How to Sell a Mobile Home That Has Been Moved

Selling a mobile home that has been moved presents distinct considerations compared to a traditional home or one that remained on its original site. Its unique characteristics, especially legal classification and physical condition, require understanding specialized procedures. This guide offers insights into the process, from understanding its legal status to finalizing the sale.

Understanding Mobile Home Classification and Titling

The legal classification of a mobile home, as real or personal property, significantly impacts its sale, especially after it has been moved. Most mobile homes are initially personal property, like a vehicle, with a title from a state’s Department of Motor Vehicles (DMV) or comparable agency. Ownership typically transfers like that of a car.

When permanently affixed to land, especially land owned by the homeowner, a mobile home can often convert to real property. This “de-titling” involves removing its vehicle title and recording its status with county land records, making it part of the real estate. The process commonly requires an affidavit of affixation, filed with the county recorder’s office, and surrendering the original title to the appropriate state agency.

Moving a mobile home previously de-titled as real property can complicate its classification. It may revert to personal property status or require new titling procedures, as its permanent affixation to the land has been severed. Determine the current title status by checking with the state’s Department of Housing and Community Development, the DMV, or the county recorder’s office. Some states use a “Statement of Ownership” instead of a traditional title, verifying ownership, liens, location, and property status.

Proper titling for a moved mobile home is a preparatory step for sale. If the original title is lost, apply for a new one. If de-titled and moved, it might need re-titling as personal property, or its new real property status (if re-affixed) must be documented. This often involves submitting new applications, supporting documents like bills of sale or purchase agreements, and applicable fees to relevant state or local authorities.

Physical Preparation for Sale

Relocating a mobile home can introduce various physical issues requiring attention before selling. Ensure the home is properly leveled and securely re-anchored at its new site. Utility connections (electrical, plumbing, and HVAC systems) must be safely re-established and inspected for proper operation.

Inspections are important for a home that has undergone relocation. A comprehensive inspection should cover structural integrity, looking for cracks, bulges, or shifts in walls, and ensuring windows and doors operate smoothly. Electrical systems should be checked for exposed wires or outdated components, and plumbing for leaks or proper water flow. HVAC units also require testing to confirm heating and cooling functions correctly.

Necessary repairs stemming from these inspections should be completed to enhance the home’s appeal and ensure safety. This may involve addressing issues with the roof, siding, foundation, or skirting. After repairs, thorough cleaning and staging can significantly improve buyer perception. The goal is to present a well-maintained, functional home that instills confidence in its moved status.

Marketing and Attracting Buyers

Marketing a mobile home that has been moved requires specific strategies to reach potential buyers and address unique considerations. Utilize online marketplaces specializing in mobile homes, local classifieds, and community bulletin boards, especially if the home is in a mobile home park. Specialized mobile home dealers can also assist in connecting sellers with interested parties.

Creating compelling listings is important, emphasizing high-quality photos that showcase the home’s current condition and any improvements made after its relocation. Detailed descriptions should clearly state the home’s history, including its “moved” status, and its current classification as personal or real property. This transparency directly impacts buyer financing options.

Buyer considerations for a moved mobile home often involve securing land or a lot for placement, especially if sold without its current site. Financing can present challenges, as traditional mortgages are often unavailable for personal property mobile homes. Buyers may need to explore specialized manufactured home loans, chattel loans, or personal loans. Some lenders, such as those offering VA financing, may accommodate moved homes under specific conditions, often requiring a substantial down payment and the home to be a double-wide or larger and placed on a permanent foundation.

Finalizing the Transaction and Transferring Ownership

Once a buyer is secured, procedural steps to finalize the sale and legally transfer ownership must be followed carefully. A sales agreement or purchase contract should be drafted, clearly outlining the terms of the sale. This document must reflect the mobile home’s classification; a personal property mobile home typically uses a bill of sale, while a real property mobile home involves a real estate deed. The sales agreement should include a detailed description of the home, the agreed-upon price, and payment terms.

Handling payment can involve various methods, such as certified checks, wire transfers, or utilizing escrow services. Escrow companies specializing in mobile home transactions act as neutral third parties, ensuring all conditions are met and funds are properly disbursed. They verify ownership, check for liens, and coordinate with relevant agencies to facilitate the transfer.

The legal transfer of title or ownership documents directly depends on the mobile home’s classification. For a personal property mobile home, the transfer typically involves the DMV or a state’s housing department. The seller signs over the certificate of title, and the buyer completes the purchaser’s application on the back of the title. For a mobile home classified as real property, the transfer process is similar to traditional real estate, involving recording a deed with the county recorder’s office.

Obtaining necessary signatures, often requiring notarization, is part of the formal transfer process. Finally, all required documents, such as the completed title, bill of sale, or deed, must be filed with the appropriate state or local authorities. This ensures the change of ownership is officially recorded and legally recognized.