used mobile homes for sale in sc by owner

Search mobile homes in South Carolina to find top manufactured homes in that perfect South Carolinas mobile home park. REAL ESTATE MATTERS | Usually for a non-owner of a property to get "rights" to the home, there are several things that have to happen. If purchased from someone in another county in SC, a moving permit from the other county, a Bill of Sale and a Form 400 or title reflecting the new owners name.

Used mobile homes for sale in sc by owner -

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Why do so many Americans live in mobile homes?

By Tom Geoghegan
BBC News, West Virginia

An estimated 20 million Americans live in mobile homes, according to new Census figures. How did this become the cheap housing of choice for so many people?

"From the state where 20% of our homes are mobile 'cause that's how we roll, I'm Brooke Mosteller, Miss South Carolina."

Not the usual jaunty PR message you expect to hear at Miss America. And Mosteller caused a minor storm for presenting what some South Carolina natives felt was a negative slight on the state.

A few days after her comments, US Census figures confirmed that her state did indeed have the highest proportion of mobile homes - also known as trailers or manufactured housing - though the figure is closer to 18% than 20%.

Mobile homes have a huge image problem in the US, where in many minds they are shorthand for poverty. But how accurate is this perception?

Comparing the top 10 mobile home states with the 10 most deprived states suggests a loose correlation. South Carolina is not among the 10 poorest by income, but there are eight states, all southern, that appear in both lists.

"Not everyone who lives in a trailer park is poor," says Charles Becker, a professor of economics at Duke University, and one of a handful of academics nationwide who has extensively studied the subject.

"And there are parts of the country, like Michigan, where living in a mobile home community doesn't have the stigma it does in the south. You also have retirement communities in Florida where people aren't poor at all."

Mobile homes make up 6.4% of the US housing sector and there are 8.5m of them, down slightly on 2011, according to the US Census. The number of occupants is not recorded but it's estimated to total about 20 million.

According to the Manufactured Housing Institute, about 57% of the heads of mobile home households are in full employment and another 23% are retired. But the household median income is only a little over half the national average.

West Virginia has the third highest proportion of trailers in the US. And in the rolling hills near the Shenandoah River, amid the country roads made famous by John Denver's signature song, there are any number of mobile home parks, usually tucked away from view, up the hill or round a corner.

The 22 units at Oak Haven Mobile Home Park outside Martinsburg are neatly arranged, 25ft apart, nestled in a dip just the other side of Needy Road from the Bakers Height Baptist Church, which stands alone on a wide expanse of green fields.

The homes don't look like trailers in the conventional sense and inside they're spacious with 2-3 bedrooms, a fitted washer and dryer, two bathrooms including an oval tub, and an island breakfast bar in the kitchen.

For Michael Breeden, 27, picking a mobile rather than fixed home a year ago was all about freedom. "I know I could have got a [foreclosed] house if I wanted to but we can move this to where we want and if [house-owners] want to move they're stuck."

It's been a largely happy 12 months in the 80ft home for his 23-year-old girlfriend Samantha, their 17-month-old baby Kelli Lynn and Breeden's mother, Mary McGee.

It's quieter and safer than their previous rented home but it's a stepping stone - they have a "five-year plan" which involves buying some land and then moving the home, at a cost of about $2,500 (£1,560), into the mountains, "where there's a view".

Breeden, who works at a printing plant nearby, pays the park owner $325 a month for lot rental, rubbish collection and water supply. There's also $150 to pay monthly for electricity, $60 property tax, and $220 to Samantha's parents who lent them the $16,000 (£10,000) to buy the home.

Several of Breeden's neighbours say how much they enjoy the tranquillity of Oak Haven. The site was built in 1959 by Frank Rouss, who cleared all the oak trees away and built 28 trailers on the site, while also raising 11 children.

Most of the homes here are rented and there is not a single piece of rubbish discarded anywhere, because the rules are strictly observed - no music outside the homes and nothing left on the lawns.

"It's very quiet and always clean," says bartender Sue Bobbitt (above left with partner John Dimmick), who moved in a month ago. "That's one of the main things I was looking for. We've lost a lot of space because I had a three-level townhouse but there are no parking problems." They say they'll stay in their first mobile home, which is rented, for 1-2 years and hope to buy a place in the countryside. Mobile? "Perhaps."

"My father was a railroad man and I was raised on a farm so I always collected antiques," says Butch Comer, 66 (above with partner Eleanor), pointing to an array of collectibles around his bedroom. "I love it because you can come out and sit in a chair and no-one is raising hell."

Gary Miller, 72, is poking around in his shed, behind the 70ft home where he has lived for 27 years. "It's quiet. There's no bunch of drunks hanging around having parties. After the five kids got off on their own, we moved down here. It's the first property we ever owned. I would rather live in a house, it seems safer. In storms, you have to watch these things but we don't have that many big ones."

The homes at Oak Haven are typical in that they are rarely moved but the first mobile homes were true to their name and towed.

"In the Great Depression in the 1930s, people started living in trailers which were designed for travelling and vacationing but out of necessity, people started to make these tiny mobile units their homes," says Andrew Hurley, author of Diners, Bowling Alleys and Trailer Parks.

"They started parking them on the outskirts of cities and that's when they become associated with working class and impoverished people."

There was institutionalised discrimination, he says, as federal-backed mortgages were denied to owners of mobile homes, while zoning laws forced these communities to the very outskirts of towns and cities.

The 40s and 50s were their heyday, helped by the innovation of "double-wides", which meant they came in two separate units and formed a larger home.

"But the idea of permanent living in a mobile home didn't really catch on and by the 60s and 70s the private housing industry had caught up with demand so people that could afford to move out gave up their trailers for a more conventional suburban type of housing," says Hurley.

A tightening of credit since the recent crash has slowed sales of new homes but the market has been strong at the top end. Paradise Cove in Malibu is a trailer park inhabited by actors Pamela Anderson, Minnie Driver and Matthew McConaughey, where homes fetch up to $2.5m and come with marble floors.

If your budget won't stretch to that, there are communities like Parrish Manor in Raleigh, North Carolina, which is more like a health retreat - there's a football field, a community garden, playgrounds, a walking trail, picnic area and sports programmes for children. There's even a car maintenance shed.

But the US poor are still more likely to live in a trailer than the typical American. And they remain a largely US phenomenon. Although mobile home parks are found in Canada and there are sites for static caravans in the UK, they are not found in the same number.

"Housing in the US is cheap and land is cheap so it's easy to do minor modifications to provide electricity, some form of sewage and water supplies, even put in a clubhouse and a swimming pool. It's cheap to do all this in the US but in Europe it's prohibitively expensive," says Becker, speaking during a break at a conference in Illinois for trailer park owners.

"And public transportation is better in Europe so there's a comparative advantage to the poor living in a central urban area whereas in the US manufacturing is located up and down major highways so it's much easier for people with these jobs to not want to be in central city areas."

There's also the American ethos of private home ownership that runs very deep, says Hurley, so the alternative of a rented city apartment is not always attractive.

"And there's the American love for freedom and mobility. Even though in reality mobile homes are never really very mobile, it's the idea that you can pick up and leave any time if you didn't like your circumstances, in a way you can't with a house."

Plus there's a policy issue, he says - limited housing options in the US for low income people. The threshold at which they're eligible for subsidised housing is much higher than in European countries so people that might live in a council house in the UK don't have that opportunity here.

It's inevitable that a world largely hidden from view would suffer from misconceptions, says John Fraser Hart, co-author of The Unknown World of the Mobile Home, but they are nicer and more spacious than people realise. He thinks their image as dens of sex, crime and hard drinking is partly due to television.

The Canadian series Trailer Park Boys is one example, and in films like Boys Don't Cry, bad things happen in these places, which aren't just on the edge of town, they're on the edge of civilisation. This seedy image has been further enhanced by depictions in pulp fiction novels.

And such negative representations are expressed in one insulting term - "trailer trash". But interestingly, some of the residents at Oak Haven think there's some truth in the stereotype.

"A lot of the trailer parks, there's a lot of trouble, they're so cramped together, and you have a lot of low income people moving into trailers," says John Dimmick, who has recently moved into a rented mobile home with his partner Sue and their terrier Wilbert.

"With that comes other problems. They don't want to maintain their properties. That's where the term trailer trash comes from. But we don't consider that [applies] here, this is just like a park.

Источник: https://www.bbc.com/news/magazine-24135022

Mobile Home Information

Registration of Mobile Homes

Pursuant to the South Carolina Codes of Law, Section 31-17-320, any mobile home coming into the State, or relocation of a mobile home from one county to another within this State, or the purchase of a mobile home in this State, the owner, rental agent or person in possession of the mobile home has 15 days to obtain a license (decal) for the home.

Sec. 35-12. Age of manufactured homes allowed in unincorporated Berkeley County. Mobile homes manufactured before June 15, 1976 will not be permitted to move into or within the unincorporated areas of Berkeley County. If no manufacturing date can be established, it is presumed that the unit was manufactured on January 1 of the model year for that home. Manufactured homes currently located within the unincorporated areas of Berkeley County which were manufactured after June 15, 1976, in accordance with HUD Construction and Safety Standards Act may be maintained in the county and are subject to the normal rules and regulations relating to buying, selling, and relocating manufactured homes, such as applying for and obtaining all necessary permits. Mobile homes built on or before June 15, 1976, are properly registered, and located within the unincorporated areas of Berkeley County as of the date of the adoption of this ordinance, can continue to be occupied and used in the unincorporated areas of Berkeley County, in the location where they are presently, but will not be issued permits to be moved or relocated unless moving out of Berkeley County. Mobile home must be Wind Zone II.

Below is a list of documents required for Mobile Home Contractor, Installer, or Dealership to register homes in Berkeley County:

  • Copy of title on all used homes, paid tax receipt, advance paid tax receipt, and moving permit.
  • A signed application for certificate of title on all new homes (Form 400), contract, and moving permit where applicable.
  • $5.00 decal fee, $25.00 administrative fee, $45.00 setup fee
  • Fire fee on set-up of home new to the county, or off dealer’s lot is determined by square feet. A final elevation certificate must be turned into our department prior to a final inspection and power being released for the home.
  • $25.00 fee for moving permits for homes moving out of the County along with current, and advance taxes.
  • $30.00 fee for Decal Transfer.
  • DHEC permit to construct, or operate if you need to install a new septic system. Letter from licensed septic installer which includes license number, signature on letterhead, and drainfield drawings for existing septic tanks. Sewer availability letter required for homes connected to sewer.
  • Name of Manufactured Home Park, Lot Number, Mailing address, and the physical address where home is sitting and where home will be moving.
  • Who is moving and setting up the home (must be licensed through MFHB)
  • Copy of Purchase Agreement or Contract of Sale
  • Site/Plot plan showing location of new home from property lines, and from all other structures on property.
  • If the manufactured home changes ownership and is moving within the county, the current year taxes must be paid and any back taxes before a permit will be issued. If moving out of the county, the current year taxes must be paid before a moving permit will be issued.
  • If moving into Berkeley County from another county, along with a copy of the title, we must have a copy of the moving permit from the previous county, and paid taxes (past, present, and future).
  • When requesting a complimentary moving permit coming off a dealer’s lot, a moving permit and copy of the paid tax receipt from the previous county must also accompany the abovementioned paperwork.
  • ALL REPOS: We must have a copy of the title; an affidavit of repossession and the past, present and future taxes must be paid if the home is moving to the dealers. Lot. There is also a $25.00 fee for the moving permit(s). If the repo is also being sold at the same time to a new owner, we must also have a copy of the form 400 (front and back, signed) and a bill of sale in addition to the above paperwork.
  • If you have a trade-in on your new home, please be aware there is a $25.00 fee for your moving permit(s). All transactions must be done at the same time. Example: A new home will be required to have their Comp moving permit, decal and set-up permit. At the same time, the trade-in must have the moving permit and all current year taxes, any back taxes, and future taxes must be paid before we will release the permits for the new home. NO EXCEPTIONS WILL BE MADE!!
Источник: https://berkeleycountysc.gov/dept/permitting/mobile-homes/

15 Houses You Can Buy Right Now In South Carolina For Under $10,000

Posted in South Carolina September 02, 2015by Gwen Tennille

Have you ever thought that you would never be able to buy or own a home? When you see prices out there that range up closer to the million dollar mark, it can be quite daunting. However, there are homes/houses that you can buy right now for $10,000 or less! That’s right. I’m not saying they’ll be 15 bedroom mansions overlooking lakes, but they are houses with good bones. They will need some tender loving care…some more than most, but in the end you will own your very own home and even with renovations that total will still be less than a new home on the market. Here are 15 houses that you can buy for less than you ever thought possible.

During these uncertain times, please keep safety in mind and consider adding destinations to your bucket list to visit at a later date.

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This little brick home is in Sumter. It's almost 1000 sq. feet, with 2 bedrooms and 1 bath. From the look of it, you wouldn't have to sink a bunch more into it to make it really nice.

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You will find this brick home in Greenville. It's almost 1400 sq. feet with 3 bedrooms and 1 bath. You will need to give this one some love.

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Want to live in Georgetown? You can if you pick up this home. It's 3 bedrooms, 1.5 baths, and almost 1600 square feet! It even has a nice carport.

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This is a 2 bedroom, 1 bath cottage type home that you can snatch up in Lancaster. It may need a bit of repair, but it could be well worth it.

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Located close to Lake Murray and used as a getaway, this home was well kept. There are 3 bedrooms and 2 bathrooms. It will need a few roof repairs, but you can move right in.

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This home is found in Columbia. There are 3 bedrooms, 1 bath, and almost 1400 square feet. As you see it's almost move-in ready from the outside appearance. There were no inside pictures unfortunately.

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This house is a foreclosed home and what a steal! The hardwoods are simply gorgeous. It's been converted to a 2 bedroom, but it can be put back to a 3 bedroom. The basement is plumbed for a bathroom and extra living space.

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This single family home is located in Anderson and has 2 bedrooms and 1 bathroom.

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This cute little home is found in Greenville. It has 2 bedrooms and 1 bath and as you see it's pretty much ready to move in if you like. Of course, it wouldn't take much to renovate it.

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This home is found in Gaffney. As you can see, it needs some work, but it has good structure. There are 3 bedrooms and 1 bath and 1200 sq. feet of space.

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Located in Belton. The price was just lowered to $5,000! It has 3 bedrooms and 2 baths.

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This single wide mobile home is found in Lugoff. There are 2 bedrooms and 1 bath. It may be tiny, but it could be yours!

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This is an adorable 2 bedroom and 1 bath bungalow found just outside of Cowpens.

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This two bedroom and 1 bath home is found in Anderson. As you can see a lot of renovations have already been started. It comes as is and with a little work, it could be magnificent!

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This home has almost 2000 sq. feet! Plus, 3 bedrooms and 2 baths. It definitely needs some underpinning and a little work on the inside, but it is extremely roomy! And can be yours for $8900.

They may not be mansions as I said before, but they are homes and can be updated, renovated, gutted, redone, etc. whatever way you like and yours for as little as $10,000 or less! You just can’t get better than that. So, if you have a little creativity in you and don’t mind a little work…look at what you could do with these.

Источник: https://www.onlyinyourstate.com/south-carolina/cheap-homes-sc/
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Источник: http://djo.eurocontainers.pl/used-14x60-mobile-home-for-sale.html
used mobile homes for sale in sc by owner

Used mobile homes for sale in sc by owner -

South Carolina Mobile Home Land for Sale

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.58 Acres Lot in Oconee County : Salem : Oconee County : South Carolina

Drop-Down Price... Cash Price: $18,500 Owner Finance Price: $12,000 Down and $135 per month for 60 months 0% interest for the life of the loan. With water as blue as a remote beach in the pacific, this property makes you feel like you are always on vacation. Featuring a scenic view that directly...

0.58 Acre : $18,500
1 Acre Lot on Daufuskie Island, SC : Daufuskie Island : Beaufort County : South Carolina

Own A Piece Of Daufuskie Island. Great Private Central Location. No association dues, fees or restrictions. High And Dry. Buyer To Verify Septic Perk. Clean Title, Taxes Paid Current. Unique opportunity to own one acre lot on the coolest island around. Uncrowded beautiful beaches. Huge open field...

New1 Acre : $39,900
Great Opportunity for Your Dream SC : Westminster : Oconee County : South Carolina

Mobile Homes Ok Well And Septic Needed No Hoa Fees Size Is 1/3 Acre Great opportunity to build your dream home. Property has a gentle steady slope making it perfect for a walk out basement home. Great wooded area with beautiful fairway views from the back. This lot is ready for your new home...

New0.36 Acre : $5,000
Beautiful Lot in Town 0.26 Acre : Westminster : Oconee County : South Carolina

Mobile Homes Ok No Hoa Fees Size Is 1/4 Acre Plenty of room to build your custom home. Utilities at property line. This property is gorgeous. Great views area with the benefit of being in town. Come see this beautiful retreat - you're going to love it. This area has rolling hills, a great community...

New0.26 Acre : $5,100
Country Estate Or Small Farm : Gray Court : Laurens County : South Carolina

This beautiful 68+/- acre tract is in a prime location in Gray Court, SC on the corner of Beaverdam Creek Rd and Piney Grove School Rd. The property boasts roughly 3,300+/- feet of road frontage. This farm is situated in one of the most desirable locations in Laurens County and is surrounded by...

67.80 Acres : $796,650
30 Ac Country Estate In Gray Court : Gray Court : Laurens County : South Carolina

This beautiful 68+/- acre tract is in a prime location in Gray Court, SC on the corner of Beaverdam Creek Rd and Piney Grove School Rd. The property boasts roughly 3,300+/- feet of road frontage. This farm is situated in one of the most desirable locations in Laurens County and is surrounded by...

30 Acres : $352,500
Harley Pond Farm : Barnwell : South Carolina

Located 6 miles southwest of Barnwell - Harley Pond Farm offers a quiet and peaceful rural retreat that's within an hour of the conveniences of Augusta and Aiken. The surrounding properties are mostly large acreage farms and timberland tracts - with this area of the county known for the prime deer...

146 Acres : $474,500
Peaceful Lake & Mountain Retreat : Salem : Oconee County : South Carolina

Similar Lots Sell For $22,000 And Up - Yours For $19,000 Cash or Finance for $5000 down and $280 monthly payments. Free Boat & Camper Storage Included in Hoa. The Savings From Free Boat & Camper Storage Along Can Pay For This Lot. Message Me For Drone Video And Owner Financing Options. Near Lakes...

1.27 Acres : $19,000
Home / Pasture / Hunting Property : Jonesville : Union County : South Carolina

Home and Pasture/Hunting property. This 152+/- acres is located between Jonesville and Lockhart, SC just off US Highway 9. Only 20 minutes to Union and Spartanburg and less than an hour from Greenville, Columbia, Asheville, and Charlotte. All fenced, gated and pasture ready for livestock and/or...

New152 Acres : $516,800
Blissfu Lake Greenwood SC Lakefront : Chappells : Newberry County : South Carolina

Lake Greenwood Sc Lakefront Lot. Similar Lots Start At $95,000. Seller Finance For $80,000 With $16,000 Down Or Buy For $67,500 Cash. Contact Me For Video and Property Details. Currently No Hoa And No Hoa Fee. Features A Common Use Dock With 4 Slips. Amazing Property. Buy Before Its Too Late....

0.37 Acre : $67,500
10.77-Acres-Beautiful Acreage : West Union : Oconee County : South Carolina

This beautiful 10.77 acre interior lot is located in the rapidly growing,upscale development of Peninsula Pointe on Lake Keowee. The property features a great building site with mature trees and even a spring fed creek. With the building site located in the middle of the property one will have...

10.77 Acres : $105,000
8.42 Ac Wooded Tract Near Woodruff : Woodruff : Spartanburg County : South Carolina

8.42 acre wooded homesite off Highway 418 in the desirable Woodruff area. This property is located just over a mile from downtown Woodruff. With a new school being built in Woodruff and multiple developments coming in, this is a great spot to have some privacy just outside the city limits. This...

8.42 Acres : $160,000
Wooded Acreage : Seneca : Oconee County : South Carolina

11.83 wooed acres near Clemson University. 1500' +/- of paved road frontage. Large hardwoods. Public water available. No Mobile Homes. This property is restricted: No farm animals. No manufactured homes. No modular homes. Other restrictions may apply. Please call listing agent for specific

11.83 Acres : $142,000

Wooded Acreage

Seneca : Oconee County : SC

Joseph Cann : Cann Realty, LLC

Shields Road Tract : Edgefield : South Carolina

The Shields Road Tract offers a prime timberland investment opportunity & recreational retreat located just 5 miles from Downtown Edgefield, SC. Being centrally located between Greenwood, SC & Augusta, GA offers the conveniences of town within a 45 minute commute from this rural retreat. The...

134 Acres : $462,300
Mobile Home Lot, Keeler Ridge : Travelers Rest : Greenville County : South Carolina

Recently cleared and partially graded. Large private lot ready for your home, modular home or mobile home in Keeler Mill subdivision. Close to Greenville and Travelers Rest. Established neighborhood. 900 square foot double-wide minimum. Installation of septic required. Public water at the street....

1.10 Acres : $22,500
Beaverdam Creek Tract : Edgefield : South Carolina

The Beaverdam Creek Tract offers a prime timberland investment opportunity & recreational retreat located just 5 miles from Downtown Edgefield, SC. Being centrally located between  Greenwood, SC & Augusta, GA offers the conveniences of town within a 45 minute commute from this rural retreat. The...

187 Acres : $645,150
Pea Vine Road Tract : Chappells : Saluda County : South Carolina

The Pea Vine Road Tract offers a prime timberland investment opportunity & recreational retreat located 10 miles north of Saluda, SC.  Being centrally located between Columbia, SC and Greenwood, SC offers the conveniences of town within a 45 minute commute from this rural retreat. The property has...

61 Acres : $231,800
Scout Pond Tract : Edgefield : South Carolina

The Scout Pond Tract offers a prime timberland investment opportunity & recreational retreat located just 3.5 miles from Downtown Edgefield, SC. Being centrally located between Greenwood, SC & Augusta, GA offers the conveniences of town within a 45 minute commute from this rural retreat. The...

90 Acres : $337,500
Robinson Road Tract : Chappells : Saluda County : South Carolina

The Robinson Road Tract offers a prime timberland investment opportunity & recreational retreat located 10 miles north of Saluda, SC.  Being centrally located between Columbia, SC and Greenwood, SC offers the conveniences of town within a 45 minute commute from this rural retreat. The property has...

51 Acres : $193,800

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Источник: https://www.landflip.com/land-for-sale/south-carolina/mobile-home-keyword

Why do so many Americans live in mobile homes?

By Tom Geoghegan
BBC News, West Virginia

An estimated 20 million Americans live in mobile homes, according to new Census figures. How did this become the cheap housing of choice for so many people?

"From the state where 20% of our homes are mobile 'cause that's how we roll, I'm Brooke Mosteller, Miss South Carolina."

Not the usual jaunty PR message you expect to hear at Miss America. And Mosteller caused a minor storm for presenting what some South Carolina natives felt was a negative slight on the state.

A few days after her comments, US Census figures confirmed that her state did indeed have the highest proportion of mobile homes - also known as trailers or manufactured housing - though the figure is closer to 18% than 20%.

Mobile homes have a huge image problem in the US, where in many minds they are shorthand for poverty. But how accurate is this perception?

Comparing the top 10 mobile home states with the 10 most deprived states suggests a loose correlation. South Carolina is not among the 10 poorest by income, but there are eight states, all southern, that appear in both lists.

"Not everyone who lives in a trailer park is poor," says Charles Becker, a professor of economics at Duke University, and one of a handful of academics nationwide who has extensively studied the subject.

"And there are parts of the country, like Michigan, where living in a mobile home community doesn't have the stigma it does in the south. You also have retirement communities in Florida where people aren't poor at all."

Mobile homes make up 6.4% of the US housing sector and there are 8.5m of them, down slightly on 2011, according to the US Census. The number of occupants is not recorded but it's estimated to total about 20 million.

According to the Manufactured Housing Institute, about 57% of the heads of mobile home households are in full employment and another 23% are retired. But the household median income is only a little over half the national average.

West Virginia has the third highest proportion of trailers in the US. And in the rolling hills near the Shenandoah River, amid the country roads made famous by John Denver's signature song, there are any number of mobile home parks, usually tucked away from view, up the hill or round a corner.

The 22 units at Oak Haven Mobile Home Park outside Martinsburg are neatly arranged, 25ft apart, nestled in a dip just the other side of Needy Road from the Bakers Height Baptist Church, which stands alone on a wide expanse of green fields.

The homes don't look like trailers in the conventional sense and inside they're spacious with 2-3 bedrooms, a fitted washer and dryer, two bathrooms including an oval tub, and an island breakfast bar in the kitchen.

For Michael Breeden, 27, picking a mobile rather than fixed home a year ago was all about freedom. "I know I could have got a [foreclosed] house if I wanted to but we can move this to where we want and if [house-owners] want to move they're stuck."

It's been a largely happy 12 months in the 80ft home for his 23-year-old girlfriend Samantha, their 17-month-old baby Kelli Lynn and Breeden's mother, Mary McGee.

It's quieter and safer than their previous rented home but it's a stepping stone - they have a "five-year plan" which involves buying some land and then moving the home, at a cost of about $2,500 (£1,560), into the mountains, "where there's a view".

Breeden, who works at a printing plant nearby, pays the park owner $325 a month for lot rental, rubbish collection and water supply. There's also $150 to pay monthly for electricity, $60 property tax, and $220 to Samantha's parents who lent them the $16,000 (£10,000) to buy the home.

Several of Breeden's neighbours say how much they enjoy the tranquillity of Oak Haven. The site was built in 1959 by Frank Rouss, who cleared all the oak trees away and built 28 trailers on the site, while also raising 11 children.

Most of the homes here are rented and there is not a single piece of rubbish discarded anywhere, because the rules are strictly observed - no music outside the homes and nothing left on the lawns.

"It's very quiet and always clean," says bartender Sue Bobbitt (above left with partner John Dimmick), who moved in a month ago. "That's one of the main things I was looking for. We've lost a lot of space because I had a three-level townhouse but there are no parking problems." They say they'll stay in their first mobile home, which is rented, for 1-2 years and hope to buy a place in the countryside. Mobile? "Perhaps."

"My father was a railroad man and I was raised on a farm so I always collected antiques," says Butch Comer, 66 (above with partner Eleanor), pointing to an array of collectibles around his bedroom. "I love it because you can come out and sit in a chair and no-one is raising hell."

Gary Miller, 72, is poking around in his shed, behind the 70ft home where he has lived for 27 years. "It's quiet. There's no bunch of drunks hanging around having parties. After the five kids got off on their own, we moved down here. It's the first property we ever owned. I would rather live in a house, it seems safer. In storms, you have to watch these things but we don't have that many big ones."

The homes at Oak Haven are typical in that they are rarely moved but the first mobile homes were true to their name and towed.

"In the Great Depression in the 1930s, people started living in trailers which were designed for travelling and vacationing but out of necessity, people started to make these tiny mobile units their homes," says Andrew Hurley, author of Diners, Bowling Alleys and Trailer Parks.

"They started parking them on the outskirts of cities and that's when they become associated with working class and impoverished people."

There was institutionalised discrimination, he says, as federal-backed mortgages were denied to owners of mobile homes, while zoning laws forced these communities to the very outskirts of towns and cities.

The 40s and 50s were their heyday, helped by the innovation of "double-wides", which meant they came in two separate units and formed a larger home.

"But the idea of permanent living in a mobile home didn't really catch on and by the 60s and 70s the private housing industry had caught up with demand so people that could afford to move out gave up their trailers for a more conventional suburban type of housing," says Hurley.

A tightening of credit since the recent crash has slowed sales of new homes but the market has been strong at the top end. Paradise Cove in Malibu is a trailer park inhabited by actors Pamela Anderson, Minnie Driver and Matthew McConaughey, where homes fetch up to $2.5m and come with marble floors.

If your budget won't stretch to that, there are communities like Parrish Manor in Raleigh, North Carolina, which is more like a health retreat - there's a football field, a community garden, playgrounds, a walking trail, picnic area and sports programmes for children. There's even a car maintenance shed.

But the US poor are still more likely to live in a trailer than the typical American. And they remain a largely US phenomenon. Although mobile home parks are found in Canada and there are sites for static caravans in the UK, they are not found in the same number.

"Housing in the US is cheap and land is cheap so it's easy to do minor modifications to provide electricity, some form of sewage and water supplies, even put in a clubhouse and a swimming pool. It's cheap to do all this in the US but in Europe it's prohibitively expensive," says Becker, speaking during a break at a conference in Illinois for trailer park owners.

"And public transportation is better in Europe so there's a comparative advantage to the poor living in a central urban area whereas in the US manufacturing is located up and down major highways so it's much easier for people with these jobs to not want to be in central city areas."

There's also the American ethos of private home ownership that runs very deep, says Hurley, so the alternative of a rented city apartment is not always attractive.

"And there's the American love for freedom and mobility. Even though in reality mobile homes are never really very mobile, it's the idea that you can pick up and leave any time if you didn't like your circumstances, in a way you can't with a house."

Plus there's a policy issue, he says - limited housing options in the US for low income people. The threshold at which they're eligible for subsidised housing is much higher than in European countries so people that might live in a council house in the UK don't have that opportunity here.

It's inevitable that a world largely hidden from view would suffer from misconceptions, says John Fraser Hart, co-author of The Unknown World of the Mobile Home, but they are nicer and more spacious than people realise. He thinks their image as dens of sex, crime and hard drinking is partly due to television.

The Canadian series Trailer Park Boys is one example, and in films like Boys Don't Cry, bad things happen in these places, which aren't just on the edge of town, they're on the edge of civilisation. This seedy image has been further enhanced by depictions in pulp fiction novels.

And such negative representations are expressed in one insulting term - "trailer trash". But interestingly, some of the residents at Oak Haven think there's some truth in the stereotype.

"A lot of the trailer parks, there's a lot of trouble, they're so cramped together, and you have a lot of low income people moving into trailers," says John Dimmick, who has recently moved into a rented mobile home with his partner Sue and their terrier Wilbert.

"With that comes other problems. They don't want to maintain their properties. That's where the term trailer trash comes from. But we don't consider that [applies] here, this is just like a park.

Источник: https://www.bbc.com/news/magazine-24135022

Final Verdict

There are a few different options to choose from when it comes to a mobile home loan. Because mobile home loans can be moved, the process to apply for and secure a mobile home loan is different than that of a traditional property. While mobile home loans often come with higher rates than traditional home loans, they may also have more flexible requirements. Overall, our top pick for a mobile home loan is Manufactured Nationwide.

Manufactured Nationwide offers mobile home loans in all 50 states. Even borrowers with less than perfect credit or high debt to income ratios may qualify. Manufactured Nationwide is open seven days a week, and borrowers can get in touch with their customer support team at any time to get help with any questions or concerns. Manufactured Nationwide also supports government-backed loan programs like VA, FHA, and USDA loans.

Compare The Best Mobile Home Loans

Guide to Choosing a Mobile Home Loan

Understand the Cost of a Mobile Home

According to the U.S. Census Bureau, the average price of a new mobile home (officially called “manufactured homes”) was $106,800 in June 2021. The average price for a single-wide was $70,200 and the average price for a double-wide was $128,100.

When applying for a mobile home loan, there are several different costs that you should keep in mind. These include any required down payment, as well as the cost to rent or purchase land. Down payments typically range from 10% to 20% of the total cost of the home, although some programs offer loans to borrowers with even lower down payment requirements. Other costs to consider including closing costs and fees associated with the loan.

Compare Mobile Home Loan Lenders

Since mobile home loans are different than traditional mortgages, it’s important to find a lender that supports them. Here are some factors to consider when deciding on a mobile home lender:

  • Rates: The lower the rates on the loan, the less you’ll end up paying in interest over time. While mobile home loan rates are typically slightly higher than traditional mortgage rates, you should look with a lender with reasonable rates and fees.
  • Loan options: If you need a specific type of mobile home loan, or if you plan to take advantage of a government-backed loan program, you should make sure the lender offers that particular type of loan.
  • Down payment requirements: Many mobile home loans have flexible down payment requirements. If you don’t have a sizable down payment already saved up, you should look for a lender that doesn’t require too much money down.
  • Credit requirements: It can be more difficult to get approved for a loan if you have poor credit. That said, many lenders are willing to work with borrowers with poor to fair credit, so you should look for a lender with flexible credit requirements if your credit score isn’t where you want it to be.
  • Geographic availability: Not all lenders operate in all 50 states, so you should be sure to go with a lender that is available in your area.
  • Customer service: Look for lenders with a history of strong customer service and few customer complaints.

Apply for a Mobile Home Loan 

Before you apply for a mobile home loan, there are a few steps you’ll need to take. You should first obtain an estimate for the loan amount you need, which will depend on the total cost of the mobile home you’re interested in purchasing or building. You’ll also need to decide on what type of mobile home loan you want to pursue. Some government-backed loan programs like VA or FHA loans, may have lower down payment requirements.

Before you apply for a loan, you should make sure that you have enough saved up for a down payment and that you meet certain minimum credit score and debt to income ratio requirements. If possible, you should see if there are any loans that you can pre-qualify for without affecting your credit. Be sure to secure quotes from multiple different lenders so that you can compare rates and get the best deal possible.

Frequently Asked Questions

What Is a Mobile Home Loan?

A mobile home loan is a loan for factory-built homes that can be placed on a piece of land. Styles may vary from modest trailers to dwellings that look like houses attached permanently to the land upon which they sit.

Mobile home loans differ from a traditional property loan because most lenders and counties do not consider them real property, but rather personal property. In fact, in many counties, a mobile home is taxed by the department of motor vehicles rather than the property tax assessor. In most cases, if you want to buy a mobile home and place it on land that you lease, your loan will more closely resemble a personal loan, with higher interest rates and shorter terms than a traditional home mortgage.

There are exceptions, however, and we’ve included them in this list. Some home lenders do have loans for mobile homes if they are attached to the homeowner’s land. Others, and there are fewer of them, will lend on a mobile home even if it sits on land you lease.

What Is Required to Get Approved for a Mobile Home Loan?

The lenders we’ve reviewed have loan amount ranges from $75,000 to $2 million for jumbo loan programs. The debt-to-income (DTI) ratio ceiling for most lenders is in the low 40s. The lender will use your DTI and income to determine how much you can borrow.

If you qualify for one of the government-backed loan programs, such as the FHA, VA, or USDA, you can buy a mobile home with a 3.5% down payment, and in some cases less.

If you own the land or plan to buy the land together with the mobile home, you’ll have more lender options than if you want to buy a mobile home that sits in a rented lot in a mobile home park.

Do You Have to Own Your Land When Buying a Mobile Home?

When you purchase a mobile home, it is not necessary to own the land, but it will open up more loan options for you.

Mobile homes are sometimes located in a mobile home park where the park owner holds title to the land and you lease it. In these cases, the homeowner leases a plot of land but owns the mobile home itself. Many lenders will require you to sign a three-year lease minimum for the land before they will lend on the mobile home.

Alternatively, owners of mobile homes can place mobile homes on land they own or land they are buying in conjunction with the mobile home. When you own the land and the home, your loan rates and terms will be better, and you’ll have more lending options.

What Credit Score Do I Need to Buy a Mobile Home?

The lenders we’ve reviewed and selected as the best can work with low credit scores in the 500 and 600 range. A credit score lower than 500 may not qualify at all.

Of course, higher credit scores will always get you better rates and terms. Credit scores in the 700s and 800s will get the lowest interest rates.

If you have a credit score on the lower end, look for a lender that is strong in the USDA, FHA, and VA programs. Conventional loans will not be so forgiving of scores below 700. You may get your loan approved, but it will carry higher rates and a term of 20 years or less.

Methodology

We reviewed 12 mobile home lenders to select the best five. We analyzed company history and reputation, whether they financed both newly constructed and used mobile homes, and their minimum and maximum loan value limits.

Borrower credentials mattered, too. We compared firms to see who allowed borrowers to have lower credit scores, higher debt-to-income ratios, and whether they had low-down-payment programs.

Finally, we analyzed lender requirements for whether you leased or owned the land upon which your mobile home would sit. If you own the land, you’ll have more loan options, but it’s not a deal-breaker.

In most cases, interest rates start a few points higher than conventional loans because mobile homes tend to depreciate, so we looked at interest rate ranges for the lenders to make sure these were lower than the higher rates you’ll pay for an unsecured personal loan, which is also an option for buying a mobile home.

Financing just the mobile home, with good credit and stable income, can be underwritten in as little as two weeks. To buy the home and the land, and using a low-down-payment government program, can extend the underwriting period to as long as 60 days.

Источник: https://www.investopedia.com/best-mobile-home-loans-5081673
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Title 31 - Housing and Redevelopment


CHAPTER 17


Mobile Homes and House Trailers


ARTICLE 3


Licensing of Mobile Homes


SECTION 31-17-310."Mobile home" defined.

"Mobile home" as used in this article shall have the meaning assigned in Section 31-17-20.

HISTORY: 1962 Code Section 46-100; 1962 (52) 2181; 1968 (55) 2841; 1969 (56) 219; 1978 Act No. 576, Section 1.

Editor's Note

Section 31-17-20, which defined "mobile home" in subsection (a), was repealed by 1989 Act No. 128, Section 6. For a definition of "manufactured home" somewhat analogous to the repealed provision, see Section 40-29-20.

SECTION 31-17-320.License required for mobile homes; proof of title required; proof of license required prior to connecting electricity.

(A) Within fifteen days after bringing a mobile home into this State, or the purchase of a mobile home in this State, or the relocation of a mobile home from one county to another within this State, for dwelling purposes, the owner, rental agent, or person in possession shall obtain a license from the governing body of the county or its designated agent hereinafter referred to as licensing agent, in which such mobile home is located.

(B) Before issuing a license for a mobile home to be located in any county in this State, the licensing agent shall require from the person applying for the license either a copy of the certificate of title to the mobile home, or a copy of the completed application for a certificate of title submitted to the Department of Motor Vehicles. Upon satisfaction of all county licensing requirements, including payment of any licensing fee, the county licensing agent shall give the license applicant a certified copy of the application form, indicating that the licensing requirements have been met.

(C) Before connecting electricity to any mobile home in this State, the electric supplier shall obtain from the owner, rental agent, or person in possession of the mobile home, a copy of the certified license application form indicating that the license fee has been paid, and the electric supplier shall retain a copy of the form in its records.

HISTORY: 1962 Code Section 46-100.1; 1962 (52) 2181; 1978 Act No. 576, Section 1; 1994 Act No. 506, Section 3; 1996 Act No. 459, Section 52.

SECTION 31-17-330.Exceptions.

No such license shall be required with respect to mobile homes held by dealers for resale, nor shall this article be applicable to mobile homes licensed by the South Carolina Department of Motor Vehicles. Licenses required by this article shall be in lieu of any building or construction permit now required by local act or ordinance.

HISTORY: 1962 Code Section 46-100.2; 1962 (52) 2181; 1978 Act No. 576, Section 1.

SECTION 31-17-340.Period of validity of license issued by licensing agent; decal; license fee.

A mobile home license issued by the licensing agent shall be valid until title to such mobile home is transferred to a new owner or until the mobile home is relocated. The license shall be evidenced by a decal to be delivered to the owner or his agent on a form as shall be prescribed by the Department of Revenue and shall be displayed on the mobile home so as to be clearly and readily visible from the outside. The fee for a mobile home license shall be five dollars. The fee shall be collected by the licensing agent issuing the license and shall be paid into the general fund of the county.

HISTORY: 1962 Code Section 46-100.3; 1962 (52) 2181; 1978 Act No. 576, Section 1; 1993 Act No. 181, Section 508; 1996 Act No. 459, Section 53.

SECTION 31-17-350.New license required upon transfer of mobile home.

If the title to a mobile home is transferred to a new owner, the new owner or his agent shall within fifteen days after the date of such transfer, obtain a new license from the licensing agent of the county in which the mobile home is to be located.

HISTORY: 1962 Code Section 46-100.4; 1962 (52) 2181; 1978 Act No. 576, Section 1; 1994 Act No. 506, Section 4.

SECTION 31-17-360.Moving permit; certificate concerning taxes; notice to electric supplier.

If the mobile home is to be relocated, the owner, rental agent, or person in possession, prior to relocation, shall obtain a moving permit from the licensing agent. Before issuing a moving permit, the licensing agent shall require a certificate from the county treasurer that there are no unpaid taxes due on the mobile home and either a copy of the certificate of title to the mobile home, or a copy of the application for a certificate of title submitted to the Department of Motor Vehicles. If the mobile home is to be removed beyond the boundaries of the county, any taxes that have been assessed for that calendar year must be paid in full, and if taxes have not yet been assessed for the calendar year in which the move is being made, the assessor shall provide the county auditor with an assessment and the auditor shall apply the previous year's millage. The county treasurer shall collect the taxes before issuing the requisite certificate to the licensing agent, and upon payment of any taxes, give the permit applicant a receipt showing that all taxes have been paid.

The licensing agent shall promptly notify the present electric supplier that a permit has been issued. The permit required by this section is not required of mobile home dealers when they are moving a mobile home from their sales lot to a customer's lot, but the mobile home dealer is not relieved from obtaining any permit required from the Department of Transportation for the relocation.

HISTORY: 1962 Code Section 46-100.4:1; 1965 (54) 583; 1968 (55) 2841; 1970 (56) 2645; 1978 Act No. 576, Section 1; 1980 Act No. 434, Section 1; 1993 Act No. 181, Section 509; 1994 Act No. 506, Section 5; 1996 Act No. 459, Section 54.

SECTION 31-17-370.Permit shall accompany mobile home during move; regulations; responsibility for displaying permit.

The moving permit shall accompany the mobile home while it is being moved. The moving permit shall be designed and displayed in accordance with regulations to be issued by the South Carolina Department of Revenue, which shall adopt such regulations as may be necessary to insure uniform licensing and moving permit procedures. It shall be the responsibility of the mobile home transporter that the required moving permit is properly displayed and accompanies the mobile home while it is being moved.

HISTORY: 1962 Code Section 46-100.5; 1962 (52) 2181; 1978 Act No. 576, Section 1; 1993 Act No. 181, Section 510.

SECTION 31-17-380.Submission of moving permit to licensing agent of new county; issuance of new license; transmission of papers to new county.

If the relocation is from one county to another, the owner, rental agent, or person in possession of the mobile home, within fifteen days after his mobile home is relocated, shall submit the moving permit to the licensing agent of the county in which the mobile home is relocated and obtain a new license pursuant to Section 31-17-320. The licensing agent issuing the moving permit shall promptly furnish the licensing agent of the county to which the mobile home is being transported with a copy of the certified license application or permit, a copy of the paid tax receipt from the county from which the home is being moved, and either a copy of the certificate of title or a copy of the completed application for a certificate of title submitted to the Department of Motor Vehicles.

HISTORY: 1978 Act No. 576, Section 1; 1994 Act No. 506, Section 6; 1996 Act No. 459, Section 55.

SECTION 31-17-390.Copies of applications and permits to be given to county assessor and county auditor.

A copy of all license applications and moving permits must be furnished to the county assessor and the county auditor within ten days of date of issuance.

HISTORY: 1978 Act No. 576, Section 1; 1994 Act No. 506, Section 7.

SECTION 31-17-400.Penalty.

Any person violating any of the provisions of this article, shall be deemed guilty of a misdemeanor and upon conviction shall be fined not more than two hundred dollars.

HISTORY: 1978 Act No. 576, Section 1.

SECTION 31-17-410.Submission to county auditor of copy of application for title on mobile or manufactured home; penalties for noncompliance.

(A) Contemporaneously with the submission of an application for a certificate of title on a mobile or manufactured home as required by Section 56-19-240, the person submitting the application shall provide to the auditor of the county in which a mobile or manufactured home is to be located, a copy of the completed application submitted to the Department of Motor Vehicles.

(B) It is unlawful for a person applying for a title for a mobile or manufactured home to fail to provide a copy of the application to the appropriate county auditor. A person who violates the provisions of this section is guilty of a misdemeanor and, upon conviction, must be punished by a fine of not less than one hundred dollars nor more than five hundred dollars, or imprisonment for not more than thirty days.

HISTORY: 1994 Act No. 506, Section 2; 1996 Act No. 459, Section 56.

ARTICLE 5


Travel Trailer Sales [Repealed]


SECTIONS 31-17-510 to 31-17-580.Repealed.

HISTORY: Former Section 31-17-510, titled Definitions, had the following history: 1986 Act No. 436, Section 1; 1993 Act No. 181, Section 511. Repealed by 2017 Act No. 51, Section 5, eff November 19, 2017.

HISTORY: Former Section 31-17-520, titled Licensing of dealers; application form and fees; penalties for noncompliance, had the following history: 1986 Act No. 436, Section 2; 1988 Act No. 603, Section 3. Repealed by 2017 Act No. 51, Section 5, eff November 19, 2017.

HISTORY: Former Section 31-17-522, titled Exhibition or display of travel trailers at campgrounds, had the following history: 1997 Act No. 150, Section 1. Repealed by 2017 Act No. 51, Section 5, eff November 19, 2017.

HISTORY: Former Section 31-17-530, titled Disclosure and surety bond requirements; requirement that dealers report changes in information; procedures upon cessation of dealership, had the following history: 1986 Act No. 436, Section 3. Repealed by 2017 Act No. 51, Section 5, eff November 19, 2017.

HISTORY: Former Section 31-17-540, titled Maintenance of bona fide place of business with permanent sign and adequate space, had the following history: 1986 Act No. 436, Section 4. Repealed by 2017 Act No. 51, Section 5, eff November 19, 2017.

HISTORY: Former Section 31-17-550, titled Recordkeeping requirements, had the following history: 1986 Act No. 436, Section 5. Repealed by 2017 Act No. 51, Section 5, eff November 19, 2017.

HISTORY: Former Section 31-17-560, titled Denial, suspension, or revocation of license, had the following history: 1986 Act No. 436, Section 6. Repealed by 2017 Act No. 51, Section 5, eff November 19, 2017.

HISTORY: Former Section 31-17-570, titled Exemption of persons having motor vehicle dealer's license or manufactured home dealer's license, had the following history: 1986 Act No. 436, Section 7. Repealed by 2017 Act No. 51, Section 5, eff November 19, 2017.

HISTORY: Former Section 31-17-580, titled Promulgation of regulations, had the following history: 1986 Act No. 436, Section 8. Repealed by 2017 Act No. 51, Section 5, eff November 19, 2017.

Источник: https://www.scstatehouse.gov/code/t31c017.php

Thematic video

Cheap Mobile Home. 32x60 3 bed 2 bath double wide by Hamilton Homebuilders - Mobile Home Tour

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