Free Mobile Home Bill of Sale Template

Whether you’re buying, selling, financing, or managing a mobile home, a bill of sale plays a crucial role in documenting the transaction and protecting all parties involved:

• Sellers and Buyers: If you’re selling your mobile home, this form proves you’ve legally transferred ownership and helps prevent future misunderstandings. As the buyer, it gives you written proof of the sale and outlines exactly what you agreed to. Most states need this form to transfer the title or register the home.
• Lenders and Insurers: If the buyer takes out a loan or obtains insurance, a mobile home bill of sale may be required to demonstrate that the sale has occurred. It helps confirm the value of the home and establish ownership.
• Mobile Home Park Managers: Many parks ask for this form to update their records. It helps them confirm the new owner and assign fees, rent, or rules agreements.
• State Agencies: You may need this form to register the home or transfer the title with your state’s DMV or housing office. Each state has its own rules, so be sure to check your state agency to find what’s required.

A well-written bill of sale for a manufactured home should clearly outline the sale details, making the title transfer and registration process easier and more efficient. Review the steps involved below to ensure you create a cohesive document. To save time, you can customize and download a Legal Templates’s free mobile home bill of sale form.

1. Enter Buyer and Seller Details

Start by listing the full legal names, mailing addresses, and contact information for both the buyer and the seller. This section confirms who is involved in the sale and may be needed to verify the transfer with your state’s DMV or housing agency.

2. Describe the Mobile Home

Add specific details about your mobile or manufactured home. Include the year, make, model, and size. You should also include the serial number or VIN. Also, note whether your mobile home is single-, double-, or triple-wide.

If the mobile home consists of furniture, appliances, or land, mention those as well. If available, include the HUD certification label number (often referred to as a HUD tag) and data plate information. These confirm that the home meets federal HUD standards and are especially useful for manufactured homes built after 1976.

3. Note the Payment Terms

List the total sale price and how the buyer will pay. If the payment will be made in installments, include the down payment, balance due, and due dates. Ensure that you document whether the land is included in the sale. List its value separately from the home’s price. If you are including land in the sale, you should execute a land sale contract to keep the transactions separate. This helps avoid confusion during title transfer and may also affect how property taxes are calculated.

4. Add Warranty Details

State whether the home is being sold “as-is” or with any warranties. If the seller is including a warranty, for example, on appliances or any recent repairs, describe what’s covered and for how long. Make sure both parties agree to these terms before signing.

5. Sign and Notarize

Both the buyer and the seller should sign and date the form. Some states require a mobile home bill of sale to be notarized or signed in the presence of a witness. Even when not needed, notarizing the document can provide additional legal protection and help with the registration of a mobile home.

Follow these key steps to sell your mobile or manufactured home legally and smoothly.

• Prepare the Home and Gather Documents: Repair any visible damage, thoroughly clean the home, and collect all essential paperwork. This includes the title, past bills of sale, warranties, repair records, and registration documents. If land is part of the deal, include the deed and property records.

• Set a Fair Price: Utilize tools like NADA Guides to estimate the value of your mobile home. Compare similar listings in your area and consider hiring an appraiser. If the land is included, list its price separately to avoid confusion with taxes and title transfer.

• Advertise and Screen Buyers: Post detailed listings online or use a real estate agent. Be sure to describe the home properly so prospective buyers can clearly see what’s being offered. Respond to interested buyers and confirm if they’re financially prepared to purchase.

• Negotiate the Sale: Agree on whether the home will be moved or stay on-site, what items will be included, how the buyer will pay, and when the closing date will be. You may also need to use a separate real estate purchase agreement if land is included.

Once you’ve completed the sale of the mobile or manufactured home, follow these key steps to wrap things up legally and properly.

1. Provide Documentation to Buyer

Make sure the buyer receives all necessary paperwork. This includes:

• A signed mobile home bill of sale
• Any lien releases
• Past maintenance or inspection records 
• Signed title (if required in your state)

This handover protects both parties and supports future registration or ownership needs.

2. Register the Mobile Home

If your state treats the home like personal property (rather than real estate), you may need to register it with the local DMV or housing authority. For example, some states treat manufactured homes as real property only if the house is permanently affixed to the land. Be sure to check your state’s specific rules before you complete the registration process.

3. Transfer the Title

In many states, you’ll need to give the buyer the signed title and a completed bill of sale. The buyer then files both documents with the appropriate government agencies to transfer ownership officially in their own name. This step may also involve paying a fee or completing additional forms.

If the mobile home is permanently attached to land, however, it might be considered real estate. The title process may differ in that case, and you should confirm with your state’s DMV or local real estate office to determine the correct steps.

4. Pay Required Taxes and Fees

The seller or buyer may need to handle taxes or fees after the sale:

• Capital Gains Tax: If you made a profit from the sale, you may need to report it on your federal tax return using IRS Form 1040. In some cases, you may also need to file Schedule D if the gain is taxable.

• Registration or Transfer Fees: Some states charge a fee when the new owner registers the mobile home or transfers the title.

• Property Transfer Taxes: If the home is considered real estate, the buyer may be required to pay a transfer tax. This may vary by state. Check with your state’s DMV or tax office to make sure you’re following local requirements.

View our sample mobile home bill of sale template to learn how to complete your form correctly. Then, use our step-by-step questionnaire to complete the form and download your bill of sale for a mobile home as a PDF or Word document.