$80,000: realistic or not ?

[cat&steve]

(sorry for the long post: English is my second language & I tend to ramble)

We have been living in a camper since 1996. Main reason is Steve, my husband, cannot make-up his mind on type of construction for a house. He never will.
So, I have decided to put an end to it, and have a "house" rolled in. He does not like the idea.

We have visited 5 or 6 dealers, downloaded about everything we could find on the Internet..... still got nowhere. He hates them more and more.

Here is where we are:

No credit history, no real income, both close to age 60. Time to wake up and do something about a house.

We have $80,000 to spend. Not a penny more.

We have a nice piece of ground in south central Virginia. We have a well, and we may be able to use our existing drain field.

Here is what we can agree on and don't want to compromise [there must be more, but I won't ask "him" yet, he told me I'm wasting everybody' s time with this post - prove me wrong - please):

_ 1300 to 1400 sq ft , double wide
_ ceiling 8' 6" to 9'
_ exterior walls: 2x6 studs , 16 inches apart
_ interior walls: 2x4
_ floors: 2x8 joists , 16 inches apart, plywood subfloor
_ full basement (with 1 or 2 "real" rooms)
_ heat pump

We do not care about all the "fluff" we have seen on the lots: no "swiming pool" in the master bathroom. Everything simple and utilitarian. No appliances (we have already). Picthed roof.

It looks like we will have to go to modular to be able to make most of those choices.

One main problem: most of the dealers drove us nuts.
Either they are obnoxious ("Hey, buddy, these are the features ALL people want ,..... , Of course, our houses are the best.") , or they don't know what they are talking about.

We came out of these places with prices scribbled on brochures, and still don't know the cost of anything (like : "Yes, deduct the cost of the appliances from the price on brochure" .... even if it says "appliances are extra" ????? )


Question:

Can we realisticaly get what we want for $80,000 ?
VERY IMPORTANT: How much can we expect to bargain on quotted price (if we ever get one) ?

We don't mind (and would rather be) doing a lot of finishing ourselves (Steve is a very very picky woodworker and is having a fit looking at the "marvelous" woodwoorking we have seen).

We have visited: Clayton , Fleetwood, Palm Harbor, Commodore. Mostly in Lynchburg. Few choices on the lots.

Thank you for listening to my ramblings.

Cathy (and Steve, maybe)

[Mark]

You should be able to find what you are looking for, the big variable is going to be the cost of the basement, site prep, installtion of electrical and septic, etc. You could easily be looking at $25k (or more) to have the site home ready.
You'll probably have to go with a 32 wide to get the 2x8 floors by default, though they can be 'upgraded' with some manufacturers on narrower homes.
Hardly anyone uses plywood anymore, as long as it's not particle board. OSB is fine.

I'd take the appliances, chances are you'll be paying for them anyway.

[David Oxhandler]

You can start to get an idea of prices in your part of the country by browsing through the Manufactured Housing Multiple Listing Service   Here are 3 best selling books for MH Shoppers that are now available in E-book Versions that you can download and read today. A Complete Buyers Guide to Manufactured Homes and Land - E-Book Edition Purchasing any new home is a complex process that presents a big challenge even to the smartest of home shoppers. Veteran author and journalist John Grissim learned this when he and his wife purchased their first manufactured home. His discoveries inspired him to research and write this comprehensive buyer's guide. John has become a well-respected new voice for the consumer. In an unusual move, the MHI invited John to present a workshop at its 2003 Expo in Las Vegas, called "Our industry through an outsider's eyes" in which he delivered a hard hitting, no-nonsense view. Written by a consumer for consumers, this no-nonsense, highly readable guide explains just how the manufactured home industry operates, exposes its secrets, and teaches you how to find a dealer worthy of your trust, how to make the right home selection, how to accurately determine the fair price of a home. Exhaustively researched, with extensive input from both industry insiders and consumer advocates, this guide contains much information that retailers, even the good guys, don't want you to know. DOWNLOAD HERE How To Buy A Manufactured Home And Save Thousands Of Dollars, E-Book Version This book, by Randy Eaton, will show you how to negotiate the best price possible by taking you through a step-by-step process that works every time. What about site preparation costs? This is another area where people spend thousands of dollars without even knowing it. By understanding this process with helpful illustrations and simple formulas you can avoid unnecessary site preparation costs. Get the facts before you buy and save time and money. Are you interested in quality construction? This book goes into detail about construction methods and how to avoid paying for a poorly built manufactured home. Randy Eaton now offers his best selling guide for the manufactured home buyer PLUS the Manufactured Home Comparison Guide, the only e-published comparison study of various brands of manufactured homes...together at a seriously discounted price.. DOWNLOAD HERE Modular Home Buyers Guide E Book Considering A Modular Home? Learn How to Save Thousands Before you Buy. Plus Receive the Author's Top Picks of Modular Home Builders in North America What are the advantages of choosing a modular home over a site-built home? Which modular home builders in the U.S. offer quality homes at reasonable prices? Do modular homes appreciate at the same rate as site-built homes? Can I negotiate a price? What is a fair profit? Questions like these and many others are being asked by thousands of homebuyers across North America each year. Get the facts about modular and panelized homes before you buy. Save time and money with confidence and peace of mind. DOWNLOAD HERE

[cat&steve]

to David Oxhandler :

thanks for the advice about "Manufactured Housing Multiple Listing Service":

for the past month, they have had the total of ONE listing, in a Sub-Division near DC.

I have downloaded about the totality of this forum by now, so, I have heard a lot of generalities, I was looking for specifics. I was expecting sooner or later the sales pitch about the BIBLE "Modular Home Buyers Guide E Book"


Thanks, Mark, for taking the time to answer.

I will read again about OSB .

About the 2x8 floors, I was sure they would have to be upgraded, but I may have to write to manufacterers, as most dealers gave us conflicting informations about possibilties.

As for appliances, I have to see if the cost is included in the price quoted, or if they are extra.

Thanks again.

[John Grissim]

Dear Cat&Steve,
Congratulate yourself for doing more homework and careful inspections than the great majority of MH shoppers. My take:

1. You have a good chance of getting what you want for $80k, but this excludes site preparation, particularly one that accommodates a two-room basement. That will reguire the home sections be either rolled-on or craned on to the foundation, not to mention the cost of the perimeter wall construction.

2. Your impression of the sales people is all too common. They are often obnoxious, pushy, uninformed, manipulative and secretive. I cannot recommend strongly enough your purchasing one of the two MH Buyers Guides for sale here. Mine is the #1 book in the US on the subject (end of commercial) but either guide will help you immensely.

3. My wife and I were pushing 60 when we looked at MH for the first time. We found a reputable dealer and a great home (Silvercrest) that came in around $77k before taxes. We love it and believe they offer wonderful value.
John

Get more straight answers --> The Buyers Guide to Mfd Housing & Land

[Iulian Radu]

How about the Canadian producers?
Just take a look on
http://www.maisonenkit.com/iulianradu_ang
and feel free to ask for more information (click on "Contact us").
It's about a Canadian company located in Quebec, Canada with 15 years experience on the international market.

Who knows? It might be a better deal...

Regards,

Iulian Radu
Montreal

[Terry]

Yes, you can get a new home for under that price. Watch the quality of the homes that you buy. I went to my Wick dealer the other day and they had a new double with more than the square footage you wanted, plus higher ceilings, some vaulted and some not- completely drywalled throughout. And it is under 80,000. Appliances are included and even Steve could be swayed by this- a whirlpool tub in the master. Sounds like you will get to it before I do! God' s grace in finding what you want!

[cat&steve]

"it is under 80,000": plus basement, drain field, ....

"Appliances are included and even Steve could be swayed by this- a whirlpool tub"

in fact:

1_ we already have appliances.

2_ most of every home we have seen have whirlpool tubs: the bathroom is one of the biggest room in the place !!!!

We find this absolutely stupid that salesmen present that as a min selling point for their product
(Steve said to the last salesman "Great ... we can have a whole boyscout troop to come and bath with us")


"How about the Canadian producers?"

I don't doubt that the Canadians put more emphasis on quality of construction, instead of size of the chandelier or color of the bathtub.
Unfortunately, I doubt anybody carry any of those where we are (I will check), so we are stuck with run of the mill "quality"

Thanks for your input.

[jgn]

Have you gotten a rough estimate on what the basement portion of the house will cost? You need to determine how much you will have for a house and the only way to do that is to get a handle on what lot improvements will cost and that includes the basement. I wouldn't spend a lot of time worrying about the appliances because even if they credit you back for them it is minor, almost better off taking them and selling them afterwords.
Have you looked at pre-owned homes because if you are handy this is a good source.

[cat&steve]

"Have you looked at pre-owned homes because if you are handy this is a good source."

Thanks, yes, we have. We looked for 2000-2001 or newer, and 100 miles radius. No luck though.

I have read the story of somebody getting a '99 Skyline COX, good condition, for $8,200.
That's the problem: single wides are easy to find cheap.

A lot of DW advertised are set-up in parks or have too many strings attached.