Purpose of this page
This page discusses transferring a mobile home’s ownership from a seller to a buyer in the great state of Massachusetts. This is not intended in situations where the land the mobile home sits on is included in the sale. If the land is included in the sale please reach out to a local real estate attorney to help facilitate your closing. However if you are dealing with an individual mobile home located in a pre-existing mobile home park, on somebody’s rented land, in a lot, or somewhere else than please see the information below.
In the state of Massachusetts the process to transfer a mobile home title from one owner to the next is fairly simple and straightforward. Please see the steps and tips below when considering purchasing or reselling a mobile home in the state of Massachusetts.
Disclaimer: This page is not intended for mobile home investors. The reason this is mentioned is because you may require extra documents and agreements if you are a mobile home investor. These extra documents would include an after closing agreement if the seller was remaining in the home for a bit after closing, personal property trust agreements, a promissory note or lien paperwork, power of attorney, and more. Below is the minimum paperwork required to successfully transfer ownership from one party to another.
Interesting note: The state of Massachusetts does not often use mobile home titles. A Bill of Sale is most common to show proof of ownership. The Registry of Motor Vehicles does not recognize manufactured homes as titleable vehicles, although mobile homes must be registered if put on the road to move.
Prior to your Massachusetts mobile home closing
Verify seller has a previous Bill of Sale and he/she is listed as purchaser: Ask to see the Bill of Sale during your initial walk through of the mobile home. The seller may be willing to text message a picture of the Bill of Sale to you to verify information. Verify with the park manager that this seller does have the right to sell the mobile home.
Check for back taxes: The local mobile home park will pay property taxes. As home owner or buyer you will not pay real estate taxes on this mobile home.
Check for hidden liens: Contact the mobile home park manager where the mobile home resides and ask the manager about any current liens on the mobile home.
If inside a mobile home park aim to speak with the community manager to 1.) become park approved, 2.) verify the seller is current on all payments, 3.) ask for a copy of the park rules, 4.) ask if lot rent is increasing in the near future, and 5.) if the park manager see any needed improvements to the mobile home if/when you purchase the home?
At Closing
Paperwork needed: Bill of sale (You may create this by hand or this generic Bill of Sale here.) Buyers and seller’s signatures must be notarized on the Bill of Sale. Take the seller’s previous Bill of Sale to keep so that you may show (if needed) a chain of ownership from one owner to the next.
Pro Tip: If purchasing the mobile home perform one last walk through before closing and handing over any money. The seller wants your money just as bad as you want the property. If there are any surprise repairs needed or trash/furniture you may have to remove then adjust the price accordingly
After closing – Transferring Massachusetts title ownership
No further action is needed. Sign all lease agreements with the mobile home park manager.
Fees: If purchasing from a private seller then no transfer taxes or fees are required.
Taxes moving forward for new owner: No property taxes are due by you if you do not own the land.
We hope that the information above has been helpful. If you notice any errors or improvements please contact us immediately at support@mobilehomeinvesting.net. As always, if you have any follow-up questions or concerns never hesitate to reach out or comment below any time. All the best.
Love what you do daily,
John Fedro
