Mobile & Manufactured Homes
Sell a Mobile or Manufactured Home Fast in Raleigh, NC
We buy manufactured and mobile homes across the Triangle for cash, as-is. Tell us whether yours sits on land you own or on a leased lot and we will tell you straight away whether we can make an offer. Below is how these sales actually work in North Carolina, because almost nobody explains it.
Get a fair cash offerNo obligation — or call (919) 205-0576.
Why these are hard to sell
Most buyers will not touch a manufactured home
If you have already tried to sell, you know. Many agents decline the listing. Most retail buyers cannot get a mortgage on one. Plenty of cash buyers only want site-built houses. The problem usually is not your home — it is that the ordinary way of selling does not apply to it.
We buy them. Single-wide or double-wide, older or newer, in whatever condition it is in — no repairs, no cleanout, no fees or commissions, and you pick the closing date. Tell us whether you own the land or lease the lot and we will tell you straight away whether it is one we can buy.
You can also read what selling as-is actually means in North Carolina. The guide below is the same information we would give a friend — whether you end up selling to us or not.
The question that decides everything
Is your home personal property or real property?
In North Carolina this one distinction changes who can buy your home, how it gets financed, and how it legally transfers. Most sellers do not know which one they have.
It still has an NCDMV title
By default, a manufactured home in North Carolina is personal property — titled through the DMV, much like a vehicle. It transfers by signing over that certificate of title, not by deed.
This is the situation for most homes on leased land, and for plenty on owned land too, because retiring the title is a step many owners never took.
The title has been retired
Once the home is permanently affixed to land you own and the DMV title has been formally cancelled, the home becomes real property — part of the land itself. It then sells by deed, like any house.
This is the version that is easiest to sell and most likely to qualify for ordinary mortgage financing.
How the conversion works. Under N.C.G.S. 20-109.2, an owner surrenders the certificate of title to the NCDMV using an affidavit — DMV Form MVR-46G — declaring the home affixed to the land. The DMV cancels the title and returns the signed affidavit, which is then recorded with the county Register of Deeds. Only once that recording happens is the home treated as real property.
If the DMV never issued a title for the home in the first place, the parallel route is a declaration of intent to affix under N.C.G.S. 47-20.7, recorded with the Register of Deeds.
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The conversion is not automatic. Plenty of owners assume their home became real property when they set it on the land — it does not, until the title is cancelled and the affidavit is recorded.
This is general information about North Carolina law, not legal advice. A real estate attorney or closing attorney can confirm which category your specific home falls into.
Three situations
Which one is yours?
Nearly every manufactured home sale in the Triangle falls into one of these. They are not equally easy to sell.
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Two questions decide which of the three you are in.
You own the land, title retired
The simplest case. The home is real property and sells by deed like any house. The widest pool of buyers, and conventional financing is genuinely possible.
You own the land, title still active
Very common. The land sells by deed and the home transfers by DMV title — two moving parts in one closing. Retiring the title before you sell often widens your buyer pool considerably.
The home sits in a leased-lot park
The hardest case. You own the structure, not the ground under it. The sale is personal property only, the park usually has to approve your buyer, and mortgage financing is generally unavailable — which is why these sales are almost always cash.
The other thing buyers ask
How old is the home?
Federal construction standards for manufactured housing — the HUD Code — took effect on 15 June 1976. That date is a hard line in this market.
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- Built before 15 June 1976. Technically a mobile home rather than a manufactured home. Most mainstream lenders, including FHA-backed programmes, will not finance one. In practice the buyer pool is cash-only.
- Built on or after 15 June 1976. A HUD-code manufactured home, carrying a HUD certification label. Financing exists, though it is narrower and usually pricier than a mortgage on a site-built house.
Put the two factors together and you have the whole picture. A pre-1976 home on a leased lot is a cash sale, full stop. A post-1976 home on owned land with a retired title can be sold much like any other house. Most homes sit somewhere between, and that is where knowing your position is worth real money.
None of this means your home is hard to sell. It means the ordinary route — list it, wait for a buyer with a mortgage — often does not work, and sellers who do not know that lose months finding out. If you want the arithmetic behind any cash offer, we publish it: how we calculate your cash offer.
Before you talk to any buyer
What to have in hand
Any serious buyer will ask for these. Having them ready is the difference between an offer this week and an offer next month.
- The certificate of title, or confirmation that it was retired. If you cannot find it, the NCDMV can tell you whether a title is still active on the home.
- Whether you own or lease the land — and if you lease, the lot rent, the park name, and whether the lease transfers.
- Year built and the HUD label, usually a metal plate on the exterior end of each section.
- Make, model and serial or VIN number, plus width and section count — single-wide, double-wide, triple.
- Any liens against the home, the land, or both. A lien on a DMV-titled home is recorded differently from one on real property — our guide to selling with a lien or title problem in NC covers how these are cleared at closing.
- Unpaid property taxes or park fees, which are settled at closing. See also taxes when selling a house in North Carolina.
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Enter the property address and we’ll get started — no fees, no repairs, no pressure.
Or call (919) 205-0576Common questions
Selling a manufactured home in NC
Do you buy mobile homes on leased land or only on land I own?
Do I have to retire the DMV title before I sell?
Will you buy a home built before 1976?
Do I need to make repairs or clean the home out first?
What if I still owe money on the home?
How fast can this move?
Ready to sell your manufactured home?
Get a fair, no-obligation cash offer on your Triangle mobile or manufactured home — as-is, no fees, closed on your schedule.
Get a cash offerOr call (919) 205-0576