Finding mobile homes can feel tricky when you first start looking. You see ads, but getting clear prices or knowing where to look for mobile home sales near me with prices is confusing. Don’t worry, it’s simpler than it seems.
We’ll walk through it step-by-step. This guide will help you find the perfect home without the guesswork. Let’s get started finding those homes and their costs.
Key Takeaways
- You will learn where to search for mobile homes for sale.
- Understand how to find pricing information for mobile homes.
- Discover different types of mobile homes available.
- Learn tips for inspecting a mobile home before buying.
- Find out about financing options for mobile homes.
- Understand the process of purchasing a mobile home.
Finding Mobile Home Sales Near You
How To Locate Mobile Home Sales Near Me With Prices
Finding houses is what most people think about when they want to move. But for many, a mobile home is a great option. They can be more affordable and quicker to set up.
When you start searching, you’ll often type in “mobile home sales near me with prices.” This is the most direct way to find homes that fit your budget and location. The internet has made this search much easier. Many websites list homes for sale.
Some are for new homes, and others are for used homes. Knowing where to look is the first step to finding a good deal.
Online Listing Websites
Many websites are dedicated to selling homes. These are the first places to check. They have large databases of properties.
You can usually filter your search by location, price, and number of bedrooms. Some popular sites include Zillow, Trulia, and Realtor.com. They often have sections specifically for manufactured homes or mobile homes.
You can often see photos, descriptions, and sometimes even virtual tours.
- Zillow and Trulia These platforms allow you to enter your city or zip code. You can then select “manufactured” or “mobile” as a home type. They often display price ranges and links to agents or sellers. You can save your searches and get alerts when new homes are listed. This helps you stay on top of new opportunities.
- Mobile Home Specific Sites There are also websites that focus only on manufactured and mobile homes. Examples include MHVillage and MHParks.com. These sites can be very useful because they list homes that might not be on the larger real estate sites. They often have more details specific to mobile homes, like lot rent or park information.
- Local Dealerships and Brokers Many local businesses sell mobile homes. You can find them by searching online for “mobile home dealers near me.” These businesses often have their own websites where they list their inventory. Visiting them in person can also be helpful. You can see the homes firsthand and talk to sales representatives.
Filtering Your Search
Once you’re on a listing website, using the filters is key. You can set a maximum price. This helps you only see homes within your budget.
You can also select the number of bedrooms and bathrooms you need. Don’t forget to set your desired location. This can be a specific town, a zip code, or a radius around a certain point.
Many sites also let you filter by features like the year the home was built or if it’s already on a lot.
Understanding the Search Results
When you see search results, each listing will have some basic information. This usually includes the price, address, number of beds/baths, and square footage. You’ll also see photos of the home.
Click on listings that interest you to see more details. The full description might tell you about recent upgrades, included appliances, or if it’s in a community. Some listings also include information about financing or the seller.
Mobile Home Prices Explained
The price of a mobile home can vary a lot. It depends on many factors. These include the size, age, condition, and location of the home.
New homes will cost more than used ones. Homes in desirable neighborhoods or communities often have higher prices. It’s important to understand what the listed price includes.
Is it just the home, or does it include land? Is it in a park where you pay monthly rent for the land?
Factors Affecting Price
Several things make mobile home prices go up or down. The most obvious is size. A larger home with more bedrooms and bathrooms will cost more.
The year it was built is also important. Newer homes are generally more expensive. They are built with modern standards and materials.
The condition of the home is also a major factor. A home that needs a lot of repairs will be cheaper. A well-maintained home or one that has been recently updated will cost more.
- Size and Layout Homes are often categorized by their width. Single-wide homes are typically 15 feet wide. Double-wide homes are around 20-30 feet wide. Triple-wide homes are even wider. Larger homes usually have more rooms and more living space. This means they will have a higher price tag. For example, a 3-bedroom, 2-bathroom double-wide will cost more than a 2-bedroom single-wide.
- Age and Condition Older mobile homes may require more maintenance. Parts might be harder to find. Newer homes meet current building codes. They might also have better insulation and energy efficiency. A home in great condition, with updated kitchens and bathrooms, will sell for more. A fixer-upper will be priced lower. You might find a good deal on a home that needs cosmetic work.
- Location and Land Ownership This is a big one. If the price includes the land the home sits on, it will be much higher. This is common for site-built homes but less so for mobile homes. Many mobile homes are located in mobile home parks or communities. In these cases, you buy the home but rent the land. This monthly “lot rent” is an ongoing cost to consider. Prices in popular or exclusive communities can be higher due to amenities and location.
New vs. Used Mobile Homes
When looking at mobile home sales near me with prices, you’ll see both new and used options. New mobile homes come directly from the factory. They offer the latest designs and features.
They also come with warranties. The price for a new mobile home can range from $50,000 to over $150,000, depending on size and options.
Used mobile homes are pre-owned. They can be a great way to save money. Prices for used homes vary widely.
A 10-year-old double-wide in good condition might sell for $30,000-$70,000. An older single-wide in need of some work might be as low as $10,000-$20,000. It’s crucial to have any used mobile home inspected by a professional.
This helps you avoid unexpected repair costs.
Understanding What’s Included
Always clarify what the listed price includes. Does it cover delivery and setup? Are appliances like the refrigerator, stove, and dishwasher included?
If the home is in a park, does the price include the first month’s rent or any down payment required by the park? Sometimes, prices are advertised without land, and the land needs to be purchased separately. This adds significant cost.
| Home Type | Average Price Range (Home Only) | Notes |
|---|---|---|
| New Single-Wide | $50,000 – $80,000 | Basic features, smaller footprint. |
| New Double-Wide | $80,000 – $150,000+ | More space, better amenities, wider selection. |
| Used Single-Wide | $10,000 – $40,000 | Older, may need repairs, good for tight budgets. |
| Used Double-Wide | $30,000 – $70,000 | Can offer good value if well-maintained. |
| Mobile Home in Park (Home Price) | $20,000 – $100,000+ | Does not include lot rent. Price varies by home condition and park. |
Types of Mobile Homes
When you look for mobile home sales near me with prices, you’ll see different kinds of homes. Understanding these differences helps you choose the right one for your needs and budget. The main distinctions are based on how they are built and how they are transported.
Manufactured Homes vs. Mobile Homes
The terms “mobile home” and “manufactured home” are often used interchangeably, but there’s a technical difference.
- Mobile Homes These were built before June 15, 1976. That was the date the federal government established standards for their construction. They were designed to be moved easily. They often had less stringent building codes than site-built homes.
- Manufactured Homes These are built after June 15, 1976. They must adhere to the Manufactured Home Construction and Safety Standards, often called the HUD Code. This code is a national building standard. Manufactured homes are built in a factory on a permanent chassis. They can still be moved, but they are generally built to higher standards than older mobile homes. Most homes sold today are manufactured homes.
When you search for “mobile home sales near me with prices,” most results will likely be for manufactured homes. The term “mobile home” is still widely used in common language.
Single-Wide and Double-Wide Homes
This is the most common way to classify manufactured homes.
- Single-Wide Homes These are the narrowest type, typically 15 feet wide. They are built as a single unit in the factory. They are the most affordable option. Single-wides are good for individuals, couples, or small families. They can be placed on smaller lots.
- Double-Wide Homes These are created by joining two single-wide units together. They are much wider, typically 20-30 feet, and longer. This provides significantly more living space. Double-wides can feel more like traditional site-built homes. They are suitable for families and offer more room for bedrooms, bathrooms, and living areas. Their larger size means they usually cost more than single-wides.
There are also triple-wide and even quadruple-wide homes. These are made by joining three or more sections. They offer vast amounts of space but are less common and more expensive.
Park Models and Tiny Homes
Beyond standard single and double-wides, you might encounter other types.
- Park Model RVs These are built on a chassis but are intended for placement in an RV park or manufactured home community. They are designed for vacation or seasonal use. They are typically wider than typical RVs but narrower than single-wide manufactured homes. They often have features like porches and full kitchens. Their prices are usually lower than manufactured homes.
- Tiny Homes These are very small homes, often under 400 square feet. While some tiny homes are built on wheels and classified as RVs, others are built to be more permanent structures. If you see “tiny home sales near me with prices,” they are often a distinct category from manufactured homes. They appeal to those seeking minimalist living and lower costs.
Inspecting Mobile Homes Before Buying
When you find mobile home sales near me with prices that look promising, don’t rush to buy. A thorough inspection is crucial. This is true whether you’re buying new or used.
A professional inspection can save you from costly surprises down the road.
Professional Inspections
Hiring a qualified home inspector is highly recommended. They have the expertise to spot problems you might miss. An inspector will check the home’s structure, plumbing, electrical systems, heating and cooling, and more.
- Structural Integrity The inspector will check the foundation, walls, floors, and roof for any signs of damage or weakness. This includes looking for sagging floors, cracks in walls, or leaks in the roof. They also check the frame and undercarriage of the home for rust or damage.
- Systems Check This includes the electrical system, plumbing, and HVAC (heating, ventilation, and air conditioning). They’ll test all outlets and switches, check water pressure and drainage, and ensure the heating and cooling systems are working properly. They look for leaks in pipes and vents.
- Appliances and Fixtures The inspector will usually check the functionality of major appliances included with the home. They will also look at windows, doors, cabinets, and countertops for wear and tear.
- Moisture and Mold Issues Mobile homes can be susceptible to moisture problems. Inspectors look for signs of leaks, water damage, or mold growth, especially in bathrooms, kitchens, and around windows.
A professional inspection report will detail any findings. It will often categorize issues as minor, moderate, or major. This report is vital for your decision-making.
You can use it to negotiate the price or ask the seller to make repairs.
What To Look For Yourself
Even before a professional inspection, you can do some visual checks yourself. This helps you narrow down your choices.
- Exterior Appearance Walk around the entire exterior of the home. Look for dents, rust, or damage to the siding. Check the roof for missing shingles or signs of wear. Look at the skirting around the base of the home for damage or gaps.
- Interior Walk-Through Open and close all doors and windows to ensure they work smoothly. Check the floors for softness, squeaks, or obvious damage. Look at the walls and ceilings for cracks or water stains.
- Plumbing and Electrical Turn on faucets in the kitchen and bathrooms to check water pressure and drainage. Flush toilets. Flip light switches to see if lights work. Look for any signs of exposed wiring or damaged electrical outlets.
- Smell Test Sometimes, the scent of the home can tell you a lot. A musty smell might indicate moisture problems or mold. A strong chemical smell could be from recent renovations or cleaning products.
Sample Scenario: A Used Double-Wide Purchase
Sarah and Tom were looking for mobile home sales near me with prices. They found a nice-looking double-wide for $45,000. It was in a community but not in a park.
The land was included. The house seemed okay during their visit, but they hired an inspector. The inspector found a small leak under the kitchen sink and that the water heater was old and might need replacing soon.
The inspector also noted that the skirting around the bottom of the home had a few loose panels. The total repair estimate was around $1,500. Sarah and Tom used this report to ask the seller to fix the leak and provide a new water heater.
The seller agreed, and they bought the home, feeling confident about their purchase.
Financing Mobile Homes
Once you find mobile home sales near me with prices that fit your needs, you’ll need to think about how to pay for it. Financing for mobile homes can be a bit different than for traditional houses. The type of financing often depends on whether the home is on rented land or owned land.
Loans for Homes on Owned Land
If you are buying a mobile home and the land it sits on, you might qualify for a traditional mortgage.
- Conventional Mortgages If the home is permanently affixed to a foundation on land you own, some lenders will treat it like a site-built home. You can get a 15-year or 30-year mortgage. This often offers the best interest rates. You’ll need to meet standard mortgage lending requirements, including a good credit score and a down payment.
- Land Loans If you are buying land first to place a new manufactured home on it, you might need a land loan. Once the home is built, you might be able to refinance the entire package into a mortgage.
Loans for Homes in Parks or Communities
When the mobile home is in a park or community, and you rent the land, the loan options are different.
- Personal Property Loans (Chattel Loans) These are loans secured by the home itself, not the land. They are similar to car loans. Interest rates can be higher than mortgages. Terms are usually shorter, often 15-20 years. Lenders might be dealerships, banks, or credit unions that specialize in manufactured housing. You’ll likely need a good credit score and a down payment.
- FHA Loans The Federal Housing Administration (FHA) offers loans for manufactured homes. These loans can be used for homes placed on land you own or in a designated manufactured home park. FHA loans often have lower credit score requirements and smaller down payments than conventional loans. They can also be used for new or used homes.
- VA Loans If you are a veteran, you may be eligible for a VA loan. VA loans can be used to purchase a manufactured home. There are specific requirements regarding the home’s construction and its placement on land. These loans often have no down payment requirement.
Down Payments and Credit Scores
Most financing options will require a down payment. The amount varies by lender and loan type, but it can range from 5% to 20% or more. Your credit score plays a significant role in your ability to get approved and the interest rate you receive.
Generally, a higher credit score means better loan terms.
Researching financing options early is a smart move. It helps you understand your budget for mobile home sales near me with prices. You can talk to banks, credit unions, and manufactured home lenders.
The Purchase Process
Buying a mobile home involves several steps. Understanding this process makes it smoother.
Finding a Home and Making an Offer
You start by searching for mobile home sales near me with prices. Once you find a home you love, you’ll make an offer. This is a written proposal to buy the home at a specific price.
The offer might include conditions, such as a satisfactory inspection or financing approval.
- Offer Negotiation The seller can accept your offer, reject it, or make a counteroffer. You might go back and forth on price and terms until you reach an agreement.
- Contingencies Common contingencies in a mobile home offer include:
- Financing Contingency This means the sale is dependent on you getting approved for a loan.
- Inspection Contingency This allows you to have the home professionally inspected. If major issues are found, you can renegotiate or back out.
Securing Financing
After your offer is accepted, you’ll work on securing your loan.
- Loan Application You’ll submit a formal loan application to your chosen lender. This involves providing financial documents like pay stubs, tax returns, and bank statements.
- Appraisal The lender will likely order an appraisal. This is an independent evaluation of the home’s market value. It ensures the loan amount is reasonable for the property.
- Underwriting The lender’s underwriter reviews all your financial information and the appraisal to make a final decision on loan approval.
Closing the Deal
Once financing is approved and all conditions are met, you’ll move towards closing.
- Title Search and Insurance A title company will search public records to ensure the seller has the legal right to sell the home and that there are no liens or claims against it. You’ll typically purchase title insurance to protect yourself.
- Final Walk-Through A day or two before closing, you’ll do a final walk-through of the home to ensure it’s in the agreed-upon condition and any promised repairs have been made.
- Signing Documents At closing, you’ll sign all the necessary paperwork, including the mortgage documents, bill of sale, and title transfer forms. You’ll pay your down payment and closing costs.
- Receiving Keys Once all documents are signed and funds are transferred, you’ll receive the keys to your new mobile home!
This process can take anywhere from a few weeks to a couple of months, depending on the complexity and how quickly everyone involved can work.
Common Myths Debunked
Myth 1: Mobile homes are low quality and don’t last
Reality: Modern manufactured homes are built to strict federal standards (the HUD Code) that are comparable to site-built homes. They are constructed in controlled factory environments, which often leads to higher quality and fewer defects than homes built outdoors. With proper maintenance, manufactured homes can last 55 years or more, sometimes even longer.
Older “mobile homes” built before 1976 might have had quality issues, but manufactured homes are a different category.
Myth 2: You can’t get a mortgage for a mobile home
Reality: This is not true. While financing can be different depending on whether the home is on rented land or owned land, there are many loan options available. FHA loans, VA loans, personal property loans (chattel loans), and even conventional mortgages for homes on permanent foundations can finance manufactured homes.
Many lenders specialize in these types of loans.
Myth 3: Mobile homes depreciate like cars
Reality: This is a common misconception, especially for older mobile homes not on permanent foundations. However, manufactured homes that are properly installed on owned land with a permanent foundation can appreciate in value, much like traditional homes. Homes in desirable locations or communities can also hold or increase their value over time, especially if they are well-maintained and updated.
The idea that they always lose value is an outdated notion.
Myth 4: Mobile homes are only for low-income buyers
Reality: While mobile homes offer an affordable housing option for many, they are not exclusively for low-income individuals. People from various financial backgrounds choose manufactured homes for their affordability, customization options, and the lifestyle they offer, such as living in a community with amenities or having land. Prices can vary greatly, and higher-end manufactured homes with premium features can cost as much as traditional homes.
Frequently Asked Questions
Question: How much does a typical mobile home cost?
Answer: The cost varies greatly. New single-wide manufactured homes typically start around $50,000, while new double-wides can range from $80,000 to $150,000 or more. Used homes can be found for much less, from $10,000 up to $70,000 or more, depending on age, condition, and size.
These prices usually don’t include the land if it needs to be purchased separately or lot rent.
Question: Can I put a mobile home on my own land?
Answer: Yes, in most areas, you can place a manufactured home on land you own. However, you will need to check local zoning laws and building codes, as there may be specific requirements for foundation type, utility hookups, and setbacks from property lines.
Question: What is the difference between a mobile home and a manufactured home?
Answer: Mobile homes were built before June 15, 1976, and had fewer regulations. Manufactured homes are built after that date and must comply with the federal HUD Code, a national building standard, making them generally safer and of higher quality.
Question: Do mobile homes require a lot of maintenance?
Answer: Like any home, mobile homes require regular maintenance. This includes checking plumbing, electrical systems, HVAC, and ensuring the exterior is in good condition. Homes in parks also require attention to lot upkeep.
Well-maintained mobile homes can last for decades.
Question: Can I finance a mobile home that is not on a permanent foundation?
Answer: Yes, it is possible to finance mobile homes that are not on a permanent foundation. These are often financed through personal property loans (chattel loans). FHA and VA loans may also be used under certain conditions, even if the home is not permanently affixed to land you own.
Summary
Finding mobile home sales near me with prices is achievable with the right approach. You can explore online listings, local dealers, and understand the factors that influence pricing. Remember to inspect thoroughly and explore financing options.
With this knowledge, you are well-equipped to find a mobile home that fits your needs and budget.