Selling and Buying a Mobile Home is a lot Easier if You are Prepared!

Real Estate Agent with Berkshire Hathaway Home Services - Anderson Properties 518539

Selling and Buying a mobile home is a lot easier if you are prepared.


  1. Make sure the home has never been moved. If you do not know how to check this, an experienced agent will be able to help you with that!   
  2. Have your foundation inspected to see if it is up to CURRENT FHA requirements. An experienced agent will know how you can get it inspected for FREE!
  3. Repair or replace skirting where necessary.
  4. Repair or add railing if necessary. In some cases -- add a back porch!
  5. Check to see how you home is registered. If it is listed as personal property, complete the paperwork to claim it as real property immediately! Again, if you need help with this, call your agent!


If your home does not meet FHA lending requirements, the odds of your home selling any time soon are SLIM! The buyer will likely have to pay cash or finance through a local bank that will require 20% down and a much higher interest rate.



If your foundation needs a retrofit, the key is to know BEFORE you have an offer. NOT to find out just before closing. You may not have considered the cost when you negotiated to the sales price that you agreed to. It’s better to know in advance.



Using a lender that is experienced in mobile home loans is KEY to a successful closing.  An experienced lender will have everything done, and just a few days before closing they will order the retrofit, completed just in time to close.








BUYERS: Do not let a lender tell you that doing it this way is BACKWARDS. I had one tell me this just last week. I explained that we would have the work done as soon as he had received the appraisal and survey and they both had been approved by the underwriter. I was told that this was @$$-backwards. Yes, Really!

Then, guess what, that same lender was not able to approve the buyer.


SOMEONE would have been STUCK paying for that work.


Money saving tips:

Have the foundation inspected before or immediately after listing your property. If you wait till after an offer. The lender will charge to have it inspected and again to have it reinspected if repairs were necessary.


Make repairs BEFORE they are required. Not only will you get better offers on you home, but you cannot get an FHA loan without them. If the appraiser does not approve the condition of the home he will make a list of required repairs. This alone has blown deals. Even if you can agree on who pays for the repairs, it takes time to get the repairs done and then you have to allow additional time for the appraiser to reinspect (at an additional charge!)

I know! You’re probably thinking....


But I am the seller. Those extra re-inspection fees will be the buyer’s responsibility, why should I care?  




It is their LENDER required repairs. If they want the loan, they should pay for the repairs.


That’s are good questions. Here’s the answers:


Anything that delays a closing can also blow a deal. People are funny (buyers and sellers). Some people freak out over any little bump in the road. Do you want to sell your house or not? Trust me, mobiles are harder to sell than a stick built home. Anything that you can do to anticipate a problem and then take care of it BEFORE you have an offer is the best way to sell your mobile home!


Buyer’s are well informed. They can find out all kinds of information on the Internet and they KNOW that you will have a difficult time selling your mobile home if it cannot be FHA financed. If you will not make the repairs, some other seller will gladly do it. They know that.  Besides... you will get much better offers if the home is in good repair.


There are lots of agents that do not want to list mobile homes because of all of their special needs.

I love listing ANY home as long as the seller understands and will do what is necessary to get their home sold!

After all...

I’sn’t that the goal?

Posted by

This has been brought to you by YOUR Huntsville / Lake Livingston Area real estate professional. Before you buy or sell, call Joni Bailey at (936) 650-9017. I look forward to earning your business and exceeding your expectations. Broker Associate with Berkshire Hathaway Home Services - Anderson Properties. Mike Huff, Broker.  BerkshireHathaway Hom Services is a member of the franchise system of BHH Affiliates, LLC. Each office is independently owned and operated.



 Copyright (C) Joni Bailey     (936) 650-9017


Licensed in the state of Texas (0518539)                      




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Lora "Leah" Stern 914-772-4528
Coldwell Banker, 170 N Main Street, New City NY 10956 - New City, NY
Real Estate Salesperson

Joni, well, I know who I'd be sending anyone interested in buying or selling a mobile home in Riverside Texas to. 

May 14, 2011 04:47 PM #1
Endre Barath, Jr.
Berkshire Hathaway HomeServices - Beverly Hills, CA
Realtor - Los Angeles Home Sales 310.486.1002

Joni what a great post. I agree 100 % the hardest home to sell is a Mobile home, many people do not want it when they can get a regular wood construction, So everything you do to eliminate an objection is well worth doing.

May 14, 2011 05:36 PM #2
Joni Bailey
Berkshire Hathaway Home Services - Anderson Properties - Huntsville, TX
Your Huntsville / Lake Livingston Area REALTOR®

Leah: How about just sending me anyone interested in buying or selling ANY home in Riverside, Texas! LOL!

Endre: That's right. We can sell them, but it just requires a little more work on EVERYONE's part! :o) I'm not afraid to work!

May 14, 2011 05:41 PM #3
Marilyn Boudreaux
Marilyn Boudreaux, Century 21 Mike D. Bono & Co.'s - Lake Charles, LA
Lake Charles LA Century 21 Realtor

I don't know about you but over here in Lake Charles our lenders are limited for mobile homes.  Glad you posted this educational post in case I need it, when I get mobile home calls I refer them to other agents in my office its just not a niche for me

May 14, 2011 06:12 PM #4
Joni Bailey
Berkshire Hathaway Home Services - Anderson Properties - Huntsville, TX
Your Huntsville / Lake Livingston Area REALTOR®

That's why they need to use an agent that is familiar with mobile home procedures. Its a good thing that you refer them to someone who is. I get referrals from other companies that do not want to do them. That is great with me. As long as the seller understands and is willing to do what is necessary to get their home sold, I'm ready to help!

May 14, 2011 06:18 PM #5
Ricki Eichler McCallum
CastNet Realty - Corpus Christi, TX
Broker,GRI,ABR, - Your Coastal Bend Home Source

Hi Joni,  What an excellent blog!  Mobiles are harder to sell than stick built homes but not so if they do everything up front.  Good advice for sellers! :)

May 15, 2011 02:52 AM #6
Linda D. Pufford
Stage with Divine Style - Home Staging - Novato, CA
ASPM, Marin/Sonoma Home Stager

Hi Joni,

Great advice...  I'm sure glad you are on your toes!!!  Sellers need good advice and need to seek out educated and knowledgeable Realtor's as yourself in today's market....  or they could just end up spinning their wheels.  Great Post!!!

May 15, 2011 02:36 PM #7
Debra Davis
Keller Williams Realty Atlanta Partners - Snellville, GA
Realtor - Atlanta, Decatur, Snellville, Loganville

This is great information. I live in an area where I might have to deal with mobile homes. I don't have a clue. I bookmarked this. thanks,

May 15, 2011 03:18 PM #8
Joni Bailey
Berkshire Hathaway Home Services - Anderson Properties - Huntsville, TX
Your Huntsville / Lake Livingston Area REALTOR®

Ricki: As you well know, we learn these things the hard way. Hopefully this will help someone else not have to learn the way I had to. :O)

Linda: Thanks, girl. I debated on writing it but ended up with yes! My buyers and sellers need to know. If it helps out some agents here as well (Debra), that is even better. I'm glad to give back in some small way. I've learned so much from all of you!

Debra: Please see the comment above as I was talking to YOU as well!! Thank you!!

May 15, 2011 03:50 PM #9
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