AskSusanna.com

HUD Secretary Endorses Manufactured Homes as Key Housing Solution

Thu, 07 Aug 2025 10:46:15 GMT

HUD Secretary Scott Turner's Insights on Manufactured Homes as Solution for US Housing Crisis

HUD Secretary Turner's Focus on Affordable Housing

At June's press conference HUD Secretary Scott Turner celebrates home ownership in USA, endorsing and supporting the American dream of home ownership. He later endorsed manufactured housing as a solution for quality, affordable homes.

HUD Secretary Turner Highlights Manufactured Housing

After touring homes at a manufacturing site, Turner spoke with MHI about the vital role of manufactured housing in addressing the significant housing deficit in the United States . He highlighted the creativity and thoughtful design in today’s manufactured homes, noting features like porches, elegant hardware, and efficient layouts that cater to modern homeowner needs.

Turner pointed out that manufactured housing is essential for providing affordable options without sacrificing quality.

“Every community needs housing, and manufactured housing plays a huge role in that,” he said. “From the affordability standpoint, from the quality standpoint, from the speed to market standpoint, from a cost saving standpoint, and from an environmental standpoint, manufactured housing is very important– a huge part of the equation.”

His commitment to this sector underscores the broader goal of ensuring that all Americans have the freedom to choose where and how they live. Read full article with Scott Turner interview video here

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Susanna Kunkel, Realtor

ABC Realty, LLC

484-416-0567

Mobile Home Financing Tips for Success

Wed, 06 Aug 2025 10:47:04 GMT

What you need to know about mobile home financing

Financing for homes in land lease communities are called 'chattel loans' because you're financing only the house. It's structured differently as it's a titled asset, not deeded real estate. Many buyers and their agents are unaware of the ins and outs involved with chattel loans. Unfortunately, this sometimes creates unpleasant 'surprises' at settlement.

What is a Chattel Loan?

Chattel loans usually involve a "dry settlement." What does that mean? The papers are signed but the funds aren't released by the lender at the table. ABC Home Sales preferred lenders fund quickly! Usually at the table. Why is that important?

Sellers are not obligated to turn over the keys to your new home until the funding comes through. I've been at settlements where the buyers broker tried to essentially 'bully' my client into releasing keys as its a 'common practice' with mobile home sales. Imagine the challenge for a seller.

Suppose funding fails and the home is already occupied! Its just too much of a risk for most sellers, especially with new construction.

My partner and I didn't realize the differences between the lender's process on our first mobile home flip. We received the down payment funds at closing but the final funds didn't come through for six weeks!

Who you work with matters!

Listing agents, buyer agents, settlement services - it's best to work with someone who specializes in this market segment. Well intended bad advice can put you in the wrong hands with unacceptable terms.

Does your agent have experience and knowledge of manufactured home construction? Before you waive inspections and select your financing options, be informed! Ask questions at your listing appointment or buyer consultation about your potential agent's knowledge and experience in land lease communities.

Read more...

For more insights and tips on how to explore affordable, quality new construction in land lease communities, contact me for a no-obligation consultation. We'll not only explore current market conditions, but construction insights key for your success.

Susanna Kunkel, Realtor

ABC Realty, LLC

484-416-0567

Be your own developer!

Wed, 23 Jul 2025 10:33:25 GMT

Select your site. Choose your home. Enjoy!

Land-lease communities offer a unique option to buy affordable, new construction homes. You can buy a new home already in place or choose a vacant lot, then select and customize the model you want - just as new construction site-built developers do.

Meet our developer partners - You have hundreds of models to choose from when selecting the right house. We will work closely with you to find the model that fits your price point while still giving you the freedom to customize your home’s features.
Choose a community! ABC Home Sales has exclusive access to off-market land-lease opportunities in throughout Pennsylvania. We help you find the ideal new site to fit your home buying goals.
Explore Models and Floor Plans - Eagle River Virtual Tours and Decor Options to customize your brand new home!

Want to know more? Book a convenient time for a home buying consultation on my calendar . Let's make your dreams come true!

Susanna Kunkel, Realtor

ABC Realty, LLC

484-416--0567

Increased demand for manufactured housing

Tue, 22 Jul 2025 11:33:34 GMT

Why the increased demand for land-lease communities in PA?

Affordable, Quality Living

What is the best new home option for you? As you explore the market, I encourage you to consider manufactured homes in land lease communities as just another type of architecture and ownership. You're likely to be pleasantly suprised!

Want to know more? Book a time on my calendar and let's talk!

Susanna Kunkel, Realtor

ABC Realty, LLC

484-416-0567

Rentals in America at all time high

Tue, 22 Jul 2025 10:51:15 GMT

US Rental Rates Hit All-Time High

12.1 Million US households have housing costs that consume more than 50% of their income

A Harvard University research brief titled, “Deteriorating Rental Affordability: An Update on America’s Rental Housing 2024,” co-authored by three JCHS researchers and published December 16, updates the center’s previously published “America’s Rental Housing 2024” report ;

"Though rent growth has recently slowed substantially, the extended period of rising rents during the pandemic propelled cost burdens to new heights. At last measure in 2022, a record-high 22.4 million renter households spent more than 30 percent of their income on rent and utilities. This is an increase of 2 million households over three years and entirely offsets the modest improvements in cost-burden rates recorded between 2014 and 2019 (Figure 3).

Among cost-burdened households, 12.1 million had housing costs that consumed more than half of their income, an all-time high for severe burdens.

Options to buy an affordable home

How to find affordable homes? In the past 4 years I've explored the positive options of manufactured homes in PA. Once stigmatized by "trailer trash" stereotypes, manufactured homes in land lease communities have become a hot topic as a positive solution to the US housing crisis. Visiting the Eagle River factory in Central PA really showed me the quality of off-site manufactured home construction.

HUD Reveals 87 Changes for Manufactured Homes - increasing inventory and options such as multi-unit housing

On a personal note, my partner and I renovate and rebuild manufactured homes to create affordable, quality home ownership opportunities - one family at a time.

If you are exploring home ownership options and tired of paying someone else's mortgage, let's talk! You can own a quality home in a land-lease community for less than 1/2 a bitcoin! Or finance your purchase with only 10% down.

Susanna Kunkel, Realtor

ABC Realty, LLC

484-416--0567

US Housing shortage may be long term challenge

Sat, 19 Jul 2025 19:24:07 GMT

Will reduced interest rates solve the problem?

For more information on the variety of options for affordable quality new construction in land-lease communities throughout Pennsylvania, let's talk!

Susanna Kunkel, Realtor

ABC Realty, LLC

484-416--0567

How to hire the right listing agent

Sat, 19 Jul 2025 11:29:52 GMT

How should I interview a listing agent?

Selling your home is a personal journey. It involves your home, your family and your future. Selecting an agent you like or know is tempting, but do they have the skills necessary to accomplish your goals?

Inteviewing realtors, and focusing on the key elements necessary for your success is crucial. This may be one of the largest transactions you ever do and the impact of the sale affects your entire family.

Top 3 Realtor Skills Necessary to SELL Your Home

Marketing - a successful marketing plan starts with detailed analysis of your home's local market. Understanding current dynamics is a foundation for a successful, creative marketing strategy. Who is your ideal buyer? Where are buyers comibng from? What design features do buyers want? What will drive buyers to make an offer quickly at a strong value? What's the best way to "tell the story" of your home and make buyers fall in love with it? Review the agent's marketing plan for you as well as prior marketing efforts and results.
Negotiation - Ask questions about negotiation training and experience. Marketing is the first step, but negotiating a strong offer and getting through contingencies to a successful closing is an entirely different skill set. In Pennsylvania, we are a "title state" meaning lawyers are not required for contract to close. Choose a realtor who has strong experience working with title, inspections and all the contingencies necessary to get you to the closing table.
Communication - usually this is the biggest complaint I hear from sellers who weren't successful. An agreed upon communication plan should be part of your unique marketing strategy. With negotiations, its critical that your agent doesn't get emotional and is astute at handling difficult conversations. You also want someone trained in documenting critical communication for your legal protection. Lawsuits can happen long after closing and often are not based on fact. Documenting everything is crucial in real estate transactions.

Local Market Knowledge

A key element in selecting a realtor has traditionally been based on locality. This trend goes back to when homes were sold through personal realtor networks, before the power of the internet.

However, this mindset is limiting. Your best buyer may come from another state, or even another country. Your realtor needs to show you how they will market your home locally, nationally and internationally.

Local knowledge in today's market requires the ability to astutely analyze neighborhood markets and how they tie into larger demographic dynamics. This is especially true post-COVID. Your ideal buyer may not be local.

What about the commission?

The real estate industry has been under a microscope during the past few years due to some national lawsuits I'm sure you've heard about. When we meet, we can discuss this in more detail if you'd like. Bottom line, its about what will support your success!

Many times when I meet sellers, their sole focus is on commission and sometimes the first question asked. Commission is definitely an important topic. However, start with the deeper questions and put a plan together for the highest net results possible in today's market for your home.

Selling vs Consulting

At your listing agent interviews, do you feel like you received solid, valuable advise? Or do you feel SOLD? It should never be a sales pitch, it's a consultation and should be solely focused on your success.

Additional resources:

Book a time on my calendar and let's talk!

"Rentification" of America - Long Term Housing Crisis

Fri, 18 Jul 2025 20:03:37 GMT

The American Dream - killed by Wall Street?

Home ownership has been the cornerstone of "the American dream" since the founding of our country. As Robert Kennedy said, "you work hard, you play by the rules and you're goig to be able to afford a home." Equity growth in real estate has been a key source of American generational wealth - literally for centuries.

Lack of inventory?

Whether it's a renovated older home or a brand new model home, the cost of ownership in a land-lease community is often less than a 1 bedroom rent in most Central PA areas.

You can be your own developer - select a lot in a community you want to live in. Then customize your brand new home and schedule placement on your lot. When we meet , we'll go over all the options for making your home ownership dreams come true!

Susanna Kunkel, Realtor

484-416--0567

Top 3 Home Seller Mistakes

Fri, 18 Jul 2025 15:43:22 GMT

What is the biggest challenge for home sellers?

When I asked ChatGPT "what are the top 3 mistakes home sellers make?" - answers were good, but missed the #1 tip for sellers which no one (including AI) tells you!

#1 Tip - Emotionally Detach From Your House

This is THE most powerful step towards success when selling your home. AND it's the hardest for most of us. There's so much heart and soul in our homes - history, memories, our private refuge.

Switching to a mindset of a seller is going to be uncomfortable. You've probably heard to "depersonalize" your home, taking down family photos, etc. Many sellers I meet were offended by that advise.

Often very expensive and thoughtful interior decorating choices were made and are well worth being proud of.

Add years of memorabilia and photos that warm the heart. Those are the very things that make it feel like YOUR home.

Buyers feel that too. When they tour your home, they can feel like they are intruding, and they also get distracted with the details of your life (books, awards, family photos, etc). It blocks their ability to see the home as theirs.

This happens first online, and then on a deeper level at the first showing.

We literally have 5 seconds to make an emotional connection with your potential buyers, helping them to fall in love with your home.

At my seller consultations, I walk through the home with my clients starting at the front door coaching them on what a buyer sees. This becomes the foundation for our staging plans. And that's where it can get emotional.

It's not that there's anything wrong with your personal choices, staging is literally theatre. We want your home to tell a story your ideal "audience" relates to and sets stage for them to visualize it as their home. To do that, we need to neutralize the environment - making it more like a "model home" in new construction developments. Attractive, clean and not personalized.

Top 3 Seller Mistakes and How to Avoid Them

Overpricing - sometimes the blame here can lie with bad advice from an inexperienced realtor or friends and family. Guiding a home seller through market data takes knowledge, experience and the astute ability to offer advice, even if its not what you want to hear. When we meet I'll explain in more detail how overpricing actually costs you money.
Poor Marketing - The first step in a successful sale is preparation, then how it's presented. Marketing matters! It will directly affect the outcome on your net proceeds. Good marketing highlighting the positive aspects of your home creates a dynamic where you'll receive higher, competitive offers. AND the buyers are going to feel more comfortable and confident about the home's condition - reducing nervousness during negotiations.
Negotiations - An experienced agent will help guide you through negotiations, due diligence to present all the facts associated with not only the price but the terms and help keep emotions in check. Home owners who haven't taken that first step of emotionally detaching often get personally offended by price and/or terms of an offer. Those emotions can block negotiation and can cause a loss of opportunity with a qualified buyer ready to purchase. You need an agent skilled at negotiations.

For more information on how to sell successfully in today's market - let's talk!

Middle class housing crisis amid soaring debt levels

Fri, 18 Jul 2025 14:30:13 GMT

Debt is holding down American families

Households feeling strangled by debt affects all housing segments. Debt-to-income affects rental qualifications, land-lease community approvals as well as mortgage applications. Buying a home for many seems more impossible than ever. Yet rents are escalating!

Low Inventory and Affordability Crisis

As if high interest rates and rising debt isn't enough of a challenge, lack of available homes has supported higher values for both rentals and home purchases.

What are some solutions?

Land lease communities offer a quality, affordable lifestyle where you can enjoy the benefits of new construction for less than the cost of a rental. Choose a home already set and ready to move in - or be your own developer! Select your site, choose your model, enjoy!

Why Staging Matters

Fri, 18 Jul 2025 10:43:55 GMT

Staging is often misunderstood

Many sellers confuse staging with furnishing. Think of theatre. Staging tells a story and sets a background for the actors.

In your home, successful staging tells a story for your "audience" (qualified buyers) and highlights the features of your home. Just like theatre, a staged room isn't fully furnished. A few chosen pieces strategically arranged with carefully chosen accessories sets a tone and creates a clear and positive walk through experience. We want you "audience" to fall in love with your house.

More imporantly, we want them to visualize it as their new home!

Who's the star? You or your home?

When we market your home with photos and videos, we need to be mindful of who is the star! Are buyers seeing YOUR life - or the home? As an example, a seller I worked with had a magnificent, historic home filled with memorabilia, professional awards, large iconic art pieces. It made a very dramatic impact as you entered the home, but it was hard to focus on the architectural details and design elements of the house.

Emotionally letting go of your home and thinking as a seller is one of the biggest challenges for a successful sale. As we were preparing for the video shoot he finally understood when I commented, "if we were doing a documentary about you this would be perfect! But your house has to be the star." Him mind shifted, we rearranged furniture and artwork to make his home the "diva" of the story.

Staging benefits ALL sales, regardless of price point. When we meet , we'll create a workable plan for your selling success.

Susanna Kunkel, Realtor

484-416--0567

Differences between land lease communities and leasehold real estate

Wed, 12 Feb 2025 12:30:22 GMT

Leasehold real estate vs land lease communities

What's the difference between leasehold real estate and a land lease? The length of the lease is very different. Leasehold titles generally last for much longer—anywhere from 25 to 99 years—whereas leases are for six months, a year, or even month by month.

Relying on Google searches for clarity can cause a great deal of confusion. Leasehold properties are not common on the east coast, with the exception of some condos in New York as explained in the article below;

What is leasehold interest property - Realtor.com

In Hawaii, where I started my real estate career, leasehold condos are common in areas like Waikiki and Hilo. Large amounts of land in Hawaii are privately owned in trusts, some with specific restrictions on how the land can be used.

When you buy a leasehold condo, you are only purchasing the unit with no rights to ownership once the lease expires. Values depreciate accordingly based on the remaining years on the land lease.

Ultimately, when the lease ends you no longer have any rights of ownership - it reverts to the lease holder.

A "land lease community" refers to a residential area where homeowners own their houses but lease the land they are built on.

Manufactured Home Communities

Once considered "trailer parks" or "mobile home parks" - the current term is "land lease community." This is where confusion occurs.

There are a variety of land lease communities and some search results refer to communities based on a leasehold type of offering vs month-to-month lot leases typical in privately owned manufactured home communities.

With leasehold properties, the terms of the lease are tied to the deed for your property. When the lease ends, you lose your home.

The video below is a good example of the confusion. Her explanation applies to leasehold properties, not typical manufactured home communities which are usually privately owned with month-to-month lot leases;

Home Equity Differences

When you own a manufactured home in a land lease community, your own your home!

Manufactured homes have increased in value 60% in the past 5 years. Current market values and equity gains or losses tend to follow stick-built market trends - not a depreciating asset like a car.

In some cases, equity growth for manufactured homes has outpaced equity gains in stick-built homes.

Why manufactured homes are increasing in value

Leasehold ownership only depreciates, ultimately ending in losing your ownership when the lease ends.

As a home owner with a lot lease, you have rights to sell your home or move it to another location if it meets township requirements for a permit. Your lot rent has to be current as the community land owner must approve the permit application.

If that isn't possible, you can sell your home at today's market value and benefit from recent equity gains for manufactured housing.

What's the best home ownership for you?

Everyone's situation is different. Sorting out what's best for you and your family to fit your financial and lifestyle goals is what's important. Comparing the pro's and con's of renting vs buying is a very personal decision.

For market insights and a private consultation, please contact me . Let's talk!

Wall Street vs Main Street

Sun, 09 Feb 2025 13:53:01 GMT

The American Dream of Home Ownership is disappearing thanks to Wall Street

Rental rates and evictions are rapidly increasing due to Wall Street's aggressive strategy of buying single family homes throughout the USA as an investment vehicle for REIT's and hedge funds.

Since 2008, large corporations saw a huge opportunity for housing acquisition. With super-powered AI based analysis, hedge funds increased their buying strategies during COVID and continue to push Americans into rentals vs home ownership.

If you feel priced out of the housing market - you're not alone! Check out the video below for insights into today's market dynamics killing the American dream of home ownership.

Manufactured Homes as Affordable Housing Solution

Land lease communitiies, also known as Manufactured Home Communities, Mobile Home Parks or historically called Trailer Parks, offer opportunities for affordable home ownership. You own your home, but lease the lot its placed on. Usually on a month-to-month lease.

The term "trailer park" comes from when mobile homes were designed almost as an enhanced camper. Similar to an RV park, the lots were smaller and homes were considered a depreciating asset, like cars.

"Mobile Home" is also becoming an out of date term. Ironically, the very homes from "trailer park" days are not mobile. Permits for moving a mobile home are not allowed in most townships for older manufactured homes.

Even with a mortgage and lot rent your housing costs are dramatically lower then rentals, and you benefit from home ownership. As an owner, you have an opportunity for equity gain in today's market.

Manufactured homes have increased 60% in value in the past 5 years. Based on supply and deman challenges driven by the affordable housing crisis, it appears that equity growth will continue.

Financing for Manufactured Homes

Manufactured homes, both new and used, do qualify for financing, but its a unique type of loan called a chattel loan. Since your home is a titled asset, not deeded real estate, your local bank, credit union or traditional lender will not work for financing.

Good news! Manufactured home loans only require 10% down. And you closing costs will be lower since you don't have to pay transfer taxes, which in some areas of PA can be as much as 2-4% of the home's value.

ABC Home Realty offers new construction manufactured homes which you can reserve with a small down payment while you finalize your financing. We have ready to move-in new homes placed in communities in your area, or you can be your own developer by selecting your lot, choose your model and customize your home with ABC Home Realty . We will coordinate the entire process for your success.

Home ownership more affordable than renting

Fri, 07 Feb 2025 11:04:04 GMT

Is it more affordable to rent or buy a home in today's market?

A recent study by ATTOM Data found home ownership was more affordable than a 3-bedroom rental in many areas throughout the USA, although both options remain a financial stretch for the majority of Americans.

"The report shows that both owning and renting remain difficult for average U.S. workers, commonly consuming 25 to 60 percent their wages. But major ownership expenses on typical single-family homes nevertheless require a smaller portion of average wages than renting three-bedroom residences in close to 60 percent of the 341 county-level markets. Owning is the more affordable choice despite median home prices generally rising faster over the past year than average rents around the country."

Buying a manufactured home in Central PA is typically more affordable than even a 1 bedroom rental, including new construction. Loans for manufactured homes only require 10% down and to secure a new mobile home opportunity with ABC Home Sales only requires a small deposit to hold the home while you secure your financing.

Do I have to pay my buyer agent's commission?

susanna.kunkel@gmail.com — Wed, 05 Feb 2025 12:09:23 GMT

Who pays for your buyer agent's services?

Since August 17, 2024 real estate practices regarding commission fees changed dramatically. In the past, the 'standard of practice' was that the seller's commission included a "coop" sharing model. Part of the overall commission fee paid by the seller went to the buyer brokerage and that's how your realtor was paid.

The shift in how buyer agents are paid driven by NAR's lawsuit settlements generated rampant fear, misinformation and frankly absurd postings which may leave you confused. When I see articles like this recent LinkedIn editorial it brings home to me what a bad job our industry has done educating consumers about what is involved in the home selling and buying process .

As a result of the NAR lawsuit settlements, that fee structure was 'decoupled' and now each party is responsible for paying for their own representation. The basis of the lawsuits was founded on the simple business model that each party should pay for their own services and buyer representation should not be a seller expense.

Interview your buyer agent and negotiate fees BEFORE making offers

If you are working with a realtor to buy a home, the first step should be a Buyers Consultation. This is an interview, just as if you were going to list your home for sale and you interview realtors, negotiate fees, and sign a contract.

In the past, many buyer agents did not do this. They simply started showing homes and counted on their commission being paid by the "coop" fees from the seller's brokerage. You should strategize together to address how your broker fee is paid.

Do you need to finance closing costs? If so, understanding that the asking price of homes now does not factor in your broker's fee. That will be important for your offer dynamics. If there is no buyer broker fee offered, then be sensitive to the 'net' to the seller on your offer if you are asking for your realtor fee to be paid by the seller.

Unfortunately, I've seen a lot of awkward dynamics where this wasn't addressed prior to making an offer and in essence negotiations became a 3-way process hinged on the buyer broker fee vs simply between buyer and seller. In fact, I've seen several deals fall apart because the buyer and their agent had not put together a strategy before making offers.

I've also had realtors "steer" their clients towards listings where a commission is offered, completely against the lawsuit rulings. With limited inventory, it can be a competitive market. Some buyers are losing opportunities because they had not worked out their negotiations with their own agent prior to making an offer. I've seen several great offers fall apart due to this 3-way negotiation.

As realtors, we are supposed to put our clients needs first. If your buyer broker hasn't worked out their fee with you before making offers, you may be missing out on the best fit for you in today's market if they are focused on how they will be paid vs what's best for you.

Do I need a buyers agent?

Buying a home is one of the most complex, personal business transactions we do in our lifetime. Its also one of the most misunderstood.

Yes, we can blame HGTV and social media's oversimplification of a complex business. Yet it comes back home to us, the licensed professionals who live and breathe this business to paint a true picture of the real estate transaction.

Entertainment is just that - entertainment. I loved Law & Order but we all know a lawsuit isn't solved in 15 minutes.

To think a homebuyer can use AI to write a contract is as absurd as using AI instead of a lawyer. Yet we've allowed our industry to be seen like an HGTV script - look at 3 homes, pick one and done! The consultation, work and education needed to avoid potential pitfalls isn't sexy and doesn't fit in a 30 minute segment. But that story must be told!

A good buyers agent is well worth the fee! Saving you money and protecting you throughout the process. However, you are not required to have an agent. Just as sellers have sold homes as For Sale by Owner, you can be an unrepresented buyer or can hire an attorney. Many listing agents will do the paperwork for the transaction if you are unrepresented - they just cannot guide you or negotiate for you.

Top 3 tips for home buying success

What you don't know can hurt you - learn from my first time homebuying mistakes

For more information about today's market and how to successfully negotiate an offer, book a time on my calendar for a private consultation. No obligations! I'm here to help.

5 Tips for Sellers to Prepare for an Appraisal

Sun, 02 Feb 2025 15:41:16 GMT

We have to "sell" your home to the appraiser

It's not just data that makes for a successful appraised value. How your home looks (and smells) will impact the appraiser's opinion of your home's market value. We have to sell your home 3 times - to buyer agents, directly to home buyers and finally the appraiser.

5 Tips to Prepare Your Home for a Successful Appraisal

Fresh coat of paint - this is wise to do before marketing the home. However, if you're under contract and an appraisal is scheduled, walk through your home with a critical eye and be sure to do paint touch-ups or paint areas you might have missed before listing your property. Use neutral colors, be sure you have declutters and don't ignore the trim!
Follow the "$500 Rule" - There is a fairly common train of thought that homes appraise in increments of $500. So defects found will ‘cost’ $500 in a home’s appraised value. Thus, repairs or improvements that can be made for under $500 are likely worth taking on. Some are very minor, such as drain issue fixes, broken light-fixture replacements, etc.
Smells - do a thorough cleaning and make sure there are no smoke or pet odors. If you're cleaning and painting, the home should smell fresh, like new construction. Be sure all pet hair, food, smells are cleared away before the appraisal appointment.
Declutter - the appraisal comes after you're under contract and you may have started packing, etc. already. Prepare the home for the appraisal appointment as if its for a buyer showing. Appraisers are human and the emotional impact of how your home presents can influence the documented valuations.
Home Improvement Documentation - I like to have a folder for appraisers with market data, and details on home improvements. As your listing agent, I'll provide that to the appraiser who makes the appointment. Or you can prepare and leave on the counter for the appraiser. On one of our flips, this made all the difference. I provided a list of all the improvements we made along with the costs associated as there weren't local comparable sales - and it worked!

What if the appraised value doesn't match our contract?

When we meet to go over the steps to successfully sell your home, we'll discuss in detail the negotiation that happens when appraisals don't meet the agreed upon contract price.

Generally, there are 3 negotiation options to bridge a gap in appraised value;

Adjust the contract to the appraised value - this is usually the least favorable for sellers, but a fair approach as the valuation is independent and not based on the buyer's financial status.
Meet somewhere in the middle - sometimes buyers are willing to pay extra cash on the transaction to help bridge the gap in valuation. Often, buyers and sellers split the difference 50/50 but its entirely negotiable.
Contest the appraisal - if the value is way off, and both agents agree, sometimes we can collaborate to contest an appraisal or ask for a second appraisal. This is the most difficult option and not as successful as taking proactive steps to avoid a gap in appraised value.

Know your market data

When we first meet, we'll go over market "comps" (comparable sales). Generally, you'll want to see 3 active listings, 3 under contract and 3 recent sales within 1/10 mile. While I'm not an appraiser, we know from experience the general parameters appraisers use to pull comparable sales. If you're open to updates, I'll also set up regular market reports for homes of a similar age and size so you can track the micro-market trends such as price reductions, days on market and recent sales in your area.

Sometimes there are off-market sales that can support your value that won't show on MLS. For manufactured homes, I always touch base with the property manager to find out about new homes that may have been placed or sold in the community without being published.

As your real estate advisor, I'll guide you through the process of navigating the appraisal and all negotiations involved in a successful sale.

Why are manufactured homes increasing in value?

Fri, 31 Jan 2025 13:31:57 GMT

Manufactured home values have increased 60% since 2018

Once considered a depreciating asset, manufactured home values are increasing much faster than stick-built homes. Since traditional, old school financial advise considered a "mobile home" to be a depreciating asset like a car, this comes as a big surprise to many!

Data from the U.S. Department of Housing and Urban Development (HUD) and U.S. Census Bureau shows that prices for manufactured homes have risen by nearly 60% over the past 5 years as the nation continues to contend with a housing affordability crisis that stems in part from a shortage of sufficient housing inventory.

Prices for mobile homes have surged 60% since 2018 - NY Post
Even Mobile Home Prices Keep Rising - NY Times
Mobile home prices rising more than single-family homes - LendingTree Study
- PA ranked #16 with a 65% increase in value from 2018-2024 (from $72K to $127K)
Manufactured homes are appreciating faster than site-built homes - HousingWire.com

New Manufactured Home Shipments vs Stick-Built New Homes in Pennsylvania

A recent article tracked the rate of new manufactured home shipments vs. site-built new construction permits throughout the USA.

US States Investing Most in Manufactured Housing - Dec. 4, 2024

Pennsylvania manufactured home shipments in 2024 were 9.6% of all new construction homes in the state with an average sales price of $127,500 vs $270,780 median sales price for all stick-built homes in PA.

What about older manufactured homes?

When markets shift, often long-time home owners are at risk for predatory practices as they don't really know the current value of their homes. I've seen this in many market shifts throughout my 20+ years as a realtor. In Philly about 10 years ago, during a surge in values combined with gentrification of older neighborhoods, I met many elderly home owners who were aggressively approached by wholesalers and shady investors - some who literally 'stole' the home from the owners.

One lady I met told me the wholesaler literally forced his way into her home. When I looked at the contract he left her, it was not a valid contract at all. And I heard horror stories of elderly widows being defrauded from their home - ending up with no home, and no money.

What is a wholesaler?

Did you ever see those late-night tv ads promoting how to make a profit in real estate without using any of your own money? In essence, a wholesaler is a 'middle man' who purchases the right to sell your home and then sells that opportunity to another buyer without ever taking ownership. Sometimes it's called an A-B-C contract. You're the seller (A), the middleman is (B) and the buyer is (C).

I'm not a fan of wholesaling as I strongly feel if there's profit to be made - it should go to the owner directly.

I was first approached for these types of transactions when I specialized in short sales during the mortgage crisis. Many of those investors later faced federal charges for mortgage fraud, as they 'defrauded' the mortgage company from full value of the distressed home.

PA Act 52 - Wholesalers Must Have Real Estate License

In 2024, Pennsylvania enacted Act 52 which requires wholesalers to register with the state, obtain licensing, and follow disclosure policies. This new law took effect January 9, 2025 and is aimed at increasing transparency and regulation in the wholesaling market.

Since manufactured homes have a title not a deed, they fall into a different segment of real estate which may or may not be covered by this law as you can sell manufactured homes with a sales license, not as a realtor.

Just since the start of 2025, I've seen more mobile home owners approached by these types of investors. It appears wholesalers who aren't licensed realtors are now focusing on manufactured homes, especially with the recent increase in values.

Owners of older mobile homes are vulnerable to misleading estimates of their home values, and unscrupulous sales practices from predatory investors in today's market dynamics.

How to protect your mobile home's value

Its wise to interview 2-3 realtors active in your area to get a documented market value estimate, even if you plan to sell privately.

As with any home sale, you should receive detailed market analysis showing you current listings, those under contract and recent sales (past 6 months) of homes of a similar type and age in your area

When I meet a potential seller, we go through the macro-market conditions as well as local micro-market sales results specific to the home. Additionally, we discuss strategies to net the highest in todays market.

For more information and a confidential appointment about your home's value - contact me . Let's talk!

Affordable Living in Central PA

Tue, 28 Jan 2025 11:51:37 GMT

With rents and home prices so high, where can I buy a home?

Home buyers facing affordability challenges

In early COVID I saw the coming crisis of affordability and unfortunately it materialized. Business Insider reports:

"Home affordability improved slightly in the US late last year, but this housing market is still one of the unfriendliest for buyers in the past four decades. The third quarter of 2023 was the worst three-month stretch for home affordability in 38 years , according to data from the NAR’s housing affordability index. While last quarter was a bit better for buyers, it was still the second-worst market since 1985."

Rent vs Buy?

Deciding whether to continue renting or buying your home is a tough decision and the answer is always personal. Although there's been a slight decrease in rents in some markets, rents are still higher than in 2020 (pre-pandemic).

Affordable Homes in Central Pennsylvania

In our current housing crisis of affordability, I opened my mind and business to additional real estate options in Central PA.

With WFH and downsizing trends, locations outside major metropolitan areas open doors to affordable quality living.

In Central Pennsylvania you'll find quaint small towns, countryside beauty and convenient access to major cities as needed.

Amtrak connections in Elizabethtown , and Middletown just outside the Harrisburg airport offer easy access to NYC, Philly and Washington DC.

Local farmers markets with fresh produce and meat add to affordable, quality living in areas like Lancaster and Hershey .

Mobile Home Living in Central PA

Negative stereotypes about mobile home living are blown away with some quality communities in Central Pennsylvania.

Empty nesters and families alike are moving from traditional real estate to manufactured homes in well managed communities.

High interest rates for conventional mortgages aren't too far from the lending costs to buy a quality manufactured home.

I've met several couples who sold their homes, bought a manufactured home and had a nest egg left for a financially comfortable lifestyle.

Just like all real estate, location matters.

Don't be distracted by a "bad neighborhood" when there are quality locations nearby including 55+ communities. Some are pet friendly, others are not. There's options to match your lifestyle.

Want to know more? Book a time on my calendar and let's talk!

Top 3 Tips for Home Buying Success

Thu, 02 Jan 2025 14:37:37 GMT

How to buy a home in today's market?

What are the critical steps for success? HGTV makes it look so easy! Just view 3 homes, pick one and you're done - right?

What they don't show are the many moving pieces, deadlines and deliverables that go on during contract to close. Manufactured home sales have a similar process, just slightly different documentation.

A buyers consult with your potential realtor is critical for your success. Your agent should go over what their services are, ask detailed questions about your financial and lifestyle goals and clarify their fee and how they would be paid.

Since the NAR Lawsuit settlement went into effect in August 2024, no longer are buyer agents paid by the seller. Essentially commissions were 'de-coupled' and both buyer and seller are responsible to pay for their own representation.

Top 3 Steps for Home Buying Success

Buying a home can feel both exciting and stressful - at the same time! Outlined below are 3 steps for your success;

Secure your team - who you work with will have a dramatic impact on your results. Interviewing and selecting the right realtor and lender can make or break your negotiation success. Especially in the manufactured home market, where chattel loans require a 'dry settlement' - you may find complications at the end of your transaction that you did not anticipate.
Market research - know the market statistics and trends in order to feel confident with your numbers, whether making an offer that might have to compete. What are the typical days on market? How are sales tracking in your area - sold vs asking?
Prepare to negotiate - when we meet, we'll go over the multiple negotiation points in a transaction. Everyone's style of negotiating is a little bit different. It'll be important to be aware of your own style, and we'll sort out how the other parties negotiate as we navigate through the process. I'll put my Certified Negotiation Expert (CNE) training to work for you!

My first-time home buying mistake

While I thought I was knowledgable when we bought our first home in 1996 (before Zillow and HGTV), I did NOT understand the role of realtors. My market data was good and we were saved by escalating values due to the dot.com bubble in 2000 - not by our wisdom!

When we meet, we'll go over your unique home buying goals and map out a plan for success!

Book a time on my calendar or contact me for more info. I'm here to help!

Chester County Living

Thu, 19 Dec 2024 21:52:11 GMT

There's so much to love about living in Chester County, PA

Farm-to-table cuisine, good schools, locally produced wines and gorgeous rolling hills, where children and horses both play freely are at the heart of Chester County living.

Local attractions like Longwood Gardens and the art collections at the Brandywine Museum of Art , historic sites of Chadds Ford and the vibrant downtown of the charming college town of West Chester offer dining and shopping delights.

Wester Chester is a charming town located on the Main Line outside of Philadelphia. A vibrant downtown features a wide range of restaurants , shops, and cultural activities, while still maintaining a small-town feel. Easy access to outdoor recreation, including numerous parks, trails, and natural areas. From tennis and golf, to cayaking and mountain biking - there's fun for everyone.

For horse lovers, you won't want to miss Chester County's annual Devon Horse Show & Country Fair .

Are there affordable homes in Chester County?

While large, luxury estate homes are popular in areas like Devon and Berwyne, nearby Newtown Square offers a variety of home options to fit many lifestyles and budgets.

Land lease communities in Chester County where you can customize a new construction manufactured home offer affordable, quality lifestyle options for all ages. Or 55+ communities, if that's your preference.

If you're drawn to beautiful landscapes with old barns and historic stone buildings, you'll love Chester County living!

For more information on manufactured homes in Chester County, contact me for a private consultation and we'll find the best option for your financial and lifestyle goals.

How to buy a mobile home

Mon, 09 Dec 2024 13:07:48 GMT

Manufactured homes offer quality, affordable living

With rents and home prices at all-time highs, owning a manufactured home offers quality, affordable home ownership for less than a 1-bedroom rental in most areas of Central Pennsylvania.

Once considered a depreciating asset, manufactured home values increased 60% in the past 5 years , outpacing equity growth of stick-built homes. The best financial advise for home ownership equity gain is to have a 5-7 year plan before selling for all types of homes.

Land lease communities vs fee-simple home ownership

Land lease communities offer a variety of lifestyles, from 55+ to all ages. Some are pet friendly, others have strict limits. Your land lease fee covers home many ownership costs associated with fee simple homes on privately owned land, such as land taxes, some utility services, etc. When comparing costs of ownership, be sure to add in the fees you'd be responsible for with a stick-built home vs a land lease manufactured home. Each township's fees are different.

Just like any type of home, location matters. There are differences in the various land lease manufactured home communities. Explore your options just as you would searching for an ideal neighborhood for a rental or traditional site built home purchase.

New construction or resale - options for all lifestyles and budgets

Articles:

Buying a mobile home: what you need to know - Realtor.com
What to know about buying a mobile home - Trulia.com
Buying your first mobile home? - Manufactured Housing Consultants
Benefits of mobile homes for seniors - Manufactured Housing Consultants
HUD's Guide for Manufactured (Mobile) Homes
How Much Does It Cost to Buy a Mobile Home? - US News
Complete Guide to Buying a Mobile Home - Rocket Loans

Central PA Farmers Markets

Tue, 12 Nov 2024 17:08:08 GMT

Fresh produce, meat, eggs and dairy are treasures of Central PA living.

Central Pennsylvania has many local farmers who sell directly from home or you can access regular farmers markets and find everything from organic produce, baked goods and local honey to fresh meat.

Harrisburg; Broad Street Farmers Market - 1233 N 3rd St, Thurs/Fri 7am-7pm, Sat 7am-4pm
Lancaster Central Market - 23 N Market St, Thurs/Fri/Sat 6am-3pm
Lancaster's market is in quaint, downtown Lancaster. Shop, explore, enjoy!
Farmers Markets in Lancaster County
PA Farmers Market Guide - download for local details in your area

Share your favorite local market with me and I'll add it to the list.

Central PA ranks again as best place to retire in USA

Thu, 25 Apr 2024 15:44:39 GMT

5 Central PA towns ranked in Top 20 nationwide for places to retire

For those of us who love Central PA this comes as no suprise! Affordability, quality of life, easy access to metropolitan areas like New York, Philadelphia and Washington DC, high quality health care and quaint, country style shops and restaurants make it easy to call home.

A recent US News and World Repor t ranked the best places to retire in the US;

Harrisburg, Reading, Lancaster and Allentown were highlighted due to easy access to major metropolitan areas and health care facilities. While affordability and quality of life in smaller towns were critical factors.

Manufactured Home Communities in Central PA

Thriving mobile home communities in Central PA are growing in popularity as retirees and first time homebuyers alike find they can create their own inventory, and enjoy an affordable, quality lifestyle.

For more information, book a time on my calendar and let's talk!