How to Sell Manufactured Homes: Tips and Strategies for Success

Are you tired of seeing ‘For Sale’ signs in front of your manufactured home for months with no interested buyers? You don’t need to be a seasoned salesperson to sell your manufactured home effectively. All you need is some basic information and a little bit of research. This article will discuss the ins and outs of how to sell manufactured homes so that you can get the best deal.

Manufactured homes, also known as mobile homes, are growing in popularity because they provide affordable housing options. However, selling these homes can be challenging, especially if you don’t know what to do. But don’t worry, this article is your ultimate guide to navigating the world of selling manufactured homes. We will cover all the essentials, starting with how to prepare your home for its big sale. With our tips, you’ll be able to show prospective buyers the true potential of your manufactured home.

So, if you’re ready to learn how to sell your manufactured home and make a profit, then keep reading. We’ll show you how to stage your house, price it competitively, and market it effectively. By the end of this article, you’ll be equipped with all the knowledge you need to sell your manufactured home quickly and easily. Don’t leave your house sitting on the market for months – let’s get started!

Understanding the market for manufactured homes

Manufactured homes, also known as mobile homes, are a popular living option for a growing number of people in the United States. Industry research shows that approximately 17 million Americans currently live in manufactured homes, with new sales reaching over 96,000 in 2020 alone. It’s important for sellers to understand the market for manufactured homes in order to successfully sell their properties.

  • Location: Initially, the location of the manufactured home can greatly affect its market value. Homes located in urban or suburban areas are typically priced higher than those located in rural areas. In addition, the size of the community where the home is located may also impact its value. Homes in larger communities tend to be more expensive than those in smaller, more remote communities.
  • Age and condition: The age of a manufactured home can greatly influence its market value. Generally, newer homes are more expensive than older ones. In addition, the condition of the home will also play a role in pricing. A well-maintained home will be worth more than one that requires significant repairs.
  • Reputation of the manufacturer: Some manufacturers have better reputations than others, and homes from reputable manufacturers may be worth more than those from lesser-known brands. Understanding the reputations of different manufacturers can help sellers price their homes appropriately.

When considering the market for manufactured homes, it’s important to stay updated on industry trends and changes. By understanding what factors contribute to a home’s value, sellers can price their homes appropriately and appeal to potential buyers.

Preparing the Home for Sale: Repairs and Upgrades

When it comes to selling manufactured homes, it’s crucial to focus on the home’s condition. Before putting it up for sale, you need to ensure that it looks attractive and well-maintained. The following are some repairs and upgrades you can consider:

  • Fix any structural issues: Begin by addressing any structural problems with the home, such as leaks, foundation issues, or roofing problems. These kinds of issues can deter potential buyers from considering your property.
  • Replace outdated fixtures: Swap out outdated lighting, doorknobs, and faucets with more modern fixtures to make the home look more enticing. Doing this can go a long way toward making a good first impression.
  • Upgrade kitchen and bathroom amenities: One way to add value to the home is by upgrading the kitchen or bathroom. Consider adding new countertops, cabinets, and appliances to create a fresh, inviting look.

While repairs and upgrades are essential, it’s important to strike a balance between the cost of making changes and the potential return on investment. To help you decide which improvements to make, you can put together a list of things that need to be done, start by prioritizing the repairs that need to happen first, and then decide which improvements will add the most value to the home.

If you’re in doubt, consider seeking advice from a professional real estate agent or contractor. An experienced real estate agent will know exactly what buyers are looking for in a manufactured home and can help guide you on which repairs and upgrades to undertake. Similarly, a skilled contractor can provide a professional opinion on what projects are worth undertaking and which are not.

A Sample Checklist of Repairs and Upgrades

Repair/Upgrade Cost Potential ROI
Fix roofing issues $500-$5,000 60%-70%
Replace old windows $300-$700 per window 70%-80%
Upgrade kitchen countertops $1,000-$5,000 70%-80%
Replace carpets $500-$1,500 30%-50%

Remember that simple improvements such as a fresh coat of paint or new flooring can make a big difference in the home’s overall appearance. Don’t be afraid to invest a little money to make the home more attractive to buyers.

Setting a Reasonable Asking Price

When selling a manufactured home, the most important decision you’ll make is pricing it correctly. You want to set a price that is high enough to make a profit, but not so high that it scares away potential buyers. Here are some tips for setting a reasonable asking price:

  • Get a professional appraisal. This will give you an accurate idea of what your home is worth based on its condition, age, location, and other factors.
  • Research similar homes in your area. Look at listings for other manufactured homes that are similar in size, condition, and location to yours. Compare their asking prices to get an idea of what your home might be worth.
  • Consider the current market conditions. Are there a lot of homes for sale in your area? If so, you’ll need to price your home competitively to attract buyers.

It’s important to remember that setting an asking price that is too high can be damaging in the long run. When a home sits on the market for too long without any offers, it can become stigmatized and buyers may assume there’s something wrong with it. On the other hand, if you price your home too low, you may not get the full value of what it’s worth.

To help you determine the right asking price for your manufactured home, here’s a table that shows the average prices of manufactured homes by state:

State Average Price
Alabama $76,853
Alaska $182,581
Arizona $77,808
Arkansas $64,719
California $162,531

Of course, these are just averages and your home may be worth more or less depending on its specific features and location. Use this table as a starting point and then do your research to determine the best asking price for your manufactured home.

Marketing the Home Effectively

Marketing is one of the most crucial aspects when it comes to selling manufactured homes. As a seller, your goal should be to create buzz and interest around your home, so that it attracts potential buyers quickly. Here are four ways to market your manufactured home to sell it more effectively:

  • Use High-Quality Photography: When you are marketing your manufactured home, make sure that you use high-quality photographs that showcase all the best features of your home. Use natural lighting and consider hiring a professional photographer to capture your home’s essence.
  • Create a Virtual Tour: Many buyers look for properties online. Create a virtual tour that allows potential buyers to view your home from every angle without ever having to step inside it physically.
  • Show Off the Location: Your location is a big selling point. Take advantage of the surrounding amenities, like walking trails or local parks, and be sure to highlight them in your marketing.

Another key element is understanding your target market. You should know the types of people who are likely to buy manufactured homes and tailor your marketing efforts to reach them.

Additionally, pricing your home correctly can make all the difference. Consider similar houses in your area and price your home competitively. This will ensure you attract buyers and get the best possible price for your home.

Marketing Strategy Pros Cons
Online Listing Sites Wide reach, easy to use Can be expensive, may get lost in the crowd
Social Media Low cost, high reach, personal touch Requires consistent effort, can backfire if not done well
Print Ads Targeted reach, professional-looking Can be costly, difficult to track ROI

In conclusion, marketing your manufactured home is a vital component in selling it effectively. Utilize high-quality photography, virtual tours, and location highlights to attract buyers. Tailor your marketing strategies to reach your target market and be sure to price your home correctly. There are various marketing strategies you can use, but some of the most popular include online listing sites, social media, and print ads.

Listing the Home on Popular Real Estate Websites

One of the most effective ways to sell a manufactured home is by listing it on popular real estate websites. These sites get a lot of traffic from people who are actively looking to buy a home. Here are some of the top real estate websites to consider:

  • Zillow: With over 200 million unique monthly visitors, Zillow is one of the most popular real estate websites in the U.S. Listing your manufactured home on Zillow can help you reach a large audience of potential buyers.
  • Owned by the National Association of Realtors, is another popular website that can help you sell your manufactured home. The site offers a range of marketing and advertising options to help you reach more buyers.
  • Trulia: Like Zillow, Trulia is a popular real estate website that can help you sell your manufactured home. The site receives over 50 million unique visitors per month and offers a range of tools to help sellers connect with potential buyers.

When listing your manufactured home on these sites, it’s important to create a detailed and compelling listing that emphasizes its unique features and benefits. Be sure to include high-quality photos of both the interior and exterior of the home, as well as any upgrades or renovations that have been made.

It’s also a good idea to price your home competitively and to be responsive and proactive in your communications with potential buyers. By following these tips and listing your home on popular real estate websites, you can increase your chances of finding the right buyer at the right price.

If you have any doubts about the advertising strategy to use or how to list your manufactured home on these websites, it is best to seek advice from a real estate professional with experience in selling manufactured homes.

Hosting an Open House and Other Showings

Now that your manufactured home is ready to sell, it’s time to consider the best ways to showcase it to potential buyers. Hosting an open house or other showings can make all the difference in attracting interested parties and closing a successful sale. Here are some tips to make the most of your showing:

  • Advertise your showing: Utilize online listings and social media to advertise your open house or showing to the widest possible audience. Make sure to include all relevant details, like the location, date, and time of the event.
  • Clean and declutter your home: Before your open house, take the time to deep clean your home and get rid of any unnecessary clutter. This will showcase your home’s best features and make it easier for buyers to visualize themselves living there.
  • Stage your home: Consider hiring a professional stager, or use online resources to stage your manufactured home to its best advantage. This can help buyers imagine themselves living in the space and increase your chances of a successful sale.

In addition to hosting an open house, there are several other types of showings that can help you sell your manufactured home:

  • Private showings: If a potential buyer expresses interest in your property, schedule a private showing to give them a more personalized experience.
  • Virtual showings: Consider creating a virtual tour of your property to showcase your home to out-of-state or international buyers who are unable to attend a physical showing.
  • Broker or agent showings: If you’re working with a real estate agent or broker, allow them to schedule showings with other agents or potential buyers on their behalf.

To make sure your showings are as effective as possible, keep track of feedback and adjust your approach as needed. With the right preparation and execution, hosting an open house or other showing can be the key to successfully selling your manufactured home.

Pros Cons
Provides an opportunity to showcase your home’s best features May require additional cleaning and staging efforts
Allows for personalized interaction with potential buyers May attract unqualified buyers or curious neighbors
Can be an effective way to reach a wide audience May be time-consuming or inconvenient

Remember, with the right preparation and execution, hosting an open house or other showing can be the key to successfully selling your manufactured home.

Negotiating with Potential Buyers

When selling manufactured homes, negotiating with potential buyers is a crucial step in closing the deal. Here are some tips to help you negotiate well:

  • Know Your Bottom Line: Before entering into negotiations, you need to know the lowest price you are willing to accept. Be clear about this and stick to it.
  • Build Rapport: Establishing a good rapport with the buyer is important, so take the time to get to know them and find common ground.
  • Listen More Than You Speak: Make sure you understand what the buyer wants and needs. Ask questions to uncover their motivations and priorities, and then tailor your negotiation to address their concerns.

Once you have built a rapport with the buyer, it is time to start the negotiation process. Keep these tips in mind:

First, always start with a fair price. It can be tempting to start high, hoping the buyer will negotiate down, but this can backfire and turn the buyer off completely.

Second, be willing to compromise. Negotiation is about finding a mutually acceptable solution, so be prepared to give something up in exchange for something you want.

Sample Negotiation Table

Offer Counter Offer Final Offer
$60,000 $55,000 $57,500
$70,000 $65,000 $67,500

When negotiating, it is important to keep emotions in check and stay focused on the end goal – selling your manufactured home. By keeping your bottom line in mind, building rapport with the buyer, and being willing to compromise, you can successfully negotiate a deal that works for everyone.

Navigating the Legal Aspects of Selling a Manufactured Home

Selling a manufactured home is not only about finding the right buyer and getting the right price. There are legal aspects that you must navigate to ensure that the sale is legal and hassle-free. Here are some of the most important things you need to know:

  • Ownership Verification – Before you sell your manufactured home, you need to verify that you own the property. The ownership can be verified by checking the title document, which shows the name of the owner and any liens or encumbrances associated with the property.
  • Transfer of ownership – In most states, you need to complete a transfer of ownership form that should be filed with the department of motor vehicles. This form indicates the buyer and the seller of the manufactured home and should be notarized.
  • Inspection requirements – Some states may have inspection requirements that you must meet before you can sell your manufactured home. These inspections are meant to ensure that the home is up to code and safe for occupancy.

Disclosure Requirements

When selling a manufactured home, you also have to comply with disclosure requirements. These requirements are meant to ensure that the buyer is aware of any issues with the property before the sale. Here are some of the disclosure requirements that you must meet:

  • Material Defect Disclosure – This disclosure is meant to inform the buyer of any known issues or defects on the manufactured home. This disclosure should be in writing and provided to the buyer before the contract is signed.
  • Environmental Disclosures – If the home was built before 1978, there may be lead-based paint disclosure requirements. Additionally, some states may have mold or radon disclosure requirements.

Seller’s Obligations

As the seller of a manufactured home, you have certain obligations that you must fulfill. These obligations are meant to ensure that the buyer receives a quality home and a hassle-free transaction:

  • Provide the necessary documents – During the transaction process, you need to be forthcoming in providing the necessary documents. This includes the title document, transfer of ownership form, and any other documents required by your state.
  • Transferring the Home to the Buyer – In most cases, you will be required to transfer the manufactured home to the buyer. This process requires that you take the necessary steps for the safe transportation of the home. You can choose to do this yourself or hire a professional.
  • Payment Collection – As the seller, you must collect payment for the home. You need to ensure that the payment is verified and processed securely to avoid any issues.


Selling a manufactured home is a complex process that involves navigating the legal aspects of the transaction. It is essential to verify ownership, comply with disclosure requirements, and fulfill your obligations as a seller. By following these legal guidelines, you can ensure that the sale goes smoothly and avoid any legal issues in the future.

Legal Aspect Requirement
Ownership Verification Check the title document and verify ownership
Transfer of ownership Complete a transfer of ownership form and file with the department of motor vehicles
Inspection requirements Meet any inspection requirements to ensure the home is up to code and safe for occupancy
Material Defect Disclosure Disclose any known issues or defects on the manufactured home before contract signing
Environmental Disclosures Ensure compliance with any lead-based paint, mold or radon disclosure requirements
Provide the necessary documents Be forthcoming with the necessary documents like title document, transfer of ownership form, etc.
Transferring the home to the buyer Take necessary steps for the safe transportation of the home and transfer it to the buyer
Payment Collection Collect payment securely and ensure that it is verified and processed

By keeping these guidelines in mind, you can sell your manufactured home legally and hassle-free.

Working with a Real Estate Agent or Broker

When it comes to selling your manufactured home, working with a real estate agent or broker can be a great option. These professionals are trained and experienced in the art of buying and selling homes, and they can provide a wealth of knowledge and guidance throughout the process.

  • Find the right agent or broker: To start the process, you’ll want to find an agent or broker who has experience in selling manufactured homes. Ask around for recommendations, or do some research online to find an agent in your area who specializes in this type of home.
  • Set the right price: Once you’ve found an agent, they will work with you to set the right price for your home. They can provide you with a market analysis of the area to help determine the best price point and ensure that you’re not over or underpricing your home.
  • Market your home: Your agent or broker will also take care of marketing your home to potential buyers. They may list your home on multiple listing services, host open houses, and advertise your home to their network of potential buyers.

Working with an agent or broker can be a great way to streamline the selling process and ensure that you get the best possible price for your manufactured home. Just make sure to find the right agent or broker for your needs, and stay in communication with them throughout the process to ensure a smooth transaction.

Finalizing the Sale and Transferring Ownership

Once you have found a buyer for your manufactured home and negotiated the terms of the sale, it is time to finalize the transaction and transfer ownership. This process involves several important steps and legal requirements that you should be aware of to ensure a smooth and successful sale.

  • Prepare a purchase agreement: Before you can transfer ownership of your manufactured home, you and the buyer must agree on the terms of the sale and sign a purchase agreement. This document should include details such as the sale price, payment terms, and any contingencies that must be met before the sale is completed.
  • Obtain title clearance: To transfer ownership of your manufactured home, you must have clear title to the property. This means that there are no liens or other encumbrances on the property that could prevent the buyer from taking possession. You will need to obtain a title report and clear any outstanding issues before the sale can be completed.
  • Complete a bill of sale: Along with the purchase agreement, you will also need to provide the buyer with a bill of sale that outlines the specifics of the transaction, such as the make and model of the home, the VIN (Vehicle Identification Number), and any warranties or disclosures related to the property.

Once these general steps have been taken, it’s time to move into a more formal process that involves signing paperwork, getting approvals, and making sure that everyone involved has met all of their obligations. This formal process typically involves:

  • Meeting with a notary: You will need to have the purchase agreement and bill of sale notarized by a licensed notary public. This ensures that the signatures of both you and the buyer are valid and that the transaction is legally binding.
  • Completing any required paperwork: Depending on your state, there may be additional paperwork that you need to file before the sale can be completed. This could include a transfer of ownership form or a notice of sale that is filed with the department of motor vehicles.
  • Collecting payment: Once all of the paperwork has been signed and filed, it’s time to collect payment from the buyer. You may choose to accept cash, a cashier’s check, or arrange for a wire transfer or other electronic payment method.

To make sure that all of these final steps go smoothly, it may be a good idea to work with a licensed attorney or real estate agent who has experience in manufactured home sales. They can help guide you through the process, answer any questions you may have, and ensure that everything is done correctly and legally.

Step What You Need To Do
Step 1 Prepare a purchase agreement
Step 2 Obtain title clearance
Step 3 Complete a bill of sale
Step 4 Meet with a notary
Step 5 Complete any required paperwork
Step 6 Collect payment

By following these steps, you can ensure that your manufactured home sale is completed smoothly and legally, allowing you to move on to your next adventure with peace of mind.

FAQs: How to Sell Manufactured Homes

1. How do I determine the value of my manufactured home?

You can determine the value of your manufactured home by researching the local market. Consider factors such as age, condition, location, and upgrades.

2. Do I need to make repairs before selling my manufactured home?

While it’s not necessary to make major repairs, it’s important to make sure your home is in good condition and clean. Small repairs, such as fixing leaks or replacing light fixtures, can improve the appearance and value of your home.

3. How do I advertise my manufactured home for sale?

You can advertise your manufactured home for sale online through real estate websites or social media. You can also use traditional methods such as flyers or signs in your neighborhood.

4. What documents do I need to sell my manufactured home?

You will need to provide documents such as the title, bill of sale, and any relevant warranties or maintenance records.

5. Can I sell my manufactured home to someone who needs financing?

Yes, you can sell your manufactured home to someone who needs financing. However, they will need to be approved for a loan by the bank or financing company.

6. Can I negotiate the price when selling my manufactured home?

Yes, you can negotiate the price when selling your manufactured home. Be prepared to give the buyer a reason for your asking price and be willing to compromise.

7. What happens after I sell my manufactured home?

After you sell your manufactured home, you will need to transfer ownership and cancel any insurance or utilities in your name.

Closing Thoughts on How to Sell Manufactured Homes

Thank you for reading our article on how to sell manufactured homes! We hope these FAQs have been helpful in guiding you through the process. Remember to take time to prepare your home for sale, advertise it effectively, and negotiate with potential buyers. Good luck with your selling journey! Don’t forget to come back for more tips and tricks on buying and selling your manufactured homes.