How Selling Your Mobile Home to Us Works
A manufactured home sale has a few steps a regular house sale does not, mainly the state title transfer and, for park homes, the landlord's approval. Here is the order we follow.
- 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
The five stages of a sale
Most of the steps below happen alongside your own planning, such as finding your next place or deciding what to keep. You can pause between any of them. Who is behind the offer? A short introduction to our team answers that.
- A short conversation about the home. We ask where it sits, roughly when it was built, whether it is single- or double-wide, and what is going on in your life that makes selling the right move. No paperwork is needed at this point.
- A visit to look at the home. We walk through and around it at a time that suits you, looking at the roof, floors, plumbing, skirting and any additions. There is no need to clean or fix up the coach first.
- A written cash offer. We walk you through how the number was reached and which costs, if any, come out of it. You can take time to think, ask family, or compare with other options.
- Park approval, if the home stays in a community. When the home will remain on its space, the landlord may require approval of the buyer. We submit the application and keep you posted on its progress.
- Closing and the title transfer. You sign the certificate of ownership and related documents, we pay, and the transfer is filed with the state agency that keeps manufactured home titles.
Getting through park approval
Nevada's statutes on manufactured home parks generally allow a landlord to require approval of a buyer who will keep the home in the park, and they ask the landlord not to withhold consent unreasonably. As we understand the rules, a park that requires approval is expected to post a notice saying so and to respond to a completed application within a set number of business days. Park rules themselves vary widely. Every situation we handle is listed on the overview of mobile home situations.
What the park usually reviews
Management typically looks at the buyer's application, the condition and age of the home, and whether the space rent is current. Some communities also ask about exterior upkeep, such as skirting, awnings and yard condition, before agreeing that a home can stay. As we read the rules, a park is supposed to apply the same approval standards whether a home is bought from a dealer, from the park or from a private seller like you. If you are behind, our page on selling with unpaid space rent explains how a balance can often be resolved from the sale.
When a home must move
Some parks will not allow an older home to stay after a sale. In that case, the plan changes to moving or removing the home, and we explain the options honestly. Our notes on park rules for sellers in land-lease communities cover this in more depth.
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.
Title transfer through the state
In Nevada, a manufactured home that has not been converted to real property is titled through the Manufactured Housing Division, part of the state Housing Division, rather than through the DMV or the county recorder. The certificate of ownership is the key document.
Taxes and the county endorsement
Before the state will process a transfer, personal property taxes on the home generally must be paid and the county assessor must endorse the title. Clark County describes this on its assessor page for manufactured homes. Homes in other counties go through their own assessor, so a home in Pahrump and the rest of Nye County follows the Nye County process instead. We check tax status early in the process, because an unpaid balance discovered late can hold up a closing that is otherwise ready.
Homes converted to real property
If the home was permanently affixed to land and converted, it is generally sold along with the land through a deed, much like a house. Our page about homes that come with their own lot covers that path.
When the paperwork is incomplete
Missing titles, unreleased liens and homes still titled to a past owner are common. The guide to fixing title gaps before a sale explains the usual next steps. We share what we know, but this is not legal advice.
What you can expect from us along the way
We tell you plainly what is happening at each step and what is still outstanding. If something outside our control, such as a park review or a state filing, is taking time, we say so instead of guessing at a date. You pick the closing date once the pieces are in place.
Before you sign, you will have the offer in writing along with a list of any balances, such as back rent or taxes, that will be settled from the proceeds. After closing, we let you know when the state has finished processing the transfer so you have confirmation that the home is out of your name.
Sellers in the Whitney area along Boulder Highway and in Henderson land-lease communities follow the same steps, though each park handles its approval a little differently. If a question is not covered here, the answers for mobile home sellers may help, or use our cash offer request form.
Quick Answers Before You Call
How long does the park approval step take?
It depends on the park and on how quickly a complete application is submitted. Nevada's park statutes generally set a response window for landlords once an application is complete, measured in business days. We submit promptly and follow up, but we do not control the park's review, so we will not promise a specific date until approval comes through.
Who files the title transfer with the state?
We handle preparing and submitting the transfer paperwork after closing, and we walk you through each document you need to sign. Some forms must be notarized, and the county assessor generally must endorse the title showing taxes are paid before the state processes it. We keep you informed until the transfer is complete.
Can I stay in the home for a while after we sign?
Often, yes. Because you pick the closing date, many sellers schedule it for after they have found their next place. If you need to remain briefly after closing, tell us early so we can put the arrangement in writing and, for park homes, make sure it fits within the community's rules on occupancy.
Do I have to accept your offer?
No. A written offer from us is an offer, not an obligation. Take the time you need, talk it over with family, and compare it with listing the home or selling to someone you know. The deal binds no one until both sides sign a purchase agreement for the mobile home, and you will get no pressure from us to hurry.