One of the main concerns deterring potential buyers from purchasing a mobile home is the belief that selling a mobile home without land can be a daunting task. This common question, “How do people sell a mobile home without land in Karns?” often lingers in the minds of those considering this type of property. If you’re curious about the process, read on to find out more.
Mobile Homes: Real Estate or Personal Property?
As a mobile home buyer, it’s essential to grasp the fundamental distinction between mobile homes attached to private land and those situated on leased land. By default, most mobile homes are considered personal property, with only a few exceptions, especially during the application phase. Whether a mobile home is deemed real estate or personal property depends on factors such as permanence and ownership of the land.
- Mobile Homes on Leased Land in Mobile Home Parks:
Mobile homes situated on leased land within mobile home parks are classified as personal property and are taxed as motor vehicles. Owners of such mobile homes only need park approval and monthly lot rent payments to maintain ownership. It’s crucial to clarify that this discussion pertains to mobile homes within parks with paid lot rents. If you own both the mobile home and the lot within the park, this doesn’t apply to your situation.
- Mobile Homes on Private Land:
Mobile homes on private land can be categorized as either real estate property or personal property, depending on the application. Some parks offer mobile homes for sale with the land, making them real estate properties with HOA’s. However, if you own land and place a mobile home there, you have the option to declare it as personal or real property.
In most cases, if the mobile home is permanent, it must be declared as real property through a de-titling process. To do this, an engineer certifies the mobile home’s foundation meets local municipal codes and state regulation for permanent foundations. Once your mobile home is deemed compliant, an “Affidavit of Affixation” is filed with your local county clerk office.
Mobile homes with non-permanent foundations, like the popular and cost effective pier-and-beam foundations, utilize anchors and steel straps wrapped around the mobile home’s chassis and are considered personal property.
Two Types of Mobile Home Parks: Leased Land vs. Resident-Owned
There are two primary types of mobile home parks: leased land mobile home parks and resident-owned parks.
- Leased Land Mobile Home Parks:
Leased land mobile home parks are the most prevalent and popular type in the United States and Karns. These parks are typically owned by individuals, family businesses, or corporations, and managed by park managers or the owner. Park size determines the number of managers, often one manager manages the entire mobile home.
Before buying a mobile home in a leased land park, it’s crucial to inquire about park policies. Obtain information about monthly lot rent fees, park approval requirements, pet regulations, and what’s included in the lot rent payment (e.g., utilities, waste collection, lawn maintenance). In these cases, you only own the mobile home, while the land it occupies is rented from the mobile home park.
- Resident-Owned Mobile Home Parks:
Resident-owned mobile home parks are less common than leased land parks in Karns, but they offer the advantage of partial ownership of the entire park and HOA accommodations and amenities. In this setup, you own a portion of the mobile home park but not the specific land your mobile home is on. Owners of mobile homes in resident-owned parks pay real estate taxes similar to traditional homeowners, but there’s typically no lot rent fee. Instead, there might be a monthly payment for garbage disposal and other shared services, often lower than the lot rent in leased land parks.
Preparing to Sell a Mobile Home on Leased Land
Selling a mobile home without land is not as complicated as one might think, provided you understand the process and are well-prepared. Selling a mobile home on leased land is akin to selling any other valuable property, like a car. While mobile homes are registered under the Department of Motor Vehicles or county clerk office, they differ from regular vehicles in that they have titles instead of registrations. To ensure a smooth sale, consider the following preparations:
- Title of the Mobile Home:
Ensure you have the mobile home’s title ready and available, as it is a crucial document in the sales process. Be sure your title is in your name – never transfer an open title! Double check that the owner information and address is correct. Also double check that the title’s information is correct by confirming the year of manufacture, VIN (Vehicle Identification Number) or Manufacturer’s Serial Number, matches the data plate inside your home.
- Up to Date Lot Rent Payments:
Prospective buyers will shy away from a mobile home with past-due lot rent payments, so ensure you are up-to-date with rent obligations. If you are behind on lot rent or other charges issued by your Karns mobile home community, consider lowering the price of your Karns mobile home in relation to the amount of lot rent you owe. If your lot rent obligations are substantial or are more than your Karns mobile home is worth, reach out to Knoxville Mobile Home Buyer and we can cover those obligations and buy your mobile home.
- Presentable Mobile Home:
We buy with our eyes first! Take extra time to prepare your mobile home for showings. If selling it “as-is,” be ready to provide details about its maintenance history, necessary repairs, and structural information. Also consider staging the mobile home for showings and making repairs to enhance its appeal and sell it quickly.
If multiple showings, staging or repairs are something you would rather avoid, we can buy your Karns mobile home as-is, with no showings, and for cash in as little as 1 business day!
- Mobile Home Broker:
Working with a trusted mobile home broker can streamline the selling process. Providing the agent access to the property allows them to show it to potential buyers and could net you more money in some instances. However, this route often takes more time and scheduling showings while living in the home and can be a hassle. As time passes, so do your costs associated with your Karns mobile home due to lot rent, trash disposal, taxes, utilities, and lawn care. Unfortunately, mobile home brokers are not common and real estate agents often pass on listings within Karns mobile home parks. This is where Knoxville Mobile Home Buyer has an advantage because we can make you a cash offer!
Present the mobile home in the best light possible by decluttering and making it presentable to all potential buyers. Clutter makes it difficult for prospective buyers to view themselves in the home after purchasing. For a traditional homeowner, the perceived “energy” the home possesses and how you present the mobile home make a big influence in their decision and what they are willing to pay!
Requirements for Buying a Mobile Home on Leased Land
If you plan to purchase a mobile home on leased land, certain factors must be considered beforehand:
- Financial Preparedness:
Buying a mobile home already set up within a Karns mobile home park often requires cash payment, as most transactions in this market involve cash rather than mortgages due to the mobile home’s age, condition, location, and foundation and status as personal property. If buying a brand new mobile home from a factory, you may explore financing options.
- Park Approval:
Obtaining park approval from the mobile home park manager is crucial before purchasing a mobile home. The approval process entails background checks, credit checks, income verification, and other criteria based on individual circumstances. It is not recommended to purchase a mobile home prior to being approved by management. Question the intentions of any seller who pressures or suggests you purchase prior to application approval. Exchanging your hard earned money for a mobile home in a Karns mobile home park prior to application approval could result in you inheriting the seller’s unpaid lot rent obligations, utilities, and other debts!
- Park Policies:
Familiarize yourself with the mobile home park’s policies and regulations, including rules regarding age restrictions, family size, pets, and more. When applying with management, consider asking management if your Karns mobile home can stay in the community after purchasing. Recently some mobile home communities in Karns began phasing out metal-on-metal homes (mobile homes with sheet metal roofing and sheet metal siding) in favor of vinyl sided and shingle roofed mobile homes. If management says the metal-on-metal mobile home must vacate the Karns mobile home park consider asking if you can add vinyl siding and a modern metal roof to the mobile home.
Selling a mobile home without land is not as challenging as some perceive, especially with a good understanding of the Karns mobile home market. Mobile homes have been bought and sold for decades, passing through numerous owners, indicating that selling mobile homes without land is indeed possible.
If you plan to buy a mobile home on leased land and worry about potential future selling difficulties, rest assured. Experts like Knoxville Mobile Home Buyer specialize in assisting sellers in meeting their needs and ensuring a smooth process within the Karns mobile home market.