What Is a Mobile Home Bill of Sale?
A mobile home bill of sale is a legal document that records the sale and transfer of a manufactured home, mobile home, modular home, or park model from one party to another. Unlike a standard real estate transaction, mobile homes that are classified as personal property require a bill of sale and title transfer similar to a vehicle — making this document essential for any private sale.
A mobile home bill of sale includes specific information unique to manufactured housing: the HUD certification label number, data plate information, serial number (VIN), overall dimensions, number of sections, and whether the home is classified as real or personal property. Federal HUD standards apply to all manufactured homes built after June 15, 1976, and your bill of sale should document compliance.
Whether you're selling a single-wide in a mobile home park, transferring a double-wide on private land, or purchasing a modular home, a properly completed bill of sale protects both parties and is required by most states for title transfer and tax assessment purposes.
HUD Certified
Includes HUD label and data plate verification fields
Dimensions & Specs
Records width, length, square footage, and number of sections
Property Classification
Documents real vs. personal property status for tax purposes
Mobile Home Bill of Sale by State
Each state has different requirements for mobile home transfers. Some states treat manufactured homes as personal property requiring a title transfer, while others treat them as real property requiring a deed. Many states have a title elimination process when a mobile home is permanently affixed to owned land. Select your state below for a template that meets your specific requirements.
How to Write a Mobile Home Bill of Sale
A mobile home bill of sale must contain specific information to be accepted for title transfer and to hold up legally. Follow these steps to ensure your document is complete and compliant.
Record Buyer and Seller Information
Include the full legal names, current mailing addresses, and phone numbers of both the buyer and seller. If the mobile home title lists multiple owners, all owners must sign the bill of sale. For homes in a mobile home park, include the park name and lot number.
Identify the Mobile Home
Provide the manufacturer name, year built, model name, serial number (VIN), and HUD certification label number(s). Include the number of sections (single-wide, double-wide, or triple-wide), overall dimensions (width x length), and total square footage. Note the number of bedrooms, bathrooms, and any additions or modifications.
Record HUD Label and Data Plate Information
Document the HUD certification label number from the exterior of each section and the data plate information from inside the home. The data plate includes the wind zone, thermal zone, roof load zone, and manufacturer specifications. For homes built before June 15, 1976, note that HUD standards do not apply and different state regulations may govern the sale.
Document the Sale Price and Payment
State the agreed purchase price in both numerals and written form. Note the payment method and whether financing is involved. Clarify whether the sale includes the land, only the home, or the home plus fixtures and appliances. The stated price determines sales tax in most states.
Specify Property Classification and Location
Indicate whether the mobile home is classified as real property or personal property. Note whether it sits on owned land or rented land, whether the wheels and axles are attached or removed, and whether the title has been eliminated. Include the current physical address or location of the home (lot number, park name, or land parcel description).
Sign, Date, and Notarize If Required
Both buyer and seller must sign and date the bill of sale. Print two copies — one for each party. Many states require notarization for mobile home transfers. The buyer should also receive the signed title, any lien release documents, the data plate information, and keys. Check your state's deadline for completing the title transfer.
Key Components of a Mobile Home Bill of Sale
A mobile home bill of sale must include specific information that state agencies and courts expect. Missing any of these elements could delay your title transfer or leave you unprotected.
| Component | Description |
|---|---|
| Buyer & Seller Names | Full legal names and addresses of both parties |
| Manufacturer & Year | Manufacturer name, year built, and model designation |
| Serial Number (VIN) | Unique serial number stamped on the frame and listed on the data plate |
| HUD Label Number(s) | Certification label number for each section (post-1976 homes) |
| Dimensions | Width, length, total square footage, and number of sections |
| Sale Price | Amount in numbers and words, payment method, and what is included |
| Property Classification | Real property or personal property designation |
| Location | Physical address, park name, lot number, or legal land description |
| Lien Statement | Seller confirms the home is free of liens and encumbrances |
| Signatures | Dated signatures of buyer and seller (and notary if required) |
HUD Standards & Property Classification
Understanding HUD certification and property classification is critical when buying or selling a mobile home. These factors affect how the home is titled, taxed, financed, and insured.
Important: Pre-1976 Mobile Homes
Manufactured homes built before June 15, 1976 were not built to HUD standards and may not have HUD labels. Many states, lenders, and insurance companies have restrictions on pre-1976 homes. Some states will not allow title transfer of pre-HUD homes, and most lenders will not finance them. Always verify the year of manufacture on the data plate.
Real Property vs. Personal Property
- Personal Property (Titled): Home sits on rented land, wheels/axles attached, title not eliminated — taxed like a vehicle, transferred with a bill of sale and title
- Real Property (Deeded): Home permanently affixed to owned land, wheels/axles removed, title eliminated — taxed as real estate, transferred with a deed
- Title Elimination: Process of converting from personal to real property — requirements vary by state but generally require a permanent foundation and land ownership
Mobile Home Types
Our mobile home bill of sale templates accommodate all types of manufactured housing:
Single-Wide
Transported in one section, typically 14-18 feet wide and up to 80 feet long — the most common and affordable type
Double-Wide
Two sections joined on-site, typically 28-32 feet wide — offers a more traditional home layout with separate bedrooms
Triple-Wide
Three or more sections combined, offering 2,000+ square feet — resembles a site-built home in size and layout
Modular Home
Factory-built to local building codes (not HUD code), transported in sections and assembled on a permanent foundation
Park Model
Under 400 square feet, designed for seasonal or recreational use — often found in RV parks and campgrounds
Tiny Home on Wheels
Compact dwelling built on a trailer chassis, typically 100-400 square feet — classification varies by state
Sample Mobile Home Bill of Sale
Below is a preview of our mobile home bill of sale template. Your customized document will include all fields required by your state for manufactured home transfers.
MOBILE HOME BILL OF SALE
Manufactured Home Transfer Document
This Mobile Home Bill of Sale is entered into on[Date]between:
SELLER:
Name: [Seller Name]
Address: [Seller Address]
BUYER:
Name: [Buyer Name]
Address: [Buyer Address]
1. MOBILE HOME DESCRIPTION
Manufacturer: [Manufacturer] Year: [Year]
Serial Number: [Serial/VIN]
HUD Label #: [HUD Number]
Dimensions: [W x L] Sections: [#]
2. PROPERTY CLASSIFICATION
☐ Personal Property (titled) ☐ Real Property (deeded)
Location: [Address / Park / Lot #]
3. SALE PRICE
$[Amount]([Amount in Words] Dollars)
Frequently Asked Questions
Find answers to common questions about mobile home bills of sale, HUD requirements, and manufactured home transfers.
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