How to Sell a Mobile Home

 

Living in your mobile home has awarded you a cozy, modest lifestyle, either as a snowbird retreat to escape the icy winters, a summer getaway to beat the heat, or as a primary residence to enable you to put money in the bank, but now you may be ready to move on and are wondering how to sell your mobile home

Whatever the reason, you need to be savvy and strategic in your approach to get the best price for your investment. Follow these expert tips to increase the probability of a successful sale.

A HomeLight infographic about mobile homes. 

1. Know the difference between personal and real property when selling a mobile home.

Many mobile homes are considered mobile home (the legal term for this type of property is "chattel") rather than real property, meaning they're sold a bit differently from a typical house.

A mobile home may be considered real property if you own the land it sits on (depending on the state), and it's attached to that land-- usually, that means it needs a foundation, though some states have a pretty loose definition of "foundation.".

If your mobile home doesn't fit the above criteria, it's likely considered personal property. This means the home is treated as a movable asset, akin to an automobile.

Certificate of Occupancy (CO): You'll need to provide a Certificate of Occupancy, which is proof your home complies with relevant regulations. The CO includes a fire safety inspection certifying that electrical wiring meets all fire codes.

If you own the land, consider converting to real property.

Unlike personal property, real property means your how to sell my mobile home is affixed to land and not a movable asset. This classification offers various benefits including a combined tax bill for home and land, a higher resale value, and more financing options. 

You'll need the following documents when converting your mobile home to real property:.

The original HCD registration card;.

The most recent HCD certificate of title;.

Your decal number; and.

Serial number or vehicle identification number (VIN) documentation for each section of the home.

When you own the land where it's affixed, the land deed and the mobile home title must both be in your name.

To legally classify your mobile home as real property, you need to retire the DMV-issued title (this process is known as "de-titling") and obtain a warranty deed for the home and land.

The cost for de-titling depends on where you live. South Carolina, for example, "requires a filing fee between $500 to $700," reports Sheila Newton, a veteran real estate agent expert serving Anderson, South Carolina who sells single-family residences and mobile homes.

Get a pre-listing appraisal to catch installation and inspection issues early.

As the name suggests, a pre-listing appraisal is conducted before listing by gathering data to calculate a home's value. "An appraiser examines the area's topography and locates the HUD Data Plate/Compliance Certificate to verify the home conforms to HUD's Model Manufactured Home Installation Standards," says Mason Spurgeon, a seasoned and certified general real estate appraiser serving Missouri, Illinois, and Iowa.

Installation standards stipulate perimeter support pier locations, how homes should be anchored, and other legal requirements for HVAC, ductwork, electrical, plumbing, and drainage systems.

Home Inspection.

Appraisers also conduct a home inspection that can help sellers identify maintenance issues that could come up later and void a contract contingent on a buyer's home inspection 

A pre-listing inspection can help point out any red flags, such as faulty wiring, plumbing leaks, and termites. "People mistakenly think mobile homes can not have termites. They can," Newton says.

 

Partner with a top local agent with experience selling mobile homes.

Though selling a mobile home has its mobile home dealer challenges, working with a top local real estate agent can help you navigate through issues such as contract negotiations, disclosures, repairs and upgrades, housing improvements needed, and marketing to get to the closing table without delay.

HomeLight's agent finder can help you identify and partner with local agents with a track record of selling mobile homes. Using a few details that you provide about your home, we will match you with the best agents for selling your property.

 You'll provide the title with the down payment and put a lien on the property until the buyer pays off the loan. Make sure to do a background and credit check before you consider this option---- and hire a lawyer to handle the details.

 Chattel loans.

Chattel mortgage companies finance manufactured homes classified as personal property. Chattel lenders require a home inspection, but these loans are much easier to qualify for than traditional mortgages. Similar to vehicle loans, they come with higher interest rates than traditional mortgages.

Price your home based on the market and buyer demographics.

A manufactured home costs 50% less per square foot than a stick-built home, which makes your mobile homes an affordable option for buyers.

 However, low inventory in the housing market has contributed to rising prices for mobile homes, which is good news for sellers. According to the U.S. Census Bureau, the price for an average manufactured home increased from how to sell my used mobile home.

 Pricing depends on a variety of factors. The first is the location. These U.S. states and top eight cities are the most popular locations for mobile homes.

 Understanding your buyer pool also makes a difference, especially when it comes to marketing. Leased and land-owned park communities can attract retirees who live in 55+ communities or families who live in all-age mobile home parks.