If you like vintage mobile homes you probably know all about the classic movie The Long, Long Trailer. It stars the funniest red-head that ever lived, Mrs. Lucille Ball, and her handsome husband, Desi Arnaz.
The movie is a lot like the couple’s popular TV show, I love Lucy. Both are about a couple that gets into all kinds of shenanigans thanks to the quirky wife, Lucy.
Although The Long, Long Trailer seems to be a perfect extension of the I Love Lucy show and written specifically for the couple, it isn’t.
The book, titled The Long, Long Trailer was published in 1951 by Clinton Twiss and was based on a true(ish) store (some embellishments were made).
Clinton Twiss, a writer for many popular radio shows in the 1940’s and his wife, Merle, decided to sell all their belongings and travel the country with a travel trailer in the late 1940s. The book is based on those travels. The Trailerite website quotes Mr. Twiss:
You’d have to live in a trailer to know what it means to write with the vacuum cleaner running in your ear, or your wife urging you to move while she takes the pie from the out of the oven, or the man next door who bumps the trailer and knocks the typewriter of the bread board (that’s my desk) every time he goes to the shower.”
Download The Long, Long Trailer Book
To download The Long, Long Trailer book, click on the following button:
If the button doesn’t work for some reason you can go to Archive.org and download it. Just scroll down a bit until you see the grey box on the right titled ‘Download Options.’ There are several options for you to choose: epub, PDF, and Kindle formats are the most popular.
The Long, Long Trailer Movie
The internet is a beautiful thing! You can find just about anything you could want online and I was able to find a short preview of The Long, Long Trailer movie on Youtube!
It says you can watch the movie for $2.99 but I’ve never rented movies on Youtube so I’m not sure how that works. If the Youtube link above doesn’t work for you there’s always Amazon.
We shared other free vintage mobile home related ebooks a few months ago. Just click the link below and then follow the prompts to download the books you are interested in. Trailer Ahoy is probably the most popular and a true classic for all vintage trailer fans.
We also published a free decorating ebook a few years ago called Mobile Home Decorating Ideas. It’s also hosted on our servers.
There’s a free ebook from a 1937 magazine from called How to Build Trailers that we give to all our new newsletter subscribers so be sure to add your name to our list below if you haven’t already. The download link will be emailed to you right after you confirm your email.
Hope you enjoy The Long, Long Trailer ebook! Thank you so much for reading Mobile Home Living!
A properly prepared lot is critical for a long-lasting healthy manufactured home.
The manufactured home installation process is complex – more so than most people realize. It’s so complex that manufactured home site-prep and land development must be done by professionals that have been trained, licensed, and bonded in most states.
Manufactured Home Sites are Larger than Most Site-Built Home Sites
A little over 60% of new manufactured homes are placed on privately owned land now.
In 1995, the AHS did a study that found the average lot size for manufactured homes was around 0.88 acres, while site-built home lots were only around 0.43 acres. These larger lots can be explained because manufactured homeowners tend to place their homes in more rural areas where land is less populated and more affordable. These rural lots usually have fewer regulations and zoning restrictions.
The national HUD code requires a certification for the actual installation of a manufactured home and a final inspection after the home has been installed. However, it does not regulate the site-prep process directly, the federal government agency leaves it to state and local agencies to oversee that aspect of the installation.
A properly installed manufactured home is imperative.
Most manufactured home complaints are due to improper or incorrect installations and failure to properly maintain the home. An incorrect or sloppy installation.
Many manufactured home-buyers don’t understand just how complex manufactured home site-prep is. Hopefully, this article will help a bit. We’ll be covering the basics of manufactured home site-prep and land development including soil composition, water drainage, and grading.
What Does manufactured Home Site-Prep and Land Development Include?
Manufactured home site-prep is a complex process that often requires two or more crews to work together to get the property prepared for the home. Preparing the site for a manufactured home includes many steps, a few of the most important are:
Soil testing and conditioning to ensure the ground can hold the weight of the home
Excavation and grading which can include cutting down trees, creating roads or driveways so the transporters have easy access, and grading the ground for proper water drainage
Foundation and/or pier prep (concrete truck and crew)
Utility trenching and connection: sewer and septic installation, water well drilling (usually necessary in more rural areas)
Site Prep in Manufactured Home Parks
Homes being placed inside a park or mobile home community will usually have a much easier site preparation process. In most parks, the land is likely already graded level and the lot design makes for easy access for the mobile home movers. In addition, the utilities will usually be ready for connection.
Unfortunately, it’s a much more complicated scenario for private land, especially in areas with mountains, swamps, sand, and water.
A well-trained salesperson should always inspect the site before the home buyers place their home order.
This on-site inspection will help the salesperson guide the buyers toward the best floor plan, window, dust extraction system and door placement, and even whole-home location to increase energy efficiency.
An on-site pre-sale property inspection can help the salesperson understand the buyer and their needs better. In addition to understanding lot size restraints, a pre-inspection can bring up future plans and possibilities.
For example, if a manufactured home buyer plans to build a garage beside the home, a window won’t be needed on that wall but a door would be helpful. Buyers can have a manufactured home built to the exact specifications needed for those future additions or home improvements.
Pre-sale site inspections will also give the salesperson an opportunity to educate a buyer about the foundation choices. Site preparation will vary depending on the installation type.
One of a manufactured home buyer’s most important decisions isn’t which model they go with or what upgrades they chose, it’s which installation method they use.
The two types of installation for manufactured homes are permanent and non-permanent. The installers job is more complex with permanent installations so naturally the cost will be higher.
The site will determine the kind of foundation just as much as the home buyer’s budget. In some soils, you just can’t install a manufactured home permanently without major site reconstruction which may be too expensive.
Non Permanent Foundations
Around 75% of all manufactured homes are installed on nonpermanent foundations because it is significantly cheaper. A common nonpermanent foundation involves piers of concrete blocks situated on top of a small base of concrete or treated wood and placed under the home’s I-beams.
Permanent Foundations
A permanent foundation is more expensive but there are many advantages.
A manufactured home installed on a permanent foundation may allow the home to be classified as real property. That means a manufactured home may appreciate, or gain value, over time. It also means you can qualify for a traditional mortgage and have access to more government-backed financing options. Homeowner’s insurance will likely be easier to get and at lower rates.
Investing in a permanent foundation for a manufactured home is a large upfront investment but it can more than pay for itself quickly.
Choosing the Right Installers and Site-Prep Contractors
Buyers do not have to use the contractors and installers that the dealer suggests.
First Site Analysis and Inspection
A site analysis will be the first step in the long process of manufactured home site-prep and land development.
In addition to many other things, installers will need to determine:
Right-of-way and home transportation needs (overhead and under home clearance)
Zoning and Land-use restrictions
Perimeter needs – fencing, roadway modifications, etc.
Proper placement of the home
Footing and pier sizing and location
Soil and ground composition and modification
Drainage, flood zoning, or water issues
Permits, surveys, and inspection applications
Installers will plan out how to get the property prepared for the trucks and equipment needed. They will take into account the truck’s turning radius requirements as well as its weight and height allowances.
Source: kirbykitner.com
Securing Permits for Site-Prep
Once the installer creates a complete site-prep and installation plan for the home they will usually begin applying for permits.
In some states, the permit applications will fall on the dealer or buyer themselves, but in general, the installer or general contractor will be handling them.
Several different permits may be required for manufactured home site-prep in some locations. Some of the most common permits include:
Transport permit for the truck
Utility lines
Soil bearing and/or percolation test
Groundwater height test
Footings, anchoring, piers
Sewer, gas, electrical connection and testing
Porches, steps and stairs, garages
Source: Rollinghomes.net
Raw Site Preparation
In many cases, the land that the manufactured home will be placed on land that needs trees cut and the soil graded. This is called a raw site and it requires much more than just a chainsaw and a dozer. However, you should always hire professionals like Elk Grove arborists to cut trees.
When home buyers are trying to save money they will sometimes try to do this phase themselves or hire it out to a ‘cheaper’ contractor which isn’t always the smartest choice. There is much more manufactured home site-prep and land development than meets the eye.
A properly planned and developed site can be the difference between a long lasting healthy home and a home that has future issues.
Surface preparation is fairly straightforward. Vegetation and debris are removed and driveways and access ways are scouted.
Installers need a wide range of knowledge, such as horticulture, for a successful mobile home site-prep. Knowing which trees to remove and which to keep is an important part of site-prep.
Large trees can be dangerous and a tree’s drip line and root structures need to be considered.
A healthy balance of shade and sun needs to be maintained around the home and a knowledgeable installer will understand this.
In some areas, installers must look for signs of termites infestation on the site.
Hud Released This Soil Chart For Foundation Quality, Drainage, And Frost Heave Susceptibility
Soil Compaction
An important step during manufactured home site-prep and land development is soil compaction and composition. Installers must understand the different types of soils to keep movement and instability at a minimum and drainage at a maximum.
The soil is much more important than most manufactured home buyers realize. The home needs soil that can withhold the weight of the home and will not sink or shift over time.
If there is ‘problem soil’ present, a Geotechnical Engineer may need to be called. For example, peat and topsoil are prone to settle so an organic material will be introduced to counteract the problem.
Gravel and stone are often used in connection with soil compaction needs. Gravel and stone that is compacted correctly can act as a solid and will transfer force onto the next surface equally.
Compacted soil doesn’t hold water as much as non-compacted soil so it may be used for drainage issues.
Soil Bearing Tests
Installers will need to do a soil bearing test during manufactured home site-prep to determine is weight-bearing capabilities. A penetrometer is a small tool used to test bearing capacity.
Most code requires that soil must have a bearing capacity of 2,000 pounds per square foot or more.
The installer will use the soil bearing capacity to help determine the size of footings used under the home as well as their placement.
Soil conditions are notated and tested during site-prep. Installers look for ‘adverse site conditions’ such as organic soil, expansive soil (using a shrink-swell test), slope, and subsidence.
Another test the is important for manufactured home installation is the sub-surface probe, it determines the pull-out resistance of the ground anchor.
Sub-surface testing helps determine if the soil is will hold the anchors
Water Drainage
Drainage is even more important than soil in manufactured home site-prep because water must be diverted from the home at all costs. Water takes as much as it gives and will destroy a home quickly.
Water will be coming from all directions and in all forms so creating diversion channels to keep it away or move it away from the home is vital.
Ice, rain, vapor, and snow all need to be considered. Ice can create damage in several ways but ‘lifting’ the foundation via ice lense or frost heaving, is probably the most damaging. When water trapped in soil freezes it expands which makes the ground rise. Ice can lift a manufactured home’s footers by 4” or more. If a single corner of a manufactured home is raised 4” it can cause significant stress on the home’s structure. This is why footings and anchors have to be below the frost line for that location.
Vapor and condensation can cause moisture issues in and under the home and should be controlled.
The two most popular ways to dispose of the water is to let it soak into the soil at a controlled rate or pushing it off the site using gravity (though sump pumps work as well).
Crowning or creating a small mound will keep water from pooling under a manufactured home. The image below shows the right and wrong methods to prevent water from pooling under a manufactured home. (Source: Skyline Home’s Installation Manual)
From Skyline Homes Installation Manual&Nbsp;
Surface Drainage
Surface drainage is the same concept as guttering and an extension of it, just on a larger scale.
Common forms of diversions are ditches, dry wells, pipe systems, and drains.
Water from a hill above, a pond beside, or the water table below must also be considered and drained away from a home.
The most common surface drainage and water diversion system is the simple gutter and downspout system on a home. These systems collect water falling on the home’s roof with gutters. From there, gravity and slope push the water into the downspouts and washes it away from the home.
Another form of surface drainage is sloping or grading the land to divert water away from the home.
Grade and Slope
Grading the land into a slight slope is a common method used to keep water away from a manufactured home.
The grade around the home must be enough that gravity can move the water away from the home. HUD wants to see a 5-6” slope around the first 10 feet around the home. That equals out to a mere ½” for every foot.
HUD’s Home Builders’ Guide to Manufactured Housing states that slope for manufactured homes should be at least 4-8%. If a slope is not possible there are other methods, such as a drain pipe system like the illustration below:
Conclusion for Manufactured Home Site-Prep and Installation
Manufactured home site-prep and land development is a complex, multi-faceted subject. That’s why an experienced installer is so important.
There are so many different things that can go wrong or create unsafe and unhealthy environments for a home and the families in them. You often hear about ‘toxic trailers’ but in many cases, water was pooling below the home and creating a perfect home for mold and mildew which was making the families living in the home very sick.
Unfortunately, a lot of manufactured home dealers don’t offer site analysis or help buyers enough to understand the importance of manufactured home site-prep and land development.
We’re not suggesting that you be a pest to your installer or general contractor but don’t be scared to ask questions and get involved. Knowledge is power!
We believe better buyer education about home installation and setup decisions, financing, and home maintenance would create happier homeowners and lower complaints in the manufactured housing industry.
Share your manufactured home site-prep and installation story…
Do you have a good or bad experience about your manufactured home site-prep or installation? We’d love to hear about it in the comments below. As always, thank you so much for reading Mobile Home Living!
In most states, there hasn’t been many updates or changes in the mobile home titling process for over 40 years.
Mobile and manufactured homes are still titled like a vehicle in 42 states.
Mobile home titling issues are common all over the nation. Our homes, whether mobile or manufactured, require special equipment, special permits, and special licensing to be towed on a public roadway but they are still considered to be and classified just like the car sitting in your driveway.
While our homes are still titled just like a vehicle in 42 states each state has a different process or protocol so be sure to check for your specific state. With that said, this article is a good place to start for anyone dealing with a mobile home titling issue.
In this article….
This article will cover the following topics:
basic terminology used in the mobile home titling process
how mobile homes are titled in most states
how to correct the most common errors on mobile home titles
3 Most Common Scenarios
We’ve heard about and encountered a lot of mobile home titling issues over the last 12 years.
Did you inherit a mobile home in a park?
Are you buying a mobile home but the seller doesn’t have a title?
Do you want to sell your mobile home but can’t find the title?
It doesn’t matter which state you’re in, you’re gonna deal with a lot of paperwork during the titling process. The 4 most common and important documents for us mobile and manufactured homeowners are the title, the deed, the certificate of origin, and the manufacturer’s statement of origin.
Mobile Home Titles
A mobile home title is the ultimate proof of ownership in most states. It looks and acts much like the title to the car you drive everyday in 42 states. Mobile homes are titled through the Department of Motor Vehicles here in West Virginia and many other states.
Mobile Home Deeds
Certificate of Origin
The Manufacturer’s Statement of Origin
Cars, boats, ATVs, and motorcycles all have titles or certificates proving ownership to the item. Even though a mobile home is a HOUSE they have a title, or sometimes titles, as well. However, a few have a deed. Confusing, huh?
Deeds
Manufactured homes that are permanently installed to the land and classified as real property will have a deed. Surrendering the title is actually a big part of having a mobile or manufactured home reclassified as real property.
Title, Certificate of Origin, Manufacturer’s Statement of Origin
A mobile home title is also called a certificate of origin or a manufacturer’s statement of origin. Since the early days before mobile homes, titles were used as an instrument to prove both ownership and that all taxes and fees were paid.
A title shows a ton of information: the serial number, the builder and the factory where it was built, and who inspected it.
Since titles act as a certificate of ownership in most states they must be submitted or registered whenever the home has been bought or sold. Every new owner submits the signed title and pays the fees so it can be updated in the state’s database.
Titles also act as proof that a fee has been paid to the state so that the home can be transported via public highways. One certificate is required for each separate unit of the home. Therefore, a double wide will have 2 titles, a triple wide 3.
State Agency Responsible for Mobile Home Titling
In the majority of states, the Department of Motor Vehicles will be the agency you need to deal with regarding mobile home titles.
A simple Google search with you state and the words ‘mobile home title’ will help you locate the agency that handles mobile home titles.
Personal Property or Real Property?
In most cases, a new manufactured home always starts as personal property or chattel. Chattel simply means any privately-owned property that isn’t real estate. Boats, cars, campers are all considered to be chattel.
75% of all mobile and manufactured homes in the US are classified as personal property even if the homeowner owns the land.
Chattel Classifications
A manufactured home is not is almost always titled as personal property when it is purchased new.
If you own the land that a mobile home is on but it isn’t permanently installed it will remain classified as chattel. The advantage of a personal property classification is usually lower taxes.
Mobile homes classified as a personal property has many disadvantages. The biggest disadvantage is that chattel lending has higher interest rates and shorter loan terms. The second disadvantage, and most problematic, is lackluster appreciation rates. Manufactured homes not attached to property rarely gain value well.
Fl Application For Retirement Of A Mobile Home Title So It Can Be Classified As Real Property.
Real Property Classification
A mobile or manufactured home can be reclassified as real estate or real property. To do this, the home must be permanently installed on privately owned land. A very few states will allow mobile homes to be classified as real property if they are permanently installed on land with long-term leases.
When the home is permanently attached the owner will file for a Certificate of Retirement (or equivalent) and a real estate deed is then issued for the whole property.
The Uniform Mobile Housing Act (UMHA) outlines a nationwide system that could help homeowners convert their homes into real property. This system could help brand new manufactured homes get classified as real property as soon as it’s permanently installed on the homeowner’s land – skipping the personal property classification completely. Anything that will help increase the real property classification is worth attention.
A few notes:
Only 25% of manufactured homes are classified as real property in the US.
75% of all manufactured homes are on land owned by the homeowner.
Land owned by manufactured homeowners is (on average) twice the size of a site-built homeowner.
To have your chattel home reclassified as real property you will need to follow your state’s process, usually, that starts with a ‘Certificate of Location’ with the county and pay the associated fees.
Retiring a Mobile Home Title to Become Real Property
To get a mobile home classified as real property many states require the owner to retire the title. For example, Florida has one of the more complex mobile home title retirement systems. Once the title is retired and the warranty deed issued, future transfers will occur with deeds instead of the old title applications (source).
Mobile Home Titles shares the rules and process:
the mobile home and land are properly titled into the same names
the home is permanently affixed to the land
the home is legally declared real property with valid RP stickers issued
The Manufacturers Statement of Origin can no longer be retired but must be titled first
the mobile home and land must be in the same names and home permanently affixed to the land before the mobile home title can be retired
all mobile homes must have valid RP stickers before they can be retired.
Most counties in FL need to see that the mobile home is included in the legal description on a deed where the land and home have been sold together as a package.
Each manufactured home has a Vehicle Identification Number, just like your cars and trucks. For a double or triple wide, the VIN will be the same number with an A, B, or C added to the end to represent each section.
If you have an older mobile home, the VIN will likely be on a decal or sticker, or stamped, under the front steel cross-member of the chassis or tongue.
In newer homes, it will be the easiest way to find your VIN is on a white sheet of paper with a map of the US. These papers are glued to the walls of a master closet, the back of a kitchen cabinet door, or in the laundry room.
A Manufactured Home Data Plate Is Just A Sheet Of Paper.
Updating a Title is Important
Many legal and tax issues have occurred because a buyer failed to register the title into their name through the state agency (usually the Department of Motor Vehicles).
A may buyer think just having the title on hand, without registering it into the state’s database, means they completely own the home. This is not true in many states. Until the title has been issued into the new owner’s name, the home is ‘technically’ still the sellers.
Ordering a Duplicate Title
If you buy an older mobile home and the current owner doesn’t have the title, you will need to have the seller order a duplicate title.
In some states, it’s very easy to file for a duplicate title on a mobile home. In others, it’s a multi-step process that could cost a couple of hundred dollars.
As an example, applying for a new certificate of ownership in West Virginia requires the following information:
Ownership documents such as loan contract, insurance policy, and personal property tax receipts for the last five years
A VIN Verification (DMV-1-B) completed and signed by a law enforcement officer
A completed Certificate of Title for a Motor Vehicle
A completed Owner and Purchasing Affidavit
$15.00 title fee
Common and Not-so-Common Titling Issues for Mobile Homes
You can hire mobile home title service companies that can help clear up any legal issues. They’ve seen every possible scenario. One company shares some of the most memorable mobile home title issues:
the mobile home title may have never been transferred and could still be in the name of the third owner back
the home could still be in the deceased mother’s name
the title could still be in the name of the bank that foreclosed on it six years ago
or in the ex-husband’s name who has been in jail for 9 years
property issues, sales tax, or back mobile home taxes due
the seller may be an investor or a bank that owns multiple mobile home properties has the wrong title
Do Not Buy a Mobile Home Without a Title
If you are buying a mobile home with no title, stop. Do not continue with the process until a legal title or certificate of ownership is visible and valid.
You need a valid title for two reasons: to make sure the seller is listed as the owner of the home and to make extra sure there are no liens or holds attached to the title/mobile home.
Do not close on the transaction until you have the correct title in hand.
WV’s web page has the following in bold lettering:
No person may transfer, purchase, or sell a mobile home, house trailer, or manufactured home without a certificate of title.
The owner of record must be available to transfer ownership, so you, your realtor, or the closing attorney have to track them down so they can sign the title over to you.
The owner or seller will contact the DMV or state agency in charge of mobile home titles and file for a lost or duplicate title request. In order to get a replacement title, the owner will need to prove ownership and that all taxes are paid. This can be a tricky endeavor and all kinds of issues can arise.
New York State Mobile Home Title
How to Change the Name on a Title
For a simple name change on a valid title you just need to give the state agency the information they need and pay a fee. Some states will require a ton of paperwork.
Wrong Name on the Title
If you want to buy a mobile home but the name is wrong on the title there is a two-part process to get it corrected. Basically, there are two title transactions that need to happen in this scenario but you’re only involved in one.
First, you have to find the true owner listed on the title and have them sign the title over to the person selling the home to you. In some states, they will hand that over to the state, pay the necessary fees, and have a new title printed. The seller will sign the new title over to you. You’ll then repeat the process with the DMV or titling agent in your state to have a new title printed with your name as the owner.
Fortunately, many states allow all three parties to sign the same certificate of title and some have started electronic lien and title services.
There are times when a home has been sold but the paperwork was not “official”; in those cases, a paper Bill of Sale is NOT sufficient to prove ownership; the original owner must be a party to the transaction.
If a seller doesn’t have the legal title to the mobile home you must insist they get one. A bill of sale will not suffice as proof of ownership in most states. Yes, it may work in many situations but it will not work for most state titling.
Did You Inherit a Mobile Home?
If you inherited a mobile home that has been paid off you need to get the title put in your name as soon as possible. The estate executor can sign the title over to you. You can also file for Power of Attorney and handle the legalities from that angle.
If the home is still being paid on, you will need to pay the home off and have the title put in your name or contact that lender. Hiring an attorney will be your best move in most inheritance situations.
Make Sure it’s the Right Title
Make sure there is a valid title. If there isn’t a valid title you must insist the seller goes to the DMV or state agency to get one. Do not buy a home without a valid title.
Do not buy a home without a valid title.
You must ensure it’s the right title. Check for the data plate mentioned above in a closet or cabinet and see that the numbers on the home match the numbers on the title.
Make Sure there are No Liens
If the title is valid and the numbers on the home match the title, go to your state agency and use the numbers on it to make sure there are no back taxes, liens, or holds attached to the home. In most states, you will need to do this in person.
Some states, like Utah, have an online search system to check for liens. Your state may as well. Do a quick Google search using terms like ‘lien search in your state’ or ‘mobile home lien search.’
Is it an Unidentifiable Mobile Home?
If you can’t find the data plate or serial number you may still have a remedy but it will cost money.
Some states, like Florida, have support agencies that will inspect the home to look for identifying information and establish documentation to help back a title application. Private title companies may be able to help as well.
Each state varies, so you will need to contact the state agency that handles titles (see below) to see what the protocol is for unidentifiable mobile homes.
What to do if there are Liens on a Mobile Home Title
The is only one good thing about dealing with liens and titles on a mobile home. The paperwork is easy to find because liens are usually recorded diligently.
The bad news is that there is money owed on the home. Therefore, the title can’t be transferred to you until those liens are settled.
If the seller is using the proceeds from the sale to pay off that lien it’s a pretty standard transaction. You can get a clear title once the debt is paid (the closing attorney pays that directly to the lender on your behalf). Just make sure you use a middle man or escrow.
The seller must pay all liens off before you can get the title.
Dealing With Mobile Home Titling Can Be Difficult.
Rent-to-Own, Title Searches, and Liens
Be very careful with all rent-to-own situations.
One of our readers told a heartbreaking story about their rent-to-own experience. They had purchased a small property in NC with a permanently installed single wide on a rent to own contract. The property was valued at $58,000 and they paid 10% down. They had an accountant friend look over the paperwork and the title was present and valid. A quick title search was done at the county courthouse.
The home buyer thought she had done everything right. But two years later she received a letter from a bank in Georgia demanding they vacate the property. They lost the property because the seller had used the property as collateral to buy another property in SC. When they failed to make the payments the property in NC was forfeited.
These situations happen far more than most realize and it’s especially easy with mobile homes.
If you are thinking of buying a mobile home through a private sale you need to hire an attorney or agent that is well-versed in the process. There are so many things that can go wrong. It really is worth the added expense.
State Guides to Buying and Titling Mobile Homes
We’ve published several articles that detail all the most important information you need to buy a mobile home in that state. Click here to see our state guides to buying a mobile home.
Mobile Home Titling Could Use Some Changes
Mobile home titles, property classifications, and VINs are frustrating obstacles faced by buyers and sellers. It’s as frustrating as painting vinyl walls!
Watch Out for Parks
I’ve heard a few stories over the years that absolutely make my blood boil and they all involve parks and titles. Some parks require titles to the home and then refuse to give them back when you try to sell the home. A park in MI is being sued by several people claiming the park used some very shady tactics to essentially steal the home.
Parks wouldn’t be able to do this if the titles were handled differently. Mobile home owners should have their own titles or registration systems that is separate from the automobile.
Titles are complicated because we’re using a system made for automobiles. In the beginning, when mobile homes and trailers were towed by personal automobiles, it made sense to use a titling system but it doesn’t make sense anymore. Our homes are not cars.
If you have any tips or advice titling a mobile home in your state please let us know in the comments below.
As always, thank you for reading Mobile Home Living!
Every Friday our state guide brings you the resources and information you need when buying a mobile home. Last week, buying a mobile home in Virginia was the focus and this week it continues with a quick guide to buying a mobile home in Arizona. Our goal is to help provide the resources needed for potential mobile homeowners to make an informed purchase of their next home.
Mobile Home Living in Arizona Facts
According to an article on AZcentral, mobile home communities have been a significant part of Arizona’s housing options since the 1950’s. Mobile Home Village also offers some interesting statistics:
The average price of a pre-owned home: $55393
Average model year of a pre-owned home: 1996
The average pre-owned home size in square feet: 1109
Average sites in a manufactured home community: 226
The average year a community was developed: 1987
Number of age-restricted communities: 346
Number of all-age communities: 297
Resources You Need When Buying a Mobile Home in Arizona
Buying Information
Just like with any big purchase you always want to do your research before purchasing a mobile home. The Manufactured Housing Industry of Arizona’s site is a wealth of information to help you find a dealer, a community, and even includes floor plan options.
Visit their site to see their home buying guide or contact them directly to learn more:
Arizona MHI 4525 S Lakeshore Dr., #105 Tempe, AZ 85282 (480) 456-6530
Titling Your Mobile Home
Like most states, Arizona requires a mobile home to be titled through the Arizona Department of Transportation site, and if the home has two or more sections, each one must have their own title.
However, if you are placing your home on land that you own, you will need to file an Affidavit of Affixture in the county that you are living. For what is required and how to start the process, contact your local Assessor’s office.
If you are buying your mobile home from a dealer, they will typically handle all this paperwork for you. But if you are buying a used mobile home from a seller, you will need to file the paperwork yourself.
Issues After the Sale
Start With the Dealer
If you are buying a new mobile home, it includes a one year manufactured warranty. Any problems or defects that come from the factory or during installation can be taken care of by contacting your dealer. They typically have a staff that handles any problems that occur.
Keep in mind you will want to keep a record of any correspondence (typically contact them in writing via certified mail) so that you have a paper trail in case your issues aren’t handled properly.
STATE OF ARIZONA DEPARTMENT OF HOUSING 1110 WEST WASHINGTON, SUITE 280 PHOENIX, ARIZONA 85007
Mobile Homes of Arizona
We weren’t surprised when we started searching for available mobile homes to find that there are over 3,000 for sale on Zillow alone. With the state becoming one of the top destinations for retirees there are plenty of options if you are considering buying a mobile home in Arizona.
This Mobile Home Has Added Some Southwest Charm To It.
Awnings Are A Common Feature In Older Mobile Homes.
Have a question about buying a mobile home in Arizona? Comment below, and we will try and find the answer! Our state guide continues next week with a look at resources you can use when buying a mobile home in Indiana.
Last week our state guide series concentrated on resources you could use when buying a mobile home in Texas. This week our travel around the country continues with things to know when buying a mobile home in Virginia along with some interesting facts about Mobile Home Living in Virginia and some of the homes we found online.
Facts About Mobile Homes in Virginia
The U.S. Census Bureau says almost 8.5 million people call Virginia homes. Also, according to the state the manufactured housing market has been seeing a yearly increase as more people are choosing mobile homes for their housing needs. Mobile Home Village offers more facts about mobile homes in Virginia:
The average price of a pre-owned home: $92127
Average model year of a pre-owned home: 2007
Average pre-owned home size in square feet: 1595
The average number of sites in a manufactured home community: 107
The average year a community was developed: 1986
Number of age-restricted communities: 14
Number of all-age communities: 370
Buying a Mobile Home in Virginia Resources
Virginia State Association
The Virginia Manufactured and Modular Housing Association is the state association that is in place to represent members of the manufactured and modular housing industry. Their consumer section offers listings for manufacturers, retailers, communities, and lenders that are all members of the association. They also offer a FAQ section that explains why manufactured housing is a smart choice. You can reach them by visiting their page or contacting them at:
Virginia Manufactured and Modular Housing Association 8413 Patterson Avenue Richmond, Virginia 23229 804-750-2500
Registering Your Mobile Home
Just like the majority of states across the country, when buying a mobile home in Virginia it must be titled at the DMV. You will need the following when titling the home:
Application for Certificate of Title – Manufactured Home
Ownership documents
Pay the titling fee and the sales and use tax which is 3% for manufactured homes
If you are buying a new home, the dealer usually handles all this at the closing. However, if you are buying a used mobile home from a private seller you will need to handle this paperwork.
If you are placing your home on property permanently your home will be considered real estate. You will need to turn your title into the DMV and they will let the revenue department know so that they can access the taxes on the new property.
Resolving Warranty Issues
Contact the Dealer
One of the many benefits of buying a new mobile home is the one year warranty that is included. All issues or defects that come from the factory or during installation are typically taken care of by the dealer or manufacturer.
Be sure to keep a record of any correspondence with the dealer (typically contact them in writing via certified mail) so that you will have a paper trail in case your issues aren’t handled properly.
Resolution Program
If you have tried to resolve your warranty issues with the dealer and haven’t been successful the next step will be to contact the HUD Manufactured Dispute Resolution Program in the state. All complaints are filed through the Virginia Department of Housing and Community Development, Manufactured Housing Division. Make sure to be as detailed as possible and include copies of any documents and correspondence. Mail or fax the form to:
COMMONWEALTH OF VIRGINIA DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT State Building Code Office Main Street Centre 600 East Main Street, Suite 300 Richmond, VA 23219-1321 (804) 371-7160 Office (804) 371-7092 Fax
Mobile Homes in Virginia
There are some really awesome mobile homes in Virginia. We found over 600 available homes on Zillow scattered all over the state. Tiny homes, double wides, and homes with some cool additions are all included. Take a look at just a few we found.
Hopefully, these resources will help if you are considering buying a mobile home in Virginia. Whether you are buying new or used, mobile homes are a wonderful investment in your future. Next week we will continue our state guide series with a quick guide to buying a mobile home in Arizona.
Last week our state guide series concentrated on resources you could use when buying a mobile home in Texas. This week our travel around the country continues with things to know when buying a mobile home in Virginia along with some interesting facts about Mobile Home Living in Virginia and some of the homes we found online.
Facts About Mobile Homes in Virginia
The U.S. Census Bureau says almost 8.5 million people call Virginia homes. Also, according to the state the manufactured housing market has been seeing a yearly increase as more people are choosing mobile homes for their housing needs. Mobile Home Village offers more facts about mobile homes in Virginia:
The average price of a pre-owned home: $92127
Average model year of a pre-owned home: 2007
Average pre-owned home size in square feet: 1595
The average number of sites in a manufactured home community: 107
The average year a community was developed: 1986
Number of age-restricted communities: 14
Number of all-age communities: 370
Buying a Mobile Home in Virginia Resources
Virginia State Association
The Virginia Manufactured and Modular Housing Association is the state association that is in place to represent members of the manufactured and modular housing industry. Their consumer section offers listings for manufacturers, retailers, communities, and lenders that are all members of the association. They also offer a FAQ section that explains why manufactured housing is a smart choice. You can reach them by visiting their page or contacting them at:
Virginia Manufactured and Modular Housing Association 8413 Patterson Avenue Richmond, Virginia 23229 804-750-2500
Registering Your Mobile Home
Just like the majority of states across the country, when buying a mobile home in Virginia it must be titled at the DMV. You will need the following when titling the home:
Application for Certificate of Title – Manufactured Home
Ownership documents
Pay the titling fee and the sales and use tax which is 3% for manufactured homes
If you are buying a new home, the dealer usually handles all this at the closing. However, if you are buying a used mobile home from a private seller you will need to handle this paperwork.
If you are placing your home on property permanently your home will be considered real estate. You will need to turn your title into the DMV and they will let the revenue department know so that they can access the taxes on the new property.
Resolving Warranty Issues
Contact the Dealer
One of the many benefits of buying a new mobile home is the one year warranty that is included. All issues or defects that come from the factory or during installation are typically taken care of by the dealer or manufacturer.
Be sure to keep a record of any correspondence with the dealer (typically contact them in writing via certified mail) so that you will have a paper trail in case your issues aren’t handled properly.
Resolution Program
If you have tried to resolve your warranty issues with the dealer and haven’t been successful the next step will be to contact the HUD Manufactured Dispute Resolution Program in the state. All complaints are filed through the Virginia Department of Housing and Community Development, Manufactured Housing Division. Make sure to be as detailed as possible and include copies of any documents and correspondence. Mail or fax the form to:
COMMONWEALTH OF VIRGINIA DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT State Building Code Office Main Street Centre 600 East Main Street, Suite 300 Richmond, VA 23219-1321 (804) 371-7160 Office (804) 371-7092 Fax
Mobile Homes in Virginia
There are some really awesome mobile homes in Virginia. We found over 600 available homes on Zillow scattered all over the state. Tiny homes, double wides, and homes with some cool additions are all included. Take a look at just a few we found.
Hopefully, these resources will help if you are considering buying a mobile home in Virginia. Whether you are buying new or used, mobile homes are a wonderful investment in your future. Next week we will continue our state guide series with a quick guide to buying a mobile home in Arizona.
Every Friday our state guide takes a look at the resources available when buying a mobile home. Last week, our attention was on Buying a Mobile Home in Ohio and this week its resources you can use when buying a mobile home in Texas.
Mobile Home Living in Texas Facts
According to statistics, almost 29 million people were living in Texas last year. So it should come as no surprise that mobile homes are on the rise in the state. Mobile Home Village also shares some other interesting facts about the state:
The average price of a pre-owned home: $61607
Average model year of a pre-owned home: 2010
Pre-owned home size average in square feet: 1348
Average sites in a manufactured home community: 127
An average year a community was developed: 1993
Number of age-restricted communities: 108
Number of all-age communities: 1107
Resources For When You Are Buying a Mobile Home in Texas
Texas Manufactured Housing Association
Most if not all states across the country have an association devoted solely to manufactured homes. The Texas Manufactured Housing Association is where you will find information about what you need to know when buying a mobile home in Texas, view licenses of trusted dealers and installers in the state, and learn more about why a mobile home can be the right choice for you and your family. You can contact them by visiting the website or by phone or mail at:
Effective September 1, 2003, the traditional manufactured housing title was replaced with a Statement of ownership. The Statement of Ownership identifies the make and model, year, size, wind zone, HUD Label, and serial numbers, owner and lienholder just like the title did.
Additionally, the Statement of Ownership indicates whether the home is being treated as personal property or real property and
where the home is physically located. If there is a sale or transfer or if the home is moved to a new location, the Statement of Ownership MUST be updated. To update the Statement of Ownership, the owner should contact the Texas Department of Housing and Community Affairs, Manufactured Housing Division for instructions or contact the Customer Service Unit at 800-500-7074 for assistance.
Issues Within the 1st Year of Ownership
Talk to Your Dealer
When you buy a new mobile home from the manufacturer that home automatically includes a 1-year warranty that covers any defects from the builder or problems that occur during installation. So, if you find an issue during that first year, reach out to the dealer in writing (so that you have a paper trail if needed) and let them know. Most dealers have a staff on hand that can handle just about any issue you may encounter.
Dispute Resolution Program
If you have tried to get your issues resolved through the dealer and they are still a problem, your next step will be to file a complaint with the HUD Dispute Resolution Program in the state of Texas.
Texas Department of Housing and Community Affairs MANUFACTURED HOUSING DIVISION P. O. BOX 12489 Austin, Texas 78711-2489
Used Mobile Home Disclosure and Warranty
Texas also has in place a used mobile home warranty that offers 60 days after the date of sale, exchange, or lease-purchase agreement to notify the seller in writing of any defects that make the home not habitable. You can see the disclosure and warranty form here.
Mobile Homes in Texas
Did you know that Texas is the largest state in size in the country? Currently there almost 2500 mobile homes for sale on Zillow right now. So, whether you are looking for a tiny home or a big ol’ Texas-sized triple-wide, there is something for everyone. Here are a few available:
The Landscaping Is Perfect Around This Property.
Looks Like An Excellent Place To Relax.
Love This Deck.
Such A Nice Job With That Addition.
Texas has so much to offer as a state, it’s clear to see why there are so many people living there. With the rise in mobile home living across the country, buying a mobile home in Texas looks like a good idea to us!
Watch for next week’s installment in our state series guide when we talk about what you need to know when buying a mobile home in Virginia.
Every Friday our state guide takes a look at the resources available when buying a mobile home. Last week, our attention was on Buying a Mobile Home in Ohio and this week its resources you can use when buying a mobile home in Texas.
Mobile Home Living in Texas Facts
According to statistics, almost 29 million people were living in Texas last year. So it should come as no surprise that mobile homes are on the rise in the state. Mobile Home Village also shares some other interesting facts about the state:
The average price of a pre-owned home: $61607
Average model year of a pre-owned home: 2010
Pre-owned home size average in square feet: 1348
Average sites in a manufactured home community: 127
An average year a community was developed: 1993
Number of age-restricted communities: 108
Number of all-age communities: 1107
Resources For When You Are Buying a Mobile Home in Texas
Texas Manufactured Housing Association
Most if not all states across the country have an association devoted solely to manufactured homes. The Texas Manufactured Housing Association is where you will find information about what you need to know when buying a mobile home in Texas, view licenses of trusted dealers and installers in the state, and learn more about why a mobile home can be the right choice for you and your family. You can contact them by visiting the website or by phone or mail at:
Effective September 1, 2003, the traditional manufactured housing title was replaced with a Statement of ownership. The Statement of Ownership identifies the make and model, year, size, wind zone, HUD Label, and serial numbers, owner and lienholder just like the title did.
Additionally, the Statement of Ownership indicates whether the home is being treated as personal property or real property and
where the home is physically located. If there is a sale or transfer or if the home is moved to a new location, the Statement of Ownership MUST be updated. To update the Statement of Ownership, the owner should contact the Texas Department of Housing and Community Affairs, Manufactured Housing Division for instructions or contact the Customer Service Unit at 800-500-7074 for assistance.
Issues Within the 1st Year of Ownership
Talk to Your Dealer
When you buy a new mobile home from the manufacturer that home automatically includes a 1-year warranty that covers any defects from the builder or problems that occur during installation. So, if you find an issue during that first year, reach out to the dealer in writing (so that you have a paper trail if needed) and let them know. Most dealers have a staff on hand that can handle just about any issue you may encounter.
Dispute Resolution Program
If you have tried to get your issues resolved through the dealer and they are still a problem, your next step will be to file a complaint with the HUD Dispute Resolution Program in the state of Texas.
Texas Department of Housing and Community Affairs MANUFACTURED HOUSING DIVISION P. O. BOX 12489 Austin, Texas 78711-2489
Used Mobile Home Disclosure and Warranty
Texas also has in place a used mobile home warranty that offers 60 days after the date of sale, exchange, or lease-purchase agreement to notify the seller in writing of any defects that make the home not habitable. You can see the disclosure and warranty form here.
Mobile Homes in Texas
Did you know that Texas is the largest state in size in the country? Currently there almost 2500 mobile homes for sale on Zillow right now. So, whether you are looking for a tiny home or a big ol’ Texas-sized triple-wide, there is something for everyone. Here are a few available:
The Landscaping Is Perfect Around This Property.
Looks Like An Excellent Place To Relax.
Love This Deck.
Such A Nice Job With That Addition.
Texas has so much to offer as a state, it’s clear to see why there are so many people living there. With the rise in mobile home living across the country, buying a mobile home in Texas looks like a good idea to us!
Watch for next week’s installment in our state series guide when we talk about what you need to know when buying a mobile home in Virginia.
Buying a mobile home is a big decision. That’s why for the past couple of months our state guide has been taking a look at things you need to know about the buying process. Last week, Buying a Mobile Home in Montana was our focus, and this week our attention turns to helpful resources you can use when Buying a Mobile Home in Ohio.
The Facts About Mobile Home Living in Ohio
According to a recent article, there are over 194,000 mobile homes in Ohio, which make up almost 4% of the total housing in the state. Mobile Home Village offers these other statistics about mobile homes in Ohio as well:
The average price of a pre-owned home: $54655
Average model year of a pre-owned home: 2006
Average pre-owned home size in square feet: 1304
The average sites in a manufactured home community: 97
An average year a community was developed: 1969
Number of age-restricted communities: 151
Number of all-age communities: 1008
Helpful Resources to Have When Buying a Mobile Home in Ohio
Ohio’s State Association
The Ohio Manufactured Home Association is an excellent resource for potential buyers and mobile homeowners. They offer information about commonly asked questions including:
How much home can I afford?
What financing is available?
Where will I place my home?
Are there other costs involved in buying a mobile home in Ohio?
You can also find licensed dealers that are in good standing within in the state. For more information visit their site or contact them directly.
Ohio requires that mobile homes in the state have a certificate of title if it is on leased property (such as a mobile home community). The title application needs to be in the county that the home is in and made within 30 days of purchase. You will need to have the application, the certificate of origin of the home, how much it is selling for and all the required fees.
Typically if you are purchasing a new home, the dealer will take care of all of this for you. Like most states, if you are attaching the mobile home permanently to property, you will want to archive the title and attach a deed to the home and property and pay any taxes due.
In either case, you will need to contact the local auditor’s office in your county to obtain the necessary forms and find out the exact fees due.
Resolving Warranty Issues
As we have talked about before, all new mobile homes include a 1-year manufactured home warranty. The warranty covers defects from the manufacturer as well as issues that may go wrong during installation. Be sure to keep good records of any communications (preferably communicate in writing) so that you have a paper trail showing you have tried to resolve your issues within the first year.
There are times however that you aren’t able to get your problems taken care of by dealing directly with the dealer. In those cases, you will want to file a dispute with the state to get it resolved.
Contact them directly or visit their site to learn more about filing a complaint:
Ohio Department of Commerce Manufactured Home Division
In early 2018 Ohio dismantled the Manufactured Home Commission in the state and reorganized under the Ohio Department of Commerce which is now handling certifications and licensing of manufacturers, dealers, and installers as well as any warranty issues that cannot be resolved between consumers and dealers.
Just like on the Ohio State Association page, the Ohio Department of Commerce Manufactured Home Division site is full of information for consumers and professionals alike. If you have any questions about whether buying a mobile home in Ohio is right for you this is a great place to start the research process.
The Mobile Homes of Ohio
One of our favorite sources for finding cool mobile homes available across the country is Zillow. There are currently over 500 mobile available on the site, including tiny homes, homes in mobile home communities, and many homes that include land. Here are just a few that we found:
Nice Landscaping Can Improve The Look Of Your Mobile Home Dramatically.
Very Nice Setup.
Gorgeous Home.
As you can see buying a mobile home in Ohio can be a wise investment. The state appears to take a big interest in the manufactured home industry and making sure that consumers are protected. Also, there is an abundance of homes available no matter what you may be looking for.
Our state guide series continues next week with a Look at what you need to know when buying a mobile home in Texas, stay tuned.
Readers can ask questions and get answers in real-time from over 95,000 mobile homeowners across the nation in our Mobile Home Living Facebook group. Recently, a reader wanted to know what other mobile homeowners across the nation were paying for their lots in mobile home parks and what that price included so we asked our readers. We received hundreds of answers from all over the nation. Below you’ll find the average mobile home park lot rent for states with the most mobile and manufactured homes.
A Quick History of Mobile Home Parks
From 1920 to 1930 travel trailers were considered a luxury item due to their cost. When the rare weary traveler decided to park beside the road to rest for the night it wasn’t a big deal. Families and local businesses living on major roadways actually encouraged travelers to stop so they sell hot food, water, and other needed wares.
That quickly changed once mass-production made trailers more affordable and available to the average family. By the mid-1920’s those living on the major roadways in the US could expect to see 50-60 trailers every night. Unfortunately, property destruction, trash, noise, and crime became common and trailer owners were soon known for being destructive and wild.
In order to remedy the problems created by so many travelers, townships and entrepreneurs along popular roadway created campgrounds. Wheel Estate claims there were between 3,000 to 6,000 municipal autocamps across the nation between 1920 and 1924. They go on to explain that there was a rivalry between community campgrounds:
“..campgrounds were a source of community pride and an object of rivalry between neighboring towns. To be known as a nice place to stay reflected favorably on the whole community.’
Campgrounds ranged in price from free to fairly expensive. The free campgrounds were often run by the townships and municipals but were eventually closed or turned into a pay by night campground because people would take advantage of the free rent and move in full-time. Time limits were also set so that no one could stay in the campground for more than 2 weeks at a time. Those rules are still enforced today in campgrounds ran by our state and federal governments.
From Campgrounds to Trailer Parks
The evolution of campgrounds to trailer parks was simple enough. Throughout the 1930’s and 40’s, trailers grew longer and wider and had everything a home had, including a fully functioning bathroom. They were better equipped for full-time living and harder to tow. Since there were way more trailers than tent travelers by the mid-1930’s, many campground owners began prohibiting tent-camping altogether and changed the name to better reflect their intentions. They saw the advantages of full-time tenancy and choosing who lived in their parks. Thus, the full-time trailer park was born.
As with any business or product, there were different kinds of trailer parks. The lack of regulation or codes for trailers allowed for many landowners to just set up a park overnight. They offered little to no amenities but were cheap. There are records of corporations developing luxury parks with professional city planners and architects as early as the mid-1930s.
The more expensive parks had gorgeous views, paved roads and pads, streetlights, laundry facilities, and playgrounds. The lower cost parks were located in the not-so-nice areas of town and had dirt roads that turned to mud when it rained.
From Trailer Parks to Mobile Home Parks
1953 was a big year for mobile homes. At the end of 1953, there were about 12,000 trailer parks in business around the country. Florida had around 1,500 parks and those park owners were reporting that 40% of their tenants were living in their homes full-time. It’s thought that about 1,000 new parks opened that year.
Trailers cost between $2,800 and $6,500, depending on amenities and size. The average park lot rent in 1953 was $25 per month and that rate included utilities.
The Trailer Coach Manufacturers Association decided to break into two different entities in 1953. The builders that would focus on larger units made for full-time living started using the term mobile home and called themselves the Mobile Home Manufacturers Association. The builders that decided to stick with smaller units intended for hunting and vacationing would stick with the term trailer.
The images above show pages from a 1955 issue of Trailer Travel Magazine. We thought they were interesting and wanted to share them with you. There are no rates on many of the ads but the amenities and offerings are neat to read. Here are a few of the more interesting ads:
ALABAMA: COURT STREET TRAILER PARK
1263 S. Court Street Montgomery, Ala. A clean, modern and homelike park. Patios, shade, lawns, shuffleboards, toilet connections, clean restrooms, laundry, and restaurant with real home cooking. Quiet location near two trading centers. Well behaved children and pets welcome.
ARIZONA: LAZY-AS-CAN-B COURT
Box 294 Sedona, AZ on beautiful Oak Creek. New, Modern, Quiet 110/220 Hookups, no meters, trailer size no object, children and pets welcome. Swim, Fish, Hike, Relax.
CALIFORNIA: PENROSE TRAILER PARK
Largest trailers accommodated. Paved streets, patios, lawns, trees. Modern laundry, recreation hall. Hot and cold water at each space, natural gas. Near Lockheed.
CONNECTICUT: PILOTS POINT TRAILER PARK AND BEACH CLUB
Smack on the beach. Westbrook, CT. Southern New England’s only seasonal park on the sea and sound. Brand new spaces for 50 trailers. Introductory rates $100.00 and up for the season. Special weekly and monthly rates. City water and fire protection. Light, power, and sewage. Showers, dressing rooms, and lockers. Laundry clubhouse. Store walking distance. Surrounded by water on three sides. Two-acre boat basin, no rocks. swimming, boating, crabbing, clamming, fishing, and oystering in our private registered cultured oyster beds. Freshwater swimming pool. Winter storage for trailers. We reserve the right to refuse admittance of mobile homes that are not in well-kept condition. Exclusive membership. No transients.
FLORIDA: LINGER LONGER RETIREMENT TRAILER PARK
Diamond Tool Company Estates Tarpon Springs, FL
50 spots from which to choose. Some spaces 36 x 50 ft. Toilet connections, 11 acres of natural beauty. Shade trees, waterfront, boats, fishing pier, shuffleboard, tennis courts, recreation lodge, music lounge, and a mammoth fireplace. Cool gulf breeze in the summer. Cement patio lots $15.00 per month. Without patio is $12.00 per month. Special 10-year lease if desired. Year ’round occupancy. Pull in pick your spot and we will make you comfortable. NO PETS.
INDIANA: TED’S TRAILER TOWN
Live in our strictly modern park. Close to lake, beaches, fast bus, and train service. 220 spaces. Children and adult sections. 3 minutes to downtown Gary. 45 minutes to Chicago Loop. Trailer Sales….New and Used. Pacemaker – Great Lakes – Westwood – Ironwood. USED $25.00 down. NEW $197.00 down. “Every size, every price, for every need.”
NEW JERSEY: BRIGHTWATERS BEACH COTTAGE AND TRAILER PARK
Day – Week – Month- Season. bathing, fishing, modern conveniences. Sewerage connections. No trailers over 36 feet.
NORTH CAROLINA: SUNSET TRAILER PARK
Lake Park Boulevard, Carolina Beach, NC Vacation conveniences just one block from the business district. Boating, fishing. 1.5 blocks from the main boardwalk. All modern facilities. Children and leashed dogs welcome. Open all year.
PS Tenant-Owned and 55+ Parks are Special
Before we get into the current mobile home park numbers, we need to stress two things: 55+ parks and tenant-owned parks are extremely different from regular mobile home parks. They are so unique that we don’t think they should be included in this article at all. We think they both deserve their own articles and hopefully, we can make that happen soon.
Tenant-owned parks are in a class of their own and cannot, or should not, be compared to regular parks. Tenant-owned parks are superior in many ways and hopefully will become more common as financial institutions realize the many benefits that come from tenant-owned parks. You can learn more about them on ROC’s website here.
Mobile Home Parks: Lot Rents Across the Country
This Is An Advertisement Found In A 1961 Mobile Home Magazine For A Mobile Home Park In Az.
ARIZONA
Arizona is a popular retirement destination and that means there are a lot of mobile homes. They are a great option for retirees that want to downsize and live in a more manageable home, after all. The dry heat and gorgeous scenery is a just a plus. One of our readers stated she pays $398 per month for a single lot in Tucson. The lot rent includes an indoor pool and clubhouse but all utilities are separate.
You Can See The New Asphalt Pads For This New California Coast Trailer Park.
There are a ton of mobile homes and mobile home parks scattered around the gorgeous state of California. Unfortunately, lots and homes aren’t as affordable as they are in the rest of the country because of the housing shortages in several cities. Still, you get to live in California so even paying extra seems fair.
One of our readers in Sacremento told us they pay between $612 for the lot rent and around $80 for water and sewer, gas, and trash pickup.
Our friend in the Central Coast area pays $707 for lot rent and that includes trash, water, and lawn maintenance.
A reader told us that she pays $800 per month for her lot rent but that she is in a nice park that would be considered ‘high class’ for the area and that it includes sewer, trash, pool, and a clubhouse.
FLORIDA
Florida is the home of one of the first parks in the country, Parsley Trailer Park. It offered some amazing things like ballroom dancing, full community parties, boat docks, indoor pools, and gorgeous views.
We received 3 reports with mobile home park lot rent running around $400 ($390, $400, and $440). This includes trash pickup and lawn care. Another reader said she pays $601 per month and only gets trash pickup.
Tenant-Owned Park in FL
We have a reader on the Gulf Coast of FL that lives in a tenant-owned park and she pays a whopping $128 per month for the lot rent, water, sewer, trash, and lawn maintenance. The park has a pool and a clubhouse. See the difference between for-profit parks and tenant-owned?
GEORGIA
One of our Georgia readers said she paid $425 per month and gets cable and trash pickup. Another reader reported $300 per month with trash only.
ILLINOIS and INDIANA
Illinois and Indiana fell in the same range and offered similar amenities. A reader in Indiana reported their mobile home lot rent to be $320 with trash pickup. Our Illinois reader reported $370 with trash pickup.
IOWA
Iowa had the lowest mobile home park lot rent. Our reader stated she paid $140 per month for the lot rent itself and an additional $25 for trash, sewer, and snow removal. That sounds like a great deal!
KANSAS
Kansas reports in at $255 per month and that includes trash, cable, and internet. There is also a pool, clubhouse, and a storm shelter in the park. Wow, Kansas sounds like a great deal!
KENTUCKY
We received 2 reports for Kentucky and both were for $350 a month.
MAINE
Worchester, Maine has a park with lot rent at $381 per month. This price includes cable, trash, and snow removal.
MICHIGAN
Michigan reports in at $330 with no utilities or amenities included.
MINNESOTA
Our reader in Northern Minnesota pays $258 for just lot rent. A reader in the Minneapolis area pays $425 but that includes trash.
MISSOURI
Missouri seems to be a very affordable state. One reader reports paying $185 for a 100′ X 200′ foot lot with sewer and water included.
NEW YORK
One reader told us that she pays $400 per month in Western New York and only water is included.
Hanford Mobile Home Park
OHIO
One reader pays $240 a month for lot rent, trash, and snow removal.
OKLAHOMA
A mobile home park in Oklahoma City charges $316 per month for lot rent, water, and trash pickup.
OREGON
We were told one reader pays $554 per month in Western Oregon and that includes sewer and water.
SOUTH CAROLINA
The South Carolina coast is one of the fastest growing areas in the nation (or so I heard on the news) and property and rent prices are getting steep.
We received two reports, one for $280 per month that included nothing and another for $550 that included a boat dock, pool, trash, and sewer.
Our UT reader seems to have a decent deal going on. She pays $450 for lot rent, trash, pool, and a full-time handyman that can help her with small repairs. How cool is that?
WEST VIRGINIA
Mobile home parks are affordable in West Virginia. For a small park with older homes you can expect to pay $250 month and that will include trash.
Conclusion
As you can see, living in a mobile home park is one of the most cost-effective housing choices in the nation. Of course, it varies by state and by location within the state.
We’d love to know how much you pay for your mobile home park lot rent. Add it in the comments below!
