Two things are being sold, and only one is yours
You are selling a titled manufactured home. The buyer is separately trying to obtain a lot tenancy from the park. If the park will not approve them, the sale collapses — or the home has to be moved, which costs real money and is impossible for many older homes that would not survive the trip.
This is why a home worth a fair amount in a park with reasonable management can be worth close to nothing in a park with a long approval process, a high lot rent, or an owner who prefers to acquire vacated homes cheaply.
Read your lot lease before you list anything
Look for four clauses specifically: whether the park has a right of first refusal to buy the home; whether it can require the home be removed at the end of your tenancy; what its age or condition standards are for incoming homes; and what notice you must give before selling or vacating.
Also check whether the park charges a transfer fee or requires the home to pass an inspection before a new resident moves in. Those are common, legitimate, and much easier to plan for at week one than at week six.
Lot rent arrears are the clock on this decision
Every month a vacant home sits on a rented lot, the balance owed grows and the value of the home shrinks by roughly the same amount. We see homes that were genuinely sellable a year earlier arrive with arrears larger than the home is worth. At that point almost no buyer, including us, can make the math work.
If you are behind, say so early. A buyer who knows about the arrears on day one can often negotiate them into a closing; a buyer who finds out at closing walks.
What a clean park sale looks like
You confirm your lease terms and the current balance. The buyer applies to the park. The park approves, and you sign the Kentucky title over through the county clerk using the standard application. Lot rent prorates to the transfer date. Utilities transfer or shut off. Keys change hands.
When we buy a park home, we do the park application ourselves and we do not ask you to chase the office for approvals. If the park will not approve us, we tell you that instead of leaving your home in limbo.