Are you a mobile home & land owner that wants to Sell?

This page will discuss your options while selling your mobile home with private land. If you are a landowner with a mobile home attached to land then you have come to the right place. On this page you will better understand the steps needed to complete a fast sale of your mobile home and land package yourself, plus keep all the net profits.

If you are selling a mobile home located inside of a pre-existing mobile home community please click here.

Disclaimer: This page is designed to help homeowners looking to sell their properties, this page is not intended for MH investors. Throughout this article I will be using the term “mobile home” to describe your mobile home + land package combo.

Follow the steps below. Comment any questions below on this page.

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

1. Understanding 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 or a new bank loan 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 within 3 miles and 2.) less expensive than any other mobile home for sale in an approximately 3 radius. You may also receive more than average attention from potential buyers if your property is located in an up-and-coming area with a high growth rate and high demand.

A. Being aware of your local real estate market. Local real estate (single family homes) markets are changing all the time. With that said this occasionally does and does not affect the manufactured homes and mobile home markets as well. If you live in a high-demand area that is seeing many new buyers coming to the area this is typically called, a seller’s market. This is especially true when the demand of housing outweighs the supply of housing available.

Due to the limited supply of homes in a seller’s market, manufactured homes with or without land may start to be looked at by more and more buyers who otherwise may not have considered these homes options. In this way there will be more buyers and more possible demand for your property.

Conversely, if your local market is simply average or below average with regards to the amount of buyers that wish to be in your town then there are typically more sellers than there are cash-buyers or new-bank-loan buyers locally. This means too many homes for a hand full of all cash or bank-financeable buyers.

B. What prices/terms are similar manufactured homes nearby for sale for and/or have sold nearby? In addition to having a “general sense” of the market, it is so important to concretely understand what comparable mobile homes/land packages nearby have sold for within the past 3 months, 6 months, and 9 months. If a mobile home and land package recently sold within 3 miles away that is similar to yours and sold for $40,000; this gives considerable weight that your mobile home and land package may be worth close to this amount or more.

In addition to knowing what has already sold, be aware about what sellers are currently asking for their mobile home and land. Keep in mind that Sellers can “ask” anything that they/you want to for their/your properties; what really matters is when these properties sell, how many days on the market, and for how much? A competent Realtor familiar with your area and manufactured homes will be able to provide a CMA or comparable market analysis on your home’s estimated value. More below.

C. Is your home bank financeable or worth paying all-cash for? Keep in mind that during this phase we are still understanding what your home is worth and how you may be able to resell it. You are likely asking many thousands of dollars for your mobile home and land, and this is not typically cash that most buyers have lying around. For this reason some buyers may need to be approved for bank financing to purchase your manufactured home/land.

Action Item: Contact local banks and credit unions, also contact nationwide manufactured home lenders that can be found online. Become familiar with regards to which banks finance manufactured homes with land and which companies will not be able to help you or your buyers. Of the companies that are able to help, find out the requirements of the manufactured home, land, and buyer’s approval process. Knowing this information will only help expedite the process of getting the home sold, and help with prescreening any potential buyers that may have past credit problems that could stop them from becoming approved. Click here to learn more about HUD approved FHA financing for mobile homes and manufactured homes.

List of Manufactured Home lenders: Coming soon.

2. Understanding your options:

A. For Sale By Owner (FSBO): Selling your home yourself allows you to save a bit of money as you will typically not have to pay an agent’s commission. Occasionally you may be approached by a Realtor representing a buyer. This Realtor may have a buyer for your property, however this Realtor and broker will typically require a 2% to 4% buyer’s agent commission from the sale in order to help you. This help can be well worth the cost.

If you sell a mobile home yourself then you will want to stay very diligent with your advertising and marketing. At minimum you should aim to have 5+ more people walking through your home for sale per week. If you are not receiving this numbers than it may be a holiday week or you may need to alter your asking price, selling terms, and advertising methods; more on this below.

B. Realtor: Using a Realtor will give you access to buyers looking on the multiple listing service or MLS in your local area. Buyers using a Realtor are typically more seasoned and prepared to purchase a property than buyers without Realtors. (This is of course a very blanket remark and of course there are some serious mobile home buyers that are not working with Realtors in and around your area.) Keep in mind that it may be wise to have a few realtors come out to get an average opinion of what your home could sell for in the next 90 days, and why.

Tip: Be aware that some Realtors will be very good at telling you why you should give this Realtor your business. A Realtor may even over promise what he can deliver selling your property for. Ask how long his listings typically stay on the market and verify this with proof of his timely sales. Additionally, what advertising methods while this Realtor be using on a regular basis to resell your home. Aim to get the shortest listing as possible 60 days to 90 days is perfect; either the Realtor can sell it or not.

C. Short-sale, Foreclosure, or Deed in Lieu of Foreclosure: A foreclosure or bankruptcy is a large red mark on your credit history for 5+ years. If there is a way to avoid foreclosure or bankruptcy it is highly recommended. With that said this is absolutely an option. If your property has a lien, mortgage, or deed of trust then call your loan servicers “loan mitigation” department. You will need to be an authorized representative if the loan is not in your name, however assuming the loan is in your name then you will explain your financial situation and hardship. You will need to ask for a “short sale” package emailed or mailed to you immediately. In order for a short sale or deed in lieu of foreclosure to considered by the bank, the note must be nonperforming and past-due.

D. Rent (Forced-Landlords): This is regretfully becoming a more and more common scenario; a mobile home owner cannot resell their mobile home so they decide to rent out a room for rent the entire home just to cover the monthly loan payment. This homeowner has become a force-landlord.

Pros: While the home is being rented it is still in your ownership. If the market appreciates than the land value may appreciate as well. You may also run to the home until the market picks back up or until summer when there are more buyers in the market looking for a good deal.

Cons: You become a landlord. You are responsible for repairing the home and maintaining this property for your renters. Renter’s rights and “rentable” home conditions vary from state to state and county to county – so know your local laws and regulations.

E. Investors: Investors help purchase unwanted mobile homes around the country. Depending on a variable of factors multiple purchase offers can be made for your property. If you would like our team nationwide mobile home investors to make you a fast and fair purchase offer on your property, please click this sentence.

3. Understanding your possible buyers:

Before you advertise your property for sale, you must know how you are willing to receive the payment for your equity. Used mobile home buyers will likely take 3 forms: cash buyers, new bank loan buyers, and payment buyers.

A. 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 $30,000-$150,000+ for a used mobile home and land will be downsizing, using tax refund money, cashing out their 401k, or using some other form of savings to purchase your mobile home. Anyone spending all-cash has their pick of any mobile home as buyers with cash are king.

Cash example: Sale price is $120,000. Buyer pays you $120,000 cash and you give them 100% ownership via transfer of Deed(s).

B. A new bank loan buyer or bank-financeable buyer will be aiming to obtain a new bank loan to purchase your property. This seller should already be preapproved and likely have a “preapproval letter” from the lender to show you. A “preapproval letter” is a preliminary agreement from the buyer’s potential lender claiming that this buyer is semi-approved to borrow a certain amount [listed on the preapproval letter itself] to purchase a new or used manufactured home. Keep in mind that many banks will have restrictions on the age, location, and foundation of the mobile home being purchased. Not all mobile homes will be approved for bank financing, and lending criteria differs from lender to lender.

Bank example: Sales price is $120,000. Buyer’s bank/lender wires you $120,000 at closing and you give them 100% ownership via transfer of Deed(s).

C. 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 logically – most folks that are renting would love to own a home for market rent – this is essentially what you are offering.

Payment example: Sales price is $120,000. Buyer pays you $15,000 down and makes you monthly payments of $944.00 for 15 years at 7% interest. The day the buyer gives you the $15,000 you will sell the home to the buyer – however you will add yourself as Lien holder to the Title(s) or hold first lien position via mortgage or deed of trust.

Tip: When selling a mobile home for payments you may charge a premium for the home. Consider selling this home for $125,000 in the example above.

Tip: It is strongly advised to always utilize the help of a local real estate closing attorney. This closing attorney will help keep you compliant with national and local seller financing laws and regulations.

4. Advertising to find buyers:

Poor advertising and marketing of your mobile home and land property is a real concern. Now that you have identified your ideal selling price and made the property look attractive as best you can within your budget, it is important to get as many serious buyers seeing your advertisements and walking through your property as possible. From this point potential buyers can agree to your purchase price or counter offer with a price/terms of their own.

A. Online: Make certain to be advertising online. Sites such as Craigslist.com (free), Zillow.com (free or paid), Postlets.com (free or paid), FSBO.com (paid), MHVillage.com (paid), ForSaleByOwner.com (free) are all good sites to advertise your home through. The descriptive in your explanation of the property and make sure to include beautiful pictures of both the home and land.

B. Offline: The more people who see your advertisement the better. Advertise an open house in your local community newspaper and have accompanying yard-signs pointing drivers from the main road to your home. If possible, aim to advertise in the small local gazette instead of the large metropolitan newspaper to save costs and still remain effective. You may also want to hang flyers around the neighborhood advertising your property for sale. Some of your neighbors may want their friends or family to move in nearby.

C. Realtor: If you are working with a competent Realtor then you should have to do little to no advertising yourself.

5. You found a potential buyer & Closing

If your home has an attractive price and selling terms, and you are properly mass-marketing and advertising your property to the local community then you should absolutely find an eager buyer willing to purchase your good deal of a home.

A. Pre-approval letter: (Optional) If you will be selling this home with the help of a bank than your buyer should have a preapproval letter proving he/she is already preapproved for a specific amount of capital. The buyer may also show you his or her bank account with the appropriate current funds.

B. Purchase and Sale Agreement: (Required/Highly recommended) a purchase and sale agreement is a “meeting of the minds”. This agreement will be signed by both the purchaser and the seller and will then be handed/emailed/faxed to the closing company, escrow agent, or real estate attorney you are using to close this property. Use a closing company you trust or have used in the past.

Please click here for a sample copy of a purchase agreement if you are selling a mobile home and land package that have been legally joined or married. For situations where the mobile home and land do not share a legal description, then 2 contract will be used, an Unimproved Land Purchase Agreement and a Personal Property Purchase Agreement. – coming soon

C. Local closing attorney, Title agency, or Escrow office: (Required/Highly recommended) Using a closing professional will expedite and streamline the closing process for you. A competent closing company or attorney will be in contact with you regularly and will be the middle person who is facilitating all the closing paperwork and needed legal documents. Any help needed from you will typically be expressed in a very clear and easy to understand fashion. Make sure you receive your HUD-1 settlement statement at least 24 hours prior to closing.

Conclusion

Logically speaking there are buyers around you right now that absolutely would be willing to move into your manufactured home for the right price and terms. If you decide to sell your manufactured home for payments please be aware that there are so many high-risk buyers that you will not want to sell to. No matter how you are selling your manufactured home you must always listen to the market. If you are not receiving any calls from your advertisements then your prices, terms, pictures, or marketing is not working; you may wish to change your selling price, terms, and/or what you are doing to advertise.

When buyers do walk through your property make sure to always follow-up with their thoughts and opinions. These are absolutely people who you want to hear from as to what would make your home more desirable. Some buyers may simply need a push to know that you’re asking price is a little flexible if they would like to make you a counter offer.

Tip: Do not be too trusting when it comes to your buyers. Make sure to get everything in writing and be sure to trust your gut instincts.

Thank you for reading and following along. I hope the above words and advice have been helpful to you and at least pointing you in the right direction. If you have any follow-up questions or specific concerns never hesitate to reach out anytime below. Keep in touch.

Love what you do daily,
John Fedro
support@mobilehomeinvesting.net

51 Comments

  • Vicki Neumann

    Reply Reply March 8, 2016

    Hello John,
    We own a 1997 Saturn, approximately 2100 sq.ft. The home is a double-wide with 6″ outside walls, cathedral ceilings, plywood floors. It is in very good condition, but needs cosmetic work. We purchased this USED home in 2014 and loved it, however, due to health reasons, we are now in need of moving back to town. It sits on 5 acres of land that can be sold as simply acreage. We can only sell the home for cash since we purchased it used. This stops the interest of those who would like to have it.

    I am writing because we would like to simply sell the mobile home and land separate and I’m checking all possible avenues at this time. Please let me know if you might be interested and if you have any other referrals, that would be great. We do have a realtor and we are working with her, as well, to get it sold.

    Thank you for your time to read my information and I would appreciate some sort of answer.

    Vicki Neumann

    • John Fedro

      Reply Reply March 9, 2016

      Hi Vicki,

      Thank you for reaching out and connecting. It looks like you are emailing me from Edmond, Oklahoma. If this is correct and I am working with a gentleman in and around the area that may be interested in coming out to take a look at your property. The home certainly sounds like something we may be interested in and I also curious about the land it sits on. Please email me personally with more information about the home, asking price, any pictures, and your contact information. You may email me at support@mobilehomeinvesting.net. If you are not in this area of Oklahoma or nearby, please clarify your homes address when you email me. Additionally, we would prefer to not work with a realtor involved. Please let me know when this listing agreement expires if possible.

      With all that said, I am curious why you said you need to sell the home for all-cash you purchased it use? There are bank financing programs out there that will allow a home buyer to obtain a new loan on a used mobile home. Are you referencing the FHA requirements? Are you having a lot of people that like the home and want to purchase it, however they simply do not have the money available? In your opinion the home and land together are the most desirable, correct? What I mean by this question is that the home and land should stay together and not be removed and sold individually, correct? I hope this all helps and at least point us in the right direction. Let me know the answers to the questions above and we will go from there.

      Talk soon,
      John

  • Ever Boulware

    Reply Reply March 9, 2016

    I just want to know if I could just sell my home I want to sell this one so I can get a newer one

    • John Fedro

      Reply Reply March 9, 2016

      Hi Ever,

      Thank you for reaching out and connecting. It is important to advertise your home aggressively and be competitive in your asking price when selling. Please let me know more information about your property and any specific questions you have. Keep in touch.

      Talk soon,
      John

  • kyle butcher

    Reply Reply March 15, 2016

    we live in ashtabula oh we recently orchard a manufactured home and put it on a permanent foundation so we could sell it and make a profit on it after we got this all done and the county building department Gave is a certificate of occupancy I went to the county auditor to surrender the title to deed out in real estate they told me we couldn’t because we have a mortgage on the home.. is there a way around this, like the bank the mortgage is through consenting to deeding it to real estate?

    • John Fedro

      Reply Reply March 17, 2016

      Hi Kyle,

      There absolutely is a way around this however it will typically require you obtaining a new loan on the home and land as a package deal. This will pay off your current loan and start the repayment process over again at whatever you borrow to refinance. With that said, the discretion in the decision to do this is completely on the bank you originally obtained the loan through, or any other bank locally or nationwide that will provide financing on mobile homes and land packages. (What I mean by “mobile homes and land packages” are mobile homes attached to private property. These are different than mobile homes inside pre-existing mobile home parks that only rent the land they sit on.) As your current loan sits it is for the personal property that is your mobile home. A loan for a major bank is typically compiled with hundreds of other loans and sold on second and third mortgage markets… What this basically means is that it is nearly impossible for the bank to simply add your lands legal description to the current note and mortgage or to rewrite the note and mortgage in some other fashion. I hope this all helps and makes sense. In short, you will absolutely need to contact your bank to get their instructions on your ideal outcome. Keep in touch moving forward and if you have any additional questions or concerns please never hesitate to reach out anytime. Always here to help.

      Talk soon,
      John

  • kyle butcher

    Reply Reply March 17, 2016

    our land is in with the loan what the bank is saying is if he signs of f on the intrest and taxes they should do it we will see in dropping off the Laskey work to him tomarrow and he is going to send it to the auditors office

  • Evelyn Wright

    Reply Reply April 9, 2016

    We purchased a repo mobile home in 2001. We put it on land that we own and through the state of Texas had it recorded as real property. This was in Santa Fe, TX. My husband was transferred to the Corpus Christi area with his job. Our realtor found a buyer who started the loan process. Thirty days later we are finding out that FHA will not lend on this loan because with the mobile home being a repo it has been placed in 2 locations. We just found this out yesterday. We do not own out right, we have an existing loan. What I need to know is if we can sell this home. Or would we only be able to sell to a cash buyer?

    • John Fedro

      Reply Reply April 9, 2016

      Hi Evelyn,

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

      Our realtor found a buyer who started the loan process. Thirty days later we are finding out that FHA will not lend on this loan because with the mobile home being a repo it has been placed in 2 locations. I very much regret to hear about this surprise. You are correct that there are many lenders that will not lead to a mobile home that has been moved to more than one location. With that said, there are definitely lenders that will underwrite a mobile home if it is been moved multiple times. I encourage you to reach out to Triad and Mountainside financial. These are two companies that regularly lend on mobile homes inside communities and attached to their own private land. You can Google both of these companies to find out their contact information and more details. We just found this out yesterday. We do not own out right, we have an existing loan. Have you been paying on this loan? Is this loan in default by now? Has the bank gone under or is no longer even being enforced or legitimate? Have you ever got any letters from this previous/current lien? Do you even know who the original debtors are? Is this lien attached to the land or the mobile home or both? What I need to know is if we can sell this home. Or would we only be able to sell to a cash buyer? There are a number of hurdles from the existing unknown lien to whether or not the home and land are legally married together or not. Please keep me updated and posted with the answers to the questions above and we will move forward accordingly. While finding a cash buyer would absolutely overcome many of these hurdles, there are still issues and questions that are brought up as to why there was a lien on the home without you knowing. Was title insurance issued when you purchase this property? If this is the case that should’ve been caught before you purchase the property.

      Talk soon,
      John

  • kathy ureka

    Reply Reply April 10, 2016

    Hello John, We bought new 4 yrs ago a manufactured home within a mobile home park.We paid cash and have no mortgage or liens, We have a buyer who has been pre approved by his bank for the amount we asked for. How or what forms do we use to send to his bank to close the deal. His Bank is asking for a ratified contract but we are not realators so what do we doÉÉ

    • John Fedro

      Reply Reply April 13, 2016

      Hi Kathy,

      Congratulations on finding this fire and getting everything organized up to this point. Lenders and banks vary from company to company so any particular advice I may give you maybe incorrect for the specific company/lender your buyer is working with. The main reason I mention this is because your purchase and sale agreement is obviously not what this bank needs to complete their underwriting procedure and finalize the loan. It is for this reason I encourage you to contact the lender directly to see if they have a purchase and sale agreement they would recommend or if there is some certain verbiage the lender is looking for on the agreement. In short, it is no use trying to guess what the lender needs… It is best simply to ask this question directly to them. I hope this helps and at least point you in the right direction. As always, any questions or concerns you have forward never hesitate to reach out any time.

      Talk soon,
      John

  • Kalley SAYE

    Reply Reply May 19, 2016

    We have a 1999 Clayton home on three acresof land. We still owe more on our mortgage than its worth. We would like to keep the land and build a house but the land was used to get the doublewide. We want to sell the home and keep the land,is this possible?

    • John Fedro

      Reply Reply May 20, 2016

      Hi Kalley,

      Thank you for reaching out and connecting with regards to your questions. In order to accomplish her goal you will certainly be on an uphill battle however it is definitely possible for you to achieve the goal of selling the mobile home and keeping the land to build a traditional single-family home.

      The main obstacle is that your current loan needs to be paid off so that the land and mobile home may be separated from one another. I am only assuming that the mobile home and land are attached however they could already be separated as we speak. You can tell this by looking at the lands legal description, if the mobile home is included then the title(s) to the mobile home will have been relinquished to the state as it is now listed on the legal description of the land.

      Because the home is upside down and you currently owe more than what the property is worth you may have to get some type of “construction loan” that will allow you to finance the building of the single-family home on your land. If you can convince a bank that a single-family home will be worth more than the amount you are financing there is likely a program out there for you. This is of course dependent on your credit and income as well.

      Lastly, you will most likely need a buyer lined up for the mobile home to pay you all-cash once the property is free and clear and there is no more loan on your land/mobile home.

      If it sounds like this is a bit confusing and there are a lot of pieces to the puzzle, you are absolutely correct. Because the home is upside down it is not realistic that anybody will buy this land from you without going through a short sale with your lender and potentially ruining/lowering your credit for the next few years.

      With all this said, I would highly encourage you to reach out to knowledgeable and experienced lenders and loan originators nearby. Let them know your desired outcome. These qualified professionals will likely do their best to get you into the correct loan to build a new single-family home and cash out your current loan. With that said, if a broker or lender does not think they can help then they will likely tell you this as well so they do not waste their time or your own.

      Keep in touch if you have any follow-up questions or concerns never hesitate to reach out any time. I hope you are not needing to sell quickly as this would only put added stress on your situation. If you do have some time and decent credit and income than accomplishing your goal is certainly not out of the question. Keep in touch.

      Talk soon,
      John

  • Monique Ford

    Reply Reply June 2, 2016

    Hello,
    Me and my husband bought a 2,000 + sqft Beautiful manufacture home, New- Customized, almost 4 years ago. We put it on family land and we decided we wanted to sell it. Only problem is that we cant sell it on this land, it has to be moved. We did not know that selling it separate (or even selling it used) will bring down the cost of value greatly. We are trying to figure out our options for selling it for what we owe. We are not looking for profit (If we can get profit from it, thats great also) we just to get it out of our name. Foreclosure+ Bad Credit= not an option. Please let me know if there are any options. Also, Land permits? we were thinking about moving it to colorado.. but there is certain permits or what not? Insight on that as well, if you can!! We appreciate it!
    Thank you,
    Monique Ford

    • John Fedro

      Reply Reply June 5, 2016

      Hi Monique,

      Thank you for reaching out and connecting with regards to your questions. From your description I have no doubt that your nearly brand-new double wide manufactured home is huge and gorgeous. But that said I regret to hear that you are now looking to sell this home after only four years. Additionally, the fact that the home has to be moved is likely going to make this an uphill battle to sell unless there is a good bit of equity in the home. The reason I mention this is because any buyer that purchases the home will have to spend nearly $10,000-$15,000 to move the home and set it up on their vacant piece of property.

      Let us first talk about you selling the home and having a buyer remove the home from your property. This would be a rather normal sale where the buyer pays off the underlying loan, receives title, and moves the home to a new location, the end. Market and advertise your property for sale so that everyone in and around the area knows what you have for sale. Market online, off-line, as well as having yard signs around town advertising your property for sale. Also contact local mobile home parks, dealers, and brokers to see if they are interested in purchasing your slightly used manufactured home. I hope this makes a bit of sense and begins to point you in the right direction. If you have any questions or concerns never hesitate to reach out any time with regards to any of this.

      Next, you mentioned about possibly moving the home to Colorado. If you paid for this move you could likely set the home up in a very desirable location that would attract an all-cash buyer within a relatively short period of time. You likely know that the Denver and Colorado markets are very hot right now and there are many cash buyers looking to overpay for mobile homes in or around the area. I am assuming that this is one of the main reasons why you would like to move it to Colorado. Perhaps you would like to move it for personal reasons so that you could live there yourselves. You will absolutely need to contact the county where the mobile home will be moved to. You will need to obtain moving permits through this county. Depending on where you are moving the home the land has to be prepped and ready for this double wide mobile home. If you have more specific information about where you are moving this to in Colorado I encourage you to please call the state directly at 303-866-4616 or 303 205-5608. Again, if you have any other questions or concerns never hesitate to reach out any time. Always happy to help. Keep in touch.

      Talk soon,
      John

  • Tammy E

    Reply Reply June 18, 2016

    Hello-

    My mother owns a 1971 double wide mobile home within a park in Florida. The home is in really bad shape. Her share of the park is worth 30,000. We tried to sell the home for share price, and buyers ended up offering 7,000 because of how bad of shape the home is in. I declined the sale as I feel I might have other options: If I demolished the home and just sold the land/Share could I ask and get 30,000 for an empty lot? I just want to get as much as I can as it’s my mother’s only life line of cash left. I moved mother to Ohio with me to save on costs of living for her. Just not sure what to do…

    • John Fedro

      Reply Reply June 18, 2016

      Hi Tammy,

      Thank you so much for reaching out and connecting. Additionally, thank you for your detailed questions. I regret to hear about your mother situation and the fact that this home now needs to be sold. It sounds like anyone interested in the home currently would either have to be an investor or someone willing to do the work prior to moving into the home. Or perhaps someone looking to remove the home and add another home there. Either way this will illuminate many buyers, many more if this is an age restricted area as well. If you removed a mobile home from the lot you would only be helping the new buyers a little bit as a new home will still need to be added to the property. Additionally, I am curious about the setback regulations on this land… New mobile homes are bigger than older ones so if there is a very small mobile home there now it may be hard to find another one of similar size to replace it with. This might not be the issue and another mobile home of almost any size may be added depending on the land. Concerning the $7000 offer… Absolutely call around to local realtors and appraisers in the area. See if realtors will give you comparable sales nearby and if an appraiser can give you a “pencil search” appraisal for your mother’s property. This will give you a rough estimate of the home and land’s value. The reason I mention this is because $7000 cash may be a realistic price in today’s economy. While it may be worth $30,000 online or as a just value by the county, it really depends on how many buyers are out there that will determine the “value” of you this property. Lastly, you may want to reach out to local dealers of new and used mobile homes nearby. Let them know you have land for sale at is ready for a mobile home. They can keep your name on a list for buyers that come in looking at mobile homes without any land to put them on. I hope this helps and all points you in the right direction. If you have any follow-up questions or concerns please never hesitate to reach at any time. All the best.

      Talk soon,
      John

  • Jennifer

    Reply Reply June 30, 2016

    I have a 92 destiny Triple-wide mobile home on .8 of acre of private land. Need to sell it as soon as possible. The mobile home has a clear title and the land has a deed. Want to sell them together but because of the age of home it can not be financed. The mobile home needs lots of tlc which also eliminates financing. So we were hoping to look to see if investors would be interested in it since the land has a 2nd septic tank and a shared well so a 2nd mobile home can go in the back of the property (one used to be there). What is the best advice you can give on how to sale our property fast and with as much profit as we can get. We have it listed on Zillow Fsbo but most everyone contacting us was to rent it or owner finance which both are out of the question, we need to sale it. Any advice?

    • John Fedro

      Reply Reply July 1, 2016

      Hi Jennifer,

      Thank you for reaching out and connecting. Additionally, thank you for your detailed email and specific questions. I agree that because of the condition of the home and age the home may be difficult to be bank financed. You are already obviously trying to market the home online as best you can. I agree with your idea to have an interested investor possibly purchase the home. The second connection for the well and septic make perfect sense for an investor as well.

      What area of the country are you located? If I have any investors locally I will certainly point them in your direction. Additionally, you may want to reach out to local real estate investors associations in your area. You can find these different groups on Meetup.com and also NationalREIA.com. While you do not have to attend these events I do encourage you to call up the organizers and asked them if they know any mobile home investors that would be interested in your properties.

      I hope this all helps and starts to point you in the right direction. As always if you have any follow-up questions or concerns never hesitate to reach out any time. All the best.Please see my thoughts in bold.

      Talk soon,
      John

  • Irene Thomas

    Reply Reply June 30, 2016

    Finally, I have found a website that is helpful to me as a new seller. Thank You! Irene Thomas

    • John Fedro

      Reply Reply July 1, 2016

      Hi Irene,

      Very happy to help. If there is anything else never hesitate to reach back out. All the best.

      Talk soon,
      John

  • Julie

    Reply Reply July 10, 2016

    Hi John,
    I have a doublewide, 28 X 48 in excellent condition (brand new roof, solid steel skirting, painted last year, well-maintained). It’s a Silver Creek home, manufactured in 2000. I’m not sure when it was set up on this property; I’m the second owner. The land is the size of a city lot and the home has city water and sewer. There’s a front porch plus a deck on the back, a fenced backyard plus a smaller picket fence around the front yard, a large storage shed, and a double carport. The neighborhood is in the country, quiet, safe. It’s not a park; it’s more like a subdivision.

    I’ve become disabled and need to downsize and relocate for health reasons. I simply can’t manage a 1344 sq. ft. home myself anymore and the Texas heat is literally killing me. I’ve had my home for sale by owner on Zillow and have had lots of interest and showings. But it seems like here in West Texas, the type of folks who are most interested in my property can’t qualify for a mortgage loan.

    My best bet, I think, is to find investors who would be interested in buying it as a rental but I don’t know how to do that. The home would easily rent for a minimum of $750/month. A nearby single wide without a carport, storage shed, porch or anything is renting for $675. Can you help or point me in the right direction? My home is in Abilene, TX.

    Thanks!
    Julie

    • John Fedro

      Reply Reply July 11, 2016

      Hi Julie,

      Thank you so much for reaching out and connecting. Additionally, thank you for your detailed comment and questions. This certainly makes answering your questions a bit easier for me. With that said it certainly does not surprise me that many of the folks looking at your home would be unable to purchase the property. Mobile homes on land are usually a bit more difficult to become financed for. Not only does the home need to qualify (which based off the description sounds beautiful and should not be a problem) however the buyer also has to apply and usually bring 20% down for a manufactured home loan. While this is not always the case it is typical and many buyers simply will not have this kind of money.

      I am working with an investor somewhat nearby however depending on the price range you are looking to sell your property for this may or may not be an option. When you have time I encourage you to list the property on sellfastbyowner.com when possible. This is a free site that will advertise your home to any investors in the area. With that said I highly encourage you to contact a local realtor that specializes in mobile homes nearby to help sell your property. The reason I mention this is because buyers looking with realtors will typically be a bit more qualified and serious than buyers looking without the help of a realtor. Your home sounds beautiful and should not have any problem selling once you find a qualified buyer. Additionally, I would normally tell you to contact a local real estate investors club to advertise your property to this group as well. However I did some searching in and around your area and could not find anything within a 50 mile radius of you at all. With all this said I hope this starts to point you in the right direction and help. As always, if you ever have any follow-up questions or concerns please never hesitate to reach out anytime.

      Talk soon,
      John

  • Julie

    Reply Reply July 11, 2016

    Hi John,
    Thank you so much for responding quickly and for your good advice! I will attempt to list it on sellfastbyowner and try to find an interested local Realtor, as well. I really appreciate your help and time! We’ll see how it goes; fingers crossed!

    Julie

  • wp

    Reply Reply August 7, 2016

    John
    I have a doublewide 2004 cavco on a 1.3 acre lot in Grant County just 2 miles out of Silver City,NM. I was wondering if you know of someone who might just want to buy the home? It has been on the market for 6 months with a realestate agent. She tells me its showing well, but no offers so far. Here is the listing. http://silvercityidx.com/listing.php?sid=59628&mls=32938&a=56&site_id=225&page_current=1. The address is 2208 cottage sans Silver City,nm.

    • John Fedro

      Reply Reply August 7, 2016

      Hi WP,

      Thank you for reaching out and connecting. The home and land looks beautiful. I will pass this along to the two investors I know of working in the semi nearby area. Make sure the home is listed in as many mediums and areas Online and off-line as you can think of. The more potential buyers that can see at the better. If you are open to offering financing on this property than you will likely have a larger pool of buyers interested in the home. All the best. If you ever have any follow-up questions or concerns please never hesitate to reach out any time.

      Talk soon,
      John

  • Rachel Galeazzi

    Reply Reply August 8, 2016

    Hi! I have some questions about our mobile home. It is a 1986 single wide. We have fixed it up and it’s pretty nice, on a quarter acre of land. We have had it for almost 3 years. We owner financed it (and the land it’s on). So we still owe on it, but we were wondering if it would be possible to sell the mobile or trade it in for a new one and put it in the same spot. Im just wondering if this is possible since we still owe on it, owner financed. The agreement was that we could sell at any time, the title is in our name. I just don’t know if we can sell the trailer and not the land. Thank you for any help.

    • John Fedro

      Reply Reply August 10, 2016

      Hi Rachel,

      Thank you very much for connecting and reaching out. The answer to your question is definitely specific on the agreements you have with the seller and how the mobile home is titled on the property/land it sits on. Is the mobile home and land married together where the mobile home is found on the lands legal description? Or are the mobile home and land separate, and the mobile home has a physical title showing ownership? Additionally, is there an underlying loan on the mobile home and/or land? Lastly, is the person who is selling the home/land to you easy to work with and/or do they even have the capability to separate the home and land so that you may replace the home with a newer home? There are a lot of variables to consider in this is definitely something that the owner of the land and home will be able to answer for you directly. Make sure when you’re asking this person for help to focus on how this will benefit them. You will be adding a newer home to the land which will certainly increase the value? With that said are you going to be buying this new home for cash or with additional financing? If it is with cash then this would be enticing to the landowner as this is your collateral in case you default. However if you will be financing the mobile home then you may leave the landowner in a pickle if you decide to leave the land and home without paying. I hope this all helps and make sense a little bit. Obviously you will have to find out the answers to these questions and how the person you are buying the land/home from feel about you replacing the home. As always, if you ever have any follow-up questions or concerns never hesitate to reach out any time. All the best.

      Talk soon,
      John

  • wp

    Reply Reply August 9, 2016

    I am willing to sell it as a package too, but if someone just wants the trailer, I am open to that.

    I hesitant about financing it. I am afraid I will get left with a piece of trash. How much do you think I would ask for a down payment if I did finance?

    • John Fedro

      Reply Reply August 10, 2016

      Hi WP,

      I very much understand about selling the home and having the buyers default and leave you with a piece of trash. I would not want you to sell the home without at least half of the total price down at closing. With that said this is merely a suggestion and the choices obviously very much up to you. Moving forward if you have any follow-up questions or concerns never hesitate to reach out any time.

      Talk soon,
      John

  • Laura

    Reply Reply September 9, 2016

    Hi John, I have a 2013 Clayton homes tru mobile home..it is a 14×66 3 bedroom 2 bath, and still in great shape. The original price was 33,000 with delivery and set up two years ago. I am wondering what the best way to sell would be. I have contacted a couple of those ‘ we buy mobile homes fast’ places, and one offered me $7,000!! Seven grand for a home that has only been lived in two years!! I couldn’t believe it! I know these homes are cheaper quality than others, but I have never even hung a picture, it has really been taken care of. It HAS been lived in though and has small things that need to be done, like a few places that need some touch up paint, but overall, it’s in great shape. What’s a fair offer in your opinion and what is the best way to sell? I am afraid if I just do a for sale by owner it will take forever, is that my only option though if I don’t want to practically give my home away? Thanks so much for your time!!!

    • John Fedro

      Reply Reply September 14, 2016

      Hi Laura,

      Thank you for reaching out and connecting. I regret to hear that you’re looking to sell your new mobile home so quickly. Your property is absolutely worth more than $7000 to the right buyer. For someone who is going to purchase the home to live in it and raise their family this home is absolutely worth $30,000 or more. With that said there are not many buyers with $30,000 cash lying around or the willingness to possibly go through a bank. I’m curious how many mobile homes have sold for cash in your park in the last 12 months? If the home is not located in a park then disregard this last question. If it has to be moved then this will even more limit the few cash buyers who would be interested in purchasing the property. With all this said I would encourage you to advertise the home in as many ways online and off-line as possible. Get as many local serious buyers walking through the property as possible. You may also want to reach out to local dealers to see if they are interested in either purchasing your home or brokering it in some way. Does the home have to be moved? Is it located in a pre-existing family mobile home community? Knowing these two things will help me give you a better opinion on what may be the best ways to move forward successfully. Looking forward to hearing back.

      Talk soon,
      John

      • Benjamin

        Reply Reply January 9, 2017

        I noticed that you have purchased a mobile home from Clayton Homes; I too am interested within purchasing a manufactured home from Clayton Homes, which happens to be a HUD home(Not IRC Code). I live in Grand Junction Co, looking to purchase a beautiful 4 bed, 2 bath, 2100 square foot home for 90k and place on a piece of property in Fruita, Co for selling for 62k. I never owned a home before and cant help but look into manufactured homes for the price for square foot. We are comparing to stick built homes that are around 190k and cant get over how small and unpleasant they are for the asking prices. I suppose my question is for John Fedro and you Laura; what things should I be looking for when moving forward with this process? Will I be able to sell it down the road, (main concern, is it be financeable to a potential buyer, I have heard that HUD homes are harder for people to get financing on/ Dont plan on moving it after I set it) Right now, I am paying almost 800 for a single wide(Renting) and its only 1k foot and two bedrooms; this home would cost me close to 1k a month and is doubly nicer, and way more square foot. Would I have troubles renting it? Selling it? Any advice you can give me, would significantly appreciated! Little nervous; all my friends keep telling me that manufactured homes are a bad investment. What are your thoughts?

        • John Fedro

          Reply Reply January 9, 2017

          Hi Benjamin,

          Thank you for reaching out and connecting with regards to your questions. If you will be purchasing this home brand-new and placing it on your property then you should not have any trouble getting this home approved for bank financing whether you purchase it or another buyer purchases it from you in the next 5-15 years from now. This is of course assuming the home is in decent shape, on the correct foundation, and your buyer is approved for the loan as well. Your friends mentioned that a manufactured home is not the best investment, as long as you know the pros and cons of manufactured homes this is all manageable. You are correct that the introductory amount of $90,000 plus the cost of land is fairly reasonable for a 2000+ square foot home. The property value throughout Colorado is some of the highest in the nation. In my opinion you may be experiencing a bit of a boom due to the legal marijuana industry. I mention this because this is certainly temporary and if other states legalize this the demand in Colorado may go down. I say this because if in a few years market demand drops you will be left with the mobile home and land that is quite similar to other areas around the country. In my opinion this would be worse case scenario for you, which really isn’t that bad. In other areas of the country there are simply fewer buyers to purchase a used mobile home… However there are buyers. I say this because you may have trouble selling and it may be slow, however you should sell the home eventually, and rent the home fairly quickly depending on the additional inventory of homes. With all this said if the market stays anywhere like it has been for the last few years, you will easily be able to resell and re-rent this home. Many banks will lend on manufactured homes and land that are 20 years in newer. However, if the market drops significantly then you will be competing against every other seller in the market who is trying to get a cash buyer or bank finance buyer to purchase their use mobile home on land. Call Clayton and a few other lending companies to asked them their qualifications with regards to lending on mobile homes attached to private land. I hope this all helps and starts to point you in the right direction. I’m sure I jumped around from topic to topic so if you have any additional follow-up questions or concerns please never hesitate to reach out any time. All the best.

          Talk soon,
          John

  • DAn

    Reply Reply September 23, 2016

    HI John interesting website.
    Don’t know if you can answer my question.

    I sold my 1978 mobile home completely remodeled to an out of state buyer in mid August. Buyer send me all is credit info and a $3000. account in the form of a bank draft.

    Buyer was supposed to move in and pay the $28k balance on August 28th. Since that he have postponed his arrival for 3 weeks. I texted him beg. of last week to let him know if there was a problem. He told me that he should be able to move in in 10 days.

    Well today is the day! Since his last text message 10 days ago, NO answer, no text, no call. Can’t send him anything because he supposed to have lost his house in a flooding up north and now living in a Hotel…

    At this point I let him know that he will have to pay a $30 a day rent fee and that i really need to know what is going on.

    What can I do about that? What happen with the account he gave on the house? I had to pay extra labors to finish the house in time for his supposed arrival day that never happen. I really need to get rid of this house that is getting really heavy on my wallet.

    What can I do with this weird situation?

    Thanks

    Dan

    • John Fedro

      Reply Reply September 26, 2016

      Hi Dan,

      Thanks for reaching out and connecting. Additionally, thanks for being detailed in your comment as this helps me answer your questions. Please see my thoughts below in bold.

      Don’t know if you can answer my question. I would sure be happy to try to help.

      I sold my 1978 mobile home completely remodeled to an out of state buyer in mid August. Buyer send me all is credit info and a $3000. account in the form of a bank draft. Understood.

      Buyer was supposed to move in and pay the $28k balance on August 28th. Since that he have postponed his arrival for 3 weeks. I texted him beg. of last week to let him know if there was a problem. He told me that he should be able to move in in 10 days. Understood. I believe I see where this may be going.

      Well today is the day! Since his last text message 10 days ago, NO answer, no text, no call. Can’t send him anything because he supposed to have lost his house in a flooding up north and now living in a Hotel… I regret to hear this. Obviously this buyer is in a tough spot. With that said there are definitely certain obligations to uphold and a courtesy call or text message from him would certainly be appreciated.

      At this point I let him know that he will have to pay a $30 a day rent fee and that i really need to know what is going on. Did he confirm this at all? If he did not confirm this then he could be a little surprised and offended if he gets a couple hundred dollar bill he was not expecting. Between you and me $30 a day is certainly not unreasonable at all.

      What happen with the account he gave on the house? I am not sure I understand this questions with regards to the “account he gave on the house”. I had to pay extra labors to finish the house in time for his supposed arrival day that never happen. I really need to get rid of this house that is getting really heavy on my wallet. No title or purchase and sale agreement was ever signed correct? If a purchase and sale agreement was signed then you will have to honor the time you have given the buyer to close. With that said it sounds like this time has already came and went for sure. If you resell this home to another buyer be prepared to give back a majority of the $3000 to the buyer the could not fully close… I say give back a majority because it would be logical and fair to keep out any expenses occurred to you due to this holding time. Time is going by and every day is costing you money, possibly lot rent charges, and it is also getting later in the year which slowly slows down the buying market. If you’re purchase and sale agreement describes that the buyer will not get any of this money back then you may keep the entire $3000 as a forfeited deposit. I jumped around a few times above so I hope this all helps a bit and make sense. If I did not answer any questions please don’t hesitate to comment back or email me personally.

      What can I do with this weird situation? It sounds like you are in a pretty solid situation with a good home to resell. In my opinion you should definitely continue marketing the home and line up another eager buyer to close as soon as possible. If the previous buyer shows up and completes the deal then great, however if not then continue reaching out to him to figure out what is going on and possibly be prepared to give part of the money back if the ask buyer demands it (better to pay back a little bit of money than to go to court). I hope this helps and I’ll make sense. Like I said above keep in touch and if you have any follow-up questions don’t hesitate to reach back out. Additionally, I would be curious to hear how all this resolves itself and what comes of this buyer.

      Talk soon,
      John

  • Nicole

    Reply Reply January 14, 2017

    We want to sell out mobile home. We are owner financed through the people we bought it from. We have quite a bit of equity in the home already as we have had it a few years and put 9k down on it. Since purchasing it, our neighbors moved out and abandoned their home/property and its trashed. It definitely does not look good. Is it better to try to sell by owner or use a realtor to sell our home? Is there anything we can do about the abandoned house next door?

    • John Fedro

      Reply Reply January 17, 2017

      Hi Nicole,

      Thank you for reaching out and connecting. I admire your ambition to add value to the neighbors house and perhaps a profit for you. I do not know what the neighbor house looks like or the price in question, however if you can purchase it and resell the home for cash or payments then you may very likely be able to make a profit. Please feel free to comment back and ask any further specific questions with regards to the neighboring home. Depending on who owns the home now, either the park or the previous owners, you will need to make an offer to try to purchase this home for a very very good value.

      With regards to the home you are currently making payments on, I would encourage you to find an all cash buyer if possible. This is a buyer that has enough liquid cash to pay for your home completely. This would pay off the lien holder and have you walk away with the additional cash. Depending on the year of your home you may also find a bank financed buyer. Keep in mind a bank finance buyer will take around 30 days or more to obtain financing through a banking institution. These banking institutions also have underwriting processes that may stop the buyer from purchasing the home before closing. The reason I mention this is because whether you sell with a realtor or sell for yourself make sure you are basing your sales price in reality. If you are selling for cash then there is a very black-and-white value that most people will pay for this home. However if you are able to collect monthly payments from your buyer then you will be able to sell the home quicker and for approximately 25% or more in value. I hope this all helps to make sense. If you have any additional follow-up questions or concerns please never hesitate to reach out any time. Have a great rest of the week. Keep in touch.

      Talk soon,
      John

  • Brenda

    Reply Reply February 10, 2017

    Hi John,
    My husband and I live in South Carolina. In 2008 we purchased a 1998 model doublewide mobile home that is on 1.3 acres, with a 30 loan. In 2010 we refinanced our mortgage down to a 15 year loan. It will be paid off in 2025. When we first purchased the home, we had the mobile home detitled to become one with the land. So my question is this…can we sell just the mobile home? We have thought about purchasing a new mobile home and placing it in the same spot as the one that is here now. I don’t know what would be involved as far as the current mortgage is concerned, or how any of this would work. Can you offer any information? Thank You.

    • John Fedro

      Reply Reply February 16, 2017

      Hi Brenda,

      Thank you for reaching out and connecting. Congratulations to you and your husband for owning a home you both really love. Also paying it off in the near future will be a great feat as well. The answer to your question is, “it depends”. In reality the answer is “yes”. However there may be things making it easier or more difficult with regards to the current underlying loan. I’m curious if the loan covers the home and the land or simply the land or simply the home. If the loan only is attached to the land then you will be able to easily contact the local County tax office and treasurer and property appraiser in your county and notify them on your intentions of changing your mobile homes property from “real property” to “personal property”. You will likely have to fill out a few pieces of paper in order to notify the state that your land will now be taxed differently as there will not be a mobile home legally attached to it. Also there will need to be a title reissued by your state as well. The clerks over the phone in person at the local property appraiser will point you in the right direction when you explain your situation over the phone. Keep in mind that if the loan is attached to the home and the land then either 1.) You will need to call up the bank and clear it with them that you would like to remove and replace the current mobile home on your land (they will need to agree to this) OR 2.) They will simply ask you to obtain a new loan once the old home is replaced. Working with local dealers will help facilitate this transaction as they are able to purchase your old mobile home from you in trade when they deliver the new home. There also dealer so they can usually work with local or nationwide banks. I hope this helps and starts to point you in the right direction. In short you can absolutely achieve your goal, however there are definitely hurdles and hoops you will have to jump through. I hope this helps and starts to make sense moving forward. If you ever have any follow-up questions or concerns please never hesitate to reach out any time. All the best.

      Talk soon,
      John

  • Kailey Yeager

    Reply Reply July 12, 2017

    Hi John,
    I am currently selling my mobile home its a 1998 Redman. I have found a buyer. We are selling it for 5000 dollars cash plus the amount due for the years taxes. We bought the place off of my boyfriend’s brother for cash 4 years ago. He signed the title over to us and that was it. The home sits in a mobile home park. The couple that is buying it is already accepted into the park via application he provides. The buyers are asking for a sellers agreement she said its required by law. I am not familiar with this and was wondering if you could give me advice on this subject. We did not go through any of that when we bought it 4 years ago.

    Thank you,
    Kailey

    • John Fedro

      Reply Reply July 13, 2017

      Hi Kailey,

      Thank you for reaching out and connecting. Congratulations on getting your property sold. It looks as if you are writing from the state of Pennsylvania. I do have experience in Pennsylvania and the only “sellers agreement” I can think of is a purchase and sale agreement between you and the buyers. This will be a standard purchase and sale agreement or purchase contract that will state how much the buyers will be purchasing the home for, when the closing date will be, and perhaps if there are any other warranties included with the home. I would encourage you to have the buyers bring you a “sellers agreement” that they have filled out and you can certainly sign it. I hope this helps and make sense. Moving forward if you have any follow-up questions or concerns never hesitate to reach out any time. If you learned that the buyers require another type of form never hesitate to comment back and ask any additional questions. All the best.

      Talk soon,
      John

  • Jennifer

    Reply Reply July 17, 2017

    I have a 2007 16 x80 Deer Valley that I want to sell, only problem I have is a 28,000 mortgage left on it. The neighborhood I live in is not the same. I contacted a bank and the representative told me that I needed to sell it before they can help me get a new home. It is hard selling mobile homes for 28,000 because no one has that kind of money hanging around. The property is mine its 100×108. Can you give me some pointers on how can I sell this mobile home by the way it was a credit union rep that I bank with.. I’m willing to let anyone stay on the property and pay me land rent every month.

    • John Fedro

      Reply Reply July 17, 2017

      Hi Jennifer,

      Thank you for reaching out and connecting. Additionally, thank you for your detailed message is the certainly helps me answer your questions. Your home is roughly 10 years old so it is definitely still bank financeable. From the last sentence in your comment it seems as if you are willing to have the mobile home stay on the land where a future tenant-buyer will purchase the mobile home from you and rent your existing land. If your area is not a hotspot type area with many many people coming into the market from out estate than I agree that there probably not many buyers with $28,000 sitting around in their bank account looking to purchase a used mobile home on a small piece of land. However, if you are willing to owner finance this mobile home to a new buyer that I absolutely think you could sell it for $28,000 without a problem. You could likely make more over 10 years or more. Keep in mind that you will have to keep the tenant-buyer on the property until they have paid the home off in full. With all this said this is certainly just the tip of the iceberg with regards to the process of moving forward selling your mobile home via owner financing to a low-risk tenant-buyer and also collecting lot rent payments every month from this person. Keep in mind that the total price you charge monthly for the home and land will have to be a normal cost similar to an apartment nearby with the same amount of bedrooms. I hope this all helps and make sense. As always, if you ever have any follow-up questions or concerns please never hesitate to reach out any time.

      Talk soon,
      John

  • Morgan

    Reply Reply July 19, 2017

    I have a possible job offer in another state, but have a mortgage on a trailer in my home state. I don’t want to move my trailer because of the distance. Is it possible to sale my trailer for what I owe on my mortgage before I move?

    • John Fedro

      Reply Reply July 28, 2017

      Hi Morgan,

      Thank you for reaching out and connecting. Additionally, thank you for your question. If you find a buyer that has cash or qualifies for bank financing than they could absolutely pay off the current debt you owe. Once they do this they will obviously be the new owner of the mobile home. Keep in mind that in many states there is a delay of one day or more from the time that you pay off your title to the time you actually get a physical title in your hands or able to go down to the DMV to order a new title without the lien present. I hope this last part make sense. In short, I encourage you to call your loan company to ask them the procedure that happens once you find a buyer that wishes to pay off your home in full. Try to find out the turnaround time after you pay off the debt as to how long it will take for a new title to be issued to you. In most instances you may need the help of a local real estate attorney to act as a third-party to facilitate the entire transaction. This attorney is really only present in order to build trust that you will not simply take the buyers money to pay off your home and simply walk away without giving them the title. When the title comes back to you you will have to sign it and handed over to your new buyer. I hope this all helps and starts to point you in the right direction. You will likely have follow-up questions and concerns moving forward. Never hesitate to comment back any time. All the best.

      Talk soon,
      John

  • Kristen

    Reply Reply July 24, 2017

    I have a 2012 Double Wide, we bought it new. We bought a new house a year ago, we have been renting the double wide out the past year, we still have a mortgage on this Doublewide. We already owned the land we put the doublewide on, but the doublewide can not be moved off the land until it is payed off, if I have someone interested in buying the doublewide for pay off, how does that work? I don’t want to sell the land with it just the doublewide, it this possible? Can they get a new mortgage in there name?
    Thanks

    • John Fedro

      Reply Reply July 28, 2017

      Hi Kristen,

      Thank you for reaching out and connecting. Additionally, thank you for your detailed message as the certainly helps me answer your question better. It looks as if you are writing from South Carolina. I have good news that you can definitely accomplish your goal to sell the mobile home without selling the land. With that said I would definitely encourage you to reach out to a local real estate attorney that has mobile home experience. You will be required to find a buyer that is interested in removing the home from your land, however before they do this they will have to pay off the mobile home and have the lien released. The mobile home title may have been relinquished to the state if the mobile home and land are legally married together. However the process to separate the land and the mobile home is not difficult, and a local real estate attorney will be able to point you in the direction to quickly get this done. There is definitely work involved in this process however your goals absolutely can be accomplished. I hope that this all helps and makes a bit of sense. Moving forward if you have any follow-up questions with regards to selling or anything at all never hesitate to reach back out any time.

      Talk soon,
      John

  • Kevin Charron

    Reply Reply August 8, 2017

    Hi John,

    I have a 1995 Manufactured Home sitting on just under 17acres in Lancaster, SC. http://www.movoto.com/lancaster-sc/750-ethel-dr-lancaster-sc-29720-411_3296760/for-sale/
    The home has a new roof, all new paint, comes with what is shown in the listing. Complete privacy, large creek, multiple bridges, etc.
    We have had 2 contracts, but both buyers ran into financing issues. It has shown very well so far. The area is just south of Charlotte, NC with great schools.
    If you know of anyone interested, please let me know or feel free to contact my agent directly.

  • Andrew Weare

    Reply Reply September 29, 2017

    I have a double wide, – one and three quarter bathrm, three bedroom Kitchen diner, A/C, floor heating, a shed, off road pkg, quiet spot, upscale ‘hood.. Gimme a price !

    • John Fedro

      Reply Reply September 30, 2017

      Hi Andrew,

      Thank you for reaching out and connecting. The property certainly sounds nice. I would deftly need to know a lot more about the property, where it was located, any repairs needed, and ideally some pictures would be great. If possible I would definitely encourage you to upload it to this website free of charge. http://www.sellfastbyowner.com/about-us/ This website is visited by active mobile home investors and buyers around the country and hopefully in and around your local area. Once you upload the property please feel free to email me back or alert me and I’ll be happy to give you my estimate on what I think you might be able to get for the property retail if you are able to wait or through an investor as well. As always, if you ever have any follow-up questions or concerns never hesitate to reach out any time. All the best.

      Talk soon,
      John

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