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Picture a double-wide on two acres in Ellis County. The skirting is loose, the porch steps are soft, and the owner wants to move closer to the grandkids. She fills out an online form with a big national buyer and soon gets a polite no. Then she searches best companies that buy houses for cash 2026, hoping someone out there buys homes like hers.
That polite no is common. The two biggest iBuyers publish lists of homes they won't buy, and mobile homes and land are on both. Local buyers vary too, so this shortlist keeps it to seven names and spells out which ones take what.
We judged each company by its own published pages, plus its BBB file for local buyers. We noted the owner, the business model, fees, closing terms and, most of all, the property types it names or rules out. Dollar amounts on offers weren't compared. A company's ratings on its own site count as its claim, not a verified score.
| Company | Mobile homes | Land |
|---|---|---|
| Southern Hills Home Buyers | Yes, with or without land | Yes, all conditions |
| Opendoor | No | No vacant land |
| Newbyginnings | Not stated | Yes |
| Offerpad | No | Typically no lots over 2 acres |
| Four 19 Properties | Not mentioned | Not mentioned |
| We Buy Houses | Not stated | Not stated |
| Clever Offers | Not stated | Not stated |
This family-owned investor buyer is based in Plano and has been in business since 2017. Its founder is Brandon Beatty, and the BBB rates it A+ with accreditation since March 23, 2026. Its mobile home page is direct. "We buy all mobile home sizes fast, from 1 to five bedrooms, and even single, double, and triple wides." It buys them "with or without land," and it also buys raw land, farmland, houses, condos, duplexes and commercial property.
The same page says, "There are no fees or commissions that have to be paid from the purchase price." Lucas Morgan summed up his sale in a Google review. "The cash offer was fair, and I was able to move forward without all the usual hassle."
Opendoor is a national iBuyer, and it buys in Dallas-Fort Worth, Houston, San Antonio and Austin. It sends a preliminary offer within 24 hours, then adjusts for repairs after an assessment. Its service charge varies by home and market, and it doesn't publish a percentage. It won't buy mobile or manufactured homes, "including those on permanent foundations," and it skips vacant land and agricultural zoning.
Newbyginnings calls itself "an investment company that specializes in helping home, multifamily and land owners." It's a faith-based, family-owned company in Sachse, and the BBB lists Mike and Sarah Newby as owners. It says it can make an all-cash offer within 24 hours and close in as little as 7 days. The BBB grades it A+ without accreditation.
Offerpad, a national iBuyer, is based in the Phoenix area. It charges "a 5% service fee plus approximately 1% in closing costs," and its Dallas page says it'll cover a local move of up to 80 miles. Its FAQ says it won't buy manufactured, prefabricated or mobile homes. It also typically passes on lots larger than 2 acres and homes built before 1950.
Four 19 Properties is run by Neil and Shayla Dempsey from Fort Worth and Granbury, and Ellis County is on its list of primary counties. The BBB has accredited it with an A+ since 2020. It names old, new and vacant houses plus unfinished construction, but it doesn't mention mobile homes or land. It says it covers closing costs and can help you list if cash isn't right.
We Buy Houses is a lead network run by WBH Marketing, Inc. in Southlake. It doesn't buy property. It matches your request with local investors, who pay it for the lead, and it doesn't say which property types those investors take. Its form also lets them call you even if you're on the Do Not Call list.
Clever Offers lets you compare up to 10 cash offers from local, regional and national buyers, and it's free to sellers. Buyers pay Clever only when a sale closes. Its Texas page says a typical cash close runs 7 to 30 days, and it estimates featured buyers' offers at 50 to 70 percent of after-repair value, minus repairs.
The first is assuming every cash buyer wants every property. Before you share photos, ask whether the company buys a mobile home with land, without land, or not at all. A quick yes or no saves you a week.
The second is treating a marketplace estimate as an offer. A number on a best companies that buy houses for cash 2026 platform can change after someone sees the property. Get a written offer, and ask who pays the survey and title costs on land.
Owners of mobile homes, rural lots and older houses that lenders won't finance often benefit most. So do heirs who inherit land they'll never use. If you own a newer house in town, an iBuyer or an agent may also work.
Some local buyers will. Southern Hills says it buys mobile homes with or without land, while Opendoor and Offerpad won't buy them at all.
It depends on title and survey work. Southern Hills lists a typical close of 7 to 21 days, or on your schedule.
Not with most local buyers here. Ask for every cost in writing before you sign.
For anyone with a mobile home, land or a house the big apps won't take, Southern Hills Home Buyers tops this shortlist of the best companies that buy houses for cash 2026 sellers can call. It's a family-owned Texas company in Plano, BBB accredited, and it buys property types others rule out. Ask it for a written offer and take your time with the answer.