Minnesota Mobile Home Bill of Sale Overview
In Minnesota, a mobile home bill of sale is a critical document for any private party manufactured home transaction. Minnesota requires a bill of sale along with a properly signed certificate of title to transfer ownership of a manufactured home classified as personal property. The bill of sale serves as the primary record of the sale price, which is used to calculate any applicable taxes.
Minnesota allows manufactured homes to be converted to real property through the surrender of the certificate of title and recording with the county recorder. Minnesota has substantial manufactured housing, particularly in rural areas and smaller towns.
Whether you're selling a single-wide in a mobile home park, transferring a double-wide on private land, or purchasing a modular home in Minnesota, a properly completed bill of sale protects both parties and streamlines the title transfer process.
6.875%
Sales tax
Yes
Title required
Personal property
Default classification
Required for post-1976
HUD certification
Minnesota Mobile Home Transfer Requirements
Minnesota's manufactured home transfer process requires specific documentation. Here's what you need to know for a smooth transaction:
Important: Minnesota's 10 days Transfer Deadline
Minnesota requires the buyer to transfer the title within 10 days of the sale date. Late transfers may result in penalties and additional fees. The date on your bill of sale starts this clock, so don't delay in visiting the titling office.
What the Seller Must Provide
- Signed Certificate of Title: The seller must sign the title on the designated line and fill in the buyer's name, sale date, and sale price
- Bill of Sale: A completed bill of sale with all required fields including HUD label number, serial number, dimensions, and property classification
- Data Plate Information: Copy of or reference to the data plate showing manufacturer, model, serial number, and zone ratings
- Lien Release: If the home had a loan, a lien release from the lender is required before transfer
What the Buyer Must Bring
- Signed Title: With seller's signature and all fields completed
- Bill of Sale: Signed by both parties
- Valid Photo ID: Minnesota driver's license or state-issued ID
- Payment: Title fee ($11.50), sales tax (6.875%), and any applicable registration fees
How to Fill Out a Minnesota Mobile Home Bill of Sale
Follow these steps to properly complete your Minnesota mobile home bill of sale. Our template guides you through each field to ensure compliance with Minnesota requirements.
Enter Seller Information
Include the seller's full legal name as it appears on the mobile home title, current Minnesota mailing address, and phone number. If the title lists multiple owners, determine if all must sign based on how the title reads ("and" vs. "or").
Enter Buyer Information
Include the buyer's full legal name exactly as it should appear on the new title, current address, and phone number. If the home will be placed in a mobile home park, include the park name and lot number.
Describe the Mobile Home
Enter the manufacturer name, year built, model, serial number (VIN), and HUD certification label number(s). Include the number of sections, dimensions (width x length), total square footage, and number of bedrooms and bathrooms. Verify the serial number matches the title.
Document Property Classification
Indicate whether the home is classified as real property or personal property in Minnesota. Note whether it sits on owned land or rented land, whether wheels and axles are attached or removed, and the current physical location of the home.
State the Sale Price
Enter the agreed purchase price in both numbers and words. Clarify whether the sale includes only the home, or the home plus land, fixtures, and appliances. Minnesota's 6.875% sales tax is calculated based on this figure.
Sign and Date
Both the buyer and seller must sign and date the bill of sale. Print two copies — one for each party. Minnesota does not require notarization, but it is recommended for added legal protection. Complete the title transfer within 10 days.
Real vs. Personal Property in Minnesota
Understanding property classification is critical when buying or selling a mobile home in Minnesota. The classification affects how the home is taxed, financed, insured, and transferred.
Minnesota allows manufactured homes to be converted to real property through the surrender of the certificate of title and recording with the county recorder. Minnesota has substantial manufactured housing, particularly in rural areas and smaller towns.
Minnesota Title Elimination Process
Minnesota's conversion requires filing a Certificate of Title Surrender with the county recorder and the Department of Public Safety (DVS). The home must be on a permanent foundation on owned land. Minnesota requires a Licensed Residential Appraiser to certify the home meets all requirements for conversion.
Minnesota Mobile Home Fees & Taxes
Here's a breakdown of the costs you can expect when transferring a manufactured home in Minnesota:
| Fee / Tax | Amount |
|---|---|
| State Sales Tax | 6.875% of sale price |
| Local Tax | 0-2% additional |
| Title Transfer Fee | $11.50 |
| Registration Tax | Varies |
| Duplicate Title | $11.50 |
| Recording Fee | $46 |
Sample Minnesota Mobile Home Bill of Sale
Below is a preview of our Minnesota-specific mobile home bill of sale. Your customized document will include all fields required by Minnesota for manufactured home transfers.
STATE OF MINNESOTA
MOBILE HOME BILL OF SALE
Manufactured Home Transfer Document
SELLER:
Name: [Seller Name]
Address: [Minnesota Address]
BUYER:
Name: [Buyer Name]
Address: [Minnesota Address]
MOBILE HOME INFORMATION
Manufacturer: [Manufacturer] Year: [Year]
Serial #: [Serial Number]
HUD Label #: [HUD Label]
Dimensions: [W x L] Sq Ft: [Total]
Sale Price: $[Amount]
Minnesota Mobile Home Bill of Sale FAQ
Answers to common questions about Minnesota mobile home bills of sale, title transfers, and manufactured home requirements.
Official Minnesota Resources
Use these official state and federal resources for your Minnesota manufactured home transaction.
Minnesota Housing Finance Agency
State housing authority and manufactured home programs
Minnesota Motor Vehicle / Title Office
Title transfers, registration, and fees
HUD — Manufactured Housing Program
Federal HUD standards, labels, and consumer information
U.S. Department of Housing and Urban Development
Federal housing programs, FHA loans, and consumer resources
Other Minnesota Bill of Sale Templates
Need a different type of bill of sale for Minnesota? We offer state-specific templates for every type of property transfer.
Minnesota Vehicle Bill of Sale
Cars, trucks, and SUVs
Minnesota Boat Bill of Sale
Boats, jet skis, and watercraft
Minnesota Motorcycle Bill of Sale
Motorcycles, scooters, and mopeds
Minnesota Trailer Bill of Sale
Utility, travel, and cargo trailers
Minnesota Firearm Bill of Sale
Handguns, rifles, and shotguns
Minnesota General Bill of Sale
Furniture, electronics, and personal property
Minnesota ATV Bill of Sale
ATVs, UTVs, and off-road vehicles
Minnesota Horse Bill of Sale
Horses, cattle, and livestock
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