Selling your mobile home should be exciting – not stressful. But in today’s market, where scams are on the rise and anyone can make an offer with a few clicks, how do you separate serious buyers from time-wasters and fraudsters?
At Logan Mobile Homes, we’ve seen it all. The good news? Legitimate buyers leave clear footprints. Here are six critical ways to evaluate whether that offer on your manufactured home is worth your time.
1. What Does Their Online Presence Say?
The Test: Start with a simple Google search before you do anything else.
This is what you’ll naturally do first when you receive an offer—and it’s the fastest way to spot red flags. In 2026, every legitimate mobile home buyer has a digital footprint. Take 15 minutes to investigate before you even respond to their offer.
Where to look:
- Google Reviews: What are past sellers saying? Look for patterns, not just star ratings
- Better Business Bureau: Check for complaints and how they were resolved
- Social media: Do they have an active, professional presence?
- Website: Is it professional, informative, and transparent about their process?
- Local presence: Can you find evidence they actually operate in North Carolina?
Warning signs:
- No online presence whatsoever (in 2026, that’s suspicious)
- Brand new company with no track record
- Negative reviews mentioning broken promises, delayed closings, or lowball tactics
- Generic website that could apply to any market in any state
- Reviews that seem fake or overly generic
A buyer with nothing to hide will have a transparent online presence. If you can’t find anything about them—or what you find raises concerns—trust your gut and move on.
2. Are They a Licensed Mobile Home Dealer In Their State?
The Test: Verify their license before you invest any time in the deal.
This is a crucial verification step that many sellers overlook. North Carolina, South Carolina and many other states require mobile home dealers to hold a valid license issued by their state’s Manufactured Housing Division. This isn’t just bureaucratic red tape—it’s consumer protection, and you can verify it in minutes without even talking to the buyer.
How to verify:
- Ask for their state’s mobile home dealer license number
- For North Carolina, you can verify it on the NC Manufactured Housing Division website
- Check if the license is current and in good standing
- Confirm the business name matches their license
Why this matters:
- Licensed dealers are bonded and accountable to state regulations
- They must follow specific legal and ethical standards
- You have recourse if something goes wrong
- It immediately weeds out unlicensed flippers
Red flag: If they claim they “don’t need a license” because they’re buying for personal use or investment, but they’re clearly running a business buying multiple homes, that’s a major warning sign. Professional buyers operating in North Carolina should be properly licensed—no exceptions.
3. Did They Actually Show Up?
The Test: A serious buyer will visit your property in person.
Once you’ve verified their online reputation and licensing, the next test is whether they’ll actually come see your property. This is your defense against wholesalers and contract flippers—national buyers who’ve never set foot in your area and are just looking to lock up your property under contract, then sell that contract to a local buyer for a profit.
What to look for:
- Did they schedule an in-person walkthrough?
- Do they ask detailed questions about the property’s condition, lot rent, or park rules?
- Can they reference specific features they saw during their visit?
- Do they seem familiar with the local market and area?
If someone makes an offer sight-unseen or sends a “representative” who seems unfamiliar with North Carolina or your specific area, proceed with caution. Real buyers—especially for manufactured homes—want to see what they’re buying. They have boots on the ground in your area, not just a virtual presence.
Pro tip: A buyer who shows up, takes their time walking through, asks thoughtful questions, and demonstrates local knowledge is showing you they’re serious.
4. Can They Prove They Have the Funds?
The Test: Verify financial capability before taking your home off the market.
At this point, they seem legitimate and they’ve visited your property. Now it’s time to confirm they can actually afford to buy it. Anyone can write an offer for $26,000 or $50,000 – not everyone can actually close the deal.
What to request:
- Bank statements showing sufficient funds (with account numbers redacted for privacy)
- A pre-approval letter from a lender if they’re financing
- For cash buyers, a letter from their bank or financial institution
Example amounts for context:
- Selling for $26,000? They should show at least $26,000+ in liquid funds
- Selling for $45,000? Look for $45,000+ available
- Add a buffer for closing costs, repairs, or contingencies
Don’t be shy about asking. Legitimate buyers expect this question and come prepared. Scammers and tire-kickers will dodge, deflect, or promise to “get that to you later.”
Pro tip: If they claim to be a cash buyer but can’t produce proof of funds within 24-48 hours, that’s a major red flag. Real cash buyers have this documentation ready to go.
5. Did They Put Money Down?
The Test: A deposit shows real commitment to the deal.
Now you’re getting serious – they’ve passed all the verification steps and you’re ready to move forward. Before you take your home off the market and turn away other potential buyers, make sure they put earnest money down.
Here’s the reality: without a deposit, a buyer can walk away from your deal at any time, for any reason, with zero consequences. Meanwhile, you’ve wasted weeks or months and potentially lost other opportunities.
What a serious deposit looks like:
- Typically 1-3% of the purchase price for mobile homes
- Example: $260-$780 on a $26,000 home
- Example: $450-$1,350 on a $45,000 home
- Held in escrow or with a title company (not just promised)
- Clearly outlined in the purchase agreement with forfeiture terms
If a buyer refuses to provide a deposit or offers an unreasonably small amount (like $100 on a $26,000 property), ask yourself: why aren’t they willing to back up their offer with actual money? The answer usually tells you everything you need to know.
What happens to the deposit:
- If the deal closes, it’s applied to the purchase price
- If the buyer backs out without valid reason, you keep it
- If you back out or they have a legitimate contingency, they get it back
6. Are They Working with a Licensed Attorney?
The Test: Professional buyers use professional representation.
This is your final safeguard before closing. Not every mobile home transaction requires an attorney – some straightforward deals in North Carolina, for example, can close without one. But if you’re dealing with a more complex situation (estate sales, title issues, land-home packages like when a home was deeded to the land), a legitimate buyer will have legal counsel lined up.
When an attorney is especially important:
- The mobile home was deeded to the land (like in estate situations)
- There are title complications or ownership questions
- The property is part of an estate settlement
- You’re selling land and home together
- There are liens or encumbrances to clear
Red flags:
- Reluctance to involve attorneys when the transaction clearly needs one
- Pressure to “keep things simple” and avoid legal review
- Generic purchase agreements downloaded from the internet
- Rushing you to sign without proper review
A buyer who balks at proper legal documentation isn’t protecting your interests—or theirs. That’s not how serious investors operate.
Bonus Red Flags to Watch For
Beyond these six core tests, watch out for:
- Constantly changing terms: The price, timeline, or conditions keep shifting
- Requests for unusual payments: Asking you to pay for inspections, appraisals, or other costs upfront
- Vague communication: They won’t give you straight answers about their process or timeline
- No references: They can’t (or won’t) provide contact information for past sellers
- Wire transfer urgency: Pressuring you to wire money or accept unusual payment methods
The Bottom Line
Selling your mobile home doesn’t have to be a gamble. By following these six steps in order – checking online presence, verifying NC dealer licensing, confirming in-person visits, reviewing proof of funds, securing earnest money deposits, and ensuring proper legal representation – you can quickly separate serious buyers from time-wasters.
The verification sequence:
- Google them (15 minutes from your couch)
- Check their license (5 minutes online)
- Meet them in person (shows local presence and commitment)
- Verify their funds (confirms capability)
- Get a deposit (ensures commitment)
- Involve attorneys (protects everyone legally)
Remember: a legitimate buyer wants you to do your due diligence. They’ll welcome your questions, provide documentation promptly, and operate with transparency. If someone gets defensive or evasive when you ask these basic questions, that tells you everything you need to know.
Your mobile home is a valuable asset—whether it’s worth $26,000, $45,000, or more. Make sure you’re working with a buyer who treats it – and you – with the respect you deserve.
Ready to sell your mobile home to a buyer you can trust? Contact Logan Mobile Homes today. We’re a licensed North Carolina mobile home dealer with a proven track record, transparent online reviews, and a commitment to fair dealings. We provide in-person evaluations, work with licensed professionals, and follow every step of this verification process ourselves. Let’s talk about your property.