Selling land with a mobile home or old trailer on it

Is a mobile home personal property or real property?

A mobile home can be treated as a vehicle-type item with its own title, or as part of the land. The answer changes the paperwork, so find it out first.

Texas is one example. The Texas Department of Housing and Community Affairs says all manufactured homes are personal property by default unless the owner elects otherwise. The home must be attached to land the owner owns or to land under a qualifying long-term lease. Other states use their own terms and steps.

How does a mobile home title become part of the land?

Many states let an owner retire or surrender the home's title so it becomes real estate. The steps vary by state, and the three below are examples.

In Texas, the owner files a Statement of Ownership electing real property. Liens must be released or each lienholder must consent in writing. The change is not complete until a certified copy is recorded in the county real property records.

In Florida, the land owner records the title, a legal description and a sworn statement of ownership. The owner records them in the official records of the county clerk of court. Any recorded lienholder must state that its security interest is released or will be released. The state highway safety department then retires the title on application.

In North Carolina, the owner listed on the title submits an affidavit to the Division of Motor Vehicles and surrenders the title. The Division may not cancel the title without written consent from all secured parties. The affidavit is then filed with the register of deeds in the county where the land sits.

If your home still has its own title, tell the buyer up front. Your state motor vehicle or housing agency can say whether it was ever retired.

What about abandoned, junk or damaged trailers?

A trailer that is falling apart, stripped or abandoned can still sit on land you want to sell. You do not need to remove it before you sell the land.

If you want it gone before closing, ask local haulers for quotes. Removal costs vary by size, location and what is inside. Some counties also have rules for demolition or disposal, so ask your county office.

A burned or collapsed trailer can cost more to clear. Many owners find it easier to sell the land as is and let the buyer deal with it. Compare a quote with the price you expect for the land.

Can you sell the land and the home together?

Yes, if the home is part of the land, it usually sells with the land. If it still has its own title, the title company will want to know who owns it and whether a loan is on it.

If the home sits on land you rent, you do not own the land, so you have no land to sell.

What should you gather before you call?

A short file helps a title company start.

• Your deed or the name on the land record.
• The latest property tax bill.
• Any title, paperwork or loan statement for the mobile home.
• The location and a few photos of the lot and the home.
• Names of everyone who owns the land.

What does the title company check?

Before closing, the title company looks for liens, unpaid taxes and who holds title to both the land and the home. Problems are common and fixable. Loans and liens are paid from the sale price at closing.

Compare options with the net proceeds calculator and the guide on cash sale vs listing.

How does a cash sale work with a mobile home?

Liberty Acres is a family-owned land company. We buy land anywhere in the US, in any condition, and close through a title company. We pay back taxes and all closing costs, with no agents and no commissions. We can close in as little as 14 days. Most sales close within a few weeks to a few months, once the title work is done. That includes land with an old mobile home on it.

Common questions