Vermont situation guide · Updated November 2026

Wholesaling Mobile Homes in Vermont

Wholesaling mobile homes in Vermont means contracting to buy a manufactured home near Burlington, from the owner of the home and often the land, and assigning that contract to a buyer. The first question is whether the home sits on land the owner holds or on a leased park lot, because that changes the paperwork and the rules.

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The short answer

Can you wholesale a mobile home in Vermont?

Yes, in many cases, since the broker chapter does not mention wholesalers. The right steps differ, though, for a home on land the seller owns and one on a leased park lot, so sort that out before you sign. An attorney can tell you which type of deal you have.

Start with the title. A home on land the seller owns is usually sold with the real estate by deed. A home in a park sits on rented ground, so the park owner, the lot lease and the home’s own paperwork all enter the deal. Our mobile home wholesaling guide and park investing guide cover the basics.

In 26 V.S.A. 2211(a)(3), real estate means any interest or estate in land, except leaseholds. That matters for how a regulator might view a lot-lease deal, and the statute alone does not settle it. For a deal that includes land, the broker definition in 2211(a)(4) can apply to assigning it for pay. Ask counsel, and see our license guide.

Mobile Homes in Vermont at a glance

Common lead	A tired owner in a park or on a rural lot outside Burlington
Wholesaler law	Nothing aimed at wholesalers turned up; read current text
Real estate definition	26 V.S.A. 2211(a)(3) excepts leaseholds
Flood disclosure	27 V.S.A. 380 applies to conveyance of real property
Park lots	Tax sale rules mention manufactured home park lots; check current text
Financing	Many lenders treat a home without land differently

The opportunity

Why mobile homes work near Burlington

Housing around Burlington is tight and costly, so a manufactured home is one of the few lower-priced ways in. Owners in parks and on rural lots in the towns around the city may need to sell fast because of health, a move or park rent. See our off-market guide.

Aging owners

Older owners may move to be near family. A quick, fair close helps them, and a clear contract protects you.

Low entry price

Small deals mean small fees. Our motivated seller guide helps.

Repair gaps

Roofs, skirting and heat systems drive cost. Use repair cost basics before you offer.

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Lead sources

Where to find mobile home leads in Chittenden County

Park managers. Ask who has homes for sale or abandoned. Our park guide explains the park side.
Online ads. Homes posted at low prices in Colchester, Milton and nearby towns can lead to owners with room to negotiate.
Drive the roads. Look for faded signs and overgrown yards. See driving for dollars.
Tax-delinquent owners. Owners behind on land taxes may sell. Read tax delinquent lists.
Estate sales. Heirs with a home in a park often want out. Our heirs’ property guide helps.

Your exit

Who buys Vermont mobile homes

Small landlords, local flippers and first-time buyers are common. Cash buyers often like a home on its own land more than one on a lot lease, since the land holds value. Start with the buyers described in our cash buyer guide.

Tell the buyer how it will be financed and taxed. A buyer who pays cash avoids loan delays. The transfer tax in 32 V.S.A. 9602 depends on use of the residence, so check it with the MAO calculator in hand.

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Step by step

How to start wholesaling mobile homes in Vermont

Identify the setup. Find out if the home sits on owned land or a leased lot, and who holds the title.
Inspect the home. Check the roof, heat, floors and the hookups.
Run the numbers. Use the ARV calculator and set a limit.
Write the contract. State what is sold, including land if any, and your right to assign.
Check liens. Search the town clerk for land liens and ask about any loan on the home. See title search basics.
Find a buyer. Pick a buyer who fits the setup, then share the deal.
Close. Hand the file to an investor-friendly title company or an attorney.

Your checklist for wholesaling Mobile Homes in Vermont

Confirm whether land is included or only the home.
Read the park lot lease and any resale rules.
Ask about unpaid lot rent, loans or liens on the home.
Have counsel check whether the deal fits 26 V.S.A. 2211.
Deliver the flood disclosure where land is conveyed.

A Vermont example: a manufactured home outside Burlington

Owner’s ask	$145,000
Contract price	$118,000
Repairs	$17,000
Value once fixed	$155,000
Assignment fee	$8,000
Closing timeline	About 28 days

This worked example is a 1998 double-wide on a half-acre the owner held, in a town east of Burlington. The owner, in her seventies, wanted to move closer to her son and had no list of buyers.

You offered $118,000 with a 28-day close and wrote in your right to assign. The home needed a roof patch and a new heat unit. After a title search and a check for liens, she signed.

A small landlord bought the position for $8,000, and the deed carried both home and land. All figures are for illustration only.

Vermont rules to know

Land, leases and licensing for mobile home deals

Water is the main risk with park and rural lots. If the sale conveys real property, 27 V.S.A. 380 calls for flood-map information, any flood history and insurance status, and a buyer can terminate or sue. Whether a home sold apart from land counts is a question for counsel. Vermont law does not require radon testing.

Licensing is the second layer. A flat ban on unlicensed brokerage sits in 2212, and the owner exemption in 2211(b)(1) is limited to a bona fide owner of the property. A contract buyer of a park-lot home may or may not qualify, and the statute is silent. Verify the wording and read our attorney guide before you market a contract.

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Sort land deals from lot-lease deals

Mobile home deals break down on small details. Mentorship students show us the title and lot lease, and we help them choose a safe structure.

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FAQ

Mobile Homes in Vermont: common questions

Is wholesaling mobile homes in Vermont legal?

Vermont has no wholesaler-specific law in the broker chapter, but its broker rules still reach paid dealing in interests in real estate. Whether a lot-lease home counts is a separate puzzle, because leaseholds sit outside the real estate definition. Match the structure to the facts, check the current statutes and ask an attorney first.

What is the difference between owned land and a lot lease?

A home on land the seller owns is generally conveyed by deed with the land. A home on a leased lot sits on rented ground, and the lease and park rules control. Under 26 V.S.A. 2211(a)(3), real estate excludes leaseholds, which can change how rules apply. Ask a Vermont attorney.

Does Vermont require flood disclosure for a mobile home sale?

It can. The flood duty in 27 V.S.A. 380 attaches to a contract conveying real property, so a sale that includes land is covered: flood-map details, flood history and insurance status. A home sold alone may fall differently. Ask an attorney how your structure is classified before relying on either answer.

Where do I check liens on a mobile home?

For land, search the town or city clerk’s land records, since Vermont has no county recorder. For the home itself, ask the seller about any loan or title paperwork, and consider asking an attorney or title company. Unpaid park rent and tax can also affect a sale, so ask early.

What transfer tax applies on a mobile home deal?

The tax in 32 V.S.A. 9602 is charged on a deed transferring Vermont property. How it applies to a home sold apart from land is not confirmed here, so ask the Department of Taxes. If land is included, the buyer’s intended use sets the tier, and the tier changes the buyer’s math.