Chapter 8 of 16
Writing an effective listing
What buyers of manufactured homes are actually scanning for, and what to include to survive their filters.
1 min read
Manufactured-home buyers are filtering on a specific set of facts, and a listing that omits them gets skipped rather than enquired about. Lead with the facts, then describe the home.
Include, always: year built; sections, whether single-wide, double-wide, or multi-section; square footage; bedrooms and bathrooms; the land arrangement, owned land, or a leased lot with the current lot rent; the manufacturer and model if you know them; and what is included in the sale.
If the home is on a leased lot, state the lot rent and what it covers. Withholding it does not get you more enquiries; it gets you enquiries that end the moment the number comes up, and it wastes the time of buyers who might have been right for the home.
Then describe what is genuinely distinguishing. Recent major work with dates, roof coated in a stated year, HVAC replaced, windows replaced, is far more persuasive than adjectives. "New roof coating in 2024" earns more trust than "immaculate throughout".
One thing to avoid entirely: do not describe the kinds of people who live in the area or who the home would suit. Beyond being unhelpful to buyers, describing a neighbourhood by its residents, or suggesting who a home is appropriate for, can violate fair-housing law. Describe the home and the lot, not the people.
Key points
- Lead with year built, sections, size, beds and baths, and land arrangement.
- State lot rent and what it covers, hiding it wastes everyone's time.
- Dated major work beats adjectives for building trust.
- Never describe the people in an area or who the home would suit.
Watch out
Describing an area by the type of people who live there, or saying who a home would be "perfect for", risks violating fair-housing law. Describe the property.