Areas We Serve
I’m based in Michigan, and most of my deals are in Michigan, Ohio and Indiana — but I buy mobile homes in a lot of other states too. Call or text and ask. For the three states I work in most, I’ve written a full selling guide.
Deep Guides for Three States — and Cash Offers Beyond Them
Selling a mobile home isn’t the same in every state — titles, taxes, and park rules change at the state line. In the three states where I do the most business, I’ve written the guide I wish sellers had. If you’re in one of them, start there. If you’re not, call or text and ask — I buy in a lot of other states too.
Michigan
Secretary of State titles, the S-110L, 6% use tax, park law, and all your selling options.
Read the Michigan guide →Indiana
The county treasurer permit, BMV titles, no sales tax on used homes, and your options.
Read the Indiana guide →Ohio
County Clerk of Courts titles, the conveyance fee (not sales tax), park rules, and options.
Read the Ohio guide →How Selling Differs Across My Three States
Three neighboring states, three completely different title systems. This is exactly why a “how to sell a mobile home” guide written for one state gets the next one wrong — and why each of mine is state-specific.
| State | Titled through | Tax at sale | The catch |
|---|---|---|---|
| Michigan | Secretary of State (form S-110L) | 6% use tax | Family transfers are tax-exempt |
| Indiana | The BMV | None on a used home | County treasurer permit required before transfer |
| Ohio | County Clerk of Courts | Conveyance fee, not sales tax | A three-office county run: Treasurer → Auditor → Clerk |
Same home, three different processes. Pick your state’s guide above for the full walk-through.
The Situations I Take On
Most buyers only want a clean, park-approved home. I built my business around the ones they turn down.
Private land
Homes on acreage that have to be moved — I handle the whole removal.
In a park
I work the park approval and buyer paperwork so you don’t have to.
Title problems
Missing, abandoned, estate, or lien — title messes are a specialty.
Back taxes owed
Behind on property taxes? I clear them as part of the sale.
Inherited homes
Out-of-state heirs, probate, multiple owners — handled remotely.
Any condition
Water, roof, fire, or floor damage — I buy as-is, you repair nothing.
Not in Michigan, Indiana, or Ohio?
Those three have full guides — but I buy mobile homes in a lot of other states too. Call or text (989) 233-2568 and ask, or fill out one quick form and I’ll tell you how I can help. No obligation.
Tell Me About Your Home →Areas & Buying, Answered
Do you only buy in Michigan, Indiana, and Ohio?
No. I’m based in Michigan, and most of my deals are in Michigan, Ohio and Indiana — but I buy mobile homes in a lot of other states too. Call or text (989) 233-2568 and ask, or tell me about your home and I’ll let you know right away.
How fast can you make an offer and close?
A no-obligation cash offer within 24 hours, and closing in as little as 7 days on a straightforward home. Title or back-tax issues can add a couple of weeks, but I move as fast as the paperwork allows.
Do you buy homes in parks and on private land?
Both. In a park, I handle the buyer approval and community paperwork. On private land, I handle the permits and the move — often at no cost to you.
Will you buy if I owe back taxes or have a title problem?
Yes — those are two of my specialties. I clear back property taxes as part of the sale and resolve missing, abandoned, estate, and lien titles that stop most buyers cold.
What does it cost me to sell to you?
Nothing. No commissions, no fees, no repairs, and no closing costs to you. The offer I make is what you walk away with.
Ready to Sell Your Mobile Home?
Free, no-obligation cash offer — any condition, title problems welcome. Or call or text (989) 233-2568.
Get My Cash Offer