Tennessee situation guide · Updated November 2026

Wholesaling Mobile Homes in Tennessee

Wholesaling mobile homes in Tennessee means contracting to buy a manufactured or mobile home, often with its land, and assigning the contract to a buyer. The first question is what the owner actually owns. A home on its own land is real property. A home in a park or on leased land may be a different asset with a different title. In Knoxville and Knox County, and in the hills of East Tennessee, this difference decides whether a deal works. Our mobile home wholesaling guide is a good place to start.

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The short answer

Can you wholesale a mobile home in Tennessee?

Yes, if the owner can sell it and you follow the 2025 written disclosure rules for assignments. Always confirm how the home is titled before you sign.

Check whether the home sits on land the owner owns, on rented land or in a park. If the owner owns the land and the home is attached, the deal is often a normal real estate sale. If the home is on rented land, you may be dealing with a titled personal property item. Titling rules for manufactured homes are not something we can state with confidence, so check current Tennessee rules and ask the title company. See chain of title.

Tennessee’s residential disclosure act covers one to four dwelling units, including non-site-built homes. An owner gives a statement or a disclaimer, and the disclaimer requires the buyer’s waiver. Run a thorough due diligence pass, since age, tie-downs, roof and skirting vary a lot.

Mobile Homes in Tennessee at a glance

Wholesaling statute	T.C.A. 66-4-401 to -403 (2025)
Seller disclosure	T.C.A. 66-5-201, includes non-site-built homes
Titling	Depends on land and attachment; confirm current rules
Seller notice	In writing, before the contract is signed
Assignment notice	At least 3 business days before it takes effect
Recordation tax	$0.37 per $100 on a deed

The opportunity

Why wholesaling mobile homes in Tennessee works

Mobile and manufactured homes cost less than site-built houses, so buyers with small budgets stay active. East Tennessee has many homes on private lots in Knox, Anderson, Blount and Sevier counties, and some owners inherited them or can no longer maintain them. Landlords like these homes when the rent covers the price. A home that needs a roof, floors or skirting can still pencil out. Estimate the work with repair cost estimates. Mobile home parks also offer an angle, so read about mobile home parks.

Low entry price

Small purchase prices mean smaller assignment fees but quicker sales to cash buyers.

Inherited homes

Heirs often lack the time or funds to fix up a home. See heirs’ property.

Rental demand

Landlords in the Knoxville area want cheap homes that hold steady tenants.

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Lead sources

Where to find mobile home leads in Knoxville

Driving for dollars. Look for homes with overgrown lots and boarded windows. See driving for dollars.
Public records. County records show whether the land and home are owned together.
Tax delinquent lists. Unpaid taxes can signal a stressed owner. See tax delinquent lists.
Owner letters. A short letter reaches absentee owners. Read absentee owner leads.
Estate leads. Heirs may sell a home they do not want. See probate leads.

Your exit

Who buys mobile homes in Tennessee

Cash buyers who focus on small rentals buy most of these deals. Some prefer homes on owned land and avoid park lots. Ask your buyers for their age limits, because many will not buy older homes. A buy box tells you what each buyer wants.

Disclose your role clearly. You hold a contract, not the home. Some lenders will not finance older homes, so most buyers pay cash. Use an investor-friendly title company that understands manufactured home titling.

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Step by step

How to start wholesaling mobile homes in Tennessee

Confirm what is owned. Find out if the owner holds the land, the home or both.
Inspect carefully. Check roof, floors, plumbing and the foundation or pier setup.
Run the numbers. Use the ARV calculator and the MAO calculator with realistic repair costs.
Make the offer. Follow a clear offer format.
Disclose in writing. Put the seller notice in bold, large print before signing.
Find a buyer. Market the contract to buyers who like small homes. See finding cash buyers.
Close with title. Give 3 business day notice of the assignment date, then close with title.

Your checklist for wholesaling Mobile Homes in Tennessee

Confirm whether the home and land are titled together.
Check for liens before you sign.
Give the seller written notice of your intent to market the contract.
Give notice of the assignment date at least 3 business days ahead.
Ask a Tennessee attorney to review the contract and title steps.

A Tennessee example: a Knoxville heir who inherited a mobile home

Contract price	$46,000
Estimated repairs	$12,000
After-repair value	$86,000
Assignment fee	$6,500
Buyer all-in cost	$64,500
Land	Included, 0.4 acre

A Knoxville woman inherited her uncle’s mobile home on a 0.4 acre lot in north Knox County. She lived out of state and wanted it gone. The roof leaked and the skirting had fallen off.

Your title check showed the home and the lot were held together. You offered $46,000, and the contract carried bold-print notice that you might assign it. Roof and flooring estimates came to about $12,000.

A local landlord paid a $6,500 assignment fee and took over the contract. The heir received her money in three weeks. Compare this path with a wholetail if you want to repair and resell.

Tennessee rules to know

Titling, disclosure and wholesaling rules

Under the 2025 wholesaling act, the contract itself must carry your disclosures in bold, large print: first to the seller about marketing your interest, then to the buyer about what you hold. The seller also gets the assignment date at least 3 business days early. As enacted, the act names no cancellation right and no penalty, so check the current text.

Seller disclosure under T.C.A. 66-5-201 and -202 covers non-site-built homes in one to four unit sales. Manufactured home titling and any rules for homes on leased land should be checked with current Tennessee sources and your title company. We did not verify them here. Unlicensed brokerage is unlawful under T.C.A. 62-13-301, so stay a principal. Our attorney guide can help.

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Learn small-home deals the right way

Mobile home deals hinge on title and condition. Mentorship students send us their files, and we help them check each step.

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FAQ

Mobile Homes in Tennessee: common questions

Is wholesaling mobile homes in Tennessee legal?

Generally yes, if you contract as a principal buyer and follow the 2025 written disclosure rules. Always confirm how the home is titled before you sign, and tell the seller in writing, in bold, large print, that you may market your interest. Check current text with an attorney.

Is a mobile home real property in Tennessee?

It can be, depending on land ownership and attachment. If the owner owns the land and the home is attached, the deal is often a normal real estate sale, while a home on rented land may be a titled personal property item. Confirm with the title company and current rules.

Does the disclosure act cover mobile homes?

The residential disclosure act reaches one to four dwelling units, including non-site-built homes. An owner gives a statement or a disclaimer, and the disclaimer requires the buyer’s waiver. The rules sit in T.C.A. 66-5-201 and -202, and your buyer should read it before closing.

Can I assign a mobile home contract?

Yes, if the contract allows it and you give the written notices the 2025 law requires. The contract itself must carry your disclosures in bold, large print, first to the seller about marketing your interest, then to the buyer about what you hold.

What tax applies on a deed?

About $0.37 per $100 of recordation tax, paid by the grantee, when a deed transfers the property. A bare assignment is generally not a deed, so confirm with the closing attorney, and check titling on leased land with your title company.