FAQ

Do you charge a fee to check credit or get me pre-approved for a home?

We do not check credit or offer pre-approvals for our homes.  Locally, there are a variety of mortgage and installment lenders who have worked with our customers in the past.  We are able to work with your lender, but you are completely free to arrange financing for your new home with the financial institution of your choice.

How far will you deliver a home before charging extra freight?

Our home pricing includes free delivery with a 100 mile radius from the location where you buy your home.  If you are in our service area but more than 100 miles away, then an additional freight is calculated.  This is calculated by using the PennDOT Automated Routing System.  This system tells us the actual route we must travel to deliver your home.  Due to the nature of our deliveries, on-line maps (like Google Maps or Mapquest) may not be correct.  Please call for an estimate of additional freight charges.  You can see a visual representation of our PA service area here.  

How can you offer such reasonable prices?

Black’s Home Sales partners with other reputable builders from all over the Northeast to use their combined buying power to get the best possible prices from our manufacturers.  This enables us to keep our prices down.

What are the benefits to buying an Energy Star HUD code home?

ENERGY STAR® qualified new homes are at least 30% more energy-efficient than homes built to the national energy code. Our ENERGY STAR qualified new homes are independently verified by a third party home energy rater to ensure they meet ENERGY STAR energy efficiency guidelines. These homes are better for the environment and better for you. Benefits of owning one of our ENERGY STAR® qualified new homes include:

Lower Utility Costs – Compared with standard homes, ENERGY STAR qualified new homes use substantially less energy for heating, cooling, and hot water heating. Typical homeowners can expect to save about $200-$600 annually on their utility bills. Over the life of your home, this could mean thousands of dollars in real savings on utility costs, and could potentially increase the resale value of your home.

More Comfortable/Quieter Homes – The energy-efficient features of ENERGY STAR qualified new homes keep out excessive heat, cold, and noise, and ensure consistent temperatures between rooms—making these homes more comfortable to live in.

Helping to Create a Better Future – By purchasing an ENERGY STAR qualified new home, you are joining millions of consumers who have changed to ENERGY STAR, helping our nation reduce our energy needs and building a cleaner environment for the future.

A Label Backed by the Government – All ENERGY STAR qualified new homes are certified to meet EPA’s strict guidelines for energy efficiency. This exemplary performance is verified by an independent third party.

Features of our ENERGY STAR® qualified new homes include:

Increased Insulation – Improved and effective use of insulation helps achieve even temperatures throughout the house while using less energy. The result is lower utility costs and a quieter, more comfortable home.

High-performance Windows – High-performance windows help keep heat in during winter and out during summer. They also block damaging ultraviolet sunlight that can discolor carpets and furniture.

Tight Construction and Tight Ducts – Tight ducts and tight construction help eliminate drafts, moisture, dust, pests, and pollen. This improves comfort and the quality of indoor air, while lowering maintenance costs.

Energy-efficient Heating and Cooling Equipment – More efficient and properly installed heating and cooling systems use less energy, which reduces utility bills. These systems also turn on and off less frequently, removing more humidity and providing better comfort.

What areas do you cover?

Our primary business focus is in the central Pennsylvania area.  If you are outside our service area, please contact us anyway!  We are willing to talk to you about what we can do for you.  You can see a visual representation of our service area here.

When shopping for a new or pre-owned home beware of the following:

Sometimes retailers will make statements like “guaranteed approval” or “no one turned down for credit.”  No one except a lending institution licensed by the Pennsylvania Department of Banking can promise you approval for financing.

Beware of vaguely-worded costs like “application fees.”  Most likely, your lending institution will have an application fee associated with your loan or mortgage, so you would be paying twice.  Any reputable retailer should be able to explain all charges and fees to your satisfaction.

Watch out for high-pressure tactics to get you to give a deposit.  Sometimes a retailer will tell you that your deposit is fully refundable, when the “fine print” of their contract says that it isn’t.  Please make sure you read everything BEFORE you sign it.  The time to give a deposit on a home is after you have made your final decision and are sure that this is the home for you!

Please be aware that sometimes other retailers will claim to be affiliated with Black’s Home Sales in order to send customers to our locations to view homes.  We have no problem with customers touring our competitor’s homes, because we think that we have the best selection and values in central PA.  We just want you to know that our locations in Duncansville and Osceola Mills are our only two offices, and we are not affiliated with any other dealership in PA.

What is the difference between a "double-wide" and a modular home?

A manufactured home (often called a “single-wide” or “double-wide) is a home constructed in a factory and built to the federally-regulated HUD code.  This code ensures that your manufactured home will give you many years of worry-free service.  These homes can be placed on a permanent foundation, but are not required to be.  They can be placed on property you own, or on a rented site in a planned manufactured home community.

A modular home is also constructed in a factory and built to the appropriate state and local codes.  These codes are the same as those used for stick-built housing.  They are constructed in two or more sections and assembled on site.  These homes must be placed on a permanent full foundation or crawlspace.  Once set in place, they are essentially the same as a site-built home.

A mobile home is a factory-built home built before the passage of the HUD code in 1976.

Who does the site work on my property?

Black’s Home Sales works with a variety of contractors that we can recommend to you.  We are able to co-ordinate and schedule much of this work for you, or you can use any reputable contractor that you feel comfortable with.  Please contact us for details.

What is our next step? How do we get more information?

Once you have selected a few floor plans that you may be interested in, selected the tab marked “Contact” on our website and just fill in the form.  We will be in touch with you within 1 business day.  Also on that page are e-mail addresses, phone numbers, and physical location addresses for both locations.  We would encourage you to come to one of our locations and see for yourself why our homes are such great values!  If you are on Facebook, like our pages (see the “Locations” tab) to keep up on new home arrivals, un-advertised specials, and much more!

What do you need in order to order a house?

We require a deposit to order any home.  The exact timing of the placement of your order with the factory can vary with a number of factors including:  completion of the mortgage process, obtaining your building permit, and selection of interior and exterior colors.  The length of time it takes the factory to complete your home can vary due to a number of seasonal and other factors.  Please contact one of our locations for details.

How much of a down payment do you require?

Lenders have varying requirements as to amount of down payment and other factors.  We typically require a 10% deposit to order your home.  Contact one of our locations to discuss our draw schedules.

Do you help in finding land or sell land?

We do not sell land.  However, we have extensive contacts in the local real estate community and are typically aware of where land can be purchased in our local service areas.

How long have you been in business and what are your credentials?

Black’s Home Sales has been in business since 1947 when Brent Black started out in a small office along Route 22 in Duncansville.  He operated Black’s until his passing in 1973, when his son, Carl, took over operations of the small but successful company.  In 1980, Michigan native Dale Wronski purchased the business.  Mr. Wronski brought 10 years of experience in the industry with him to Black’s.  For 33 years, Mr. Wronski has guided Black’s into becoming the thriving local business it is today.  He is grateful to his dedicated employees and loyal customers who have made the success of Black’s Home Sales possible.

What makes you better then the rest?

We are a locally-owned and operated company with over 65 years of experience in serving central PA’s housing needs.  Our buying power ensures you the best prices on beautiful, high-quality homes such as New Image, Colony, Champion, Manorwood, Muncy, Clayton, Pine Grove, and Pleasant Valley.  Our PA Registered Architect (based at our Duncansville location) is there to help you to make your housing dreams a reality.  Our knowledgeable sales and installation teams make sure that your home-buying process is a smooth one.  We invite you to e-mail, call, or stop by today!