Sell a manufactured home and seller-owned land together.
This page covers HUD-code manufactured homes generally built on or after June 15, 1976. Roger evaluates the complete property—home plus land—not park, leased-lot, home-only, or move-only transactions.
We Buy Doublewides is Roger Choate's local direct-buying business. Roger evaluates the manufactured home and seller-owned land together; he does not buy home-only or rented-lot properties.
What “manufactured home” means
A manufactured home is factory-built to the federal Manufactured Home Construction and Safety Standards administered by HUD. Homes produced on or after June 15, 1976 may have exterior HUD certification labels and an interior data plate. A singlewide or doublewide can both be manufactured homes.
“Mobile home” is often used conversationally for all factory-built homes, but older pre-HUD homes and newer HUD-code manufactured homes can present different financing, insurance, and market questions. This page focuses on the newer legal category; the property's records still control.
Home classification is separate from land ownership
A manufactured home on land you own is not automatically real property. In Indiana it may retain an active BMV title until an approved Affidavit of Transfer to Real Estate retires that title. Kentucky also requires a formal affidavit and title-surrender process for conversion. A foundation by itself is not proof.
Before a closing schedule is promised, the closing professional should compare the land deed, manufactured-home title or conversion record, current owners, liens, taxes, and any estate or court documents. See the Indiana and Kentucky title guides for official-source links.
What makes a property a possible fit
- Seller-owned land: the home and land are offered in one coordinated transaction.
- Practical location: generally within the approximate 50-mile core from Jeffersonville, with outlying properties reviewed individually.
- Verifiable authority: all owners and any required estate, court, trust, lender, or spouse can authorize the sale.
- Workable property economics: the condition, land, access, utilities, market evidence, payoffs, and risks support a written offer both sides accept.
As-is does not mean no inspection
Roger does not require sellers to renovate for him. He does need to understand the roof, structure, subfloor, plumbing, electrical, HVAC, water and septic, foundation or supports, additions, environmental concerns, and land. The review protects both sides from an offer based on incomplete information.
Compare the complete seller net
A retail listing and a direct purchase solve different problems. Retail may deliver a higher gross price if the property qualifies for buyer financing and sells successfully. A direct offer may reduce preparation and financing uncertainty. In either route, seller net can be affected by loan payoffs, liens, taxes, title work, concessions, commissions or other agreed costs. Use the editable comparison worksheet with your actual numbers.
A local buyer who actually wants it.
Roger Stays Your Contact
Roger remains your main contact while a small local team may assist with research, paperwork, and closing.
As-Is Evaluation
You are not asked to make repairs for Roger. He still reviews the home, land, records, and condition.
Records Reviewed First
Missing titles, liens, estates, and multiple owners may require a public-office, lender, court, or legal process before closing.
Clear Seller Net
No company commission is charged. The settlement statement shows payoffs, taxes, agreed charges, and final net before signing.
Home + Land Together
We buy the home and the land it sits on in one clean cash deal.
Timeline After Review
Cash can remove a buyer's mortgage contingency, but title, payoff, ownership, and closing requirements still control timing.
Selling a Manufactured Home for cash.
The HUD-code category generally begins June 15, 1976, but labels, data plates, state records, and the specific construction should be checked. Modular homes use a different code path.
No. Roger only evaluates a home sold together with land the seller owns.
They are useful identifiers, but missing labels do not by themselves establish or defeat ownership. Locate the title, serial information, deed, and conversion records and ask the correct agency or closing professional what is required.
You can share details first, but Roger reviews the property and records before relying on a written offer or closing schedule.
Not for Roger’s evaluation. The current condition is considered in determining fit and price.
If it's on your land, Roger wants it.
Request a manufactured-home and land review
Tell Roger the address, land ownership, home year and sections, condition, and known title status. He will review fit before discussing terms.
Or if you'd rather just talk:
(502) 528-7273