Selling a Manufactured or Mobile Home

You must own the land in fee simple. The home must be on a permanent foundation — wheels, axles, and towing hitches removed. You must file paperwork with your state's DMV or titling agency to surrender the certificate of title. The home must be recorded as an improvement to the real property in county land records. All lienholders on the title must consent to the conversion. After completion, the home transfers via deed (not title) and qualifies for standard mortgage financing. Not all states allow title elimination — some require the title to remain regardless of how permanently the home is affixed. Cost: typically $200-$1,000 in filing fees plus any required foundation certification.

Designed specifically for manufactured homes. No land ownership required — just a lease with 3+ years remaining. 2025 limits: $105,532 single-section, $193,719 multi-section, $43,377 lot only, $237,096 combination. Terms: 20 years single-section, 25 years multi-section with lot. 3.5% minimum down payment. The key advantage: works for homes in parks and on leased land. Fewer lenders offer Title I than Title II, so buyers may need to shop specialized manufactured home lenders.

Standard FHA mortgage guidelines. 2026 limits: $541,288 floor to $1,249,125 ceiling depending on county. 30-year terms, 3.5% down. Requires: home on permanent foundation, land owned in fee simple, home classified as real property, title eliminated or certificate of title retired per Fannie Mae guidelines. Home must be built after June 15, 1976 with HUD certification label. Minimum 400 sq ft living space. This is the financing sweet spot — standard terms, standard rates, wide lender availability.

VA: 0% down for eligible veterans. Home must be on permanent foundation, classified as real property, built after 1976. No loan cap for veterans with full entitlement. USDA: Available in rural areas (where many manufactured homes are located). Income-based qualification, typically 115% of area median income. Must be new and permanently affixed. Both require real property classification.

The primary option for homes classified as personal property (on leased land or without permanent foundation). Specialized lenders like 21st Mortgage, Triad Financial Services, and Performance Equity Partners. Typical terms: 7-10% interest rates (vs. 6-7% for mortgages), 15-20 year maximum terms (vs. 30 years), higher down payments. About 42% of manufactured home loans are chattel loans. The higher rates and shorter terms mean significantly higher monthly payments — directly limiting what buyers can afford to pay for your home.

Most states require you to give the park owner 30 days written notice of your intent to sell before you can close. The park cannot prevent you from selling, but they can reserve the right to approve the buyer and set standards for the home's condition. The park cannot unreasonably withhold approval of a qualified buyer.

Most parks require prospective buyers to submit an application — credit check, income verification, background check, and sometimes an interview. The park may also inspect the home's condition and require repairs before approving the transfer. This process typically takes 2-4 weeks and adds time to your closing. If a buyer is denied, you need a new buyer.

Some parks charge a commission on the sale — but only if the park acted as your agent under a separate written agreement. Some charge transfer fees or application fees to the buyer ($50-$500). The new buyer typically must sign a new lot lease, and the lot rent for new tenants may be higher than what you were paying — which directly affects your sale price. Make sure you understand the park's current new-tenant lot rent before pricing your home.

Each transportable section needs a red metal HUD certification plate on the exterior rear. If labels are missing or obscured, you'll need IBTS certification to verify compliance — this adds cost and time. Without it, government-backed financing is unavailable. Check labels now, before listing, so you know what you're working with.

If your home is classified as personal property, you need the certificate of title to transfer ownership — just like selling a vehicle. If it's lost, contact your state's DMV or motor vehicle agency for a duplicate. If you've completed title elimination, you need the recorded deed showing the home as an improvement on the land. Unclear title chains are one of the most common manufactured home sale killers.

For real property classification, the home must have a permanent foundation meeting HUD Permanent Foundations Guide for Manufactured Housing (PFGMH) standards. For FHA financing, buyers need a PFGMH certification from an engineer. If you can get this inspection done pre-sale, you remove a significant buyer financing hurdle. Foundation installation costs $5,000-$40,000 depending on type (slab, crawl space, or full basement).

Review your current lot lease for: transferability provisions, current and new-tenant lot rent rates, any restrictions on sale, right of first refusal clauses, move-out requirements, and remaining term. A favorable, transferable lease with reasonable rent is a selling point. An expiring lease with rising rent is a liability. Get this information documented before listing.