family and your mother has already passed away. What will most likely happen (depending on your state) will be that the clerk who will transfer the ownership will see that the name has been crossed out and a new one inserted. In most cases the clerk will not approve this title or bill of sale because it has been changed and looks fishy. With that said, some clerks that are newer may approve this without any problem. If the clerks do flag this they may ask that an affidavit be signed by the current owner to verify that indeed the new owner will be you instead of your sister.

        With all this said, I suggest that your sister put it into her name and then sell it over to you. This is one extra step and you will have to pay transfer taxes twice, however this way there will be no problems with the chain of ownership. I hope this helps and makes sense. If you wish to let me know what state this home is located and I will be happy to give you any more details I can think of with regard to your situation. Keep in touch.

        Talk soon,
        John

        Talk soon,
        John

    • Dolores Duff

      Reply Reply January 27, 2016

      I was so delighted to read all the information you gave.
      I cannot thank you enough. It helped so much and its nice
      to know their are people that really care.
      Thanks again.

    • Joseph

      Reply Reply December 10, 2016

      I never thought about taking payments but I want to move out of state would that be a problem

      • John Fedro

        Reply Reply December 12, 2016

        Hi Joseph,

        Thanks for reaching out and connecting with regards to your question. If you will be accepting payments from a buyer then by all means you want to make sure your buyer is low-risk and very much has the ability to repay you monthly. I also encourage you to receive at least 30% down from your buyer, this will help reduce any defaults while you are out of state. I say this because you probably do not want to come back to have to deal with a buyer who is not paying or a problem to the park.

        Talk soon,
        John

    • Kyle

      Reply Reply May 1, 2017

      Hi have a mobile home for sale 3000 price negotiable give me a call at 2543385795.i have tittle

  • sasha

    Reply Reply August 22, 2013

    i need to sell my moms mobile home asap….whats the fastest way someone will buy it for cash..are those investors? or brokers? how can i find a someone that says “ill buy your mobile home cash”

    • John Fedro

      Reply Reply August 23, 2013

      Hi Sasha,

      Thank you for reaching out to me about this. I understand that time is of the essence here. Please click the tab above that says “Selling Your Property”. Then fill out this form and hit submit. I can then determine the best route for you to take for the fastest sale possible. I will also forward this info to local investors in your area that may be interested. I will email you y thoughts once submitted.

      Talk soon,
      John Fedro

  • Cristina Pastrana

    Reply Reply October 21, 2013

    Please e mail me asap I live in [park made private by amin] and I need to sale my manufactured. Cristina

    • John Fedro

      Reply Reply October 21, 2013

      Hi Cristina,

      Than for reaching out. Happy to help you in anyway I can. Just sent you a reply message to your Property Info email.

      Talk soon,
      John Fedro

  • Kelley

    Reply Reply December 29, 2013

    Thank you so much for the information in this article. I believe this is going to help my mother and I a lot in the selling of our mobile home.

    • John Fedro

      Reply Reply December 29, 2013

      Hi Kelley,

      Happy to help. Please don’t hesitate to comment back with follow questions you or your mother may have.

      Best,
      John Fedro

    • carol shook

      Reply Reply May 7, 2015

      having a terrible time selling my mobile home. Has been completely renovated and is beautiful. Think I have it priced right. Will try other sites. Thanks for help

      • John Fedro

        Reply Reply May 7, 2015

        Hi Carol,

        Thank you so much for commenting on this issue. I regret to hear that you’re having such a tough time selling. However mobile homes, especially in parks, are notoriously difficult to sell cash buyers or buyers wanting bank loans. You sell your home is beautiful and I have no reason to doubt you. For a cash sale your home will have to be prettier than the competition and for sale about 10% to 20% below the competition. You may also choose to sell on payments with an amount down at closing and monthly payments until paid in full. Some sellers do not wish to do this however I bring it up as it may be a valid option. If you have any specific questions or concerns please do not hesitate to comment back.

        All the best and talk soon,
        John

  • nicole and jamie

    Reply Reply January 15, 2014

    I need to sell mobile homevin park

    • John Fedro

      Reply Reply January 17, 2014

      Hi Jamie and Nicole,

      Thank you for reaching out to me on this. Please click the Tab above the says “Selling?/Buying?” and fill out the questionnaire to tell us about your property for sale. Depending on the area I will send this out to local investors in your area. Look forward to hearing from you.

      Talk soon,
      John Fedro

  • Roseanne Ditzler

    Reply Reply January 20, 2014

    Great info. We put our home up for sale with a realtor 70 days ago. Had 1 showing and they loved our top of the line mobile home. They made a reasonable cash offer and we accepted. They went to apply for admittance into the park and changed their minds. My realtor said the park owner/mh dealer told them she could get them a new one cheaper, so the deal fell through. Needless to sat we were very upset. My husband has been in the MHz business for 42 years and most mg dealers all know each other. The park owner denied it but we believe it to be true. I do believe it is illegal to prevent someone from selling their home.and if it happens again we will have to get a lawyer. Our home is only 3 years old and it excellent condition with many extra included with the home. The interest in our home is limited because of the price and age restricted community. So most likely we need a cash buyer. We dropped the price a little a month ago and most likely we will again.

    • John Fedro

      Reply Reply January 20, 2014

      Hi Roseanne,

      Thank you for commenting and I am regretful to hear about the park manager doing this. Your home sounds beautiful and likely worth the price you are asking based on your brief description. The fact that the park manager was greedy and steered the buyer away to one of their own places does not surprise me. This doesn’t happen often however if the park manager sees a buyer with money and/or good credit they will often times bring up other homes for sale in the park they are trying to sell. It can be as harmless as, “Have you seen the homes we have for sale too?” In reality they know they are hurting your chances of selling. If the park does have homes that are comparable and less expensive it is a good idea for you to have yours for sale 10% cheaper than theirs. Advertise as much as possible to drive foot traffic through your home. If you need more ideas to market email me personally at support@mobilehomeinvesting.net.

      I am glad to hear you confronted the park manager. For others reading this, this situation does not happen often but it can happen from park manager to park manager. Best solution is to sell an attractive home at an attractive price.

      Talk soon,
      John

    • bonnie

      Reply Reply January 30, 2015

      Do take the time to send the Dept.of Real Estate a letter on matters like this. Also the Dept. of Corporations. The more letters they receive on mobilehome parks the better for all of us.

      • John Fedro

        Reply Reply February 1, 2015

        Hi Bonnie,

        Great comment! Once everything is said and done the more emails and hard letters the better to let everyone know about them and how they do business.

        Before making the report you may even attempt to use this as a threat to report the park in hopes of coaxing the park to approve someone and get you out of the park (this is a last resort!). Also, realize that you will burn bridges after you report them.

        Talk soon,
        John

  • Arthur Berger

    Reply Reply February 9, 2014

    Hey Jon,

    Thank you for putting all of this online. I have been coming back to this site over the past 3 years and you always continue to show me new things and educate for free. I have not yet purchased your training material however after seeing all the investors you help I have no doubt this info is gold. Plus I can’t imagine what you give to people who invest with you cause what you give away for free is solid and take action stuff.

    Please don’t stop. You are an inspiration to us all. I just would like to tell you so.

    Love and grace,
    Arthur Berger

    • John Fedro

      Reply Reply February 9, 2014

      Hi Arthur,

      Thank you so much for taking the time to comment and your wonderfully positive words of encouragement. This site is a labor of love and I am so proud to give back to this community. Many have helped me along the way and I would not be where I am today without them. Along the way I have been taken advantage of and lost money with dumb investments and decisions. It is my goal to teach, entertain, motivate, and educate in the same why I would have wanted when I first started.

      Haha, you comment about the paid training and what I give away there versus the free stuff made me chuckle. It is very true that only about 5% of what you can see on this blog and Youtube is free. The remaining tutorials and material and followup is held on a separate training sight known as the mobile home formula. Keep coming back and if you have any questions do not be a stranger.

      Talk soon,
      John Fedro

      • Yesenia kowlahar

        Reply Reply November 25, 2015

        My cousin just called me with the following scenario, Im not sure of the rules in Florida:

        My cousin sold her mobile home to a cash buyer. That cash buyer is on title and he also put his girlfriend. The check was in his name. By adding his girl friend to the title has created a problem for my cousins purchase.

        My cousin is now buying a manufactured home with an fha loan. They requested proof of the sale since they are using the proceeds from the mobile home sale for their new purchase.

        The problem: the lender is stating that they cannot give her the loan for her new house unless she can get the people whom she sold her mobile home to sign an affidavit because the buyer put his girlfriend on the title.

        I am a loan officer in New Jersey and I thought that as a cash buyer, you can put whoever you want on title. Not to mention, that I don’t see why my cousins lender would even care. All they should be concerned about is sourcing funds and that was already provided with the bill of sale & copy of check.

        Am I missing something?

        • John Fedro

          Reply Reply November 26, 2015

          Hi Yesenia,

          Thank you for reaching out with regards to this concern. As I was reading through the paragraphs I was getting more and more confused as to why the new FHA loan process would need to include a used mobile home that has already been sold. Unless perhaps the mobile home is showing as a source of debt… However the girlfriend being on title certainly should not throw a monkey wrench in anything having to do with your cousin.

          I am at a loss for why you are required to have this affidavit signed. With that said, I have seen loans denied no silver lining or recourse. Obviously a quick affidavit is certainly not the end of the world.

          If you happen to uncover more information as to why this affidavit is necessary and/or why the mobile home’s current ownership is a factor in this FHA loan I would very much love to know more. Please keep me in the loop with this moving forward. I apologize I was not able to be more of a help. Keep in touch.

          Lastly, have a great Thanksgiving.

          Talk soon,
          John

  • Shanulle

    Reply Reply May 11, 2014

    Absolutely wonderful articles to read about mobile home investing.

    I am learning as much as I can and have great profited from your site and videos devouring all I could in the last 2 days alone.

    Look forward to learning even more ahead. Shanulle

    • John Fedro

      Reply Reply May 12, 2014

      Hi Shanulle,

      Thank you so much for your kind words. They mean more than you know. I am very glad that any of my videos or articles have helped you in this field. Congratulations for the taking the steps to become more and more educated. If you have any questions doesn’t hesitate to reach out and let us know. If you are serious about moving forward asap quickly and safely then I suggest taking a look at some of the training we have known as the Mobile Home Formula. Either way I am here to help and I wish to provide you clarity in this business.

      Talk soon,
      John Fedro

  • RAYMOND HEROLD

    Reply Reply May 27, 2014

    I have deed and title too 3/4 acre of land & 1988 FLEETWOOD MOBILE HOME . I,m wanting too sell its been in the paper and online , but no offers I had the asking price for 30,000 then I drop it too 15.000 due to it needs some minor repairs . I,m needing cash now for debt consolidation . Is there anyway you can help me with this ?

    • John Fedro

      Reply Reply May 27, 2014

      Hi Raymond,

      Thank you for reading and for commenting with regards to this. Depending on your area either I can help you or one of my MH investor members can likely help you. I would highly suggest you fill out the “seller” questionnaire in the “selling?” tab above. Once this is complete I can look over the details of your property and give you feedback accordingly. Either way I would be happy to look it over and give you my feedback.

      All the best and talk soon,
      John Fedro

    • debra

      Reply Reply October 15, 2014

      Could you tell me where this is located I’m interested. Debra

  • amanda

    Reply Reply July 20, 2014

    mobile house for sale needs new floors and some siding in 2 places sking $10,000 or best offer.

    • John Fedro

      Reply Reply July 23, 2014

      Hi Amanda,

      Thanks for commenting and reaching out. Your property sounds nice and within the range we need to be as investors. If the property is still available please fill out the property info questionnaire by clicking the “Selling?” tab above. Once we receive your details we will be in touch and I will send your property info to other local investors in your area.

      All the best and talk soon,
      John

  • Wren Orial

    Reply Reply August 12, 2014

    Hello John,

    Thank you very much for helping people like me that have very little understanding of how to resell my home. I bought my place 10 years ago and am having a difficult time selling it today although the home is in decent condition.

    Sincerely,
    Wren Orial

    • John Fedro

      Reply Reply August 12, 2014

      Hi Wren,

      Thank you for commenting and your kind words. I regret to hear you are having a difficult time reselling your used mobile home at this time. It sounds as if the home is very nice. Please, if you have the time, fill out the questionnaire under the “Selling” tab above and I will send your property info to a few local investors in your area that may be interested in purchasing the property. Either way all the best and don’t hesitate to reach out should you have any additional questions.

      Talk soon,
      John Fedro

  • Amanda

    Reply Reply September 7, 2014

    Hi I’m looking to sell my mobile home its a 3BD 2BA 1100sq ft. I live in West Sacramento CA inside Casa mobile home park. I can send pics. Thanks.

    • John Fedro

      Reply Reply September 8, 2014

      Hi Amanda,

      Thanks for reaching out to me on this issue. I am familiar with your area. If the property is still for sale please let me know the details about the home and price here https://www.mobilehomeinvesting.net/sellingbuying/sellmyproperty

      Once this questionnaire is filled out and submitted we will be in touch with any and all purchase offers form your MH.

      Talk soon,
      John

  • Fred Scorfield

    Reply Reply October 8, 2014

    Hi John,

    I am really thankful to you for sharing this info and being so willing to help. Look forward to hearing from ya.

    FRed.

    • John Fedro

      Reply Reply October 8, 2014

      Hi Fred,

      Happy to help. I look forward to speaking with you as well.

      Talk soon,
      John

  • debra

    Reply Reply October 15, 2014

    I very happy to have found your site,I’m going to visit it often,thanks for your advice your offering people who are a bit lost in this subject matter.I’m grateful
    Debra

    • John Fedro

      Reply Reply October 15, 2014

      Hi Debra,

      Thanks for stopping by. If you have any specific questions don’t hesitate to reach out for assistance.

      Best,
      John

      Ps. I love your email address 🙂

  • Jim Shanabarger

    Reply Reply November 25, 2014

    Hi John, I live in Largo FL and I am wanting to become a mobile home investor. In the mobile home park I live in there are many people wanting to sell. How do I go about becoming a M H investor? I have many questions? What is Mobile Home Formula. The M H Park I live in is for 40+. How can I become one of your investors? I am sure that I can be of help to the people here and create a win win situation not only for them and me but for you also.

    • John Fedro

      Reply Reply November 26, 2014

      Hi Jim,

      Wonderful to hear about you withing to help local sellers/buyers and also create an income for yourself. I am familiar with your area. Please see my thoughts below in bold text. Your original questions are non bold to help differentiate the two better.

      How do I go about becoming a M H investor? The easiest answer is by knowing how to find, offer, buy, sell, hold MHs so that you can make a business out of this industry helping local sellers and buyers. However, this is the very short answer, there are many small steps between where you are and complete clarity.

      I have many questions? What is Mobile Home Formula. You may learn more about it here. https://www.mobilehomeinvesting.net/may-i-see-an-example-of-the-mobile-home-deal-maker-formula-training-demo-proof This system has been created from me helping many folks around the use and investing in MHs for the past 10+ years.

      The M H Park I live in is for 40+. How can I become one of your investors? I am happy to help anyone succeed. I can teach procedures and offer my personal help with all your deals however I can not tech motivation. If you have motivation, determination, and genuinely want to help people you can be successful in this business. Plus your area of Largo is a very MH dense are in general.

      I hope my words have helped bring you some clarity. If you have any more questions don’t hesitate to email me personally,

      Talk soon,
      John

  • Donna Sievert

    Reply Reply November 28, 2014

    hi im interested to sell my MH, im in punta gorda fl, im relocating back home im asking 15,000, I will neg on pricing, its a older MB I have remodeled ect this can not be moved, its in a park, please help!!!!! donna

    • John Fedro

      Reply Reply December 1, 2014

      Hi Donna,

      Thanks for reaching out to me on this issue. Your area is very popular so you will have some buyers locally most times of the year. Are you willing to sell for payments or only all-cash? Have you added the property to “sellfastbyowner.com” by clicking the “selling?” tab above? If not please do so and add your contact info to the listing.

      Talk soon,
      John

  • neal weber

    Reply Reply December 4, 2014

    Home was left to wife after mother passed, needs more then we want to or can pay. Want to stop the foreclosure and pay off the 3 year back landtaxes. We are trying move to different area. Please help…

    Asking. 24000 but will gono lower then 18000. Thank you

    • John Fedro

      Reply Reply December 8, 2014

      Hi Neal,

      Thanks for commenting. I am unsure of your area and many further details but I would be happy to help you if possible. Click the “Selling” tab above to list your property and I will send it to any local investor that may be interested in the home. If the home is too much for you to pay off it may likely be too much for my investors in your local area. The taxes have not been paid for the last 3 years? What area of the country is this in? In my opinion you should list the property for a low as you can go for the fastest sale possible. It is winter time so the buyers in the market are slower than they will be early next year. Comment back and we’ll go from there.

      Hope this helps and Talk soon,
      John

      Talk soon,
      John

  • Nikki

    Reply Reply December 9, 2014

    Due to recent separation I am being forced to sell my home. I have found a buyer but do we have to have a closing since it is cash money? Or can I just sign the title over to the buyer and be done? I have to move quickly. Thank you.

    • John Fedro

      Reply Reply December 11, 2014

      Hi Nikki,

      Thanks for reaching out to me on this issue. I am glad you have found yourself a buyer for the mobile home. Sorry for the divorce however I hope it is for the best at this stage of your life. With that said the answer to your question is, yes and no. If the home is inside a park you do not need to have a formal closing, if the mobile home is on private land then you do not need to have a formal closing however I highly highly recommend that you do have a formal closing. I assume the home is inside a park, if this is the case I suggest you fill out a Bill of Sale agreement for the buyer and yourself as well. A Bill of Sale is basically a receipt of the sale. A Bill of sale is optional however valuable for both parties. If in Texas, Cal, or NH you will have additional steps needed to close as well. In addition you may have to provide the seller proof the taxes are paid depending on your state. If you let know what state you’re in I can help further.

      I hope this helps. Please don’t hesitate to let me know if you have any further questions on this sale.

      Talk soon,
      John

  • Tom

    Reply Reply December 28, 2014

    Hi John,

    Your site is great and fill with a lot of useful information. I am also planning on selling my mobile home. However, I want to vacate after selling it. It will only take a week, at longest. Do I still need to write up an agreement of occupancy after closing with a compensation sum? Or can I just write up a simple agreement to allow a week of time after purchased for me to vacate?

    Thanks a lot,

    Tom

    • John Fedro

      Reply Reply January 3, 2015

      Hi Tom,

      Thanks for taking the time to comment.

      Concerning your question it is important to understand that many buyers will expect to take possession of the mobile home as soon as they buy it. However some buyers will be alright with this arrangement, perhaps if you discount the price a bit. Additionally you may have to take 80% of the agreed upon sales price now and the other 20% when you leave the home free of junk and clean. This is of course to make the buyer feel at ease with the transaction and having you remain in the home. This is only from experience and your results may vary.

      With regards to you comment about an agreement of occupancy after closing, Yes, this is something I provide to mobile home investors learning this business and it works just as you outlined above. This agreement will be a simple meeting of the minds between you and your buyer that makes you both feel comfortable with the arrangement.

      Let me know if this helps and if you have any other further questions.

      All the best,
      John Fedro

  • Ed Robinson

    Reply Reply January 9, 2015

    We recently sold a mobile home in Florida. We have relocated to Indiana.

    The day we were leaving for Indiana, the buyer did not pay the entire amount for the trailer. He signed a document stating he would pay the balance off by 10/12/14. He has still not paid.

    It’s located in a mobile home park and we have a clear title.

    We have told him if he doesn’t pay the amount due we are going to sell it.

    I have not found anything illegal about us selling it. Am I missing something?

    Thank you!

    • John Fedro

      Reply Reply January 9, 2015

      Hi Ed,

      Thanks for reaching out here today. As I was reading your comment I cringed as I just knew the buyer was not going to pay. However then you mentioned that you were still holding clear title to the home and got a big smile on my face.

      To answer your question, No you are not missing anything here. I would try to give the buyer another chance to pay however you can certainly resell the home as you are the clear owner. With that said I would try to have a civil conversation with the occupant and let him know your thoughts. Also, suggest he move out of the home in the next week in order for you to give him some monetary compensation. I say this because if he is mad with you he may damage the home causing a tougher time to resell. So giving him a few dollars is better than a mad occupant.

      Additionally make sure the lot rent is still being paid. If it is not then your home may be evicted from the park.

      Besides that you are good to go. I am curious as to what area of the state this is in, the number of beds and bathrooms, family park or age restricted park, and your asking price as-is? I know investors throughout FL that may be willing to help you if the price is right?

      Talk soon,
      John Fedro

  • shane

    Reply Reply January 14, 2015

    Trying to sell a 12×60 2bd 1 bath 1987 model in Alabama for 3000. Not sure how to go about it 256 691-5629

    • John Fedro

      Reply Reply January 14, 2015

      Hi Shane,

      Thanks for reaching out to me on this issue. Click the “Selling” Tab at the top of this page and then add your property to this website link. If should take you to sellfastbyowner.com. It is a growing website for investors to look for mobile homes for sale. If you have any other questions about selling or anything else don’t hesitate to reach out to me again.

      Talk soon,
      John

  • Dill

    Reply Reply January 26, 2015

    Great site John!

  • Bonnie Harris

    Reply Reply January 27, 2015

    John, I live in a mobile home park that has a $200,000 buy in for a membership. I am told that my park is not a full co-op but what info I can obdtain is that the $200,000 loan is assumable. I would like to sell. I own my home free and clear, my HOA fees are $800 month rent and the payback on the $200,000 is $1330 MONTH. What kind of documents would I need to use with this $200,000.
    Thank you

    • John Fedro

      Reply Reply January 30, 2015

      Hi Bonnie,

      Thanks for reaching out. Without knowing more about the park/owner’s board and their procedures and policies I can not be of help to you. The procedure is likely pretty streamlined and straight forward however each community is a bit different. I advise you to contact a real estate attorney and your communities board of trustee’s or commission. Buying and selling inside this community has happened before so it should not be a big issue with you either. I hope this helps some.

      Best,
      John

  • Roderick

    Reply Reply January 28, 2015

    Best mobile Home site there is for investors.

    Thank you John. Roderick

    • John Fedro

      Reply Reply January 30, 2015

      Hi Roderick,

      Thank you for the kind words and reading along. I’m not going anywhere so continue to enjoy the case studies and how to articles. If you have any questions don’t hesitate to reach back out.

      best,
      John

  • Evie

    Reply Reply January 30, 2015

    The park we live in is trying to steal our home. They won’t approve anyone to live here. I need to sell asap. These thieves are not going to get away with this. I will tear it down peice by peice before they do that. Its in a senior park and they have done this to others. Its in big bear and I will sell fast and cheap.

    • John Fedro

      Reply Reply January 30, 2015

      Hi Evie,

      Thanks for reaching out to me on this matter. I regret to hear about this happening to you. Sadly this is not the first I have heard of this, and much worse. I agree with you to not take this without a fight. If you haven’t asked the park manager what requirements the buyers need and try to look for these types of buyers, the do this today to get clarity on the park’s ideal buyer. If the part is maliciously denying people to live in the home, with the purpose of taking the home from you then you have a few options. I would start by expressing the hardship for you, next ask if any of these applicants can have a co-signer or pay an extra deposit to be approved. Next you can try to sell your home via payments. This will not make your buyers more approvable but it will add to the number of people who try to get approved, thereby making it difficult for the park manager to deny everyone. Next hire an attorney if needed and let the park manager know of your plans as you suspect biased or fowl pay.

      Please keep in touch with you progress and I hope this helps.

      talk soon,
      John

  • Jamie Edwards

    Reply Reply February 20, 2015

    Hi, my name is Jamie I have a single wide 2005 oak creek home and still owe 18,000 on the mortgage! Its on my private property that I used as collateral for the down payment! I would like to sell the home but keep the property is that possible?

    • John Fedro

      Reply Reply February 20, 2015

      Hi Jamie,

      Thanks for reaching out. Yes, that is very possible. You will need to contact a title company or real estate attorney in your area for them to prepare the paperwork. This is very possible and will only cost a small fee for the closing agent to prepare the document to separate the home and land. This process is common as mobile homes are exchanged or removed from land all the time. If you don’t have the money to separate the two now, then market the home and close/separate when the buyer hands you over his or her money. Let me know if this makes sense of if you have any other questions.

      Talk soon,
      John

  • Jay

    Reply Reply March 6, 2015

    I am really loving the theme/design of your blog. Do you ever run into any internet browser compatibility issues?
    A few of my blog visitors have complained about my website not working correctly in Explorer but looks great in Safari.
    Do you have any suggestions to help fix this problem?

    • John Fedro

      Reply Reply March 11, 2015

      Hi Jay,

      Thanks for commenting. When wordpress puts out a new update we can rarely have some issues with users viewing this page using Chrome. However, IE and Safari are typically good to go.

      Talk soon,
      John

  • Christie

    Reply Reply March 8, 2015

    I need to know how to sell my mobile home asap if I get accepted for a job transfer out of state.

    • John Fedro

      Reply Reply March 11, 2015

      Hi Christie,

      Thanks for commenting. I am glad to hear about the job transfer, I hope that is a good thing. Concerning your mobile home for sale. There are 2 links on this page that can help you. There is a green square that says, “MH Sellers Click Here”, it is located on the right side of this page. There is a tab at the top of the page that says, “Selling?”. Use both of these links to learn more about selling quickly either with our help or on your own. Comment back with any additional questions you may have along the way.

      Talk soon,
      John

  • Donna Parris

    Reply Reply March 9, 2015

    I need to sell my mobile home asap. I own the home but not the land. I have had it on three Facebook sites and a sale paper for a month with little to no interest. It’s a very nice Doublewide that is move-in ready.  How can I find a cash
    buyer quickly? We have no they homes for sale in our park. The park is small & the land owners are not interested in purchasing it either. Thank you for any help/advice you can send my way.

    • John Fedro

      Reply Reply March 11, 2015

      Hi Donna,

      Thanks for commenting and reaching out. Concerning your Mh for sale, I understand that time is of the essence. There are 2 links on this page that can help you. There is a green square that says, “MH Sellers Click Here”, it is located on the right side of this page. There is a tab at the top of the page that says, “Selling?”. Use both of these links to learn more about selling quickly either with our help or on your own. Comment back with any additional questions you may have along the way.

      Talk soon,
      John

  • SherriHarperGray

    Reply Reply March 11, 2015

    on face book or please call/ write an response to Sherri
    [hidden by admin] c/o 13 Iroquois Mobile Est Chebanse Illinois 60922
    I have a 1995 ??? 3 br 2fb (master has jucuzie tub) newer carpet threw out new no2 bath remodled newer dishwasher French doors in master suite to bath/jucuzie must be moved or 325.00 lot rent I so appreciate all your help in this matter
    $12,500 if not moved or 10,000 if moved available April 5th 2015
    I will repairs with money if stays in park if not and moved
    trailor releveled and new skirting needs to be done thanks
    ***** Price negotiable ***** Add: note I can not access my email :~(

    • John Fedro

      Reply Reply March 11, 2015

      Hi Sherri,

      Thanks for commenting. I have just now sent your property details over to a local investor in the area. If he is interested he will call to help and let you know how he can help shortly. If you have any follow up questions don’t hesitate to reach back out.

      All the best,
      John

  • Jazmin

    Reply Reply March 14, 2015

    I have a quick question, if i sell my mobile home is it NECESSARY to show the landlord a copy of my title? i dont understand why if she is not the buyer!? any comments?

    • John Fedro

      Reply Reply March 14, 2015

      Hi Jazmin,

      Thanks for reaching out and I am happy to help. From my experience the answer is, “it depends”. Some park managers (which I am assuming you meant a landlord) will want to see a title with your name, the new owner’s name, as legal owner. They will also want to keep a copy of the title on record in their office for legal purposes should they ever need to reference it. However, in other parks they will only want to see a past Purchase and Sale Agreement, or Bill of Sale, or nothing at all. It really depends on the park. I would not fight with them if possible, just provide them what they need is my opinion.

      I hope this helps.

      Talk soon,
      John

  • Victor

    Reply Reply March 22, 2015

    Hello John, we are trying to sell our mobile home that is in a park. We got it in 2010 New, and it was in the mid 50k. We have made every payment on time. We recently decided we don’t want the mortgage payment anymore. We still owe in the 40k range. What can we do?

    • John Fedro

      Reply Reply March 24, 2015

      Hi Victor,

      Thanks for reaching out. Your 2010 MH likely looks amazing and very modern. I hope your market is growing and somewhere that your home will sell for $50k cash quickly. What area of the country are you located in?

      Every week I talk to at least 1 seller that has to still pay $40k to the bank and has been paying on the home for the past 5 years or more. Unfortunately as an investor there is not much I can do to help these sellers personally. However what I can do is give you information to help sell your property fast to a qualified buyer.

      The first route is to sell for cash and ideally make some money or at least break even. Make sure to advertise this property well online, news print, and offline. If you have any specific questions let me know. If you can’t sell for cash or bank financing then perhaps you would consider selling the home on monthly payments. This would require you to collect and distribute payments, or more ideally hire a local note servicer to collect and distribute payments from your buyer to you loan account. It may not be ideal for you but it would get the burden of paying the lot rent and monthly mortgage payment and insurance off your back. Lastly you could give the home back to the bank or broker, this is similar to Deed in lieu of a foreclosure on a traditional home. Let me know if this makes sense. I am not giving any advice, but simply some options to move forward in your life.

      Let me know if this makes sense or you have any follow up question.

      Talk soon,
      John

  • Raul Barraza

    Reply Reply April 4, 2015

    hey guys
    im getting evicted for lack of payment so im trying to sell my mobile home but my trailer park supervisor (land owner) is saying i cant until i pay what i owe can anyone tell me if this true?
    if it its what can i do to keep him from stealing my home

    • John Fedro

      Reply Reply April 4, 2015

      Hi Raul,

      Thank you for commenting and reaching out to me. I am sorry to hear about your situation. Yes, I am sorry to say that your park owner does have the right to evict you and your home from the park. If you do not remove the home, which is obviously $3000+, the owner can file papers to take it for themselves.

      I suggest working as best you can with the owner and park manager until you do sell it. Some things to make money would be to rent out a room or perhaps sell some unneeded furniture if possible. These are only suggestions though. If you have any more follow up questions or concerns don’t hesitate to reach out again.

      Talk soon,
      John

      • Raul Barraza

        Reply Reply April 4, 2015

        i found this can you tell me more about it if its not to much trouble and i appreciate your time john

        (765 ILCS 745/24) (from Ch. 80, par. 224)
        Sec. 24. Sale of Mobile Home. The park owner shall be enjoined and restrained from prohibiting, limiting, restricting, obstructing or in any manner interfering with the freedom of any mobile home owner to:
        (a) Sell his mobile home to a purchaser of his choice, provided that the park owner shall be allowed to promulgate any general qualifications or lawful restrictions on park residents which limit or define the admission of entrants to the park. The purchaser, prior to closing, must obtain a written and signed lease;

  • Carlos Reyes

    Reply Reply April 15, 2015

    I am in the process of selling my Manufactured home that is located in a private community. I’ve adjusted the price a few times and now I am at my lowest acceptance price. My question is if it is possible to find a pool of buyers that are looking to purchase Manufactured homes or if there is a pool of financial lenders that work directly with manufactured homes. I ask that because some people who have come across generally ask how they would be able to finance the home, and I draw a blank because I find it to be more difficult because it is not your traditional purchasing agreement, like a condo or house. BTW, I came across this site and I finally felt like I am not the only one looking for more information on how to sell my manufactured home on a private property, this site is great and I look forward to your response via email. Thank you

    • John Fedro

      Reply Reply April 16, 2015

      Hi Carlos,

      Thank you for reaching out to me concerning this issue. You mentioned that buyers are wanting to get bank approval. This leads me to believe that your sales price is likely above $20,000. If you have taken care of your home and the home is in a good area I am sure the home warrants this value. With that said there certainly are banks and credit unions and national lenders will lend on a mobile home inside of a mobile home community. 21st-century mortgage and Vanderbilt mortgages are two of the nationwide companies that come to mind for lending on mobile homes inside mobile home parks. You may also have luck at local credit unions in your area. Remember that not only does the borrower have to be approved the manufactured home must meet lending guidelines as well.

      I am so glad you found your way to the site and I hope it has been of some value. I had to chuckle to myself when you mentioned that you were not the only one having trouble selling. This is a very common issue when reselling manufactured homes, especially manufactured homes priced over $25,000 or so in most areas. If you let me know the city and state you’re in I may be able to help even more with some ideas on how to sell?

      I hope this has been helpful. If you have any follow-up questions or concerns never hesitate to reach out.

      Talk soon,
      John

      • Carlos

        Reply Reply April 16, 2015

        Yes thank you for that bit of help, there are a couple of credit unions in my area. Yes my home is well above $20k and the area I live in is Sorrento, FL. Home is in very great shape, a couple of things need to be replaced, but its expected from a home that is 9yrs old.

        This site is great and the idea that people can not sell their manufactured home is sad, I have seen a lot of nice manufactured homes. It is an alternative to having to rent a apartment, you get more room to stretch your feet and there is more sense of community.

        So yes PLEASE, if you can put me in contact with a couple investors or any more information it will make this process a lot more easier. We have to move to get closer to my parents, they are ill and will be needing more of our help, we live very far away and if anything were to happen it would be atleast 45mins to an hour before we could help them.

        Have a great day and thank you for all the advice.

        Carlos

        • John Fedro

          Reply Reply April 18, 2015

          Hi Carlos,

          I regret to hear about your parents. In order to sell fast for all-cash or bank financing your home has to be prettier than comparable homes and less expensive than comparable homes on the market. The local investors I have in the area typically will not pay more than $20,000 for a mobile home in a park. That is not to say that your home is not worth, because it is. However as investors that is simply out of our price range.

          You are so right. It is very sad when mobile home sellers cannot sell. I talked to sellers every week who have overpaid when they purchased their manufactured homes, and now years later they are confused and unsure of why their homes are not selling. In short the answer is not from lack of buyers or lack of desirability, because your home is likely very desirable and any decent park. However bank financing and buyers with large amounts of cash are few and far between.

          I suggest you market online, off-line and networking with the park manager to help you sell. The more people helping in the more methods of advertising the better. Additionally make contact with local credit unions and figure out which ones will lend on your home. You can then direct eager buyers to quickly become approved with your preferred lender.

          I hope this helps and makes sense. Thank you for your kind words about this website. If you have any other questions don’t ever hesitate to reach out here.

          Talk soon,
          John

  • Michael DeHaven

    Reply Reply April 15, 2015

    I wanna thank you for creating this site, it’s very informative and I have got a great deal of valuable information from it, great job.

    I live in San Antonio, Texas and I’m trying to sell my step dad’s 2/2 mobile home due to him recently passing away. I already submitted the forms to get the title transferred into my name to the state. The home is paid off and taxes are paid up to date. I have gotten it cleaned and appraised, It’s a nice home in a mobile home community with all the appliances in good working condition and A/C and Heating works really good. The only thing it needs is for the walls and ceilings painted, due to my step dad was a heavy smoker and the walls and ceilings are discolored.
    I really need to sell the home as quickly as possible. I have already posted it to this site, do you know of any investors in my area that my be interested?

    • John Fedro

      Reply Reply April 16, 2015

      Hi Michael,

      Thank you so much for the kind words. The site has certainly been a labor of love I hope it has provided value to you and others.

      I regret to hear about your step-father passing. San Antonio is a great and hot market for mobile homes most of the time. You should not have much issue selling this home if it is priced accordingly, however I definitely could be wrong depending on your home and the specific park and what is also for sale nearby. Smoking is a common issue and relatively easily corrected. Does the home have carpet anywhere in the home? If you don’t mind me asking how much are you looking to get for this two bedroom home? I do have two investors nearby that are actively purchasing mobile homes, and three if you include me. Additionally what park is this located in?

      If you don’t feel comfortable posting the answers on this website then please feel free to email me at John@mobilehomeinvesting.net.

      Talk soon,
      John

  • dave

    Reply Reply April 28, 2015

    hi, i have been trying to sell my mobile home for a couple of months now, it has to be moved off the land it is on before i leave the state in june, i have had people that wanted to buy it but when it came to find out how much it is to move they all backed out. it is a 16×80 with no axles under it, the hitch is there but the axles have to be rented, i bought it here so i didnt know there were no axles under it, it is a 1995 redman and i have dropped the price to $8500. any way i can sell this quick before i leave the state? thank you

    • John Fedro

      Reply Reply May 1, 2015

      Hi Dave,

      Thank you for reaching out concerning this issue. A 1995 Redman model mobile home sounds like a very decent home. I’ve been through many homes built in the 90s and indeed these homes can be in better shape than much newer homes. The condition all comes down to the pride of ownership in the home and the upkeep made throughout the years. With that said I can definitely shed some light on the situation and perhaps point you in the right direction moving forward.

      When a mobile home has to be moved before somebody can live in it, there are so few potential buyers in your market. Most buyers with cash or ready to go to a bank for conventional lending will want a home they can instantly move into. My first thought is that in order for a fast sale you need to make the price very attractive so that someone does not mind the headache of having to move the home. Even though you and I know that moving a mobile home is not very much of a headache at all.

      With that said your mobile home is a large single wide, and single-wides are about half the price to move as double wides. So good news there. I am not sure how much time you have before you need to leave the state however selling the home to a good buyer that plans on moving the home, taking care of the home, and living there for the next 10 or 20 years is ideal.

      There are 4 options I see as to how you can move forward and sell your home before you leave the state.

      1. Lower the price dramatically to encourage a fast “all cash” sale.
      2. Consider selling the home with a down payment and monthly payments. This will allow you to sell for a higher price and will give your tenant buyer the opportunity to have money to pay for the move. In addition you can always have a lien on the property to ensure you have collateral.
      3. Continue what you are doing and hope a cash buyer comes along.
      4. Call local mobile home dealers and local mobile home parks to see if they will purchase your mobile home for a fair price.

      I hope that this comment response has helped you. If you are confused on anything or have follow-up questions never hesitate to reach back out. I’m always here to help.

      Talk soon,
      John

  • nora

    Reply Reply May 3, 2015

    Greetings, i do not know the exact year the unit was built, all i am.aware of its considered a seventys style unit. I also do not know the manufacture. I am in the beginnings stages of the eviction. The unit.runds parallel with the street so the property is rather large even with.a.1440 sq ft mobilehome on it. The sq.footage includes however the.enclosed screen room that run the length on the backside of the trailer. There is a.rather.big front yard.along with side by side parking that is although detached from the unit but is.located four.feet.or.so.from the unit. On one side there is a.cement.slab approximately fifteen by fifteen or so with a shed located on it. The other.side.is.big as well considering the unit.runs parallel with the street the neigbor on one side is not.close at all,.there are.also trees and.a.newly developed fence just put up no more than a month ago. Than of course there is the.back yard.the.screen room located on the back aide of the unit than there is the back yard maybe seven to eight feed deep all the way down the back of the unit. My question is how much should i ask.and.considering.im in the middlw of the eviction what is my best option. Oh i also srill owe taxes.considering i havent paid for.a.few.years perhaps six thousand or so. I simply.want to make a.small.profit and.do not want to loose the unit to the park

    • John Fedro

      Reply Reply May 3, 2015

      Hi Nora,

      Thank you so much for commenting and reaching out concerning your issue. Please see my thoughts below in bold.

      Greetings, i do not know the exact year the unit was built, all i am.aware of its considered a seventys style unit. I also do not know the manufacture. I am in the beginnings stages of the eviction. I regret to hear that you are in this situation. I would be happy to help any way I can. The unit.runds parallel with the street so the property is rather large even with.a.1440 sq ft mobilehome on it. Understood. This sounds like a very large home. How much money are you behind to the park if you don’t mind me asking? What asking price are you looking for for the home? Do you have somewhere else to move to? The sq.footage includes however the.enclosed screen room that run the length on the backside of the trailer. There is a.rather.big front yard.along with side by side parking that is although detached from the unit but is.located four.feet.or.so.from the unit. On one side there is a.cement.slab approximately fifteen by fifteen or so with a shed located on it. The other.side.is.big as well considering the unit.runs parallel with the street the neigbor on one side is not.close at all,.there are.also trees and.a.newly developed fence just put up no more than a month ago. Than of course there is the.back yard.the.screen room located on the back aide of the unit than there is the back yard maybe seven to eight feed deep all the way down the back of the unit. Sounds lovely. My question is how much should i ask.and.considering.im in the middlw of the eviction what is my best option. In many states an eviction will not last long. In addition, once the park gets the home back they may sell it for a retail price or very cheap. My 1st answer to your question is, “for a much as possible for a very fast sale”. With that said a more accurate number may be $1000 over what is owed to the park. After you are evicted you will have an eviction on your record (which you don’t want) and you will not have any money. Aim to sell fast for someone to pay the park what they are owed, take you out of eviction, and pay you $500-$1500 asap… if that is even possible. The number of bedrooms, condition of the home, and location will be a big factor in your resale too. Make sure you are advertising the home in every online and offline methods you can. If you are unable to do this have a friend help you. There are likely buyers nearby, they just have to find you and see your ad. Oh i also srill owe taxes.considering i havent paid for.a.few.years perhaps six thousand or so. I simply.want to make a.small.profit and.do not want to loose the unit to the park. Due to the taxes owed and you needing to sell fast at a $6000+ price tag – a fast sale may not be possible. If you had more time or the home was newer you may find a buyer sooner. Bad things happen to good people and I am so sorry to hear you are going through this. Make sure to continue marketing the home online on craigslist and sellfastbyowner.com. If you have any further uestions or follow up questions don’t hesitate to reach back out.

      talk soon,
      John

  • Stevie

    Reply Reply May 18, 2015

    John, We are moving into a home with our daughter and need to sell our 2002 Marshfield 16X80 manufactured home. This private park has a history of buying your home for a fraction of its worth and then doubling the price and selling it. We can do this if they will pay us $20,000, otherwise we want $35,000. The home is easily worth $50,000 since we have made many improvements like custom cabinets, laminate flooring and all new appliances. We have also added shades to skylights, and a garden window in the kitchen. I was told by another resident who has had her home on the market for two years that if we price it over $40,000 we will have a hard time selling it. That is why we are willing to accept the $35,000. How do we keep the park from trying to buy it from us for $5000 like they did our neighbors?

    • John Fedro

      Reply Reply May 19, 2015

      Hi Stevie,

      Thank you for reaching out and commenting concerning this issue. I regret to hear about your situation, and the situation of your neighbor. This is quite common in mobile home parks for the park to offer you a very low price. The park is really your last possible option. They know your situation and how long it is taking to set. They also know the local market fairly well.

      If you are able to sell your home for a down payment and monthly payments you can likely sell your home for $50,000 or more to a low risk in semi qualified buyer. However if you are looking to sell for a new bank loan or to an all-cash buyer you are competing with every other seller in your marketplace. In order to sell for cash semi quickly your home needs to be prettier than everyone else’s and for sale 10 to 20% below recent comparable sales.

      Your property sounds gorgeous. You have obviously taken very excellent care of your home and have a tremendous pride of ownership. Your property deserves to be sold to somebody who cares and loves the home just as much as you do. Make sure you market the home as thoroughly as possible. Keep ads online at site such as craigslist.com and sellfastbyowner.com, and in a local newspaper and classifieds if possible. In addition make sure to have many for sale signs in and around the area advertising your home for sale. Also make sure to call local dealers and other mobile home parks to see if they will purchase your mobile home to then move to their desired location. If your home is truly worth $50,000 that I agree that a sales price $20,000 is more than fair and leaves profit for the buyer if they choose to resell it.

      I hope this has helped you some. If you have any additional comments or follow-up questions don’t hesitate to comment back any time. Always here to help. Keep in touch.

      Talk soon,
      John

  • Stevie

    Reply Reply May 19, 2015

    John, Thank you so much for the advice. We will see what our park is willing to do for us and then will proceed with your suggestions. We have another private park about 1/2 mile from here that has been adding homes to their site. Our home is beautiful and they might just want it. However, they are also owned by Bayshore Realty, so we will see how that goes. I also like the Craigslist idea.

    Thanks,
    Stevie

  • My

    Reply Reply May 22, 2015

    Dear John,

    Thank you so much for the information you provided in this website. It is very helpful.

    I have a payment buyer on my mobile home but before I close on the deal I would like to know that what if the buyer defaults on the loan and I have to repossess it. How then can I take the buyer’s name off of the mobile home title?

    Please advice and thank you for help in advance.

    My

    • John Fedro

      Reply Reply May 22, 2015

      Hi My,

      Thanks for commenting and your kind words. You ask a very good question. The first thing to remember is that you should almost always take a large down payment, at least 20% of the purchase price, this will help reduce the risk of default dramatically. Also, you should always perform a background check and credit check on the persons moving into your home. Once this is done and you feel safe with them moving into your home then you can sell the home and remain as a Lein holder on the title. This will allow you to easily repossess the home should the buyers default. Depending on your state you will have to file and submt a form to the state saying that the buyer has defaulted and you wish to reposes the home. In most states this is a quick and inexpensive process. Once this is done you can then evict the ex-buyers from you home and start again.

      Remember again that this is a last resort and you should leave your home vacant if you feel uneasy or unsure about these buyers. It is better to have a vacant home for another month then sell to a risky buyer. I hope this helps. If you have any follow up questions don’t hesitate to reach back out.

      Talk soon,
      John

  • My

    Reply Reply May 22, 2015

    Hi John,

    Thank you very much for your quick reply. I definitely will follow your advice about running a credit check on the buyer. My mobile home is in Texas so do you know the form name (or number) that I have to submit to State if I ever need to use it?

    Thanks again for all your help.

    My

  • Darthy carroll

    Reply Reply June 1, 2015

    I NEED TOO SELL TWO MOBLIE HOMES ON SAME LAND 9NE LOT UNDER A ACRERRR

    • John Fedro

      Reply Reply June 3, 2015

      Hi Darthy,

      Thank you for reaching out and commenting on this issue. Depending on the location and price of your property there is definitely a buyer out there for you for sure. I would make sure to definitely list your property for sale on Craigslist.com and sellfastbyowner.com as well. If you wish to comment back your location or be more than happy to tell you if I know any current mobile home investors in the area that might be interested. I would also need to know about the size, condition, price, and number of bedrooms in each home. Feel free to comment back here or reach out to me personally at support@mobilehomeinvesting.net

      Talk soon,
      John

  • Nelly

    Reply Reply June 11, 2015

    Do I need a lawyer to sell my mobile home by owner ?

    • John Fedro

      Reply Reply June 11, 2015

      Hi Nelly,

      In most cases you will not need an attorney to sell your personal mobile home. If you let me know what state you are living in I would be able to tell you with more certainty for sure if a lawyer is needed or suggested. In short most mobile homes inside parks will not ever need a closing attorney, however I highly advise you to hire a title company or attorney to close any mobile home attached to a private land you also own. I hope this makes sense and helps.

      Talk soon,
      John

  • Kellie

    Reply Reply June 21, 2015

    Hi John.
    I want to thank you from the bottom of my heart for helping me to sell my used mobile home. I have tried listing it with the realtor and showing it to so many buyers without success. I tried some of the methods you suggested and found a cash buyer in under two weeks. Thank you so much for putting the site together and for helping people like me.
    Thank you from the bottom of my heart again. Kellie

    • John Fedro

      Reply Reply June 22, 2015

      Hi Kellie,

      Congratulations on the sale! Thank you so much for the kind words and kudos. I am so happy that your home is sold quickly and that the articles on this site have been valuable to you. If you ever need any help in the future buying or selling any mobile home I would be very happy to help in anyway I can. Never hesitate to reach out to me a comment on any article or video you see on the site. Always here to help.

      Talk soon,
      John

  • Amber

    Reply Reply June 21, 2015

    I have a pretty nice double wide mobile home with attached garage. I don’t want much for it since we are in the process of buying a house and need to make this quick. If I sold it for a ridiculously low amount, ($10,000) do you think it would sell? Or would that make people think there is something wrong with the place?

    • John Fedro

      Reply Reply June 22, 2015

      Hi Amber,

      Thank you for reaching out to me with this issue. If your mobile home has been kept in shape and is of good quality then selling for a reduced price will only help speed up the sale. In reality the lower price you ask for the home the more potential buyers will be interested. This is simply because more buyers have $10,000 in your area then have $20,000 cash in your area. Likewise, more people have $3000 or $4000 instead of $10,000 cash lying around. However I know you are not looking to sell for less than $10,000. Make sure you advertise your home for sale in as many places as possible. Make sure you advertise your home for sale online at sites such as Craigslist.com and sellfastbyowner.com. Also make sure your site is listed in the local newspaper and even with signs around town advertising your home for sale in your phone number. The more serious buyers walking through your home the better. After a few weeks with good traffic through the home you should either have the home sold or at least have valuable feedback from potential buyers letting you know what is wrong with the home or if it is still overpriced. I hope that all this has helped and makes sense. If you have any follow-up questions or feedback never hesitate to reach out again. Always here to help.

      Talk soon,
      John

  • alicia

    Reply Reply June 25, 2015

    Hi! I actually have a mobile home for sale. I was made an offer and we accepted. We have a mortgage loan that we owe $19,000 on buyer agrees to asking price of $30,000 and is providing financing through their own lender. I am not sure exactly the process to pay off the loan. Do they pay to us, we pay off the loan? They want to move in quickly wich we can do but want to have a purchase comittment on place. Recommendations on what appropriate contract or paperwork is appropriate in this situation? Thanks so much in advance for any advise!

    • John Fedro

      Reply Reply June 28, 2015

      Hi Alicia,

      Thank you for reaching out to me concerning this issue. Congratulations on your home sale! If your buyer is getting financed through a bank or traditional lending company, versus a family member giving the money, then the lending company will make sure your loan is paid off and this new lender will receive a lien on the title. In short, if the lender has any experience they will go ahead and handle the pay off of the mobile home, plus they will wire all your profit into your bank account directly. You may also choose to work with a local title agency or closing attorney to help facilitate the transaction, however this is not needed.

      If the buyers are borrowing the money from a family member or friend then you will most likely have to pay off the bank loan yourselves. Then you will wait for the title to come to you so that you may sign it and give it to your new buyer.

      Make sure to contact the buyer’s lender immediately to understand their closing process and what they need from you. Make sure you stay in control and understand every step along the way. Your buyer’s lender will definitely be able to clue you in to all the steps needed. In order to talk to the buyers lender the buyer will most likely have to make the call and give you permission to ask questions, or you can simply have a three-way call to make sure everybody understands the process moving forward.

      Keep in touch if you have any follow-up questions never hesitate to comment or write back any time. Always here to help.

      Talk soon,
      John

  • Suzanne

    Reply Reply June 27, 2015

    Hi, John,

    Forgive me if this has already been addressed and I missed it, but I need to sell my 2/2 SWMH quickly as I’m finally ready to buy a house and move out of state. I’ve taken good care of the mh, though due to previous financial issues it needs a few repairs. The hot water heater ruptured and leaked for a couple of days in the closet before I discovered it (much to my horror) and there may now be some mold under the closet floor. The hot water heater and floor directly beneath it have been replaced, but not the surrounding closet floor. I can’t afford to make the repairs as I need all available capital for the new house. The carpeting needs to be replaced as I’ve rescued a couple of dogs with previous housetraining issues (though I’ve shampooed the carpets regularly).

    The home is a 1997 14 x 70 SWMH which is located in a beautiful rural setting on private property in the north Georgia mountains. I do not own the land. The new owner can stay here if approved by landowner as he lives nearby, or the home can be moved. I don’t wish to remain the leinholder as I don’t need the aggravation.

    I will be submitting this home soon on sellfastbyowner.com, but my question is regarding the asking price. I don’t know whether to just let someone take over the payments after financing in their name, if I should ask for a down payment along with having them take over payments, or if I should sell it outright under the circumstances. The balance due is apprx $13,000 with very low payments and land rent is very reasonable.

    Any advice would be appreciated, and again, I apologize if this subject has already been beaten to death . I have a migraine and had to abandon reading the posts after a half hour or so.

    • John Fedro

      Reply Reply June 29, 2015

      Hi Suzanne,

      Thank you for reaching out to me concerning this issue. I’ll be very happy to give you my thoughts. If you are in a high demand area with serious cash buyers all around you beating down your door for the opportunity to own this home, then by all means aim to collect a profit over your $13,000 owed to the bank. You mentioned a down payment, this would insinuate that you plan on selling the home with monthly payments. If this is the case then there is much paperwork to consider and also making sure that the park management and you are on the same side moving forward. However you mentioned you do not want to be the lienholder so you may not be considering accepting payments.

      Because the home is a 1997 it should be in decent condition. This is actually a fairly newer mobile home in my opinion. It would be a very good idea for you to contact local banks in the area that may consider lending on this particular mobile home. Make sure you understand their lending policy and who they are looking to lend money to. When you talk to all future potential buyers you can ask them questions such as their income, credit score, job history, etc. The point of this is to make sure you are not wasting time with buyers who will never be able to get approved at the bank. Additionally if you find a cash buyer that will pay $13,000 or more you should absolutely take the money and run.

      I hope that my response has been helpful and as pointed you in the right direction. If you have any follow-up questions or concerns never hesitate to comment back any time. Also make sure your property is listed on Craigslist.com and in your local newspaper. Additionally, you can even hang signs around your ZIP Code advertising your home for sale with your phone number.

      Keep in touch and I hope to talk to you soon.

      Talk soon,
      John

  • Amber

    Reply Reply June 28, 2015

    Thank you for the info John! I actually talked to the community and they said they’d much rather buy it back from me than for me to sell it to someone who will move it. I’m having my realtor come over to see how much I can get for the place. I just had a question though, if it was worth say $25,000 would the park be willing to pay that much or do they typically not pay so much? (This is Zeman homes) they’re a corporation. The lady I talked to said once I have a price they will send it to corporate and they will then “make an offer”..I just don’t know if I they typically give you what the place is worth or try to buy it from you for practically nothing. Any thoughts?

    • John Fedro

      Reply Reply June 29, 2015

      Hi Amber,

      Thank you for reaching out to me concerning this issue. Almost every mobile home park I have ever dealt with will offer you pennies on the dollar for your mobile home. With that said if you are in a very high demand area than the park may pay you more as they know they can resell the home easily and make a profit. If you are asking $25,000 and I would try not to take less than $15,000 from the park, however I have a hunch they will offer you less than 10,000 for the home. I hope I am wrong and I hope that you receive a full price offer for your home. If your mobile home is in a high demand area and looks pretty then by all means try selling to an end-user that wishes to live in the home and keep it in the park. Even if you find a buyer that would like to move the home out of the park, if they will pay you full price then by all means sell to them. I hope this helps and points you in the right direction. If you have any follow-up questions or concerns after you receive an offer from the park never hesitate to reach out day or night. Always here and happy to help.

      Talk soon,
      John

  • Chris

    Reply Reply July 16, 2015

    Hello John, you seem to be quite knowledgeable about all things mobile home related. Hope that you can give me some advice.

    I live in Palm Springs, Florida and need to sell my mobile home as soon as possible. It’s not that we need to relocate, but my wife is having medical issues due to two surrounding trailers. My wife (age 68) has COPD, and the trailer behind my bedroom is owned by a man who does carpentry, masonry, etc and uses a lot of chemicals in his work. The bedroom of our home constantly smells of these chemicals as our air conditioning pulls them in.

    In the living room, we have an equally troubling problem. The woman who lives in the trailer on that side of us sits in her car smoking almost all of the time and the smoke drifts into our home. (She says she has to smoke outside due to her husband’s health issues) I’ve spoken to her several times about it, and she always says that she’s sorry, but she continues to do it.

    The trailer is pretty old (1976) but in fairly good shape. I’ve put it up for sale for $2,000 and have had many interested buyers, but the park manager denies each and every one of them. They even denied a local Hispanic lawyer because they said that the lawyer was buying it for her son and that she wouldn’t be living there. Literally anything they can think of to deny them.

    I can’t afford to hire an attorney, nor can I afford to have the trailer demolished and removed. Is there anything else that I can do? I’m worried about my wife’s health.

    • John Fedro

      Reply Reply July 16, 2015

      Hi Chris,

      I regret to hear about your wife’s condition and the ongoing stress that living next to these two neighbors is causing you both. It sounds like you are very levelheaded and simply wish to sell your mobile home for a very reasonable price to a low risk buyer. I have seen this about a dozen times throughout my career, where a park manager knowingly does things to deny potential residents trying to come into the park. Sometimes park managers do this because they are better and even racist, and other times park managers do this because they are trying to have the homeowner (you) have to give the mobile home to the park free and clear. I do not know the motives of your park manager however it definitely seems they are the ones causing you from moving on with your life. I have a few suggestions for you. First of all, if you approach the park manager in a mean or rude manner this will likely only do a disservice for you trying to move forward quickly and sell your home. I suggest that you continue marketing your home for $2000 and aiming to have as many people walk through your property as possible. Next, send as many people to the park office as possible. I would have a heart-to-heart with the park manager and let her know that you are considering removing your mobile home from this park and bringing it to a nearby park or piece of land. This is of course an empty threat however you need to let her know that you will not simply sit around while this mobile home doesn’t sell because people keep getting denied in the park. You will have to let her know that somebody either has to get approved in the next week or two or you will be potentially moving forward with the mover to remove your home from this park. The park manager will most likely not want the home to be removed so they will understand your urgency and realize they need to approve somebody ASAP. This doesn’t fix the issue always however it has fixed the issue a few times in the past. Again, I’m sorry that you are going through all this but it sounds like you have a very nice home in a decent park, minus the park manager of course. I hope this answer has been helpful and in the lease pointed you in the right direction. You can always seek the help of a real estate attorney. Some real estate attorneys offer one hour free consultations if you need their help. Make sure to have all of your questions so that you can get everything answered within this free hour. I hope this has helped. If you have any follow-up questions or concerns never hesitate to reach back. Always here to help.

      Talk soon,
      John

      Talk soon,
      John

  • Chris

    Reply Reply July 17, 2015

    Telling the manager that I plan to move the trailer would truly be an empty threat as it would most likely fall apart during the move, and I’m sure that they know that.

    So, let me ask you this:

    What would happen if I were to just sell the trailer, disregard their application and approval process and simply sign the title over to the new owner and leave? What liabilities are involved there? What could they do to me if they were to have issues with the new owner?

    • John Fedro

      Reply Reply August 24, 2015

      Hi Chris,

      I apologize in the delay in answering your question. For some reason I do not get an alert back in July about your response. You bring up a very valid and real possibility. I hesitated to mention this earlier because you may be putting the buyer in a potentially rough spot. While it is completely possible that a buyer will purchase your mobile home without getting approved, a park manager will not find this lack of respect amusing from you or your buyer. If this happens then you will walk away with money in hand with nothing to lose, the park would have little recourse to go after you for any reason. However your buyer will start off on the wrong foot with the park manager and may not even get approved once they inevitably do put in an application. I hope this helps and makes sense. The choice is honestly completely up to you, however depending on the buyer you may be putting them in a difficult spot if they do not get approved from the park manager. With that said if you sold the home for the right price I am confident you would have a fast buyer purchased the home without a second thought of getting approved first. Again, I hope this helps and makes sense. If you have any follow-up questions or concerns do not hesitate to write back. For fastest reply don’t hesitate to email me at support@mobilehomeinvesting.net

      Talk soon,
      John

  • Oscar

    Reply Reply July 23, 2015

    Hello,

    Thank you for all the great information on this site. I was hoping to get some help with my situation. I am selling my parents mobile home in Miramar, Fl. However, we currently owe 9K. The home is on sale for 40 K and it looks like we have some buyers on the line to purchase in full cash. The lender we have said it will take 45 days to receive the title. We want to use the sale money to pay off the home. Can the buyer start the title transfer during the 45 days we wait to receive the title? Other than the bill of sale, what documents do I need? Any information is appreciated. Thank you for your time.

    • John Fedro

      Reply Reply July 26, 2015

      Hi Oscar,

      Thank you so much for your kind words and support. Congratulations on finding a potential buyer to purchase your parents property. It sounds like the home must be in good condition and that your parents had a high pride of ownership. Florida is what is known as an Electronic Title State, this means that in addition to a paper title, and electronic title and lean are recorded as well. What this means is that you should absolutely be able to receive your title much faster than 45 days if they were to expedite this process. However, the person at your lender’s office you are talking to over the phone probably was not too eager or proactive with speeding along this process. In Florida you can also go to the local DMV and print out a brand-new title same day. This means that once the DMV had notice from the lender that the lien was satisfied, the DMV could create a new original title for you immediately. Perhaps you can call up your lender and see if they will simply mail you the current title they are in possession of, make sure that they sign the lien holder section releasing the lien on the physical paper title. This way you can bring the title into the DMV yourself and transfer it same day. Your lender may or may not be open for this. If your lender is not open for this then obtaining the services of a title agency or closing attorney may be helpful. This way the title agent can hold the buyers $31,000 ($9000 will go to pay off the loan) while you wait for the title to come in the mail. Once the new title is in then the third-party agency (title company or attorney) can hand you the money and your buyers the title.

      I hope this helps and make some sense. If you have any follow-up questions don’t hesitate to comment back.

      Talk soon,
      John

  • Murray

    Reply Reply July 24, 2015

    Thank you for all the help earlier this week. I was able to sell my home to one of those buyers with the changes we made in the ad. Thank you so much again and God bless. Keep up everything you do. Murray

    • John Fedro

      Reply Reply July 26, 2015

      Hi Murray,

      Congratulations on the fast sale! I’m so glad that these changes were able to help you. Keep in touch and if you ever need anything else never hesitate to reach back out.

      Talk soon,
      John

  • Anne

    Reply Reply July 24, 2015

    John, I unfortunately have a similar issue with a manufactured home and less than reputable park owner. My mother owns a home free and clear 2 bdr 2 bath about 10 or so years old. Relatively good shape – needs some minor repairs. My siblings and I are struggling as to what to do at this point. My Mom has already moved to a Senior living apartment and we are covering her rent on the old place. We have a park owner who has a cruel reputation of denying potential buyers time and time again for the slightest blemish on their credit record. It is not unusual for homes in this park to be on the market for over a year. Our options that we are considering include:

    fixing/repairing items to prepare for park owners’ inspection (repairs=~$4k; inspection=$900)and then listing the home.

    walking away from the home, essentially giving it to the park owner (not high on my list!)

    or moving the home out of the park

    We are working with a realtor right now who is providing advice free of charge and she has experience dealing with this park owner. She said he is extremely difficult to work with and often seniors walk away because they cannot deal with the hassle and expense. We certainly don’t have the time nor the big bank account to keep this on the market for over a year however this is my Mom’s only asset and she doesn’t have a savings. Looking for your best advice at this point we are grasping for answers on the best solution her predicament.

    Any help you can offer would be most appreciative!

    • John Fedro

      Reply Reply July 26, 2015

      Hi Anne,

      Thank you for reaching out concerning this issue. I very much regret to read your situation and this awful sounding park manager. A 10-year-old to bed your mobile home is actually considered relatively new in the mobile home world. If your mother took care of the home than it is likely still in very great shape. With the minor repairs you mentioned sounds like it would be like new again.

      Due to the park and the ongoing track record of this park manager I would highly encourage you to call every local family park you can and ask them if they have any move-in incentives. You are looking for a park that will pay for you to move this mobile home from its current location into this new park. Call all parks within our away. Even if you have to pay some money to get the home to its new location, at least you will be able to sell the home quickly. Also, if you do move a mobile home you will have your choice of areas to move it to. This may help increase the value as well.

      I know as you read this you are likely not going to be excited about moving a mobile home. When you have a competent mover they handle almost everything for you. It is a bit of a hassle sometimes to move a mobile home however much less of a hassle than it will be dealing with this park manager.

      He will likely have some questions about moving the home so don’t hesitate to comment back with any questions or concerns.

      Before you move the mobile home you may want to let the park manager know you will be removing the home if you cannot get a buyer approved within the next week or two. This is not a threat it is only a fact is you cannot keep floating the lot rent payment monthly.

      Keep up the positive attitude and please note that your mother’s home does sound very nice and valuable. To the right buyer they would definitely pay retail either cash or payments. I hope this helps and made sense. If you have any follow-up questions or concerns don’t hesitate to write back.

      Talk soon,
      John

  • Kim Bates

    Reply Reply July 25, 2015

    I live in a mobile home on a 1/2 acre of land. I’m know that I’m going to have to sell it. It does need some repairs. Every since we got the place the AC/Heating unit has been broken. Because the guy that sold it to us was a fraud. Some of the sub floors need to be repaired due to leaks that were under the house at the time we had no knowledge of. It’s got 3 bedrooms and two baths. But realistically, I’m going to have to move. I’m getting older there is a lot of yard. I need to down size to something smaller. It is mortgaged through a bank. Thanks for any advice you can give me. I’m sure if someone out here is into flipping and renting this would be a good investment since there are lots of military here.
    Sincerely
    Kim

    • John Fedro

      Reply Reply July 26, 2015

      Hi Kim,

      What area of the country are you in? It sounds like your home is valuable and I’m glad to hear that it has three bedrooms. I regret to hear about the seller misleading you about repairs needed. How soon are you looking to sell? Let me know the answers to these questions and I’ll be happy to get back with you all my suggestions. Feel free to email me at support@mobilehomeinvesting.net.

      Talk soon,
      John

  • Erin G

    Reply Reply July 28, 2015

    My husband and I are looking into buying a used Mobile home on rented land. My bank is willing to loan the money but they go through something caled the NADA to find out how much a home is worth. We found all the information inside the home Model # Date of construction etc but since the series name cannot be found the bank will only loan an amount that is equal to what the NADA report states which is not the same mobile home in fact its smaller. What can we do on our end to fix this?

    • John Fedro

      Reply Reply August 4, 2015

      Hi Erin,

      Thank you for reaching out concerning this issue. I regret to hear about the bank being difficult and you being unable to find the needed information. My suggestions for where to find the series information would be to call up the builder, assuming they are still in business, and asking them your specific question based on the model number and the year the home was produced. Besides that the information the state has and what you find inside the mobile home on the “data plate” will be where most information concerning the mobile home can be found. Inside the home this data plate is a piece of paper or piece of metal displaying all the homes pertinent information. This data plate can be found in the master bedroom closet, the water heater area, or even in a kitchen cupboard. Depending on the builder this location will vary.

      Outside of these tips you are hands are pretty much tied in my experience. I try to never go through a bank if possible because ultimately they have the final word and you are typically dealing with a corporation that will not listen to reason, even though you can show the home they are talking about is different from the actual home being invested in.

      I would suggest also trying another local bank or credit union in the area. Claytonbank.com is a nationwide lender that may lend on this mobile home as well.

      I hope this helps and points you in the right direction. If you have any follow-up questions or concerns never hesitate to reach out. Always here to help.

      Talk soon,
      John

  • John Vernon

    Reply Reply July 29, 2015

    I am an out-of-state owner that recently had my renters break a lease. Now I just want to sell the home because it is to much to deal with. Keep getting the runaround from real estate agencies because it is considered personal property. Can somebody help me sell the home?

    • John Fedro

      Reply Reply August 4, 2015

      Hi John,

      I regret to hear about the situation with your renter breaking the lease. I am surprised that the mobile home park allowed you to rent the home in the first place, versus selling it for cash or with monthly payments. Because you are a homeowner turned landlord I understand how being out of state does not make the process of taking your home back and reselling it easy. What state is your property currently in? Some areas of the country will allow real estate investors to list their properties on the MLS and other areas will not allow for this.

      At the very minimum you want to make sure that your property is clean from all junk and broom swept. You will then want to take pictures and advertise and market the home everywhere you can. Make sure to list your home for sale on sites such as Craigslist.com, sellfastbyowner.com and off-line with the help of your local newspaper or want advertiser magazine. Also let the park manager know of your home for sale and if they can find you any buyers you will happily give them an appropriate finder’s fee. What asking price will you be asking for your mobile home? Is this mobile home in a senior citizen community or in all ages type of park?

      Talk soon,
      John

  • Charla Lopez

    Reply Reply August 1, 2015

    We purchased a 2004 mobile home and paid cash. We got a really good deal, but when we got the title form back, it has to be signed by the Tax Assessor for the 2015 taxes. We purchased it 7-13-15. The lady we bought it from is unwilling to pay those taxes. We moved it to a different county in Texas. What will happen if we don’t pay taxes. I know we won’t get the title,but will she keep getting tax statements? Of course we didn’t get a lawyer to handle sale. Didn’t think about the property taxes.

    • John Fedro

      Reply Reply August 4, 2015

      Hi Charla,

      Congratulations on your home purchase! That is a fairly newer mobile home so hopefully it is in great shape and will easily last you another 20 or 30 years or longer. It is true that in Texas the taxes will need to be paid and brought current before new ownership is given. These back taxes will only continue to accrue interest charges and fees as the years go by. I would highly suggest that you bite the bullet and pay these taxes to bring everything current. Make sure you get title and complete ownership so that the woman who sold it to you can’t go around you and sell it to somebody else. Please keep in mind that until the title or SOL is in your name the current owner may “sell” the home to somebody else and have it recorded into this new person’s name. It doesn’t sound like the seller will do this however to protect your interests get the taxes paid ASAP and put the ownership into your name. If you have any questions or concerns about how to do this please don’t hesitate to reach out. In addition you can also call the state at 512-459-1221 and ask them any and all specific questions about the mobile home in your situation. Mention that you are a private buyer purchasing from a private seller inside of a mobile home park. The folks at the office when you call are usually very helpful and friendly. Keep in touch and let us know how this works out.

      Talk soon,
      John

  • Courtney

    Reply Reply August 11, 2015

    Great info here! I am in Louisiana and currently owe about 9000 on my mobile home loan. My husband is being transferred so we need to sell. We purchased the home used and it is now 20 years old. In fair condition, it doesn’t look 20 years old at all. We currently have some interested parties but have not officially put the house on the market. The home is in a park with a large deck and storage building that we would include in they sale, Pending the buyer is approved bythe park. Would we have the option for taking a cash down payment and the buyer assuming the remainder of our loan?Any tips or thing to look out for on going this route would be great.

    • John Fedro

      Reply Reply August 11, 2015

      Hi Courtney,

      Thank you for reaching out concerning this issue. Additionally, thank you so much for your kind words. Very happy to help.

      First things first, 20 years old is not that old when it comes to mobile homes. If you have taken good care of your home then you are correct and it is probably in very nice shape. With that said some banks will not lend on mobile homes if they are over 20 years old, however some banks will lend on these mobile homes. You may want to get in touch with local credit unions in town to find out who has a bank lending program with regards to mobile homes inside mobile home parks. This would only help speed up the process of your future buyer eating approved for a loan.

      In Louisiana there are more cash buyers than in other areas of the country. It is highly likely that you may find a cash buyer willing to come out of pocket and pay all-cash for the purchase price of your mobile home. This will obviously depend on how much you end up asking for the entire mobile home. Concerning your question about the buyer assuming the remainder of your loan; I have not taken a look at your loan however it is highly likely it is not assumable. This means that the bank will ask the new borrower to obtain a new purchase loan for the home. Again, don’t take my word for, make sure you ask your bank or loan service provider directly. However almost without a doubt they will not allow your new buyer to assume the loan no matter how good their creditors.

      If you have any follow-up questions or concerns with regards to selling, marketing, or anything else – don’t ever hesitate to reach out any time day or night. Always here to help.

      Talk soon,
      John

  • Wor

    Reply Reply August 16, 2015

    I have got a situation in Family mobile home park. I have tried to sell my manufactured home for five months but I could not sell it because five people I have sent in to apply have been all denied. Also the manager have been interfering on my selling. I get stuck in here and feel desperate that I will not be able to sell the house if they keep rejecting my buyers this way. It is very hard on me that I have to pay double rents both here and my house. I can not afford no more.

    The manager sent someone in who they knew and tried to buy my house. The guy they sent to me did not even need to fill application. The manager said he was already approved. I felt strange about it so I have not agreed to sell it to them. Then, the manager called and forced me to do inspection. The manager threaten me to sell it to his buyer or I would never sell the house. I was very scared but did not want to follow their game. I did not know who was who so I did my own inspection to protect myself. My house already pass inspection and there are no major repairs. There are only very small things that I can agree with buyers. It is not a problem with that.

    However, things are not easy for me. The manager have tried to interfere on my selling. They told everyone that my house got many repairs and scared them away. People who came into office would be gone and never come back. If the manager did not approve someone at all and interferes my selling like this, how can I be able to sell the house?

    Now my house stays in the market too long because of these. The house with the price like this should have been sold quickly. That makes people think there is something wrong with the house even if it is not true.

    I am very scared and distressed that I can not get through this. I will never be right if I deal with them so I now hire broker to sell the house for me. Do you think broker is the solution? What elas can I get help from? How about fair housing council? Can they help? Any organizations can help me out of this? Anyone? What should I do? Please advice.

    • John Fedro

      Reply Reply August 19, 2015

      Hi Wor,

      Thank you for commenting and reaching out concerning this issue. I very much regret to hear about the hardship this park manager is causing you. This park manager is clearly overstepping their boundaries and is on a power trip for some reason. I wish I could say that this was the first time I am hearing of a situation like this, however it happens more than I would care to remember. It is for this reason it is very important for investors to screen park managers, just as park managers are screening us.

      Concerning your situation however, you do have a few options based on our experience. This park manager is obviously and blatantly steering people away from your home. If you have your price and terms set at an attractive price than you likely have a fair amount of buyers wanting to purchase your home. Make sure you go to the office with these buyers when they turn in their application and fill out the lease agreement. You want to hear what the park manager has to say and challenge what they are saying so the new buyer does not leave. With that said if an argument breaks out this will not look good either.

      We have had success by sincerely going to the park manager and letting them know that we will be moving the home out of the park in a few weeks if we cannot find a buyer that is approved. I encourage you to look around your local area and call every local park to find out what their “move-in incentive” are currently. A move-in incentive is a concession a mobile home park gives or pays you to move your mobile home into their park. Some mobile home parks will pay for the entire move and set up of your mobile home. You can then move your mobile home to this new park and resell it with more ease. Additionally it may be a nicer park so you can charge a bit more. With that said it is best if you do not move your home and that this threat to remove the home is taken seriously enough for the park manager to approve the next buyer. We have seen decent success with this strategy.

      I truly regret to hear about your situation. When this first happened to me I was in shock and disbelief that a park manager could be so blatantly greedy and selfish. If she did send you a buyer then perhaps that could be an exit strategy. If the buyer is willing to pay your price in cash then so be it. Either way you move forward I would definitely consult a real estate attorney. Some real estate attorneys offer one free hour consultations. Have your questions together to get all of them answered in this hour. In addition you should file a formal complaint with the state about this park manager’s actions. Yes I agree the fair housing Council would be a good place to turn to. This seems like a slow and arduous process. It would be best for you to sell the home and get out and continue moving forward with the complaint.

      If you truly wish to sell quickly you may also choose to lower the price even further and send to 2 to 4 buyers into the park to get approved all within a weeks time. I would hopefully think that one of these buyers would get approved.

      Please keep in touch and let me know how you proceed. If you have any follow-up questions or concerns never hesitate to reach out.

      Talk soon,
      John

  • navarro2174

    Reply Reply August 18, 2015

    I am buying a mobile home from a owner in texas. The owner is selling for 12k and we are leaving a down payment and will pay the rest with monthley payments. Can somebody please tell me what forms i need to fill out for purchase and the process. Any help will be greatly appreciated! Thankyou!

    • John Fedro

      Reply Reply August 19, 2015

      Hi Navarro2174,

      Thanks for commenting and reaching out. Congratulations on the home purchase! In order to transfer ownership from one party to another party in Texas you will need to fill out an SOL application and send in $55 to the state. I have made an article about the Texas title transfer process that can be found here. https://www.mobilehomeinvesting.net/texas-mobile-home-ownership-transfer/ at the bottom of the page please see the links that will take you to the SOL application and supported documents. Also notice block number 8 on the SOL application. This block is for the new lienholder which will be the seller. You will both sign this agreement and then have it sent to the state.

      Let me know if you have any follow-up questions or concerns. Again, congratulations on the home purchase.

      Talk soon,
      John

      • navarro2174

        Reply Reply August 20, 2015

        Thankyou John!
        i found one of the forms i was searching for. We are leaving a down payment and will be paying the rest montly is there any form i should have stating the amount agreed to pay montly and confirming the down payment?
        Also since the mobile home wont be paid off till 8 monthes from now will i still have to send the SOL application now? Or wait until its fully paid off?

  • Betty

    Reply Reply August 18, 2015

    Seriously great site John. Well done. This helps me a ton already selling my home. Betty

    • John Fedro

      Reply Reply August 19, 2015

      Hi Betty,

      I’m so glad to hear that you have already gained some value from this page. If you have any additional follow-up questions or concerns never hesitate to reach out. I’m always here to help.

      Talk soon,
      John

  • Steven Peirce

    Reply Reply August 23, 2015

    Great site John.Glad I found it.
    My wife and I own a 2001 Oakwood dbl-wide (1500+ Sq ft).It is in excellent condition,and are looking to sell in the next year or so.3 bdrm,2 bath,with utility room,pantry,and large walk in master bedroom closet.8t is located in a nice park in Suffolk,Va. I want to sell for $40,000-45,000,but I want to sell for all cash. IS MY ASKING PRICE REASONABLE ?

    • John Fedro

      Reply Reply August 24, 2015

      Hi Steven,

      Thank you so much for commenting for your kind words. I’m glad that you found this site as well and I hope it has provided you value thus far. I’m happy to say that I do have a small bit of experience investing in your local area. In your area there are buyers with credit and cash to pay these type of prices for an attractive and desirable mobile home.

      It also sounds like you’ve taken very good care of your home and that the home is quite spacious. Additionally, most buyers are looking for three bedrooms and two bathroom mobile homes, so yours is going to be quite desirable. Depending on the parking area that your home is located I do believe that asking $45,000 is a very good place to start for your mobile home.

      When you do aim to resell your mobile home make sure to advertise in as many mediums as possible. Make sure advertise online as well as off-line so that everyone thinking about buying a manufactured home will consider yours. Once you get some boots through the home you will quickly be able to determine how much money and bank financing your buyers have. You can then adjust your price accordingly from here. Keep in mind that tax time is most likely going to be a good time for you to sell as many buyers will have capital available to spend.

      I hope this helps him and gives you confidence to move forward in this direction. If you have any follow-up questions or concerns never hesitate to reach out any time. Always here to help.

      Talk soon,
      John

  • Chris

    Reply Reply August 24, 2015

    John, still waiting for any help you could give on my question from July 17th…

    • John Fedro

      Reply Reply August 24, 2015

      Hi Chris,

      Thank you so much for reaching back out and reminding me. It took me a bit but I found the original question I apologize about the lengthy delay. For some reason my website system did not alert me to your follow-up question. I just answered it and hope you will be receiving an email with it shortly. If not the answer should be posted here on this page. If you have any fault questions or concerns never hesitate to reach out to me here or personally at my email address which is support@mobilehomeivesting.net.

      Talk soon,
      John

  • Anonymous

    Reply Reply August 30, 2015

    I understand where you were going when with this information, however, suggesting that someone should never sell to a person who has had an eviction is simply a bad call. I personally went through an eviction a few years back due to a job loss. It was something that I was not prepared for, and I had to deal with it , start my life over from scratch, and work my way back up the totem pole. Fast forward to today, where I net an impressive six figure income and have a very accomplished real estate portfolio from being an investor/landlord myself, I am much more stable and have several security nest accounts. Sometimes it’s not always wise to rule people out based on their past.

    • John Fedro

      Reply Reply August 31, 2015

      Hi anonymous,

      Thank you for taking the time to comment and conveying your thoughts so clearly. You are correct. There are absolutely situations in which someone’s past will not dictate their future. In fact, nobody’s past dictates their future. It is only my experience that is jaded me a bit and made me put my foot down in some regards, perhaps to my own detriment, when it comes to investing. I certainly do not know the percentages however for every X number of potential tenants or tenant buyers with evictions are a few very low-risk buyers that will be excellent residents and excellent people. Moving forward I will make this clear in future videos. Thanks again for commenting.

      Talk soon,
      John

  • Kayce Howard

    Reply Reply August 30, 2015

    HI John!!

    I am PRAYING that you can assist me with a question. My family purchased a mobile home in 1999. We believed that it would have been paid off in 15 years; however, after the mortgage company was purchased my another company, we found out the interest rate and years were different that what we thought. The original paperwork has been misplaced and we are trying desperately to locate a copy of the originals. The home isn’t located in a park. Do you know where we could find the original paperwork that would show the cost, interest and years?? We contacted the mortgage company and they haven’t been of any help. If you can assist in any way, I’d greatly appreciate it!! Thanks so much!!

    • John Fedro

      Reply Reply August 31, 2015

      Hi Kayce,

      Thank you for reaching out concerning this issue. I regret to hear about the situation and the anxiety it is currently causing you and your family. This is not the first time I have heard of this and sadly it happens fairly often as mortgage companies and bulks of notes are bought and sold regularly. You mentioned that the mobile home is not located in a park. If this mobile home is attached to real land then there was a likely a note and mortgage recorded in your local public records showing the note and mortgage agreements. Is your mobile home attached to property/land you also own? Let me know the answer to this and I be happy to help further.

      Talk soon,
      John

      • Kayce Howard

        Reply Reply September 6, 2015

        Hi John!!

        thanks so much for replying. Yes, the mobile home is attached to land owned by my grandmother. We were originally instructed to contact the DMV but they had no clue what were were talking about. We just want to clarify that the interest rate that we’re being charged is what we agreed to. If you could help us, we’d greatly appreciate it!! 🙂 Thank you!!

  • Liz Miller

    Reply Reply August 31, 2015

    We are hoping to relocate soon and we owe roughly $3,000 on our MH. We are wondering if it would be better to just pay it off and then try and sell it? We live in TX and you said something in the paragraph “I own my mobile home free and clear” about having a title unless you live in TX. So what is the deal with that?

    I was hoping it would be about the same as selling a car, have a title, get the money, sign the title over. No? Please help, and Thank You.

    • John Fedro

      Reply Reply September 1, 2015

      Hi Liz,

      Thanks for commenting and reaching out concerning this question. First off, congratulations on the relocating and selling your home. I hope this relocation is a good thing. I am happy to say that in Texas the process is as simple as selling a mobile home with a traditional title. In 2003 Texas did away with traditional titles (similar to that of vehicles) and instead adopted the current “statement of ownership and locations”. This is an online system that keeps track of owners regardless if they have the physical SOL statement given to you once the home is paid in full.

      Concerning your question about paying off the home and then trying to sell it, I agree this is a good way to go. If you are able to pay off the home you will have adequate time for the state to reprint you a new statement of ownership and location before you resell your property. Here’s a previous article written that may help answer some questions and give you a bit more info. https://www.mobilehomeinvesting.net/texas-mobile-home-ownership-transfer/ I hope this all helps and makes sense. If you have any follow-up questions or concerns never hesitate to reach back out.

      Talk soon,
      John

      • Patti

        Reply Reply September 2, 2015

        Hoping you can give me some advice. We own a mobile home in a mobile home park. We have purchased a home so need to sell our mobile home. Our neighbors who also live in the park want to purchase it. Is there something in writing we should put together? We have agreed on a purchase price, but we have also said we will allow them to pay us when they receive their tax return in the spring which makes me a little nervous. Also, we plan to be out of our mobile home by 9/13/15. Can we tell them they need to transfer the title over to themselves the next day, or maybe even on 9/11? And one more thing … they want to do some work on the home (replace carpeting and some flooring) so won’t be moving in until they get that done, they mentioned “working something out with us” regarding the payment of the lot rent in October (which is due 10/5), we would not be responsible for any portion of the lot rent in October if they get the title transferred over to their name, would we? I am afraid this is going to damage our friendship, I am sort of feeling taken advantage of.

        • John Fedro

          Reply Reply September 5, 2015

          Hi Patti,

          Thank you so much for reaching out with this question and concern. Normally, I answer questions that are already where the seller or buyer has made a mistake and does not have too much control or leverage in the situation. I have only been investing for 13 years, there are other people that have been investing for much longer than me. With that said I have sold too many tenant buyers who make us payments for a number of years before they own the home free and clear. You own this home and have paid for with your hard-earned money and also taking care of the home. Out of the many dozens of well-meaning tenant-buyers I have worked with over the years, I can say with confidence that only one has paid money out of their tax returns as agreed to when we first signed papers. The “tax return payment” is a very common buyer method of making a seller feel confident that they will be paid come next April.

          I certainly do not know your friends/neighbors, but if you are not receiving at least half of the purchase price of the home up front DO NOT DO THIS DEAL. Your home sounds very desirable and they are likely buyers that would be very happy to pay you at least a few thousand dollars to move in your home and pay you monthly payments until they have reached the agreed-upon price. I would much rather you have the home vacant and have somebody in their that is not paying. I assume that you already know this, however I feel obligated to make sure I tell you. Because these are friends we often extend more of ourselves and allow us to get walked on by those closest to us. In all reality you have paid your hard-earned money for this home and it is a great home. You should get money and value when you resell it. If your neighbors do not have the cash currently to buy a home and they should not be buying it. Perhaps if they have credit inking it alone then they can pay you and by the home. With that said there are likely buyers around you that you have money.

          To answer your first question, yes you should have an agreement in place. A promissory note with a lien on the mobile home will be a great start.

          Concerning the repairs: the repairs may or may not be needed. If most people will walk into your mobile home and have a pleasant feeling then do not feel obligated to replace carpet or make any other alterations.

          Again, with all my experience it is much better to have a vacant mobile home for one or two months and have somebody in it that is a headache or not paying you. I would encourage you to market the home with sites such as Craigslist.com, sellfastbyowner.com, your local small community newspaper, and even small yard signs within 5 miles of the home advertising it for sale with your contact information in the price.

          I hope this all helps and makes sense. If you have any follow-up questions or concerns never hesitate to reach back out anytime day or night. Always here to help.

          Talk soon,
          John

  • Tanya

    Reply Reply September 3, 2015

    I have a 2009 general coach Brooklyn model. It’s 16×45 3 bedroom 1.5 bathroom with full kitchen propane and hot water on demand. I have it at Sherkston shore in Ontario. I have had it up for sale but the park doesn’t do much to help you sell it as they are moving brand new ones for more revenu. I’m trying to look at other options to selling out of the park and maybe even in the states

    Any pointers would be helpful

    Thanks

    • John Fedro

      Reply Reply September 5, 2015

      Hi Tanya,

      Thank you for reaching out concerning this issue. I regret to hear that you are having trouble to sell your three-bedroom home. This home certainly does not sound like the biggest I have ever seen however the three bedrooms is definitely what most people are looking for. It is true that some mobile home parks will not do anything to help you sell your mobile home, a very few number of parks and park managers will actually hurt your chances of selling your home in their park. With that said price cures most worries. I will explain below…

      You must make sure that you are advertising your home properly to every buyer that could potentially want the home. This includes traditional buyers, out-of-state buyers, other mobile home parks, mobile home brokers, etc. You will advertise online at craigslist.com, by placing small signs within 5 km of your mobile home for sale advertising the property, the sales price, and how to reach you. Also in a small local community newspaper would be a wise decision as well. In addition to placing these ads you will also wish to reach out to nearby parks and local dealers. You’ll find this information online or by searching through your local phone directory. Ask these parks and dealers if they buy used single wide mobile homes, and go from there.

      Next, the price and or terms you are selling the mobile home for have to be attractive to some percentage of the buying demographic. If you are asking too high of a price or not able to compete with the mobile home park you will probably have to lower your asking price on the mobile home. If a buyer feels like they are getting a good deal and he will act quickly to close and purchase your home as is.

      I hope this all helps and makes sense importing you in a direction to move forward. If you have any follow-up questions or concerns never hesitate to reach out any time. Always here to help.

      Talk soon,
      John

  • Kim

    Reply Reply September 18, 2015

    Hello,
    I was wondering how do you decide how much the trailer is worth to sell it. We are moving and need to sale our trailer that we own. The trailer will have too be pulled away.

    • John Fedro

      Reply Reply September 20, 2015

      Hi Kim,

      Thank you for commenting and reaching out concerning this issue. The answer varies if I am talking to somebody who wants to buy a mobile home to live in it, OR if I’m talking to a mobile home investor that wishes to purchase the mobile home to then resell it, OR if I’m talking to a mobile home seller aiming to resell their property. The fact that your trailer needs to be pulled away after somebody buys it will eliminate a good percentage of the buyers interested in purchasing your mobile home. I say this because most buyers will want to be able to move into a mobile home as soon as they close. Depending on the time you have in order to sell it you will have to make this mobile home very attractive with regards to the price resell it for. Because it will be moved after it is sold I suggest you do not aim to collect payments from this buyer, but instead focus on an all-cash sale. Make sure you have as much marketing around town as possible. Make sure to advertise your mobile home for sale on Craigslist, in local newspapers, and even with yard signs around town advertising your home for sale in your phone number. Remember that price cures most worries. So if you are not receiving many calls aim to lower your price if needed. Depending on the age of the home you may want to call local mobile home brokers, dealers, and even mobile home parks to see if they will buy your mobile home and move it onto their land. I hope these suggestions have been helpful and makes sense. If you have any follow-up questions or concerns never hesitate to write back any time. Always here to help.

      Talk soon,
      John

  • Anon seller

    Reply Reply September 19, 2015

    Hi John,

    Thanks for providing this resource. We are leaving our mobile in CA, to move on to better things, we have worked something out with a neighbor to purchase our home and are in process of moving already. I made the mistake of speaking to the manager, I was merely being polite and saying goodbye, but it turned into threats of a lien and talk of illegality of the sale. To give you some context, I honestly feel like a fool and should have known better than to speak with the manager, the years of hearing her screaming and yelling at people twice her age should have taught me, but ive always strived to see the good in people. We’ve been suspicious of the ownership/management for the past 6 or 7 years, and in recent years have learned of numerous situations in our park where things have been handled poorly, no poorly is not a strong enough a word, they’ve turned the park into a sort of slum. For years my wife and I jokingly theorized about why management had so many new cars, and could afford to turn their own home into a micro mansion, what we learned as we became friends with new neighbors and spoke with old is that the park was making FSBO difficult, imposing a specific realtor on tenants, and otherwise forcing people into leaving their homes to the park and walking away with little to nothing, then turning around selling/renting to illegal aliens for upto 300% of market(that we know of), with a massive profit for themselves, so we decided to keep it to ourselves until things were squared away, besides that the manager rarely appears from her ivory tower. We live in the desert, and have soaring temps in the Summer, so among the worst of the things we’ve directly seen was them converting half of the old managers place into an office, then renting the other half to a friend of ours, her AC unit immediately “broke”, they refuse to fix it and won’t allow her to have it fixed(she’s paying them a flat rent no utilities) what actually happened was they pulled the fuses, we have a great AC guy in the park, you know the rare type, honest, skilled, and trustworthy, I tried to convince him to look at it & pretend to not know any more than that he was helping the lady, but when I outlined the situation he got scared and refused to get involved for fear of retribution from the management. The horror stories have become more and more common, a decade ago we met with city hall about the same sort of issues in the park, there was a slap on the wrist, a change of management and promises of a bright future, but it’s clear that this goes beyond management to the owner who is seen maybe once every few years.

    What I’d like to know is whether they have any legal grounds to interfere with our sale? Secondly, any recommendations on how to report them to the authorities without hurting our neighbors? Setting aside the issues with many of our neighbors being in the country illegally(I have mixed feelings on the subject which I won’t discuss here), I want to know if there’s anything I can do without “turning them in” because at this point that’s the only thing holding me back from reporting the management(they surely realize this), and the threat of reporting management may be the only card I have to play in their stupid game? I have to be honest I’m a little bit scared of posting here, and worry that they might be reading this, but I refuse to let them hold anything over my head any longer.

    Thank you very much.

    • John Fedro

      Reply Reply September 20, 2015

      Hi Anon Seller,

      Thank you for reaching out with this issue. I very much regret to hear about the condition and situation you and your neighbors are living in. This mobile home park sounds like it would be otherwise a friendly and great neighborhood to be and if it wasn’t for this park manager creating problems where there are none. I am happy to say that this is the vast minority of parks. Most park managers and park owners want their communities to be thriving in happy places to live. With that said I certainly have seen my fair share of greedy, small minded, racist, irrational park managers and owners.

      Concerning your questions I would be happy to give my advice and point you in the direction I feel is most appropriate. With that said please feel free to seek legal counsel from a real estate attorney. I would encourage you to seek an attorney that gives one hour free consultation, this way you can get your questions answered during this free hour.

      The mobile home park likely made you sign a rules and covenants of the park agreement at the time you moved in. In this agreement it may say that the park has some rights to control what the inside and outside of your mobile home looks like prior to it being resold. However this is not common and should absolutely be written in the agreement that you and the park have signed. Would you are describing does not sound legal, fair, or even slightly ethical. This park management does sound like it is trying to extort people and has very little fear of any repercussions. I absolutely encourage you to report these folks to the authorities. Please see the following link from the California Department of housing authority http://www.hcd.ca.gov/codes/occupational-licensing/filecomplaint.html. I would aim to file a complaint and follow up on it regularly.

      I admire your persistence and not allowing yourself to become the victim. Please keep us in the loop moving forward. If you have any specific or general questions moving forward don’t ever hesitate to reach back out.

      Talk soon,
      John

  • Millie

    Reply Reply October 3, 2015

    Dear John,
    I am selling my mobile I own to a cash buyer. I don’t own land, it is in mobile park. Buyers have filled out papers and waiting on approval. My decals for taxes are paid thru December 2016. My question is do I have to pay taxes on my sell? Someone told me I had to pay 6% of what I sold it for. I live in FL and we don’t pay State tax. Any enlightenment on this would be appreciate. Thank You.

    • John Fedro

      Reply Reply October 6, 2015

      Hi Millie,

      Thanks so much for reaching out concerning this issue. When the mobile home is transferred from your ownership to the new buyers ownership the buyer will be responsible for all transfer taxes and associated fees. If you have made any profit on this property then you may have some tax burden with regards to short-term or long-term capital gains taxes. However this is between you, your tax person, and the IRS. With all that said you do not have to worry about paying any sales tax 6% or otherwise. I hope this helps and makes sense. If you have any questions or follow-up concerns never hesitate to reach back out. Always here to help.

      Talk soon,
      John

  • REGINA PICKETT

    Reply Reply October 8, 2015

    I AM HAVING PROBLEMS WITH YOUR SITE TAKING MY PASSWORD AND USER NAME. I WANT TO SELL MY HOME AND CSN NOT GET THROUGH THIS. CAN YOU HELP?? REGINA PICKETT. phillguy22@yahoo.com

    • John Fedro

      Reply Reply October 9, 2015

      Hi Regina,

      Thanks for commenting and reaching out concerning this issue. I apologize about the technical difficulties you’re having. Please email me over a detailed description about your home for sale. Make sure to include the number of bedrooms and bathrooms, the best way for buyers to get a hold of you, and the asking price. Also please be sure to let me know what city and state this property is located in. Additionally, if you can send over some pictures you would like me to include in the listing I will certainly add those as well. Hope this helps.

      Talk soon,
      John
      support@mobilehomeinvesting.net

  • norma myers

    Reply Reply October 15, 2015

    Need to sell 16×80 single wide $1000 and take over payments. Have checked with mortgage company and if qualified, buyer can finance it. Needs a inside A/C unit. Have 3 window units at present. Balance of mortgage is approx 22,000. Was refinanced at one point to lower payments. I may have to enter a nursing home. Is this a fair deal?

    Norma Myers

    • John Fedro

      Reply Reply October 21, 2015

      Hi Norma,

      Thank you for reaching out concerning your question. Depending on your area in the condition of the mobile home, a price of $22k may be very reasonable for this mobile home. In order to sell this mobile home you will need to find a buyer that (A) loves the mobile home and wants to purchase a, and (B) is bank financeable at the mortgage company you used to acquire your loan in the first place. With this said you’re going to face the same challenges as every other mobile home seller in your market. In short you will be competing with all the local sellers in your market. Please understand that in most areas around the country there are many more mobile home sellers looking for an “all-cash” type of sale, and there are only a few active buyers with “all-cash” or that are bank financeable. It is for this reason it is important to make your home as attractive as possible, both in price and physical attractiveness.

      My first piece of advice would be to make sure that your home is priced very competitively. Aim to be 10% to 20% below your competitions price. In addition make sure your home is more attractive than the competitions. Next, make sure to advertise your mobile home for sale and every possible medium you can. Make sure you are advertising your home for sale online at sites such as Craigslist.com, sellfastbyowner.com,and mhvilliage.com. Your mobile home should also be for sale in the small local community newspaper in your area.

      I hope this helps and points you in the right direction. After you have had 10 people or couples walk through the mobile home, make sure to always ask everybody what they are thinking and if they would like to make you an offer. Make sure to listen to what type of money or credit buyers have to move forward owning your property. Keep in touch.

      Talk soon,
      John

  • Stacey

    Reply Reply October 16, 2015

    I;,m very new to this as a whole. My question is if you have a 1996 Weston fleetwood single wide with a payoff of 11,000 and need to trade in for a larger home, due to circumstance, what can we do? The home we have looked at is a double wide for 58,500. There is two banks that the dealer has asked loans from, one of the banks offered us 62,000, and we are still waiting for a response for the second bank. If we do nor receive a better deal. What are we looking at, as of the down payment. I do understand that the lien has to be paid off before the sell. So, would the worth of the present mobile home go towards the lien, and if its not enough to payoff the lien, would it count as a down payment towards the new mobile home?

    • John Fedro

      Reply Reply October 21, 2015

      Hi Stacy,

      Thank you so much for reaching out concerning these issues. Please see my thoughts below in bold.

      I;,m very new to this as a whole. My question is if you have a 1996 Weston fleetwood single wide with a payoff of 11,000 and need to trade in for a larger home, due to circumstance, what can we do? This sounds like a very reasonable price for many 1996 fleetwoods.. depending on size and condition of course. The home we have looked at is a double wide for 58,500. There is two banks that the dealer has asked loans from, one of the banks offered us 62,000, and we are still waiting for a response for the second bank. Congratulations on being bank financable. If we do nor receive a better deal. What are we looking at, as of the down payment. This depends on the bank lending program offered by the bank. Some loans are 5% down and others are 25% or more. If you were approved for $58k then I will assume it is a normal 10%-15% down payment needed, however I could be wrong here. Your lender will alert you for sure. I do understand that the lien has to be paid off before the sell. So, would the worth of the present mobile home go towards the lien, and if its not enough to payoff the lien, would it count as a down payment towards the new mobile home? If I am understanding the question correctly then… not likely. If you can not pay off the current loan this will likely need to be paid in full before the title will be released to the new owner of the $11k home. I hope this all helps and makes sense. If you have any follow-up questions or concerns never hesitate to reach out anytime. Always here to help.

      Talk soon,
      John

  • Marion Dunbar

    Reply Reply October 21, 2015

    We own our mobile home. We are considering selling it to one of our children with owner financing. They own their own land and will have the mobile home moved to their land at their own expense. They cannot get financing due to a bankruptcy without 35% down. We are not sure how to protect ourselves without ending up having a massive tax bill. Someone suggested Deed in his land to us and then selling mobilehome and land together listing us as line holders, but my husband is worried that we are going to be hit with a large tax bill. We understand that we need to be protected in case of loan default. Can we sell to him with a language that he can not sell the land without paying off the mobilehome first? We are just looking for all the options and what is best.

    • John Fedro

      Reply Reply October 21, 2015

      Hi Marion,

      Thank you for reaching out concerning this issue. Each state varies a bit so if you want to let me know what state you are in I would be happy to give you more specific information if I can. With regards to your question, “can we sell to him with a language that he cannot sell the land without paying off the mobile home first?; Yes, absolutely. This verbiage will be in the mortgage or deed of trust when you sell the mobile home. This way if the land ownership is transferred you may be able to call the loan do and demand all your money be paid ASAP. You will most likely have follow-up questions and concerns after reading this. Please feel free to email over any questions and concerns you have moving forward. I am certainly no attorney however I would be happy to help wherever I can. Keep in touch.

      Talk soon,
      John

  • Tim Welch

    Reply Reply October 28, 2015

    My wife and I both have doublewide mobile homes from before we got married. Mine is a 2005 model which I still owe money on and hers is a 1980’s model which she owns free and clear. our homes are in different parks. We have found a house which we love but the problem is trying to sell mine while I still owe on it. I am afraid I won’t get enough to pay off what I owe on mine and don’t even know where to start on how to sell mine or hers or if it is even worth trying to sell hers and instead just sell it for scrap. My wife’s home being free and clear isn’t a problem but it needs a lot of work, floor repair, window frames and other general maintenance. Mine is in good shape and I put in a brick paver patio in the back so all it would need is some good general cleaning and a little maintenance to make it shine. what would you suggest we do? We had found a house before that we both loved and got prequalified but when we started to inquire about selling my house the response we got to including our park management looking at us like we were crazy when we told her how much we would like for it totally discouraged us and we gave up. any help or suggestions are greatly appreciated.

    • John Fedro

      Reply Reply October 28, 2015

      Hi Tim,

      Thanks so much for reaching out with your concerns. I would certainly be happy to help give you some clarity. First things first, congratulations on finding a home that you both love.

      Let’s talk about your wife’s home first. This home is free and clear and you should aim to resell it for as much as you can get in the local market. We are going into the winter months so there will be even fewer buyers than there are normally in the market. With this said you may indeed have to sell it for free in order to get a quick sale and stop paying lot rent every single month. With that said, you should certainly start out trying to ask for $1500 or so. Aim to get 10 potential buyers walking through the homes to get their opinions of prices and conditions. If any of them wanted and make you a good offer you would be wise to consider it.

      Concerning your home this will vary depending on how much you owe in the local market. If the park manager gave you a funny look concerning the amount you are asking for the home, then they may likely be correct that you are offering too much. With that said you are offering too much “all-cash”. If you decide to sell the home for a down payment and monthly payments, then you could potentially collect a considerable amount more than an all-cash sale. Plus you have many more buyers to choose from. However, the title will have to stay in your name until it is paid off. The park would have to be okay with this. We won’t go into too much detail on this comment however they would be a good bit more to discuss if you wanted to sell your home via monthly payments. Exception: If you are able to collect a down payment from your tenant buyer in the amount of your pay off, you could pay off the note and transfer title to the buyer while you remain as lienholder on the title.

      I hope that this is all helped and made sense. There certainly a lot of questions and variables moving forward. If you have any questions or follow-up concerns never hesitate to reach out. I hope that this answer has given you a direction to move forward in.

      Talk soon,
      John

  • Coleen

    Reply Reply November 2, 2015

    Hi John,
    My mom lives in a MH in Florida and is being evicted because of a long standing law suit the owner has brought against the association (long story, look up naples estates mobile home suit online (http://www.naplesnews.com/news/local/residents-hear-court-appeal-to-buy-naples-estates-mobile-home-park-ep-1071606806-338731451.html).
    She is elderly, no longer able to care for herself and needs to move but can’t sell her home because of the stigma of the law suit.
    Can she deed her home back to the park? She doesn’t own the land, but she owns the home outright.

    • John Fedro

      Reply Reply November 3, 2015

      Hi Coleen,

      Thank you so much for reaching out and commenting. I regret to hear about you and your mother’s situation in this mobile home community. Thank you for bringing this to my attention and sending over the link. This is unfortunately all too common nowadays as the “highest and best use of land” is typically not an underperforming mobile home park.

      With regards to your question, yes, in most cases she can absolutely sign her title over to the park for any price she wishes. The real question is if the park will accept the home and sign as purchaser. Again, I so regret to hear about the situation and that you are having trouble selling due to something that is beyond your control. I hope this helps and makes sense. If you have any follow-up questions or concerns never hesitate to reach back. Keep in touch.

      Talk soon,
      John

  • Matt B.

    Reply Reply November 6, 2015

    Hi John,

    I’m in a bit of a quandary and I could use a little help. I own my Mobile Home and will be moving to an apartment shortly (the end of this month) – I’m seriously considering just signing over the title of the home to my landlord (for no money – I just need to get out), but he’s telling me that before any sale can be made, the home needs to be up to code (new skirting- new oil tank – shed removed). I simply DON’T have the money to do all this AND pay rent at my new apartment. What can I do?

    • John Fedro

      Reply Reply November 9, 2015

      Hi Matt,

      thank you for reaching out concerning these issues. I regret to hear about the situation that your landlord is making these demands of you. Is the landlord the one that sold the home to you? Or did you purchase the home from a private seller that is since long gone? Obviously, if your purchased from the park/landlord then any code violations were likely pre-existing issues when you purchased the mobile home. With that said, the landlord does not have to accept the title from you willingly if they do not wish to. Most landlords do not want to go through an eviction process or repossession to take the title back if needed… I say this to you because it would be my suggestion that you sincerely and very transparently tell the landlord that you simply do not have the money to pay lot rent and make the needed updates. You do not want the home to go through repossession and if they are willing you’d like to sign it back over to them as is. If they do not wish to have it signed over then they will foolishly be spending money to repossess a home that they could’ve otherwise simply taken back for free.

      In short with regards to giving the home away for free to the park or landlord, they can demand these upgrades from you before they purchase. Keep in mind that it is not law that you make these upgrades, it is simply the landlord demanding that you make these upgrades so that they do not have to come out of pocket themselves. Since the park can decide to accept your home or not, I would not stop advertising the home for sale, or even for a free price in the local newspaper, yard signs hung around town with your phone number, and online sites listing your home for sale.

      I hope this all helps and at least point you in the right direction. If you have any follow-up questions or concerns never hesitate to reach out anytime. Always here to help. Keep in touch

      Talk soon,
      John

  • Maria

    Reply Reply November 14, 2015

    I am a realtor and am trying to sell a manufactured home in a 55+ community co-op in Florida. I am unfamiliar with the process & wanted to ask your advice. Normally I would have all purchase offers on a purchase contract. would you mind going through the steps and what kind of documents I need and when they are executed. From my research so far I’m gathering there is no written contract when a buyer makes an offer but just a verbal agreement. Next step is to complete Resident Application & get approved by park manager. I was told the management office has a proprietary lease. Is this how title is transferred? Where does closing normally take place. This is a co-op with a monthly HOA fee but no lot rent. Also it is a 1976 model so do I need the lead based paint disclosure like in a real estate transaction?

    • John Fedro

      Reply Reply November 16, 2015

      Hi Maria,

      Thanks for reaching out with regards to your concerns. Good for you for helping the seller and expanding your knowledge base for working with mobile homes inside co-op style mobile home communities. I will aim to answer questions to the best of my abilities. If I miss something or do not answer something fully please don’t hesitate to comment back and let me know.

      You can absolutely have a purchase and sale agreement signed between buyer and seller. This purchase and sale agreement will be a meeting of the minds and although there is not much way to cloud the title to prevent a seller from going around you or a buyer from pulling out of the deal, it is still wise to have filled out due to the fact you are facilitating this transaction and our real estate professional. I would absolutely include a lead-based paint disclosure when you sell this property. In Florida the closing procedure will vary slightly depending from park to park. Most of the times a resident will not receive a deed for the land their home sits on, however they will receive a certificate or agreement for a share of the land the park owns.

      With all this said the closing can absolutely take place at the park office or subject property. You will want to confirm the paperwork needed at the park office post closing. These communities will often mandate that a title of the mobile home copy, with the new owner’s name on title as owner, will need to be shown to the park office after closing. The park manager can also let you know when the capital is due for the portion of the land ownership. Again, sometimes this is paid directly to the community and other times is paid to the seller themselves. Again, the park director or park manager will give you the community’s specific instructions to be followed before and after closing. I hope this makes sense and points you in the right direction. If you have any follow-up questions or concerns never hesitate to reach back out anytime. Always here to help.

      Talk soon,
      John

  • Tiffany

    Reply Reply November 23, 2015

    Hello John,

    I am hoping you will be able to provide me with suggestions for my current situation. Our 2014 single wide mobile home sits on family property and unfortunately it has to be moved. We want to sell our new mobile home but another issue is that because it is new we still owe @$46,000. We have thought of having the mobile home moved onto a small piece of land and selling it as a land/home combo to try and pay off the mortgage company but this will cost a decent chunk of money to get it moved and set up. Do you have any suggestions on how to get out from underneath this mobile home?? Also, I have tried to locate many mobile home moving services to get estimates and the 5+ that I have called either haven’t returned my phone calls or haven’t answered at all. We live near Victoria, Texas if you have any suggestions. Thank you so much for all the information that I have already learned from your websites 🙂

    • John Fedro

      Reply Reply November 23, 2015

      Hi Tiffany,

      Thanks so much for reaching out with regards to your questions. I would be happy to help point you in any direction I can moving forward. Your 2014 mobile home no doubt is gorgeous. I hope it is a three bedroom as these typically sell the quickest.

      First, let me answer the question about the mobile home movers. I do not personally know any movers in your area however it does not surprise me that they are flaky and do not call you back. With that said I would highly encourage you to stop by a number of local mobile home communities (or call them on the phone) to get references of mobile home movers and transport companies they have used in the past.

      Because you have a 2014 model mobile home you should be aiming to resell this home to a bank financed seller. I am unsure of the retail value of your mobile home however you will obviously want to reduce this amount in order to make it attractive for your future buyer. It may be wise to contact local manufactured home dealers to let them know you have a newer model mobile home for sale. If the price is good some dealers may be interested in the home, however a $46,000 price tag may or may not be a win-win deal for most dealers.

      With all this said I do agree that moving the mobile home to a parcel of land would be a way to increase value and demand for the property. Additionally, you could pick which hi-demand area locally you would want the mobile home to be placed. What is your budget for purchasing a small parcel of land nearby? What is your timeline that your current single wide mobile home has to be moved from the family property?

      I hope these answers make sense and give you some clarity moving forward. Please answer the questions above and I’d be happy to give you any further assistance I can. If you have any questions or concerns moving forward never hesitate to reach out anytime. Keep in touch.

      Talk soon,
      John

  • Bonnie

    Reply Reply November 24, 2015

    Jon, I have a question. I live in a MH park in Southern Calif. It is a resident owned park. Due to financial problems the board has put the park up for sale. The park has 126 spaces. They are using a appraisal from 2014 as a selling price for the park which is 37 million dollars. They did not go on the open market with this property. I am concerned that this may go into bankruptcy before it is sold.
    What happens to the residents if this happens?

  • Brenda

    Reply Reply December 4, 2015

    Hi.
    I saw these first sentences: “This page concerns mobile homes inside private parks [on rented land]. If you are selling a mobile home attached to private land please click this sentence (coming soon).” This is exactly what I need. Is the other page still in process? I would love to see it.
    Thanks

    • John Fedro

      Reply Reply December 8, 2015

      Hi Brenda,

      Thank you so much for reaching out concerning this issue. Additionally, thanks for pointing out the fact this link goes nowhere. We are wrapping up this article and page now and by the end of the week we look forward to publishing it life. After this happens please check through the page and let me know what is missing or what you think would help you out to know in further detail. If you have any questions or concerns never hesitate to reach out to me anytime. Keep in touch.

      Talk soon,
      John

  • chyanne dobbyn

    Reply Reply December 16, 2015

    hi my name is chyanne dobbyn on behalf of my father Edward dobbyn we want to sell our trailer because of the situation we are in we can no longer afford it it is a double wide with 3 bedrooms all have walk in closets 2 baths it is a beautiful trailer not in the best condition though has a bran new hot watter heater cost about 59$ ( im estimating) the stove runs on gas so does washer and dryer I believe but it will be a beautiful home when fixed up needs new dry wall and carpet the people who owned it befor us we payed 12 thousand for it we are asking 85oo for it please contact me at 1735 306 5793

    • John Fedro

      Reply Reply December 18, 2015

      Hi Chyanne,

      Thank you for reaching out and commenting with regards to your home for sale. I regret to hear about the situation that has brought you and your father to the point where the home must be sold however if there is anything I can do to help facilitate the sale or provide you with any clarity never hesitate to reach out. When you get a free moment please advertise the property along with a description and pictures at this link. http://www.sellfastbyowner.com/about-us/ Once this is submitted I will take a look and send it over to any local investors in and around your area. Let me know if you have any questions or concerns. Keep in touch.

      Talk soon,
      John

  • Cesar c.

    Reply Reply December 20, 2015

    I am so glad and great fun I found this page. I am nervous to ask but hopeful that there might be a solution to this problem my family is in. Help!!! My grandpa about 13 years ago bought a mobile home for 500 dollars. He saw two big trucks hauling a house down the freeway and ask where they were heading… They told him the dump. He ask if he could have it they said yes. He went to a local park and manager there immediately agreed to let my grandpa park the home there… There was no paperwork no title no nothing exchanged just 500 cash. Now 13 years later park where mobile home sits is asking for documentation. They are asking for paperwork we never had…and telling my grandpa he will be asked to leave if he can’t produce any of it..they gave him 3 months… They even said pay us ( the park) no money for rent for three months leave the home here at park and leave…. It’s not fair. Anything u can tell me or informmation u would give to me to help clear this would be greatly appreciated… Happy holidays and thanks again

    • John Fedro

      Reply Reply December 21, 2015

      Hi Caesar,

      Thanks for reaching out and commenting with regards to your questions. First off, I regret the situation that your grandfather and your family is currently in. This was 13 years ago so your grandfather did get a lot of years out of the home before the park asked for this info. In reality the park should’ve obtain this information years ago. Perhaps the park recently went through new management and this is the reason why documentation is now needed.

      Here is a recent article and video I made concerning some title questions and possible solutions for you moving forward. https://www.mobilehomeinvesting.net/lost-mobile-home-titles-and-other-common-title-issues/

      With this said the mobile home certainly does have a vehicle identification number, title number, serial number, and manufactures date of origin. The trouble you are having is locating this information and having a new title created that will have your grandfather’s name as owner of the mobile home. The problem is tracking down the owner and working with the local park to help you obtain a new title with the path of least resistance. Please keep in mind that after this park takes your grandfather’s home they will do the work to obtain a clear title for themselves, or perhaps those simply remove the home and replace it with a much newer model.

      Additionally, if the title is able to be placed into your father’s name you will have to be aware that taxes may be behind for the last 13 years. These back to taxes and possible fees will have to be paid before the title can be placed in your grandfather’s name. I hope all this information helps and at least point you in the right direction. Additionally, it will be wise to call your state and ask them if there is any information they can give you on the home. In most manufactured homes you’ll find a “data plate” that will tell you much of the pertinent information on the home and where it was made and the serial numbers. This is information you can provide to the state so they can hopefully give you more information about the home and title information. Keep in touch if you have any follow-up questions or concerns never hesitate to reach out anytime. Always here to help.

      Talk soon,
      John

  • Nikki Sierra

    Reply Reply December 22, 2015

    I have the Title to my mobile home in my name I’m pretty sure that means legally it’s mine? I am having disagreements w my landlord/family I have lived on this land for 7+ years I started paying rent in an old beat up mobile home. He put an almost new mobile home on the land in 2011and I started paying “mortgage” to him.I since then had 2 children with his blessing and assurance not to worry about money.Now I did not take this as I need not pay anymore but have been enjoying being a stay at home mother while the father pays the bills.We became behind on the payments about 6 months maybe more.Now quite abruptly he wants the money and has been causing alot of stress.Now when I pay the land tax and when the land tax bill comes it is in my name Do I own the land as well? We want to move it’s very cramped for a 5 person family.What are my rights? I’m fairly young and do not want to b taken advantage of.I feel I have not done anything to warrant his nasty attitude towards me and my husband and frankly just want out but know that this has been my whole lifes investment and should leave with some sort of asset.I’m wondering do I own this and he thinks I don’t know ? He’s a very smart man can’t believe he would put everything in my name without some sort of insurance on his part.Also say I don’t own the land just the home what r my rights there? He’s threatening US even as we pay the usual×2 to try and catch up please help sorry so long and detailed Tucson AZ

    • John Fedro

      Reply Reply December 23, 2015

      Hi Nikki,

      Thanks for reaching out and commenting with regards to your questions and concerns. First off, I regret to hear that your landlord/family seems to be completely changing their attitude and now is demanding full payment from you. You certainly have an interesting situation on your hands. Although the mobile home does have an official “title” you may seem to also be listed on the actual land description as well. I would like you to hear it directly from the state as to what real property and personal property you do and do not own. 888-431-1311 or 602-255-0072 You are holding the title so that typically does mean that there is no lien on the home however I agree that the seller probably would not have sold the home to you without some sort of collateral in case you default on payments. Do you have anything in writing with the landlord giving you this grace period to not pay? Please call the state at these numbers and describe your exact situation. Find out if you are the owner and if there are any liens associated with the properties. From this point you absolutely have the right to resell the home to a buyer for a price greater than what you owe. With that said if you are not the owner you may have to pursue legal action to fight for the equitable interest you have currently in the property are living in. Moving forward you will likely have a number of follow-up questions and concerns. Feel free to write back anytime with any questions you may have. Keep in touch.

      Talk soon,
      John

  • Nikki Sierra

    Reply Reply December 23, 2015

    Thank you so much for your time. I’m happy to have stumbled apon you and your generous knowledge during such a stressful time.I will call the numbers.Meantime small update I have a document that reads warranty deed and it’s for the land so I’m very discouraged because I looked up the meaning and am not 100% but am worried that what I read pertains to me and is true.I have the Title to my mobile home in my name only my name I get a prop. tax bill in my name but looked up the deed on the pima county assessors website and it’s seems “I say seems because theres alot if lingo I have no clue of the meaning” to say warranty deed and my name again I will call your numbers to be 100% accurate.I read that even though I own the home since I still owe on the land I cannot sell the home and basically since I am behind I can b kicked out and b left with nothing.I did sign an agreement which I read and nothing sounds to be in my favor I am in breech of contract and says 10 days notice to vacate if he chooses too.It has not gotten to that yet.Also no I did not get his statement in writing actually Im an idiot because I dont even get a reciept when I pay not for the whole entire time I’ve been paying I know I know bad.This man has been a father figure my whole life so I had no reason to ever believe I would have to lawyer up things have changed significantly since the suprise birth very late in life of his one n only child now I’m chopped liver all of his estate was to go to me not any more anyway thank you for your ear time and effort.I feel I need a little more advice on my rights so that if or when he starts to threaten and demand I can be cofident in what I know I contacted a lawyer for a consultation who deals w this kind of thing.I am sure to need more of your guidance Thx again have a Happy Holiday.NIKKI ANN

  • Dovie Cabral

    Reply Reply January 5, 2016

    I have a all cash buyer for my mobilehome. Does she have to get the approval from management if there is no homeowners association? I am being evicted but im fighting it but at the same time i want to move out of here as well. The manager and i do not get along so what if he denies her? We have no homeowners association so cant i just sell it to her without his approval?

    • John Fedro

      Reply Reply January 5, 2016

      Hi Dovie,

      Thank you for reaching out with regards to your concerns. I regret that you are in the situation in dealing with these headaches. The park manager does likely need to approve your buyer before they may move into the home. You may sell your home to somebody that wishes to remove the home from the park, this way your buyer does not need to get approved to live there. I hope this helps and answers your question. If you have any follow-up questions or concerns never hesitate to reach out anytime.

      All the best,
      John

  • Jewell Howard

    Reply Reply January 8, 2016

    Hi. I have a 42 pot mobile home park in alabama that I want to sale. Cn you help me?

    • John Fedro

      Reply Reply January 9, 2016

      Hi Jewell,

      Thank you so much for commenting and reaching out concerning your mobile home park for sale in Alabama. I am absolutely very interested to hear more and will absolutely be happy to give any help I possibly can. Please reach out and contact me with more information about your community, rent roll, sales brochure etc. to support@mobilehomeinvesting.net. Thank you again for reaching out and taking the time to comment with regards to your park for sale. Looking forward to getting to know you and your park a bit more. Keep in touch and have a great weekend.

      Talk soon,
      John

  • Amy

    Reply Reply January 8, 2016

    I have lived in my mobile home community for 14 years. We have never had a lease so to speak. They said we were offered a yearly lease but declined for a month to month lease. We follow all the rules here. But now we have a new manager. He’s not so bad as managers go I guess. but he keeps coming up with new rules that were never in the lease and I never signed anything saying that I agree to these new changes.
    My husband and myself have a 1999 mobile home. We owe $3,200 on it still, So we are almost done paying for it. We would like to sell it and get a smaller place. It’s just the 2 of us now that the kids have all grown up and started their own families.
    My question is… I it legal for the mobile home park to all of the sudden make a new rule that was never in our lease? I’m going to type it out verbatim to you.

    “NOTICE HOME BUYERS & MOVERS”

    Pursuant to the Parks lease with Tenants, the Park maintains a right of first refusal for the purchase of any home located in the Park. If you are trying to sell your home and receive an offer on it. You must immediately notify park management and provide us with a copy of the the offer. You are put on notice of this contractual right and obligation. Any attempt to circumvent such contract will be pursued against you which may include Tortuous interference with a Contractual Relationship Intentional Inducement of Breach of Contract”

    Call Manager Bill Wolf @ 517-568-4368 or visit the office Lot # 102 if you would like any further information or have questions regarding the steps to sell your mobile home.

    I have never signed a contract with this mobile home park on this subject, nor would I have.

    What I’m wondering is if it is legal for him to do this? He is not the owner of the park. A couple of Attorneys out of state own this park. Which he refuses to give us their names or numbers. He is disrespectful to some of the tenants here especially the younger members of our community. My son and his family used to live right next door to me, sold his trailer before this rule started showing up everywhere. and he took a considerable loss because he just wanted out of here so badly because of the way Bill spoke down to him. And Bill has refused to give them back their deposit until he sees and can make a copy of the title. So he is holding two deposits for the same property.

    I understand that if I sell my mobile home that whomever I sell to will have to be cleared through the park to live here, It has always been like that since before We moved here. But does he have the right to come in and inspect my home. Which by the way we did not buy our mobile from the mobile home park. so once its paid off. It will be in our name only the only thing is that I will still be renting a lot from this place. Any help you could give me would be greatly appreciated.

    Thank you for your Time,
    Sincerely, Amy. M. Patrick
    New Village Estates
    430 S. Byron St # 7
    Homer, MI 49245

    • John Fedro

      Reply Reply January 9, 2016

      Hi Amy,

      Thank you so much for reaching out and for your detailed comment. First things first, I regret to hear that you are having such problems in this community after being a very good resident for the past 14 years. It is a shame that this park is treating you the way that it is.

      In my experience it is common for mobile home park managers to do almost anything they feel like doing. I have met some park managers that are short tempered, greedy, racist, emotional, and everything in between. In all reality you would likely have to obtain the services of a local real estate attorney to verify if what this park manager is doing is legal or illegal based on any verbal or written contract in existence. The owners of the mobile home park likely know what they are doing however it is absolutely possible to think that they are definitely overstepping their rights to make sure that they keep mobile homes in their community and are able to purchase them for themselves based on this “first right of refusal”.

      Additionally, I regret to hear about the park manager belittling your son and treating anyone in the park like he is better than them. Some park managers are an asset to the community and only want the best for the residence in the park in general, however some park managers allow the little bit of power they have to go to their head and make things difficult for all the residence. If these owners are out-of-state they may not know exactly what the park manager is doing and how it is reflecting

      With that said I would encourage you to reach out to a local real estate attorney that offers a one hour free consultation within your area. Aim to have all your questions and concerns together so you may get them all answered in this free hour. I encourage you to not give up on your questions concerning this is legal or not. It absolutely sounds like they may be trying to make things difficult for you, however there is obviously always two sides to every story so if you ever have any follow-up questions or concerns never hesitate. Please keep in touch.

      Talk soon,
      John

  • Paul moses

    Reply Reply January 14, 2016

    Thank you. Very helpful info young man.

  • Teresa T

    Reply Reply January 16, 2016

    John,

    I live in a mobile home park and am currently purchasing the home I am in. Another home became available down the street for a small amount and I bought it.
    Now the park is telling me I can not live there because I did not ask them if I could move to another lot. I was approved for the lot I am in and not another. The women I bought the trailer from has moved out of state. I told the park I would pay lot rent for that lot into I could sell the trailer. She told me she would not accept lot rent from me, my husband, or the previous owner. I decided to sell the mobile home to get my money back and had an interested buyer go to the office to get a background check. The office mgr asked what home he owned and when he told her the number, she told him that mobile home was not for sale and would not do a background check for him.\

    They put a notice on the trailer that lot rent was due and if not paid within 1 month they would start eviction papers. It look to me like they are blocking everything I do because they want to take the trailer…

    what do I do?

    • John Fedro

      Reply Reply January 17, 2016

      Hi Teresa,

      Thank you so much for reaching out with regards to your question. First of all, I regret to hear that you are being bullied by this park manager. It does absolutely sound like they are blocking every attempt you make to resell the home and simply move forward amicably. I highly encourage you to try to reach out to the park owner if possible. Additionally, I would encourage you to consult a real estate attorney locally that offers a one hour free consultation. Have your questions ready and get them all answer during this one free hour. If the park does move forward with an eviction, which it sounds like it might, I encourage you to show up at court and plead your case; You have certainly done nothing malicious.

      Again, it sounds like you are absolutely in the right in the situation and at the park manager is being very irrational. Do seek legal counsil for sure. Please let me know what happens moving forward and if you have any additional questions or concerns never hesitate to reach back out. Please keep me in the loop.

      Talk soon,
      John

  • Silvie

    Reply Reply January 17, 2016

    I have a Mobile Home in a 55+ park that I would like to offer as a Rent/Lease to own so that I can help someone who wouldn’t otherwise be able to buy, get into their own home. It is a 3 bed/1.5 bath in a really nice, sought after age restricted community in OR. We would just rent out the mobile home but the park only allows owner occupancy and does not allow rentals. We know not many can afford an all cash payment to get in and we know the park is really sought after. So we thought it would be nice to help someone get in there who otherwise wouldn’t be able to via a rent/lease to own option. Here are my questions:
    1) What forms or legal documents do I need to handle this if I take a down payment, then monthly payments for xx months until the amount owed is paid off?
    2) Do I charge any interest on the amount owed (for example if I take a monthly payment of $600/month for the next 48 months to spread out the balance owed. Do I just divide the amount owed evenly over 48 months or should there be some % interest added in before I divide it by 48 months?).
    3) What happens if the person does not make payments or is late, stops paying, ends up not finishing the term, etc.?

    • John Fedro

      Reply Reply January 20, 2016

      Hi Silvie,

      Thank you for reaching out with regards to your questions. First things first, I commend you for wishing to help someone who could not otherwise afford your home. You will course be able to sell for a retail price, however I still admire your willingness to work with someone for the next 5 to 10 years while paying off your home.

      Please see my thoughts below in bold. I have made my words bold so it is easier to read.

      1) What forms or legal documents do I need to handle this if I take a down payment, then monthly payments for xx months until the amount owed is paid off? Because the mobile home park will not allow you to rent then you should change the title over into your tenant-buyer’s name. At the same time you will also be a lienholder listed on the title, this will prevent the tenant-buyer from reselling the home until they have paid you in full. You will need a bill of sale and a signed title to convey property from your ownership into the tenant-buyer’s name. Because you are selling the home and holding payments will also need some type of promissory note, mortgage (deed of trust), TIL forms, sales addendums such as mold, lead paint (if an older home) and somke detectors, etc. With all these forms mentioned I would highly encourage you to retain the services of a local real estate attorney in town that is dealt with mobile home closings and no creation. Let me know if you have any additional questions or concerns with regards to this question. Happy to help if I didn’t answer something fully.
      2) Do I charge any interest on the amount owed (for example if I take a monthly payment of $600/month for the next 48 months to spread out the balance owed. Do I just divide the amount owed evenly over 48 months or should there be some % interest added in before I divide it by 48 months?). This is completely up to you. Because this is your primary residence and you are the seller you can dictate if you wish to charge a little bit of interest to the buyer. You may wish to consider charging interest as you are taking a risk and customary interest rates for mobile homes in parks run around 12%.
      3) What happens if the person does not make payments or is late, stops paying, ends up not finishing the term, etc.? Very good question. I will not go into much detail however please heed my advice here, the really prescreen your potential tenant-buyer’s. Do not rely solely on the parks background check. Verify proof of income, no evictions, no criminal history, rental history, sexual predator status, credit score, etc. In addition to making sure people moving into your home are low-risk, also make sure you collect a down payment between 10% and 20% of the sales price. This will help ensure your tenant-buyer is more likely to pay off the home. In addition I would encourage you to collect the monthly lot rent and pay this moving forward for the first one year or two. Once you have verified this tenant-buyer does pay on-time then by all means you can allow them to pay the lot rent monthly. If your tenant-buyer does stop paying you then you may typically be able to have them leave with a little bit of time, kind words, and a small amount of money. If that does not work you can always repossess the home and evict the people inside. I hope this is starting to help and make sense. You will likely have many more questions moving forward. Keep me in the loop and I am always here to help.

      Talk soon,
      John

  • Christal

    Reply Reply January 20, 2016

    Hi John…I have a question that I hope you can help me with. My brother sold his mobile home a couple months ago to some people for cash. He gave them a notarized bill of sale. They have been getting their property ready to move it on. Well they are ready to move it…But now my brother has changed his mind about selling it and told them that he was gonna have to give them their money (20,000) back. They do NOT want their money back, they want the trailer they paid for. He is living in the trailer and is not being the easiest person to deal with at this time in his life. Going through some troubles. I was just wondering if he could be MADE (legally) to let them move the trailer. If it helps, this is in Texas. Thank you for your time.

    • John Fedro

      Reply Reply January 22, 2016

      Hi Christal,

      Thank you so much for reaching out with regards to your questions. First things first, I regret to hear about the situation happening. Your brother obviously has “Sellers remorse” and feels that he could have sold the home probably for a higher price. The buyers are understandably probably upset as the previous seller is still in the home and causing trouble now that they are trying to move it as previously agreed. You mentioned that there was a “bill of sale” exchanged between the seller and buyer. In Texas there needs to be a sign SOL application, this application that needs to be mailed into the state so the ownership of the mobile home can change from your brother’s name into the new buyer’s name. If the buyers did not submit this SOL application then they may not technically be the new owners of the home yet. With that said the money has changed hands and if they go in front of any judge I am fairly confident that he will side the purchasers. If the sellers in your brother cannot reach an amicable agreement then I assume the sellers will file an eviction on your brother or plan to take them to court for “nonperformance” as he is purposefully holding up this transaction.

      Note: For anyone reading this that is about to purchase a mobile home please make sure that the sellers have completely vacated the property and you receive keys to the home at the time you close with the seller.

      I wish I could have been more help. At this point I do not think I told you anything that you did not know. This is certainly happened to many people I know, we sold a property, car, or something of value for too cheap and regret it later. With that said we should do what we agreed to do and I hope this all works out without having to go to court. Keep in touch if you have any follow-up or specific questions never hesitate to reach back out.

      Talk soon,
      John

      • Christal

        Reply Reply January 23, 2016

        Thank you so much for your reply! It has helped. I wish that I could say the reason he is trying to back out is because he thinks he could have gotten more for it. But it isn’t. Again, thank you so much for your help.

        • John Fedro

          Reply Reply January 25, 2016

          Hi Christal,

          Very happy to help. Please keep in touch if you have any other follow-up questions or concerns. Have a great rest of the week.

          Talk soon,
          John

  • Tina

    Reply Reply January 22, 2016

    I have a question. I am buying a manufactured home from an owner. I am paying cash and the people that are selling own it free and clear. The owner does not have a title, he turned it into the city and made it as real property. I want to purchase this home only and not the land. I want to move this home to my own property. How do I go about purchasing this home if there is no title? Do I go to the city?

    • John Fedro

      Reply Reply January 25, 2016

      Hi Tina,

      Thank you so much for reaching out with regards to your questions. Congratulations on finding a mobile home that you like and wish to have moved to your property. You are correct that your next step is to go to the city or county property appraiser’s office to ask for more information. In almost every state there is a simple procedure, fees to pay, and forms to file in order for the current owner to separate the land from the mobile home. I can assure you that this happens all the time so there is absolutely a procedure moving forward. While you can gather more information it will ultimately be the current owner that has to file the forms to separate the home and land and try to reissue a new title of ownership. Keep in touch and I hope this helps and points you in the right direction. If you have any follow-up questions or concerns never hesitate to reach back out anytime. Keep in touch.

      Talk soon,
      John

  • Ryan

    Reply Reply January 29, 2016

    John,

    Love your site, very helpful info.

    Thanks,
    Ryan

  • Kayla

    Reply Reply February 8, 2016

    I have a 2002 mobile home. I still owe on it and we are trying to sell it to purchase a new home. I was wanting to know the best way to go about all of this. The bank that i am with right now will not help out any. I was also thinking of doing like a land contract with a family member. Is that a good idea or not? Please help me out. Thanks so much.

    Kayla

    • John Fedro

      Reply Reply February 9, 2016

      Hi Kayla,

      Thank you for reaching out with regards to your questions. Congratulations on the coming sale and purchase of your next home! With that said I will assume that you are going through a bank to purchase your next manufactured home or single family home.

      The first question you mentioned was about selling your home with regards to still having a lien on the property. I will also make the large assumption that this mobile home is located in a pre-existing mobile home park and not currently attached to land that you own. If I am right in both of these assumptions that we can proceed. I will also assume that you do not have the cash to pay off the current balance of your lien and that you will be using the buyers capital to pay this off before you transfer title to the buyer’s name. If your buyer will be paying cash for the mobile home than it is wise to have a title company, escrow agent, or real estate attorney as a third-party to collect the buyers capital. When the real estate attorney has the buyers funds then they may pay off any existing liens. Once a free title is available the attorney will then facilitate the transaction for the buyer to receive the title and for the seller (you) to receive any monies you are still owed. I hope this helps and makes sense of it. If you have any follow-up questions feel free to ask any time.

      Next, you mentioned about purchasing a new home and potentially some land. I would encourage you to call around different brokers and local banks and credit unions to find out who has different programs with the types of propery you’re looking to buy. You will likely have to call 20 to 30 banks or credit unions before you find one that will be able to help you. A land contract is certainly another way to go if your family member or seller is willing to make these type of sales terms. I hope this helps and at least point you in the right direction. If you have any follow-up questions or concerns never hesitate to reach out for ask them anytime. Keep in touch.

      Talk soon,
      John

  • Jacqueline

    Reply Reply February 11, 2016

    Hello. Found your information to be very helpful for others and was hoping it would help me as well.
    I have an older model mobile home. 2/2 16×80 all electric with wood burning fireplace. New appliances and new wood floors and other updates as well. I paid $8,000 for it and put around $3,000 into it. I’m not sure what to ask for as far as pricing. Was hoping to get some info on how to price a mobile home for a cash only sale.

    • John Fedro

      Reply Reply February 11, 2016

      Hi Jacqueline,

      Thank you for reaching out with regards to your question about pricing your home for an all-cash sale. You know your area better than me with regards to the amount of sellers and buyers currently in the market. When you are selling your mobile home for all-cash you will be competing against every other seller in your park and in the surrounding areas. In order to make your home attractive to an all-cash buyer you will need to have your home prettier than the competition’s, and for sale 10% to 20% below the competitions prices. Be aware of what people are selling their homes for around you and when you feel your home is priced competitively then make sure your advertising and marketing is top-notch. What I mean by that is to make sure every possible cash-buyer looking to purchase a mobile home in your area will see your ad. Make sure to advertise online, off-line, with the park manager, hanging yard signs around town advertising your home for sale, etc. The more people walking through your home the better. I hope this all helps and at least point you in the right direction to move forward. If you have any specific follow-up questions or concerns please never hesitate to comment back to reach out to me anytime. Always here to help. Keep in touch.

      Talk soon,
      John

  • Shiraz Rammy

    Reply Reply February 16, 2016

    Thank you so much for the help John. Do you have investors in Washington state? I have a two bedroom two bath trailer that I need gone.

    • John Fedro

      Reply Reply February 16, 2016

      Hi Shiraz,

      Thank you very much for reaching out and connecting. Additionally. Thank you so much for your kind words. I’m very glad that this article has been helpful to you thus far. In Washington state I am working with a small handful of active investors. Depending on your area, the size of your home, condition, and asking price there is definitely some felt that we may be able to provide. At the very least you will at least know how we can and cannot help you moving forward. Please reach out to me personally at support@mobilehomeinvesting.net. Also, please upload a description of your property and pictures and your contact information to sellfastbyowner.com. This will allow me to forward this listing over to local investors in and around your area. I hope this all helps and makes sense. If you have any follow-up questions or concerns please never hesitate to reach out anytime. Keep in touch.

      Talk soon,
      John

  • Danya

    Reply Reply February 24, 2016

    Hi – I have a tax question regarding a trailer ownership. My mom has been renting her trailer for years – The “rent” only covers the monthly mortgage payment. She intends for it to belong to the renter when the loan is paid – but that is several years away still. With her annual tax return – she has been showing the rent as income minus expenses – but it still is always in the positive resulting in a tax liability. There in NO “income” regarding this property – is there any way to transfer ownership – change name or anything so she doesn’t have to show anymore as rental income?

    • John Fedro

      Reply Reply February 26, 2016

      Hi Danya,

      Thank you for reaching out with regards to your questions. Your mother sounds very fair in the fact that she will be providing the home to the renter once the loan is paid off. I am certainly not a tax expert or CPA in any way however I would be happy to give you my experience and thoughts. The rental income should be considered and taxed as “ordinary income”, however if the incoming payments and upcoming payments match then by all means there was no taxable profit as far as I can tell. At the end of the year your mother should receive a 1098 mortgage interest statement for the amount of interest that she paid on her note. Additionally, I would suggest consulting a different CPA who may be able to depreciate this rental property and offset any income the home is producing. Real estate depreciates over a number of years and this amount can be deducted from your tax basis. I hope this all helps and makes sense. Again, I am certainly no professional and absolutely encourage you to seek a real estate CPA who can perhaps give you some free consultation. There is absolutely a way where your mother should not have to pay any taxes due to the fact she receives zero profit yearly. I hope this helps and at least point you in the right direction. Please keep in touch and if you have any follow-up questions or concerns please never hesitate to reach out anytime.

      Talk soon,
      John

  • Nicole

    Reply Reply March 1, 2016

    Hi John,

    We currently have a loan on a 1993 double wide mobile home on our own property. The combined mortgage balance is around $40k with a real market value (tax assessors) of $31K for the land and $32K for the house. Our current home is not in great shape. We could do some minor repairs, but don’t want to spend a lot. It is a 3 bedroom, 2 bath home.

    We would like to build a new house on our property and live in the mobile home until it is complete. Then we want to sell the mobile home and have the buyers move it off of our property so we can landscape the yard. Another option would be to sell the mobile home first, then live in our camper or with family while the new house is being built. We prefer the first situation.

    Have you run into this type of situation before? What recommendations do you have? Do we have to look for a private buyer or are there companies that will buy used houses and haul them away?

    Thank you,

    • John Fedro

      Reply Reply March 3, 2016

      Hi Nicole,

      Thank you so much for commenting and reaching out with regards to your questions. Please see my thoughts below in bold.

      We currently have a loan on a 1993 double wide mobile home on our own property. The combined mortgage balance is around $40k with a real market value (tax assessors) of $31K for the land and $32K for the house. Our current home is not in great shape. We could do some minor repairs, but don’t want to spend a lot. It is a 3 bedroom, 2 bath home. A 1993 is certainly not that long ago if the home was well kept, and it is very good that the home has three bedrooms and two baths as this is popular with many buyers.

      We would like to build a new house on our property and live in the mobile home until it is complete. Then we want to sell the mobile home and have the buyers move it off of our property so we can landscape the yard. Another option would be to sell the mobile home first, then live in our camper or with family while the new house is being built. We prefer the first situation. Understood and agreed. Whether you sell the home now or sell the home in a number of months after your SFR is completed, you will still be looking for an all-cash type of purchaser that is willing to remove the home and move it to their own property or park at their expense. Depending on the time of year you put the home on the market can determine the number of buyers that may have available cash to purchase such a property. More people have money during tax time however there will always be land owners and park owners that wish to add a nice mobile home to their property for the right price. When you are ready to advertise the property email me personally and we can discuss ways to get your property seen by most buyers in the area. I hope this all helps and makes sense.

      Have you run into this type of situation before? Yes, it is quite common. There will be buyers and investors and brokers and possibly parks that may be interested in buying your home and moving it if the price is right… with or without repairs needed. What recommendations do you have? Build your home if there is ample room, then resell the mh at your convenience. Do we have to look for a private buyer or are there companies that will buy used houses and haul them away? Yes, however you will receive a higher price from a private buyer rather than a company. Also, visit local MH dealer lots in town that may be interested in buying or consigning your property to a list of their buyers. I hope this all helps and makes sense. There certainly more to discuss however keep in touch with any follow-up questions and concerns you may have moving forward. Always here to help.

      Talk soon,
      John

  • Allysen

    Reply Reply March 11, 2016

    Hello. My fiancee and I bought a 2013 mobile home brand new in Nov. of 2013 and then I became pregnant Feb.of 2015 and now we are very fast growing out of our home and would love to move! from some things I have read and been told we really over paid for our home. We still owe about $40,000. Our loan is just through the office of the park. do you have any recommendations on tips on what we can do? Its a 2013 Liberty 3bd 2 bath single wide home. We have a for sale sign up and I have posted on Craigslist.

    • John Fedro

      Reply Reply March 15, 2016

      Hi Allysen,

      Thank you for reaching out and connecting. Additionally, thank you so much for your questions and concerns.

      First things first, congratulations on your fast-growing family!

      Your 2013 three bedroom mobile home certainly sounds like a desirable property and most likely in very good condition. It is good that the park allows this type of financing. Perhaps they will finance your new buyer who wishes to purchase the property and make payments like you are doing. I would encourage you to ask your park if they would allow you to transfer the loan to a buyer? Are you looking to make any profit over the $40,000 or would you just like to be out of this debt?

      Whether you are looking to receiver profit or just break even it is important to have your property properly priced. You’re competing with most sellers in your market that are all looking for cash buyers or bank-approved mobile home buyers. For this reason your property will have to be prettier than the competitions and 10%-20% below the competitions prices. In addition you will need to advertise your property online and off-line as you are already doing. Advertising your property in a small local newspaper may help bring in additional qualified buyers as well. The park may also be able to give you leads to buyers. I hope these thoughts help and at least point you in the right direction. As always, if you have any follow-up questions or concerns selling your property never hesitate to reach back out anytime. Always here to help. Keep in touch.

      Talk soon,
      John

  • Andrea Finnigan

    Reply Reply March 14, 2016

    Great site John. Thank you for this information. It is already helped me and my family. You are the best. Your friend Andrea

    • John Fedro

      Reply Reply March 15, 2016

      Hi Andrea,

      Thank you so much for your kind words and for reaching out. I’m extremely happy to know that this page and site has been helpful to you and your family thus far. If you have any follow-up questions are specific concerns never hesitate to reach out anytime. Always here to help. Keep in touch.

      Talk soon,
      John

  • Mike Moura

    Reply Reply March 16, 2016

    Hi John, I currently have a mobile home attached to a piece of land which I also own in Reno NV. I’m looking to sell the mobile home piece by itself without selling the land. Is there a world where I can find a buyer who’s willing to buy only the mobile home without the land and move it himself? Any suggestions on how to make such sell? Or do you know anyone in the area with interest to such arrangement? Thanks!

    • John Fedro

      Reply Reply March 17, 2016

      Hi Mike,

      Thank you for reaching out and connecting with regards to your questions. There are absolutely a number of buyers around you that would love to purchase your mobile home and move it off your property. That is of course if the price is right. Mobile homes that have to be moved will cost $2000-$6000 to move for a single wide, and approximately $5000-$10,000 to move and set up a double wide. These are just rough averages nationwide so your area will be somewhere within this range. With all this said, I absolutely do have someone on the ground that may be interested in purchasing your home. With that said he is currently out of the area until later this month. If you are able to upload a brief description of your property, with some pictures, to this website (http://www.sellfastbyowner.com/about-us/) I will make sure to forward your properties info over to Corey (a local mobile home investor in the area). Additionally, I would encourage you to list your property on Craigslist.com and mention that it “must be moved”. If you are able to wait a few months then this is certainly the time to sell a home (during the warmer months when kids are out of school). However, like I alluded to before if you are rush to sell this property quickly then you will have to discount it as there are only a certain number of buyers in your market looking for a mobile home that “must be moved.

      Lastly, you can also reach out to local mobile home parks and mobile home dealers to see if they will purchase your used mobile home and move it themselves. Mobile home parks and dealers can sometimes pay cash when few others can. I hope this all helps and makes sense. Additionally, I hope it points you in the right direction and gives you some things to think about. If you have any follow-up questions or concerns please never hesitate to reach out to me anytime. Always here to help. Keep in touch.

      Talk soon,
      John

  • carly p

    Reply Reply March 17, 2016

    Fantastic website John. Plenty of useful info here to get me started. Thanx and if I need help I know where to come. -Carly P

    • John Fedro

      Reply Reply March 19, 2016

      Hi Carly,

      Thank you for reaching out and connecting. Additionally, thank you so much for your kind words. I’m very happy to know that these articles and videos have been helpful to you thus far. Moving forward if you ever have any follow-up questions or concerns please never hesitate to reach out anytime. Always here to help.

      Talk soon,
      John

  • Wes C

    Reply Reply April 7, 2016

    Hi John,

    this is exactly the information I’ve been looking for all over the Internet. Glad I finally stumbled across your website. Thank you for this.

    Wes

    • John Fedro

      Reply Reply April 9, 2016

      Hi Wes,

      Thank you so much for the kind words. I’m very glad that this article has been helpful to you thus far. If it is missing anything if you have any additional follow-up questions or concerns please never hesitate to reach out anytime. Always here to help.

      Talk soon,
      John

  • Maria Miller

    Reply Reply April 9, 2016

    Hi John
    I am a real estate agent trying to get a trailer sold in a 55+ co-op community. We finally had an offer but the buyer walked after the inspection. The trailer is built 1976 & inspector found water damage & some wood decaying fungi in the subfloor below the guest bath. The buyers did not want to put the money into a 40 year old trailer.
    So I am thinking it is a tear down but there is still value in the co-op share. In trying to arrive at a price do you think I need to take into consideration the hassle of removing this trailer & putting something else on the lot? The co-op share costs $32,500 – $4,000 to remove this trailer & prepare lot for another one = $28,500. Is that a fair price or do you think it should be less?
    Also, any suggestions on where else I can advertise this that would make sense? It is listed on my state MLS under residential because the trailer is on there. I can’t list it under vacant land because technically you do not own the land. I need to put it somewhere where I can reach buyers looking for a lot.
    It is a well maintained community. The others have sold. The lot is a good size corner lot.
    There are also trailers in this community that do not have the share where the lot rent is almost $500 per month. You have to be approved by the HOA here they have an income & credit requirement.
    Thank you in advance for any suggestions you may have.

    • John Fedro

      Reply Reply April 13, 2016

      Hello Maria,

      Thank you so much for your detailed description and reaching out. It sounds like you have a good understanding of this community and the home and land that you are representing. You asked a few questions and I will aim to answer these accordingly. If I do not answer them correctly or you have any follow-up concerns please never hesitate to reach out any time. Removing and replacing a mobile home on a piece of land can be a hassle and/or a costly endeavor. $28,000 does seem a bit high for a plot of land that will take some work to develop and add a mobile home too. With that said I am not sure of the area and this could absolutely be a good price. The reason I mention it seems a bit high is because I purchased lots to place mobile homes on within Texas for $5000 each. This however is in more rural areas of the Dallas-Fort Worth area. In short, if no one is biting on the $28,000 in the market has spoken and this is too costly of a price. I’m curious if you are able to purchase and move one of the other homes nearby onto the slot. If you can sell the home and land together that will obviously be the greatest value and sales price expected. Did the potential buyers that walked after the walk-through make a counteroffer, or did they just walk away? Additionally, make sure to advertise this mobile home in land on Craig’s list throughout the state and in the northern states where people are moving from to come to the warmer climates in Texas. Because this is a 55+ community you are obviously not able to sell to the majority of buyers that would otherwise be happy to purchase this land to add a mobile home to. I say this because many senior citizen buyers are looking for a home that is ready to be moved into. Perhaps your seller could spend a bit of money to redo the subfloors in the current mobile home. I’ve been through newer mobile homes that do not look as nice as some from the 1970s… Is truly how the home has been taken care of over the years. I hope this all helps and makes sense. As always, any follow-up questions or concerns please never hesitate to reach out any time. Always here to help.

      Talk soon,
      John

  • Sean D'Alessandro

    Reply Reply April 18, 2016

    Hey there. Me and my wife are renting-to-own from the owner of our mobile home.park. what I’m wondering is after we pay it off and iwn it, what’s the best way to go about selling? Advertise myself (I have never sold anything bigger than a bike and car) or approach the owner of the park? He does buy back mobile ho.es in the park…..thanks.

    • John Fedro

      Reply Reply April 19, 2016

      Hi Sean,

      Thanks for reaching out with regards to your questions. I am not certain if you are asking more about how to sell the home with regards to the paperwork or with regards to advertising it to buyers or if you are asking if you should sell it via payments or all cash. The choice to sell is your as long as you are doing things legaly and have a happy buyer willing to pay for your property. You can sell to the park owner however you will make the most value selling to an end-user that will remian in the home and love it just as must as you do. In order to find this buyer you must advertise this property very well, online and offline for sure. Also the price and terms have to be competitive in the local market if you wish for a fast sale. When are considering selling? I hope this reply points you in the right direction and please never hesitate to reach back out anytime for any follow up questions or concerns. Keep in touch.

      Talk soon,
      John

      • Sean D'Alessandro

        Reply Reply May 9, 2016

        Hey. Thank you for replying. I am also wondering about paper work too. It wouldn’t be for another couple yrs probably, but I’m trying to do some research and know a little in advance. I would definitely try a private buyer first, but a little hesitant about doing something like that myself. Thanks

        • John Fedro

          Reply Reply May 10, 2016

          Hi Sean,

          Thanks for reaching out and connecting. Would you mind being a bit more specific on the paperwork you had in mind and had questions about? I would be happy to help where I can, however I just need to know exactly what you would like to accomplish. If you are talking about selling your home on payments then it is best to use a local mortgage loan originator. They will be able to prequalify your buyer to make sure they have the “ability to repay” to pay off the property in full. However depending on your area you may be able to get a sizable down payment from your low-risk tenant-buyer. I hope all this make sense and release points you in the right direction. Keep in touch if you have any follow-up questions.

          Talk soon,
          John

  • Lisa Edmondson

    Reply Reply April 19, 2016

    Hey, John,

    This was really helpful information to start with. I am trying to assist my mother who has about $72,000 on her loan for her mobile home. She is wanting to sell it and has a potential buyer who would pay in cash. How do you proceed with a lien that large? All that I’ve read has said pay it off first but in this situation, she’d not be able to do that without the cash from the buyer? I’ve also called a couple of title companies for help and they wouldn’t deal with trailers. I am lost as to where to start!

    Thank you so much!!!

    • John Fedro

      Reply Reply April 25, 2016

      Hi Lisa,

      Thank you so much for reaching out with regards to your comments and questions. Thank you for bringing up the point that I do not have too many articles or videos discussing how to sell or purchase a mobile home with a pre-existing lien attached to the home (and possibly land). With that said I will do my best to answer your questions below. Please see my thoughts below in bold.

      How do you proceed with a lien that large? The good news is that you will absolutely be able to sell this home if your buyers do have the cash available and are approved at the mobile home community. I am assuming that this home is in a mobile home community. If the home is attached to private land then there is likely no pre-qualifications needed in order for this buyer to own this property. All that I’ve read has said pay it off first but in this situation, she’d not be able to do that without the cash from the buyer? Understood. You will want to utilize the help of a local real estate attorney. This attorney will be the trusted intermediary between yourself and the buyers. They will use the buyers money to pay off the loan and then receive clear title. From this point you in the buyers will close on the property, you will get any equity you have coming to you in the new buyers will receive ownership of a clear title. I hope this helps and makes sense. If you have any follow-up questions or concerns please never hesitate to reach out any time. Additionally, what state is your mother’s home in?

      Talk soon,
      John

  • Lori Parker

    Reply Reply May 21, 2016

    We purchased a 2004 manufactured home with 3.45 acres in Grandview,Texas we have it up for sale we lived here for 8 months but we have to move back home to arizona because of family medical issues The manufactured home was moved here on this land back in 2009 we having a problem selling it everyone is telling us they can’t get financed because the manufactured home was moved here from another property who or where can somebody get financed The Seller or realtor never disclosed to us that the manufactured home was moved onto this land we just don’t know who to talk to or ask .The manufactured home has a new metal roof and the old sellers have put on a covered porch and carport and had a 14X40 shop built on the property before we purchased the property the tires and axle underneath the manufactured home has been removed when it was moved here on this land.Hope you can answer some of these questions.

    Thank You,
    Lori Parker

    • John Fedro

      Reply Reply May 22, 2016

      Hi Lori,

      Thank you for reaching out and connecting. Additionally, thank you for the detailed description with regards to what you and your family are currently going through with this unwanted mobile home in Texas. The property certainly sounds fairly new with a good bit of land and a good size covered porch and utility shop on the property. With that said, your comment really did not ask a question that I can find. I realize that you are having difficulty selling your property and I would be more than happy to give you my thoughts on how to move forward with solving this problem and moving on with your lives.

      It is true that many lenders will not lend on a mobile home that is been moved more than one time from property to property. Lenders feel that this degrades the property of the home and many lenders simply choose not to lend on mobile homes like this no matter how pretty or in what condition they are. With that said, there are lenders that will lend on homes like this. I encourage you to continue reaching out to mobile home lenders and brokers to ask them about lenders that will lend on your property after being moved two times. Searching online will pull up a good deal of mobile home lenders in and around your area and nationwide.

      With all this said, I assume that you have mainly been looking for buyers to pay all cash or go through a bank to find new bank financing to cash you out of your property. Depending on the underlying loan on the current mobile home and land, you may always be able to sell your property with seller financing. This means that you and your family will accept a sizable down payment from a low risk tenant-buyer and they will make you monthly payments until you are paid in full for the purchase price of the home. This will of course require you to wait for your money however with a low-risk buyer this can be a very good option for you, plus you can certainly ask for an interest rate on any equity they are paying you monthly. I hope this all helps and makes sense. If you have any follow-up questions or concerns please never hesitate to reach out any time. Keep in touch.

      Talk soon,
      John

      • Mayra Vintimilla

        Reply Reply June 1, 2016

        The mobile home park i live in our scammers. I am not trying to sell my Mobile Home for $10,000.00 But its best to be taken out the property in Gardena,CA. Unless you want to live there for 1,800.00/ month. The Management managing the property is unser a lot of law suites. I want to sell my home and move out so they wont keep taking my money. The house is BRAND NEW INSIDE NOT EVEN A YEAR OLD. NEW floors, Kitchen nand bathrooms.

        Feel free to call Chris and ask more about the home [masked]
        the house is located in Gardena, CA. $10,000.00

        • John Fedro

          Reply Reply June 2, 2016

          Hi Mayra,

          Thank you so much for commenting and reaching out. Additionally, thank you for the detailed message concerning your home for sale. I very much regret to hear that you feel this park is taking advantage of you and breaking the law. You are certainly not the first person in your state to alert me to this issue. While I do not know the exact situation I agree that it is probably best not to remain in the park as you are simply not happy there. I’ve just emailed to local investors that are actively purchasing mobile homes in your area. If either of them are interested they will call in the next day or two. As always, if you ever have any follow-up questions or concerns please never hesitate to reach out anytime.

          Talk soon,
          John

  • Melissa Barnes

    Reply Reply June 3, 2016

    My husband and I are needing to sell our mobile home and have it moved off of family land. The home was built in 1997 and is paid for, I am unsure of it’s worth. I also do not really know where to begin. Any help in the right direction would be helpful. Thank you

    • John Fedro

      Reply Reply June 5, 2016

      Hi Melissa,

      Thank you for reaching out and connecting with regards to your questions. Your 1997 home certainly does not sound that old at all. If it was taken care of than I have no doubt it is in fairly good condition for sure. It is much easier to move a single wide mobile home than a double wide mobile home so ideally your home is a large single wide. Either way when you sell a mobile home that “must be moved” you’ll be selling to a smaller number of buyers in the market. The folks that are looking to purchase these homes have their own small pieces of land, our investors, our mobile home dealers, brokers, or perhaps other mobile home parks. The price of your mobile home is essentially “as much as someone will pay for it”. The reason I mention this is because you can likely wait 12 months and receive a higher-priced offer than if you are only able to wait for the next two or three months until the summer finishes.

      This two steps with regards to selling your home besides knowing what the correct paperwork is in the closing process, is to figure out an attractive sales price and then market the home to everyone in your area. Coming up with a purchase price you will need to find out what other mobile homes are for sale for in or around the area. Look for comparable homes inside mobile home parks and then subtract the cost of moving a mobile home and transporting it. Your buyers will have to pay this so you have to take this off of your asking price of the home. Transporting a mobile home can cost anywhere from $2000-$6000 for a single wide and $5000-$12,000 for a double wide depending on your area and add-ons to the mobile home.

      Next you want to make sure that you are advertising and marketing as much as possible. There are buyers out there actively looking right now so make sure to market and advertise your property online, off-line, and even hanging small yard signs around the area advertising “inexpensive mobile home for sale”. There will not likely be too many buyers so aim to make a deal when possible. Make sure to also reach out to local brokers and mobile home parks to see if they are interested in acquiring a gently used mobile home for an affordable price. I hope this all helps and begins to point you in the right direction. If/when you have any follow-up questions or concerns never hesitate to reach out anytime. Have a great week. Keep in touch.

      Talk soon,
      John

  • Marie

    Reply Reply June 17, 2016

    I have had my mobile for sale for 5 years on my own and through a realtor and now through the park it resides in.
    The park will not approve anyone! Denials based on several reasons.
    1 of the applicants had a foreclosure show up on an otherwise excellent credit & background check. There are plenty renting here with no jobs! and no Credit!
    1 of the applicants was a 20 year old, had a co-signer but her background had a few things on it from when she was a teen. There are sex offenders approved in the park!
    1 of the applicants had 2 very small dogs they were not willing to give up one, for the 1 dog per mobile rule. While 70% of renters in this park have 2 to 3 dogs and some have 2 dogs and a cat!
    we moved in both my husband and I had no jobs at the time but because we prepaid land rent for a year and half it got us in!
    What are we to do? do I literally have to walk away and allow the park to profit off of our 25 thousand beautiful mobile.

    • John Fedro

      Reply Reply June 17, 2016

      Hi Marie,

      Thank you so much for commenting and reaching out. Please see my thoughts below in bold.

      I have had my mobile for sale for 5 years on my own and through a realtor and now through the park it resides in. I very much regret to hear that! That is by far the longest I have heard of anyone trying to sell their mobile home. Your patience is incredible.
      The park will not approve anyone! Denials based on several reasons.
      1 of the applicants had a foreclosure show up on an otherwise excellent credit & background check. There are plenty renting here with no jobs! and no Credit!
      1 of the applicants was a 20 year old, had a co-signer but her background had a few things on it from when she was a teen. There are sex offenders approved in the park!
      1 of the applicants had 2 very small dogs they were not willing to give up one, for the 1 dog per mobile rule. While 70% of renters in this park have 2 to 3 dogs and some have 2 dogs and a cat! Understood. I do very much agree that all three of these applicants seem quite approved. The reasons for denial seem absolutely ridiculous to me as well. With that said, were these the only three applicants that applied in the last five years?
      we moved in both my husband and I had no jobs at the time but because we prepaid land rent for a year and half it got us in!
      What are we to do? do I literally have to walk away and allow the park to profit off of our 25 thousand beautiful mobile. I would encourage you not to do this but rather listen to the market and sell the mobile home to an eager buyer that is approved by the park. From time to time I do work with an investor or work with a local mobile home park that is either very strict in their approval process or the park manager seems to be making up their own rules as to who they will approve and disapprove. Some managers I have spoken to are downright racist, greedy, and selfish… They will disapprove people simply because of how they look or a “feeling” they receive. While this may be okay once or twice (not the racist part) if it protects you, however denying 100% of the people you send them is obviously a red flag. There are two ways we go about overcoming this whenever this happens to us. We go overboard with lowering our price to really attract a lot of interest in the mobile home. Once we have buyers interested we send them all to get approved at the park, and you keep sending buyers to get approved until one is approved. The park will see that you are serious and keep sending people to get approved. They may deny a few however if you send them five or more people in a row it will be tough to deny them all. The last course of action is to honestly confess to the park manager your worries and thoughts about removing the home from this location to bring it to another park. Be truthful and let the park manager know that because everyone is getting denied you must take it to a new park so you can sell it. This is usually the “wake-up call” many park managers need if they keep denying all your people. I hope this helps and makes sense. If you have any follow-up questions or concerns please never hesitate to reach out to me anytime.

      Talk soon,
      John

  • Summer

    Reply Reply June 19, 2016

    I live in Louisiana and sold my single wide mobile home to a lady in Texas. She gave me a cashiers check on Friday, May 13 and I told her we would be moved out and have the title and keys ready the following Tuesday, May 17 so she could move it. When I sent her a message on Tuesday, May 17 she said her mover backed out since it was over state lines. I told her she could have until May 31 to move the mobile home. That way I would still have about two weeks to get my land ready for my new double wide. I have given her names and phone numbers for other moving companies that will move the home over state lines. I have also offered to let her move the home on a different location in my yard so that I can get the land ready. She will go days without responding to me and when she does respond it’s to say she’s sorry and may have someone that will move it. She has sent me that a few times now and no one has moved it. Now my new mobile home is in and ready to be moved to my land and it can’t be because the single wide is still there. We signed a bill of sale that was not noterized and I still have the title in my name. What can I do? Thank you for your time and any help you can give.

    • John Fedro

      Reply Reply June 20, 2016

      Hi Summer,

      Thank you for reaching out with regards to your questions. Additionally, thank you for your detailed questions as this does make it easier for me to help. I regret to hear that you are having the situation with the buyer. I am curious as to the selling price you sold the home for? If it is only a few hundred dollars then perhaps having someone pull away the mobile home for free and junking it may be the best and quickest decision. You may then give the few hundred dollars back to the buyer if they demand this. However, if you sold the home for more than a few hundred dollars then it is likely best to move the mobile home yourself to a different piece of your land. If/when the buyer comes to pick up the mobile home you will have to let them know that there is an extra fee charged for moving the home that you had to pay. This would typically be the fairest for all parties. With that said the buyer is certainly dragging their feet and not respecting you or your time at all. Many people less honorable than you would’ve already resold the home to somebody else that could have moved it off of their land by now. The title is still in your name and therefore still your property to do with it as you wish. Do let the buyer know if you plan to move the home or sell it to someone else as this may light a fire under their butts to move a little quicker. However they are certainly letting you know how interested they are by not responding back to you quickly or having the home moved thus far. In short, move the home to a separate section of your land if possible. With that said, if anyone wants to purchase the home from you and move it off your land in the next 72 hours that is a good idea as well as the title is still in your name. I hope this all helps and makes sense. I’m certainly not a real estate attorney however I do hope the above advice has been helpful to you. If you have any follow-up questions or concerns please never hesitate to reach out any time. Keep in touch.

      Talk soon,
      John

      • Summer

        Reply Reply June 21, 2016

        Thank you so much for your response. I sold the home for $13,000. It’s a 2002 model in really good condition and the Nada guide said it was worth $14,600. I text the lady and let her know I would be having the mobile home moved to another spot on my property and she would be expected to pay that along with a daily $5 fee until she has it moved. She responded within an hour. She said she had a mover calling her that day to give a move date so I asked her to please let me know the date so I could decide if I want to move it myself or wait. She once again stopped responding. I just got a call from someone else interested in buying the mobile home so I text the lady who bought it and asked if she would be interested in selling. I plan to give her 24 hours and if she doesn’t respond, I’ll sell it and send her money back.

        • John Fedro

          Reply Reply June 24, 2016

          Hi Summer,

          Very glad to hear that this is such a nice home and that there is demand for it. Very odd that this buyer is so flaky. Good for you for returning their money if you sell it to someone else. Other sellers may not be this honest. Moving forward if you ever have any follow-up questions or concerns with this or any other home never hesitate to reach out. Always here to help.

          Talk soon,
          John

  • felicia higinbotham

    Reply Reply June 27, 2016

    Hey John, I have a question that maybe you can help me with. I just recently bought a mobile home in a mobile home park which requires lot rent and background check before getting approved to live there. The seller advised me that as long as i completed the background check and got approved before the month of July was over, i would be fine, since he paid for the month of july in advance. We paid cash this past Saturday for the mobile home, we have the title in hand with me and my wifes name listed as the buyer. However he sold it to us without getting the approval from the park manager. And little did I know that, if you have been convicted of a felony within the past 7 years, the system automatically denies you. With no chance to prove goodness of character or that you have been out of trouble for a while. It is the company policy for Ascentia. I was honest over the phone and I told them that I was an addict and have been clean a year and a half and have letters and statements from employers, sponsor, even therapist that I have been clean and out of trouble for over a year. But what the computer says is how it is. Now what do I do next ? I now own a mobile home at a mobile home park that won’t allow me to be on the lease, and my wife who moved here from Greece last year, is in the process of getting her green card. Holiday City advised me when I called, that they could still run a background check on her with just her name, that she didn’t have to have a social. And when my wife called a little bit later, she was told that she couldn’t have a background check ran on her because she didn’t have a social yet. I am completely dumbfounded as to what to do next. Any help would be much appreciated. thank you!

    • John Fedro

      Reply Reply July 1, 2016

      Hi Felicia,

      Thanks for commenting and reaching out. I very much regret to hear about you and your wife situation. You are certainly being punished for something that you are trying to put behind you. From experience I can absolutely verify that somebody’s past does not necessarily dictate their future. If you are applying for one of my communities I would most definitely look over this past nonviolent felony if other documentation was in order. With that said, it doesn’t matter what I think. Moving forward you have a few different options that I see. 1.) If it is possible to have somebody else get approved and you and your wife live in the home that would be ideal. Perhaps you could pay a friend to be a “straw man” on the credit and background checks. This person would not live in the home and only provide the guarantee for the home. They may also have to be on the lease. With all this said, a park may not likely go for this as the person being approved will not be living in the property themselves. 2.) Move the mobile home to another park nearby. Contact as many local mobile home communities as you can and ask them if they have any “move-in incentives” if you move a mobile home into their park. Also find out if they will allow your application with a past felony to be approved. Some parks will pay for the entire move and set up of your mobile home into their community if you agree to keep the home there for a number of years. This would allow you to move the home into a nice park that likes you mostly free of charge. 3.) You can try to quickly sell your home in the next month or so to break even or make a little bit of money and move on.

      Again, I very much regret to hear that this is happening to you. I hope the above advice makes sense and starts to point you in the right direction. If you think of anything else or have any other follow-up questions never hesitate to reach out any time. Always here to help. Keep in touch.

      Talk soon,
      John

  • Jean

    Reply Reply July 8, 2016

    Hi John,

    We would like to sell our 2007 Manufactured home at a 55+ park. The park owns the property which we pay amenities on every month. We live in Mesa, AZ. I was wondering what we will need to sell our home on our own.

    • John Fedro

      Reply Reply July 8, 2016

      Hi Jean,

      Thank you so much for reaching out and connecting. Coincidentally I just spoke with a mobile home seller in a 55+ community in Phoenix last week. The seller started selling their gorgeous 2002 mobile home for $22,000. They are now desperate to sell six months later and are only asking $5000. The sellers are still confused as to why they are not selling their beautiful home and why there is little to no interest. I regret very much to be mentioning this to you however it is important to know the reality of the situation. Your mobile home is likely beautiful and the park may have a number of amenities for the residents to enjoy, however because this is in a 55+ community this eliminates many of the buyers who would be interested in your property (versus your home being in an all-ages community). Additionally, the Canadian dollar has dropped a bit making the interest from northern buyers slower than most years and in addition there are a bit more homes for sale in the market because of the Canadian buyers trying to sell their properties.

      With all of this said, your results could absolutely be very different. Make sure you are marketing the home as much as possible. Make sure you have advertisements online@sitessuchasCraigslist.com, MHVillage.com, and Sellfastbyowner.com. In addition make sure your property is for sale in the newspaper and even local yard signs around the neighborhood pointing to your property for sale. If the park and help sell the home as well that would be promising as long as you do not have to sign an exclusive agreement letting the park sell your property. I hope this begins to help and starts to point you in the right direction. You should absolutely have follow-up questions and concerns moving forward so never hesitate to reach out to write back anytime. Keep in touch. Always here to help. All the best.

      Talk soon,
      John

  • Jennifer

    Reply Reply July 14, 2016

    Please help I own a 1996 mobile home in a mobile home park we are wanting to sell it here in a few months I do own the trailer out right we are looking to get $3,000 cash it does need a few repairs some of the flooring needs to be replaced but we have no idea on how to go about selling it we are selling it as is. Any help would be greatly appreciated Thanks

    • John Fedro

      Reply Reply July 18, 2016

      Hi Jennifer,

      Thank you so much for reaching out and connecting. When possible please email me directly with regards to more details and information about your mobile home. Any pictures and the location would be great as well. You can reach me at support@mobilehomeinvesting.net. Looking forward to hearing from you soon. If I have any investors in your local area I will certainly forward your information over to them.

      Talk soon,
      John

    • SUSAN JOHNSTONE

      Reply Reply August 23, 2016

      Jennifer,
      We would love to see pics of your mobile home, we might possibly be interested in buying it.
      Please send to BooAndHer4x4@yahoo.com

  • Deborah

    Reply Reply July 27, 2016

    Hello, John.

    My father passed a few months ago and left a mobile home in a mobile home park. I updated it beautifully but have no idea how much to sell it for now that it is finished. I’ve looked at a few websites for suggested costs but would like to know if there is one you would suggest?

    Best regards,

    Deborah

    • John Fedro

      Reply Reply August 2, 2016

      Hi Deborah,

      Thank you for reaching out and connecting. I very much regret to hear about your father’s passing. I have no doubt that you fixed up the mobile home so that almost anybody that walks through the home is going to like what they see. Your next job is to price it accordingly and get people walking through the home to see it. I would encourage you to ask the park manager what price range he or she believes the home could sell for. You may also want to asked the park manager if you are able to sell the home for payments in this community. If you resell for some payments you will receive a higher sales price than if you resell to an all-cash type of buyer. I hope this makes sense and helps answer your question. In short, I do not recommend a website as a mobile home park down the street can be a different price and can be totally different than your subject mobile home in your current mobile home park. Definitely find out what other mobile homes are selling for in your park and surrounding parks by driving through the communities and calling all the for sale by owners and for sale by dealers. When you find homes that are very similar to yours find out what the sellers are asking for them and try to be 10% below this amount for a fast sale. Ultimately you will most likely have to work directly with a buyer to come to a win-win purchase price and terms for your property. I hope this helps and make sense. If you have any follow-up questions or concerns never hesitate to reach out any time. Always here to help if I can.

      Talk soon,
      John

  • Sarah

    Reply Reply July 29, 2016

    John – I might be purchasing a MH in Pinellas County, FL. Are there inspectors that specialize in inspecting mobile homes for a potential buyer? Any idea of the range of fees for this service?

    2nd question – the sale prices of MH in the age 55+ park I’m looking at have a range that’s inconceivable. I’m used to regular residential real estate where you can readily figure out comparison sales. In this case the sale prices seem to be based primarily on the seller’s motivation rather than actual worth. Is there any way to get comparison info on sales of MH so I know if I’m over paying?

    • John Fedro

      Reply Reply August 2, 2016

      Hi Sarah,

      Thank you for reaching out and connecting. Please see my thoughts below in bold.

      I might be purchasing a MH in Pinellas County, FL. Are there inspectors that specialize in inspecting mobile homes for a potential buyer? Any idea of the range of fees for this service? Yes, many inspection services that you find online locally in the area will also inspect manufactured homes. Look for a company that has experience inspecting manufactured homes. This service should range between $200-$400 depending on what is included.

      2nd question – the sale prices of MH in the age 55+ park I’m looking at have a range that’s inconceivable. I’m used to regular residential real estate where you can readily figure out comparison sales. In this case the sale prices seem to be based primarily on the seller’s motivation rather than actual worth. Is there any way to get comparison info on sales of MH so I know if I’m over paying? Very good question. There is a NADA/bluebook value guide (http://www.nadaguides.com/Manufactured-Homes) to manufactured homes, however this is not typically looked at by us as mobile home investors. With that said it can definitely give you a ballpark range of what this book says the home should be valued at. I hope this makes sense and starts to point you in the right direction. You will likely have many follow-up questions and concerns moving forward. Please don’t hesitate to write back with any specific questions you have and I would be happy to help answer them if I can. Keep in touch.

      Talk soon,
      John

  • wannasell

    Reply Reply August 7, 2016

    Hi, I have a 2013 Clayton mobile home, 3bd 2bath, 14×66, we have only lived in it for almost two years, still in really good shape..I owe nothing on it as I purchased with cash..I have emailed a couple of different companies that purchase mobile homes and I wasnt very excited by the estimates they gave me for purchasing (less than ten or right at)..we are just starting to clean it up (shouldnt take too long, but wanted it to be as clean as possible for pics) so I haven’t sent pics to anyone, just looking for a ballpark..the original price was right over $33,000…what, in your opinion, would be a good offer and what would be so low that I should just keep looking? I am in no hurry really, and I don’t want to be taken advantage of as this is the first time ever selling a home..thanks so much for your help!!!!

    • John Fedro

      Reply Reply August 7, 2016

      Hi Wannasell,

      Thank you for reaching out and connecting. Additionally, thank you very much for your detailed email as this helps make your questions easier to answer. I am very glad to hear that you are in no hurry to sell. Additionally, it is nice that your property is clean and in very livable condition at the moment. You asked me for determining a price for your practically brand-new mobile home. I want to make sure you sell the property for as much as you can without being unrealistic. Once your home is clean and you have the property for sale, make sure you are advertising this online and off-line as much as possible. Anyone interested in purchasing a use mobile home should know about your property and want to walk through. The home will obviously speak for itself so if people have roughly $30,000 then they should like your property, assuming the home is in a good area. If you receive absolutely zero phone calls from all of your marketing then it is likely because the home is priced too high. I say this because the home sounds like it will not need any repairs and it will be a three bedroom, which is something that most buyers like for sure. If you are willing to take payments you will also widen the pool of potential buyers interested in your home for sale I hope this all helps and starts to make sense. If and when you have any follow-up questions please never hesitate to write back any time. All the best.

      Talk soon,
      John

  • Dave in Beacon Falls

    Reply Reply August 17, 2016

    I have someone who was approved for owning a trailer in my park–gave 1,000 cash as down payment–rest is 5,000–I owned trailer for 26 years–bought from a guy–gave me a personal loan–payed off 25 years ago–His wife sighned title –gave to me–husband has died–she is dead–my park owner with his lawyer says there is a lein on your trailer for 5,000–after 26 years–come on –people are dead –if they had a lei on –it’s not my problem he did not pay bank loan–even if –there dead–relatives through probate would have to settle debts–what is my part now –my new owner is paying cash and is moving in 2 days–this lein this lawyer dreamed up can’t be legally bound to me or new owner—-new owner had already went to town hall–they said–all taxes are paid –no leins–clean & green–SO WHAT IS THE PROBLEM? HELP Quikly! my email is jddziadik2016@frontier.com

    • John Fedro

      Reply Reply August 29, 2016

      Hi Dave,

      Thank you for reaching out with regards to your questions. I apologize about the delayed response in this reply. Have you sold this home and/or resolve this issue? I would be much more prone to believe your state and/or local DMV or other manufactured housing government body (depending on your state) says about the mobile home in question versus the park owner and his attorney. Clearly it sounds like you have been keeping up to date in our current with the taxes so as long as you verify the serial number and VIN do not have a lien attached to the home you are good to go. I’m curious if the park owner/attorney had any malicious reasons of telling you about this $5000 lien. A $5000 lien is certainly a very round number anyway. In most states you are not able to determine how much this lien is if there really is a lien attached to the title. There will simply be an address of the lien holder however the amount is almost never disclosed. For this reason I find it curious that the park manager knows the amount, however the attorney may have done more due diligence to find this out. I absolutely encourage you to talk to your local manufactured housing division or DMV manager. If you let me know what state you are in I can give you a phone number to a local office. Based on your specific property there may be one of a couple paths forward the mobile home titling division would have you take if there truly is a lien on the title. I hope this helps and starts to point you in the right direction. Please write back as I hope everything works out and you are able to sell the home that you have kept up with and taken care of for the past 26 years. If you have any additional questions or concerns now are moving forward never hesitate to reach out any time.

      Talk soon,
      John

  • Melissa

    Reply Reply August 19, 2016

    I have a 1997 palm harbor home that is set up in a trailer park. I am currently engaged and would really like to figure out how to get out from under the mortgage I am under so I can begin a new life with my fiance. The owner would be willing to buy the mobile home but he wouldn’t give me the amount I would need to pay it off. My concern is that I will not be able to get the amount needed to pay off the mortgage so I don’t have to worry about it anymore. The home is in good shape for it’s age. It needs a coat of paint on the inside and maybe new carpet for the living room but that’s it. Everything else is in good shape. I just don’t know what to do and I feel like I’m just going to be stuck with this place even after I get married. Any advice or help on this would be greatly appreciated.

    • John Fedro

      Reply Reply August 25, 2016

      Hi Melissa,

      Thank you so much for reaching out with regards to your questions. Congratulations on the coming wedding! It sounds as if you are looking to just get out from under the mortgage and not necessarily make any profit on the home itself. I’m a little confused when you said “the owner would be willing to buy the mobile home but he wouldn’t give me the amount I would need to pay it off.” Are you purchasing this home directly from a seller that is owner financing it to you? Will the seller be the one who is purchasing the home from you or or simply forgiving the amount you still owe? Is this financed through a single person or a bank? Let me know the thoughts to the questions above and I’ll be happy to let you know as much as I can to help. Additionally, if you have any follow-up questions or concerns please never hesitate to reach out any time. Keep in touch.

      Talk soon,
      John

  • Adam L

    Reply Reply August 22, 2016

    I have been looking for this for a while. Thanks John

    • John Fedro

      Reply Reply August 25, 2016

      Hi Adam,

      Very happy to help. Moving forward if you have questions or concerns never hesitate to reach out any time. Always here to help.

      Talk soon,
      John

  • Craig Derexson

    Reply Reply August 28, 2016

    Hello,
    I need to sell my mobile home in next 30 days. I have found a buyer. They need to get a loan for the MH. It is in a park and they have qualified to live there. Do we just get payoff and pay current mortgage company or do we need to get an appraisal. What are our next steps?

    • John Fedro

      Reply Reply August 29, 2016

      Hi Craig,

      Thank you for reaching out and connecting. Congratulations on finding a buyer for your home. If there is an underlying lien on the mobile home because of a loan you took out to buy the property this will have to be paid off so a free and clear title can be sent to you, so that you may then sell it to your new buyer. However if there is no existing lien then you likely hold onto the title currently free and clear. When applying for a mobile home loan the buyer will have to be approved by the bank as well as the mobile home itself. Depending on the age and size of your home and foundation of the property will all determine how easily it is to be bank financed. Your next step is to contact a local lender or credit union your buyer prefers, if they have one that they prefer. Definitely do not beat around the bush when helping the seller arranged this loan. Be in contact with the broker as well in case they have questions about the home or need anything else done to expedite the loan process. The loan process will typically take 30 days give or take so this will be a close sale for sure. Moving forward you’ll definitely have follow-up questions and concerns. Please let me know any questions you have moving forward and I will be happy to help if I can. Keep in touch.

      Talk soon,
      John

  • sharon murawski

    Reply Reply September 20, 2016

    I have a 2bed 1bath 60ft long mobile home for sale freshly paint and a matching storage room on a concret slab..laminate floors in the living room and hallway.deck of wood out side of slider doors on the eastside.washer and dryer hook up @ back door.very nice road bend in this park and quite.ihavn’t redone the kitch as I need to be in a growned leavel home. I am asking $5000 for this home as it very good on utilitys. there is always room to bagin. its year is approx. 15-20 years old I am in Melbourne close to exit 518 eau gallie bld off rt 95.we are the medowa m.h.p.lot rent is $420.00 per mo . please send me an email I so need to sell.thank you sharon

    • John Fedro

      Reply Reply September 20, 2016

      Hi Sharon,

      Thank you for reaching out and connecting. I am working with two investors in and around your area that may be interested in purchasing your mobile home for sale. I will forward your information over to these two folks and I hope that they will be in touch with you in the next few days. As always, if you have any follow-up questions or concerns please never hesitate to reach out any time.

      Talk soon,
      John

      • sharon murawski

        Reply Reply September 22, 2016

        thank you for answering me so soon I am really wanting to be in a place on growned leavel so I can enjoy the yeard and to just walk outside.as I said the stairs are a problem. who ever moves in will really enjoy it here…I have lived here for about 11 years and I am sure they will like it too.i have been watching my e-mail in hopes to find an interested buyer. thanks again john…sharon

  • Jeff Goff

    Reply Reply September 30, 2016

    I have a 2004 mobile home I would like to sell, I owe like 65000 on it. Is there any hope I have in selling this mobile Home?

    thanks Jeff Goff

    • John Fedro

      Reply Reply October 6, 2016

      Hi Jeff,

      Thank you for reaching out and connecting. I would absolutely like to be able to give you a clear yes or no answer however there are so many more things I would need to know about your property. The biggest question is if nearby comparable homes are selling for the same amount with cash or bank financing? The reason I ask this is because $65,000 for a 2004 mobile home is certainly not out of the question in some areas of the country. You obviously purchase this home and thought it was a good value, so others will likely think this is well. The question is what volume of cash buyers or bank approved buyers are out there and actively looking? Additionally, depending on your area the market may slow down during the winter months coming up. Let me know your answers to the thoughts above and I would be happy to help further. Keep in touch and moving forward if you ever have any other questions or concerns never hesitate to reach out any time. Keep in touch.

      Talk soon,
      John

  • Damien

    Reply Reply October 12, 2016

    Hey John, thanks for this information I hope it helps me, I’m trying to sell my families mobile home.. It’s a 1975 and it’s a little bit of a fixer upper but we’ve put a lot of work into it ourselves.. I’ve listed it at $15k obo… To be quite honest we have lived in it for 5 years and put about $20-30k worth of work into the place our selves but it still needs some TLC, although we’d be taking a loss at this price & this is our max price is it too much to ask? One added benefit is that if the person who purchased it worked something out with the landlord (land owner) would be that we just had brand new steps in front and back and a wheel chair lift installed and that cost us quite a bit. … Am I asking too much? or too little? btw it’s located in Ohio and it’s a pretty decent size. The repairs needed would be pretty minimal if someone bought it, but we can’t afford to repair it or we would before listing.
    Anyways would Love to know what you think .. Thanks I’ve listed it on craigslist currently, but not holding my breath.

    • John Fedro

      Reply Reply October 13, 2016

      Hi Damien,

      Thank you for reaching out and following up with regards to your property for sale. From what I can see you were only able to upload one picture of your property. The exterior looks fairly average and $15,000 is not out of the question for three bedroom mobile home near Columbus. With that said it is a bit more then an investor will pay due to the age and repairs needed. It sounds like you’ve done a good deal of work to the home and there is some normal wear-and-tear going on as well. My best advice to you is advertise this home everywhere you can. Make sure it’s on Craigslist in the newspaper and mhvillage.com and even signs around town advertising a home for sale for $15,000. Give your price the best chance of beeing seen by people today. When people walk through make sure to listen to their feedback and see what type of buyers you are speaking with. The market will tell you right away if it is interested or if people have money. We are going into the colder months so things do slow down a bit however when you have an interested buyer to pay all cash you will certainly know it. Keep in mind there will be other buyers that will want to give you a down payment and monthly payments for the balance of the mobile home. In the next two weeks you should aim to have at least 10 people walk through the mobile home and provide their feedback. Let me know if you have any follow-up questions with regards to advertising or selling. Keep in touch.

      Talk soon,
      John

  • Vicki

    Reply Reply October 15, 2016

    I am a little concerned — I am an out of country (now) missionary trying to sell my used mobile home through a friend there (in Texas). There is a “cash buyer” who wants the HUD number. Is there a way this guy could be phishing so as to duplicate a buyer statement? This is something new(er) in Texas. Don’t know if he can get a “title,” forge signatures, etc.? Any clues with that?

    • John Fedro

      Reply Reply October 18, 2016

      Hi Vicki,

      Thank you for reaching out and connecting. Very nice to hear that you are out of the country with regards to missionary type efforts. In Texas, concerning mobile homes inside pre-existing mobile home parks, a newer mobile home/manufactured home will have a statement of ownership and location (SOL) and will not likely have a paper title. With that said the HUD number may be public record. If this person knew you were out of the country and was dumb enough, he could certainly try to forge your signature and fill out the SOL application and send the paperwork and check off to the state. Again, this is something you could certainly fight and unless he removed the home and never recorded where it went he would get caught and in trouble. It is quite normal for some buyers to ask for the serial number or Hud ID when selling mobile homes in Texas, or any state for that matter. I hope this helps and makes sense. If you have any follow-up questions or concerns moving forward never hesitate to reach back out any time.

      Talk soon,
      John

  • Vicki

    Reply Reply October 18, 2016

    Hello John,

    My question is If I do not sell my trailer through my realtor and have to sell it to the park, do I owe the realtor anything for listing it?

    Also, how much, typically, do parks pay for well maintained mobile homes. I realize they don’t/won’t pay asking price. I have a well maintained 1993 Redman, 3 bdms., 2 full baths. I need to be out fairly soon. And, yes, it is paid for.

    Thanks in advance for your reply.

    • John Fedro

      Reply Reply October 21, 2016

      Hi Vicki,

      Thank you for reaching out and connecting. With regards to your first question about your realtor, this will depend on the contract you have signed with this realtor and company. There is likely a way for you to “buy yourself out” of the listing agreement or simply wait for the agreement to expire. Some agreements have very easy ways to get out and other ones may be virtually impossible. Concerning your second question about the parks, they will not pay much in most cases. With that said they may pay more if they believe the mobile home is being removed and brought to another location. The reason for this is because the park does not want to have an empty unit there which it knows it will need to pay to buy a mobile home and move it to this location. With that said there are two ways to move forward in my opinion. You can simply ask the park manager how much they will pay for your property, in which case this will be the lowest possible number they can give you while thinking you will say yes. Remember that the park does not pay lot rent and they know that if you do not sell it you will give it back to them for “free”. If instead, you approach the park manager after you have removed some of the mobile home skirting to let them know that you will be selling the home to someone that wants to move the home out of the park, this may encourage the park manager to pay a higher price to sell the home to the park and not to this person who will remove the home. I hope this helps and make sense. If you have any follow-up questions or concerns never hesitate to reach out any time. All the best.

      Talk soon,
      John

  • Allan Foglio

    Reply Reply November 6, 2016

    Reading this article that you share. I think that your article will be helpful for us. Thanks for sharing this article.

  • Latrice

    Reply Reply November 15, 2016

    Hi Jon,
    I have a 1995 Fleetwood mobile home that values around $10,000. When selling it as a lease purchase, what type of interest rate should I use?

    • John Fedro

      Reply Reply November 28, 2016

      Hi Latrice,

      Thank you for reaching out and connecting with regards to your questions. When using a lease-purchase agreement you will typically not include interest. Interest is typically only included on a loan, seller financing, or when borrowing money. With that said, using a lease-purchase we typically will allocate X percent of the monthly payment from the tenant-buyer goes directly towards the purchase price of the home. After X # of months paid on time the seller has built up enough capital to pay for the home out right for $10,000. This is how many “lease purchase” agreements work. With that said your agreement may look very different and if it is owner financing then you may certainly charge an interest rate. A normal interest rate in the mobile home sector is between 8%-16% annually. I hope this helps and make sense. Moving forward if you ever have any follow-up questions or concerns please never hesitate to reach out any time.

      Talk soon,
      John

  • Lewis Limon

    Reply Reply December 5, 2016

    Great info John. Thank you.

  • sheila tingley

    Reply Reply December 7, 2016

    I sold a trailer 2 years ago for cash..I have filled out all paperwork needed for transfer of ownership on my part..but it has been a up hill battle to get her to fill out her end of paper work and fees on her end..thus leaving me as the owner still and responsible for all bills. taxes ect.. i am at my wits end..what else can i do..? can i evict since I still own it?//Im at a loss any help is greatly appreciated

    • John Fedro

      Reply Reply December 8, 2016

      Hi Sheila,

      Thank you for reaching out and connecting. I very much regret to hear about the headaches this buyer is putting you through. This is absolutely the buyers responsibility in this should have been taken care of directly after closing. The buyer has no excuse and I very much would encourage you to aim to evict this person from your property. At this point you do not have a lease agreement with this person so they are squatting in a mobile home that you still have possession of. It would be in their best interest to change the title over to they are names. Please keep in mind that in some states back taxes do not need to be paid prior to the title transferring to a new buyer. What I mean by this is that in some states back taxes will not attached to the home, they will attach to you. I very much encourage you to contact your local DMV or mobile home title transferring department in your state to ask them who will be responsible for the taxes when the title is transferred. If these taxes must be paid prior to the title transferring then your buyer will have to pay these before the title is transferred into their name. I mention all of this because once the buyer receives a notice on their door that they are being evicted they will change their tune quickly and find the money needed to transfer the title into their names. If they do not transfer the title or respond to your eviction notice then by all means proceed with the eviction and get them out of your home to then resell it to another buyer who will act promptly to change the ownership into their names. If you have any state specific questions or follow-up concerns please never hesitate to reach out any time. All the best. Keep in touch.

      Talk soon,
      John

  • Mark M.

    Reply Reply December 8, 2016

    John,

    Would you be able to help?

    I stay in a MH under my parents name.
    Decent area, built in late 80’s / early 90’s, good condition, no major repairs needed.
    Purchased at $35k with a rough balance of $3k or less.

    Our 3 year lease is expires in September 2017 and we received new forms to sign for a 5/year lease to stablize our $1430 rent. If signed month-to-month, rent increases to $1800.

    Park manager mentioned if the 5/year lease is signed, and we decide to sell, the buyer would be taking over our 5/year lease.

    Does this sound right if we plan to move down the road? Any immediate issues you see that I should plan for? – NOTE: I did have ONE inquiry from a neighbor within the park on purchasing the unit.

    From reading previous threads, is 90 days the typical transaction timeframe to sell and move?

    I’m new to all of this and appreciate the assistance.

    Thank you!

    • John Fedro

      Reply Reply December 8, 2016

      Hi Mark,

      Thank you so much for reaching out and connecting. Please see my thoughts below in bold.

      Our 3 year lease is expires in September 2017 and we received new forms to sign for a 5/year lease to stablize our $1430 rent. If signed month-to-month, rent increases to $1800. This is certainly a hefty increase in my opinion. $1800 a month and lot rent is certainly one of the higher lot rents I’ve seen around the entire country.

      Park manager mentioned if the 5/year lease is signed, and we decide to sell, the buyer would be taking over our 5/year lease. Understood. This is very common.

      Does this sound right if we plan to move down the road? Any immediate issues you see that I should plan for? – NOTE: I did have ONE inquiry from a neighbor within the park on purchasing the unit. Yes, it is quite typical for mobile home parks to increase their lot rent yearly if possible. This increase lot rent will not only affect you but anyone else coming into the park that wishes to live there. The only immediate issues I can think of is that with this very high lot rent the mobile home park should be pretty nice and the application process may be a bit strict. When you go to resell you may have one or two applicants that are denied for moving into the park. Additionally, make sure to start advertising and marketing this property a few months before you are actually planning to resell. In most cases it will take you longer to sell than you think it will. I hope this helps and answers your questions.

      From reading previous threads, is 90 days the typical transaction timeframe to sell and move? In my business this has been done in less than a few days. Most mobile home buyers will want to move into a home within the next 15-45 days in my experience. With that said anything is negotiable and this is certainly between you and your buyer. I hope this all helps and make sense. Moving forward if you ever have any follow-up questions or concerns please never hesitate to reach out any time. Keep in touch.

      Talk soon,
      John

      • Mark M.

        Reply Reply December 13, 2016

        Thank you very much for the reply Jon.

        Would signing month to month make it easier / harder to sell? Or is my 5 year lease the best option if I plan to move in roughly 1-2 years?

        The park manager mentioned by law I have to make an offer to them first before selling and also said he hasn’t seen the park purchase anything for a while (From what I see this park does move in people in and out quite a bit – it’s also all ages) should I just sell it low to them first to expedite the process if I sign 5 years? I ultimately want out of this park with a quick and painless exit when I find a new place.

        Again, thank you for all your doing, your feedback to me and everyone on this site Is much appreciated.

        • John Fedro

          Reply Reply December 13, 2016

          Hi Mark,

          Very happy to help. Please see my thoughts below in bold.

          Would signing month to month make it easier / harder to sell? Or is my 5 year lease the best option if I plan to move in roughly 1-2 years? There are certain ways to get out of both leases if you plan to move however a month-to-month lease may be a bit easier to break moving forward. With that said a five-year lease will typically lock in the lot price from going up year after year. In short, the length of the lease should not matter as there should be sufficient escape clauses in the event you need to leave early.

          The park manager mentioned by law I have to make an offer to them first before selling and also said he hasn’t seen the park purchase anything for a while (From what I see this park does move in people in and out quite a bit – it’s also all ages) should I just sell it low to them first to expedite the process if I sign 5 years? If they will give you a fair price, then in my opinion this is a solid exit strategy. With that said give yourself a few weeks or months before you know you need to sell to find out how much the market will pay and who is out there looking to purchase a used mobile home in a family community. I ultimately want out of this park with a quick and painless exit when I find a new place. Understood. Moving forward if you have any additional questions or concerns never hesitate to reach out to me anytime. If it is easier to communicate via email to send over pictures don’t hesitate to do that either. Always happy to help. Keep in touch.

          Talk soon,
          John

  • Marcus Fair

    Reply Reply December 22, 2016

    Dear jon

    Me and my fiance want to sell our 4 bedroom mobile home and move,I’m just not sure how to go about this,because we are also looking for a house and considering we don’t have the greatest credit in the world, I wanted to put a down payment on the new house with the money we get from the sell of our mobile home, do u have any advice how to do this PLEASE,,

    • John Fedro

      Reply Reply December 28, 2016

      Hi Marcus,

      Thank you for reaching out and connecting. Congratulations on wanting to purchase a traditional single-family home. If you will be purchasing this through a conventional bank this will obviously take some time to close and you will need the money from the sale of your mobile home in order to purchase a future single-family house. Because you will be needing the proceeds from the sale as a down payment for a house this will cause a problem as many cash buyers will want to move in immediately upon giving you the funds to close. This may mean you have to move twice, once to one location (perhaps a friend or family members), and then move to your final house. With that said some sellers will patiently wait for you to relocate to your new location, and working with an investor could make this happen as well. However keep in mind you will get the most amount for your home when you sell to an end-user will be living in the property and raising their children there. There really is a lot more to consider with regards to how you will be buying this future property and the current condition of your mobile home and current market environment with regards to buyer and seller demand. Please feel free to email me personally or comment back with any further follow-up questions or concerns you may have moving forward. Again each home is unique and situation different in some way. Please keep in touch if you have any follow-up questions and I’m certainly here to help if needed. All the best.

      Talk soon,
      John

  • Raymond P

    Reply Reply December 28, 2016

    My mother-in-law has a trailer for sale in a community,she currently lives in another house and she cannot afford to own both properties. The property owners want her to live in the trailer, tow it off the land, or they’ll give her $200 for the trailer. The home is still in great shape and worth much much more. When she bought the place for $8k she made improvements and add-ons. She’s willing to let it go for cheaper. Is there anything you could help us with to help get this place sold quickly?

    • John Fedro

      Reply Reply December 28, 2016

      Hi Raymond,

      They queue for reaching out and connecting. I very much regret to hear about the headaches this landowner is putting you and your mother-in-law through. With that said the landowner is certainly the one that can place a lien on your mobile home and repossess it if desired. Perhaps this land/park owner will allow the monthly payments to accrue for a few months so that when you sell it come tax time you will be able to pay off the back amount due lust late fees. However if the park manager is purposely trying to get you out of the park because they know they can resell the home and make a large profit then you are not dealing with somebody that has your best interest in mind. I would encourage you to market the home online through Craigslist, MHvillage.com, sellfastbyowner.com, in a small local newspaper if possible, and by hanging yard sales around the area advertising your mobile home at a rock-bottom price. Almost anything is better than $200 from the park and I would encourage you to get as much as possible. With that said the park may purposefully deny people who are looking to purchase your property if they really want to try to keep it for themselves. Please keep me posted moving forward.

      Talk soon,
      John

  • Frank B

    Reply Reply January 9, 2017

    I have a 1989 Oakwood, needs to be hauled off or remodeled, in a community of other mobile homes but all private land owners. I’d like to get rid of it for land value or near, what’s my best options?

    • John Fedro

      Reply Reply January 11, 2017

      Hi Frank,

      Thank you for reaching out and connecting. A 1989 is certainly not too old in the world of mobile home investing. Which area of the country are you located in? If I am working with anyone locally I can certainly try to point them in your direction or connect you both. Is the land for sale or only the Oakwood mobile home? I am now thinking that the land is for sale in addition to the home. If this is the case you want to advertise in as many mediums as possible. It is January so the market is warming up and will continue to warm up through the spring and summer (this varies on your location around the country). Are you willing to sell with any owner financing or would you like only cash? If you sell for cash then your options will be limited however if you sell for payments you will be able to sell to an end-user possibly or simply make the deal more attractive for another investor. Do you have any interest in replacing the home and reselling it to an end user via bank financing? I hope this questions all help and make sense. Let me know your thoughts and I’ll be happy to help you from there. All the best.

      Talk soon,
      John

  • Dot Coltharp

    Reply Reply January 13, 2017

    I have a manufactured home for sale in Boynton Beach, FL. I need to sell this home asap. Can you advise how is the best way to find a buyer.

    • John Fedro

      Reply Reply January 14, 2017

      Hi Dot,

      Thank you for reaching out and connecting with regards to your questions. You are in a decent area so it is important that your mobile home be attractive not only in its appearance, but also its price and terms. Once you have your home attractive and the price set where it is attractive as well, make sure to advertise your mobile home for sale in as many online and off-line mediums as possible. Make sure to list your home for sale on sites such as Craigslist.com, forsalebyowner.com, and mhvillage.com, americanlisted.com… These are all decent sale sites when selling mobile homes in most areas of the country. Also make sure to have yard signs in your yard advertising your home for sale as well as throughout a 5 mile radius of your mobile home. Let people know they’re driving around that you have a property for sale and for your phone number. Also make sure the home for sale in a local newspapers and also that the park manager knows of your property for sale. It is important to let everyone know in and around the area what you have for sale and how to get in contact with you. This should be a good place for you to start. If you ever have any follow-up questions or concerns never hesitate to reach out any time. Keep in mind that if you’re willing to sell to an investor or via monthly payments to an end-user this will open up many more people for you to sell to moving forward. I hope this all helps and make sense. Keep in touch. All the best.

      Talk soon,
      John

  • Tammy M

    Reply Reply January 16, 2017

    Hello! We need to sell my mother’s mobile that is in a park with leased land. She has a lien of approximately $22,000 for an equity loan my parents acquired years ago. So, can we take proceeds from sale to pay of the loan? We are not going to finance, just want to get out from under it. It’s a 1995 Skyline, I think. Three bed, two bath double wide. It’s in good shape. May need some cabinet refacing, but other than that, it’s good. Trying to decide if we should just let the part take it….. We don’t have the funds to pay off the lien ahead of the sale. Thank you!

    • John Fedro

      Reply Reply January 17, 2017

      Hi Tammy,

      Thank you for reaching out and connecting. I very much regret to hear about you and your mother situation with regards to this mobile home. It sounds as if time and money is of the essence so it is important to act quickly. In order to satisfy this lien a buyer will have to bring at least $22,000 to the closing table to pay off this home. Once the lien is paid in full then the title will be sent to your address so you may sign it and transfer it to the new buyer. This is how it works in most states, if you are in California or Texas the process will likely be a bit different. With all this said my advice to you is to market the home as thoroughly and quickly as possible. Let the entire market see the property for sale and the price. There are buyers currently in the market and they will know right away if they are interested in this property for the price or not. If you receive calls then you can negotiate from this point, however if you do not receive any calls the market has spoken in your home is either overpriced or not advertised correctly. Make sure you are advertising both online and off-line and in the newspaper and with signs around the park and area advertising your 3/2 mobile home for sale for $22,000. I hope this all helps and make sense. You will likely have a number of questions and concerns moving forward. Feel free to follow-up and ask any questions or concerns you have. All the best. Have a great rest of the week.

      Talk soon,
      John

  • Christina Butler

    Reply Reply January 28, 2017

    Hi John,

    Thank you so much for the information. I am currently selling my mobile home. I still have a mortgage and the buyers are paying cash. With those funds I will be paying off the mortgage immediately. I wanted to know long long the process is from me paying off the mortgage, and receiving the documentation for that? I did download my current SOL and the application for the buyers to fill out once the sale is complete. I know the buyers plan on moving the home and I want to make sure I do everything on my end for the process to go smoothly. I just didnt realize that there is so many steps.

    • John Fedro

      Reply Reply February 6, 2017

      Hi Christina,

      Thank you for reaching out and connecting. I’m very glad to hear that you found a buyer for your mobile home. I hope you are happy with these buyers and the price you are agreeing to collect for your home. I understand that they will be paying you in cash and will be moving the home after they purchased the property. Each bank and lending institution is a bit different, however some use an electronic system and other use a paper/mail system. The difference between these two systems is the time you await to receive ownership of your home before you can resell it to the new buyer after the lien is paid in full. It is for this reason I encourage you to contact your bank directly to not only find the payoff amount but also the turnaround time for the lien to show paid in full on public record. If this can be done in less than a day then you will be able to resell the home and transfer the SOL almost immediately. Once you have collected your money from the buyers you may feel comfortable giving them keys and having the SOL information collected. You will then of course wait until there are no liens on the property before mailing these forms into the state and finalizing the transfer process. With that said there may be more steps involved if your mobile home is currently considered “real property” VS “personal property”. I hope this all helps and starts to point you in the right direction moving forward. As always, if you ever have any additional questions or concerns please never hesitate to reach out to me anytime. Always happy to help if I can.

      Talk soon,
      John

  • Alex in AZ

    Reply Reply January 29, 2017

    Great information on selling used mobile homes. So if I decide upon the payment plan sale option, what if the buyer defaults on their promissory note? What happens to the money paid into the “loan” to us the seller?

    Considering options available to sell.

    • John Fedro

      Reply Reply February 6, 2017

      Hi Alex,

      Thank you for reaching out and connecting. I do hope that this website has been helpful to you somewhat thus far. Concerning your questions, the answer is “it depends”. Depending on the paperwork you use to sell or rent your mobile home the procedure in case of default may be different. In all cases we try to use compassion, a little bit of money, and a little bit of time to have the tenant-buyers or renters leave in a handful of days with the home clean and broom swept. However if this is not possible then the last resort effort is an eviction. Depending on your paperwork a foreclosure may be needed as well. Again, I have no idea what paperwork you are using so I apologize about my vague answer. With that said you will ultimately want to take the home back and resell it for a profit. Any money paid to you is considered rent in most cases as the contract was defaulted and is now void. I hope this all helps and starts to point you in the right direction. If you ever have any follow-up questions or concerns never hesitate to reach back out any time. Always happy to help if I can.

      Talk soon,
      John

  • Georgia Melton

    Reply Reply January 29, 2017

    I have a sandpiper 1992 Trailer for sale, the exterior needs some work but it is structurally sound and in a mobilehome park in Seattle 13105 64th ave s Seattle Wa 98178. It could be left in place- the park rent is 465 per month- cheap rent. We are looking to get a 3500 cash offer on the unit

    • John Fedro

      Reply Reply February 4, 2017

      Hi Georgia,

      Thank you for reaching out and connecting. Your home certainly sounds like something that we may have interest in purchasing. I’m working with a very nice and motivated mobile home buyer in the area. While I certainly do not want to promise any offers will be made, we can certainly let you know how we can help and possibly other suggestions that may help you sell your home sooner rather than later. What is the best way that we may get a hold of you to talk more about your property for sale? Once you let me know the best way to get a hold of you I will forward this information over to my local contact in your area. I hope this helps and make sense. If you have any additional follow-up questions or concerns please never hesitate to reach out to me anytime. All the best.

      Talk soon,
      John

  • Zack

    Reply Reply February 13, 2017

    Hi John,

    I purchased a ‘manufactured modular’ home. which is attached to a concrete slab basement in July of 2012 — the seller had an open mortgage and a few liens outstanding, which were disclosed to us at settlement. We did purchase title insurance and closed on the property.

    Fastforward to earlier this month, we sold the property and the new buyer is reaching out regarding the ‘clear’ title. We are now being told that there is still an outstanding mortgage from the previous owner (who we purchased from) along with a lien for $4,000.

    My question is: Isn’t this exactly what title insurance is for? And more importantly, when we closed on the home in 2012, shouldn’t that have cleared the title for us?

    Please let me know! Thanks!

    • John Fedro

      Reply Reply February 16, 2017

      Hi Zack,

      Thank you for reaching out and connecting. Additionally, thank you for your detailed comment as this certainly does help me answer the question. I’ve gotten this question before in the past and you are certainly not the first person to have this almost exact same thing happen to them. When you purchase title insurance this is almost always for the home and land package. However the title insurance company may not be as thorough to check the actual mobile home itself or to verify that there is a clear title for the home. Normally when a mobile home is on private property the home and land are legally “married together”. This is a legal process that adds the mobile home to the legal description of the property and it is now taxed as improved property in the title and registration are usually relinquished to the state. This is perhaps what the title insurance company may have thought as well. However, for one reason or another there is a lien that obviously has not been paid on for some time. I would absolutely encourage you to talk to the title company and more importantly to the underwriters of the title insurance binder you have. I’m not sure if this helped at all as I am really just agreeing with your stance with regards to the title insurance. With that said I’m glad the lien is only $4000 as this is relatively minimal compared to a much larger lien. With that said this is obviously not something that you ever knew about and should have come up on the title search if properly done for the home and land. Moving forward you likely have follow-up questions or concerns. Never hesitate to reach out any time. Happy to help whenever I can.

      Talk soon,
      John

  • Amy

    Reply Reply March 2, 2017

    So i came from another state to buy a mobile home from a single owner. So i did not no she had a loan out on the mobile home i thought she just needed to pay the rest off till she owned it. I went ahead and said that i would pay what ever else she owed on it.i am leased to the lot it is on. Bug now the owner wants to evict me from the trailer cause i wont pay her bills that she had on in the mobile home. She signed a 2 year contract for these bills and she never shut them off. So she wants to charge me. I pay the land the mobile home loan and all my bills. I want to know what i can do so i am not evicted. She has the title in her name still till the loan is payed off. But i have been living here for 7 months now and we did all the repairs so it was livable again. Please help i dont no what to do.

    • John Fedro

      Reply Reply March 2, 2017

      Hi Amy,

      Thank you for reaching out and connecting. I very much regret to hear the situation you are in and the headache the seller is putting you through. Gather all the closing paperwork you have with regards to everything you signed with the seller. Also make sure to keep all the bills/receipts and before and after pictures of everything you repaired. You may absolutely want to reach out to a local real estate attorney in your area. Look for one that provides “one free hour of consultation”. Aim to get all your questions answered in this free hour if possible. That said the eviction process will require that you be notified as to when you will need to show up in court. You will present your case in front of a judge and explain exactly what is going on. It certainly sounds as if you have merit to not be evicted. Additionally, if you are truly buying the home than you would need to be foreclosed rather than evicted. Moving forward you’ll most likely have additional questions and concerns. Please feel free to reach out any time and I’ll be happy to help if possible. Keep in touch. All the best.

      Talk soon,
      John

  • mike quintana

    Reply Reply March 8, 2017

    Okay, I have a 3bdr 2 1/2 bath trailer for sale, I’m not asking for any money down I just want the money I owe on the trailer nothing more, theirs nothing wrong with the trailer, live by myself getting older do not want to maintain it anymore I would rather move into an apartment complex of some kind. I figured to talk w/somebody but I guess by leaving this msg I could get somebody to call me back thru my email addr. Thanks I appreciate it

    Sincerely,
    Mike Q

    • John Fedro

      Reply Reply March 10, 2017

      Hi Mike,

      Thank you for reaching out and connecting. Depending on your location and the condition of your home I would certainly be happy to let you know what a local investor may pay for your property. With that said I am certainly curious the principal payoff on the property. I’m assuming that this home is in the park as well, however I could be incorrect about this. Please send pictures and more details to me personally at support@mobilehomeinvesting.net. As always, if you ever have any questions or concerns please never hesitate to reach out any time. Always here to help.

      Talk soon,
      John

  • Jennifer gaikoski

    Reply Reply April 3, 2017

    I am enterested in selling my double wide mobile home in a mobile park. It is paid for about 8 years old. Great condition and a large cover from deck with white railings. It is also has a ramp for disabled and all the doors are wide for wheel chairs. Pls call me at 330 956 0011. I am in Ohio 45662.

    • John Fedro

      Reply Reply April 10, 2017

      Hi Jennifer,

      Thank you so much for reaching out and connecting. The description of your phone sounds extremely nice. Additionally it sounds like it is a very good size as well. I’m not personally investing in individual mobile homes in Ohio however I am working with a couple investors who are. If you are able to follow the steps located at this website link below please upload a description of your property, contact details, and pictures if available. This will then be sent to local investors and interested buyers in and around your area, in fact it will go out and be available nationwide. There is no cost to this service. Please let me know if you have any follow-up questions or concerns. Feel free to comment back here or email me personally at support@mobilehomeinvesting.net. http://www.sellfastbyowner.com

      Talk soon,
      John

  • Linda P Price

    Reply Reply April 5, 2017

    Hi John

    I have been trying to sell my elderly mothers very small-46×14 1990 home. She had a wall removed to make the living room bigger-and I have been having a difficult time trying to do this. It also needs some repairs-main thing is the floor. To make a long story short- I do have someone in GA-I live in Fl-who wants to purchase it. Of course I am overjoyed. My delima is -She wants to sign the paperwork by email. Can we legally do this? Not sure how to get the bill of sale notorized, or if we need to, since selling for less than $1500. The man who owns the little park it sits in is getting out of business and wants it gone. I just dont know what to do. Please Help! Thank you.

    • John Fedro

      Reply Reply April 10, 2017

      Hi Linda,

      Thank you for reaching out and connecting. Additionally, thank you for the clear and easy to understand message as the certainly helps me answer your questions a bit better. I regret to hear that you’re going through the situation selling this home. With that said it is a smaller home that would only be attractive to a small segment of society in my experience. I’m very glad to hear that you have a buyer lined up. While some forms can absolutely be signed legally on the Internet using third-party systems to verify people are who they say they are… I would not recommend that for the situation. Because a title has to be signed there will either have to be some trust involved on the sellers part OR you can hire a local title company or real estate attorney to facilitate taking the money from the buyer and having them correctly sign and date your pre-signed bill of sale and title. This way the buyer can walk out of the attorney’s office with a bill of sale and title in hand and your attorney will be holding the $1500. There is of course a fee for this however you could also have the buyer placed the $1500 in your bank account or pay you via PayPal, which is sort of refundable, and then you can quickly send them the signed title and signed bill of sale. They will of course send you back a copy of the signed bill of sale. There are few other ways to get this done however these are the main to at the moment. Please let me know any follow-up questions or concerns you ever have now are moving forward. All the best.

      Talk soon,
      John

  • Joe

    Reply Reply April 10, 2017

    Hey,
    I am trying to sell a 96 Redman 2 bed 2 bath for $12500 obo. In Centreville, MS near Baton Rouge, LA. My number is 601 695 5639. Is that a fair cash price? I have had quite a few inquire already after about a week for sale. Need to sell fast, any tips…?

    • John Fedro

      Reply Reply April 12, 2017

      Hi Joe,

      Thank you for reaching out and connecting. From what I know about your area, assuming that your home is in average 1996 mobile home wear and tear condition, I think you are asking a perfectly reasonable price. It is close to retail as it is only a two bedroom however for an and-user that is going to live in the home and raise their family I do not think this price is unreasonable. With that said if you have to move quickly then by all means please be negotiable if possible for someone that wants to get approved and by the home right away. I encourage you also to advertise and market the home in as many ways as possible. Make sure to run an ad in the local newspaper, have yard signs around the local area advertising your home for sale and phone number, and also for sale on local websites such as Craigslist, sellfastbyowner.com, and mhvillage.com. This way as many potential buyers are looking will be able to see your home for sale as possible. I hope this helps and starts to make sense. If you have any follow-up questions or concerns please never hesitate to reach out any time.

      Lastly, I did not mention about an investor purchasing this home because at your price it is a bit out of our price range and the fact that you have people already interested is very good for you. This means that your home is desirable and you definitely are in an area where there are buyers looking to spend their tax money to purchase a used mobile home. Keep in touch whenever needed.

      Talk soon,
      John

  • Christopher A Gomez

    Reply Reply April 13, 2017

    I live in a mobile home park and they advise that I would need to paint and payoff my property in full if I wanted to moved my home to another piece of land to live there. Is this true? I live in San Antonio TX in Stonebridge Sun Homes Community

    • John Fedro

      Reply Reply April 20, 2017

      Hi Christopher,

      Thank you for reaching out and connecting. If I am understanding correctly, then the mobile home still has an existing lien on the SOL correct? Perhaps you purchase the mobile home directly from the park, and are making payments to the park? Either way I do agree that this lien will have to be satisfied and paid in full before you can remove the home to a different location. There are ways to get around this however the lien holder typically has to be involved and sign off on the move. With that said, some movers will simply move the home without verifying you own the home completely out right. I do not agree with them demanding you paint the home before it is moved… It does not seem like they have any right to tell you to do this. However they can demand 100% of their money to be paid in full before the home is removed. I hope this helps and starts to point you in the right direction. If you have any follow-up questions or concerns or I did not answer the question completely, please comment back any time. Always here to help if possible.

      Talk soon,
      John

  • Kattie Jones

    Reply Reply April 26, 2017

    I have a mobile home located in Milledgeville GA, and it is located on a rent lot that is up up until June 1st 2017, I need to sell this home fast, can you help me find a buyer.

    1. Make, Model and Year? Schulz / 4627 / 2007

    2. Does it have shingled roof and what condition is the roof in?
    Yes the roof is shingled and is in good condition.

    3. What type of siding? Vinyl siding, in good condition.

    4. Measurements of the trailer, how many beds and baths? 60 x 80 with 3 bedrooms of which one was converted to a laundry room with 2 baths

    5. Is the lot rent up to date? Yes

    If so paid up until when? June 1st

    If not how much is owned? $125 on June 1st

    6. Is there anything still owed on the home? No

    If so how much and for what?

    7. Is the home currently vacant? No

    If not how long would you need before we could take possession and have the home moved? 5-20-2017

    8. What condition over all is the home in?

    Average

    9. What are you asking for the home? $20,000 negotiable

    • John Fedro

      Reply Reply April 26, 2017

      Hi Kattie,

      Thank you for reaching out and connecting. Additionally, thank you so much for the detailed comment as it certainly does help me give you more information and answer your question. First things first, your property sounds like it is very large, very new, and decently priced. With that said I am not working with any investors in or around your area. The closest investors I have to you are near the Atlanta area over an hour and a half away. It is for this reason I encourage you to advertise and sell the home as best you can yourself. It sounds like you have a bit of time so this should help you find a motivated buyer looking to purchase your property. Make sure you have your property priced competitively for the area. Determine the lowest price you can sell for and advertise this price if possible. Make sure to advertise and market in as many online and off-line mediums as you can. Make sure to be advertising on sites such as Craigslist.com, mhvillage.com, and sellfastbyowner.com. Also make sure you are advertising in your local newspapers and Pennysaver’s as well. Let the park manager know you have a home for sale as well as placing yard signs around the park and within a five-mile radius of the park advertising your property for sale. I would also encourage you to reach out to any local real estate investor clubs or associations you can find. Here is a website where you may be able to find a local group near you. https://nationalreia.org/find-a-reia/ Reach out to the local president or attend one of these groups yourself to advertise and picture property for sale. I hope all these suggestions help and make sense. If you have any follow-up questions or concerns please never hesitate to reach out any time.

      Talk soon,
      John

  • Rebecca

    Reply Reply May 4, 2017

    Hello John;

    So we are in a small pickle! We purchased our first mobile home, it was older and small- and we ended up having to move to a different mobile home within the same mobile park, due to horrible/harassing neighbors.

    To make the move easy- the park was accommodating and we simply took what our home was worth money wise- and rolled it into a new and a little larger mobile home, in the same park. Fast forward 4 years later- we are moving into a payment free house. I went ahead and gave the written 30 day notice- and asked in writing, to meet with the park’s manager to discuss selling the home back to them. She has not responded to the document. Gave notice on May 1st and it is now May 4th, 2017.

    We were not aware, that selling back the home would be challenging, as my gut is telling me it will be- especially after reading everything above! The original price on the 3 bedroom home was $8700 and it is a 1998 (I think.) WE have completed some improvements- and ideally, we would just like to sell back the mobile home to the park.

    I am anticipating some low-balling prices from the manager, as the last/first time we moved within the park, as I mentioned before, she tried to drop the price by a grand.. even though we’ve only lived in the mobile home for 6 months and there was absolutely no damage (we do not have kids or pets.) and they turned around and sold our old home within 1-2 months.

    Another concern I have, is that it seems the latest trend within this mobile park, is the management has moved in a lot of new homes- and they make you pay upfront $39,900 but this also locks you into a 3 year lease with the park. We have not had a lease with them for 3 years now, we only pay the lot rent for our mobile home.

    Is this a way to force us to sell to a 3rd party so that they can get a new home in our lot’s space? We’ve also seen a lot of long time residents leave- half of them with their mobile homes. I’m worried they won’t offer us much, for our home.

    Any advice you can throw our way- I’m getting more anxious and I think the next step we will have to take, is a certified letter, to force them into meeting with us.

    Help!
    Rebecca

    • John Fedro

      Reply Reply May 10, 2017

      Hi Rebecca,

      Thank you for reaching out and connecting. I very much regret to hear your situation. Please see my thoughts below in bold.

      So we are in a small pickle! We purchased our first mobile home, it was older and small- and we ended up having to move to a different mobile home within the same mobile park, due to horrible/harassing neighbors. That is terrible. If they were being rude or mean to you I’m surprised the park management didn’t kick them out for being a toxic part of the park. I know I certainly have.

      To make the move easy- the park was accommodating and we simply took what our home was worth money wise- and rolled it into a new and a little larger mobile home, in the same park. Fast forward 4 years later- we are moving into a payment free house. I went ahead and gave the written 30 day notice- and asked in writing, to meet with the park’s manager to discuss selling the home back to them. She has not responded to the document. Gave notice on May 1st and it is now May 4th, 2017. Congratulations about the new home. I hope you are happy about this move. Is not good she hasn’t responded yet however it is the beginning of the month and she may be extra busy. Definitely be marketing and advertising the home to the general public as well. Advertise this property online and off-line as much as possible to fully understand what the general public can pay for the property. Would you be willing to sell this home on payments to a low-risk park-approved buyer?

      We were not aware, that selling back the home would be challenging, as my gut is telling me it will be- especially after reading everything above! The original price on the 3 bedroom home was $8700 and it is a 1998 (I think.) WE have completed some improvements- and ideally, we would just like to sell back the mobile home to the park. Understood. I regret to hear the park is making this so difficult. I don’t see why they wouldn’t want to buy this back from you… Unless they were making it difficult for you to resell so that they knew you would simply just walk away and give them the home for free.

      I am anticipating some low-balling prices from the manager, as the last/first time we moved within the park, as I mentioned before, she tried to drop the price by a grand.. even though we’ve only lived in the mobile home for 6 months and there was absolutely no damage (we do not have kids or pets.) and they turned around and sold our old home within 1-2 months. Understood.

      Another concern I have, is that it seems the latest trend within this mobile park, is the management has moved in a lot of new homes- and they make you pay upfront $39,900 but this also locks you into a 3 year lease with the park. We have not had a lease with them for 3 years now, we only pay the lot rent for our mobile home.

      Is this a way to force us to sell to a 3rd party so that they can get a new home in our lot’s space? By third-party do you mean a traditional and-user that will be living in the home and living there themselves? If this is the case then the new buyer will simply remain in the home and pay lot rent accordingly. Has the park manager ever made it sound like they will require your new buyer to remove the home once they buy it? This would be very odd and would be clear indication that the park wanted you out so they could bring in a new home. We’ve also seen a lot of long time residents leave- half of them with their mobile homes. I’m worried they won’t offer us much, for our home. Understood and agreed. The fact that many long-term residents are leaving does worry me. I’ve certainly seen this before and this typically is the sign of a very greedy and unsympathetic park.

      Any advice you can throw our way- I’m getting more anxious and I think the next step we will have to take, is a certified letter, to force them into meeting with us. Let me know your thoughts to the advice above. Always here to help. Always feel free to reach out and comment further or email me with any follow-up questions or concerns. Keep in touch.

      Talk soon,
      John

  • Teresa

    Reply Reply June 3, 2017

    I am helping my parents sell a rental and had a question about listing it. It is in a beautiful mobile home park on Lake Tarpon in Palm Harbor FL. This park is different in that you own the land and pay an HOA just like a regular neighborhood. HOA includes your trash, clubhouse, community pool, and use of boat dock. The land alone is approx 6,000 sq ft worth about $45K, and there is a small single wide on the property. Can this be listed under “land” AND under “mobile home” in the MLS? She has it listed for $57K.

    • John Fedro

      Reply Reply June 9, 2017

      Hi Teresa,

      Thank you for reaching out and connecting. Additionally, thank you for the detailed message as the certainly helps me answer your question a bit better. I do know this area of Florida and do understand that the mobile home includes the land that it sits on. With that said it is still in a mobile home community of sorts with a monthly or yearly HOA required. The property could be listed under “land” in theory because somebody could purchase the home and land and demolish the home to replace it with another manufactured home. However this is highly unlikely if the mobile home that currently sits on the land is in decent condition. For this reason I would encourage you to list the property as a mobile home in the MLS. With that said, definitely make sure to advertise this property online and off-line as much as possible. Advertise it in the newspaper as well as the flyer locally. I hope this helps and point you in the right direction. As always, if you ever have any follow-up questions or concerns never hesitate to reach out any time. All the best. Keep in touch.

      Talk soon,
      John

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