Key Takeaway: Selling a mobile home successfully in 2025 requires proper pricing based on current market conditions, completing essential repairs (roofing, electrical, sub-flooring, A/C, and plumbing), and understanding the unique legal requirements for transferring ownership of mobile homes. Here’s how to sell a mobile home.
How to sell a mobile home
Manufactured homes can be more challenging to sell than traditional homes due to financing limitations and buyer perceptions. Follow several key steps to ensure a smooth and successful transaction:
- Determine your property classification: Chattel or real property? Understand whether your mobile home is classified as personal property (chattel) or real property, as this affects the selling process and required documentation.
- Gather required documentation and verify that your chosen title and escrow company has experience handling mobile home sales. Not all companies work with this type of property. Prepare transfer of title, bill of sale, notarized transfer documents, tax records, and Certificate of Occupancy.
- Verify that the current owners possess the interior data sheet and confirm that the exterior data plates are present and legible on the manufactured home. Should either of these essential documents be absent, you’ll need to take immediate action to obtain replacement interior data sheets and determine the identification numbers from the exterior plates. These documents are mandatory for completing the sale – particularly when financing is involved, and potentially even for cash transactions.
- Compile a list of lenders who actively finance trailer homes. Mobile home financing can be more restrictive than traditional mortgages so this is essential unless you plan to accept only cash buyers.
- Research the local customs for dividing closing costs and fees between buyer and seller in mobile home transactions, as these arrangements often differ from conventional real estate deals in your market.
- Price competitively. Use professional market-based appraisal services and consider factors like location, home condition, size, and whether land is included.
- Market your mobile home effectively. Utilize multiple platforms and consider virtual tours to reach more potential buyers.
- Complete essential repairs if needed. Focus on the “Big Five” repairs (roofing, electrical, sub-floor, HVAC, and plumbing) as these are critical to the value of a mobile or manufactured home.
What do I need to consider when selling a manufactured home?
Single vs. double wide considerations
The size and configuration of your trailer home significantly impact the selling process. Single-wide manufactured homes sell for much less than double-wide mobile homes. Double-wide homes may require two separate titles, making the documentation process more complex.
There’s a big price difference between single-, double-, and triple-wide manufactured homes, so understanding your home’s classification is crucial for proper pricing and marketing.
Real property or personal property (aka chattel)?
Understanding your mobile home’s legal classification is fundamental to the selling process. Many mobile homes are considered personal property (the legal term for this type of property is “chattel”) rather than real property, meaning they’re sold a bit differently from a typical house.
It’s real property if:
- Real property means your manufactured home is affixed to land and not a movable asset. This classification offers various benefits, including a combined tax bill for home and land, a higher resale value, and more financing options
- To legally classify your mobile home as real property, you need to retire the DMV-issued title (this process is known as “de-titling”) and obtain a warranty deed for the home and land
It’s personal property (“chattel”) if:
- The home is treated as a movable asset, akin to an automobile
- Requires DMV title transfer similar to selling a car
- Generally has lower resale value
- More challenging to secure traditional financing
Should I sell my mobile home with or without land?
Selling with land: If the homeowner owns both the land and the home, the home can be titled as real estate, and banks will be more likely to loan money on it. This typically results in higher values and easier financing for buyers.
Selling without land: Selling a mobile home without land is a unique segment within the real estate market that presents its own challenges and opportunities. Key questions to consider include:
- Selling a mobile home that needs to be moved can deter some buyers due to the additional costs and logistics involved.
- Moving a mobile home is expensive, time-consuming, and risks damage to the home
- Many home insurance companies will not insure a manufactured home that has been moved twice or more
How to price your manufactured home to sell
Pricing your mobile home correctly is critical for a successful sale. There are five main factors to consider when pricing a mobile home: location, land ownership, model/type, condition, and move history.
Key pricing factors:
- Location: Popular locations, such as property near a beach or lake, usually means you can command a higher price.
- Size: In general, a home with more space is going to be worth more.
- Age: Was your home built before or after June 15, 1976? This date marks the true difference between a mobile home and a manufactured home.
- Condition: Regardless of where the home is and what it features, the overall condition of a home is of utmost importance.
- Materials and features: Material choices that can make a home more valuable than the average are things like hardwood cabinetry, finished drywall versus wallboard, energy-efficient windows, upgraded lighting, and six-panel doors.
Handling outstanding loans
When selling a mobile home with an outstanding loan, you’ll need to coordinate with your lender to ensure proper payoff and title transfer. Proceeds from the sale typically go toward paying off the existing loan first, with any remaining funds going to the seller.
Paperwork you’ll need
Essential closing documents for selling your mobile home include:
For personal property sales:
- Transfer of title: You’ll sign your existing title over to the buyer and apply for a transfer of title
- Bill of sale: Your municipality and the buyer’s lender typically require a bill of sale to sell a mobile home
- Notarized transfer of title: Lenders usually require a notarized title transfer with the seller and buyer present at the time of signing
- Taxes: You’ll need to provide evidence that your taxes are paid in full when you sell your mobile home
- Certificate of Occupancy (CO): You’ll need to provide a Certificate of Occupancy, which is proof that your home complies with relevant regulations
For real property sales:
- Warranty deed for home and land
- Title insurance
- Survey documents
- Property tax records
What does the bill of sale for a mobile home look like?
A mobile home bill of sale is used to prove the legal sale and purchase of a mobile home between a buyer and seller. The bill of sale outlines all the agreed-upon terms of the sale, including purchase price, closing date, and more.
Essential elements of a mobile home bill of sale:
- Date of the sale
- Include the seller’s full name and address
- Provide the buyer’s full name and address
- List the details of the manufactured home, including the make, model, year, Vehicle Identification Number (VIN), and any other identifying information
- Specify the sale price of the manufactured home
- Include any terms of sale, if applicable (e.g., ‘as-is’ condition, payment terms)
- Have both the seller and buyer sign and date the document
It’s recommended that a notary public witness the signing of the document to ensure legal validity and prevent future disputes.
Mistakes to avoid when selling your manufactured home
Common errors that can derail your mobile home sale include:
- Improper pricing: Setting the price too high or too low based on emotions rather than market data.
- Neglecting essential repairs: You’ll boost your chances of a quick sale by taking care of five major repairs – roofing, electrical, sub-flooring, A/C, and plumbing.
- Missing documentation: Being unprepared with required paperwork when buyers are ready to close.
- Ignoring curb appeal: Failing to clean and maintain the exterior appearance of your trailer home can make it a tough sell.
Working with your mobile home park (if applicable)
Here’s what to know if your manufactured home is located in a mobile home park:
- You’ll require permission from the mobile home park management authority to sell the home.
- The mobile home park owner may have the right of first refusal on buying your home.
- Inform the park manager that you are selling and provide them with flyers with a few pictures of your home. Many potential mobile home buyers will contact the park office directly to find out about homes listed in the community.
- In many cases, these communities have designated real estate agents who will list your home.
Updates that will increase value of a trailer home
Interior improvements
Kitchen and bathroom upgrades: The kitchen and bathroom are two rooms that add a lot of value to modular homes. Focus on:
- Updating appliances to Energy Star-rated models
- Installing new countertops and cabinetry
- Upgrading fixtures and lighting
Flooring improvements: Installing EnergyStar-rated components if they’re not already present in the home is particularly valuable. Consider:
- Replacing carpet with laminate or vinyl plank flooring
- Refinishing existing hardwood floors
- Installing tile in bathrooms and kitchens
Interior wall upgrades: Consider foregoing the typical paneling and add sheetrock (drywall) to the interior walls. It’s a great aesthetic option that also adds a lot of value to a modular home. The upgrade also provides better noise dampening and energy efficiency.
Smart home features: Installing smart-home features is an inexpensive way to add home value without spending a fortune on remodeling. Consider adding:
- Smart thermostats
- Smart lighting systems
- Security cameras and doorbell systems
Exterior improvements
Skirting and foundation: Mobile home skirting installation costs anywhere from ~$1,000 to $4,000 for a single or double-wide. You also can increase the value of a mobile home by placing it on a foundation.
Paint and siding: A fresh coat of paint is an affordable way to improve the curb appeal drastically. Combine painting and skirting updates for serious curb appeal and perceived value.
Roofing improvements: Optional upgrades like shaker shingle roofs and cedar plank siding can add a little extra curb appeal—and value along with it.
HVAC system upgrades: The renovation projects with the highest return on investment (ROI) in mobile homes include upgrading HVAC and appliances to be more energy-efficient.
FAQ – How to sell a mobile home
If you are selling a manufactured home, it may be more difficult to find financing for homes that are not attached to a foundation, potentially limiting your pool of buyers. However, the manufactured housing market continues to attract buyers because it’s affordable.
While mobile homes can build equity, there are some key differences from traditional homes. Unlike most traditional homes, mobile homes may initially depreciate in value, especially if not permanently fixed to land. However, mobile homes can indeed build equity when approached with the right strategy, particularly when placed on owned land with a permanent foundation.
The time to sell a manufactured home varies significantly based on location, condition, pricing, and market demand. Well-priced homes in desirable communities may sell within 30-60 days, while homes needing repairs or in less desirable locations could take 3-6 months or longer.
Yes, you can sell a trailer home with an outstanding loan. The buyer’s financing or cash payment typically goes first to pay off your existing loan, and you receive any remaining proceeds. You’ll need to coordinate with your lender to obtain the exact payoff amount and arrange for title transfer.
Homes built before June 15, 1976, are considered “mobile homes” and weren’t subject to HUD construction standards. Those built after this date are “manufactured homes” that meet federal safety standards. Post-1976 homes typically have better resale value and are easier to finance.
Moving costs vary widely based on distance, home size, and setup requirements. Permits, utility disconnection/reconnection, and foundation work add to these costs.
Yes, manufactured home dealers and cash buyers will often purchase homes directly. While this offers convenience and speed, you’ll typically receive less money than selling to a private buyer. Many sellers find that it’s easier to sell a manufactured home without land to a manufactured home dealer since these businesses have resources to handle moving.
Yes, but homes moved multiple times typically have lower values and may be harder to finance or insure. Many lenders consider homes that are frequently moved riskier investments. Be transparent about the move history and price accordingly, as this factor can significantly impact buyer interest.
Mobile home parks often have approval processes for new residents, including credit checks and background screenings. If your buyer isn’t approved, you’ll need to find another qualified buyer or work with the park to understand specific requirements. Some parks have the right of first refusal, meaning they can purchase the home themselves.
Maintain insurance coverage until the sale closes and ownership transfers. If the home is vacant during marketing, notify your insurance company as this may affect coverage. Buyers should have insurance arranged before closing, and you’ll need to coordinate the timing of when your policy ends and theirs begins.
The post Home Sweet Sold: How to Sell a Mobile Home in 2025 appeared first on Redfin | Real Estate Tips for Home Buying, Selling & More.
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