Flipping A Manufactured Home in Fairmount, GA
Hey everyone, it’s Brad — The Probate House Guy! 👋
I’m out here in Fairmount, Georgia, wrapping up another manufactured home flip that turned out really nice. Even though most of my deals come from probate properties, this one wasn’t. Still, it’s a great example of how you can take a used mobile home that just needs a little TLC and turn it into a solid profit — while helping a family out at the same time.
The Story Behind This Flip
This project came from a family friend — someone in my mom’s Bible study. Her parents owned a 2001 Palm Harbor doublewide (3 bed, 2 bath, about 1,600 sq ft) here in Fairmount.
They were relocating closer to Jasper, GA, for health reasons and didn’t have the time or energy to do the repairs needed to sell. The home wasn’t in terrible shape, but it needed some updates. The parents were also getting behind on their mortgage, so they just wanted a clean, quick sale.
That’s where I came in. I bought it as-is, handled the renovations, and turned it into a move-in-ready home.
Quick Overview of the Renovation
Exterior Refresh
We gave the house a new architectural shingle roof, added gutters, and replaced damaged fascia boards. The old, unsafe back porch was removed and rebuilt into a smaller, sturdy deck. We also repaired the skirting, painted the front door and shutters, and cleaned up the yard for better curb appeal.
Interior Updates
Inside, everything got a fresh coat of Sherwin Williams “City Loft” paint, creating a bright, neutral look.
- Kitchen: painted cabinets, added granite countertops, new hardware, new appliances, and a properly vented range hood.
- Flooring: new vinyl plank throughout, carpet in bedrooms, fresh trim.
- Lighting & Fixtures: new outlets, switches, light fixtures, and vent covers for a clean finish.
- Bathrooms: painted cabinets (Sherwin Williams Iron Ore), granite countertops, new faucets and lights, and fresh vinyl tile flooring.
The HVAC system and water heater were newer, and the house had already been re-plumbed with PEX, which saved us time and money.
The Numbers
We purchased this home in June 2025, let the sellers stay for three weeks, and started work even before they moved out. By early September, we were 99% finished.
Total project time: about 10 weeks.
Projected profit: around $42,000.
And the best part? The buyer might be the neighbor’s son — he’s pre-approved and looking to buy his first home right across the street from his parents. That’s a storybook ending if you ask me.
Handling the Paperwork
Title Problems (and Solutions)
Like many older manufactured homes, this one came with title issues. The original titles were never issued, and the manufacturer (Palm Harbor) went bankrupt in 2008 — meaning no certificate of origin was available.
To fix it, I had to:
- Pay about $700 for a title bond
- Apply for replacement titles with the state of Georgia
- Retire the titles once they were issued so the home becomes real property
Financing & Certifications
We had a certified engineer inspect the home and issue a HUD-compliant foundation certification. Because the home has never been moved, it qualifies for:
- FHA loans
- VA loans
- Conventional financing
- And now — USDA loans
That’s right! As of June 2025, USDA financing is now available for pre-owned manufactured homes (not just new ones), as long as they’re on a permanent foundation and meet HUD guidelines.
That’s a big deal for rural real estate markets like Fairmount.
Final Thoughts
This Fairmount, GA manufactured home renovation turned out great — it’s clean, modern, and affordable. These homes may come with their own challenges (like title work and unique repairs), but they’re one of the best ways to create affordable housing opportunities and make solid returns.
If you’re considering flipping a mobile home or getting into manufactured housing investments, this project is a great example of what’s possible with smart budgeting, good contractors, and attention to detail.
Now that this one’s done, I’m heading over to our next project — a 2000 Fleetwood model — for the next video. Stay tuned!