Page 86 - New Agent Real Estate training book

Selling Mobile Homes on Leased Land

Selling a mobile home or manufactured on leased land is slightly different than selling a residential
property. All that is technically needed to transfer ownership of a mobile home is a bill of sale and the
title, very similar to buying a car. This is because you are buying the home, but not the property is sits
on. The lot underneath the home is being leased from a park or separate entity. Even though the
process is simple, we recommend using a sales contract to cover issues like inspections and
contingencies, as well as using a closing attorney familiar with mobile home closings. Not all closing
attorneys will close on mobile homes, but the liability is too great for an agent to handle the closing
themselves. Most lenders will not lend on anything will leased land, so cash transactions are typical,
which is why an attorney is recommended to handle the transfer of title and funds between parties.

Structure Issues

Most mobile or manufactured homes are raised off the ground with a Vinyl or brick cover encasing the
bottom of the home, called a “Skirt”. The home itself is usually sitting on top of concrete and steel
pillars, which is hidden by the skirt. The frame of the home is attached to these pillars using cables or
straps referred to as “tie-downs”. These tie-down straps secure the home to the foundation and protect
it from wind and storm damage.

Tax ID and Taxes

Mobile Homes do not have a tax map or PIN number, instead they have a VIN (vehicle identification
number). The VIN is on the title, and usually on a plate located underneath the mobile home. You can
go to Horrycounty.org and search on the tax section using the VIN number, or owner’s name under
vehicle and see the tax history of the home.

Liens

Contact the DMV office in the county the home is located. Call with the mobile home’s serial number or
VIN to verify there are no unexpected liens you don’t know about. These liens may or may not be listed
on the mobile home’s title(s) in the “Lien’s Holder’s” section of the title(s).

Mobile Home Park Restrictions

If inside a mobile home park, speak with the community manager to become park approved, verify the
seller is current on all payments, and ask for a copy of the park rules. Verify lot rent amount and if it’s
increasing in the near future.