What's a 'Garden Tub' & other Questions from a 1st time MH Buyer

[Steph]

Hi Everybody!

I just sold my 93 year old site built duplex after it was reassessed for more than I could afford to pay taxes on and/or resist cashing in on! (I live in Milwaukee, WI, The Tax Capitol of the USA, it seems.)

Now I'm planning to buy a MH in the Atlanta, GA area. So... what's a 'garden tub'? I've never heard that term in these parts before.

How important in central air in an Atlanta MH? There's just two of us and we have two window AC's but we'll both be home all day. Are window units going to be enough? Also, my dryer and stove are gas. Will I be able to hook them up in a typical MH?

Feel free to share any other tips and wise advise you may have for me! -Thanks! --Steph

[glinke]

In the south, we're in Dallas, central air is only slightly less precious than life itself. I used to work with a lady who moved to Dallas from Minnesota with a car with no A/C. The car left the family in June of their first summer here!

Get the central air.

[r murray]

I am in the GA area...and my wife and mother in law are from Whitefish Bay, WI....My mother in law will not go out side the a/c apartment for more than a few minutes during thae late spring until the early fall....90 to 95 plus with high humidity for days on end is what it is like...Window a/c's will not do the job..

Garden Tub...is a name for a large designer tub..I feel a picture is worth a 1000 words..Go to this parts sales place to see 25 different "Garden Tubs".. http://www.mhrv.com/ptc.asp

Some manufactured homes are already built for gas stoves and dryers..Some are not but usually can converted easily

[Steph]

Thanks for the laugh & the good advice! We'll get the air. I've got more questions in my next reply. Could you take a look at those, too? Thanks, Again! --Steph

[Steph]

Thanks for the great answers! I especially enjoyed getting to see a garden tub.

I've got lots more questions! Here are a few: I know there is probably a wide range but can you give me some ballpark figures as to what I can expect to pay for lot fees in the Atlanta area & what I can expect to get for my money? Are there any MH parks/communities where you can own the house & the land it's on, too?

We turned a nice profit on our current site built home my buying the ugliest house in a rapidly appreciating neighborhood. Do you think that stragety will work with our MH purchase? This house was sound but really ugly inside & out. We preetied up the interior and updated the electrical service for our own sake but left the exterior preety much untouched (and ugly!) except for planting hostas everywhere we could. I guess I'm asking where is it most important to put your money - interior, exterior, mechanicals? And can I expect to be able to plant hostas, trees &, etc.?

OK, my last question (for now, that is!): We're planning our first trip to Atlanta after we close on the house in mid-June. We're only planning to stay four days and then arrive in Atlanta with all of our stuff two weeks later. Do you think 4 days is enough time to find & buy the type of MH I'm looking for or should we consider renting for awhile? What can we expect to pay to rent a MH and can I get a month to month lease of 1-3 months? Thanks, again! --Steph








PS Please say 'hello' to my fellow former Metro Milwaukeans. It is still so cold here we had frost warnings two days ago & our furnace has been running all but two nights this month!

[Joe Wiggins]

Steph,

Buying a home is much like any other major purchase--do your research in advance, and you'll save time and money later. Here's a few suggestions from me; other users may want to add their own. THE most important thing to remember is that most dealers are trying to keep CONTROL of the sales situation. If they control things like how much time you spend at their lot, which homes you look at, and how much personal financial information they can get out of you, then they will control the deal, including the price, interest rate and the length of the loan. If you take control and keep it, you are less likely to be sold something you don't want. The best way to keep control of this situation is with INFORMATION. Here's how to do that:

1. Set a budget and stick to it, no matter what. How much can you spend? How much do you want to put down, and finance, and at what interest? Do NOT go into a dealer's office and answer the worst trap question a salesman can ask--"how much can you spend per month?" You can buy a good house at the payment you want, but really get ripped off on the interest rate or the purchase price. If you tell him $399 per month, for example, you could end up paying $399 per month for a house you could have bought for $329 per month if you had done your homework. If you have to adjust your budget to get the house or the features you want, fine, but that should be YOUR decision, and not one you were tricked into making by a slick salesman.

2. How much house do you want, and how much do you have to have? Both questions are important--you may think you want 2200 square feet, but if you fall in love with an 1800 square foot floor plan, and you already know you need at least 1600 square feet, then you'll be able to live with it. One of the worst situations you can find yourself in is to buy 1500 or 1600 square feet, and learn later you really need more.

3. Research as much as you can on the Internet, by telephone and through the mail before you get there. Virtually all major manufacturers have web sites that show floor plans, options and other important information. If, for example, you know three floor plans made by Brand X are what really like, you can get it financed at 8.5--9.5% with pre-approved financing, then you can visit that brand's dealer in Atlanta and save time by only looking at those floor plans. Salesmen love to tie you up for as long as they can. This wears you down emotionally and physically, and causes you to loose time visiting other dealers. You can use the time you save to concentrate on things like color choices, optional features or whether you want other things added like a garage or carport. And, when the dealer is trying to sell you on 14-22% financing, you can tell him you already have a better deal. Between e-mail, 1-800 numbers and getting brochures in the mail, you can save a lot of time and make your selection in Atlanta much easier.

4. Learn what home site options are available on the Internet. Go to Yahoo.com, then go to Yahoo yellow pages, type in Atlanta, GA for the location and then look up mobile home lots or manufactured housing communities. Look for other residents in Georgia on forums like this one, send them an e-mail and ask them for their advice. This includes things like would you buy or rent in the same location, does the manager do what is expected, do you have to do your own yard work, etc. As for buying the home and the land, every state is different. The state of Georgia may have a web site where you could do some research and find out what their laws allow or require. Do NOT rely on the dealer's salemen to answer these questions for you. If they are getting a commission for sending new customers to a neighborhood, I assure you they will tell you that everything is wonderful, swell, fine, perfect, etc.

5. Since you are coming in from out of state, take enough documentation with you to get your credit established as quickly as possible. Things like your Social Security card, past utility bills, a copy of your sales contract on your existing home, proof of car insurance and copies of recent bank statements could come in handy when finalizing your loan. They may also help prove that you are a credit-worthy customer, and thereby get you a better interest rate.

Good luck!

Joe

[r murray]

Atlanta is a big area...There is a lot of growth North (as far as 50 miles...)..West...as far as 35 miles and SW along I-20...Each area has is benefits and detractions...Atlanta proper and Fulton County is stagnating in many areas....

Parks can very from rough and cheap to very delux and high priced...To buy land for a home you will have to be a little way out of the city..

Your time frame seems very fast...I think I would rent for a few months...as many as 6...just to get the idea of the area..

Trafic in Atlanta is horrible...so this will be important in your choice of location...You will want to spend a lot of time at this site...It is the most extensive commercial site on the net devoted to Atlanta...It includes links to trafic info and hundreds of other things..

http://www.accessatlanta.com

[Karl]

Just a note on those garden tubs: My wife and I have owned two manufactured homes. Both had garden tubs. But there was/is never enough hot water in the hot water heater to fill the tub. You might want to keep that in mind when considering a so-called garden tub. Then again, they would make nice gardens if you are into indoor plants.

[Steph]

Joe,

Thanks so much for an abundance of practical advice. I've been working the Yahoo yellow pages as you suggested and especially appreciate the info on dealing with salesmen & documentation for financing.

I've also decided on a budget & minimum requirements. I want 2 BD, 2BTH w/ 900sf minimum in the $20K range. From what I've found on the net so far, this means I will be buying a used MH that's already on a rented site. Do you think there is any chance of my getting more house for my money by shopping for bank REO or a repossessed/foreclosed property especially given my time and distance limitations?

Some of the ads for MH's I've seen in my price range do not mention central air. Is it reasonable to assume that if it's not mentioned, it's not there? Or should I go ahead and email or call the MH park salesperson listed & ask? Do your warnings about talking to salesmen include resale people at a MH park? Also, about how much would it cost to install central air in a 1000sf MH? Or should I stick to MH's that already have it?

And with this I'm done - for today! --Could you please tell me how property tax on a MH works? If I don't own the land does that mean I only pay property tax on my MH?

Thanks a whole bunch, Joe! You've been so helpful! -Steph

[Steph]

That's just the kind of advice I am looking for. Could you please respond to the questions in my latest response to Joe, too?

I've seen several books about MH mentioned/sold at this site. Can recommend any of these or some others for me considereing I wan to buy a used MH at around $20K?

Many thanks to you, too, Mr. Murray! I REALLY appreciate your help. -Steph