What Is a "Mobile Home" and Why Does It Matter?
Technically, a "mobile home" refers to factory-built homes constructed before June 15, 1976, when the federal HUD code took effect. Homes built after that date are officially called "manufactured homes," though most people still use the terms interchangeably. Either way, we buy them all. But if your home is from the 1960s or 1970s — a true mobile home by definition — you've probably found that nobody else wants to buy it.
Banks won't finance pre-1976 mobile homes. Most realtors won't list them. Insurance companies charge higher premiums or refuse coverage entirely. And many cash buyers won't touch them because they think they're too old, too deteriorated, or too much trouble. We're different. We buy mobile homes of every age because we're buying the property as a whole — the home and the land together. The age of the structure is just one factor in our evaluation, not a deal-breaker.
Why Your Old Mobile Home Still Has Value
If your mobile home is sitting on land you own, the property has value regardless of the home's age or condition. Here's why:
- The land has intrinsic value — even if the home is in rough shape, the land underneath it is worth something. We factor both into our offer.
- Older homes on larger lots — many pre-1976 mobile homes sit on generous parcels, sometimes multiple acres. That land adds significant value.
- Location matters — a mobile home in Clark County or Floyd County, close to Louisville and the I-65 corridor, sits on valuable real estate regardless of the home's age.
- We buy the whole package — we're not just buying your mobile home. We're buying your property. The home, the land, the whole thing.
Common Problems with Older Mobile Homes
We've seen every problem you can imagine with older mobile homes, and none of them scare us away. Here's what we commonly encounter:
- Deteriorating exterior — siding falling off, skirting missing or damaged, roof leaking
- Foundation and leveling issues — settling, blocks shifting, floors becoming uneven
- Plumbing and electrical problems — outdated wiring, galvanized pipes, failing water heaters
- Missing or lost title — extremely common with older mobile homes that have changed hands multiple times
- Aluminum wiring — common in 1960s and 1970s mobile homes, a red flag for insurers
- Code violations — county has cited the property and demands action
None of these are deal-breakers for us. We buy your mobile home as-is, where-is. You don't need to fix, clean, or repair anything. Just call Roger, let him see the property, and get your cash offer.
Title Problems? We Handle Those Too.
Older mobile homes frequently have title problems. The original owner may have passed away without transferring the title. The title may have been lost decades ago. There might be an old lien from a finance company that no longer exists. In Indiana, mobile home titles are processed through the BMV, not the county recorder, which adds another layer of complexity most people don't understand.
We handle all of this. We know the Indiana BMV title process inside and out. We've dealt with bonded titles, affidavits of ownership, lien releases from defunct companies, and estate situations where multiple heirs are involved. Don't assume your mobile home is unsellable because of title problems. Call us first.
How the Process Works
Call or text Roger at (502) 528-7273, or fill out the form on this page. Tell him about your mobile home — the age, the condition, the land, and your situation. He'll schedule a visit (usually within a day or two), come out to see the property in person, and make you a fair cash offer. No obligation. If you accept, he handles the paperwork, title transfer, and closing. You walk away with cash, typically within 7-14 days.
Our Service Area
We buy mobile homes across a 50-mile radius from Sellersburg, Indiana. Clark, Floyd, Harrison, Washington, Scott, Jefferson, Jackson, Jennings counties and more in Indiana. Louisville metro, Bullitt, Oldham, Shelby, and Meade counties in Kentucky. If your mobile home is on your own land somewhere in this area, we want to hear from you.