Selling a mobile or manufactured home can be straightforward, but the path you choose matters. If you’ve typed sell my house fast into a search bar or called one of those we buy houses for cash signs, you’ve already felt the appeal of speed and simplicity. Cash home buyers can be a good fit for mobile homes, single-wides and double-wides alike, on owned land or in a park. Still, the details around title, land, age, and condition make these deals different from conventional houses. Knowing what to expect helps you avoid low-value offers, delays, and headaches.
I’ve sold, bought, moved, and rehabbed manufactured homes across parks and private parcels. The deals that go smoothly share the same features: clean paperwork, clear expectations, and a buyer that knows the quirks of factory-built housing. Let’s walk through how cash deals work for mobile homes, what affects price, and how to vet buyers so you don’t waste time.
The two basic setups: home with land vs. home in a park
Start by sorting the property into one of two categories, because it changes everything from valuation to paperwork.
If the mobile home sits on land you own, you’re typically selling both home and land as real property, especially if the home is permanently affixed and has been converted to real estate with the county or state. That usually means a deeded transfer, a title commitment, and possibly a mobile home title cancellation already on file. Appraisals, if any, will consider both site value and improvements. A cash buyer will still move fast, but you’ll involve a title company, pull tax and lien information, and record a deed.
If the home sits on a rented lot inside a manufactured home community, your sale focuses on the home itself, which is often titled like a vehicle with the DMV or state housing agency. The park has a say. They might require buyer approval, a new lot lease, proof of income, and a background check. Some parks have a right of first refusal. Others allow private sales but require any improvements to meet community standards. A cash buyer familiar with local park policies can be the difference between a two-week sail and a two-month grind.
How cash buyers price a mobile home
Cash offers on manufactured homes usually fall somewhere between quick-sale wholesale and market retail. The spread depends on four main variables: the age and make, the foundation or chassis condition, the land situation, and local demand. Add in a fifth variable, paperwork risk, and you’ve got your price range.
Age and make. Homes built after June 1976 carry the HUD code, visible on a red data plate and in the HUD certification numbers on the exterior end walls. That code sets minimum standards. A 1999 Clayton double-wide in good shape commands more than a 1969 single-wide, even if both show well. Homes from the late 90s to mid-2000s often represent a sweet spot for cash buyers because systems are modern enough and rehab costs are predictable.
Foundation or chassis. For homes on land, a permanent foundation system, block skirting, and tie-down compliance can elevate value. In parks, undercarriage rust, soft subfloors, and roof age usually drive deductions. If a roof needs resealing, expect a $1,500 to $4,000 line item. Subfloor repairs run $8 to $15 per square foot depending on rot and joist sell my house fast damage. Skirting repairs and pier adjustments are smaller numbers, but they add up.
Land situation. With land, the dirt holds much of the value. Acreage, utilities, and access can dwarf the value of the structure. In parks, the opposite is true. The lot rent, lease terms, and park reputation affect what a retail buyer would pay, and cash buyers adjust accordingly. A clean, well-run 55+ community with $650 lot rent supports a higher exit price than a park with deferred maintenance and fast-rising fees.
Local demand. Some markets have wholesalers and investors who specialize in manufactured homes. If they can place the unit quickly with retail buyers, your offer ticks upward. If they anticipate a long hold time, or if moving the home is necessary, the offer shrinks to make room for moving costs, permits, and setup. A short in-park sale can close in 7 to 14 days. A move to a new site can stretch to 30 to 60 days, with transport and re-leveling alone often costing $5,000 to $12,000 for a double-wide, sometimes more if utilities and decks need reconstruction.
Paperwork risk. Title issues scare off buyers or reduce offers. Missing HUD labels, lost titles, unpaid personal property taxes, an unrecorded lien from a previous lender, or incomplete title cancellation on a home converted to real property will slow things down. Cash buyers either take the risk and discount the price, or they build in time and costs to clear it.
As a rough rule, wholesale cash offers on park-sited homes often land at 40 to 70 percent of what a clean retail market sale might bring, after deducting expected repairs. On land, offers can be anywhere from 60 to 85 percent of combined land and improvement value, again adjusted for condition and speed. These are not hard numbers. I’ve seen well-kept late-model double-wides on two acres sell near retail to a cash buyer because the land carried the deal and the buyer wanted the location more than the margin.
What a typical cash sale timeline looks like
The fastest deals I’ve seen start with a phone call and end with a wire within two weeks. The slowest run two months due to park approvals or title hiccups. Expect a sequence like this:
You call or submit a form. The buyer asks about year, make, size, VIN or serial numbers, whether the home has HUD labels, land or park location, and condition of roof, floors, HVAC, and plumbing. They also ask about unpaid lot rent or liens.
They do a quick in-person walk-through. Cash buyers rarely rely on photos alone. They’ll check soft spots near bathrooms and kitchens, peek under skirting for pier issues, test the AC or heat, and look at the electrical panel to gauge updates.
You receive a verbal range, then a written offer. Good buyers disclose inspection findings and how they priced them. If they intend to move the home, the offer reflects transport and setup costs. If the home stays put, the offer may include back lot rent or taxes they plan to cure at closing.
You sign a purchase agreement. In a park, this usually includes a clause that the sale is contingent on park approval of the incoming buyer if the buyer plans to resell in place. With land, it will specify closing with a title company and which party pays closing fees.
Title and park process run in parallel. Park management processes the application for the next occupant, verifies rent status, and confirms that the home meets community standards. Title work pulls any liens, taxes, or title conversions. If the home is personal property with a DMV-style title, you’ll request a duplicate if missing and pay any back fees.
Closing and payment. With land, you’ll sign a deed and associated affidavits at a title office, and funds arrive by wire or cashier’s check. Without land, you’ll endorse the title, sign a bill of sale, and many buyers will still use a mobile notary for convenience. If the buyer is removing the home, they’ll often hold back a small escrow until the unit clears the lot, especially if the seller is responsible for removing decks or sheds.
What changes if the home needs to be moved
Moving a manufactured home adds complexity that most first-time sellers underestimate. Moving companies are licensed, insured, and scheduled weeks out during busy seasons. Permit requirements vary by state and county. Utility disconnects need coordination. If a home is older than a certain year, some jurisdictions limit moves unless the destination is a licensed park. In a few counties, pre-1976 homes face extra restrictions. The mover will inspect frame, axles, and tires. If axles and hitches were removed, add cost to reinstall or source replacements.
Cash buyers that handle moves usually want to control the process. They prefer to hire their own mover, pull permits, and manage setup at the destination. They discount the purchase price to account for risk: axles breaking, traffic escorts, weather delays, or discovering hidden damage once the home is lifted. If a buyer insists that you arrange the move yourself, push back unless you Browse this site have a mover you trust. The party controlling the move controls the schedule and the risk.
On numbers, plan for $2,000 to $4,000 to move a single-wide within the same county and $4,000 to $10,000 for a double-wide, not counting setup. Setup, which includes re-leveling, utility tie-ins, skirting, and steps, can run $2,500 to $8,000 depending on local code. Cross-county or multi-state moves, escort vehicles, and wide-load permits add more.
The difference between “we buy houses” and specialized mobile home buyers
You’ve seen the bandit signs and postcards that say we buy houses for cash. Many of those buyers focus on site-built homes. Some dabble in manufactured homes on land, fewer in park-sited units. If your home sits in a park, look for buyers who advertise mobile home expertise specifically. They know park managers by name, they understand titling, and they have an outlet for resale within the community. A generic we buy houses operator may offer you a deep discount because they anticipate trouble, or they might walk away after a week of delays with the park.
For homes on land, the we buy houses category can be a strong option. They close through title companies, handle lien payoffs, cure missing affidavits of affixture, and sometimes help with probate or heirship affidavits. If your home has been converted from personal property to real property, they’ll know to confirm the title cancellation and HUD label data to satisfy the title insurer. Ask them outright how many manufactured homes they’ve closed in your county in the past year. A confident buyer will have stories, not slogans.
Paperwork essentials that speed up a cash sale
A little prep goes a long way. The fastest closings I’ve seen happen when sellers gather the basics before the first walkthrough.
- Locate the title or titles. For multi-section homes, you may have separate titles for each section. Verify the VIN or serial numbers match the home’s data plates. If the home is on land and the title was previously canceled, bring the recorded affidavit of affixture or state equivalent. Pull a payoff or lien release history. If you ever financed the home, confirm the lien was released and recorded. For old loans, a title company can help, but knowing the lender’s name and account number speeds things up. Confirm taxes and lot rent status. In parks, unpaid lot rent can stall the sale. Many buyers will cover arrears but need the exact figure. With land, know the current year’s property tax amounts and whether anything is delinquent. Gather installation and upgrade records. Receipts for roof coating, HVAC replacement, plumbing upgrades, or tie-down retrofits help justify a stronger price and reassure the buyer about hidden costs. Ask the park about sale policies. If the home is in a community, request their written sales policy, buyer requirements, and any right of first refusal language. Surprises here cause most delays.
How cash buyers see condition and repairs
Cosmetic flaws don’t scare seasoned buyers as much as moisture and movement. Worn carpet, dated paneling, or faded vinyl skirting are easy to price. Soft floors near tub surrounds, swollen subfloors, and ceiling stains near vents deserve extra attention. The cheapest fix today can become the most expensive hidden cost after a move or a cold snap.
If your goal is a fast sale, focus on three categories that deliver outsized returns relative to time:
Stop active leaks. Even a $15 tube of roof sealant applied around vents can change how a buyer prices risk.
Air it out and clean. A deep clean, open windows, and removing clutter reveal floors and walls so buyers can assess accurately. Unknowns lower offers.
Make utilities testable. If possible, have power and water on during the walkthrough. Buyers pay more when they can verify the furnace fires, the AC cools, and the breaker panel is stable.
Anything beyond that is situational. I once bought a 2004 double-wide where the master bath had a persistent leak. The seller felt obligated to replace the entire floor and vinyl. Instead, I suggested we price the fix and subtract it. It saved her two weeks and a couple thousand in contractor markups, and it saved me the risk of uncovering more damage mid-project.
Park dynamics: the quiet factor that changes value
A well-run park with a steady manager and clear rules is attractive to the next buyer. A park with new owners raising rent every quarter, inconsistent enforcement, or frequent water shutoffs drives away retail buyers. Cash buyers notice. They will adjust.
If your park is tightening standards, you might hear that the home needs siding replaced, skirting upgraded, or a new set of steps before they approve a buyer. If a cash buyer plans to fix and resell in place, they’ll factor park punch-list items into their offer. If the park is the buyer, you’ll negotiate directly with management. Park acquisitions happen quietly, and parks sometimes buy homes to control inventory and stabilize occupancy. They won’t stretch on price, but they do close cleanly.
Ask the manager two questions. Are there any upcoming changes to lot rent or utility billing? Do you require any upgrades before approving a new resident? Your buyer will ask the same, and you’ll look prepared.
When “sell my house fast” makes sense, and when to wait
Speed has a price. Sometimes it’s worth paying.
You might choose a cash buyer if you’re behind on lot rent and facing eviction. In that case, a quick sale that clears back rent and gets you to your next home in a week is a win.
You might also choose cash if the home needs a move and you lack the time, money, or desire to manage transport and setup. Handing off the risk to a buyer with a trusted mover can spare you blown timelines and surprise invoices.
If you’re not under the gun, retailing the home yourself can add margin. For a park-sited unit, that could mean listing with a community-savvy agent or holding an open house weekend for qualified park applicants. For a home on land, you can improve curb appeal, handle a few repairs, and court retail buyers who can use chattel or FHA Title I financing, if available in your area. The extra effort can add thousands, but it also adds weeks and uncertainty.
Safeguards to keep the deal clean
Cash sales move fast, which is helpful until someone cuts corners. A few habits keep you safe.
Confirm identity and proof of funds. A seasoned buyer won’t hesitate to show a bank letter or screenshot with sensitive info redacted. If they resist, that’s a flag.
Use a written purchase agreement. Even with a simple DMV title transfer, put terms in writing. Specify price, as-is nature, what stays with the home, closing date, contingencies, and who covers back rent or taxes.
Prefer neutral closings when possible. For deals with land, use a title company. For park-sited homes, a mobile notary and a cashier’s check or wire add professionalism. If you accept a cashier’s check, meet at the buyer’s bank to verify and cash it.
Keep park communication transparent. If the home stays in the park, loop in the manager early. If it’s leaving, clarify who is responsible for lot cleanup and by when. Get it in writing.
Watch for assignment clauses. Some legitimate wholesalers include a right to assign the contract. That can be fine if the timeline is clear. If you prefer not to allow assignment, say so.
Real pricing examples from the field
Concrete numbers beat generalities. Here are three snapshots I’ve seen in the last few years.
A 1998 16x76 single-wide in a clean family park. Lot rent $585, no arrears. Roof resealed two years ago, AC working, two soft spots near laundry. Retail comparables inside the park around $38,000 to $48,000 depending on condition. Cash buyer offered $26,000, closed in 10 days, absorbed $900 in minor repairs and $350 in title and notary costs. Seller valued speed and the fact that the buyer already had a park-approved end buyer lined up.
A 2005 28x60 double-wide on 1.2 acres with well and septic. Affixed, title canceled, deeded real property. Kitchen dated, roof original but solid. County assessed at $168,000, comps around $210,000 after a light refresh. Cash buyer came in at $172,500, closed in 14 business days through a title company, and resold after $12,000 in cosmetic updates. Seller avoided two months on market and appraisal risk.
A 1973 single-wide that needed a move. Park slated for redevelopment. No HUD label, DMV title present, rough undercarriage. Mover quoted $3,800 for in-county transport, plus $2,700 for setup. Cash buyer priced at $4,500, effectively paying for the shell because the margin would come from parting out appliances and reselling windows and doors. The seller accepted because demolition would have cost $2,000 to $3,000 and required permits.
Taxes, fees, and the little costs that appear at closing
Manufactured homes toggle between personal property taxes and real property taxes depending on where and how they’re situated. In parks, expect personal property tax and potentially DMV fees for title transfers. On land, expect property taxes prorated through closing and standard escrow and recording fees. Some states charge sales tax on manufactured home transfers when treated as personal property. Others treat private-party sales differently. Ask the buyer or your title company which taxes apply in your county. A reputable buyer tells you upfront what they are covering and what falls to you.
If lot rent is behind, the park may require it to be satisfied before closing. Sometimes buyers will pay it directly to the park and deduct from your proceeds. Get a ledger from the manager so there is no dispute later. If utilities are in your name, set a shut-off date after closing so buyers can test systems during due diligence.
How to spot a strong cash buyer
In a crowded field of signs and websites, a few signals suggest you’re dealing with a pro.
They know the paperwork before they see the home. They ask for VINs, HUD labels, title status, and park contact info on the first call. They volunteer what the process will look like in your jurisdiction.
They move toward a site visit quickly. Day-of or next-day walkthroughs show seriousness. They show up on time with a flashlight, tape measure, and a simple contract.
They explain pricing without defensiveness. If they deduct for a new roof or subfloor repairs, they tell you what those items cost in your market, not just hand you a low number.
They offer practical options. A good buyer might say, “If you want to list it retail, you could put in two weekends and spend $1,200 on cosmetic work, and it may net you $5,000 more. If you prefer to be done next week, here’s our net offer.”
They have references in your park or county. Park managers, movers, or title agents who vouch for them are worth more than any marketing slogan.
The role of agents and whether to involve one
For homes on land, a real estate agent with manufactured home experience can market widely and handle the details. The commission comes out of your net, but in balanced markets a good agent still nets you more than you’d get alone. For park-sited homes, some agents specialize in chattel transactions and work closely with communities. Others won’t touch them. If you’re considering both retail and cash paths, interview two agents and one or two cash buyers. Compare timelines, net proceeds, and contingencies. Choose the path that fits your urgency and tolerance for uncertainty.
A simple path to a clean, fast sale
If you’ve decided a cash buyer makes sense, line up the basics and drive the process.
- Gather title documents, repair receipts, tax or rent ledgers, and park rules. Text clear photos of the data plates and exterior HUD tags if present. Invite two buyers to walk the home. Stagger the visits and be transparent about your timeline. Let them know you value clarity as much as price. Ask for written offers that specify who covers what: back rent or taxes, closing fees, movers, park application costs, lot cleanup. Choose the offer that matches your goals, not just the top-line number. Confirm proof of funds and get a firm closing date. Communicate with the park or title company every couple of days until funds clear. Small nudges prevent small issues from becoming delays.
Cash home buyers exist to remove friction. For manufactured homes, the best among them bring specialized knowledge that conventional buyers and even many agents lack. If you prepare the paperwork, set clear expectations, and pick partners who understand the HUD code alphabet soup, you can sell fast without giving away the farm. Whether you’re leaving a park ahead of redevelopment, consolidating properties, or simply ready for a change, a clean cash sale can feel refreshingly straightforward. And that, more than any postcard promise, is what you should expect.