How to Sell a Mobile Home Located in a Park

“By Lawson Williams, Cardinal Buildings”

Selling a mobile home located in a park is different from selling a traditional house.

You may own the home, but you usually do not own the land underneath it. Because of that, the park has an important role in the sale.

A seller may find someone willing to buy the home and still run into problems if:

• The buyer is not approved by the park

• The home is required to be removed

• Lot rent is behind

• Repairs are required

• The title is missing or incorrect

The goal is not only to find a buyer. The goal is to make sure the sale can actually be completed.

Can I sell a mobile home located in a park?

Yes. Mobile homes in parks are bought and sold regularly.

In most cases, two separate things need to happen:

• The buyer agrees to purchase the home.

• The park approves the buyer as a resident.

A person may have enough money to buy the home but still fail to meet the park’s rental requirements.

Most parks review income, rental history, background information, household size, and pets before approving a new resident.

That is why a seller should not promise a move-in date or consider the sale complete until the park approval process is understood.

Should I talk with the park manager first?

Usually, yes.

Before advertising the home or agreeing to a sale, it helps to understand the park’s requirements.

Useful questions include:

• Can the home remain on the lot after it is sold?

• Does the park need to inspect the home?

• What is the current lot rent?

• Are there any unpaid charges?

• What does a new resident need to qualify?

• Are repairs required before the transfer?

• Are there pet, age or occupancy restrictions?

• What happens if the buyer is not approved?

Getting these answers early can prevent wasted time and reduce the chance of the sale falling apart later.

Some sellers are uncomfortable approaching park management or are not sure what questions to ask. If the home has a reasonable chance of remaining in the park, I will be glad to speak with the park manager or ownership on the seller’s behalf.

I have worked with mobile home parks for many years and am also a park owner. That gives me a practical understanding of what park managers and owners typically look for when a home changes hands.

They generally want to know that:

• The new resident can meet the park’s requirements

• The home will be properly maintained

• Lot rent and other charges will be handled

• Safety or appearance concerns will be corrected

• The transfer will not create problems for the community

• Everyone understands the timing and responsibilities

Clear communication can make the process easier for the seller, buyer, and park.

Does the park have to approve the buyer?

In most communities, yes.

The park owns the land and normally has the right to decide who can rent the lot.

A buyer may be denied because of:

• Income requirements

• Rental history

• Background issues

• Unapproved pets

• Too many occupants

• Incomplete application information

• Failure to pay required deposits or fees

This is one of the biggest reasons a mobile home sale in a park can fall apart.

The buyer should complete the park application early instead of waiting until everything else has been agreed upon.

Can the mobile home stay in the park?

This question can have a major effect on value.

A home is often worth more when it can remain where it is because the buyer avoids the cost and risk of moving it.

The park may consider:

• The age of the home

• The roof and siding

• The skirting

• Porches, steps, and handrails

• The appearance of the lot

• Existing rule violations

• Whether the home meets current park standards

Do not assume the home can stay simply because it has been there for many years.

Park ownership or management may have changed, and the current requirements may be different from the rules that existed when the home was first placed there.

What if the park requires the home to be moved?

That can reduce the value quickly.

Moving a mobile home may involve:

• Hiring a licensed transporter

• Disconnecting utilities

• Obtaining permits

• Removing porches, steps, and skirting

• Preparing the home for transportation

• Finding a new homesite

• Blocking, leveling, and installing tie-downs

• Reconnecting utilities

• Installing new steps and skirting

• Repairing damage caused during the move

The home also has to be in good enough condition to move safely.

An older home or one with structural damage may need repairs before a mover is willing to transport it.

In some cases, the moving and setup costs can be more than the home itself is worth.

That does not always mean the seller has no options, but the situation needs to be evaluated honestly before promises are made.

How does lot rent affect the sale?

Lot rent matters because it becomes part of the buyer’s monthly cost.

A buyer will normally want to know:

• The current monthly rent

• What utilities are included

• Whether water, sewer or trash are billed separately

• Whether additional fees apply

• Whether a security deposit is required

• Whether the rent is expected to increase

A well-maintained park with reasonable lot rent can make the home more attractive.

High lot rent may make the home harder to sell, especially when the buyer will also have a home payment or repair expenses.

The value of the home cannot be considered separately from the monthly cost of living in the park.

What if I owe back lot rent?

Back lot rent does not always prevent a sale, but it should be addressed early.

Find out:

• The exact amount owed

• Whether late fees have been added

• Whether legal costs are involved

• Whether the park will accept payment from the sale proceeds

• Whether an eviction or removal process has started

• Whether other charges are due

Waiting until closing to mention the balance can cause the sale to fall apart.

It is better to know the amount upfront and determine whether the numbers still work.

Do I need to make repairs before selling?

Not always.

A mobile home can often be sold as-is. However, the park may still require certain exterior or safety items to be corrected before approving the transfer.

Common park concerns include:

• Unsafe steps

• Missing handrails

• Damaged skirting

• Broken windows

• Roof or siding damage

• Trash around the lot

• Overgrown grass

• Unapproved additions

There is a difference between repairs the park requires and improvements intended only to make the home more attractive.

Before spending money, find out what actually needs to be done.

A seller can spend thousands of dollars on flooring and paint while overlooking a porch, handrail or skirting problem that prevents the transfer.

Should I remodel before selling?

That depends on what result you are trying to achieve.

A remodel may make sense when the home is in a good park, can remain in place and is likely to attract a retail buyer.

It may not make sense when:

• The home needs extensive work

• The lot rent is high

• You need to sell within a shorter period

• The park may require the home to be moved

• You do not want to manage contractors

• You may not recover the repair cost

The highest asking price is not always the best result.

A seller may continue paying lot rent, insurance and utilities for months while repairs are completed and the home is marketed.

A better question is:

How much will I actually have left after the repairs, continuing expenses and time involved?

Can I sell while I still live in the home?

Yes.

Many owners remain in the home while it is being sold.

The seller and buyer should clearly understand:

• The expected closing date

• When the seller will move out

• When the buyer will receive possession

• What furniture or appliances will remain

• Who will pay lot rent during the transition

• What happens if park approval is delayed

Do not move out based only on a verbal promise.

Make sure the buyer is approved and the payment arrangements are clear before making a major move.

What paperwork should I gather?

It helps to collect the available paperwork before advertising the home.

Useful documents may include:

• The mobile home title

• Registration or tax records

• The park lease

• Current lot-rent information

• Park rules

• Lien-release documents

• The manufacturer and serial number

• Repair records

• Notices from the park

• Estate documents, when applicable

A missing title or old lien can delay a sale.

It is much easier to address those problems before a buyer is waiting to close.

Should I sell it myself or sell it as-is?

Selling directly to a retail buyer may make sense when:

• The home is in good condition

• The park will allow it to remain

• The lot rent is reasonable

• The title is in order

• You have time for showings

• You are willing to wait for park approval

An as-is sale may make more sense when:

• The home needs repairs

• You do not want to manage showings

• You are behind on lot rent

• The home is inherited or vacant

• You live outside the area

• The park wants the situation resolved

• You do not want to put more money into the home

When comparing your options, look beyond the offer price.

Also consider:

• Repair costs

• Continuing lot rent

• Cleanup expenses

• The chance of the buyer being denied

• The possibility of the sale falling through

• How much time and work will be required

The better option is the one that gives you the strongest overall result, not necessarily the highest number on paper.

How Cardinal Buildings helps with park-home sales

When I review a mobile home located in a park, I look at more than the home itself.

I also want to understand:

• Whether the home can remain in the park

• The current lot rent

• The park’s approval process

• Any unpaid balance or rule violations

• Repairs the park may require

• The title status

• Whether the home is occupied

• The seller’s preferred timeline

One of the biggest concerns sellers have is dealing with the park manager or ownership. They may not know what to say, what information the park needs or whether the home will be allowed to remain after it is sold.

You do not have to handle that part of the process alone.

If the home may be able to remain in the community, I will be glad to speak with the park manager or ownership on your behalf.

Because I have worked with mobile home parks for many years and am also a park owner, I understand the concerns on both sides.

The seller wants a fair and workable sale. The park owner wants a qualified resident, a well-maintained home and a smooth transition.

That communication may include discussing:

• Whether the home can remain

• What repairs may be required

• How the buyer-approval process works

• Whether unpaid charges need to be resolved

• The expected timing of the sale

• What paperwork the park needs

• How the home and lot will be handled during the transition

My goal is to make the process easier for the seller while respecting the park’s rules and requirements.

The park manager should not be surprised by a transfer, and the seller should not discover an unexpected requirement at the last minute.

Sometimes the home is a good fit for an as-is purchase and can remain in the park. In other situations, the condition of the home, park requirements or moving expenses may limit the available options.

I would rather help the seller understand those issues clearly than make a promise that cannot be completed.

Final thoughts

Selling a mobile home located in a park involves more than finding someone willing to buy it.

The buyer may need park approval, the home may need to meet community standards and any lot-rent or title problems may need to be resolved.

Before accepting an offer, find out:

• Whether the home can remain

• What the park requires

• Whether lot rent is current

• Whether repairs are needed

• Whether the title is available

• Whether the buyer can qualify

Once those questions are answered, you can make a better decision about repairing the home, marketing it yourself or selling it as-is.

Cardinal Buildings purchases mobile homes located in parks and works with sellers and park management to help make the process clear. If the home may be able to remain in the park, I will be glad to speak with the park manager or ownership on your behalf.

To discuss your mobile home, call or text 919-771-2833. There is no pressure and no obligation to accept an offer.

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