You could have the best ad agency in the world run full page colour ads in every newspaper and TV station and it probably would not make a difference. I would be willing to bet no matter how bad the listing was marketed almost all the buyer who bought in the last two years look at it on line or did a drive bye and voted to pass. It basically all comes down to price. Any property will sell if it is priced right.

I usually call all expired listing and 99% of sellers claim the agent did nothing. If they had just tried harder.

Buyers are not stupid. They know the market and have spoken. Either lower the price or wait out the RE market.

I'd agree about the disclosure . . . . IF this is really a Mobile Home:


From her picture, I think this has to be one of the best disguised Mobiles I've ever seen, and I'd have no idea that it is a Mobile Home EXCEPT that the OP told us that it's a Mobile Home.

If the advertising for the place includes those words, I'd strike them and let any prospective Buyer make his own discovery.

I'll ask again . . . . What records are there to indicate that it's a Mobile Home? Is there a UCC tag on it somewhere? Is there a mandatory construction decal in one of the closets with the unit's specifications, Manufacturer, Model ID and Serial Number? Did it arrive on it's own chassis and axle or was it transported on a flat-bed? Did the original Building Permit refer to it as being a Mobile Home being placed on the Site?

If there had been an Appraisal of the property at the time the OP bought it, the Appraiser would have noted the nature of the construction. In 20 years, only once have I had an Appraiser be fooled into reporting a Mobile Home as stick built. The information is there.

If the term Mobile Home doesn't apply, then DON'T USE IT !

Maybe it's really a Modular ?

There are lots of buried mobile homes. I have found lots of them by rooting under them. The i beams are the give away. The main problem is once they build over it then the CSA is void because it has been altered. At that point one has to have (in our province BC every state or province is different) the electrician certification re done.

Still tying to figure out why every major tornado or storm rips through the mobile home park.

Pricing a home correctly is key in any market. Pricing a home to rent in today's uncertain times is the same - and arguably more important than ever.