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Buying or Selling a Home/mobile homes vs stick built

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QUESTION: What is the difference in valuation between a mobile home and stick built home? I don't mean the actually money as in a stick built being worth $50,000 and a mobile home being worth $10,000. What I mean is why such a big DIFFERENCE in valuation? What makes a mobile home worth so much less? Both get just as old over time?

ANSWER: Hello Joyce,
To answer your question, typically a mobile home is the least expensive type of detached housing that you can purchase.  In order to keep the price down, everything in it is the least expensive item that the builder can possibly use and still have it hold together.  Because of these economies, unfortunately deterioration occurs at a much faster pace in a mobile home than it does in a stick built home.  An item is less expensive for a reason and in the case of a mobile home that reason is that the materials used to build it are far less robust than those used in a stick built home and therefore wear out far faster.  In other words the mobile home just depreciates  far faster than a stick built home.  A further problem is that they do not have good liquidity because there are a minimal number of lenders who finance mobile homes. In other words, you might have to find a Cash Buyer in order to be able to sell your mobile home.
If you have any further questions, please let me know?

---------- FOLLOW-UP ----------

QUESTION: well on my contract, the loan is transferrable. With approval of course. I'm hoping that will make it sell faster. What do you think?

Answer
Hello again
It could help, but it might not.  One of the questions would be what the rate of the loan is? Is it an old loan with a high rate or were you charged a high rate because you didn't have a credit history when you bought it?  Another question would be what is the credit worthiness of the Buyer?  A further question is, are you asking more money for it than just the mortgage, or do you just want someone to take over the mortgage? Each situation is going to be different.  It's going to depend on the individual situation whither it helps or not.

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Sharon Huneycutt, Realtor, Associate Broker, GRI, e-PRO

Expertise

A lot of people who want to move to the mountains don't really realize what it might involve. For instance, here in North Georgia, if you want a mountain view, you may have to drive up very steep roads. Will you have well water (That's usually good!)? Do you speak septic tanks? Have you considered that if you want really want to get away from it all, you'll do it on a gravel road? What's difference between a Log home and a Log Sided home? How can I tell? Who takes care of the house when you're not there? Where can you stay to check it out? This is a very popular area for second homes and investment properties or when you finally decide to get way from it all, I can find your perfect property. I can answer questions on North Georgia Mountain living, housing, land, amenities, and activities. We handle a lot of foreclosed properties in our office so I have become a Certified REO Specialist. REO means Real Estate Owned and is the industry name for a Foreclosure. It refers to "owned by a bank or other corporate entity". If it involves an area of expertise I don't have, I can probably tell you what kind of an expert you do need.

Experience

We've had property in the Ellijay area for over 10 years. My husband, who is a Civil Engineer and Appraiser, and I built our own log home. We researched log homes and North Georgia for three years before choosing Ellijay. Because of the building experience and being married to an engineer/appraiser, my real estate experience is a bit more extensive than average. I also am an education freak believing that the more you know, the better off you are. My husband and I both like photography, so we drive and hike all over the mountains looking for pictures.

Education/Credentials
MHA, CMA, Licensed Realtor, Associate Broker, e-PRO, GRI, Certified REO Specialist. Realtors are required to have 24 hours of continuing education every 4 years. In the last three years, I have 180 hours so far!

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