How do I find the value of a mobile home?

I am not going to invent a number for a home I have not seen, and you should be skeptical of anyone who does. What I can give you is the method, which for manufactured housing is genuinely different from how a site-built house gets valued, and knowing the difference is most of the battle. Start with the one question that changes everything: is the home titled as personal property, or has it been converted to real property? If it still has a title, like a vehicle does, it is chattel. It depreciates, it is financed with chattel loans at higher rates and shorter terms, and the buyer pool is much smaller. If it has been permanently affixed to land you own and the title retired, usually through an affidavit of affixation recorded with the county, then it is real property. It gets a normal appraisal, it can be financed with a normal mortgage, and it is worth substantially more. Same home, very different number. Find out which one you have before anything else. Check with the Mississippi Department of Revenue title division and with your county. Then use the right valuation sources, in this order: 1. The manufactured housing guide. This used to be published as the NADA Manufactured Housing Appraisal Guide and is now JD Power Values. You enter the year, manufacturer, model, dimensions, region, condition and features, and it produces a base retail book value. For your 1999 Fleetwood double wide this is the correct starting point, and it is what appraisers and lenders themselves reference. Fannie Mae and Freddie Mac both permit appraisers to use this guide, along with Marshall and Swift, to support their conclusions on manufactured homes. Consumers can buy a single report without a subscription. 2. Local closed sales. The book value is a starting point, not an answer. What actually determines your price is what comparable double wides in your part of Jones County have closed for recently, and whether they sold with land. Ask a local agent to pull those. Manufactured home comps are thinner than site-built comps, so this takes someone who knows where to look. 3. The land, separately, if you own it. In much of Mississippi the land is a meaningful share of the total value, sometimes the majority of it on an older home. Do not let anyone value the whole package by looking only at the house. Documentation that will move your number, and that most sellers cannot produce: - The HUD certification labels. Every home built on or after June 15, 1976 has them, so your 1999 has them. They are usually metal plates on the exterior of each section. Lenders require them. Missing labels can be re-verified through HUD but it takes time, so find them now. - The data plate, typically inside a cabinet door or closet, which lists the manufacturer, model, wind zone and roof load. - Records of roof, HVAC, flooring, skirting and any permits. - Proof of the foundation type and, if applicable, the recorded affidavit of affixation. A manufactured home with complete documentation sells to financed buyers. One without it sells to cash buyers. That difference alone is usually worth more than any repair you could make. One honest note: you posted this in 2021 and the home is now roughly twenty seven years old. Guide values, and the willingness of lenders to finance homes of that vintage, have both moved since then. Pull a current report rather than relying on anything you were told back then. I am a real estate professional, not an appraiser, and Mississippi has its own titling and conversion rules that a local professional should confirm. I am Zoltan Peresztegi and I work in Los Angeles and the South Bay, including the Palos Verdes Peninsula. Laurel is outside my market and I am not going to pretend I know values there. Message me and I will connect you with a strong Mississippi agent who works manufactured housing specifically, at no cost to you. That specialty matters here more than it does on a normal house. Answer the chattel versus real property question first. Everything downstream depends on it. Zoltan

Google "real estate appraiser," followed by your city and state and results will populate. You can also speak to a local real estate agent to get a CMA. Keith Jean-Pierre Managing Principal The Dapper Agents Real Estate Operations in ALL 50 States

Use comps, see what has sold in the area. You can ask a local agent to price, they should NOT charge you a penny, good luck!

It would likely depend if it is on land, or in a park.