The process
How this actually goes
Four steps. The second one is the one most buyers skip, and it's the reason Kentucky mobile home sales fall apart.
- 01
You tell us where it is and what shape it's in
Five questions on the form, or a phone call. We need the county, whether you own the ground, and a rough sense of condition. That's enough to know whether it's worth either of our time to keep going.
- 02
We find out who owns what
Before price comes up, we check the title status with the county clerk and the tax position with the sheriff or clerk. In Kentucky this genuinely matters: a home that was converted to real estate sells completely differently from one with a live certificate of title. Skipping this step is how deals die in week six.
- 03
We look at the home
In person where we can, photos where that's easier for you. We're looking at the frame, the setup, the roof, the floors near the bathrooms, and how water moves around the site. You don't need to clean, repair, or move anything.
- 04
You get a number and the reasoning
In writing, with the payoffs and costs laid out, and the comparison points we used. If we can't buy it, you get that in writing too — along with what we'd do in your position. Then you decide, on your timeline.
What we don't do
We don't give a number over the phone before we understand the land and title situation, because a number given that early is either a guess or bait. We don't put your information on a list and sell it to other buyers. And we don't tie your property up in a long contract while we look for someone else to take our place.
When we're the wrong choice
If your home is in good condition, sits on land you clearly own, and you're not in a hurry, listing it with a local agent will usually net you more money than we will. We'll tell you that. We're a better fit when the home needs work, the paperwork needs untangling, the family is scattered, or you need certainty about a date.
Questions people actually ask
Where this applies
The Kentucky situations and paperwork behind each step, plus our most active counties.
You own the mobile home but not the land
Home-only sales when someone else owns the dirt.
Selling a mobile home that sits in a Kentucky park
Park approval, lot rent and selling a home on leased land.
The title is lost, wrong, or already surrendered
Lost, wrong or surrendered titles and how to fix them.
Flood or storm damage
Flood and storm losses, insurance and salvage value.
You live outside Kentucky and own a home here
Selling a Kentucky home without traveling back for it.
Kentucky mobile home titles and Form TC 96-182
How Kentucky titles work and when Form TC 96-182 is needed.
How Kentucky taxes a manufactured home (KRS 132.751)
Property tax on a manufactured home under KRS 132.751.
Selling a mobile home in Pike County
Pikeville and the rest of Eastern Kentucky — about 10,146 manufactured homes.
Tell us about your home
Five questions, then a phone call. We'll tell you what we can do with it — and if we can't do anything, we'll say that too.