Table of Contents

• 1. Introduction
• 2. Step 1: Determine Your Budget & Secure Financing
  • 2.1 Calculate Total Cost
  • 2.2 Compare Loan Options
  • 2.3 Pre-Approval Essentials
• 3. Step 2: Research Parks & Communities
  • 3.1 Park Amenities & Rules
  • 3.2 Location & Commute
  • 3.3 Resident Reviews
• 4. Step 3: Explore Home Types & Layouts
  • 4.1 Single-Wide vs. Double-Wide
  • 4.2 New vs. Pre-Owned
  • 4.3 Custom vs. Standard Floor Plans
• 5. Step 4: Conduct Thorough Inspections
  • 5.1 Structural & Roof Checks
  • 5.2 Plumbing & Electrical
  • 5.3 Underbelly & Tie-Downs
• 6. Step 5: Verify Legal & Zoning Requirements
  • 6.1 Title & Liens
  • 6.2 Park Lease Terms
  • 6.3 Local Zoning Rules
• 7. Step 6: Review & Negotiate Purchase Agreement
  • 7.1 Key Contract Terms
  • 7.2 Negotiation Strategies
  • 7.3 Contingencies & Closings
• 8. Step 7: Closing & Preparing for Move-In
  • 8.1 Final Walkthrough
  • 8.2 Title Transfer
  • 8.3 Setting Up Utilities
• 9. Frequently Asked Questions
• 10. Additional Keywords

1. Introduction

Buying a mobile home in Summerville, SC offers an affordable path to homeownership—but knowing where to begin can be overwhelming. This seven-step checklist from Faith Mobile Home Solutions guides you through budgeting, community research, inspections, legalities, negotiation, and closing. Follow each step in detail to secure the best deal and a smooth transition into your new home.

2. Step 1: Determine Your Budget & Secure Financing

2.1 Calculate Total Cost

Include purchase price, taxes, park or land lease fees, insurance, and moving costs. In Summerville, average double-wide prices range from $60,000 to $100,000 plus lot rent of $300–$600 per month.

2.2 Compare Loan Options

Explore chattel loans, FHA Title I loans, and credit union offers. Interest rates and terms vary—shop local lenders like Summerville Federal Credit Union for manufactured-home programs.

2.3 Pre-Approval Essentials

Obtain a pre-approval letter to streamline negotiations. Keep your credit score healthy and have income documentation ready to strengthen your application.

3. Step 2: Research Parks & Communities

3.1 Park Amenities & Rules

Compare amenities—clubhouse, pool, playground—and rules on pets, exterior modifications, and lot rent increases. Parks like Heritage Lakes and Oak Ridge Estates each have unique benefits.

3.2 Location & Commute

Assess proximity to I-26, local schools, groceries, and employment centers in North Charleston or downtown Summerville for convenience.

3.3 Resident Reviews

Read online forums, Facebook groups, and chat with current residents to gauge management responsiveness and community vibe.

4. Step 3: Explore Home Types & Layouts

4.1 Single-Wide vs. Double-Wide

Single-wides (14–18') suit smaller budgets but offer less space. Double-wides (20–32') provide open layouts and 3+ bedrooms—ideal for families.

4.2 New vs. Pre-Owned

New homes come with warranties and modern features; pre-owned units offer lower upfront costs but require careful condition checks.

4.3 Custom vs. Standard Floor Plans

Standard models are budget-friendly; custom builds allow personalization but add lead time and cost. Determine which aligns with your timeline and wallet.

5. Step 4: Conduct Thorough Inspections

5.1 Structural & Roof Checks

Look for uneven floors, roof leaks, and corrosion on metal components. Hire a qualified inspector familiar with HUD-code homes.

5.2 Plumbing & Electrical

Test all faucets, toilets, and showers. Inspect wiring for proper grounding and sufficient outlets—older homes may need panel upgrades.

5.3 Underbelly & Tie-Downs

Ensure skirting is secure, underbelly insulation intact, and tie-down straps meet local requirements to prevent uplift in storms.

6. Step 5: Verify Legal & Zoning Requirements

6.1 Title & Liens

Obtain a title search to confirm no outstanding liens. Summerville DMV processes mobile home titles—factor transfer times into your closing schedule.

6.2 Park Lease Terms

Review lease duration, rent escalation clauses, and homeowner responsibilities for maintenance and utilities.

6.3 Local Zoning Rules

Check Dorchester County zoning for setbacks, minimum lot sizes, and accessory structure rules if you plan additions like decks or sheds.

7. Step 6: Review & Negotiate Purchase Agreement

7.1 Key Contract Terms

• Sale price and deposit amount
• Inspection contingency deadlines
• Closing date and transfer responsibilities

7.2 Negotiation Strategies

Use inspection findings and market comps to negotiate credits or price reductions. Be ready to counteroffer respectfully and maintain flexibility.

7.3 Contingencies & Closings

Include financing, appraisal, and park approval contingencies. Confirm any fees split and ensure the deposit is held in escrow.

8. Step 7: Closing & Preparing for Move-In

8.1 Final Walkthrough

Inspect that agreed repairs are complete and appliances function. Document any residual issues to address immediately after closing.

8.2 Title Transfer

Sign title documents in front of a notary. Submit to Summerville DMV along with bill of sale and pay transfer fees (around $25).

8.3 Setting Up Utilities

Activate Dominion Energy, Piedmont Natural Gas, and local water accounts. Schedule internet and cable installation early to avoid service gaps.