Mobile Homes: What Buyer's & Seller's Should Know

What to Know About Selling a Mobile Home in Massachusetts By Boston Connect Real Estate Selling a mobile home in Massachusetts isn't quite the same as selling a traditional single-family house. There are unique requirements, paperwork, and processes that both sellers and real estate agents need to understand to ensure a smooth transaction. In the August 16 episode of Talk Real Estate Roundtable, host Sharon McNamara and co-host/real estate attorney Melissa Wallace discussed the nuances of mobile home sales, including the key differences in documentation, legalities, and timeline expectations. Whether you're a homeowner in a mobile home park or a real estate professional looking to expand your expertise, this episode offered valuable insights. Selling a Mobile Home: It Starts with the Title Unlike traditional real estate, mobile homes are often considered personal property, not real property, unless affixed to owned land and legally converted. That means when you're selling a mobile home, you must locate and sign over the Certificate of Title—just like selling a vehicle. Melissa explained that this document proves ownership and must be properly transferred at closing. If the title is missing, sellers will need to work with the Massachusetts Registry of Motor Vehicles (RMV) to obtain a duplicate, which can delay the process. The Importance of the Bill of Sale In addition to the title, a Bill of Sale is required to outline the purchase agreement between the buyer and seller. This document includes: The sales price Mobile home VIN or serial number Names of both parties A breakdown of what’s included in the sale (e.g., appliances) Sharon emphasized the importance of clearly documenting what stays with the home—especially if it's a fully furnished unit or includes sheds, decks, or carports. Park Requirements & Buyer Approval One of the most critical steps—often overlooked by sellers—is ensuring that the buyer is approved by the mobile home park management. Each community has its own rules, regulations, and screening process for new residents. This typically includes: Background checks Credit reports Income verification Failure to get this approval can stall or completely derail a sale. Sharon recommended that real estate professionals and sellers reach out to the park manager early in the process to gather all necessary forms and avoid surprises. Timeline Considerations and Closings Closings for mobile homes may seem quicker due to the lack of mortgages or appraisals in many cases, but they can still be delayed if key documents are missing or the buyer approval isn’t finalized. It’s important to plan ahead for: RMV title transfer timelines Park approval waiting periods Mobile home inspections (if required) Melissa also reminded listeners that sellers should clear up any back rent or lot fees owed to the park before closing, as unpaid balances may hinder the transaction. Can a Real Estate Agent Sell a Mobile Home? Yes—but there’s a caveat. In Massachusetts, mobile homes that are not affixed to land are still considered personal property. Therefore, while licensed real estate agents can represent mobile home sales, it’s crucial they understand the differences in forms, disclosures, and transfer procedures. Sharon encouraged agents to connect with experienced colleagues or attorneys if they're unsure of the process. Final Thoughts Selling a mobile home may not follow the traditional path of a real estate transaction, but with the right knowledge and preparation, it can be just as smooth. At Boston Connect Real Estate, our team is here to guide you through every unique scenario—from traditional homes to mobile units—ensuring your transaction is handled professionally and with care. If you're thinking about selling a mobile home, reach out to us today to connect with an agent who understands the process from start to finish.