Do You Buy Single-Wides and Double-Wides? What We Actually Buy

Short answer: both. Single-wides, double-wides, on land you own or on a leased lot in a park, anywhere in the country. The longer answer is more useful, because what people are usually asking underneath that question is whether their home is too old, too rough, or too complicated to be worth anything. Most of the time, it is not.

Quick note before we start. This is general information, not legal or tax advice. Every home and lot situation is different, so the only way to get a real answer about yours is to ask.

Do you buy single-wides?

Yes. Single-wides are a big part of what I buy, and I would rather have a solid single-wide than a double-wide that has been sitting open to the weather for two years.

A lot of sellers assume a single-wide is not worth anybody's time. That is usually coming from an agent who does not work in this market, not from a buyer who does.

Do you buy double-wides?

Yes, on owned land or on a lot. The main practical difference shows up if the home has to be moved, because a double-wide is a bigger job to transport and set back up. It does not stop the sale. It is just one more thing that goes into the number.

How old is too old?

There is no age where I stop answering the phone. I would rather look at the home than the year on the paperwork.

Age does matter, but it matters mostly through other things. Older homes are harder for a retail buyer to finance, which shrinks who can buy them and is exactly why cash buyers do most of the volume in this part of the market. Some parks also have their own rules about the age of a home they will allow to move in, which is worth checking with your park manager. But the condition of the roof and the floors tells me far more than the model year does.

If you are about to talk yourself out of calling because of the year on your home, call anyway. The worst outcome is a free answer.

Does the home have to be in good shape?

No. We buy as-is. That means no repairs, no cleaning, and no getting it ready.

I want to be clear about how far that goes, because people do not believe it. You do not need to haul off what is inside. You do not need to patch the roof or fix the floor. You do not need to make it show well. If there is stuff you do not want, leave it. Every dollar you spend fixing a home before selling it for cash is a dollar you are unlikely to get back in the offer.

Do you buy homes in parks and on rented land?

Yes, and this is one of the situations most buyers avoid. When the home sits on a leased lot, the park has to approve whoever buys it, and that is where most private sales fall apart.

I have dealt with plenty of park managers and it is a normal part of the process here. If that is your situation, we wrote about it in more detail in selling a mobile home in a park or on rented land.

Do you buy homes that have to be moved?

Yes, and we handle the logistics. This comes up when a park closes, a lease ends, or land gets sold out from under a home, and it is the situation where sellers get hurt worst, because the pool of buyers shrinks to almost nobody right when there is a deadline.

If somebody has told you the only option is paying to have the home hauled off, please get a second opinion before you write a check.

What if the title is missing or the paperwork is a mess?

Still yes. Title problems are one of the most common reasons people call us, and handling them is part of the service rather than a reason to say no.

Lost titles, an old lien from a loan that was paid off years ago, a home still in a deceased relative's name, no paperwork at all because it came with the land. These are routine. Some take longer than others, and I will tell you honestly if yours is one of the slow ones. If you can find the serial number on the home, that alone is often enough to start.

Do you only buy in Louisiana and Texas?

For houses, we work Northwest Louisiana and the Dallas-Fort Worth area, because a house sale needs somebody who knows the local market street by street.

Mobile homes are different. We buy those nationwide. Most of our volume sits across the South and in rural areas, but the home does not have to be near me for the deal to make sense.

So is there anything you would not buy?

Sure. There are homes I look at and pass on, usually because the numbers do not end up working for the seller either, and in that case the useful thing I can do is say so quickly instead of stringing you along.

But I am not going to publish a list of disqualifiers, because I would be wrong about half of them. I have bought homes I assumed were too far gone, and passed on homes that photographed beautifully. The honest answer is that the only way to know about yours is to ask, and asking is free.

How to find out in 24 hours

1. Send the address and photos of the home, inside and out, through the form or over the phone.
2. Tell us what you know about the lot and the paperwork. If you do not know, say that.
3. We send a written cash offer within 24 hours, or a straight answer about why we are not the right buyer.
4. If the number works, you pick the closing date. No commissions, no repairs, no cleanout.

Single-wide or double-wide, on your own land or in a park, ten years old or forty, spotless or rough, title in hand or nowhere to be found. I would rather look at it than have you decide for me that it is not worth asking about. Send the address and a few photos and you will have a real answer within 24 hours.

— Lyndell