Louisiana situation guide · Updated November 2026

Wholesaling Mobile Homes in Louisiana

Wholesaling mobile homes in Louisiana means contracting to buy a manufactured or mobile home, usually with its land, and assigning the contract to a buyer. In Shreveport, entry prices are low, so fees are smaller. Whether mobile home wholesaling falls under Act 807 (reported as effective August 1, 2026; confirm on legis.la.gov) depends on the facts, so ask an attorney.

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The short answer

Can you wholesale a mobile home in Louisiana?

Yes, often, especially when the home and land are sold together, but the structure of the sale decides which rules apply, including Act 807 of 2026. Confirm the title and whether the home sits on owned land or a rented lot.

A mobile home on land the seller owns is the cleanest deal. The sale reads much like a house sale, and your buyer can usually finance or pay cash. A home on a rented lot is different, because the buyer needs the park’s approval. Our mobile home park guide covers that side.

Act 807 reaches one-to-four-unit residential property. Whether a mobile home counts, and whether it is treated as part of the land, can depend on how it is attached and titled. We do not guess. Ask a Louisiana attorney before you sign, and look for a title problem early with a title search.

Mobile Homes in Louisiana at a glance

Best deal type	Home and land owned by the seller together
Harder deal type	Home on a rented park lot
Wholesaling law	Act 807 of 2026 may apply; get legal advice
Core question	Is the home part of the land or separate?
Local color	Caddo and Bossier parishes
Key checks	Title, taxes, lender liens, park rules

The opportunity

Why mobile homes work in Shreveport and Bossier City

Shreveport is a lower-priced market than most of the state, so affordable housing is in steady demand. Buyers who want rentals look for homes under $100,000, and owners of older mobile homes often cannot afford repairs. Cheap rent and low taxes in Caddo and Bossier parishes keep tenants lined up. Use repair cost estimates to size every offer, since skirting, floors and roofs add up fast.

Low entry price

Smaller purchase prices mean smaller deposits, and the 1% deposit rule stays manageable.

Steady rental demand

Working renters near Barksdale and the Ellerbe Road corridor need affordable homes.

Tired owners

Aging owners with heavy repairs often accept a fair written offer over a long listing.

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Lead sources

Where to find mobile home deals in Caddo and Bossier

Online ads. Search owner posts for mobile homes with or without land.
Park managers. Managers know which tenants want to leave and which homes sit empty.
Parish tax roll. Look at the assessor records and tax delinquent lists for homes with unpaid bills.
Signs and driving. Look for faded for-sale signs while on a driving route.
Estates. Heirs who inherit a mobile home on family land often want out. See heirs’ property.

Your exit

Who buys mobile homes in Shreveport

Small landlords, rehabbers who like low capital and families buying with cash are the usual buyers. They want clean title and a documented repair scope. Show photos of the roof, floor and utilities so buyers can price what they cannot see.

Before you market a deal, confirm whether the lender or a park owner holds a claim, and whether back taxes are owed. Buyers walk when they find surprises. Use an investor-friendly title company that has handled manufactured homes, and keep the file complete.

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Step by step

How to start wholesaling mobile homes in Louisiana

Check how it is owned. Find out if the home sits on owned land or a lot lease.
Pull title and taxes. Order a title search and confirm no liens or unpaid taxes.
Estimate repairs. Walk the home and price the roof, floors and utilities.
Run the math. Use the ARV calculator and the MAO calculator.
Prepare the notices. If Act 807 may apply, give every written disclosure before signing.
Hold escrow. Keep your deposit in a Louisiana escrow account.
Close properly. Close through a notary or attorney who understands the title type.

Your checklist for wholesaling Mobile Homes in Louisiana

Ask a Louisiana attorney whether Act 807 applies to your deal.
Confirm whether the home and land are sold together.
Check for a lender lien or a park lease claim.
Look for unpaid parish property taxes.
Give your buyer clear photos and a repair scope.

A Louisiana example: a single-wide home on land near Cedar Grove

Contract price	$52,000
Escrow deposit	$520 (1%)
Repairs	$11,000
Estimated ARV	$84,000
Landlord buyer pays	$57,500
Assignment fee	$5,500

Here is a worked example with illustrative numbers. An older man near Cedar Grove owned a 1990s single-wide on an acre he had inherited. His knees made repairs impossible and the floor had soft spots near the bathroom.

You offered $52,000 for the home and land and followed the written disclosure steps, since an attorney advised treating the deal as covered. Title was clean and taxes were paid. A landlord paid $57,500, which included your $5,500 fee.

The seller moved in with his daughter in Bossier City, and the landlord replaced the floor and rented the home for steady income.

Louisiana rules to know

Land, title and Act 807 for mobile homes

In Louisiana, whether a home counts as part of the land or as a separate item can affect how it is sold and what documents are needed. Act 807 applies to wholesaling of residential real property with one to four dwelling units. A mobile home sold with its land may be covered. A home alone on a rented lot is less clear, so check current text with an attorney.

If the Act does apply, you owe the seller written notice, a cancel right of at least five calendar days and a deposit of at least 1% held in escrow. Reported civil penalties reach $5,000 per violation under R.S. 37:1448.5. Our license rules guide and an attorney can help sort out your role.

Learn it with a mentor

Learn manufactured home deals safely

Mobile homes have title quirks that sink new wholesalers. Our mentorship students bring us the deed, the title report and the home photos, and we work through the risks together.

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FAQ

Mobile Homes in Louisiana: common questions

Is wholesaling mobile homes in Louisiana legal?

Often yes, but the answer depends on how the home is owned and sold. Act 807 of 2026 covers one-to-four-unit residential property and may reach a mobile home sold with land. Whether it applies to a home on a rented lot is less clear, so check current text with a Louisiana attorney.

Is a mobile home on rented land harder to wholesale?

Usually yes. The park owner may have to approve the new tenant, lot rent can change, and the buyer may not own the ground. Many wholesalers focus on homes sold with land. If you pursue a lot-rent home, read the park rules and talk to management first.

What title problems can show up?

Common problems include a lender lien, unpaid property taxes, missing paperwork for the home, and heirs who never completed a succession. A title search before marketing the contract helps. Louisiana uses succession instead of probate, so heirs may need a judgment of possession before selling. Ask an attorney.

How do I price a mobile home deal?

Start with comparable sales for the same age and condition, subtract repairs and your fee, and compare with what a buyer will pay. Mobile homes can sell for a wide range, so use recent local comps. Our ARV and MAO calculators help organize the numbers before you make an offer.

Do I need a deposit on a small deal?

As the Act reads, each wholesaling contract needs a deposit of at least 1% of the purchase price, held in escrow in Louisiana or in the seller’s account. On a $50,000 home that is $500. Check current text, and ask an attorney whether the Act applies to your sale.