Austin McKenzie

Spam prevention
Kathleen Daniels, Probate & Trust Specialist
KD Realty - 408.972.1822 - San Jose, CA
Probate Real Estate

I suggest you refer the listing to a local agent that specializes in Mobile Homes.

No matter how many comments you receive here ... it is doubtful it will be enough. 

Check with your broker for guidance with this?

Co-list with someone in the office that has experience? 


Dec 11, 2021 03:25 PM
Fred Griffin Florida Real Estate
Fred Griffin Real Estate - Tallahassee, FL
Licensed Florida Real Estate Broker

Hi, Austin


   See Florida Statutes 320.015 to determine if the mobile home is real property, or personal property.   There is a huge difference!


    Look for this "Real Property" decal on the mobile home.  Issued by the State of Florida to confirm that it is real property.  Verify it with the Polk County Property Appraiser.



   Your favorite lender can advise you what, if any, financing might be available for a mobile home.



Dec 11, 2021 05:32 PM
Bob Crane
Woodland Management Service / Woodland Real Estate, EXP - Stevens Point, WI
Forestland Experts! 715-204-9671

Depending on where it is located and how it is attached it may not even be real estate.

If it is then it is just another type of SF home.

Dec 11, 2021 04:22 PM
Gary Frimann, CRS, GRI, SRES
Eagle Ridge Realty / Signature Homes & Estates - Gilroy, CA
REALTOR and Broker

Perhaps it would be wise to see who will lend on it.  You can then refer this info to the buyer's agent.  Not all lenders will loan on one depending on age, weather or not axles are removed (personal property vs. real property), space rent (and terms).  There is a lot to consider.

Dec 12, 2021 06:55 AM
Candice A. Donofrio
Next Wave RE Investments LLC Bullhead City AZ Commercial RE Broker - Fort Mohave, AZ
928-201-4BHC (4242) call/text

That's a big answer to a small question!

What kind of mobile? Is it manufactured, modular, park model?
Singlewide or doublewide? (Financing may be different or not doable for a singlewide)

What YEAR mobile? Pre-HUD is June 15, 1976 and those are hard or impossible to finance.

IS THE LAND OWNED? There was a recent Q about whether it was real property on leased land. 

Is it AFFIXED to the land (where the taxes are for the entire thing and is real property)

Raised foundation or ground set? That affects financing or lack thereof. 

Flood plain? That may affect financing.

(these are all things we deal with in the great state of AZ - ymmv!)

If you don't know for sure, research or turn this over to an agent who knows and just take the referral. 

Dec 12, 2021 06:40 AM
Lyn Sims
Schaumburg, IL
Schaumburg Real Estate Agent Retired

It's not real estate & needs special financing. It will be hard to find I'm sure like it is in my area.

Dec 12, 2021 06:28 AM
Kat Palmiotti
406-270-3667,, Broker, eXp Realty - Kalispell, MT
Helping your Montana dreams take root

It depends on your specific area and your broker would be the best place to start if you want more information.


When I lived in NY state previously, it was the same as a house in terms of the process, but if the mobile home was in a mobile home park, there were additional approval hoops to jump through. There were park rules, a credit application process for the monthly land fees, etc. Also, mobile homes are structurally different so different things are important in the inspection process (insulation below? what kind of skirting? what kind of foundation?).


Where I am now in MT, mobile homes can be private property or real estate. They both are handled differently. And in both sides of the country, mobile homes are definitely a lower price range. And they don't last forever.


I'm not a fan of this market segment.

Dec 12, 2021 04:48 AM
Buzz Mackintosh
Mackintosh REALTORS - Frederick, MD
“Experience, reliable, leadership”

In Maryland it is like selling a car. There is a title instead of a deed. Does the MH sit on a lot owned by the same person? Can be complicated. We had an agent who became an expert at selling them years ago and we nicknamed him "King of the road" !

Dec 12, 2021 04:43 AM
Ryan Huggins - Thousand Oaks, CA - Thousand Oaks, CA
Residential Real Estate and Investment Properties

I'm going to second what Kathleen Daniels, Probate & Trust Specialist said.  Refer it out or partner with someone who specializes in mobile homes, if it's something you want to add to your business practice long term.

A friend of a friend needed help finding a new place for their dance studio.  I'm a residential agent.  I refered it to a local commercial agent that I've served on association committees and the association Board of Directors with.  He's smart and really knows his stuff.  He found them a great place and I learned that there was a ton I didn't know about how commercial worked! 

I have no immediate desire to add commercial leasing to my business (believe me, I have my hands full as it is with regular residential, investors and property management), so this was the best way for me to go.

Dec 11, 2021 07:01 PM
Lynnea Miller
Bend Premier Real Estate - Bend, OR
Premier Real Estate Service in Central Oregon

We sell these all the time - as long as they are on owned land and not leased land. They are treated just like a regular home, with the expection that certain dealer tags and foundation tie downs are necessary. Home inspection and financing are still contingencies. And repairs can still be negotiated.

Dec 13, 2021 10:49 AM
Caroline Gerardo
Sun West Mortgage Corporation - Newport Beach, CA
C. G. Barbeau the Loan Lady nmls 324982

Get title policy is it real estate? Is it on land they own? In a park, what are all the park CCR's, does HOA have to approve them? Tags in the water heater, year build, single/double/triple wide? What type of foundation does it have- pier/auger/blocks/skirting type?  If it is real estate, after 1976, on approved foundation it can go FHA, if it is a vehicle then there also are loans but MUCH higher rates.  That's a few of the things to get all the information before you list it. If it's a vehicle read about 320.77 Florida license required  here:


Dec 12, 2021 10:18 AM
Alan May
Jameson Sotheby's International Realty - Evanston, IL
A moving experience!

I have never sold a mobile home and have zero idea (no, that's not fair... less than zero) what's involved.  I would seek out someone local who's knowledgeable, preferably an agent in your office (maybe your managing broker?) to team up with to learn from... even if it cuts into your earnings.  It's a great way to learn the ropes, while minimizing the risk to you, your client and your office.


Good luck.

Dec 12, 2021 07:27 AM
Ron and Alexandra Seigel
Napa Consultants - Carpinteria, CA
Luxury Real Estate Branding, Marketing & Strategy


I agree with Kathleen Daniels, Probate & Trust Specialist .

Dec 12, 2021 07:02 AM
Joan Cox
House to Home, Inc. - Denver Real Estate - 720-231-6373 - Denver, CO
Denver Real Estate - Selling One Home at a Time

The rules in Denver may be different from Florida, so would reach out to your Broker for specific details.

Dec 12, 2021 06:02 AM
Jerry Thomas-Construction Loans
Cranbrook Loans - Farmington Hills, MI
Construction Loans in MI, OH, VA, GA and FL.

Depending on what state you are in you may need to make sure that the "title" to the home has been retired. When manufactured homes are shipped from the factory they are get a "title" just like an automobile. If the home is put on a permenent foundation on land that title needs to be retired. If the buyer is getting financing they may also need to get an engineer to state that the foundation is suitable for the home and site. Check with your title company on all of this. Feel free to call me if you wish to discuss. Good luck.

Dec 12, 2021 04:22 AM
Wayne Martin
Wayne M Martin - Chicago, IL
Real Estate Broker - Retired

So many issues! In some states you need a special license. Is the land owned by the owner of the mobile home? You need the title to the mobile hoe just like a car. Kathleen Daniels, Probate & Trust Specialist has the best suggestion, refer it!

Dec 12, 2021 03:54 AM
Richie Alan Naggar
people first...then business Ran Right Realty - Riverside, CA
agent & author

I went to sell my first mobile home and just went to a dealer who sells used ones. He came and looked at it and made an offer explaining the market and procedures he has to go through before, during and after. He came and looked at it, offered a fair price and paid me within a week. Now he in turn put it up for sale so assume there was money left on the table for him and the buyer to be to come out on. Thats my first & last experience

Dec 12, 2021 10:57 AM
Jeff Pearl
RE/MAX Distinctive / LIC in VA - Lovettsville, VA
Full Service Full Time Realtor

Probably varies by state, but sometimes it depends on whether it's mounted on a permanent foundation or not. Also, only certain lenders will do loans on mobile homes.

Dec 12, 2021 09:48 AM
Silvia Dukes PA, Broker Associate, CRS, CIPS, SRES
Tropic Shores Realty - Ich spreche Deutsch! - Spring Hill, FL
Florida Waterfront and Country Club Living

Everything that Fred Griffin Florida Real Estate said. Also be aware that depending on the age of the home and type of financing sometimes a foundation certification is required.  Is it a "mobile", "manufactured" or "modular" home. All three can look very similar and sometimes these terms are being used interchangeably which makes it a bit confusing.  Depending on age, they may have different setups or specifications based on HUD requirements. Sometimes there may  mobile home titles that need to be transferred but your title company will initiate that with the closing. 

In your area manufactured homes should not be unusual so just be it will be worth learning about them.  Maybe visit one of the dealers to get some information about the manufacturing process.  Good luck. 

Dec 12, 2021 09:18 AM
John Juarez
The Medford Real Estate Team - Fremont, CA

This is a question best addressed to your broker.

Real estate laws differ somewhat from state to state. The mobile home may be considered real estate or it may be personal property.

Learning on the job at the expense of a seller is not a good idea.

Dec 12, 2021 08:28 AM
Tammy Lankford,
Lane Realty Eatonton, GA Lake Sinclair, Milledgeville, 706-485-9668 - Eatonton, GA
Broker GA Lake Sinclair/Eatonton/Milledgeville

If you were in Georgia I would be happy to help.  Fred seems to know about the ins and outs in Florida.  I'd suggest having your broker assist with questions.  

In Georgia it's not much different, just a few extra hoops to jump through with proper paper work.  Titles are retired in Georgia when a home is financed for the past few years so less and less we have to deal with the titles now.

Dec 15, 2021 09:07 AM
Tony Lewis
Summit Real Estate Group - Valencia, CA
Summit Real Estate Group Valencia & Aliso Viejo

Don't do it.  There are specialists that would love your referral and the time can be well spent elsewhere.  There is too much liability  taking on anything that we are not knowledgeable about.

Dec 13, 2021 11:56 AM
Michael J. Perry
KW Elite - Lancaster, PA
Lancaster, PA Relo Specialist

In our state , Title Companies do not do the Conveyance of Title . You have to hold your own Settlement

Dec 13, 2021 06:18 AM
Olga Simoncelli
Veritas Prime, LLC dba Veritas Prime Real Estate - New Fairfield, CT
CONSULTANT, Real Estate Services & Risk Management

Check with your local authorities. One basic difference is that generally mobile homes do not own the land on which they sit and may not be considered real estate. Funding may be complicated too.

Dec 12, 2021 02:58 PM