How To Become a Mobile Home Dealer

By Home Nation    Published May 2nd, 2025

Thinking about becoming a mobile home dealer? Learn what steps you need to take and how to save time and money with the right choices. It’s not just about buying homes—you’ll need to meet state rules, pass inspections, and cover startup costs. But if done right, it can open steady income and long-term business opportunities.

Becoming a mobile home dealer sounds simple, but each state has its own rules, costs, and red tape. You’ve got to know what you’re signing up for before jumping in.

Key Takeaways

• You need a dealer license to buy or sell mobile homes legally.

• Requirements vary by state and include bonding, insurance, and background checks.

• Becoming a dealer takes time, paperwork, and money.

• Home Nation offers pricing that makes licensing unnecessary for small orders.

• Know your state rules before jumping in.

What Does a Mobile Home Dealer Do?

A mobile home dealer helps sell new or used manufactured homes. Dealers buy from factories and resell to individuals or park owners. They usually handle titles, transport, and basic setup.

Some focus on flipping used units, others sell brand-new models. The key is volume—dealers make money on markup and moving homes fast. Without enough demand, profits shrink.

You’re also responsible for following state and federal rules. That means paperwork, taxes, and meeting codes for transport or display. It's not just selling—it’s managing a business.

When Does It Make Sense to Become a Dealer?

If you plan to buy and sell 10 or more homes a year, it might be worth it. You’ll get better factory pricing, more control over your sales, and a faster process.

But if you’re only buying a few homes for a park or a flip, the costs don’t make sense. Becoming a dealer means paying fees, maintaining a location, and renewing licenses yearly.

Here’s when it usually makes sense:

• You operate a large mobile home park: Running a big park often means needing multiple homes at once. Having a dealer license can cut costs, simplify purchases, and give you direct access to factories.

• You flip homes regularly: If flipping is your business, a license helps you buy at wholesale rates and sell without delays. It also lets you stay in compliance and expand faster.

• You want to sell directly to other buyers: A dealer license allows you to legally advertise, show, and sell homes to end-users. You’ll gain more control over margins and how deals are structured.

If not, you might want to skip the license and order through someone like Home Nation.

Steps to Becoming a Dealer (General Process)

1. Research State Requirements: Every state has different rules and processes. Some require in-person applications, while others let you do it all online. You’ll also want to check for any local city or county rules.

2. Choose a Business Structure: Setting up an LLC or corporation protects you legally and financially. This also makes it easier to open a business bank account and file taxes. Most states require your business to be registered before applying for a dealer license.

3. Secure a Business Location: States want to know you have a real place of business. This could be an office or display lot, but it must meet local zoning rules and be approved by the licensing board. Photos or an on-site inspection may be required.

4. Get Insurance and a Bond: A surety bond acts as a financial guarantee that you’ll follow the rules. Most states also require liability insurance to cover potential issues or customer disputes. These documents need to be current at all times.

5. Complete Training (If Required): Training courses teach the basics of the mobile home industry and state laws. You might also have to pass a test at the end. These are often provided by approved third-party vendors.

6. Apply and Pay Fees: The application includes personal info, business details, insurance proof, and background checks. Fees vary but usually range from $200 to $1,000. You’ll also need to submit fingerprints in some states.

7. Pass Facility Inspection: The state might send an agent to inspect your business location. They check for proper signage, an office setup, and any required documents. Failing this step delays your license.

8. Get Your License Number: Once approved, the state gives you a license certificate and ID number. You’ll use this on contracts, ads, and state filings. Keep it posted at your place of business as required.

Florida Dealer Requirements

Florida’s process is strict. You must:

• Complete an 8-hour pre-licensing course: This course gives you the basics of mobile home sales and Florida-specific laws. It's required for all first-time applicants before you can move forward.

• Get fingerprinted: Florida requires a background check for all dealer applicants. You’ll need to go through an approved fingerprinting vendor and submit the results with your application.

• Register your business with the state: You need to form a legal business entity and register it with the Florida Division of Corporations. This step is required before applying for the dealer license.

• Post a $25,000 bond: This bond protects consumers if you violate the licensing rules. You’ll need proof of this bond at the time of application and when renewing annually.

Florida also wants you to maintain a display lot. You’ll need signage, office space, and pass a site inspection. The lot must meet local zoning regulations and show you can safely display and manage mobile homes.

Each year, you renew your license and submit updated insurance and bond proof. It’s a serious commitment with recurring costs, so unless you’re moving a large number of homes, many find it easier to buy through Home Nation instead.

Texas Dealer Requirements

Texas requires you to:

• Complete a training program: Texas requires you to attend an approved training course that covers state laws, sales practices, and dealer responsibilities. This helps ensure you understand your legal obligations.

• Pass a written licensing exam: After training, you must pass an exam that tests your knowledge of state regulations and dealer conduct. It’s a key part of getting your license.

• Set up a permanent office: You need to have a fixed business location with proper signage and space to operate. The office must meet TDHCA’s requirements and pass a physical inspection.

• Submit fingerprints and pass a background check: This is used to verify you have no disqualifying criminal history. The state requires fingerprinting through an authorized service provider.

You’ll register with the Texas Department of Housing and Community Affairs (TDHCA). They also ask for zoning approval and photos of your display space.

Once approved, you renew every two years and must submit regular sales reports. It’s manageable if you’re doing volume, but not worth it for small-scale dealers.

Indiana Dealer Requirements

In Indiana, here’s what you’ll need:

• Set up an LLC or corporation: Indiana requires you to have a formal business structure. Setting up an LLC protects your personal assets and helps you meet state filing and tax requirements.

• Buy liability insurance: This covers you in case of claims or disputes from buyers or the public. It’s a safeguard that also shows the state you’re a responsible operator.

• Post a $25,000 surety bond: This bond protects consumers if you violate laws or fail to fulfill contracts. It’s mandatory and must be renewed regularly.

• Complete training and background checks: You may need to complete a state-approved training and submit to fingerprinting. The goal is to ensure all licensed dealers understand regulations and don’t have disqualifying criminal records.

The Indiana Secretary of State oversees licensing. You’ll also need a sales tax ID and a business location. That location must be inspected and approved.

With yearly fees and insurance renewals, small buyers often skip this and work with Home Nation instead.

Ohio Dealer Requirements

Ohio treats mobile home dealers like used car dealers. You’ll need to:

• Complete a dealer training course: Ohio requires this course to cover topics like mobile home laws, consumer rights, and business responsibilities. It's a mandatory first step before you can apply for your license.

• Have a business office with signage: You’ll need a dedicated business location that meets the state’s zoning rules. The office must display a permanent sign with your dealership name and be available for inspections.

• Post a $25,000 bond: This bond acts as a safeguard for customers, covering potential losses from any illegal or unethical dealer behavior. Proof of bonding is required with your application and during renewal.

• Get background checks and fingerprints: Ohio needs to confirm your legal eligibility to operate. Fingerprinting is processed through an authorized vendor, and criminal history could affect your application.

The Ohio BMV handles licenses. They’ll inspect your business location and check your compliance yearly.

For part-time sellers or park owners, the setup isn’t worth it. Most just order homes through established sellers.

Georgia Dealer Requirements

Georgia splits licenses between brokers and retailers. You must:

• Register with the Fire Marshal’s office: Georgia requires mobile home dealers to register with the State Fire Marshal. This ensures your business meets fire safety codes and allows for proper oversight.

• Get a local business license: You'll need a business license from your city or county. This allows you to legally operate within your local jurisdiction and is often tied to zoning approval.

• Pass background checks and submit fingerprints: Georgia screens all applicants through criminal background checks and fingerprinting. This step helps verify that you’re legally allowed to operate as a dealer.

• Provide zoning approval: Before getting licensed, you must show that your business location complies with local zoning rules. This typically involves submitting a letter or permit from your local zoning office.

You also need a display area and signage. Each sale has to follow strict rules on contracts and delivery.

For park owners buying under 10 homes, it’s faster to skip the license and work with Home Nation.

Related: Home Nation vs Other Dealers

Common Problems New Dealers Face

• Delays in Application Processing: Some states take weeks to review documents or schedule inspections.

• Zoning Rejections: Local zoning boards might reject your location.

• License Renewal Mistakes: Missing deadlines leads to late fees or losing your license.

You’ll also deal with transport laws, display lot requirements, and handling title work. For new dealers, it can feel like too much at once.

How to Avoid Licensing (When Possible)

Here’s how you can avoid dealer licensing:

• Keep purchases under 10 homes per year

• Work with a licensed seller like Home Nation

• Order homes already titled and delivered

Home Nation gives you factory-direct pricing without the headache of becoming a dealer. You don’t need insurance, a lot, or a bond. You just pick a model, and it gets shipped.

What Makes Home Nation Different

• Direct From Factory: No middlemen

• Bulk Discounts: Even for 2–3 homes

• Shipping Anywhere: Fast delivery to any state

• Help With Setup: Connections for installers and movers

You also don’t need to wait months to get started. Just contact them and get pricing right away.

Related: Financing Your Mobile Home Investment

Licensing vs Wholesaling: What’s the Difference?

Wholesalers don’t own homes. They just assign contracts. If you want to flip homes without licensing, you could look into wholesaling mobile homes.

But be careful—some states still require a license. It’s best to wholesale just a few deals a year or work with a licensed partner.

Financing and Inspections

Need help with money? You’ve got a few ways to fund your purchase. If you’re working with a smaller budget or need flexible terms, options like FHA loans for mobile home might work for you. For a more traditional route, loans for mobile homes can help cover upfront costs and longer-term investments.

Don’t forget about inspections. A proper mobile home inspection helps catch plumbing or roof issues before you buy.

Understanding Mobile vs Manufactured Homes

The right term is manufactured home. Anything built after 1976 follows HUD code and counts as a manufactured home.

Mobile home is the older term, but people still use both. You’ll see both in listings and paperwork.

Call to Action

Want to sell homes but don’t want a license? Looking to fill your park or start investing? Take a look at site built homes from Home Nation.

You get solid prices and fast delivery, without the licensing red tape. It’s one way to stay in the game without the hassle.

Conclusion

Becoming a mobile home dealer can work if you plan to move serious volume. But the costs, paperwork, and time aren’t worth it for small buyers.

Work with someone who already did the hard part. Use that energy to grow your business instead.