Cash Offer vs. Listing Agent: The Real Numbers

When you decide to sell your mobile home, the first number you think about is the Sales Price.

• “The agent says they can list it for $40,000.”
• “The cash buyer offered me $28,000.”

It seems like a no-brainer, right? You’d lose $12,000 by selling for cash!

Not so fast.

In the world of mobile homes, the Sales Price is vanity. The Net Profit (what you actually keep) is sanity. Let’s break down the hidden costs that eat away at that “higher” listing price.

The Hidden Costs of Listing

When you list with an agent, expenses start piling up immediately.

1. Agent Commissions (6% - 10%)

Mobile home commissions are often higher than regular real estate. Some agents charge a flat minimum (e.g., $3,000) regardless of the price.

• Cost: ~$2,500 - $4,000

2. Lot Rent While You Wait (3-6 Months)

Mobile homes take longer to sell on the market because buyers struggle to get financing. While it sits, you still pay lot rent.

• Cost: ~$600 x 4 months = $2,400

3. Required Repairs

Retail buyers (people looking for a home to live in) want perfection. Inspectors will flag soft spots, old AC units, and roof leaks. Lenders won’t close until these are fixed.

• Cost: ~$2,000 - $5,000+

4. Closing Costs

Sellers typically split closing costs, title transfer fees, and park application fees.

• Cost: ~$500 - $1,000

The “Real” Math

Let’s look at that $40,000 listing again.

• Gross Price: $40,000
• (-) Commission: $3,000
• (-) 4 Months Lot Rent: $2,400
• (-) Repairs: $3,500
• (-) Closing Costs: $700
• Total Deductions: $9,600

Real Net Pocket: $30,400

And that’s if it sells in 4 months. If it takes 6 months, or if a surprise repair pops up, you might net less than $28,000.

The Cash Advantage

Now look at the Cash Offer:

• Offer: $28,000
• (-) Commission: $0
• (-) Lot Rent: $0 (Sold quickly)
• (-) Repairs: $0 (Sold As-Is)
• (-) Closing Costs: $0 (We pay them)

Real Net Pocket: $28,000

The Trade-Off

In this example, you technically “lost” $2,400 compared to the best-case listing scenario.

But ask yourself: Is it worth months of stress, showings, repair contractors, and uncertainty just to maybe make an extra $2,000?

For many sellers, the certainty of a guaranteed cash offer is worth far more.

Want to see your specific numbers?

We’ll give you a free side-by-side analysis. No pressure. Just the math.