Sell the mobile home as it sits

You do not have to repair, remodel, or clean the home before I look at it. I buy used homes in the condition they are in, including older homes and homes that are not livable, as long as you tell me the truth. Condition still changes the offer. A sound home is worth more to me than a home with a failed roof or soft floors, and I will say what I can pay after I see it.

The note below about habitability is from the state's FAQ. It is not legal advice for your sale.

What you can leave alone

I am not asking for new flooring, a paint job, or a haul-off before the visit. These are all ordinary things to tell me about, and none of them means you have to fix them first:

Dated rooms, worn carpet, and old appliances.
A roof leak, soft spots in the floor, or missing skirting.
Heat or air conditioning that does not run.
Clutter, or belongings a previous occupant left behind.
Water damage, if you describe where it is.
A home that is not currently livable.

On the form, "good" means you would live in it as it is. "Needs some work" is a repair list, not a gut job. "Needs a lot of work" is a home that still has its shape but needs serious repair. "Not livable" means you would not put someone in it now. Pick the honest line.

What I need you to say out loud

Tell me if anyone is living in it. Tell me about a fire, a sagging frame, an addition, or a repair that was never permitted. Tell me if windows or doors are missing. If the home is not habitable, say that in plain words.

The Texas Department of Housing and Community Affairs Statement of Ownership FAQ says the division does not recommend selling a home that is not habitable unless that fact is fully disclosed. The same FAQ points to Occupations Code section 1201.453 for what "habitable" means: no dangerous defect, plumbing and heat and electrical in safe working order, walls and floor and roof that are sound and not open where they should be closed, and exterior doors and windows that are in place and work. I am one cash buyer. I am not your inspector, and I am not telling you that a disclosure form is or is not required in your case. I am telling you that I will not treat a surprise as a small thing after I have driven out.

What actually changes the offer

I do not use a chart of prices. After I look, the offer moves with a few real things:

Where it is in Texas, and whether it can stay there.
Whether this is a home-only sale. I buy a movable mobile or manufactured home in a park or on private land, and in that sale I buy the home only.
Whether you are instead selling the land: a lot with an old mobile home on it, or a lot that already has water, septic or sewer, and electric. A home that cannot be moved can still sit on a lot I am buying. It is not a home-only deal.
Year, width, and length. A 1998 single-wide is a different home from a newer double-wide.
Roof, floors, frame, and whether the systems run.
The Statement of Ownership and any lien.
In a park, whether the park will allow a sale in place. That is covered on the park page.

There are no fees to you, and I pay the closing costs. When the paperwork is clear, a sale can close in as little as 24 hours. A bad roof does not change that sentence into a clock. Condition changes the money, not a promise about the date.

Questions people ask

Do I have to repair anything before you look?

No. You do not have to repair, remodel, or clean. I look at the home in the condition it is in.

What problems should I tell you about?

Dated rooms, worn floors, a roof leak, missing skirting, an air conditioner that does not run, clutter, and water damage are all worth describing. A home that is not livable can still be offered to me. I would rather hear it now than walk into a surprise.

Does the condition change the offer?

Yes. A sound home that can stay where it is, or that can be moved, is worth more to me than a home with a failed roof, soft floors, or a missing statement of ownership. I will tell you the offer after I look. I do not have a price list.

What if the home is not habitable?

Tell me plainly. The Texas Department of Housing and Community Affairs says a home that is not habitable should not be sold unless that fact is fully disclosed. I still need an honest description. This page is not legal advice about your sale.

What else changes the offer, besides condition?

Where it is in Texas, whether I am buying the home only or the lot, whether a home-only purchase can be moved, the year and size, the title and any lien, and, in a park, whether the park will allow a sale in place. For a lot, the utilities and the old home on it matter too.