If a buyer says, “I can close fast,” you need to know what that actually means in a mobile home deal in North Carolina. Fast can mean cash in hand in a few days. Or it can mean weeks of stalling while they “check with their partner,” try to get financing, or figure out the park rules after they’ve already tied you up.
The right questions protect your time and your outcome. They also surface the biggest deal-killers in manufactured housing – title problems, lot rent issues, park approvals, move-outs, and who’s really paying for what.
Below are the best questions to ask mobile home buyer prospects, written for real-life situations we see every week across the Triad and Central NC.
Best questions to ask a mobile home buyer about money
Money problems are the #1 reason a “sure thing” turns into a headache. Don’t feel awkward getting clear. You’re not being difficult – you’re being smart.
1) “Are you paying all cash, or do you need financing?”
If they need financing, your timeline depends on their lender, their credit, and the home itself. Many lenders won’t finance older single-wides, homes in rough shape, or homes in parks without certain approvals. If you need speed and certainty, cash buyers are typically the cleanest path.
2) “Can you show proof of funds today?”
Proof of funds is a simple screenshot or letter showing they can actually buy. A serious cash buyer won’t act offended. If they dodge this, you’re probably dealing with a wholesaler, a “bird dog,” or someone who’s hoping to find money later.
3) “What exactly is your offer based on?”
You’re listening for clarity: condition, age, location, lot rent, and whether the home is in a park or on private land. If they can’t explain the logic, they may be throwing out a number to get you to stop talking to other buyers.
4) “What costs are you deducting from the offer?”
Some buyers advertise a price, then subtract for closing costs, back lot rent, trash-out, lien payoffs, or moving. It’s not always wrong, but it needs to be transparent. A fair deal is one where you understand the math before you agree.
Best questions to ask a mobile home buyer about the timeline
Speed is great. Speed with a real plan is better.
5) “When can you walk the home and give a firm offer?”
A buyer who wants to “start with a number” without seeing the home often changes it later. If your home is occupied, damaged, or full of belongings, you want someone who can look at it and lock the deal down.
6) “How fast can you close, and what would delay it?”
Get specifics: 3 days, 7 days, 14 days. Then ask what could slow it down – park approval, title work, waiting on a bill of sale, or needing an inspection for financing.
7) “Do you need a 10-day due diligence period or can we sign with a clear close date?”
Some buyers use long due diligence to keep you from talking to anyone else while they decide. If you’re under time pressure (eviction risk, moving, probate deadlines), you want a buyer who can commit to a close date and follow through.
Best questions to ask a mobile home buyer about the title and paperwork
Mobile home paperwork is where most private sales fall apart. In NC, the title situation matters a lot, and it changes depending on whether the home is on land, in a park, or converted to real property.
8) “Whose name is the title in, and do you need anything from me besides signing?”
If you’re selling an inherited home, going through divorce, or selling for a relative, the buyer needs to know up front. A capable buyer will tell you what documents are required and whether they can still purchase if there are multiple heirs or missing signatures.
9) “What if the title is lost or there’s a lien?”
Lost titles happen all the time. So do old liens that were paid off but never released. Ask how the buyer handles it. A strong buyer has a process and doesn’t panic. A weak buyer disappears the moment paperwork isn’t perfect.
10) “Are you buying the home only, or the home and land?”
This changes everything: the closing process, whether attorneys are involved, and how the transfer is recorded. If the home is on private land, make sure the buyer is clear on whether they’re purchasing real estate, just the home, or both.
Questions for selling in a mobile home park
Parks add a second decision-maker to the deal. You can have a willing buyer and still get blocked by park rules.
11) “Have you confirmed the park will approve you (or your buyer)?”
Some parks require background checks, credit checks, or income minimums. Some don’t allow older homes to stay, and some require skirting, steps, or repairs before approving a new resident. If the buyer hasn’t talked to the park, your timeline is at risk.
12) “Who is responsible for lot rent, late fees, and park transfer fees?”
Be direct about what’s owed and what’s coming due. If you’re behind on lot rent, you need to know whether the buyer is covering arrears, negotiating with management, or expecting you to bring the account current.
13) “If the park won’t approve, what’s Plan B?”
A real plan might be: switching to a different end buyer, moving the home, or buying it for removal. No plan usually means weeks wasted.
Questions about moving the mobile home (if needed)
Moving a manufactured home isn’t like hiring a pickup truck. Permits, set-up crews, and scheduling can get complicated fast.
14) “Are you planning to move the home, and who pays for the move?”
If a buyer is moving it, ask if their offer includes the move, tear-down, permits, and set-up on the other end. If you’re moving it, ask what condition they require it to be in before transport.
15) “What condition do you need the home in – and are repairs required?”
Some buyers say “as-is” but still expect working HVAC, no soft floors, or a roof that doesn’t leak. You want to hear this clearly before you start spending money you don’t have.
A few deal terms you should ask about (so nothing surprises you)
These aren’t “legal tricks.” They’re the everyday details that decide whether your sale is smooth or stressful.
Ask, “How much earnest money are you putting down, and when?” A deposit isn’t always required in small mobile home deals, but if they’re asking you to hold the home off the market, it’s reasonable to expect some commitment.
Ask, “Do you need me to clean it out, remove furniture, or haul off trash?” Some buyers will handle everything, including a full clean-out. Others require a broom-swept home. Neither is automatically bad – you just need to know what you’re agreeing to.
Ask, “When do you want possession?” If you need time to move, be upfront. If the home is vacant and you’re still paying lot rent or utilities, a faster possession date might be in your favor.
How to tell if a buyer is solid in 60 seconds
You’re looking for consistency and competence. A solid buyer answers questions without getting defensive, gives you a clear timeline, and doesn’t change the story every time you talk.
If they avoid proof of funds, won’t talk about park approval, or can’t explain how they handle title issues, you’re probably dealing with a tire-kicker or someone trying to wholesale your home without telling you.
And if you’re hearing big promises paired with vague details – “We’ll figure it out later” – believe the part where they’re telling you they don’t have it figured out.
If you want a fast, no-pressure option in the Triad
If your priority is speed and certainty – especially if the home needs work, you’re behind on lot rent, or the paperwork is messy – a direct cash buyer can remove a lot of friction.
At Triad Mobile Homes LLC, our process is simple: tell us about the home, we review the details, and you get a fair cash offer fast with a clear next step. No showings, no commissions, and no requirement to fix it up just to sell.
Selling a mobile home is rarely complicated because of the home itself. It’s complicated because of the “extras” around it – the park, the title, the timeline, the move, the stuff inside, and the pressure you’re under. Ask the right questions early, and you’ll feel the difference immediately: fewer surprises, fewer delays, and a lot more control over how this ends.
