Selling in a Park
You own the home, the park owns the ground. How buyer approval, park rules and the state title fit together when you sell in a land-lease community.
Mobile and manufactured homes, Las Vegas valley
A Direct Cash Buyer for Mobile and Manufactured Homes
We buy single-wides, double-wides and older mobile homes across the Las Vegas valley, whether the home sits on a rented park space or on land you own. We pay cash, buy as-is, and let you choose when the sale closes.
- Cash buyer for factory-built homes
- Park space or owned land
- Sold as-is, no fixing up
- No agent commission
- You set the closing date
Why factory-built homes can be slow to sell the usual way
A site-built house and a manufactured home can look alike from the street, yet they often travel very different roads when it is time to sell. Owners are sometimes surprised that a home they kept in good shape draws few serious buyers. The reasons usually have little to do with how the home looks and a lot to do with how it is classified, financed and insured.
Financing options are narrower
Many buyers need a loan, and loans for manufactured homes come from a smaller pool of lenders. When the home is titled as personal property rather than recorded as part of the land, it generally needs a chattel-style loan, and some buyers never qualify or give up partway through. A home in a park adds another layer, because the lender is lending against a structure that sits on someone else's ground. Each of those hurdles can stretch a listing out or end a deal close to the finish line.
Comparable sales are hard to pin down
Appraisers and buyers lean on recent sales of similar homes. Manufactured homes vary widely in size, age, condition and setting, and two homes in the same community can differ in roof type, skirting, additions and space rent. That makes a fair asking price harder to settle, and an unsettled price tends to keep a home on the market.
Insurance and inspections add friction
Even buyers with cash in hand often want an insurance policy in place, and some carriers are cautious about older units, homes with past water damage or homes with unpermitted additions. An inspection report that flags a soft subfloor or an aging roof can send a retail buyer looking elsewhere. None of that changes the home's usefulness to the family living in it, but it does shrink the group of people able to say yes quickly.
Age and the HUD code dividing line
Homes built to the federal HUD code carry a red certification label on the exterior and a data plate inside. Homes built before the code took effect in mid-1976 are generally called mobile homes, and some lenders, insurers and parks treat them differently or decline them outright. If yours predates that line, our page on selling an older pre-1976 mobile home walks through what that usually means for a sale.
A rented park space or a lot you own
Where the home sits shapes almost every step of a sale, so it is one of the first questions we ask. Neither setting is better or worse for us. They simply follow different paperwork.
Homes in a land-lease community
In a park, you own the home and rent the space beneath it. Nevada law on manufactured home parks generally lets a landlord require approval of a buyer who plans to keep the home in the park, and the park has its own rules on age, appearance and occupancy. You can read the statutes in NRS Chapter 118B on manufactured home parks. Our guide to selling a home that sits on a rented park space covers the approval step, and if the space rent has fallen behind, the page about selling while behind on space rent explains how a balance is usually handled at closing.
Homes on land you own
When you own the lot too, the home may still be titled separately as personal property, or it may have been converted to real property and recorded with the land. That difference affects how the sale is documented and who records what. The page on selling a manufactured home with its own land goes deeper, including homes on larger desert parcels like those common around Pahrump in Nye County.
Tell Us About the Home You Want to Sell
Send the basics and someone from our team looks over the home, the lot or park it sits in, and anything you mention about its condition or paperwork. We call you back with questions before we talk numbers.
Park spaces and owned lots across the Las Vegas valley are both fine with us. If you would rather speak with a person right away, the TALK TO ALEX button in the lower corner rings our line.
What we look at before we make an offer
We keep our review practical. Nothing on this list needs to be fixed, cleaned or perfect before you call. We simply want an accurate picture so the offer reflects the actual home.
- Whether the home is in a park or on owned land, and for park homes, the space rent and any balance owed.
- Year built, single- or double-wide, and whether the HUD label and data plate are still present.
- General condition: roof, floors, plumbing, skirting, windows, any added rooms, carports or awnings.
- Whether it can stay where it is or would need to be moved, which matters most for older homes in parks.
- The state of the title and any liens recorded against the home.
Paperwork we ask about
The most useful document is the certificate of ownership issued by the state. If it is lost, held by a lender, still in a late relative's name or never transferred from a past owner, tell us early. Those problems are common and often fixable, and our page on clearing up title and paperwork problems describes the usual paths. Personal property taxes on the home generally need to be current before Clark County will endorse a transfer, and we will check that with you.
Situations sellers bring to us
Most owners who contact us are dealing with something beyond a simple move. Our overview of mobile home selling situations lists them all, and a few come up again and again.
Families settling an estate often find a home in a park with a lease in a parent's name and a title nobody can locate. The page on selling a mobile home you inherited outlines the order in which those pieces usually fall into place, without offering legal advice. Other owners have a home with a soft floor, a leaking roof or a failing swamp cooler and no budget to repair it before listing. For them, our notes on selling a mobile home that needs repairs explain how an as-is purchase works and what we do not ask you to fix.
Home on Owned Land
No park, no space rent, but one big question: is your home recorded as real property or still titled on its own? Here is why that matters.
Pre-1976 Mobile Homes
Why June 1976 is the dividing line for mobile homes, what a missing HUD label means, and how older units can still be sold without a retail buyer.
Inherited Mobile Home
Heirs face a state title, possibly a park lease, and a home full of belongings. What Nevada typically asks for and how to sell without clearing it out.
Needs Repairs
Roof leaks, soft spots and tired skirting do not have to be fixed before a sale. How condition affects park approval and why as-is can be simpler.
Behind on Space Rent
Late on lot rent? What a Nevada park's written notice means, where tenants can look for help, and when selling the home itself becomes the cleaner option.
Title Problems
Lost certificates, names that do not match, decades-old liens and unpaid tax endorsements: the paperwork snags that stall manufactured home sales, and how they get fixed.
Communities and towns we cover
We buy throughout Clark County and in nearby Nye County. Manufactured-home communities are spread unevenly across the valley, with many of the older parks along the east side and newer land-lease communities scattered farther out. The list of areas where we buy mobile homes has a page for each.
A few examples: the east valley around Sunrise Manor and its older mobile home parks, the Boulder Highway corridor through Whitney, communities in North Las Vegas and Henderson, and quieter Boulder City. Each local page describes the housing in that area and the questions that tend to come up there. Whether a park sits inside a city or in unincorporated Clark County can affect which offices handle permits and records, so we note that where it matters.
North Las Vegas
Older parks near the boulevard, newer master-planned areas to the north. How a city jurisdiction shapes a North Las Vegas mobile home sale.
Sunrise Manor
No city hall here: Clark County governs Sunrise Manor. What that means for selling a park home or a manufactured home on a county lot.
Whitney
A highway town at heart. Why so many older parks line Boulder Highway in Whitney, and how we buy homes there as they stand.
Henderson
Wartime roots, 55+ communities and older parks near Water Street and Boulder Highway. Selling a Henderson manufactured home for cash.
Boulder City
A dam-era town with slow, deliberate growth. Why Boulder City mobile home parks matter, and how a direct cash sale works there.
Pahrump
Acreage, wells and septic in Nye County. How selling a Pahrump manufactured home with its land differs from a valley park sale.
Why owners choose a direct cash sale with us
We would rather tell you exactly what we offer than make promises nobody can check. These three points are the whole of it. We do not publish testimonials or tallies, so judge us by how clearly we explain the offer and how closely the closing matches what we told you.
We buy the home as it sits
You do not repair, repaint, re-skirt or clean before closing. Leave behind what you do not want, and we deal with it. That matters most for homes that would need work just to pass a lender's or insurer's standards.
You set the closing date
We pay cash rather than waiting on a loan approval, so the schedule follows your needs: a quick closing if you are moving out, or a later one if you need time to find your next place. Some steps, like park approval or a state title transfer, take the time they take, and we will be honest about that.
No sales commission on the coach
When you sell straight to us, nobody signs a listing agreement and no sales commission is taken out of your proceeds. You deal with one buyer from the first conversation to the signed transfer. If you want to see each stage laid out, our page on how a cash sale of a manufactured home works lists them in order, and the mobile home seller questions page answers the common ones. To learn who we are, visit about our local buying team, or reach us through the form to request a cash offer.
Quick Answers Before You Call
Do you buy mobile homes that are in a park?
Yes. Many of the homes we buy sit on rented spaces in land-lease communities. Because the park can usually require approval of a buyer who keeps the home on site, we talk with management early, review the park rules, and plan the closing around that step. Any space rent balance is discussed openly so it can be settled as part of the sale.
Will you buy a mobile home built before 1976?
We look at older mobile homes and do not rule them out based on age alone. Homes built before the federal HUD code took effect can be harder for other buyers to finance or insure, and some parks have rules about them. We review the condition, location and whether the home can stay in place before giving you a cash offer.
Do I need to fix anything before selling to you?
No. We make offers on mobile homes in their present shape, roof leaks, worn floors, plumbing problems and old additions included. You do not need to clean out every room of the coach either. Pack up the things you plan to keep, and anything left behind is ours to handle. Our offer already accounts for the condition we see when we look at the home.
What if I cannot find the title?
A missing certificate of ownership is a common problem, not a dead end. The state agency that handles manufactured home titles has procedures for duplicates and for transfers when paperwork is incomplete. We help you figure out which documents are needed and in what order. We do not give legal advice, so complex estates may call for an attorney.
Do you charge fees or commissions?
Selling the mobile home straight to us means no listing agent is involved, so no sales commission comes out of your proceeds. We explain in writing which closing-related costs, if any, apply to your particular sale before you sign a purchase agreement, so the figure you agree to is the figure you can plan around. Ask us about anything that is unclear.