Mobile Homes

6 Ways to Make Money With Mobile Homes on Private Land (an Untapped, Profitable Niche!)

Expertise: Personal Development, Real Estate Investing Basics, Business Management, Mobile Homes, Real Estate News & Commentary, Landlording & Rental Properties, Mortgages & Creative Financing, Real Estate Marketing
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Creating value and making money with mobile homes on private land (not inside pre-existing mobile home parks) is not typically a real estate niche that many investors consider pursuing. However, it is for this and other reasons that investing in individual mobile homes attached to private land may be so lucrative. In this blog post we look at six ways to make money with mobile homes on private land.

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Note: This article discusses mobile homes and manufactured homes that are purchased with land. The home(s) and land were likely purchased together as a package. This article does not discuss investing in homes within pre-existing mobile home communities.

1. Buy And Rent Both the Home And Land

First, it is almost always important to purchase most of your investment properties for as far below retail price as possible. Once a mobile home with land has been purchased, the both may be rented out for monthly profit. In most areas of the country, renters are eagerly waiting to rent a quality and safe manufactured home to live in with their families.

Pro Tip: If your goal is cash flow, then purchasing mobile homes with smaller parcels of land (think a quarter acre) will help keep acquisition costs to a minimum.

2. Buy the Home And Land — Then Sell the Home And Rent the Land Indefinitely

Mobile homes attached to private land will likely be considered one of two types: real property or personal property.

Real Property

When the original owner of the mobile home moved the home onto the land, he or she legally joined the two pieces of property (mobile home and land) together as one legal description. In many states the title is then surrendered to the state. Yearly property taxes will change depending on your state.

Personal Property

If a mobile home on top of private land (you own) is considered personal property, it will likely have a title similar to a vehicle. The mobile home and the land will be taxed separately in many states. The mobile home was never legally married (joined) to the land. This process starts by contacting your local tax collector and property appraiser.

If a mobile home is legally joined to a parcel of land, it may be unmarried and separated. This is how people may upgrade their manufactured homes from year to year while keeping their same plot of land. This process of legally separating a mobile home from a parcel of land begins at your local tax collector and property appraiser departments.

Related: 7 Ways to Invest in Mobile Homes With Less Than $25,000

Legally separating the mobile home and land does not mean physically separating the two — the mobile home will remain on the current plot of land. If the mobile home is legally separated from the land, then the mobile home very likely has a title and will be considered (and taxed as) personal property. In this way, you’ll be able to sell the mobile home for cash or payments while retaining ownership of the land for monthly rent.

Pro Tip: If you’re selling a mobile home with the intention of renting the land, take precautions to ensure the home will not be removed from the property for a certain number of years.

3. Buy the Home And Land — Then Resell Both For Cash or Bank Financing

This exit strategy may be what most investors think of when they hear “mobile home investing.” Depending on local supply and demand, your ability to quickly resell or flip mobile homes on private land may or may not be realistic. With that said, your sales asking price should be attractive to many buyers in your local marketplace.

Pro Tip: Be certain you are confident on your exit strategy and realistic sales numbers prior to making any purchase offers. Verify comparable sales figures thoroughly.

4. Add More Homes

Check with your local code department about adding more mobile homes to your existing land. In more rural areas, adding more mobile homes with proper utilities and infrastructure may be possible and financially beneficial. Consider your options, and ask many questions before pulling the trigger and adding more homes to your property.

5. Wholesaling

Wholesaling mobile homes attached to private land is very similar to wholesaling single-family homes. As a wholesaler, it's important to know if the mobile home is considered personal property or real property. This way, you ensure the seller has the proper title(s) if needed.

When wholesaling mobile homes that are attached to private land, you’ll be selling (assigning) the real estate purchase contract only to another investor or end-user buyer. These buyers will purchase your real estate purchase contract directly from you. Because of this, you will never have to actually own the mobile home in order to profit. Compensation amounts certainly vary depending on the potential deal and equity.

Related: What Does an Ideal Mobile Home Investment Look Like?

6. Something More Unorthodox

Perhaps you’d like to try something a little unorthodox. Depending on your goals, the local zoning of the land, the location, supply and demand, size of the land, and size of the home, you may be able to consider the following:

  • Renting the mobile home out to a business
  • Using the land and mobile home as storage for boats, cars, etc.
  • Subdividing the land and adding more homes — or selling to land buyers


There are a number of ways to create value as an active mobile home investor. Some are more realistic than others. Keep in mind that little happens without serious action and daily commitment on your part. While there are many ways to make money in real estate, there are countless ways to lose profits as well. Have fun and take daily action to reach your financial goals. If you have questions, feel free to ask them below. There are plenty of active investors around to offer help and guidance if you simply ask for it.

Do you have questions about investing in mobile homes?

Share them below!

Investing since 2002, John started in real estate accidentally with a four-bedroom mobile home inside of a pre-existing mobile home park. Over the next 11 months, John added 10 more mobile homes to...
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    Ally Kumar Investor from Lutz, FL
    Replied about 2 years ago
    HI John, Great article. I learned many new things. Thanks for sharing your knowledge and helping others learn.
    John Fedro Investor from Austin, Texas
    Replied about 1 month ago
    Very glad that this has helped some. Thank you so much for taking the time to comment. Moving forward if you have any follow-up questions never hesitate to reach out any time.
    Charles Morgan Investor from El Paso/Socorro, Texas
    Replied about 2 years ago
    Very good. I currently own three mobiles on land. Two are considered real estate (married), one is separate (mobile titled as vehicle). I love them! All three cash flow around $300/month, and one cost as little as $6,000, it has paid for itself a couple of times in the last 4 years. I think I am going to give it to the renter next year when I retire. She has been the only renter, The second has been cash flowing $300 for over 2 years and I owe less than $13,000 at this point. (I put in $6,000 in repairs). The third has been cash flowing $300 for over one year, I owe $18,500. I put about $7,000 in repairs on that one and a down payment of $6,000. It is in a resort town and very popular.
    John Fedro Investor from Austin, Texas
    Replied about 1 month ago
    Congratulations Charles! Great job with regards to the portfolio of properties you had almost 2 years ago. I have no doubt that this did not come without a good deal of hard work and effort on your part. I hope that everything has been going great since you made this comment. Moving forward if you have any follow-up questions or concerns never hesitate to reach out anytime. All the best.
    Cheryl Dekoevend from Tucson, AZ
    Replied about 1 year ago
    Hi John. This is a great article. Thank you for posting. I am just getting started and investing in a mobile home seems easier to acquire. I have questions about redoing the plumbing and electrical and estimating the cost. Do you have any resources or suggestions on where to start? I am in Tucson,AZ.
    John Fedro Investor from Austin, Texas
    Replied about 1 month ago
    Thank you so much for reaching out and connecting. My apologies about the serious delay in this comment reply. I'm sure that you have moved forward to solve this problem however finding good plumbers and electricians is an ongoing journey in my opinion. These days we can usually check out people's reputations online and go with the people we trust the most. When it comes to estimating costs, expect to pay $2000 or so to read plumb a small single wide mobile home. If there are a lot of breaks and leaks you can assume this number or a little bit higher. This way you will be safe when things likely turn out to be a bit less. Hope that this helps. Feel free to keep in touch. All the best.
    Alexis V. Rental Property Investor from 99352
    Replied 5 months ago
    Great article.
    John Fedro Investor from Austin, Texas
    Replied about 1 month ago
    Thank you so much. Hope you have been investing since you made this comment.
    Dillan Williams
    Replied 4 months ago
    Thank you, seems pretty straight forward. I would like to know a little more about relocation cost though.
    John Fedro Investor from Austin, Texas
    Replied about 1 month ago
    Thanks for commenting and connecting. With regards to moving a mobile home from one location to another, this really depends on your area of the country. This also depends on how big the home is, what pop outs are included, are there any decks, carports, garages, etc. A single wide may cost $4000 to move an anchor and level in the new location. However new skirting, steps, and connections of the electric, gas, and water will cost hundreds and hundreds more. However you can absolutely call around to figure a lot of this out before ever getting a home lined up. I hope that this helps some. Feel free to keep in touch. All the best.
    Jacob Long
    Replied 3 months ago
    Thanks for the info! I am looking at land that is being sold as personal property that has 4-6 mobile homes on it currently. 2 are owned by seller and rented, 2 are owned by occupant and land rented and 2 are in estate default due to deaths (they're working on it). Theres also a separate parcel of land that is waterfront that we wouls build on later. What kind of loan would I look to take to acquire this property. Thanks in advance!
    John Fedro Investor from Austin, Texas
    Replied about 1 month ago
    Thank you for reaching out and connecting. My apologies in the delay of this reply. I assume that by now you have move forward with finding some type of loan product or money broker that wishes to help. There are a lot of moving pieces with what you described. I do not want to give you any wrong or misleading information so I would definitely encourage you to reach out to a dozen moneylenders to explain what you are looking for and have them point you in the right direction. Hope that this helps some. All the best with your project. Keep in touch moving forward.
    Rob Gentry
    Replied 3 months ago
    Good article but it doesn’t answer a specific question I have. I own a piece of land that we plan to build a home on. We would like to rent a manufactured home but have it set up on our land so we can be close for our home build. When the house is built the owner of the manufactured home can have it back. Assuming this is all fine with my county laws and delivery/ rent price is fair, are there places that do such a request?
    John Fedro Investor from Austin, Texas
    Replied about 1 month ago
    Thank you for reaching out and connecting. Congratulations with regards to building your own home. Like Ricky mentioned, that really is a good idea that would benefit a number of people. Moving homes from one location to another can run $3000 or more if you pay a company. This would not include connection to the utilities. If you wanted to have this done you would be the one coming out of pocket for the price of the mobile home, the moving cost, set up, connections, and removing it and cleaning the land when you are finished. There is no service that I know of like this however with some persistence you can definitely find a very inexpensive mobile home that must be moved. Once it is moved here land you could then potentially fix it up and resell it to somebody that wants to buy it and move it off of your land at their expense. I hope that this helps some. Feel free to keep in touch moving forward. All the best.
    Ricky Scott
    Replied about 1 month ago
    Hello Rob That is a great idea I did that in Alabama and wished I had kelp the mobile home but I let a relative talk me out of it.
    John Fedro Investor from Austin, Texas
    Replied about 1 month ago
    Great article! This guy is rad.