Research for Parents...Lots of ?s

[KBlake]

Hello,
My parents are retired & getting ready to sale their home in Spokane,WA. We have them convinced in to moving to our valley, (Lewiston, ID & Clarkston, WA). My dad can not get around well, so I am doing all the research & having a hard time of even knowing where to start. I have lots of questions:

Purchase Price: we tried to ask one dealer if they would reduce the price for a cash offer & we were told no that it's never reduced since they get paid in full either way, financing or cash. Is this consistent with most dealers or do they actually have room to move with the price?

Brand Comparison: So far we've looked at Guerdon (out of Boise, ID) & Marlette. Any adivce on either? The Marlette dealer really didn't offer any extra info other than handing us a floor plan.

Dealers: There are so many located around Spokane, WA & a few in our area & I just don't have time to check them out. Don't suppose you could direct me to two or three that are known to be good?

How do we even begin to compar all the options & value...so many details? Guerdon offers three levels of quality; 100 (basic), 200, 300 (deluxe)....I am sure we will need to stick to the 100 or 200. Any information/advice to offer on this brand & these levels?

My dad also has questions on the $ he will make on selling his home, and taxes, and paying cash for a MH home - are there any good financial websites where I can find answers to his questions? For example; he currently resides in WA...will he loose more $ moving to ID (since he has the option to move to Clarkston or Lewiston).

Property: any advice on leasing v. purchasing?

Any information, direction to websites, will help.

Thank you

[Dave]

We are in Missoula, a few hundred miles from both you and your parents. We did a lot of shopping over here recently, before deciding to go with manufacturing our own home on our property. My niece owns a very nice Guerdon, and has been very satisfied, except for her roof and her floor. Both were fixed under warranty to her satisfaction. We looked at both makes and Nashua as well, which also has a plant in Boise. We were going to go Nashua until deciding to stick build. As a comparrison, a Nashua comparable to a Fleetwood of the same size is sometimes less money, but built and finished much nicer. Marlettes are also considered to be a higher end manufactured here in the Northwest. Remember, many of these companys have plants all over the U.S., so a Marlette built in Texas for example could be the biggest piece of junk in the world. But for your purposes of buying in the NW, Marlette, Guerdon, and Nashua are the best bang for the buck. Fleetwoods are glorified trailer houses, in my opinion. The price is always negotiable right up until closing. The price we were originally quoted as a base price and the price we were going to end up paying were 2 different things. Be firm and weasel them down... they'll take any reasonable offer in this market. You've gotta haggle with these people, which is one of the things that eventually turned me sour on the whole MH deal. I felt like I was buying a car. Try www.mazzahomes.com for a Washington dealer or www.rangitschbrosrv.com. I'd bet anything that Rangitch would deliver to Lewiston, plus. by buying Montana, you get a lot of sales tax and other tax relief, even if you are not a Montana resident. Plus, Rangitch does have a "beat anybody's offer guarantee".

[rmurray]

You asked.."Purchase Price: we tried to ask one dealer if they would reduce the price for a cash offer & we were told no that it's never reduced since they get paid in full either way, financing or cash. Is this consistent with most dealers or do they actually have room to move with the price?"

Actually all business to a dealer is cash...just that real cash has lots less paperwork...Pricing is a matter of dealer policy..some over quote expecting a dicker..others feel charging higher to those not smart enough to dicker is wrong..and quote best and only price the first time..

You asked.."Brand Comparison: So far we've looked at Guerdon (out of Boise, ID) & Marlette. Any adivce on either? The Marlette dealer really didn't offer any extra info other than handing us a floor plan."

I am not familier with the specs of either of these...but I do know that Marlett is part of Oakwood Homes..and is in bankruptcy right now..It will be a couple of months to see if they survive..Indications are not good..

You asked.."How do we even begin to compar all the options & value...so many details? Guerdon offers three levels of quality; 100 (basic), 200, 300 (deluxe)....I am sure we will need to stick to the 100 or 200. Any information/advice to offer on this brand & these levels?"

Best advice I can give is to invest a few dollars in Randy Eaton's book.."How to buy.."..available on this web site..great primer on all of the questions you could have..

You asked.."My dad also has questions on the $ he will make on selling his home, and taxes, and paying cash for a MH home - are there any good financial websites where I can find answers to his questions? "

Taxes...there is NO federal tax obligation...laws changed and the sale of a residence lived in more than 2 years no longer is taxed..State tax might be different...check with a tax advisor in WA..

When paying cash..with hold about 25% of the sale price until complete...Of course you cannot live in the home until this money is paid..

Good Luck

[KBlake]

Hi,
Well, we have found that there is a Palm Harbor dealership that tells us if we come back and talk to the general manager, he will work with us on an offer. (We tried asking several dealerships if they would take less for a cash offer, and Palm Harbor was the only one that took us up on it). We found one home for $79,000+ just for the basic home and my husband & I don't even know where to begin to make a cash offer...how much less we can go? The size of the home was 1788, three bedroom, two bath, den, etc. We don't know how low we should go...any suggestions of where to start? The salesman told us that Palm Harbor salespeople don't make a comission - they are paid a salary regardless so if we do get the general manager to lower the price, it doesn't affect their paycheck. Does this all sound on the up & up?

Thank you so much for your time.

[rmurray]

"The salesman told us that Palm Harbor salespeople don't make a commission - they are paid a salary regardless so if we do get the general manager to lower the price, it doesn't affect their paycheck"

This is a bald face LIE...All PH salespersons are on a small salary plus a commission...There is seldom 1 lie from those who lie so obviously....

I am not at all familiar with pricing in your area...In the SE..PH would be selling this size home for about $59K,,,,,but homes are different in every plant..with different specs...Everywhere pricing is dependent on size, quality and features...Construction quality can vary a lot..Be sure when comparing you are getting the quality you feel is important to you..Then find a home with features and floorplan..Hopefully your pocket book will be large enough to get all you want..

Remember what I said..some dealers feel it is immoral to sell a home higher to the unsophisticated buyer..and price the best price right up front...

Be very careful to get every word in writing from a saleperson who lies like this one..

[Bob]

Do you have the address for Marlett Homes? I need some drawer parts for my Marlett. Thanks for time. Bob