Buy a Mobile Home in South Carolina (Your Essential Guide)

Are you looking for affordable living in a beautiful and welcoming community? Look no further than South Carolina, where you can buy a mobile home and enjoy all the benefits of homeownership without breaking the bank.

With stunning natural landscapes, friendly neighbors, and endless opportunities for adventure, buying a mobile home in South Carolina might just be the best decision you ever make.

Key Takeaways

  • Mobile homes in South Carolina offer an affordable and flexible housing option
  • Research the various types of mobile homes and their differences before purchasing
  • Consider location, inspection, and pricing factors when searching for a mobile home in South Carolina

Understanding Mobile Homes in South Carolina

When considering purchasing a mobile home in South Carolina, it’s essential to understand the differences between mobile homes and manufactured homes.

Mobile homes are a type of affordable housing in South Carolina, and they’re also referred to as manufactured homes.

These homes are constructed in a factory and then transported to a designated location, providing an economical alternative to traditional home purchasing.

In South Carolina, mobile homes offer a variety of features and benefits. They are available in different sizes, styles, and floor plans, providing you with a range of options to suit your needs and preferences.

Mobile homes are energy efficient, with many earning the designation of being energy-efficient and qualifying for a reduced sales tax upon purchase.

When looking for a mobile or manufactured home in South Carolina, it’s crucial to consider the total cost of ownership. The average price of a modular home in the state lies between $50 to $70 per square foot, with an average total cost of about $108,000.

Moreover, South Carolina has specific regulations for mobile home titling.

When you buy a new or used mobile home, you must apply for a title, which requires the Manufacturer’s Certificate of Origin (MCO) for a new home or the previous owner’s title for a used one.

1. Darlington

Darlington offers affordable mobile home options in an area rich with history and a tight-knit community.

Taking advantage of Darlington’s mobile homes allows you to enjoy a more rural lifestyle while still having access to the amenities of nearby cities.

2. Orangeburg

Orangeburg is known for its diverse mix of mobile home communities and is a great option for those seeking a laid-back, friendly environment.

Located halfway between Columbia and Charleston, Orangeburg grants convenient access to both cities, making it an ideal place for your mobile home.

3. Anderson

With easy access to the scenic Blue Ridge Mountains and the vibrant city of Greenville, Anderson provides a mix of both city and nature experiences.

Anderson’s mobile home communities cater to a range of budgets and lifestyles, making it an attractive option for homebuyers.

4. Columbia

Columbia, the state capital, boasts a thriving cultural scene, excellent schools, and various industries. Columbia’s mobile home communities offer cost-effective options to call home while experiencing the amenities of a bustling city.

5. Florence

Florence, a growing city in South Carolina, offers a range of mobile home communities and ample employment opportunities. With its various recreational facilities, Florence is ideal for those seeking an active, outdoor lifestyle.

6. Spartanburg

Spartanburg combines a small-town charm with the conveniences of city living. Spartanburg’s mobile home communities provide an affordable, comfortable lifestyle while granting easy access to shopping, dining, and recreational activities.

7. West Columbia

Neighboring the capital city, West Columbia offers a variety of mobile home options and the convenience of city living. West Columbia’s location makes it a perfect choice for those seeking to balance work and leisure.

8. Summerville

Summerville, also known as “Flowertown in the Pines,” is known for its picturesque setting and small-town feel. Mobile home communities in Summerville provide an affordable and cozy lifestyle while boasting a range of local attractions and activities.

9. Aiken

Aiken’s diverse landscape makes it an attractive choice for those looking to buy a mobile home. The city offers a variety of parks, gardens, and equestrian centers, catering to nature and outdoor enthusiasts.

10. Camden

Camden, South Carolina’s oldest inland city, provides a refreshing change of pace from more urban environments. Mobile home communities in Camden provide a quiet, small-town atmosphere with opportunities for boating, fishing, and other outdoor activities.

11. Conway

Conway, located near popular Myrtle Beach, offers a range of mobile home communities suitable for various budgets and lifestyles. Its charming downtown area and proximity to the coast make it a great option for buyers.

12. Gray Court

Gray Court delivers a serene, rural setting with mobile home communities that provide a slower-paced lifestyle. Enjoy peaceful living while easily accessing neighboring cities and attractions.

13. Hartsville

Hartsville is a small city with big opportunities and a lively community atmosphere. If you’re looking for a mobile home in an environment that offers a balance of work and leisure, consider Hartsville.

14. Laurens

Laurens’s historical charm and natural beauty make it an attractive choice for mobile home buyers. Its central location provides access to Greenville, Spartanburg, and Columbia, affording a wide array of conveniences.

15. Lexington

Lexington, a rapidly growing community near the state capital, is home to several mobile home communities offering amenities with affordable living. Lexington’s convenient location allows for easy access to recreational activities and city life.

16. Newberry

Newberry’s picturesque landscape and small-town charm provide a comfortable and peaceful environment for mobile home living. The city has a thriving arts and cultural scene, making it a great choice for buyers looking for a vibrant community.

17. Rock Hill

Rock Hill, located just south of Charlotte, offers several mobile home communities for those who appreciate a more urban environment while still maintaining affordability. The city is known for its bustling economy and array of recreational activities.

18. Sumter

Sumter is an attractive city for those seeking mobile home living, with its various natural attractions and thriving arts scene. Enjoy the tranquility of Swan Lake and Iris Gardens, and experience the area’s history and entertainment options.

19. Myrtle Beach

Myrtle Beach, a popular coastal destination, is home to various mobile home communities. Those searching for a lively city with numerous attractions, entertainment, and dining options should consider Myrtle Beach for their mobile home.

20. Greenville

Greenville’s thriving downtown, cultural and outdoor activities, and friendly mobile home communities make it an exceptional place to call home. The city offers a wide array of employment opportunities and entertainment options.

21. Lancaster

Lancaster is home to several mobile home communities nestled in a rich historic area surrounded by natural beauty. Lancaster provides a slower-paced lifestyle, while maintaining easy access to Charlotte.

22. York

York, known for its historic charm, offers peaceful mobile home living with access to nearby cities. Mobile home communities in York provide a comfortable environment for those who appreciate a small-town atmosphere with easy access to urban amenities.

Inspecting Mobile Homes for Sale In South Caroline

1. Considering Space Size and Layout

When you’re browsing mobile homes for sale in South Carolina, it’s essential to consider the space size and layout. You want to find a mobile home that can accommodate your lifestyle and future needs.

Take into account the total square footage and how the space is arranged.

Is there enough room for your belongings and furniture?

Are the living areas open and inviting, or does the layout feel cramped?

Make sure you’re choosing a mobile home that allows you to live comfortably.

2. Checking Bed and Bath Counts

A crucial aspect to consider is the number of beds and baths in the mobile home.

A common configuration for mobile homes is 3 beds and 2 baths, but it’s essential to choose a property that meets your family’s needs.

If you have a larger family or plan on having guests, you may prefer more bedrooms. Similarly, an extra bathroom can make your morning routine smoother and provide more privacy for family members.

Carefully review the bed and bath counts before making your decision.

3. Privacy Features

Privacy is a significant factor when purchasing a mobile home.

Mobile homes in South Carolina can offer a variety of privacy features, such as spacious lots, well-placed trees, or fencing. When you’re inspecting properties, take note of what privacy options are available and how they can impact your day-to-day life.

For instance, you might prefer a tucked-away lot away from the main roads, or perhaps a layout designed to create a sense of privacy indoors. By keeping these factors in mind, you can ensure your new mobile home is the perfect fit for you and your family.

Pricing of Mobile Homes in South Carolina

When considering purchasing a mobile home in South Carolina, it’s essential to have an understanding of the costs involved. The average price for a pre-owned mobile home in the state is $69,166.

The model year and square footage of mobile homes in South Carolina greatly impact their value. On average, pre-owned homes offer 1,540 square feet of living space and were built around 2006.

Modular homes are another affordable housing option in South Carolina. These homes typically cost between $50 to $70 per square foot. With an average modular home price of $108,000, this type of housing offers a fiscally responsible choice for would-be home buyers.

It’s also important to consider the type of community you will be living in when buying a mobile or manufactured home. South Carolina has over 339 all-age communities and 27 age-restricted communities for residents to choose from. When browsing, keep in mind that features and amenities available at each community can also affect the overall price of your mobile home.

Finally, don’t forget to factor in additional costs such as taxes, insurance, and any fees associated with living in a particular mobile home community. This will help you have a clear understanding of the true affordability of your chosen mobile or manufactured home.

By keeping these factors in mind and researching all available options, you can find the perfect mobile home in South Carolina that meets your desired price range and offers a comfortable, affordable living experience.

Understanding Two Mobile Home Brands In South Carolina

When you consider purchasing a mobile home in South Carolina, it’s essential to understand the various mobile home brands available. In this section, we’ll focus on two popular brands: Clayton Homes and Champion Mobile Homes.

1. Clayton

Clayton Homes is a well-known manufacturer of mobile homes. They offer a wide range of floor plans, designs, and styles to cater to your specific needs. With Clayton, you can expect:

  • Customization: Clayton provides a variety of customizable features, allowing you to personalize your mobile home to your taste and preferences.
  • Energy Efficiency: Clayton homes are designed with energy-efficient materials and appliances, helping you save on utility bills in the long run.
  • Quality Construction: Clayton ensures that their mobile homes are built using high-quality materials and lasting construction techniques.

2. Champion

Champion Mobile Homes is another reputable mobile home manufacturer. Their main strengths include:

  • Versatility: Champion offers a diverse collection of floor plans and design options to accommodate your lifestyle and needs.
  • Affordability: Champion homes are priced competitively, making them an excellent choice for budget-conscious buyers.
  • Certification: Champion Mobile Homes are certified by the Manufactured Housing Institute, ensuring that their homes meet stringent quality and safety standards.

As you explore your options for a mobile home in South Carolina, consider these top brands and their unique offerings. By understanding the differences between Clayton and Champion homes, you can make an informed decision that best suits your needs and preferences.

Completing the Sale of a Mobile Home In South Carolina

When you find the perfect mobile home for sale in South Carolina, you’ll need to make sure you have a thorough understanding of the steps involved in completing the sale. Having a clear and organized process will help ensure a smooth and stress-free transaction.

First, you and the seller need to sign a conditional purchase agreement. This document lays out the terms of the sale, including the purchase price, any contingencies, and the closing date. Make sure you review the agreement carefully before signing, as it forms the basis of your legal obligations in the transaction 1.

Next, gather all the necessary paperwork, such as the mobile home title(s), and a bill of sale 2. In South Carolina, a double-wide mobile home will have two titles. Remember that no notary is needed for the bill of sale.

Before handing over any money, it’s essential to perform one last walk-through of the mobile home to ensure everything is in order and as agreed upon in the purchase agreement.

In South Carolina, there is a one-time $15 titling fee for mobile homes 1. Additionally, if you buy an energy-efficient mobile home in the state, there’s a $300 cap on the sales tax you owe. Just make sure to have proof of the home’s energy efficiency, either by providing the insulation report or the invoice 3.

Upon meeting these requirements, you can proceed to close the sale of your mobile home. With these steps complete, you can confidently take ownership of your new mobile home in South Carolina and start enjoying this exciting new chapter of your life.

Educational Institutions Near Mobile Homes

When considering buying a mobile home in South Carolina, you’ll want to know about the educational institutions nearby. South Carolina is home to a variety of quality schools that cater to the needs of families living in mobile home communities.

Public schools in South Carolina are managed by local school districts. By checking the schools zoned to your potential mobile home location, you can evaluate nearby educational opportunities for your children. To find out more about specific schools, you can visit the South Carolina Department of Education website.

In addition to public schools, there are numerous private schools in the state. These institutions offer a range of educational options, from religious-affiliated schools to independent charter schools. The National Center for Education Statistics provides a tool that can help you locate private schools near your mobile home community.

South Carolina is also home to several colleges and universities that attract students from around the world.

Higher education institutions such as the University of South CarolinaClemson University, and College of Charleston offer diverse programs and degree options.

If you have college-bound students, their proximity to these campuses could provide them with a convenient and affordable educational option.

South Carolina Mobile Home Laws

When considering buying a mobile home in South Carolina, it’s essential to be aware of the mobile home laws and regulations in the state. These laws ensure that mobile homes meet specific safety and construction standards and that residents’ rights are protected.

Firstly, if you’re bringing a mobile home into South Carolina, purchasing a mobile home in the state, or relocating a mobile home from one county to another within South Carolina for dwelling purposes, you must obtain a license from the governing county body within 15 days.

When it comes to titling and taxes for your mobile home, there is a $15 titling fee. If you bought your mobile home from a dealer, you’d need the dealer sales tax number. However, if the mobile home is a casual sale between two individuals, the sales tax is not required.

In South Carolina, the Manufactured Home Park Tenancy Act regulates tenant rights and landlord responsibilities in manufactured home communities. This act aims to protect tenants and promote fair housing practices within the state. It’s crucial to understand your rights and responsibilities as a mobile home owner in a manufactured home park.

Moreover, South Carolina has specific regulations covering manufactured home manufacturers, retail dealers, salespersons, contractors, installers, and repairers. These regulations ensure the quality and safety of mobile homes. The Title 40 of South Carolina Code of Laws outlines these rules in detail, which you should be familiar with to safeguard your investment in a South Carolina mobile home.

In conclusion, understanding South Carolina’s mobile home laws is crucial when purchasing or relocating a mobile home in the state. By being aware of the regulations and licensing requirements and staying informed about your rights and responsibilities, you’ll be better equipped to navigate the process and enjoy your South Carolina mobile home.


In summary, buying a mobile home in South Carolina can be a budget-friendly option for homebuyers who want affordability and flexibility. With the average price of a pre-owned mobile home at $69,166 and an average square footage of 1540, it offers enough space and comfort for those looking to settle down in the state.

Before making a purchase, consider factors such as location, community amenities, and financing options. In South Carolina, there are 27 age-restricted communities and 339 all-age communities to choose from, ensuring that you’ll find the right fit for your needs.

When it comes to financing, be aware that there are different types of loans for mobile homes, and you should explore each option to determine which will be the best fit for your needs and budget.

As you navigate the process of buying a mobile home in South Carolina, remain confident and knowledgeable in your choices. By taking time to research and understand your options, you’ll make a well-informed decision that suits your unique needs in the lovely state of South Carolina.

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