How to Sell Your Mobile Home in Texas Without a Realtor: A Step-by-Step Guide

Why Sell Your Mobile Home Without a Realtor in Texas?

You don’t have to use an agent to sell a mobile home in Texas. If you want to save the 5–6% commission, move on your timeline, and keep the process simple, selling For Sale By Owner (FSBO) can work—especially if you’re open to a cash sale.

Below is a practical guide I use with sellers around San Antonio, New Braunfels, and the Hill Country. No fluff—just what you need to price it right, find a buyer, negotiate, and close without headaches.

Pros & Cons of Selling Without a Realtor

Pros

• No commissions: Keep thousands in fees.
• Control & speed: You set the price, terms, and timing.
• As-is option: Cash buyers will take it as-is—no repairs or showings.

Cons

• You do the work: Pricing, screening buyers, and paperwork are on you.
• Retail financing hurdles: Traditional buyers need inspections/park approval and often can’t buy homes with issues.
• Marketing matters: You must get in front of the right buyers.

If you value speed and certainty, cash buyers are usually the best fit. If you want to chase top dollar and can invest time/repairs, a traditional route might make sense.

Price It Right (Without Guessing)

Your price depends on: year/model, size (single vs. double), condition, location/park, and market demand.

Quick pricing workflow

1. Pull local comps: Look at recent sales in your park or nearby parks (Facebook Marketplace, MH-specific groups, Craigslist, park office word-of-mouth).
2. Adjust for condition:
   • Cosmetic issues → small discount
   • Roof/AC/plumbing/flooring → bigger discount
   • Foundation/frame or title issues → largest discount
3. Decide strategy:
   • Retail FSBO (clean, financeable homes): price near top of range.
   • As-is cash (needs work or time-sensitive): price below retail so it moves fast.

Rule of thumb: If repairs cost $1, buyers usually discount $1–$1.50 for risk and hassle. If you won’t do repairs, price with that in mind.

Market Where Buyers Actually Look

Minimum marketing checklist

• Photos first: Bright, tidy, exterior + every room + mechanicals (AC, panel, water heater).
• Short video walkthrough: 60–90 seconds, phone is fine.
• Clear listing: Year/make, bed/bath, size, lot rent, park name, known issues, your “must have” price, and how to schedule a showing.

Post here

• Facebook Marketplace + local buy/sell groups (San Antonio, New Braunfels, Seguin, San Marcos)
• Mobile-home-focused FB groups
• Craigslist (Housing)
• A simple landing page/form (or your Contact page) to capture leads

Pro tip: If the home is in a park, ask management if they have an approved buyer list or bulletin board. Some parks maintain waiting lists.

Negotiate Like a Pro (Without a Middleman)

• Know your bottom line before showings.
• Lead with facts: comps, condition, repairs you’re not doing.
• Bundle terms: price + close date + what stays (appliances, skirting, sheds).
• Screen for seriousness: “Are you paying cash? When do you want to close? Have you spoken with park management yet?”

If you get two similar offers, take the one with fewer contingencies and faster close – that’s where deals stay alive.

Paperwork & Closing in Texas (Simple Version)

For most mobile homes not attached as real property, titles and transfers in Texas run through the Texas Department of Housing & Community Affairs (TDHCA)—Manufactured Housing Division.

You’ll typically need:

• Certificate of Title (clear of liens, or paid-off with lien release)
• Bill of Sale (price, VINs/serials, buyer/seller info, date)
• Sales Agreement (basic terms, “as-is” language)
• Park approval letter (if in a park; buyer must qualify with management)

Process (typical cash as-is):

1. Verify title status (no liens; names match IDs).
2. Buyer gets park approval (if applicable).
3. Sign Sales Agreement + Bill of Sale.
4. Transfer title with TDHCA forms; collect payment (cashier’s check/wire).
5. Handover + possession (keys, decals, manuals).

Costs:

• TDHCA title transfer fees are modest; if you use a title company or mobile-home closing service, expect a few hundred bucks. Many cash buyers (including me) cover paperwork and fees.

If your home has title issues, tax liens, or past-due lot rent, solve those first or sell at a discount to a buyer who will clear them at closing.

FSBO vs. Cash Buyer: Which Fits You?

If you need speed, certainty, and no repairs, go cash. If you want to maximize price and can wait, FSBO retail can work.

So What’s The Best, and Simplest Option, When Selling Without a Realtor in Texas?

Selling without a realtor in Texas is absolutely doable. Price it right, market where buyers actually are, screen for seriousness, and close through TDHCA (or a title company that handles manufactured homes).

If you’d rather skip the work, selling as-is to a cash buyer could be the way to go.

At 210 Mobile Homes, I buy manufactured homes across San Antonio and Central Texas. I purchase as-is, manage the paperwork, and can close fast on your schedule…No commissions, no games.

Call me for a no-obligation cash offer today.