Do You Need a Realtor to Sell a Mobile Home?

A foundation alone does not complete the legal conversion. Texas requires a certified Statement of Ownership recorded after choosing real-property status and meeting the other requirements. California records HCD 433A after the foundation inspection and release of legal owners' interests. Start with those papers instead of judging by how the home looks.

Colorado's permanent-location process requires surrendering ownership papers and canceling the title. Later transfers use a deed. Arizona uses an Affidavit of Affixture, a recorded statement making the home part of real property. Its procedures differ for owned and leased land. Read the state page and title-transfer guide. Check with the titling agency if you cannot tell which record applies.

An agent can discuss listing a property that includes both the home and its land. Ask how the agent handles manufactured-home ownership records and how the closing will describe the property. South Carolina's Real Estate Commission says a home with its title retired sells with the land through a closing that includes a deed describing both.

Only when land is excluded does a separate home sale fit this site's service. A home converted to real property can need more paperwork. Arizona requires undoing affixture and getting a new title before a separate sale or move. Tennessee says a later home-only sale may require a title again. Check the record before promising to move the home.

Texas generally requires a retailer's license to sell, exchange or offer two or more manufactured homes to consumers in 12 months. Arizona exempts a purchaser selling no more than two covered homes in 12 months. North Carolina presumes dealer status for buying, selling, offering or displaying three or more manufactured homes in any 12-month period, with exceptions.

South Carolina's dealer definition includes buying, selling, dealing in, offering or displaying three or more homes within 12 months. Georgia requires manufactured-home sales licensing for selling or offering three or more homes to consumers in 12 months. California's real estate licensing exception permits sales of qualifying previously registered or foundation-recorded homes. Ask the agent which authority covers the transaction.

Read the ownership papers before setting up the sale. Tell the buyer about missing records or a lien that needs attention. The title-transfer guide explains the process, and your state page names the office and documents. Plan for both the bill of sale and the state ownership filing; they do different jobs.

Arizona lets a landlord reserve tenant approval, but approval cannot be unreasonably withheld. Written reasons for withholding it are due within ten days of the seller's or purchaser's written request. South Carolina also bars unreasonable withholding in covered parks. These tenancy decisions are separate from the agreement to buy the home.

For a sale without land, our form passes your details to a buyer in our network who buys in your area and contacts you. You know the buyer's name before contact. The buyer can make an offer or pass on the home. You handle any sale directly with the buyer and decide whether to accept any offer.

Have the home's age, width, condition and ownership papers ready for the call. If it must move, ask who arranges and pays for that work. If it stays, ask what park approval is needed. Paying cash changes how the buyer funds the purchase; it does not settle those tasks.

Read the commission terms in the proposed agreement. There is no single percentage in this guide. Ask what work the fee covers, what else you would owe and when payment is due. Compare those costs and tasks with selling by owner or dealing directly with a buyer.

The comparison on the home page puts the sale routes side by side. The mobile home value calculator gives a rough range for the home alone, without land. Use those tools to prepare your questions. Neither tool tells you which route you must choose, and the calculator result is not an appraisal or an offer.