Recently, we got a call from a couple who’d bought lakefront property with a mobile home already on it. They didn’t want the home—they wanted to build their dream house on the water. “We need to sell a mobile home without land quickly,” they said. “Can you help?”
Or take the man who called us after inheriting his mother’s mobile home in a park. Suddenly he was stuck paying monthly lot rent on a home full of memories and belongings, with expenses he couldn’t afford and decisions he wasn’t ready to make.
At Texas Mobile Home Pros, these scenarios aren’t unusual—they’re exactly what we specialize in. Whether you’re clearing land for new construction, dealing with an inheritance, or simply want to change your current situation, we’ll show you how to turn what feels like a burden into cash in your pocket.
Step 1: Can Your Mobile Home Be Moved?
Before anything else, you need to determine if your manufactured home can actually be relocated—because this single factor will determine your selling strategy and price range.
Check the age first. Mobile homes built before 1976 don’t meet current HUD safety codes (when federal standards were established) and are usually unmovable and uninsurable. Even if you find someone to move the mobile home, most insurance companies won’t cover it, which eliminates many potential buyers.
Age affects where it can go. Many towns and mobile home parks reject homes over 20-25 years old, regardless of condition. This limits your buyer pool to those with private land or more flexible parks.
Structural condition matters. Look for obvious problems like sagging floors, significant wall cracks, roof damage, or unprofessional additions. Professional movers can assess your home’s transportability, but major structural issues will severely limit interest from buyers who plan to relocate it.
If your home can’t be safely moved due to age or condition, don’t panic—you still have options, but you’ll be looking at a smaller market focused primarily on salvage value or buyers who want to keep it in place.
💡PRO TIP: Not sure about your home’s movability? Call us for a quick evaluation—we’ll assess whether your home can be moved and help you understand all your selling options.
Step 2: Is Your Home Real Property or Personal Property?
Before you can sell, you need to know whether Texas considers your manufactured home personal property (like a vehicle) or real estate (like a traditional house).
Most manufactured homes are considered personal property, just like a car. Instead of a DMV title, Texas mobile homes have a Statement of Ownership issued through TDHCA (Texas Department of Housing and Community Affairs). This applies to virtually all homes in mobile home parks and those on temporary foundations.
However, traditional mortgage financing and property tax benefits aren’t available for personal property. In that case, people “attach” their manufactured home to land they own by filing paperwork with the county and TDHCA, and the mobile home is then considered part of the real property.
If your home is currently considered real estate, it needs to be legally separated from the land before someone can purchase it. It’s a bit of paperwork, but if you work with us, we handle this conversion as part of our purchase process.
Step 3: Know Your Requirements Based on Location
Your selling process depends heavily on where your mobile home is currently located.
On Your Own Land (Not Attached)
This is typically the simplest situation. Your home remains personal property, making it easier to sell and move. You’ll still need to transfer the Statement of Ownership through TDHCA once you have a buyer, and provide county and TDHCA notifications before any move takes place.
On Your Own Land (Attached/Converted to Real Estate)
You must legally convert your home back to movable status before selling it separately. This involves filing paperwork with your county to remove it from real estate status and working with TDHCA to establish a new Statement of Ownership. This process can take several weeks, so plan accordingly.
In a Mobile Home Park or on Rented Land
Selling in a park involves additional steps that are quite different from selling on private land.
Park approval is required. Your buyer must be approved by park management before the sale can proceed. This typically includes credit checks, income verification, background screening, and sometimes interviews with park staff.
Park restrictions apply. Most parks have age limits on homes they’ll accept, condition standards that must be met, and rules about modifications or additions. Know your park’s specific requirements before marketing your home.
Transfer fees are common. Parks typically charge transfer fees ranging from a few hundred to several thousand dollars. These fees are usually paid by the buyer but can be negotiated.
Lease agreements don’t automatically transfer. The new owner will need to sign their own lease agreement or get approval to assume your existing lease terms. This is separate from the home purchase and must be handled through park management.
TDHCA documentation still required. Even in park sales, you’ll need to complete the Statement of Ownership documentation through TDHCA once your buyer is approved and ready to close.
Step 4: Key Factors That Affect Your Sale
Several important considerations will influence both your asking price strategy and the type of buyers who will be interested.
Moving Costs Impact Purchase Decisions
Professional mobile home moving typically costs $5,000 to $8,000 for single-wide homes and $10,000 or more for double-wide units. Distance, accessibility, and setup requirements at the destination all affect final costs.
Buyers factor these expenses into their offers, so your asking price needs to account for their total investment. Homes in difficult-to-access locations cost more to move, which typically means lower offers from buyers.
Loan Options Are Limited
Mobile homes without land require asset-based loans rather than traditional mortgages. These loans typically have higher interest rates and shorter terms than home mortgages.
Many lenders won’t finance manufactured homes over 15-20 years old, regardless of condition. This creates a predominantly cash market for older homes, which actually benefits sellers who set realistic expectations since cash buyers move faster and don’t have loan contingencies.
Age and Condition Restrictions Vary
Beyond financing limitations, age restrictions at mobile home parks significantly impact marketability. Newer homes in good condition have the widest range of relocation options.
Homes needing significant repairs face additional challenges, as buyers must consider renovation costs on top of purchase price and moving expenses.
Step 5: Choose Your Selling Approach
Based on your home’s movability, legal status, and condition, you can select the approach that best fits your situation.
Traditional Marketing
Selling through conventional channels works well for newer homes in good condition with broad relocation possibilities. This approach typically involves longer timelines but may achieve higher sale prices with the right buyer.
Work with Professional Mobile Home Buyers
We specialize in purchasing manufactured homes and handle all the legal requirements, moving logistics, and paperwork complications. At Texas Mobile Home Pros, we work with homes in parks, on private land, and in various conditions throughout Texas.
Working with us makes particular sense for older homes, those needing repairs, or when you prefer a faster transaction without dealing with loan contingencies and buyer approval processes. We understand the SOO documentation process, county and TDHCA notification requirements, and can navigate park approval procedures when necessary. Most importantly, we handle all the legal steps so you don’t have to hassle with the complex paperwork and regulatory requirements.
Get Your Mobile Home Sold Today
We’ve helped hundreds of Texas homeowners sell their manufactured homes quickly and fairly. Whether your home is in perfect condition or needs significant work, whether it’s in a park or on your private property, we can make you a cash offer and handle all the details.
The manufactured housing market in Texas stays active because these homes provide quality, affordable housing throughout the state. At Texas Mobile Home Pros, we understand this market inside and out, and we’re here to make your sale as smooth as possible.
Ready to get started? Fill out our simple form below to get your no-obligation cash offer. We’ll review your situation and get back to you quickly with a fair offer that accounts for your home’s condition, location, and current market conditions.