Selling a mobile home in the St. Louis area

Where we buy in the metro

St. Louis City and St. Louis County, plus the surrounding counties where most of the region's manufactured homes actually sit: St. Charles County (St. Charles, Wentzville, O'Fallon), Jefferson County (Arnold, Festus, House Springs, Hillsboro), Franklin County (Washington, Union, Pacific) and Lincoln County (Troy, Moscow Mills).

Park-lot homes are the common case here

Inside the metro, most single-wides sit on a rented lot. That means the park — not the county and not us — controls whether a buyer can stay. Before anything else, ask your park manager two questions: does the community approve incoming owners, and is there a year cutoff on homes that stay on the lot. Those two answers decide whether your home is sold in place or has to be moved.

Assessment and taxes differ by county line

In Missouri a manufactured home is assessed either as personal property or as real property once it is affixed to land you own. In the metro you can cross that line by driving ten minutes, so the correct office to call is the assessor and collector in the county where the home physically sits — St. Louis County, St. Charles County, Jefferson County or Franklin County — not the city where you get your mail.

Titles, estates and older homes

Older metro parks are full of homes titled to a parent or spouse who has since passed away, and homes where the title was surrendered when the home was set on land. Both are solvable, and both take paperwork through the Missouri Department of Revenue rather than a quick signature at the kitchen table. We handle these regularly and will tell you which path yours needs before you spend money on it.

Transport access in built-up areas

If a metro home has to be moved, access is usually the real constraint: tight park lanes, low utility lines, cul-de-sacs and permit-heavy municipal streets. That is why we ask for photos of the lot and street — it changes the cost more than the home's condition does.