Table of Contents

Sell My Mobile Home

HOW TO SELL MY MOBILE HOME

How do I sell my mobile home?” This is by far the most asked question we get here at Mobile Bye Bye. And today we want to provide the ultimate guide on how to sell your mobile home!

Selling your mobile home can be challenging. Real Estate professionals tend to focus on Single Family Homes instead of Manufactured Homes leaving the Mobile Home owner with few options and a lot of questions. We here at Mobile Bye Bye want to change that. That’s why we created “How To Sell My Mobile Home: The Ultimate Guide”! This resource is jam-packed with helpful information for every scenario. 

Dear Mobile Bye Bye: "How to sell my mobile home?"

We get calls from frustrated mobile home owners every day asking us “How can I sell my mobile home?” Sadly, it’s not uncommon for mobile home owners to call us confused, frustrated, for down right panicked that they are having so much trouble selling their mobile home. Selling a mobile home is not as easy as selling a stick-built home! There are many challenges that mobile home owners face that simply don’t apply to other types of real estate. We’ve put the below resource together as a very brief overview in an attempt to quickly answer the question “how can I sell my mobile home?” But please know, this is a comprehensive guide but every situation is unique. Every mobile home owner’s situation is different. If you find yourself with questions or need of help, please feel free to call or email us today. We are here to help!

KEY MOBILE HOME CONCEPTS

It can be overwhelming to sell your mobile home. One reason for the confusion are concepts that are unique to mobile homes. Below are some of those concepts. 

On-Market Vs Off-Market

In mobile home real estate, just like in traditional real estate, properties can be bought and sold through on-market and off-market transactions. These terms describe how a mobile home is listed and marketed for sale.

  1. On-Market:

    • Listed Properties: Mobile homes that are on the market are typically listed through real estate agents or online platforms such as mobile home listing websites, classified ads, or social media. These listings are easily accessible to the public, and information about the mobile home, including its price, location, and features, is readily available to potential buyers.
    • Market Visibility: On-market properties are visible to a wide range of potential buyers. Sellers use marketing techniques to attract interested parties and often hold open houses and viewings to showcase the mobile home to a broader audience.
    • Competitive Bidding: Because on-market properties have more visibility, they often attract multiple potential buyers, leading to competitive bidding situations. This can drive up the final sale price.
  2. Off-Market:

    • Private Transactions: Off-market transactions, also known as pocket listings or private sales, involve mobile homes that are not publicly advertised. These properties are typically sold through word of mouth, private networks, or directly between the seller and a buyer, often without the assistance of a real estate agent.
    • Confidentiality: Sellers may choose off-market sales for privacy or other personal reasons. This can include situations where the seller doesn’t want to attract a lot of attention, such as in cases of divorce, financial distress, or celebrity-owned properties.
    • Limited Exposure: Since off-market mobile homes are not listed publicly, they have limited exposure to potential buyers. As a result, they may take longer to sell, and the seller might not get as many offers as they would with an on-market listing.

 

The choice between on-market and off-market sales depends on your goals, the property’s desirability, and the prevailing market conditions. On-market listings are typically more suitable for sellers who want to maximize their property’s exposure and potential sale price but may take more time to sell. Off-market transactions are more discreet and may be preferred in specific situations where privacy or a more controlled sales process is essential or when a quick sale is preferred.

It’s important to note that the terms “on-market” and “off-market” are not limited to mobile homes but are used in real estate transactions across various property types. When buying or selling a mobile home, it’s advisable to carefully consider the pros and cons of both options and choose the one that aligns with your specific needs and circumstances. At Mobile Bye Bye, we don’t specialize in one or the other but instead assist owners decide which option is right for you and provide tailored options specific to you!

Mobile Home vs Manufactured Home

The primary difference between a mobile home and a manufactured home lies in the era in which they were built and the corresponding construction standards. Mobile homes were constructed before 1976 and generally do not meet the stricter building codes and safety regulations introduced with the Manufactured Housing Construction and Safety Standards Act of 1974. In contrast, manufactured homes are built in compliance with these federal standards, which ensures improved structural integrity, safety, and energy efficiency, making them a more modern and regulated form of factory-built housing.

In this article, we will use “Mobile Home” and “Manufactured Home” interchangeably. This is the way the general public understands and uses the terminology and we find it to cause little confusing when it comes to selling your mobile home. 

Traditional Realtor vs Manufactured Home Broker

In Texas, real estate professionals can specialize in various types of properties, and the roles and responsibilities of a single-family real estate agent and a TDHCA (Texas Department of Housing and Community Affairs) manufactured home broker are distinct. Here are the key differences between these two roles:

Single-Family Real Estate Agent:

  1. Scope of Work:

    • A single-family real estate agent typically deals with a broad range of residential properties, including traditional houses, townhouses, condominiums, and, in some cases, manufactured homes. Their expertise is not limited to any specific type of housing.
  2. Licensing:

    • Real estate agents in Texas must obtain a real estate license, which allows them to facilitate the buying and selling of real property. To become a real estate agent, individuals must complete required education and pass a licensing exam.
  3. Responsibilities:

    • Real estate agents help clients buy and sell residential properties. They assist with pricing, marketing, negotiations, and all aspects of the real estate transaction. They often work with a diverse clientele and offer a wide range of property options.

TDHCA Manufactured Home Broker:

  1. Scope of Work:

    • A TDHCA manufactured home broker is a specialized professional who focuses exclusively on the sale of manufactured homes in Texas. Their expertise is specific to this niche market.
  2. Licensing:

    • TDHCA manufactured home brokers obtain a separate license from the Texas Department of Housing and Community Affairs, specifically for the sale of manufactured homes. This licensure demonstrates their specialization in this area. Using a TDHCA licensed Broker in Texas will provide an additional layer of security in your transaction. 
  3. Responsibilities:

    • Manufactured home brokers primarily deal with mobile or manufactured homes. They have in-depth knowledge of the regulations and requirements specific to these types of homes in Texas. They assist clients in buying or selling manufactured homes, help with inspections, title transfers, and ensure that all transactions comply with relevant regulations.
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In summary, the primary difference between a single-family real estate agent and a TDHCA manufactured home broker in Texas is their specialization. While a single-family real estate agent works with a wide range of residential properties, a TDHCA manufactured home broker focuses exclusively on mobile and manufactured homes and is well-versed in the unique regulations and considerations associated with this type of housing. When buying or selling a manufactured home in Texas, working with a TDHCA manufactured home broker can provide specialized expertise in navigating this particular real estate market. 

Mobile Bye Bye is a licensed TDHCA Broker adhered to all rules and regulations in Texas. 

Mobile Home Titles

In Texas, a mobile home title is known as a Statement of Ownership. This document is an essential legal document that serves as proof of ownership for a mobile or manufactured home. It is similar in function to the title of a traditional automobile or the deed of a conventional home. The mobile home title is today governed by the Texas Department of Housing and Community Affairs (TDHCA). To search Manufactured Home Ownership Records, you can visit TDHCA directly here: https://mhweb.tdhca.state.tx.us/mhweb/title_view.jsp

Here are some key points to understand about mobile home titles in Texas:

  1. Ownership Proof: The mobile home title is a legal document that shows the owner’s name and serves as evidence of ownership for the mobile home.

  2. Registration and Classification: The issuance of a mobile home title depends on how the home is classified and registered. Mobile homes can be titled as either “Real Property” or “Personal Property” based on certain criteria:

    • Real Property: A mobile home is titled as real property when it is permanently affixed to land (through a concrete foundation, for example) and considered part of the real estate. In this case, the title is filed with the county’s deed records.
    • Personal Property: Mobile homes that are not permanently affixed to land are titled as personal property. They have a separate title, similar to that of a vehicle, and are registered with the TxDMV.
  3. Transferring Ownership: When selling or buying a mobile home in Texas, the mobile home title must be properly transferred from the seller to the buyer. This transfer of ownership is typically facilitated through a bill of sale and a Statement of Ownership transfer application to TDHCA. Note, a Bill of Sale is not currently required but is highly recommended by Mobile Bye Bye. 

  4. Liens and Encumbrances: The mobile home title may also include information about any liens, mortgages, or other encumbrances on the property. It’s crucial for buyers to be aware of any existing liens before completing a purchase.

  5. Title Elimination: In some cases, if a mobile home that was initially titled as personal property becomes permanently affixed to land, it may be eligible for title elimination. This process involves transferring the title to the county’s deed records and treating it as real property.

  6. Replacement and Duplication: If a mobile home title is lost, damaged, or needs to be updated due to a change in ownership or location, the owner can apply for a duplicate title from the relevant agency.

  7. Taxes: Tax liens, issued for unpaid property taxes, may be filed with TDHCA and attached to the mobile home title. 

It’s important to note that mobile home title requirements and procedures may vary by state and can change over time, so it’s advisable to consult with the Mobile Bye Bye, who is licensed through Texas Department of Housing and Community Affairs (TDHCA) for the most up-to-date information and guidance on mobile home titles in Texas.

SELL MY MOBILE HOME OFF MARKET

Selling a mobile home off-market, also known as a private sale or a pocket listing, involves a more discreet and exclusive approach to the real estate transaction. In an off-market sale, the property is not publicly advertised through traditional channels such as real estate listings, websites, or open houses. Instead, the seller works directly with potential buyers or their agents, often within their personal network or local community. This approach is chosen for various reasons, including a desire for privacy, a preference for a more controlled sales process, or specific circumstances where the seller does not want to attract widespread attention, such as in cases of financial distress or when dealing with a high-profile property. Off-market sales can be an effective strategy for sellers who want to maintain a lower profile and for buyers looking for unique opportunities that may not be widely available in the traditional real estate market.

Owner-to-Owner

An owner-to-owner sale of a mobile home, often referred to as a private sale, occurs when the current owner of the mobile home sells it directly to another individual or family without involving real estate agents or brokers. In this type of transaction, both parties negotiate the terms of the sale, handle the paperwork, and typically save on the commissions that would have otherwise gone to real estate professionals.

Sell Out to Community

Selling a mobile home to a mobile home community, often known as a park sale, involves the homeowner selling their mobile home to the management or ownership of the mobile home park or community where it is located. This type of transaction can be convenient for both the seller and the community, as it allows for a straightforward sale and ensures that the mobile home remains within the community, which can help maintain a cohesive and stable neighborhood.

However, it’s very common that Mobile Home Communities will offer low-ball offers to owners who are in tough situations. This is why Mobile Bye Bye STRONGLY recommends getting a free cash offer for your Mobile Home to ensure you are getting the best deal for your home. 

Cash Buyer / Investor

Selling a mobile home for cash to a cash buyer or investor is a straightforward and often swift process, as it doesn’t involve the complexities of financing or traditional mortgage approvals. Cash buyers or investors are typically interested in purchasing properties quickly and may be willing to accept the mobile home as-is, which can be advantageous for sellers looking for a fast and hassle-free sale.

There’s numerous benefits to selling a home for cash but it may not be the right option for you. That’s why we recommend doing your research by visiting our resource page to determine if it’s better to sell for cash, sell with a realtor, or sell on your own

SELL MY MOBILE HOME ON MARKET

Selling a mobile home on the market, also known as a traditional sale, involves listing the property through real estate agents or online platforms, making it visible to a wide range of potential buyers. This approach typically requires a more extended marketing and sales process, including property showings, negotiations, inspections, and adherence to standard real estate procedures, with the potential for achieving a competitive market price.

Sell Mobile Home with a Realtor / Broker

In the past, there wasn’t a clear option for Mobile Home Owners wanting to sell their manufauctured home with a Realtor. Most Realtors focus on larger Single Family Homes or Commercial Properties and are sometimes licensed by Brokers who restrict their ability to sell mobile homes. In Texas, for example, a completely separate government entity called TDHCA manages the licenses for Brokers and Agents wishing to transact manufactured homes. 

Mobile Bye Bye is a registered Broker through TDHCA and licensed to buy, sell, and Broker Manufactured Homes in the state of Texas. When clients work with Mobile Bye Bye, they don’t have to make the choice of a quick sale to an investor or a more detailed sale with a Broker. You get both! Click here to learn more about our Real Estate Agent Services for Mobile Homes

For Sale By Owner (FSBO)

If you are a do-it-yourself owner with the time, energy, and resources to sell your mobile home on your own, selling your home “For Sale By Owner”, also known as FSBO, may be the best option. If this is your route, this guide is exactly where you should start. Do your research on ways to sell your home, title options, marketing requirements, and steps you can take to repair your home and get it ready to sell. 

MOBILE HOME REPAIRS

Many would assume making repairs to your mobile home would get you a higher sales price. While this may be true, it’s important to remember it’s not the sales price that’s most important, it’s the take-home pay, ie the profit. If you spend $1000 fixing up your mobile home and only sell it for $500 more, then you’ve actually LOST money making repairs. In this section we will go through some of the most common repairs to make and how to decide if it’s worth it or not. 

But first, always remember to contact Mobile Bye Bye first, BEFORE making repairs. We may be able to make repairs for you at a lower cost, or give you advice on which repairs will be needed to potentially maximize your take home pay. 

WAIT!
Make Sure to Get an "As-Is" Quote BEFORE making repairs!

Remember, ALWAYS get a Free “As-Is” Quote for you mobile home BEFORE spending money on renovating. If your renovated price isn’t significantly higher than your “As-Is” offer, you may choose not to waste time and money renovating!

Mobile Home Inspection

Before making any repairs, it’s important to fully understand the condition of your home. We recommend getting an inspection done. This can be done by you or Mobile Bye Bye. You may also consider hiring a 3rd party but be careful, those can be expensive and can oftentimes go into too much detail. You won’t need to fix every single item to sell your home!

Conducting a mobile home inspection is crucial when buying or selling a mobile home to ensure its structural integrity, safety, and compliance with regulations. Here’s a step-by-step guide on how to perform a mobile home inspection:

  1. Gather Necessary Tools:

    • Before you start, gather essential tools and equipment such as a flashlight, a ladder, a moisture meter, a level, a tape measure, a notepad, and a camera to document your findings.
  2. Exterior Inspection:

    • Begin with the exterior. Check for signs of water damage, such as soft spots, rot, or discoloration, on the siding and roof.
    • Inspect the roof for leaks, damaged shingles, or gaps in seals.
    • Look for cracks or gaps around windows, doors, and seams.
  3. Foundation and Undercarriage:

    • Inspect the foundation and undercarriage for rust, corrosion, and damage.
    • Check for properly installed piers and support structures.
  4. Plumbing and Electrical:

    • Turn on faucets and flush toilets to check for water pressure and drainage issues.
    • Test light switches and outlets to ensure they work properly.
    • Inspect the electrical panel for proper labeling and safety.
  5. Heating and Cooling Systems:

    • Test the heating and cooling systems for functionality.
    • Check for signs of rust, soot, or unusual noises in the furnace and vents.
  6. Interior Inspection:

    • Examine the walls, ceilings, and floors for signs of water damage, such as stains or sagging.
    • Inspect the kitchen and bathroom for leaks, damage, or non-functioning appliances.
    • Open and close all doors and windows to check for proper operation.
  7. Safety Features:

    • Ensure that smoke detectors and carbon monoxide detectors are installed and operational.
  8. Skirting and Insulation:

    • Inspect the skirting for damage or gaps that could lead to pest infestations.
    • Check the insulation in the walls and under the floor for adequate coverage and condition.
  9. Document Findings:

    • Take detailed notes and photographs of any issues or concerns you discover during the inspection.
  10. Professional Inspection:

    • Consider hiring a professional inspector who specializes in mobile homes for a more thorough assessment.
  11. Consult Local Regulations:

    • Be aware of local codes and regulations that pertain to mobile homes, as they may vary by location.
  12. Review the Mobile Home Title:

    • Ensure that the mobile home’s title matches the structure, and there are no discrepancies.

Mobile home inspections are critical for making informed decisions in a real estate transaction, and addressing any issues that arise during the inspection is essential before finalizing a sale.

Make Repairs Yourself

Now that your inspection is finished, you know the items that need repaired on your home. Now it’s time to decide what repairs to make. We wrote a separate blog post listing out 5 of the most common types of repairs to make for the most impact. Remember, you don’t want to spend more time and money than is necessary. When making repairs, there is diminishing returns. But now that you’re educated on which repairs to focus on, you can decide if you want to make the repairs yourself or hire it out. Below are steps to take when making repairs yourself. 

Making mobile home repairs yourself can be a cost-effective way to maintain and improve your mobile home. Here’s a general guide on how to approach DIY mobile home repairs:

  1. Assess the Repair Needs:

    • Start by identifying and assessing the areas that need repair. Create a list of the necessary materials and tools based on your assessment.
  2. Gather Tools and Materials:

    • Gather the tools and materials required for the specific repair. Common tools may include hammers, screwdrivers, pliers, wrenches, saws, and power tools. The materials will depend on the type of repair, such as paint, drywall, plumbing supplies, or electrical components.
  3. Safety First:

    • Before you begin any repair, prioritize safety. Use protective gear like gloves, safety glasses, and, if necessary, a dust mask. Ensure that electrical circuits are turned off when working on electrical repairs.
  4. Educate Yourself:

    • For more complex repairs, it’s a good idea to educate yourself by reading DIY guides, watching tutorial videos, and consulting mobile home repair manuals.
  5. Start with Small Repairs:

    • If you’re new to DIY repairs, start with smaller, manageable projects like fixing a leaky faucet or replacing a light fixture. Gain confidence with these simpler tasks before tackling more extensive repairs.
  6. Follow Instructions:

    • Pay close attention to instructions and guidelines. Follow manufacturer guidelines for appliances or fixtures you’re repairing or replacing.
  7. Ask for Assistance:

    • If you’re unsure about a repair or it involves complex skills like electrical work or plumbing, consider seeking help from a professional or an experienced friend or family member.
  8. Plan and Budget:

    • Create a budget for your DIY repairs and a detailed plan of action. Knowing your limits and financial constraints will help you prioritize and complete projects successfully.
  9. Take Your Time:

    • Don’t rush through repairs. Take your time to ensure that the work is done correctly and safely. Quality work is more important than speed.
  10. Inspect and Maintain:

    • Regularly inspect your mobile home for maintenance needs. Catching and addressing issues early can prevent more extensive and costly repairs in the future.
  11. Legal Compliance:

    • Ensure that any structural or electrical work you perform complies with local building codes and regulations. Some repairs may require permits and inspections.
  12. Keep Records:

    • Maintain a record of the repairs you’ve completed, including dates, materials used, and any warranties associated with the work.

Remember that while many mobile home repairs can be done DIY, some complex or hazardous projects are best left to professionals. If you’re ever uncertain about your abilities, it’s wise to consult with or hire a qualified contractor to ensure the work is done safely and correctly.

Hire Contractor

Unless you are an experienced contractor, it may not be the best decision to try to fix all the repairs yourself. For example, you may be a great framer but not licensed or experienced with AC and Heating repair. In this case, it would be better to hire a contractor to do that job for you. 

When hiring a contractor to make repairs on a mobile home, it’s essential to follow a step-by-step process to ensure that you select the right professional for the job. Here’s a detailed guide without bullet points:

  1. Determine the Scope of Work:

    • Begin by identifying the repairs and improvements you need for your mobile home. Create a comprehensive list of the tasks that need to be completed.
  2. Seek Recommendations:

    • Ask for recommendations from friends, family, neighbors, or local mobile home parks. Word-of-mouth referrals can be a valuable source for finding reliable contractors.
  3. Online Research:

    • Use online resources such as websites, social media, and forums to find local contractors with expertise in mobile home repairs. Read reviews and check their credentials.
  4. Verify Licensing and Insurance:

    • Ensure the contractor is properly licensed and insured to perform the type of work required for your mobile home. Licensing and insurance requirements vary by location and the scope of work.
  5. Check References:

    • Request and contact references from the contractor. Speaking to previous clients can give you insight into the quality of their work and their professionalism.
  6. Request Bids or Estimates:

    • Contact multiple contractors and request bids or estimates for the repairs. Compare the proposals to evaluate costs, materials, and timelines.
  7. Interview the Contractors:

    • Meet with potential contractors in person. Discuss the scope of work, your expectations, and their approach to the project. Ensure you have a good rapport and clear communication.
  8. Ask Questions:

    • Inquire about their experience with mobile home repairs, their understanding of local building codes, and how they plan to address any specific challenges related to mobile homes.
  9. Check for Permits and Licenses:

    • Confirm that the contractor will handle any necessary permits and inspections. This is particularly important for structural and electrical work.
  10. Review the Contract:

    • Once you’ve selected a contractor, carefully review the contract. Ensure it includes details of the scope of work, materials, costs, a timeline, payment schedule, and a warranty on the work performed.
  11. Understand Payment Terms:

    • Clearly understand the payment terms. Be cautious of contractors who ask for a substantial upfront payment. A reasonable deposit is common, but most payment should be made upon completion and inspection.
  12. Get Everything in Writing:

    • Ensure that all discussions, changes to the project, and agreements are documented in writing. This includes any verbal promises or adjustments to the contract.
  13. Track Progress:

    • Keep tabs on the project’s progress, and communicate regularly with the contractor. Address any concerns or issues promptly.
  14. Final Inspection:

    • After the work is completed, conduct a final inspection to ensure that the repairs meet your expectations and any applicable building codes.
  15. Obtain a Warranty:

    • Ensure that you receive a written warranty for the work performed. A warranty provides peace of mind in case any issues arise after the project is completed.

By following these steps, you can hire a qualified contractor to make repairs on your mobile home with confidence and ensure that the work is completed to your satisfaction.

Sell Your Mobile Home As-Is for Cash

Selling a mobile home “as-is” means you’re offering the property in its current condition, without making any repairs or improvements. At Mobile Bye Bye, that’s our sweet spot. We buy homes for cash as-is and make the repairs ourselves. Owners who want an easy, quick, and professional solution to their mobile home headaches are THRILLED when we call.

Our happy customers have actually given us multiple reasons why they love working with us. Checkout the Top 25 Reasons to Sell Your Mobile Home for Cash

HOW TO TRANSFER TITLE WHEN I SELL MY MOBILE HOME

Disclaimer

We are not lawyers and are providing our opinion only. Nothing written in this article should be used as legal advice. 

How to Transfer Mobile Home Title in Texas

Transferring a mobile home title through TDHCA (Texas Department of Housing and Community Affairs) using a broker in Texas involves several steps and documentation. Here’s a general outline of the process:

  1. Engage a TDHCA Licensed Manufactured Home Broker: The first step is to work with a TDHCA-licensed manufactured home broker who will assist in facilitating the title transfer. Ensure that the broker is licensed with the TDHCA to operate in Texas.

  2. Sales Agreement: The seller and buyer, with the assistance of the broker, need to enter into a sales agreement. This agreement should detail the terms of the sale, including the purchase price, any financing terms, and the agreement to transfer the title.

  3. Title Search and Verification: The broker should conduct a title search to ensure that the mobile home’s title is clear of any liens or encumbrances. This step is essential to confirm that the seller has the legal right to sell the mobile home.

  4. Title Transfer Application: The broker, with the cooperation of the buyer and seller, will fill out a TDHCA Manufactured Housing Division Title Transfer Application. This form can typically be obtained from the TDHCA website or office and should be submitted with the required fees.

  5. Inspection: A structural inspection may be required, which ensures the mobile home meets safety and habitability standards. The inspection can be arranged through the broker.

  6. Lien Release and Liabilities: The broker should help the seller clear any outstanding liens or debts related to the mobile home. This is crucial to ensure the title transfer is unencumbered.

  7. Closing: The broker will schedule a closing where both the buyer and seller sign the necessary documents, including the title transfer application and bill of sale. The buyer will often make the payment for the mobile home at this stage.

  8. Title Transfer: Once the closing is complete, the broker will help facilitate the transfer of the mobile home title from the seller to the buyer. This title transfer is processed through the TDHCA.

  9. Notification: The TDHCA should be notified of the title transfer, and any fees or taxes associated with the transfer should be paid.

  10. Possession: After the title is transferred and all necessary paperwork is complete, the buyer can take possession of the mobile home.

It’s essential to work closely with the TDHCA-licensed manufactured home broker throughout this process to ensure that all legal requirements are met, and the title transfer is conducted correctly. Consulting with legal and financial professionals is also advisable to ensure compliance with all relevant laws and regulations.

How to Fix Title Issues when Selling Your Mobile Home

Transferring a mobile home title in Texas can be a complex process, as various title issues may arise that complicate or delay the transaction. These issues often stem from factors such as unclear ownership, liens or encumbrances on the title, compliance with state regulations, or the distinction between mobile homes classified as real property or personal property. Successfully navigating these title concerns is essential for both buyers and sellers to ensure a seamless transfer of ownership, legal compliance, and a clear understanding of each party’s rights and responsibilities. In this discussion, we’ll explore some of the common title issues that can emerge when transferring the title of a mobile home in the state of Texas.

Below are some of the common issues we see prohibiting a clean transfer of title between buyer and seller when a mobile home is sold. 

  1. Incomplete Chain of Title:

    •  One of the most common Mobile Home Title issues is if the previous sale was not recorded properly with TDHCA. Some owners believe selling via Bill of Sale is enough to transfer title. Or maybe they were given a property and have been paying taxes on it for years but are surprised when they find out the title of the home is still in the previous owners name. 
    • If this happens, the best approach is to try and contact the previous owners of the home and have them fill out the property paperwork to correctly transfer the mobile home. If the previous owner is not available, Mobile Bye Bye can assist with TDHCA approved methods of verifying rightful ownership which may include Statements of Fact, attempts to contact previous owners, or Forms of Abandonment. 
  2. Tax Lien or Unpaid Mortgage:

    • All liens must be paid in full before a State of Ownership will be accepted by TDHCA. However, even if the lien is paid, proof is required to verify legally that all previous liens and encumbrances have been removed. TDHCA may require a Release of Lien or Repossession form be completed by all previous lien holders. 
  3. Unpaid Taxes for Current Year:

    • TDHCA requires all taxes be paid for all prior years. This makes sense to most home owners. However, in addition to previous years, TDHCA also requires the estimated taxes for the current year be pre-paid into escrow. Buying a home in February? You have to pay the FULL year’s taxes even though they won’t be due by the county for almost 10 months. At Mobile Bye Bye, we work with buyers and sellers to prorate taxes, similar to SFH sales. 
  4. Inherited Mobile Home:

    • Have you inherited a mobile home? There are a number of ways this can be sorted out with TDHCA but the most straightforward method is the execution of a will. Mobile Bye Bye can help you work through the paperwork needed to transfer title on an inherited home. 
  5. Incorrect Location of Mobile Home:

    • Mobile Homes can be moved! This is one of the unique aspects to Manufactured Home Ownership. If you buy a home in a park, you can one day move it to your land. However, if the home was not updated in TDHCA, the location of the home may be incorrect on the title. This can easily be fixed for personal property but if the home was real property, a title search may be needed. More importantly, taxes should be verified to be paid. If a home was moved and the taxing jurisdiction was not notified,  a home may be subject to additional back taxes. 
  6. Right of Survivorship:

    • TDHCA SO Application allows couples to select if they wish the home to be titled with Right of Survivorship. This makes transferring the home easier in the unfortunately event that one of the spouses passes away. If this selection was not made when the home was originally purchased, additional paperwork maybe required. 
  7. Abandoned Mobile Home:

    • TDHCA has very specific rules to follow in the case of an abandoned home. 
 

Fixing mobile home title issues typically involves a combination of legal and administrative steps. This may include clarifying ownership disputes, resolving outstanding liens or encumbrances, ensuring compliance with state regulations, and properly categorizing the mobile home as either real or personal property based on its affixation to land. Regardless of the situation, Mobile Bye Bye has found that in the majority of the cases, we are able to resolve TDHCA title issues. 

How to Transfer Mobile Home without a Title in Texas

Disclaimer: It is HIGHLY recommended to sell your mobile home only through the transfer of title. However, there are cases when this is simply not possible. Only in very rare cases, would we recommend selling or buying a mobile home with a Bill of Sale Only. 

 

Selling a mobile home via a bill of sale in Texas involves a straightforward process, but it’s essential to ensure that all the necessary steps are properly followed to protect both the buyer and the seller. Here’s a general outline of how to sell a mobile home using a bill of sale in Texas:

  1. Create a Bill of Sale:

    • Prepare a bill of sale document that includes essential information such as the mobile home’s description, including the make, model, year, and vehicle identification number (VIN), the purchase price, the names and addresses of the buyer and seller, and the date of the sale. You can find bill of sale templates online or consult with an attorney to create a customized document.
  2. Negotiate the Terms:

    • Both the buyer and the seller should agree on the terms of the sale, including the purchase price and any conditions or warranties.
  3. Inspect the Mobile Home:

    • Conduct an inspection of the mobile home to ensure its condition is as stated in the bill of sale and that both parties agree on the property’s condition.
  4. Payment:

    • The buyer should make the agreed-upon payment to the seller. This can be in the form of cash, certified check, money order, or other agreed-upon means.
  5. Exchange the Bill of Sale:

    • Both the buyer and seller should sign and date the bill of sale document. It’s a good practice to have two copies, one for the buyer and one for the seller.
  6. Handover and Possession:

    • The buyer takes possession of the mobile home and the bill of sale document as proof of ownership.
  7. Maintenance of Records:

    • Both the buyer and the seller should retain copies of the bill of sale for their records.
 

It’s important to note that the process for selling a mobile home may vary depending on whether it is considered personal property or real property (affixed to land). If the mobile home is treated as real property, the sale may involve different legal and financial considerations. Consulting with a legal professional or using the services of a TDHCA-licensed manufactured home broker can provide additional guidance and ensure all requirements are met.

FINANCING OPTIONS WHEN I SELL MY MOBILE HOME

Maybe you have a loan on your mobile home that needs paid off when you sell. And maybe your buyer needs to obtain a loan before purchasing. This can seem like a chicken and an egg problem. But at Mobile Bye Bye, we provide Brokerage, Title, Escrow, and Closing Services to assist Buyers and Sellers sell their mobile home with financing. Below are some of the typical financing options available to you when selling your mobile home. But look closely, some of these options are riskier than others and a few we even discourage. 

Sell Mobile Home As-Is for All-Cash
Difficulty: Easy Time Needed: 2-3 Weeks Sale Price: Varies

Selling a mobile home for cash as-is can offer several distinct benefits for both the seller and potential buyers. Firstly, this approach simplifies the sales process, as it eliminates the need for costly and time-consuming repairs or renovations. Mobile homes that are in need of extensive repairs may be challenging to sell on the traditional real estate market, but selling as-is allows sellers to avoid the hassle and expenses associated with fixing up the property. This can be particularly appealing to sellers looking for a quick and straightforward transaction, as well as to investors or buyers who are seeking a project they can improve and customize according to their preferences.

Another significant advantage of selling a mobile home for cash as-is is the speed of the transaction. By not investing time and resources into making the property look perfect, sellers can attract buyers who are ready to make a swift purchase. This approach is especially beneficial in situations where the seller needs to move quickly, is facing financial constraints, or is dealing with an inherited or distressed property. Additionally, cash transactions typically close faster, as they don’t involve the complexities of financing approval, appraisals, or other contingencies, providing a more streamlined and efficient selling process for both parties involved.

Sell Mobile Home Owner Financed
Difficulty: Hard Time Needed: 3-7 Years Sale Price: High

Selling a mobile home with owner financing can be an attractive option for both sellers and buyers. Owner financing, also known as seller financing or seller carryback, involves the seller acting as the lender to the buyer, allowing the buyer to purchase the mobile home without traditional mortgage financing from a bank or financial institution. This arrangement can benefit sellers by expanding their pool of potential buyers, as it can be more accessible for individuals who may not qualify for a traditional mortgage due to credit issues or other financial constraints. For buyers, it can provide an opportunity to purchase a mobile home without the stringent credit requirements and down payment typically associated with bank loans.

One of the key advantages of owner financing is the flexibility it offers in negotiating the terms of the sale. Sellers and buyers can work together to determine the interest rate, down payment, and repayment schedule that best suits their needs. This flexibility can make the buying process more accessible and tailored to the buyer’s financial situation. Additionally, owner financing may result in a quicker and less complex transaction, as it often involves less paperwork and fewer third-party requirements, such as appraisals and credit checks, which can expedite the sale process. However, both parties should be sure to consult with legal and financial professionals to ensure that the terms and agreements of the owner financing arrangement are properly structured and legally sound.

Sell Mobile Home Rent-to-Own
Difficulty: Hard Time Needed: 3-7 Years Sale Price: High

Selling a mobile home through a rent-to-own agreement is distinct from seller financing in its structure and implications. In a rent-to-own arrangement, the seller essentially becomes the landlord while offering the buyer an opportunity to rent the mobile home with the option to purchase it at a predetermined price at a later date. Buyers typically make monthly rental payments, part of which may be credited toward the future purchase price, and they have the choice to exercise their option to buy the property when the lease term expires. This can be an attractive option for buyers who are not yet ready to secure traditional financing but wish to secure a potential future purchase while residing in the mobile home.

The key difference between rent-to-own and seller financing is the ownership arrangement during the contract period. In seller financing, the buyer takes immediate ownership of the mobile home and repays the seller through installment payments, with the seller holding a mortgage or lien on the property until the loan is fully satisfied. In contrast, with rent-to-own, the buyer essentially rents the property for a specified term before making the decision to purchase, and ownership is not transferred until the buyer exercises the option to buy. Rent-to-own agreements can be a more flexible way for buyers to transition into homeownership, and it allows them to test out the property before making a long-term commitment, while seller financing typically involves an immediate transfer of ownership with the seller acting as the lender. However, each option has its unique advantages and considerations, and both buyers and sellers should carefully assess their goals and needs before entering into these arrangements.

Sell Mobile Home Subject-To
Difficulty: Extreme Time Needed: Term of Loan Sales Price: Varies

Selling a mobile home “subject-to” is a unique and often complex real estate transaction that involves transferring ownership of the mobile home to a new buyer while leaving the existing financing in place. In a subject-to deal, the buyer purchases the property subject to the existing mortgage or financing terms that the seller originally secured. This means that the seller’s name remains on the loan, but the buyer takes over the responsibility for making the mortgage payments and assumes ownership of the mobile home. Subject-to transactions are typically used when a seller is motivated to sell quickly and is willing to transfer the property without paying off the existing loan.

One of the primary benefits of a subject-to sale for the buyer is that they can acquire the mobile home without having to secure new financing or provide a down payment. This can be particularly advantageous if the existing financing terms are favorable, such as a low interest rate. However, subject-to deals are complex and come with inherent risks. Buyers must have a high level of trust in the seller, as the seller retains their name on the loan, and any missed payments can negatively affect their credit. Furthermore, subject-to sales may not always be permissible under the terms of the original loan or mortgage, so it’s essential to consult with legal and financial professionals to ensure that the transaction complies with all applicable laws and regulations.

Mobile Bye Bye DOES NOT recommend any seller sell their home subject-to. Many banks discourage this type of transaction and the risks are very high. 

Sell Mobile Home with Bank Financing
Difficulty: Low Time Needed: 1-2 Months Sales Price: High

Traditional banks often hesitate to lend on mobile homes due to a combination of factors that make them riskier investments compared to traditional single-family houses. Mobile homes tend to depreciate in value over time rather than appreciate, as is typical with traditional homes, which can lead to a higher likelihood of loan default. Additionally, mobile homes are often considered personal property, and their title-based ownership system can be more complex than traditional real estate transactions, which can create challenges for the bank in the event of foreclosure. Furthermore, the collateral value of mobile homes may not be as reliable as that of stick-built homes, making it harder for banks to assess the property’s worth and potential resale value. All these factors contribute to the perception of higher risk in lending on mobile homes, leading many traditional banks to be more cautious and selective when considering such loans.

However, if your mobile home is in decent condition and is current on taxes, loan payments, and lot rent, it’s very possible to sell your mobile home through a more traditional bank financing. It’s true, most banks do not lend on mobile homes. However, there are a select number of national lenders who provide bank financing on qualified borrowers. 

 

Mobile Bye Bye partners with lenders who primarily lend on Manufactured Homes. We’ve helped numerous clients sell their homes to buyers through the use of bank financing. 

AM I READY TO SELL MY MOBILE HOME?

Selling a mobile home has just as much do to about the owner as it does the home. Your situation will greatly impact what options you have when selling your mobile home. Before you make a decision on “how to sell my mobile home?”, make sure to take an inventory of your current situation. 

Do I have the time to sell my mobile home myself? 

Typically it takes 3-6 months to sell a mobile home assuming it’s priced right, marketed right, staged right, sold right, and closed right. It can take a lot longer and some places it can take less time if the market is right. But generally, it takes a minimum of 3 months to sell a mobile home from start to finish. (Note, as you’ll see below, Mobile Bye Bye closes on mobile homes in 7-10 business days! That’s right, in about a week, you could have money in your bank and be free of your burden! Keep reading to find out how)

Do I have the expertise, knowledge, and skill to safely sell my mobile home to someone else? 

Knowing how to sell a mobile home legally and effectively requires a lot of knowledge and skill. We recommend using a Title Company if you are trying to sell on your own. But you’ll still need to know how to market, sell, negotiate, and close the right buyer at the right price. That’s a little harder to outsource. 

Do I have the finances to sell my mobile home through a realtor or park manager? 

Realtors are costly and parks generally don’t pay much for mobile homes. These are viable options but you’ll want to keep reading to see other options . 

Do I have the energy to negotiate with potential sellers? 

Selling a mobile home on your own means you are responsbile for communicating which takes time and energy. Luckly, if you are good at this, you can save yourself some money!

Do I have the money and time needed to wait for my mobile home to sell? 

This is the question we see overlooked the most! If you are considering selling a mobile home on your own, make sure to consider the time and the money associated with waiting.

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