Mobile home questions, answered straight

Yes. Water damage, soft floors, bad roof, no HVAC, fire damage, mold, hoarded, gutted — we've bought all of it. You don't need to repair or clean anything before we look at it.

It depends on the year, size, condition, and where it sits. A 1995 single wide in a park that needs a roof is a very different number from a 2018 double wide on an acre of land. We work from what comparable homes have actually sold for nearby, minus what it costs us to renovate, move, and carry the home. We'll show you the math if you want to see it.

Most sales close in one to two weeks once we agree on a price. The title is usually what sets the pace — if you have it in hand and there's no lien, it moves fast.

None. No commission, no listing fee, no closing costs charged to you. The offer is what you walk away with.

That's common. If there's a loan or lien, it gets paid off out of the sale proceeds, and you keep whatever is left. If the payoff is more than the home is worth, tell us — there are sometimes options, and we'd rather look at it than have you assume it's hopeless.

Also common, also workable. Tell us the park and roughly what's owed. In many cases we can settle it with the park directly as part of closing so it never touches your pocket.

Eventually yes, but you don't need it in hand to get an offer. Alabama manufactured home titles go through the Department of Revenue, and duplicates are usually straightforward when the home is in your name. We'll help you sort it out.

Usually, though it depends on whether the estate went through probate and whose name is on the title. Call us and describe the situation — we'll tell you honestly what's involved before you spend time or money on it.

Yes. You don't need to evict anyone. Just tell us the arrangement — lease, month-to-month, or handshake — and we'll take it from there.

Often, yes. If the home sits on land you own and you want to sell both together, we'll price it as a package. We'll also buy just the home and leave the land with you if that's what you prefer.

Often, yes — it just works differently than a site-built home. If the home is permanently affixed to land you own, it may qualify for a conventional, FHA, VA or USDA loan. If it's in a community or titled as personal property, you're generally looking at a chattel loan from a specialty lender. We can point you to Alabama lenders who do this every day. We're not a lender ourselves and we don't take a cut from referrals.

Homes built before June 15, 1976 are technically "mobile homes." Anything built after that date is a "manufactured home," built to the federal HUD code. "Modular" homes are built in a factory too, but to the same local building codes as a site-built house, and they're titled as real property. Most of what we buy and sell is manufactured housing — but everyone still says "mobile home," including us.

Homes are sold as-is, but we give you a written list of the work we did and we tell you what we didn't touch. If something we repaired fails right after you move in, call us — we'd rather fix it than have you tell your neighbors we didn't.

For most homes, yes. We'll arrange transport and setup through licensed movers and installers and quote it separately so you can see the real cost. Distance, home size, and site prep all affect the price.

It varies by community, but usually the lot itself, road maintenance, trash, and sometimes water or sewer. Always ask the park what's included and what the rules are on pets, fences, sheds, and guests before you commit.

A well-maintained modern manufactured home can last 50 years or more. The things that shorten that life are almost always water — a roof or plumbing leak that goes unaddressed until the floor rots — and poor initial setup. Both are fixable and both are what we look at hardest when we renovate.