Sell a manufactured home in Colorado Springs, CO: HUD-code homes on owned land or in communities, permanent foundations and purged titles, why financing fails on older or non-affixed units, and how a cash buyer closes on the home and the land together. Written offer within 24 hours of our visit.
Manufactured homes built after 1976 under the federal HUD code are everywhere in El Paso County: on acreage in Falcon, Peyton and Black Forest, in land-lease communities in Fountain and along the south side of Colorado Springs, and on individual lots in Security-Widefield. Selling one runs into financing. Lenders want a home on a permanent foundation with the title purged and the home taxed as real property, built after a certain year, in a certain condition. Many homes miss one of those tests, which shrinks the buyer pool to cash and to specialty chattel lenders with high rates. In a market with over four months of supply, manufactured homes sit longer than almost anything else.
Colorado Springs Cash Buyers buys manufactured homes across Colorado Springs and El Paso County, on owned land or in communities, with purged titles or without. We buy as-is and handle the title, foundation and community paperwork. This page explains the real property versus personal property distinction in Colorado, what it means for your sale, what we look at, the septic and well issues on rural lots, and how the closing works.
Real property or personal property?
A manufactured home becomes real property in Colorado when it is permanently affixed to land the owner holds, and the owner files the paperwork to purge the title and record an affidavit of real property with the county. After that it transfers by deed with the land and is taxed with it. A home that was never purged, even on owned land, remains personal property with a title through the El Paso County motor vehicle office, and the land and the home transfer separately. Many homes on acreage were set decades ago and never purged, and the owner does not know which category applies until a sale. We check the records and handle either path in one closing.
Why financing fails and what that means for you
Conventional, FHA and VA loans on manufactured homes require a permanent foundation meeting HUD standards, often an engineer's certification, a purged title, a home built after June 1976, and sometimes a minimum width. Homes that are single-wide, not affixed, or on leased land qualify only for chattel loans at higher rates, and homes in poor condition qualify for nothing. A retail buyer who can get a loan is rare, and the loan can fail at the foundation inspection. A cash sale removes all of it: we buy the home as it is and deal with the foundation and title afterward.
What we look at
The HUD data plate and certification label, the year and size, the foundation and tie-downs, the roof (metal roof-overs are common and often conceal problems), the floor and subfloor for water damage, the skirting and crawlspace, the furnace, water heater and plumbing, and any additions built on site, which are often unpermitted. On rural lots we look at the well, the septic system and the access. The offer is written within 24 hours of our visit and does not change afterward.
Septic, well and county requirements
El Paso County requires an inspection of the on-site wastewater system by a certified inspector at the transfer of a property served by septic, with repairs or a use permit before closing in most cases. Wells transfer with their permits through the state Division of Water Resources. We arrange and pay for the septic inspection as part of our purchase and handle any required repairs after closing. Community homes on shared systems do not have this step.
Land-lease communities
If the home stays in a community, the community approves the new owner and any lot rent balance is settled at closing. Colorado's Mobile Home Park Act governs the relationship and gives residents notice and purchase rights when a park sells, which does not affect your sale of the home. We work directly with community management.
Next step
Tell us the address, the year of the home, whether you own the land, and what you know about the title. We visit within a day or two, deliver a written offer within 24 hours, and close as soon as the title and county paperwork allow, often within one to two weeks. We pay the customary costs and there is no commission.
Selling to us vs. a traditional listing in Colorado Springs, CO
| Comparison | Traditional agent | For sale by owner | Colorado Springs Cash Buyers |
|---|---|---|---|
| Cash offer | Rarely | Rarely | Yes |
| Sell as-is | Repairs expected | Repairs expected | Yes |
| Time to a contract | roughly two months in Colorado Springs now | Often longer | 24 hours after the visit |
| Agent commission | About 6% | Buyer's agent usually paid | None |
| Closing costs | Paid by seller | Paid by seller | Customary costs paid by us |
| Showings | Yes | Yes | One visit |
| Financing fall-through | Possible | Possible | None, we fund it |
| Price cut after inspection | Common | Common | No inspection period |
| Closing date | Lender's schedule | Buyer's schedule | Yours |
We buy houses in Colorado Springs for any reason, any condition, or any challenge
Every link below is a page written for that situation in Colorado Springs and El Paso County.