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As an active mobile investor you will absolutely find mobile homes attached to private land as well as mobile homes located inside pre-existing mobile home parks. The closing process will very in most states depending on if the mobile home is considered personal property or real property. Keep in mind that a mobile home on its own private land may still be considered personal property. When in doubt, confirm with the local property appraiser to be sure.

This depends on a few criteria...

  1. Who owns the mobile home?
  2. Who owns the land?
  3. Is the mobile home included in the legal description?
  4. Does the mobile home still have a Title(s)?
  5. How are the property taxes paid yearly?

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If the mobile home and the land which the home sits on is owned by the same entity than there is a good chance the home is considered real property. However the home and land also have to be “legally joined” via a small amount of legal paperwork, a fee, the relinquishing  of the home’s physical Title.

The mobile home may or may not be secured to a permanent foundation. In many states the owners may be instructed to hand-over the original Title(s) of the home to the state and the VINs or Serial numbers are added to the real property’s legal description. Tip: Keep these Title(s) if possible.

Related article: Transfer a Mobile Home Title in Your State

If the mobile home is located on rented land the home is considered “Personal property” similar to automobiles and boats.

Exception: New Hampshire and Rhode Island considers all mobile homes “real property” and therefore no Titles are available.

Love what you do daily,
John Fedro
support@mobilehomeinvesting.net

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